HomeMy WebLinkAboutPacket, Pre PLANNER 4/27/2020Pre -Submittal Meeting
Development and Public Works Department
Room 616
PRE—SUBMITTAL MEETING DATE:
Tuesday, May 5, 2020
10:00 a.m. - 11:00 a.m.
DPW Conference Room 616
Pre -Submittal (Site Plan Review) #811 -20 -000075 -PRE 811-20-000076-PROJ Weyerhauser
Assessor's Map: 18-03-03-14 TL: 500 & 700
Address: Franklin Blvd. & Nugget Way
Existing Use: Vacant
Applicant has submitted plans to construct a single -story office building, approx. 17,300
sq. ft on undeveloped land.
Planner: Andy Limbird
Meeting: Tuesday, May 5, 202010:00— 11:00 DPW 616
City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPRINGFIELD
WAVI
Application Type (Applicant: check one)
Site Plan Review Pre -Submittal: 0 Major Site Plan Modification Pre -Submittal: ❑
Site Plan Review Submittal: ❑ Ma'or Site Plan Modification Submittal: LJ I
Required Project Information (Applicant. complete this section)
Applicant Name: Samantha Turner Phone:206 539-4352
Company: Weyerhaeuser NR Company Email: samantha.tumer
Address: 220 Occidental Ave. S., Seattle, WA 98104 weye aeuser.com
Applicant's Rep.: Rick Satre
Phone: 541 686-4540
Company: The Satre Group
Email: rick@satregroup.com
Address: 375W. 4th Avenue Eugene, OR 97402
Property Owner: Steve Wildish
Phone: 541 683-7766
Company: Wildish Industrial Development Corp.
Email:steve@wildish.com
Address: P.O. Box 40310 Eugene, OR 97404
ASSESSOR'S MAP NO:18-03-03-14
TAX LOT NOS : 500 & 700
Property Address: N/A Franklin Blvd. & Nugget Way)
Size of Property: 4.2 Acres V1 Square Feet LJ
ProposedNo. of
Proposed Name of Project: Weyerhaeuser NR Company Springfield - WTL Regional Office
Description of 11 you are tilling In this form by hand, please attach your proposal description to this application.
Proposal: Weyerhaeuser is prDposinq a build -to -suit of an approx. 17 300 sf single -story building
Existing Use: Undeveloped Land
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): sf
Si natures: Please si n and Drint your name and date in the aggrogriate
Required Project Information (City Intake Staff.,
Associated Applications:
box on the next a e.
complete this section)
Signs:
Pre -Sub Case No.:
Date: 04/24/20
Reviewed b
811 -20 -000075 -PRE
Case No.: Date:
Reviewed by:
Application Fee: $
Technical Fee: $
Posta a Fee: $
TOTAL FEES: $
421
PROJECT NUMBER: 811-20-000076-PROJ
Revised 1/7/14 KL 1 of 11
April 24. 2020
WEYERHAEUSER NR COMPANY
Springfield — WTL Regional Office
Site Plan Review
Map 18-03-03-14, Lot 500 and 700
WRITTEN STATEMENT
In accordance with Site Plan Review submittal requirements, this written statement describes the
proposed development and demonstrates that the proposal complies with the standards and criteria
contained in SDC 5.17-100 through 5.17-125.
LAND USE REQUEST
A. Development Objective
The applicant's development objective is
to develop the Weyerhaeuser WrL
(Western Timber Lands) Regional Office.
The corporate standards for the
headquarters will include:
• The construction of a single -story
office building of approximately
17,300 square feet for approximately
56 FTE. The total site development is
estimated at approximately 3 acres.
• Electric service for outdoor security
fencing and lighting on a portion of the
site to accommodate overnight
parking of fleet vehicles and daily
employee parking. A portion of the
parking will have oversized spaces to
accommodate full size pickups.
• On-site stormwater treatment and
detention/retention, as necessary.
In accordance with the results of a
Development Issues Meeting the
applicant held with the City of Springfield
on December 17, 2019 (See City of
Springfield Jo. No. PRE19-000272),
accomplishing the development objective
will require City of Springfield approval of
two land use applications: Site Plan
Review and Property Line Adjustment.
B. Project Directory
Owner/Developer
Steven Wlldish
Wldish Industrial Development Corp.
P.O. Box 40310
Eugene, OR 97404
Phone: (541)485-1700
Email: SteveWftwildish.com
PLANNERS + LANDS CAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS
375 West 4th, Suite 201, Eugene, OR 97401
Phone: 591.686.4540
www.satregmup.coil
2018
R
Weyerhaeuser NR Company
Springfield — WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Applicant / Tena
rt
Samantha Turner, Senior Real Estate Manager
Weyerhaeuser NR Company
220 Occidental Ave. S.
Seattle, WA 98104
Phone: (206) 539-4352
Email: Samatha.TurnerRweverhaeuser.com
Planner/Landscape Architect
Richard M. Satre, AICP, ASLA, CSI
The Satre Group
375 West 4' Avenue, Suite 201
Eugene, OR 97401
Phone: (541)686-4540
Email: rickftsatregroup.com
Surveyor/Civil Engineer
Renee Clough, P.E.
Branch Engineering
310 5th St,
Springfield, OR 97477
Phone: (541)746-0637
Email: reneecftbranchengineering.com
Architect
Silia Sequeria
Vantone Architecture and Interior Design LLC
231 Td Avenue
Albany, OR 97321
Phone: (541)497-2954
Email: silia@vantonearchitecture.com
Page 2 of 25
II. THE SITE AND EXISTING CONDITIONS
A. Development Site
The regional office facility will occur on tax lot 500 and a portion of tax lot 700. Upon completion
of the Site Plan Review process, a Property Line Adjustment application will shift the property line
between tax lot 500 and tax lot 700 southward to accommodate the development on tax lot 500
alone.
The property takes access from McVay Highway (a minor arterial roadway) and Nugget Way (a
Lane County local access road). The site also abuts a City -owned road widening parcel along the
eastern boundary. This parcel has been transferred back to the City of Springfield from ODOT
with a deed restriction in place for right-of-way use (per recording If 2016-9565, the right-of-way is
considered frontage). The City is seeking removal of the ODOT restriction so that a 74' right of
way for McVay Highway can be established with any surplus area within this road parcel eligible
for transfer to the adjacent property owners.
Abutting the site to the north is developed land zoned Light Medium Industrial and Employment
Mixed Use. Abutting the site to the west and south is undeveloped land owned by Widish, and
planned and zoned Employment Mixed Use. Abutting the site to the east is unimproved land
owned by the City of Springfield for the McVay Highway right-of-way improvements. Businesses
in the area include: Atkore Plastics Pipe Manufacturing, Oregon Brass Society, and an auto
detailing company.
The Sarre Group - 375 W 0 Avenue, Suile 201, Eugene, OR 97401 - (541) 6964540 - vrwa.satreamun.oarn
Weyerhaeuser NR Company
Springfield – WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 3 of 25
B. Planning Context
1. Planning and Zoning
Local long-range land use is governed by the Eugene -Springfield Metropolitan Area
General Plan (Metro Plan) and is often supplemented with more specific refinement plans
and/or neighborhood plan. The Metro Plan, and if applicable, refinement plans, are then
followed by site-specific zoning. Sometimes, zoning is comprised of base zoning and
overlay zoning. The tax lots included in this development proposal have a base zone of
Glenwood Employment Mixed Use (GEMU) and there is no applicable overlay zone. There
is one applicable neighborhood -specific refinement plan, the Glenwood Refinement Plan
(GRP) of 2014. The 2014 GRP apportioned the Glenwood neighborhood into two planning
areas – referred to as the Phase 1 area and the Phase 2 area. The subject property is
within Phase 1. The Glenwood Refinement Plan designates the area containing the subject
property with a plan designation of Employment Mixed -Use, with a Multi -Modal Area (MMA)
overlay. The Metro Plan Designation is Light Medium Industrial. For further detail, see the
table below.
