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Home My WebLink AboutApplication APPLICANT 5/21/2021City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 PERMIT REVIEW INTAKE FORM SPRINGFIELD W 0#1 (City Staff completes form) Permit Type Dept of Motor Vehicles -New: ❑ Land Use Compatibility Statement ❑ City: ❑ Dept of Motor Vehicles -Renewal: ❑ Zoning Verification Letter: X UGB: X Project Information Applicant Name: Haley Campbell Phone: 541.686.4540 Company: The Satre Group Cell: Address: 375 West 41h Ave Suite 201 Eugene Or 97401 Property Owner: Lenora Follese Phone: Company: Cell: Address: 302 Bentley Dr. Longwood FL 32779 ASSESSOR'S MAP NO: 17-03-34-43 TAX LOT NOS : 11700 Property Address: 3709 Franklin Blvd Eugene Or 97403 Description of Proposal: ZVL for verification that proposed mixed use is or can be Permitted within the property's zoning. Record Information Record No: 811-21-000121-TYP1 Date Received: 05/21/21 Application Fee: $ 370 Technical Fee: $18.50 TOTAL FEES: $388.50 Assigned Planner: Revised 11.2.11 kl April 21, 2021 City of Springfield Development and Public Works Planning Division 225 5h Street Springfield, OR 97477 Attn: Jim Donovan, Planning Supervisor Re: Big B Tires Property- Zone Verification Dear Jim, On behalf of our client, Daniel Basaraba, we are submitting this Zone Verification Letter request in order to facilitate receipt of written verification that the proposed mixed-use on the subject property is, or can be, a permitted use within the subject property's zoning district. To aid Springfield staff in this endeavor, the following information is provided. The Site and Existing Conditions A. Planning and Zoning The tax lot included in this development proposal has a base zone of Glenwood Office Mixed Use (GOMU). There is one applicable neighborhood -specific refinement plan, the Glenwood Refinement Plan (GRP). 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, which addresses the Franklin Blvd corridor and the McVay Highway corridor. The Glenwood Refinement Plan designates the area containing the subject property with a plan designation of Office Mixed -Use with Nodal Development (/ND) and Multimodal Mixed -Use Area (/MMA) ovedays. The Metro Plan Designation is Commercial Mixed Use. For further detail, see the table below. 3443/ _ acres _ Mwed Use _ Office Mued-Use(GOMU) Use(GOMU) 11700 Overlay: Nodal Development (/ND) _ Overlay: None and Glenwood MURimodal Glenwood Refinement Plan Phase 1 and Phase 2 Area OTS PUiN1 Map The property is not currently in the city limits of Springfield. Any land use application or development proposal would first require annexation. 7W RRRtnPERRcxnEnR + PLANNERS + LANDSCAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS + 375 West 41h, Suite 201, Eugene, OR .97401 4540 Phone: group.com wwwsattegroup.com Le Daniel Basareba — Big B Tires Page 2 of 7 Zone Verification Aonl21 2021 Subject Site The subject property is comprised of one tax lot (Map 17-03-34-43, Lot 11700) totaling 0.86 acres. It contains the now vacant Big B Tires Store and is at the corner of Henderson Avenue and Franklin Boulevard. Businesses in the area include a glass shop, consignment store, used car dealership, appliance store, and various others. Aerial Google Earth Apn12021 C. Transportation a. TransPlan The region's adopted transportation plan, The Eugene -Springfield Transportation System Plan (TransPlan), adopted in 2001 and amended in 2002, includes two projects in the vicinity of the subject property — Project 839, which would upgrade Franklin Boulevard from Jenkins Drive to Mill Street to an urban facility; and Project 851, which would create a multi- use path for the South Bank Trail from 1-5 to the Springfield bridges. The TransPlan also lists McVay Highway as a Bus Rapid Transit Corridor. TransPlan July 2002 Future Roadway Projects Excerpt Translo. July 2802 The Satre Group . 375 W 4'^ Avenue, suite 201, Eugene, OR 97401 . (541) 698-4540.w.va.satreomup.com Daniel Basaraba — Big B Tires Page 3 oF7 Zone Verification Aonl21 2021 Springfield 2035 Transportation System Plan The Springfield 2035 Transportation Plan includes two projects in the vicinity of the subject property — Project R-13, which would improve Franklin Boulevard by constructing multi -modal improvements on Franklin Boulevard; and Project R-17, which would modify Henderson Avenue with a three -lane cross-section with sidewalks and bicycle facilities. Excerpt Prionty Projects Spnngfield Transportation System Plan January M29 c. Public Transit The metro area's public transit system, Lane Transit District (LTD), provides service near the development site via the EmX. d. Bicycle and Pedestrian Facilities There is a sidewalk right at the corner of Henderson and Franklin but nothing further to the east or south. There are no bike lanes. Excerpt Lane Transit Dial Seroce Map 2919 D. Utilities a. Stornwater The Springfield Stormwater Facilities Master Plan shows the subject property as being in the Glenwood Stormwater Basin. The Master Plan does not show a Priority CIP in the vicinity of the site. It is expected that an on-site stormwater detention and treatment facility would be required with any re -development. Wastewater There is an existing wastewater line in Franklin Boulevard. At the time of the adoption of the Glenwood Refinement Plan, existing sanitary infrastructure from the Glenwood Trunk Sewer existed in Franklin Boulevard. Nevertheless, the Big B Tire facility had its own on-site septic system. The Sell. Group . 375 We94- Avenue, Suite 201, Eugene, OR 97401.(541)686-4549.w.vu.salreomup.com Glenwood aa""""""""`" Refinement Plan`�'�"� Public Facilities& Services pwwrmw.. 2D14 The Sell. Group . 375 We94- Avenue, Suite 201, Eugene, OR 97401.(541)686-4549.w.vu.salreomup.com Daniel Basaraba —Big B Tires Page 4 of 7 Zone Verification c. Water and Electric Existing water and electric infrastructure are on and adjacent to the subject site. d. Fire Protection There is an existing fire hydrant near the subject property at the corner of East Wh Avenue and Henderson Avenue. Due to the redevelopment plans and distance from the existing hydrant to the new building, new fire hydrant(s) may be needed. e. Wellhead Protection The subject site is not within a wellhead protection area, nor are there any protection areas near the subject property. E. 