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Home My WebLink AboutApplication APPLICANT 10/4/2021City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Development Issues Meeting (DIM) 1 SPNINpFliLD Required Project Information (Applicant., complete this section) Prospective Applicant Name: David Loveall Phone: 541.345.9900 Company: Masaka Properties I Fax: Address: 1657 Delrose Ave, Springfield, OR 97477 Prospective Applicant's Rep.: Jenna L. Fribley Phone: 541.914.0334 Company: Campfire Collaborative: Architecture & Design, PC Fax: Address: 341 Main Street, Springfield, OR 97477 Property Owner: Masaka Properties Phone: 541345.9900 Company: Fax: Address: 1657 Delrose Ave, Springfield, OR 97477 ASSESSOR'S MAP NO: 17-03-35-31 TAX LOT NOS : 08000 Property Address: 448 Main St. (also 120 & 122 5th St.) Size of Property: 4800 s.f. (40'x 120') Acres ❑ square Feet Description of if you are filling in this form by hand, please attach your proposal description to this application. Proposal. Remodel ground floor; construct 2 new stories (12 apartments) on top of existing building Existing Use: Mercantile & Office - "Sewing Room" tenant @ 448 Main, Offices @ 120 & 122 5th St. # of Lots Parcels: Av . Lot/Parcel Size: sf Densit du/acre Prospective Applicant: � u Date: Oct. 1, 2021 gnatu David Loveall, Owner, Masaka Properties Print case No.: oo iU- -30OZ 1- Date: ID LAIW LI Reviewed by: PL Application Fee: Technical Fee: 0 Posta a Fee: 0 TOTAL FEES: 4(O PROJECT NUMBER: Revised 5/21/13 KL 1 of 3 CAMPFIRE COLLABORATIVE ARCHITECTURE & DESIGN C wwwcampnrelabcam xcc mphalah October 1, 2021 City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Re: 448 Main Street- Development Issues Meeting We are excited to discuss our project with you and hear your preliminary feedback. Attached to this letter you will also find some current (in -progress) drawings and additional information about the building. We have outlined a handful of specific questions for the meeting, per the DIM application instructions, but we welcome any comments and input that you have to share. Fire Department Connec[iom We are adding a full sprinkler system to the building. There is limited wall area along the Main Street facade for the fire department connection to be installed. Would it be acceptable to instead locate the fire department connection on the Sth St. side of the building, still near the SE corner, but just to the north of the storefront windows? portions of wall between the storefront windows are concrete structural columns, which aren't suitable locations for installing the the fire department connection. 2. Overhangs/canopies, In June 2021, City staff provided clarity regarding the allowable extension of balconies over the sidewalk along 51h St, specifically stating: 'The City would require a minimum 14' vertical clearance of balcony protrusions into the ROW on 5th Street. The protrusion can extend up to !6 the width of the sidewalk, measured from property line to face of curb." Campfire Collaborative: Architecture & Design, PC 341 Main Street, Springfield, OR 97477 541.914.0334 CAMPFIRE COLLABORATIVE ARCHITECTURE & DES:G'4 J� www.00mprtrelp D. em pepmpf'elap We are also interested in replacing the canopy/awning over the sidewalk along the Main Street fagade. City staff directed us to reach out to ODOT for input, since Main Street is under ODOT's jurisdiction. Correspondence with ODOT staff Eric Alexander and Kathy Tourtillott clarified that ODOT only has "curb -to -curb" jurisdiction, and that the sidewalk (and anything above it) would be the City's jurisdiction. So, circling back, the question at hand is: Do the allowances for protrusions over the ROW for Main Street differ from those outlined above for St" Street, or are they the same? And along either/both frontages, does the allowable depth increase with the curb extension at the corner, or is it based on the typical sidewalk depth? TYPICAL H SIDEWALK r �• DEPTH 10'-0" MAX. SIDEWALK DEPTH 14'-0" TYPICAL MAX. SIDEWALK SIDEWALK - DEPTH 12'-9" DEPTH 17'-0" Campfire Collaborative: Architecture & Design, PC 341 Main Street, Springfield, OR 97477 541.914.0334 CAMPFIRE COLLABORATIVE ARCHITECTURE & DESIGN 7� wwx.vompf help b.