The URL can be used to link to this page

Home My WebLink AboutPacket, DRC PLANNER 5/19/2020AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET 695 Staff Revlew: Tuesday, June 2, 2020 9:00 —10:00 a.m. 1. Site Plan Review 811-20-000093-TYP2 811 -20 -000076 -PROD Weyerhauser NR Company Assessor's Map: 18-03-03-14 TL: 500 & 700 Address: Franklin Blvd & Nugget Way Existing Use: vacant Applicant submitted plans to construct a 17,300 sq. ft. single story building. Planner: Andy Limbird Meeting: Tuesday, June 2, 2020 9:00 — 10:00 virtual meeting via GoToMeeting The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htto://www.sr)rinafield-or.gov/weblink8/browse.asr)x VICINITY MAP 811-20-000093-TYP2 Site Plan Review 18-03-03-14 TL 500 & 700 Franklin Blvd & Nugget Way Weyerhauser City of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 Site Plan Review SPRINGFIELD WAV, Application Type (Applicant: check one) Site Plan Review Pre -Submittal: Ma or Site Plan Modification Pre -Submittal: ❑ Site Plan Review Submittal: Ma'or Site Plan Modification Submittal: 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 0 Square Feet ❑Dwellino Proposed No. of units per scram Proposed Name of Project: Weyerhaeuser NR Company Springfield - WTL Regional Office Description of If you are filing In this form by hand, please attach your proposal description to this application. Proposal: Weyerhaeuser is Proposing 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 sign and Drint your name and date in the aggrogriate Required Project Information (City Intake Staff., Associated Applications: box on the next pac&j complete this section) Signs: Pre -Sub Case No.: Date. Reviewed by: Case No.: Date: Reviewed b 811-20-000093-TYP2 05/15/2020 Application Fee: $ Technical Fee: $ Posta a Fee: $ 9692.31 TOTAL FEES: $ PROJECT NUMBER: 811-20-000076-PROJ Revised 1/7/14 KL 101`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 May 15, 2020 WEYERHAEUSER NR COMPANY Springfield — WTL Regional Office Site Plan Review Map 1 &03-03-14, Lot 500 and 700 SITE PLAN REVIEW COMPLETENESS REVIEW RESPONSE The following are responses to the incomplete and/or additional comments items from the Site Plan Review Pre -Submittal Checklist issued on May 5, 2020. Some comments provided by staff were not required for completeness; nevertheless, comments have been provided to show that they had been read and understood. The City items are in italics and applicant responses are in plain text. PLANNING COMMENTS: 1. Deed and Preliminary Title Report Please provide a current title report dated within 30 days of the application submittal. Applicant Response: An updated title report is included with this submittal. 2. Location and Type of Street Trees: Street trees will be required along the Nugget Way and McVay Highway frontages of the site. Applicant Response: Acknowledged and agreed. As discussed in the written statement, the subject site has direct frontage on Nugget Way and McVay Highway, which 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 an Improvement Agreement. In response to this completeness item, street trees have been added to the future site plan on Sheet L3.1. Additional Comments not related to Completeness: • ImprovementAgreement There is an existing Improvement Agreement recorded against the property for Newman Street, Nugget Way, and McVay Highway public street improvements. Completion or bonding of public street improvements on all three street frontages will be required with this development proposal. Similar to what is depicted in the submitted plans, the applicant can propose a phased site plan without the Nugget Way and McVay Highway roundabout intersection, and a second (future) site plan showing the completed paving, curb, gutter, sidewalk, intersection, and street tree improvements. An agreement with an appropriate trigger mechanism for completing the necessary frontage improvements will be required. Staff estimates the timeframe for initiation of the McVay Highway project is - 5 years. Applicant Response: Per communication with City of Springfield staff, "a new Improvement Agreement will be prepared, and it would supersede the previous agreement. There may be additional language beyond the City's standard template that can be recorded with the agreement for mutual understanding of the timelines and trigger mechanisms." • Utilities Placed Undemrcund., All utilities will need to be placed underground in accordance with SDC 4.3-125 and provisions of the adopted Glenwood Refinement Plan. Applicant Response: Branch Engineering is coordinating with City Staff to confirm which utilities to place underground as part of this project. • Transfer of TL 1200: The proposed site plan is contingent upon transfer of a portion of Tax Lit 1200 to the applicant. Once ODOT approval is granted the City Council will need to dispose of the affected property through a formal process. PLANNERS + LANDSCAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS + nosnre nn.xne 375 West 4th, Suite 201, Eugene, OR 401 Phone: 541.68O. wwwsa-regroup.CCMcom E I I Weyerhaeuser NR Company Page 2 of 5 Springfield — WfL Regional Office Map 18-03-03-14, Lot 500 and 700 Site Plan Review Submittal - Completeness Review Response Applicant Response: Acknowledged and agreed. Wldish will continue to communicate