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 Food Zone Map City of Springfield 2020 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 Pisgah" The subject property is separated from the linear park property by Franklin Blvd. Excerpt Figure 10 Glenwood Refnernenl Plan 2014 II. Proposed Use The applicant is interested in developing a mixed-use property. The proposal would include a mixed- use building with outdoor dining and a plant nursery on the ground floor and offices for lease on the second floor. It is contemplated that the applicant would redevelop the Big B Tire's building but retain the existing footprint, with the northern portion of the property kept clear of any structures or other impediments regarding future Franklin Boulevard Improvements. The Satre Gronp . 375 Wes[ 4'^ Avenue, Suite 201, Eugene, OR 97401 . (541) 688-4540. ..satreorouo.conn Daniel Basamba — Big B Tires Zone Verification Page 5 of 7 III. Springfield Development Code —Glenwood Office Mixed Use A. In regard to permitted uses and development standards, the property is subject to the Springfield Development Code. Although, in general, the entire development code applies, the primary sections of the code which apply to the property are found in the Glenwood Riverfront Mixed -Use Plan District section of the code (SDC 3.4-200). Applicable specifics are as follows: SDC 3.4-250 Schedule of Use Categories o "Primary Uses' are defined in Section 6.1-110 as "the principal use approved in accordance with this Code that usually occupies greater than 50% of the gross floor area of a building or greater than 50% of a development area." o "Secondary Uses' are defined in Section 6.1-110 as "any approved use of land or a structure that is incidental and subordinate to the primary use and located on the same development area as the primary use. Secondary uses shall not occur in the absence of primary uses." o The identified lines of business fall within the Schedule of Use Categories as follows: involves the sale and/or service of prepared foods and beverages directly to consumers, including, but not limited to, bakeries, cafes, delicatessens, restaurants, coffee shops, brew pubs, and wine bars. Professional, scientific, research and technical services are small- "P" Primary Use scale commercial office enterprises including legal advice and presentation, accounting and income tax preparation, banking, architecture, engineering, design and marketing, real estate, insurance, physicians, and counselors. Retail sales and services are commercial enterprises whose "S" Secondary Use principal activity involves the sale and/or servicing of merchandise (new or reused) directly to consumers including bookstores, grocers, pharmacies, art galleries, florists, jewelers, and apparel shops. Employment Office employment uses are typically housed in buildings where "P" Primary Use there is limited interaction between the public and the proprietor including: call centers, corporate or regional headquarters, The Satre Group . 375 West 4'^ Avenue, Suite 201, Eugene, OR 97481 . (541) 686-454D.wew.sstreareug.aom Daniel Basaraba —Big B Tires Zone Verification Page 6 of 7 physicians' clinics, software development, media production, data processing services, and technical support centers. Residential (High -Density) Residential occupancy of a dwelling unit by a household that "P" Primary Use includes, but is not limited to, apartments, condominiums, live/work units, lofts, row houses, townhouses, and elderly - oriented congregate care facilities. • SDC 3.4-255 Prohibited Uses The following uses shall be prohibited within the Glenwood Riverfront Mixed -Use Plan District: o Auto parts, tires, batteries, and accessories o Auto/truck sales/rental/service o Tires, sales/service o Truck and auto repair and painting facilities Additional Sections of the Springfield Development Code. Remining sections of the Springfield Development Code are listed below. While not directly applicable to a request for Zone Verification, the applicant understands that they will become applicable at the time of land use applications and/or building permit. • SDC 3.4-265 Base Zone Development Standards. • SDC 3.4-270 Public and Private Development Standards. • SDC 3.4-275 Design Standards • Chapter 4 Development Standards. • Chapter 5 Development Review Process and Applications. IV. Zone Verification A. How the Proposed Use Complies. The proposed use at the site fits within the above schedule of use categories by proposing offices, a restaurant, and retail services on the site. The office use makes up a minimum of 50% of the total services that the development provides. B. Howthe Continuation of the Existino Use Complies. Prior to 2013, the site was zoned Light Medium Industrial and after 2013, the site was rezoned to Office Mixed -Use to comply with the 2014 Glenwood Refinement Plan. Big B Tires leased the building prior to the 2014 Glenwood Refinement Plan and did not vacate until their lease expired in February 2021. Therefore, no other tenants or uses have occupied the facility and another automotive use would comply with the existing non -conforming primary use. Excerpt Spingfeld Zoning Maps wlllamette 2012&2813 " \ �I Oil r 'IT' 1E S willamette The Sat. Group . 375 West 4'^ Avenue, Suite 2D1, Eugene, OR 97491 . (541) 686-4549 •w.vu.sairearoup... Daniel Basareba —Big B Tires Page 7 of 7 Zone Verification V. Conclusion Based on the information contained in this written statement, the applicant believes that the requested Zone Verification can be approved. 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 rick(alsatrecrouo.com. Thank you for your assistance. Sincerely, RGchwwd,M. Sab-P, Richard M. Satre, AICP, ASLA, CSI, President The Satre Group The Sal Group . 375 West 4- Avenue, Suite 201, Eugene, OR 97481 . (541) 666-4540.w.va.salreareug.aom