Excerpt
Glenwood
Refinement Plan
Phase 1 / Phase
2 Area
M14
.1—d em—I
PFeee BeInNrW entl
Fern. Plen 9utrewa
E= P.
oFe ,P�.n—,
nl.
•b,
Excerpt
Springfield Zoning Map
2019
Mep arM Tax
Acreage
Metre Plan
Glenwood
Zoning
Lot
Gesgnalion
Refinement
Plan (2014)
18-03-03-14/
2.20 acres
Light Medium
Glenwood
Base:
Glenwood Employment
500
Industrial
Employment
Mixed -Use
Mxed-Use
Ovelay:
N/A
180&0 14/
1.96 acres
Light Medium
Glenwood
Base:
Glenwood Employment
700
Industrial
Employment
Mixed -Use
Mxed-Use
Ovelay:
N/A
2. Transportation
a. TransPlan.
The region's adopted transportation plan, Tire Eugene -Springfield Transportation
System Plan (TransPlan), adopted in 2001 and amended in 2002, includes two projects
in the vicinity of the subject property– Project 833, which would upgrade McVay
Highway to a 3 -lane urban facility with intersection improvements at 1-5 and Franklin
Boulevard; and Project 854, which would create a multi -use path for the South Bank
The Satre Group - 375 West 0 Avenue, Suile 201, Eugene, OR 97401 - (541) 686-4540 - www.satreamup.corn
Weyerhaeuser NR Company
Springfield — WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 4 of 25
Trail from the Springfield bridges to Seavey Loop Road. The TransPlan also lists McVay
Highway as a Bus Rapid Transit Corridor.
Future Bikeway Projects Fxceryt
TransPlan
July 2002
Roadway Projects Excerpt
TransPlan
July 2002
b. Springfield 2035 Transportation System Plan.
The Springfield 2035 Transportation Plan includes one
project in the vicinity of the subject property— Project
R-20, which would improve McVay Highway by
constructing two -or three -lane cross-sections as
needed with sidewalks, bicycle facilities, and transit
facilities consistent with the Main Street/McVay
Highway Transit Feasibility study and project T-3.
Excerpt
Priority Projects
Springfield Transportation System Plan
January 2020
c. Public Transit
Future
The metro area's public transit system, Lane
Transit District (LTD), provides service near
the development sitevia bus route 85LCC/Springfield.
tGlenwood
d. Bicycle and Pedestrian Facilities.
There are no bike lanes or sidewalks on
D
McVay Highway. The north side of Nugget Way
m
is improved with sidewalk, curb and gutter and
street trees. The south side of Nugget, abutting
A
the subject property, is unimproved.
Excerpt
Lane Transit District Sermce Map
2019
The Satre Group - 375 West 4e Avenue, Suite 201, Eugene, OR 97401 - (541) 8964540 - www.setregreup.com
Weyerhaeuser NR Company
Springfield — WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 5 of 25
3. Utilities
a. Stormwater.
The Springfield Stonmwater Facilities MasterPlan shows the subject property as being in
the Glenwood Stormwater Basin. The MasterPlan does not show a Priority CIP in the
vicinity of the site. An on-site stormwater detention and treatment facility will be installed
concurrently with the development.
b. Wastewater.
There is an existing wastewater line in Nugget Way. At the time of the adoption ofthe
Glenwood Refinement Plan, existing sanitary infrastructure in McVaywas small. To
address this, the refinement plan included the following:
The Glemood Trunk Sewer, owned and operated by Springfield, currently extends
east from the Glenwood Pump Station in Franklin Boulevard to the intersection with
McVay Highway. This line was Constructed in 2004 and has several laterals stubbed
out at adjacent street intersections with Franklin Boulevard to allow for future
wastewater line extensions in local streets. To accommodate projected growth in
Glenwood, the Springfield Wastewater Master Plan identified extending the
Glenwood Trunk Sewer southward in McVay Highway to the overpass for the Central
Oregon and Pacific Railroad.
This sewer trunk line has now been installed from the Franklin/McVay intersection
southward in the McVay right-of-way to a point directly across from the subject property.
Thus, sanitary service is available to the property.
c. Water and Electric.
Existing water and electric infrastructure are on and adjacent to the subject site. There is
an existing 10" waterline in Nugget Way and an existing 8" waterline in McVay Highway.
d. Fire Protection.
There are two existing fire hydrants near the subject property. Due to the planned size of
the new building, fire flow needs and distance from the existing hydrants to the new
building, two newfire hydrants will be needed.
e. Wellhead Protection.
The subject site is not within awellhead
protection area, nor are there any protection
areas near the subject property.
4. Natural Resources
a. Wetlands
The Springfield Water Quality Limited
Watercourses Study does not identify a wetland
or Water Quality Limited Watercourse on or near
the property.
b. Floodplain
The subject site is in the 500 Year Flood Zone
and there is no base flood elevation determined.
Excerpt Flood Zone Map
City of Springfield 2020
The Satre Group - 375 West 0 Avenue, S Ile AN, Eugene, OR 6/401 - (541) 8864540 - �.satregreup.00m
Weyerhaeuser NR Company
Springfield — WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Parks and Open Space
a. The Wllamalane Park and
Recreation Comprehensive
Plan includes a linear park with
a multi -use path along the
Glenwood Riverfront, from the
Interstate -5 Bridge to the
southern tip of Springfield's
Urban Growth Boundary. The
Glenwood Refinement Plan
states that the, "multi -use path
passing through the linear park
will be a critical link in the
regional path system connecting
Eugene, Springfield, and,
potentially, the Howard Buford
Recreation Area and Mount
phase l: Park Blocks and
Pisgah." The subject property is
Rivedronl Linear Park
separated from the linear park
-_=_i Park Blocks
property by McVay highway ander
Rlveeroot Linear Park
the vacant property east of the
highway.
Q Franklin RlvaRroN
Excerpt
Q Mcvay Rrvemont
Figure 1D
Glenwood Refinement Plan
2014
Page 6 of 25
III. SITE PLAN REVIEW— APPROVAL CRITERIA AND FINDINGS
This section is presented in the same order of applicable requirements found in Section 5.17-125,
Site Plan Review Criteria of the Springfield Development Code. Applicable sections of the Code are
in bold italics, followed by the applicant's response in normal text.
A. The zoning is consistent with the Il4etro Plan diagram, and/or the applicable Reffcement
Plan diagram, Plan District map, and Conceptual Development Plan.
Response: There is no applicable Plan District Map or Conceptual Development Plan for the
subject property. There is, however, one Refinement Plan which includes the subject property—
the 2014 Glenwood Refinement Plan. The 2014 GRP apportioned the Glenwood neighborhood
into two planning areas — referred to as the Phase 1 area and the Phase 2 area. The subject
property is within Phase 1. The Glenwood Refinement Plan designates the area containing the
subject property with a plan designation of Employment Mixed -Use.
The zoning is consistent with the Metro Plan Diagram and the applicable Refinement Plan. The
tax lots (Map 1 &030314, Lots 500 and 700) are zoned Glenwood Employment Mixed -Use.
They have a Metro Plan designation of Employment Mixed Use (Glenwood) and a Glenwood
Refinement Plan (2014) designation ofthe same — Employment Mixed Use (Glenwood).
Given this, this application satisfies this criterion.