with the City and assist where requested until that portion of Tax Lot 1200 is transferred to the applicant through a formal process. • Parking Narrative: The applicant must provide additional narrative regarding the proposed parking configuration and use of fleet vehicles. Surface parking lots are allowable at this location, but this does not absolve the applicant of complying with the parking maximum. Applicant Response: To meet the maximum parking spaces of 1 per 350 square feet of gross floor area the proposed parking for the project is as follows: o North Employee Spaces: 17 o East Visitor Spaces: 25 Sub -Total = 42 Spaces (Complies with Code) o Company Vehicle Spaces: 85 Sub -total = 85 Spaces (Exempt) o Total Spaces = 127 Spaces Employee and visitor parking in outside of the fenced -in fleet, or company vehicle spaces, which are behind the fence, are in line with the Glenwood Refinement Plan Code. Per communication with City of Springfield staff, 'this is a unique facility that does not exactly match the use categories in Table 3.4-1, so Staff will make a provision to combine the parking maximum of 1 per 350 square feet with the provision in other uses for allowances of company owned vehicles to match this development's singularly unique characteristics" • Rosen Sunvisor and Their Improvement Agreement Project narrative should list another local busirress: Rosen Sunvisor (across Nugget Way to the north). This is notable because Rosen Sunvisor recently completed a major building expansion and has some deferred public street improvement obligations that would be triggered by development occurring on the subject site (Tax Lot 500). Applicant Response: In 2018, Rosen Sunvisor, a light -manufacturing facility in the Glenwood Riverfront Area, applied for a 12,000 square foot building expansion with new loading docks, site landscaping, and vegetated stormwater facilities. The site is located across Nugget Way to the north of the Weyerhaeuser property. In the Staff Report for the Site Plan Review application, Staff determined that pedestrian amenities as described in SDC 3.4-2751 were applicable and required for the project as Nugget Waywas a county local road inside Springfield's UGB. Per Lane Code 15.704(1)(d),'Within urban growth boundaries, the applicable design standards of the respective city shall apply to County Roads functionally classified as Local Roads." Condition 12 ofthe Staff Decision allowed Rosen Sunvisor to sign a development agreement that deferred the installation of trash receptacles and benches until a later date —within one year of either annexation of Nugget Way or development ofthe property across Nugget Way at 5000 Franklin Boulevard, whichever came first. As this proposal is forthe development of 5000 Franklin Boulevard, the applicant, and Rosen Sunvisor, will coordinate the installation of street improvements with the City. PUBLIC WORKS COMMENTS: 1. Location and Size of Existing and Proposed Utilities: Notes 200, 204, 207 & 304 on sheet C2.0 should also include in the note that these items will require an encroachment permit. The Sarre Group - 375 W 0 Avenue, Suie 201, Eugene, OR 6/401 - (541) 8964540 - �.ssrrecreun.com Weyerhaeuser NR Company Page 3 of 5 Springfield - WfL Regional Office Map 18-03-03-14, Lot 500 and 700 Site Plan Review Submittal - Completeness Review Response Applicant Response: Branch Engineering reached out to Lane County. The County has indicated that a County permit will not be required. County staff said: "Nugget Way (and Newman St) are Local Access roads (LAR), non -County maintenance Public roads. Lane Code 15.010(35)(e)(v) requires certain conditions be met before spending County moneys on LAR's. As such, we do not issue facility permits on LAR's nor does staff work on LAR's unless directed. To answer your question, nothing is needed for County review of the accesses off or work in the right of way of Nugget Way. Regarding the street lights, no County review, may need the utility's review/permission for using their pole and someone will need to own, maintain, and operate the lights. That being said, you are in the UGB of the City of Springfield and Nugget Way is a Public road so you will need to follow Cly street design requirements and guidelines for driveway locations, design, construction as well as any sidewalk work or road work within the right of way, etc. You'll also need to follow industry standards for utilities located in a Public right of way for any utility work. As a Public road when working in the right of way the Contractor will need to follow MUTCD guidelines fortrafc control." 2. Planting Plan: All plants are on the approved plant list and layout is well done. Applicant Response: Acknowledged and agreed. 3. Amount of Cut and Fill., This is not shown on the grading sheet and is only necessary forthe LDAP. Applicant Response: The amount of cut and fill has been calculated. The total amount of cut is 4,300 cubic yards and total amount of fill is 9,780 cubic yards. 