HomeMy WebLinkAboutPacket, DIM PLANNER 3/6/2023DEVELOPMENT ISSUES MEETING FORM
APPLICANT: Daniel Basaraba
MEETING DATE/TIME: Thursday, March 30, 2023 1:30 p.m.
PLACE: DPW Conference Room 615/616 and Virtual via Zoom
CONTACT PERSON: Andy Limbird 726-3784
❑ Current Planning Staff: ❑L Miller, ®A Limbird, ❑M Rust, ❑J Shull, ❑T Sievers
❑H Campbell, ❑D Larson
❑ Kristi Krueger, AIC City Engineer— DPW
❑ Kristi Krueger, AIC Managing Civil Engineer— DPW
❑ Ken Vogeney, Emergency Manager— DPW
® Clayton McEachem, Civil Engineer, Development 8 Public Works
❑ Matt Stouder, Environmental Services Div. Manager/MWMC General Manager
® Kristi Krueger, Capital Engineering Manager, Development 8 Public Works
® Michael Liebler, Transportation Planning, Civil Engineer, Development 8 Public Works
® Gilbert Gordon, Deputy Fire Marshall 2, Fire 8 Life Safety Department
® Ben Gibson, Maintenance Supervisor, Development 8 Public Works
❑ Eric Adams, Planning, Willamalane Park and Recreation District
® Ladd Boyce, Keoki Lapina, Springfield Utility Board (Water)
❑ Greg Miller, Springfield Utility Board (Water)
® Sanjeev King, Nick Amann, Springfield Utility Board (Electric)
❑ Amy Chinitz, Springfield Utility Board (DWP)
❑ Thomas Jeffreys, (EPUD) Emerald Peoples Utility District
❑ Michael Wargo, Willamalane Park and Recreation District
❑ Matt Caswell, Planning 8 Development Manager, ODOT, State Highway Division
(odotr2planngr@odot.smte.or. us)
❑ Brad Rudler, (Electric) Eugene Water and Electric Board
❑ Wallace McCullough, (Water), Eugene Water and Electric Board
❑ Brett Yancey, Chief Operations Officer; Springfield Public Schools
❑ Chris Reiersgaard, Asst. Director of Facilities & Operations; Springfield Public Schools
❑ Safe Routes to School, Springfield Public Schools
® Chris Carpenter, DPW Building Official
❑ Andrew Shearer, Police Chief, Police Department
❑ Tom Schwetz, LTD, Planning and Development Director
❑ Luke Pilon, Centuryl-ink
® Jeff Paschall, Community Development Manager — DPW
❑ Jeff Paschall, City Surveyor— DPW
® Sunny Washburn, Program Coordinator, Environmental Services
❑ Sasha Vartanian, Lane County Transportation (Steve Gallup, cc only)
❑ Marie Longworth, Central Lane Communications 911
❑ Monte Brown, Northwest Natural Gas
❑ Jason McDonald, Comcast Cable
❑ Water Resource Coordinator, ESD
❑ Jamie Porter, Rainbow Water District
® Kristina Kraaz, City Attorney (Mary Bridget Smith upon specific request)
® Allie Camp, Economic Development
® Sarah Weaver, Administrative Specialist (DIM Annexations)
Please mark who you would like to attend this meeting and return form and
file to Shannon. Thanks!
Revised: 06/08/2020
DEVELOPMENT
INITIATION MEETING
DEVELOPMENT AND PUBLIC WORKS DEPARTMENT
SPRINGFIELD CITYHALL
225 FIFTH STREET
DPW Conference Room 6151616 +Zoom
Meeting Date: Thursday, March 30, 2023 1:30-2;30
1. DEVELOPMENT INITIATION MTG #811 -23 -000044 -PRE 811-23-000050-PROJ Daniel
Basaraba
Assessor's Map: 17-03-34-34 TL: 11300-11700
Address: 3709, 3787, and 3799 Franklin Blvd., 3713 E. 14th Ave.