The Salre Group - 375 West 4a Avenue, Suie 201, Eugene, OR W/ l - (541) 8864540 - www.sAreareup.corrl
Weyerhaeuser NR Company
Springfield - WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 7 of 25
B. Capacity requirements of public and private facilities, including, but not limited to, water
and electricity, sanitary sewer and stormwater management facilities; and streets and
tragic safety controls shall not be exceeded and the public improvements shall be
available to serve the site at the time of developmenf, unless otherwise provided for by
this Code and other applicable regulations. The Public Works Director or a utility provider
shall determine capacity issues.
Response: Public and private facilities are provided as follows:
Storm: Public stormwater infrastructure is not available to the subject property. Thus, an on-
site stormwater detention, treatment and infiltration facility will be installed concurrent
with the development.
Sanitary: Sanitary infrastructure is adjacent to the site in Nugget Way and McVay Highway.
Water: Water infrastructure is adjacent to the site in Nugget Way and McVay Highway. There
is an existing 10" waterline in Nugget Way and an existing 8" waterline in McVay
Highway.
Electric: Electric infrastructure is adjacent to the site along Nugget Way and McVay Highway.
Streets: McVay Highway is a minor arterial and Nugget Way is a Lane County local access
road. The site abuts a City -owned road widening parcel along the eastern boundary (TL
1200). This parcel has been deeded back to the City of Springfield from ODOT with a
deed restriction in place for right-of-way use (per recording #2016-9565). The City is
seeking a 74' right of way for McVay Highway. Some of this parcel (TL 1200) will be
utilized for McVay Highway. That which is not needed for right-of-way purposes is
anticipated to be available for this project.
C. The proposed development shall comply with all applicable public and private design and
construction standards contained in this Code and other applicable regulations.
Applicable public and private design and construction standards can be found in SDC Chapter 3 -
Land Use Districts and in SDC Chapter 4 -Development Standards. The components of these two
chapters which are applicable to the proposed development, and proposed compliance with said
components, is as follows.
SDC Chapter 3 -Land Use Districts
SDC Chapter 3 -Land Use Districts includes all Base Zone Districts, Overlay Zone Districts and
Plan Districts. Within those, this chapter identifies the land uses that are permitted within each
district, basic development standards, and use -specific design standards applicable to certain
zones. Because the subject property is in one of Springfield's Plan Districts - the Glenwood
Riverfront Mixed -Use Plan District- and has a base zoning district of Employment Mixed -Use,
uses and standards applicable to the proposed development can be found in that particular
section of the code -SDC 3.4-200. Applicable components of SDC 3.4-200 can be found in the
specific sections:
3.4250 Schedule of Use Categories
3.4270 Public and Private Develooment Standards, and
3.4275 Building Design Standards.
Project responses in compliance with these sections is as follows.
The Sarre Group - 375 W 0 Avenue, Suie 201, Eugene, OR 97401 - (541) 6864540 - �.sarreereun.00m
Weyerhaeuser NR Company Page 8 of 25
Springfield — WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
3.4250 Schedule of Use Categories
Response: The subject property is comprised of map and tax lots 17-03-03-14, 500 and 700. The
base zoning district for the subject property is Employment Mixed -Use. The Employment Mixed -
Use area permits corporate headquarters as a primary use.
3.4270 Public and Private Development Standards
SDC 3.4-270.A Public Streets, Alleys and Sidewalks.
Response:
1. The subject site fronts McVay Highway to the east. McVay Highway is not improved to urban
standards. Per 3.4-270. A.2.f, McVay Highway shall be designed and constructed as a multi-
modal facility. Significant infrastructure improvements will be required along the frontage,
however, there is uncertainty as to the timing of these improvements. Future improvements
on McVay Highway may include a roundabout at the intersection of McVay and Nugget Way.
Because of the uncertainty of the specific design and the timing of this future improvement,
and that it is anticipated to be a city -facilitated project, the subject property's site plan has
been designed in consultation with Springfield personnel to accommodate the future McVay
and Nugget improvements but no improvements are proposed as part of this project.
2. The subject site also has direct frontage on Nugget Way to its north. The north side of Nugget
Way is partially improved, but not to urban standards. The south side of Nugget, the side
abutting the subject property, is also not improved to urban standards. Because future
improvements to Nugget are anticipated to include a roundabout at Nugget and McVay, and
the roundabout is anticipated to be a city -facilitated project, no improvements are proposed at
this time as part of this project.
Given this, this standard (SDC 3.4-270.A) is met.
SDC 3.4270.6 Street Trees and Curbside Planter Strips.
Response:
1. As noted in 3.4-270.A, both fronting streets — McVay and Nugget — are not improved to urban
standards and, when future improvements do occur, are anticipated to include a roundabout.
As this will be a future public improvement project, which is not designed or funded at this
time, street trees and planter strips can only be imagined and are best addressed in the
aforementioned Improvement Agreement.
Given this, this standard (SDC 3.4-270.13) is met.
SDC 3.4-270.0 Lighting.
Response:
1. In regards to public street lighting, as noted above, street lights associated with the subject
property's frontage along Nugget and McVay are best addressed in the referenced
Improvement Agreement.
2. In regards to private on-site lighting, the proposal includes private on-site lighting which shall
comply with the Illuminating Engineering Society of North America in compliance with SDC
3.4-270.C.2 as follows:
The Sal Group - 375 W 0 Avenue, Suie 201, Eugene, OR 97401 - (541) 8964540 - �.salreereun.00m
Weyerhaeuser NR Company
Springfield — WfL Regional Office
Map 16-03-03-14, Lot 500 and 700
Site Plan Review
Page 9 of 25
a. Minimum illumination for on-site areas occupied by site improvements— parking, drive
aisles, sidewalks, and pedestrian areas — in a range of 0.5 foot-candles to 1.5 foot-
candles.
b. 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
and public rights-of-way.
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. Pole lights along drive aisles and parking bays will be 20 feet tall; less that the code
maximum of 25 feet and less that the height of the building which will be 22 feet.
Given this, this standard (SDC 3.4-270.C) is met.
SDC 3.4-270.D Bicycle Facilities.
Response:
1. Public bicycle facilities will be addressed in the referenced Improvement Agreement.
2. Private on-site bicycle facilities are addressed below in SDC 3.4-270. G.
Given this, this standard (SDC 3.4-270.D) is met.
SDC 3.4-270.F Private Property Landscape Standards.
Response:
1. The proposed project includes the following general landscape specifications:
a. There is no existing vegetation on the site. New vegetation will include species which are
suitable for specific site conditions as well as the general climate of the area.
b. Plant selection will be diverse.
c. Deciduous trees will be a minimum 2 inch caliper.
d. Coniferous trees will be a minimum 4-6 feet in height.
e. Shrubs shall be a minimum 1 gallon size at planting and meet height and coverage
requirements within 4 years of installation.
f. Ground cover shall be a minimum 4 -inch pot size at planting, installed in triangular
spacing, with coverage within 3 years. Areas not occupied by trees and shrubs will be
planted with ground cover.
g. Installation will include subgrade establishment, soil preparation, finish grading, and
mulching.
h. The site will have an automatic underground irrigation system.
The proposal includes the following specific landscape design:
a. Specific landscape design will be comprised of the three landscape categories called out
in the SDC. These categories, their characteristics and locations will be as follows:
L1 Landscape Standard. Provided in open areas between buildings and in required
setbacks. Comprised of:
A mixture of trees, high shrubs, and low shrubs.
1 large tree per 30 linear feet, 1 medium tree per 22 linear feet, or 1 small tree per 15
linear feet for each 1,000 square feet of landscape area
2 high shrubs or 3low shrubs for each 400 sf of landscape area.
Ground cover plants shall fully cover the remainder of the area.