[am N[ampfirehb 3. Systems Development Charges- Can the city provide a preliminary cost estimate for local/regional SDC's that we can use for budget purposes? Will local SDC buybacks be available for this project? Existing fixtures/credits (as mercantile use): 2 W.C. w 2lays w 3 kitchenette sinks 4 laundry hookups New/proposed fixtures: 16 W.C. (2 commercial/public, 1 in live/work unit, 12 in upstairs apartments) w 16 lays (same breakdown as W.C.) w 1 utility/mop sink w 13 showers (residential) w 13 kitchen sinks (residential) w 12 dishwashers (residential) x 3 laundry hookups w Note: this does not include fixtures for 2 commercial shell spaces - the interior buildouts of these will be submitted as separate T.I. permits once tenants are identified 4. Sidewalk/alley/street parking closures The scope of this project entails the construction oft additional stories ON TOP of the existing structure, and will require significant area around the building for staging, equipment, and ensuring pedestrian and vehicular safety. We intend to install construction fencing to encapsulate a safe job site area, including the sidewalk and parking stalls along both facades, as well as the alley behind the building. This will require closure of the alley and sidewalk, and detour of pedestrians, likely to the sidewalk across the street. Our contractor Ryan Thomas has already been in correspondence with City Staff about these proposed closures, although the closure permits are not yet issued. In these conversations there have been other considerations raised, such as the temporary removal of the street light along Main St to protect it during construction. Will the city be responsible for removing the street light and reinstalling after construction? Are Mere any other considerations we need to take into account and/or plan for with respect to closing off Mese areas and/or using them for construction staging? We look forward to discussing these topics further with City staff at the Development Issues Meeting. In the meantime, don't hesitate to reach outwith any questions or clarifications. Thank you! Jenna L. Fribley, AIA, LEED AP Architect / Co -Founder jenna@campfirelab.com Campfire Collaborative: Architecture & Design, PC 341 Main Street, Springfield, OR 97477 541.914.0334 RIVETT BUILDING @ 448 MAIN STREET Springfield is undergoing a revitalization and it is critical to protect the historic fabric of the city in manner that is compatible with future growth & development. This project is a demonstration of how urban infill can be achieved by building upward, without losing the architectural context and character that makes downtown special and unique. The 112 -year-old Rivett Building will be carefully renovated bring back its historic character, and new structure will be inserted inside the original single -story building to support two additional levels above. The project is the first of its kind in downtown Springfield, combining adaptive reuse AND new construction, and will further the revitalization of Main St. by adding three renovated commercial spaces and twelve new apartments. 5TH ST (EAST) TO 0 EAST FACADE 12 apartments with balconies on top floor rr=� nnI miff - OR -- -- -- _ -___ -- RIVETT . . LOFTS"M MII1 Infilled windows to L Apartment \Z Live/work be reopened entry lobby units Concealed beneath decades of remodels, the original transom windows were miraculously intact behind layers of plywood and drywall. i .'-:+, �� >' Original knob and tube wiring (decommissioned) Exposed ceiling framing and decking - likely locally harvested and milled in Springfield Original window openings that had been infilled This is a real photo post card postmarked August 5, 1910 frorn owner/builder Charles Rivett to family in Nebraska. Handwritten on the back in pencil, Rivett describes his recently completed project in downtown Springfield. "This is a picture of one of my reinforced concrete buildings at the corner of 5th & Main. It is 40 x 120. I have another which is 2 stories, 34 X 50, just ready to plaster. Will send a picture soon" r y^ 4 v Artifacts beneath the floor boards