4. Stormwater Report A stormwater report is included that shows a distributed infiltration system on site that meets city requirements. Applicant Response: Acknowledged and agreed. Additional Comments not related to Completeness: • ADA Truncated Domes., For sheet L8.3 - For interior parking lots tmnrcated domes are not required for ADA ramps. Current guidelines are forthese to only be used at ramps for crossing of Public ROW (such as the fi6ure ramps across Nugget Way and McVay Highway). Applicant Response: The Site Plan Set has been revised to remove truncated domes from the on-site sidewalk ramps. • Sheet C2.0 series 500 notes: Several of the 500 series nates on sheet C2.0 do not have bubbles on the plan view. Curren city guidance forthe required streetlights is to mourt the arms and LED heads to the existing poles along Nugget Way. Men Nugget Way is improved these mast arms and lights will need to be mounted on dedicated light poles after utilities are placed underground. Applicant Response: The 500 series notes on sheet C2.0 have been updated. The applicant will also add new arms and LED heads to the existing poles on Nugget Way. • ImprovementAgreement Some kind of written agreement or financial surety will be required for the future improvements along Nugget Way and McVay Highway once the jurisdictional problems are solved and the design for the roundabout and the cross section for the streets is finalized. Applicant Response: Acknowledged and agreed. The Sabre Group - 375 W 0 Avenue, Suie 201, Eugene, OR W401 - (541) 8964540 - �.sslrecreun.com Weyerhaeuser NR Company Page 4 of 5 Springfield - WfL Regional Office Map 16-03-03-14, Lot 500 and 700 Site Plan Review Submittal - Completeness Review Response TRANSPORTATION COMMENTS: 1. Traffic Impact Study: According to the ITE Trip Generation Manual. 10^ Edition, the proposed development of a 17,300 square foot office building would not create enough new trips to trigger warrardirg a trefc study as outlined in the Springfield Development Code section 4.2-105. Applicant Response: Acknowledged and agreed. 2. Location of Existing 8 Proposer) Street Lighting: Street lighting must be installed on existing utility poles along the property frontage as part of this development. Applicant Response: The Civil Plan Set has been revised to show the addition of arms and lamps on existing utility poles along Nugget Way. 3. Location of Trac Control Devices: Show the existing stop sign at the Nugget/McVay intersection. Applicant will be required to replace this stop sign with a Cly of Springfield standard stop sign installation including street name signage. Applicant Response: The Civil Plan sheets have been revised to clarify the existing control devises to remain, to be removed, to be replaced or be added. The Nugget Way stop sign will be replaced with a City standard. Street name signage will also be added. 4. ROW Approach Permit, Applicant must obtain a lane county facilly perm) for work within Nugget Way. Applicant Response: The applicant has confirmed that Lane County does not need a facility permit. Branch Engineering will confirm this with City of Springfield staff. Therefore, this completeness review item does not apply. 5. Shared access easement: Applicart must record cross access easements orput in place other mechanisms to ensure future access to southern property via the proposed shared access location. Applicant Response: Per communication with City of Springfield staff, "the cross -access easement and other easement modification will be completed with the Property Line Adjustment process. It is anticipated that a Property Line Adjustment application can be completed well in advance of the cross - access easement being needed, which is at the time of site completion and commencement of operations." FIRE COMMENTS: 1. Fire Flow., Please note, the required fire flow for riew buildings is dependent on the square footage and the type of construction per Springfield Fire Code (SFC) tables 8105.1(2) and 81052. Fire flow for new buildings is limited to a maximum of 3, 000 gallons per minute at a residual pressure of 20 psi (SFC 8106.2). If the proposed building is to be of Type 5B construction, the required fire flow would be 3, 500 gallons per minute, which would make l non-compliart with SFC 8106.2. Options for reducing the required fire flow include providing sprinklers in the building andnor changing the type of construction of the building. Applicant Response: The application is complete as far as the Fire Marshal is concerned. The note about fire flow is being utilized by the project architect. ADDITIONAL MATERIALS, ETC. COMMENTS: The Sarre Group - 375 W 0 Avenue, Suie MI, Eugene, OR W401 - (541) 6964540 - �.sarrecreun.com Weyerhaeuser NR Company Page 5 of 5 Springfield — WfL Regional Office Map 19-03-03-14, Lot 500 and 700 Site Plan Review Submittal - Completeness Review Response 1. Land and Drainage Alteration Permit Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development. Applicant Response: Acknowledged and agreed. An LDAP will be undertaken following Site Plan Review. CONCLUSION Please call if you have any questions, comments or are in need of any additional information. We believe this addresses all completeness review items. Sincerely, 96dw d,M. Satve� Richard M. Satre, AICP, ASLA, CSI President The Satre Group The Satre Group - 375 W 0 Avenue, Suie 201, Eugene, OR W/ l - (541) 8964540 - �.ssmamoun.com 3! ses ! !9 € g9�ag �� i i;$' �°� s epi ! f � ii i i� i ! � � 1,11T € i Wei .i c ! a I ��mws Eq � 03si3i _:3 q:fl�, 0 ie� 9 spy 5i3 ° i I il $ 1 3' I p 13 jj S�EY55 Y in i5. i is{9 y 1 3 I