L2 Landscape Standard. Provided to screen different abutting uses, parking lots, utilities,
trash, and recycling enclosures. Comprised of:
The Sarre Group - 375 W 0 Avenue, Suie 201, Eugene, OR 97401 - (541) 6964540 - w. estreereun.00m
Weyerhaeuser NR Company
Springfield — WfL Regional Office
Map 16-03-03-14, Lot 500 and 700
Site Plan Review
Page 10 of 25
e 1 large tree per 30 linear feet of landscaped area, 1 medium tree per 22 linear feet or
one small tree per 15 linear feet.
e Shrubs of sufficient size, quantity, spacing to form a continuous screen a minimum 3
feet height within 2 years. A minimum of 10 five -gallon shrubs or 20 one -gallon
shrubs for each 1,000 square feet of L2 area.
o Trash and recycling areas on the plan will have either a solid minimum 6 -foot wall
or continuous hedge.
o Utilities shall have shrubs to completely screen the enclosure.
o There will be 50 percent coverage within 2 years and 100 percent coverage
within 4 years.
Lawn or ground cover shall cover the remaining area.
L3 Landscape Standard. Provided within parking lots. Comprised of.
e At least 10 percent of the interior of a parking lot shall be landscaped.
e Stormwater infiltration planter.
e Secured wheel stops placed to prevent vehicles from overhang.
e 1 large tree per 4 parking spaces or 1 medium tree per 3 parking spaces, or a
combination.
e 1 medium to small shrub per parking space.
e Ground cover shall cover all remaining area.
Refer to the enclosed plan set for specifics.
Given this, this standard (SDC 3.4-2705) is met.
SDC 3.4-270.G VehicletBicycle Parking and Loading Standards.
Response:
1. Vehicle Parking. There is no on -street parking along the property's street frontages — Nugget
Way and McVay Highway. Employee parking will be surface parking to either side of the
building. Fleet parking will be behind the proposed building. One bay (some as one row,
some as two rows) of visitor parking will be in front of the building (as permitted in SDC 3.4-
270. G.5.b.i.). Fleet parking will be screened from public view with the mass of the building
and L2 landscape. Employee and visitor parking will be screened with L2 landscape. The
parking area for the subject property will include:
a. Design and improvements in accordance with SDC 4.6-115 and 4.6-120.
b. A direct and accessible pedestrian walkway connecting the parking area to the building.
The walkway being at least 5 feet wide.
c. Landscape area in accordance with the L2 and L3 Standard.
d. There is no minimum parking quantity requirement in the Glenwood Plan District. There is
a maximum parking quantity. Per SDC 3.4-270. G.6, the maximum parking is 1 space per
350 square feet of building. As the proposed building is 17,343 square feet, the maximum
number of allowed parking spaces is 50.
e. However, the fleet parking and the southern area of employee parking has been
determined to be exempt from this maximum because these two areas satisfy the
requirements of "interior courts' (SDG 3.4-270.G.5.a.iii). These are "interior courts'
because they will be screened as follows:
East Screen
I s i screen
I West Screen
Nath Screen
The N. Building
On-site L2 landscape,
On -ate L2 landscape.
On-site L2 landscape,
fcflc d by adjacent
developinnerit.
f. Given this the proposed parking for this project is as follows:
The Satre Grcup - 375 West 0 Avenue, Suie 201, Eugene, OR 97401 - (541) 6964540 - w.cw.sstrecreun.com
Weyerhaeuser NR Company
Springfield — WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
• North Employee Spaces: 17
Page 11 of 25
• East Visitor Spaces: 25
Sub -Total = 42 Spaces (Complies with Code)
• South Employee Spaces: 35
• Fleet Spaces: 50
Sub -total = 85 Spaces (Exempt)
• Total Spaces = 127 Spaces
2. Bicycle Parking.
The new building has two entrances which will include bicycle parking—the entrance at the
east fagade, the main building entrance, and the entrance at the west fagade where the
primary employee entrance is located. Required bicycle parking will be provided at both of
these entrances.
• Bicycle parking quantity for the project is as follows:
Use
I icyde Parking
StarMard
aicyde Parkin
I Provided
Category
N. No.
I short
Long
N. Spaces
Shon Term Long Term
Spaces
Tenn
Term
TWO
Office
1per
25%
75%
17,343 sq. fl.
25%=1.44
75%=4.34
Employment
3000 sq,
proposed
spaces
spaces
fl, of floor
building =
required, 2
required,6
area
5.78 spaces
provided at the
provid so A the
required, 8
front entrance
rear entrance
omded
• The short-term spaces will be provided outside of the front entrance to the building,
facing McVay Highway. This will be with one securely installed bike rack in a
covered, lighted, and paced area close to the building entrance.
• The long-term spaces will be provided outside of the main employee entrance. Here,
too, the spaces will be covered, lighted and near the entry.
Given this, this standard (SDC 3.4-270.G) is met.
SDC 3.4-270.H Wastewater Facilities and Services.
Response: Existing sanitary sewer facilities are available in both Nugget Way and McVay
Highway right-of-way. Thus, wastewater service is available for the proposed project.
Given this, this standard (SDC 3.4-270.H) is met.
SDC 3.4270.1 Stormwater Facilities and Services.
Response: Public stormwater facilities are not available to the site. All stormwater will be retained
on site to be detained and then allowed to infiltrate. See plans and accompanying stormwater
management plan.
Given this, this standard (SDC 3.4-270.1) is met.
SDC 3.4-270.L Signs.
Response: A freestanding monument sign is proposed. All signage for the project will comply
with applicable regulations ofthe Springfield Municipal Code (SMC) as specified in Section 8.250.
Given this, this standard (SDC 3.4-2701) is met.
The Satre Group - 375 Wed 0 Avenue, Suie 201, Eugene, OR 97401 - (541) 8864540 - wew.satreareun.com
Weyerhaeuser NR Company Page 12 of 25
Springfield -VVrL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
3.4-275 Building Design Standards
SDC 3.4-275.0 Building Facades.
SDC 3.4-275.0 Building Facades is as follows:
C. Building Fagades. 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 fagades shall have the following architectural detailing,
1. The ground floor of a building shall utilize all of the following:
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. Utilize 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.
2. The upper stories shall utilize all of the following, as applicable:
a. Include architectural detailing utilizing some of the same design elements
specified in Subsection 3.4-275.C.1.;
b. Incorporate a change in the window style,
c. Integrate a change in floor height; building step backs, as specified in
Subsection 3.4-275.D.4.,, or a combination of these elements; and/or
d. Provide differences in height and architectural elements, including, but not
limited to, parapets, cornices, and other details that 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. More than one type of building material may be used for building identity.
4. Building fagades that do not front a street, alley or mid -block connector shall be
constructed with design elements similar to those fagades fronting streets.
Response: The applicant is proposing the following:
1. The ground floor of the building utilizes the following:
a. A canopy provided on all four sides of the building.
b. Masonry veneer (stone), two types of wood siding and variation in color and finish.
On all four sides of the building.
c. Ground floor windows which provide a high level of transparency with views both in
and out.
J. A main entrance feature utilizing large timbers in an open -frame structure providing
the large covered front entrance.
2. There are no upper stories.
3. More than one type of building material is utilized.
4. All four building facades will have design elements similar to the front facade.
Given this, this standard (SDC 3.4-275.C) is met with three of the four requirements -1-ground
floor treatments, 3 -multiple building materials, and 4 -similar treatments on all facades.
Requirement 2 -upper stories has not been met. It is forthis that the applicant is proposing an
exception in accordance with SDC 3.4-235. The applicant is proposing a tall 1 -story structure (22
feet to the top roofline) with a variety of high-quality materials, of multiple types, textures and
colors and a large abundance of transparent windows. The resulting building will be a positive
addition to the neighborhood and the streetscape.
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company
Springfield - WIL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 13 of 25
SDC 3.4-275.D Height.
SDC 3.4-275.D is as follows:
D. Height. The following standards are intended to allow for a range of building heights
within a development area, support an interesting skyline and the ability to market
view properties, and reduce impacts of shading from tall structures on the public
realm. Lower structures 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 above grade.
EXCEPTION: Single -story buildings shall be only permitted within a portion of
a development area in Subareas B, C and D. 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.
EXCEPTION: In all Subareas, the maximum building height shall be 3 stories
for the portion of a building between the Greenway Setback Line and the
Willamette Greenway Overlay District boundary, as specified in Section 3.2-
280.
3. In Subareas A, B, C, and Assessor's Maps and Tax Lots 18-03-03-11-01401, 17-03-
34-44-03300, and 17-03-34-44-00301, 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 stories to minimize shadow impacts and reduce the scale of the
building as perceived along the street. Uses for the lower roofs may include, but
not be limited to, balconies and observation decks.
4. In all Subareas, non-residential ground floor space (commercial/office/light
manufacturing businesses) shall have a minimum floor to floor height of 15 feet to
accommodate space for mechanical systems.
Response: The applicant is proposing the following:
1. The proposed building is a single -story structure with a 22 -foot building height.
2. As there is no maximum building height, this requirement does not apply.
3. As the proposal is in Subarea D, this requirement does not apply.
4. The ground floor height is 1 T-6". Whereas this may not meet the specific dimensional
requirement, the proposal does nonetheless, meet the intent, which is to provide space
for mechanical systems, because there is a large attic space above the first floor to
accommodate the building system indoors.
Given this, this standard (SDC 3.4-275.D) has been met as the first requirement 1 -minimum
building height has been met, requirements 2 and 3 do not apply and requirement 4 -minimum first
floor height satisfies the intent of that requirement.
SDC 3.4275.E Massing/Building Articulation.
SDC 3.4-275.E is as follows:
E. Massing/Building Articulation. Where buildings are highly visible from public areas,
massing shall be addressed by articulating the fagades 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. Flat blank walls shall not be permitted 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
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company
Springfield - WIL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 14 of 25
combinations of the following techniques. Each story shall contain a minimum of 3
features listed below.,
a. 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 3.4-275.H.
b. Repeating window patterns and window trim.
c. Providing design elements specified in Subsection 3.4-275C.1.
d. Variation in rooflines, including, but not limited to, dormers, stepped roofs,
gables, and cornices. 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.
f. Providing art, including, but not limited to, mosaics, murals, decorative
masonry patterns, sculpture, or reliefs.
Response: The applicant is proposing the following:
1. There are two sides of the building open to public view, the east side facing McVay
Highway and the north side facing Nugget Way. Both of these facades have an
articulated design in accordance with requirement 2 below.
2. Each facade has a minimum of 3 of the cited features. Features included in the proposal
include the following.
a. A projection has been provided on the east facade where the main building entry is
located. A projection, by way of extended building structure providing for a covered
entrance is provided on both facades.
b. Repeating window patterns and window trim have bene provided on both facades.
c. Multiple design elements specified in SDC 3.4-275.C.1 are provided, including
structural canopies, masonry veneer, multiple siding materials, transparent windows,
and a main entry feature of a large timber frame design.
J. Variation in roof lines with the use of a gable roof extension.
e. Changing building materials.
f. Decorative masonry has been provided.
Given this, this standard (SDC 3.4-275.E) is met.
SDC 3.4-275.F Windows and Doors.
SDC 3.4-275.F is as follows:
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 5
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.
The Satre Group • 375 West 4' Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company
Springfield - WIL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 15 of 25
d. In Subarea D:
L Light manufacturing windows and doors shall comprise a minimum of 40
percent of the length and 25 percent of the wall area of a building's first
floor fagades to allow views into lobbies 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 the length and 25 percent of the wall area of a building's first
floor fagades 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 fagades and
shall comprise a minimum of 25 percent of the length of the building's fagade for
each story.
EXCEPTION: In Subarea D (except for Assessor's Maps and Tax Lots 18-03-03-
11-01401,17-03-34-44-03300, and 17-03-34-44-00301), window -like treatments
(e.g., window frames or tromp d'oeuil windows), may be substituted.
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, and 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.
Response: The applicant is proposing the following:
1. The primary entrance to the building is in the east fagade, the fagade facing McVay
Highway. There windows and doors are as follows.
East Facade
Buildino Length
I Standard
Propose!
1' Floor Wall Area
Standard
Propose!
134'6"
60% of
44.2%
134'6'x11'6"
25%of wall
19.4%
length
1,547 sq. ft.
area
8018
59' 6" feet
386' 9" sq. ft.
300 sq. ft.
2. As there is no upper story, there are no upper story windows.
3. Low reflective glass is proposed.
4. Frosted glass or other types of glass or film coatings are not proposed.
Given this, this standard (SDC 3.4-275.6-) is met with two of the four requirements 3 -use of low
reflective glass and 4 -no frosted or coated glass. Requirement 1 -ground floor windows and doors
on the fagade containing the building's primary entry has not been met. As for length, whereas
the standard is 60%, 44.2 % is proposed. As for wall area, whereas 25% is the standard, 19.4
is proposed. Requirement 2 -upper stories has not been met as there is no upper story.
It is for this -window and door area and upper story windows -that the applicant is proposing an
exception in accordance with SDC 3.4-235. The applicant is proposing a tall 1 -story structure (22
feet to the top roofline) with a variety of high-quality materials, of multiple types, textures and
colors, a large abundance of transparent windows, a building projection at the main entrance and
a structural roof extension/canopy. The resulting building will be interesting and attractive. It will
be a positive addition to the neighborhood and the streetscape.
SDC 3.4-275.G Orientation and Entrances.
SDC 3.4-275.G is as follows:
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atregrouo.com
Weyerhaeuser NR Company
Springfield - WIL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 16 of 25
G. Orientation/Entrances. Safe, appealing, and comfortable street environments are
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 to buildings 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 together.
These possibilities include, but are not limited to: cafe 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 fagade 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:
L At least 9 feet above the sidewalk orgrade;
fl. Suspended from the building (i.e., not supported by posts or columns that
may interfere with pedestrian traffic); and
iii. 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 3.4-275.G.1.a.
ii. The location of stairs, elevators, and other upper story building access
points shall be located in coordination with corner building entrances and
maintain the opportunity for sidewalk -level building retail opportunities to
occur at corners.
c. Primary pedestrian ingress and egress for parking structures shall be as
specified in Subsection 3.4-275.K.2.
3. In Subarea D, entries to light manufacturing buildings shall portray an office like
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.
Response: The applicant is proposing the following:
1. The primary entrance;
a. Includes the following specified features: a canopy above the entrance, a projection
of the building facade at the entrance, a peaked roof over the entrance, and display
windows surrounding the entrance. The primary entrance design elements are at
least 9 feet above grade. Note: there is no need for the primary entrance canopy to
be suspended as it does not extend over a sidewalk of the adjacent right-of-way.
b. Faces the higher -order street, McVay Highway.
c. Is not associated with a parking structure.
3. Is not a light manufacturing building.
4. Includes secondary entrances on the sides and rear of the building to allow access to
adjacent parking.
Given this, this standard (SDC 3.4-275.G) is met.
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company
Springfield - WT L Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 17 of 25
SDC 3.4-275.H Build -to Lines and Building Setbacks.
SDC 3.4-275.H is as follows:
H. Build -to Lines and Building Setbacks.
1. Build -to Lines. An urban streetscape is 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 fagades.
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 fagade of the building, and equates to a zero setback.
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 3.4-275.1.2.a.
2. Building Setbacks.
a. In Subarea D, south of the Union Pacific railroad trestle and outside of the
nodal development area, the applicant shall comply with the building setback
standard specified in Subsection 3.4-275.H.2.a.
EXCEPTION.,
I. To accommodate on-site vehicle maneuvering and/or visitor parking
that is permitted in the front of a building as specified in Subsection
3.4-270G.b.1., a building may be set back more than 10 feet from the
build -to line. In this case, in order to justify the need for the additional
setback, the applicant shall submit information, including, but not
limited to, types of vehicles proposed to service the proposed use,
vehicular turning radii for these vehicles, and the visitor parking layout,
as necessary. The additional building setback shall be the minimum
required for the proposed use.
ii. Where buildings are not located directly adjacent to the sidewalk, the
developer shall take into account pedestrian safety by constructing a
clearly defdned pedestrian walkway across the vehicle maneuvering
and/or visitor parking area from the public sidewalk on McVay Highway
or other street to the sidewalk serving the primary building entrance.
(1) Where transit stops occur in the public right-of-way, pedestrian
walkways shall provide a clear and direct connection from the main
building entrances to the transit stop.
(2) In parking lots, all internal pedestrian walkways shall be
distinguished from driving surfaces through a visual, textural, and
vertical separation. Examples include durable, low maintenance
surface materials such as pavers, bricks, and/or scored/pressed
concrete placed to provide an attractive pedestrian route of travel
free of abrupt changes in elevation. Special railing, bollards and/or
other architectural features shall be required along the pedestrian
walkway in the area between parking spaces near the building
entrance.
(3) Pedestrian walkways within parking areas shall be a minimum of 5
feet in width to provide a clear, unobstructed passage.
c. In all Subareas, public park structures including, but not limited to, kiosks and
restroom facilities, shall be exempt from all building setback standards.
d. In all Subareas, no parking shall be permitted within any building setback.
The Satre Group • 375 West 4' Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreprouo.com
Weyerhaeuser NR Company
Springfield - WIL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 18 of 25
EXCEPTION: In Subarea D, south of the Union Pacific railroad trestle and
outside of the nodal development area (except for Assessor's Maps and
Tax Lots 18-03-03-11-01401, 17-03-34-44-03300, and 17-03-34-44-00301),
parking is permitted as specified in Subsections 3.4-270.G.b.1. and 3.4
275.H.2.b.
Response: The applicant is proposing the following:
1. In accordance with SDC 3.4-275.H.2.a.i, the proposal includes the minimum needed
building setback after allowing for vehicle maneuvering and visitor parking in front of the
building. The types of vehicles, vehicle turning radii and parking layout are shown on the
site plan included with this application. Given the particulars of this specific application
regarding the possibility of a roundabout at the intersection of McVay Highway and
Nugget Way and the existence of a surplus right-of-way tax lot, the applicant has worked
with the city of Springfield in forecasting the horizontal extent of this future roundabout
and located the proposal's improvements as close to that future roundabout right-of-way
as possible.
2. In accordance with SDC 3.4-275.H.2.a.ii, the proposal includes clearly defined pedestrian
walkways across the vehicle maneuvering area. These extend from the building
entrance to the adjacent streetside sidewalk for both McVay Highway and Nugget Way.
They are of a contrasting material (concrete vs. asphalt for vehicle areas) and are at the
adjacent sidewalk grade (6 inches above the vehicle grade). They are a minimum of 5
feet wide. They are located at both ends of the visitor parking area.
Given this, this standard, (SDC 3.4-275.H) is met.
SDC 3.4275.1 Pedestrian Amenities.
SDC 3.4-275.1 is as follows:
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 environment. 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 to 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, as applicable,
located between the curb and the build -to -line.,
L At least 1 bench for every 80 feet of street frontage;
fl. At least 1 trash receptacle for every 80 feet of street frontage; and
iii. At least 1 pedestrian -scale wall mounted light meeting the standards
specified in Subsection 3.4-270.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 3.4-2751.2.a., 2 additional pedestrian amenities from the
list specified in Subsection 3.4-275.1.2.c., shall be provided for each 80 feet of
street frontage.
c. Additional pedestrian amenities include, but are not limited to:
L Sitting space (e.g., outdoor seating areas for restaurants, benches, garden
wall or ledges between the building entrances and sidewalk);
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company
Springfield -Nf1L Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 19 of 25
fl. Building canopy, awning, pergola, or similar weather protection (minimum
projection of 4 feet over a sidewalk or other pedestrian space);
iii. Transit shelters;
iv. Information kiosks;
v. Sidewalk displays;
vi. Drinking fountains;
vii. Wayfinding signage for pedestrians consisting of a distinctive logo and
directional guidance to neighborhood destinations;
viii. Planting beds, hanging flower baskets, large semi-permanent potted
plants, and/or ornamental planters;
ix. Pedestrian -scale lighting either freestanding or attached to the face of the
building as specified in Subsection 3.4-270.C.2 for every 50 feet of street
frontage;
x. Decorative pavement patterns and tree grates;
xi. Decorative clocks;
xii. Public art sculpture, statues, murals, or fountains;
xiii. Bicycle racks
xiv. Stands selling flowers, food or drink, as may be permitted by the
Springfield Municipal Code; and
xv. Entry steps, porches and front gardens for residential mixed-use buildings.
3. The 80 -foot spacing standard in Subsection 3.4-275.1.2.a. above maybe flexed, and
pedestrian amenities may be grouped or placed closer than this standard, as long
as the quantity of amenities meets the minimum requirements and the spacing
averages 80 feet along the street frontage.
Response: The applicant is proposing the following:
1. There are two levels of required pedestrian amenities - a'base level' where a specified
minimum level of amenities are required whether there is a building setback or not, and
an 'additional level' where an additional amount of amenities are required in addition to
the base level when there is a building setback.
2. Given the specific nature of this proposal, that there is anticipated to be a future
roundabout at the intersection of McVay Highway and Nugget Way, and that it would be a
city -initiated public improvement project out of the hands of or control of the applicant,
there are no streetscape improvements included in this current proposal. Pedestrian
amenities will, naturally, be part of that future project.
A stated above in SDC 3.4-275.1.1, the intent of the pedestrian amenities is to "provide
comfortable and inviting pedestrian spaces... to serve as informal gathering places for socializing,
resting, and enjoyment of the Glenwood Rivedront, and contribute to a walkable environment"
and the "amenities shall be consistent with the character and scale of surrounding developments,
intended use and expected number of people."
Because there is no walkable environment, there will be no expected number of people. Because
adjacent street improvements are to be by another process at another time, there is no
pedestrian realm to enhance. Thus, there is no utility in providing any amenities at this time.
Given this, the applicant is asking for an exception to SDC 3.4-275.1.
SDC 3.4-275.J Screening Roof -Top Mechanical Equipment.
Response: Architectural elevations document that there is no roof -top mechanical equipment.
Given this, this standard (SDC 3.4-275.J) is met.
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company
Springfield -VVrL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 20 of 25
SDC Chapter 4 -Development Standards
SDC Chapter 4 -Development Standards address general development standards that are
applicable to all development as well as special standards for certain uses. In the case of the
proposed development, as cited in Section 3.4-200, where the development standards of the
Glenwood Riverfront Mixed -Use Plan District conflict with standards found in other sections of the
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. Here, the following
specific sections apply to the project. These, and project responses in compliance with those
standards, are as follows.
SDC 4.2-100 Infrastructure Standards - Transportation
SDC 4.2-120 Site Access and Driveways
A. Site Access and Driveways - General.
1. All developed lots/parcels shall have an approved access provided by either direct
access to a.,
a. Public street or alley along the frontage of the property,,
b. Private street that connects to the public street system,
c. Public street by an irrevocable pint use/access easement serving the subject
property that has been approved by the City Attorney, where:
L A private driveway is required in lieu of a panhandle driveway, or
ii. Combined access for 2 or more lots/parcels is required to reduce the
number of driveways along a street.
Response: The subject property fronts McVay Highway and Nugget Way, both public streets.
Access will be provided to each.
B. Driveway access to local streets is generally encouraged in preference to streets of
higher classification.
Response: The proposal includes a driveway to Nugget Way, a local street. In consultation
with Springfield staff, it is envisioned that this will be a two-way full -access driveway. The
proposal also includes a driveway to McVay Highway. Here, also in consultation with
Springfield staff, this will be a two-way, full -access driveway. However, it could become
limited to a right-in/right-out driveway in the future. There is also a third driveway, to the west
off of Newman Street. This will provide access to a local street for the adjacent property to
the south of the subject property.
C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress
as specified in Tables 4.2-2 through 4.2-4 and the City's Engineering Design Standards
and Procedures Manual and the Public Works Standard Construction Specifications.
SDC Table 4.2-2 Driveway Design Specifications
2 -Way Driveway Width - Commercial: 24 feet minimum, 35 feet maximum.
Transition Width: 8 feet minimum, no maximum.
Driveway Throat Depth: 18 feet
Response: All three proposed driveways comply with these requirements.
SDC Table 4.2-3 Curb Return Driveway Design Specifications
Response: Curb return driveways are not proposed.
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company Page 21 of 25
Springfield - WIL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
SDC Table 4.2-4 Minimum Separations between a Driveway and the Nearest
Intersection Curb Return on the Same Side of the Street
Commercial: Arterial- 200 feet; Collector -100 feet; Local - 75 feet.
Response: McVay, an arterial = approximately 330 feet.
Nugget, a local street = approximately 160 feet.
Newman, a local street = approximately 85 feet.
SDC 4.2-130 Vision Clearance
A. All corner lots/parcels shall maintain a clear area at each access to a public street and
on each corner of property at the intersection of 2 streets or a street and an alley in
order to provide adequate sight distance for approaching traffic.
B. No screen or other physical obstruction is permitted between 2-112 and 8 feet above
the established height of the curb in the triangular area (see Figure 4.2-A).
EXCEPTION: Items associated with utilities or publicly owned structures for example,
poles and signs, and existing street trees may be permitted.
C. The clear vision area shall be in the shape of a triangle. Two sides of the triangle shall
be property lines for a distance specified in this Subsection. Where the property lines
have rounded corners, they are measured by extending them in a straight line to a
point of intersection. The third side of the triangle is a line across the corner of the
lot/paroel joining the non -intersecting ends of the other 2 sides. The following
measurements shall establish the clear vision areas:
Response: The proposed development is a corner lot - at the corner of McVay Highway and
Nugget Way. There are two new driveways associated with the proposed development along
with a third driveway on the west side of the development area which will provide local street
access to the property to the south of the current development. Each of these complies with
vision clearance requirements. Vision clearance triangles are shown on the site plan.
SDC 4.2-135 Sidewalks
A. Sidewalks and planter strips abutting public streets shall be located wholly within the
public street right-of-way, unless otherwise approved by the Public Works Director.
B. Sidewalks shall be designed, constructed, replaced or repaired as specified in the
City's Engineering Design Standards and Procedures Manual, the Public Works
Standard Construction Specifications and the Springfield Municipal Code, 1997. New
sidewalk design shall be consistent with existing sidewalk design in the same block in
relation to width and type
C. Planter strips may be required as part of sidewalk construction. Planter strips shall be
at least 4.5 feet wide and long enough to allow the tree to survive. Maximum planter
strip width is dependent upon the type of tree selected as specified in the City's
Engineering Design Standards and Procedures Manual.
Response: There are no existing sidewalks adjacent to the subject property. None are
included in this current proposal. However, the proposed site plan has been generated to
include both sidewalks and planter strips along all three abutting streets. A 7 -foot -wide
curbside planter strip and 7 -foot -wide sidewalk is accommodated on McVay Highway and
Nugget Way. A 5 -foot -wide curbside planter strip and 5 -foot -wide sidewalk is accommodated
on Newman Street. Setbacks for fencing, screening, and parking bays are located to
accommodate the future sidewalks and planter strips. The enclosed site plans 13.0 and 13.1
illustrate this plan.
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company
Springfield - WIL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 22 of 25
SDC 4.2-140 Street Trees
A New Street Trees. New street trees shall beat least 2 inches in caliper. New street trees
shall be selected from the City Street Tree List and installed as specified in the City's
Engineering Design Standards and Procedures Manual. The Public Works Director
shall determine which species are permitted or prohibited street trees.
Response: There are no existing street trees along any of the three abutting streets.
However, as noted in regards to sidewalks, the site plan has been generated with street trees
in mind. The long-range plan, Sheet L3.1, includes a 7 -foot -wide curbside planter strip with
the intention that a future public improvement project for the streets will include street trees.
SDC 4.2-145 Street Lighting
A. Street Lighting shall be included with all new developments or redevelopment.
Existing streetlights shall be upgraded to current lighting standards with all new
developments or redevelopment as determined by the Public Works Director. The
developer is responsible for street lighting installation costs.
Response: As the abutting streets are not improved to urban standards (as intimated in the
discussion above regarding sidewalks and street trees), there are also no streetlights
present. However, the site plan has been generated with the assumption that the adjacent
street will eventually be improved. Given this, there is room for streetlights.
SDC 4.3-100 Infrastructure Standards - Utilities
SDC 4.3-105 Sanitary Sewers
A. Sanitary sewers shall be installed to serve each new development within the city limits
and to connect developments to existing mains...
Response: Sanitary infrastructure is adjacent to the site in Nugget Way and McVay Highway.
SDC 4.3-110 Stormwater Management
B. The approval authority shall grant development approval only where adequate public
and/or private stormwater management system provisions have been made as
determined by the Public Works Director, consistent with the policies set forth in the
Stormwater Management Plan and the Engineering Design Standards and Procedures
Manual. The stormwater management system shall be separated from any sanitary
sewer system. Surface water drainage patterns shall be addressed on every
Preliminary Site Plan, Tentative Partition or Subdivision Plan.
C. A stormwater management system shall accommodate potential run-off from its entire
upstream drainage area, whether inside or outside the development. The Public Works
Director shall determine the necessary size of the facility, based on adopted Public
Facility Plans and Stormwater Facility Master Plans. The developer shall pay a
proportional share of the cost according to adopted City Council policy.
D. Run-off from a development shall be directed to an approved stormwater management
system with sufficient capacity to accept the discharge. Where the Public Works
Director determines that additional run-off resulting from the development will
overload an existing stormwater management system, the Approval Authority shall
withhold Development Approval until provisions, consistent with the Engineering
Design Standards and Procedures manual, have been made to correct or mitigate the
condition.
E. Any development with a stormwater threshold management requirement of 1,000
square feet of impervious surface area shall be required to employ stormwater
management practices consistent with the Springfield Engineering Design Standards
The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w ,atreproup.com
Weyerhaeuser NR Company
Springfield - WfL Regional Office
Map 19-03-03-14, Lot 500 and 700
Site Plan Review
Page 23 of 25
and Procedures Manual, which minimize the amount and rate of surface water runoff
into receiving streams.
Response: Public storrrwater infrastructure is not available to the subject property. Thus, an
on-site stormwater detention, treatment and infiltration facility will be installed concurrent with
development.
F. Mentitication of Water Quality Limited Watercourses.
Response: There are no Water Quality Limited Watercourses on or adjacent to the
development site. Therefore, this standard does not apply.
G. Protection of Riparian Area Functions.
Response: There are no riparian areas on or adjacent to the development site, therefore,
there are none to protect. This standard does not apply.
SDC 4.3-125 Underground Placement of Utilities; and
SDC 4.3-130 Water Service and Fire Protection
Response: New utilities associated with the project will be placed underground. Water
service is available from both McVay Highway and Nugget Way. In consultation with
Springfield staff, two new fire hydrants will be provided. These are shown on the site plan.
SDC 4.3-140 Public Easements
A. Utility Easements. The applicant shall make arrangements with the City and each
utility provider for the dedication of utility easements necessary to fully service the
development or land beyond the development area as necessary. The minimum width
for public utility easements adjacent to street rights-of-way shall be 7 feet The
rrcnimum width for all other public utility easements shall also be 7 feet However, the
utility provider or the Public Works Director may require a larger easement for major
water mains, major electric power trainsrnission lines... or in any other situation to
allow maintenance vehicles to set up and perform the required maintenance or to
accommodate multiple utility lines. Where feasible, utility easements shall be centered
on a lot/parcel line.
Response: There are several existing easements on and adjacent to the subject property.
These are listed and described in the enclosed Preliminary Title Report and shown on the
site plan. Some are to be vacated. Some will remain. This, too, is shown on the site plan.
Should new easements be required, the applicant will follow through with what is needed.
SDC 4.4-100 Landscaping. Screening and Fence Standards
SDC 4.4-105 Landscaping
Response: Landscape requirements are addressed herein at SDC 3.4-270.F.
SDC 4.4-110 Screening; and
SDC 4.4-115 Fences
Response: Screening requirements are addressed herein at SDC 3.4-270.F. Fencing for the
project is shown and described on the site plan, Sheet L3.0.
The Salre Group - 375 W 0 Avenue, Suie 201, Eugene, OR W401 - (541) 8964540 - �.salreemun.00m
Weyerhaeuser NR Company Page 24 of 25
Springfield — WIL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
SDC 4.5-100 On -Site Lighting Standards
Response: On-site lighting requirements are addressed above at SDC 3.4-270.C.
SDC 4.6100 Vehicle Parking, Loading and Bicycle Parking Standdrd5
Response: Vehicle and Bicycle requirements are addressed above at SDC 3.4-270.G.
D. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic,
bicycle and pedestrian safety to avoid congestion; provide connectivity within the
development area and to adjacent residential areas, transit stops, neighborhood activity
centers, and commercial, industrial and public areas,, minimize driveways on arterial and
collector streets as specified in this Code or other applicable regulations and comply with
the COOT access management standards for State highways.
Response: Parking areas and ingress -egress points are addressed above at SDC 3.4-270.A and
3.4-270.G.
E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic
conditions; areas with susceptibility of flooding, significant clusters of trees and shrubs,
watercourses shown on the WQLW Map and their associated riparian areas; other riparian
areas and wetlands specified in Section 4.3-117, rock outcroppings; open spaces, and
areas of historic and/or archaeological significance, as may be specified in Section 3.3-900
or ORS 97.740-780, 358.905-955 and 390.235-240, shall be protected as specified in this
Code or in State or Federal law.
Response: Of the physical features listed in this criterion, the following features and how the
proposal addresses those is as follows:
• Steep Slopes with unstable soil or geologic conditions. There are no steep slopes on the
subject property.
• Areas with susceptibility of flooding. There are no areas susceptible to flooding.
• Significant clusters of trees and shrubs. There are trees on the property.
• Watercourses shown on the WQLW Map and their associates riparian areas. There are
no watercourses on the site.
• Other riparian areas and wetlands. There are no riparian areas or wetlands.
• Rock outcroppings. There are no areas of rock outcroppings
• Open spaces. As it is defined in the Springfield Development Code, there are no open
spaces on the site.
• Areas of historic and/or archeological significance. There are no known historic or
archeological areas on the site.
IV. EXEMPTION REQUEST
The above information represents known applicable planning, zoning, site development and building
design requirements for the contemplated project. It presents known physical conditions and
contexts. It captures the project's primary development objective. Based on the information
contained in this written statement, associated exhibits and plan set the applicant believes that the
proposed project meets the criteria of approval contained in the Springfield Development Code. This
is accurate but for three specific standards where the applicant is citing SDC 3.4-235 and is asking for
an exemption in those three specific cases. These are explained in detail above but for reference are
repeated here:
The Satre Group • 375 West 4"Avenue, Suite 201, Eugene, OR 97401 • (541) 68&4540 • w patregmup. com
Weyerhaeuser NR Company
Springfield — WfL Regional Office
Map 18-03-03-14, Lot 500 and 700
Site Plan Review
Page 25 of 25
• SDC 3.4-275.0 Building Facades. In regards to SDC 3.4-275.0 Building Facades, as stated
above, this standard has been met with three of the four requirements -1 -ground floor
treatments, 3 -multiple building materials, and 4 -similar treatments on all facades.
Requirement 2 -upper stories has not been met. It is for this that the applicant is proposing an
exception in accordance with SDC 3.4-235. The applicant is proposing a tall 1 -story structure
(22 feet to the top roofline)with a variety of high-quality materials, of multiple types, textures
and colors and a large abundance of transparent windows. The resulting building will be a
positive addition to the neighborhood and the streetscape.
• SDC 3.4-275.F Windows and Doors. In regards to SDC 3.4-275.F Windows and Doors, as
stated above, this standard has been met with two of the four requirements 3 -use of low
reflective glass and 4 -no frosted or coated glass. Requirement 1 -ground floor windows and
doors on the fagade containing the building's primary entry has not been met. As for length,
whereas the standard is 60%, 44.2 % is proposed. As forwall area, whereas 25% is the
standard, 19.4% is proposed. Requirement 2 -upper stories has not been met as there is no
upper story.
It is for this —window and door area and upper story windows — that the applicant is
proposing an exception in accordance with SDC 3.4-235. The applicant is proposing a tall 1 -
story structure (22 feet to the top roofline) with a variety of high-quality materials, of multiple
types, textures and colors, a large abundance of transparent windows, a building projection at
the main entrance and a structural roof extension/canopy. The resulting building will be
interesting and attractive. It will be a positive addition to the neighborhood and streetscape.
SDC 3.4275.1 Pedestrian Amenities. In regards to SDC 3.4-275.1 Pedestrian Amenities, as
stated above, the intent of the pedestrian amenities is to "provide comfortable and inviting
pedestrian spaces... to serve as informal gathering places for socializing, resting, and
enjoyment of the Glernvood Riverfrond, and contribute to a walkable environment" and the
"amenities shall be consistent with the character and scale of surrounding developments,
intended use and expected number of people."
Because there is no walkable environment, there will be no expected number of people.
Because adjacent street improvements are to be by another process at another time, there is
no pedestrian realm to enhance. There is no utility in providing any amenities at this time.
Given this, in accordance with SDC 3.4-235, the applicant is asking for an exemption to these three
standards for the cited reasons.
V. CONCLUSION
Therefore, the applicant requests that the City of Springfield approve the proposal. If you have any
questions about the above application, please do not hesitate to contact Rick Satre at The Satre
Group, 541-686-4540, or rickftsatrecroup.com.
Sincerely,
i chwwd,M. Sarr&
Richard M. Satre, AICP, ASLA, CSI
President
The Satre Group
The Sare Group - 375 V e 0 Avenue, Suie 201, Eugene, OR 6/401 - (541) 6964540 - �.selreereun.00m
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