Existing Use: commercial and residential
Applicant has submitted proposal to annex for future development
Planner: Andy Limbird
The Development Issues Meeting informational packet for this meeting is available on-line for
you to review or print out @ Laserriche website: www.soringfeld-or.Dovtweblink8tbrowse.asox
VICINITY MAP
811 -23 -000044 -PRE Development Initiation Meeting
17-03-34-43 TL 11300-11700
3709, 3787, 3799 Franklin Blvd., 3713 E. 14" Ave.
Daniel Basaraba
City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
Annexation Development Issues Meeting (DIM)
i
fsort
A
Required Project Information (Applicant.
Prospective
Daniel Basaraba
A licant Name:
complete this section)
541-520-1303
Phone:
Company: Planktown Holdings LLC
Fax: NA
Address: PO Box 72495, Springfield, OR 97475
E-mail• danielbasaroba@hotmail
Prospective Rick Satre
Applicant's Rep.:
541586-4540
Phone:
Company: The Satre Group
Fax: NA
Address: 375 West 4th Ave, Suite 201, Eugene, OR 97401
E-mail: rick@satregroup-com
Property Owner: Daniel Basaraba
Phone: 541-520-1303
Company: Planktown Holdings LLC
Fax: NA
Address: PO Box 72495, Springfield, OR 97475
E-mail: danielbasaraba@hotmail
ASSESSOR'S MAP NO: 17-0434--03
TAX LOT NOS :11300 through 11700
Property Address: 3709, 3787, and 3799 Franklin Blvd and 3713 East 14th Avenue
Size of Pro•1.56 Acres ■ Square Feet
Description of If you am filling in this form by hand, please attach your proposal de.a ption to this appl otlon.
Proposal: Receivere-development
Existing use: Commercial and residential Proposed Use: Mixed -Use per Glenwood Plan
Glenwood Office
Ci Zonin :Mixed Use
Commercial
Metro Designation: Mixed Use
Population:
Prospective
Applicant: Date: _ z
ature
Print
Required Project Information (City Intake Staff: complete this section)
Case No.: Date: Reviewed by:
Application Fee:
Technical Fee: 0
Postage Fee: 0
TOTAL FEES:
PROJECT NUMBER:
Revised 4/8/14 B] 6 of 16
February 28, 2023
:1"1111110101 11
3709 Franklin Blvd and Adjacent Property
Map 17-03-34-43, Tax Lots 11300 through 11700
Annexation Development Initiation Meeting
PROJECT DESCRIPTION AND LIST OF QUESTIONS
In support of the applicant's request for an Annexation Development Initiation Meeting this project
description and list of questions has been generated to provide an explanation of the project and asks for
city review and response to the information and questions presented herein.
I. REQUESTED ASSISTANCE
The applicant, Planktown Holdings LLC, requests a Development Initiation Meeting in order to share
information regarding a redevelopment vision for its property, receive responses to its questions and
have a two-way conversation with city staff regarding the project. Receiving the benefit of a
Development Initiation Meeting will assist Planktown Holdings in moving forward with its interest in
submitting an annexation application with a degree of certainty about successfully developing the
property.
II. PROJECT DESCRIPTION
A. Big Picture
The applicant's objective is to work with the City of
Springfield to establish a pathway to development
and a bridge to fulfilling the community vision for
the redevelopment of Glenwood.
This path forward comprises only two components
—a short-term plan and a long-term plan.
The long-term component can be summarized as
a plan to redevelop the entire block in
conformance with the Springfield Comprehensive
Plan, the Glenwood Refinement Plan and the
Springfield Development Code, and guided by the
CIBL and GRMU Plan District. Redevelopment is
the long-term objective and there are substantial
challenges to conducting block -wide
redevelopment at this time — most notably the
unknowns associated with the planned Franklin
Blvd (roundabout) project. The Franklin Blvd
project may require acquisition of a fair amount of
additional right-of-way along the property's
frontage with Franklin, as well as right-of-way and
roadway reconstruction along both side streets.
As the design is not yet complete and funding does not yet exist, it is impossible to
know the full impact or the timing of the planned public improvements.
conthat in mind, rather than allow the property to remain in its current fallow
condition, and with a keen interest in reinvigorating the Franklin streetscape, bring life
and vitality to this segment of the corridor, the applicant has identified a short-term
component to its redevelopment vision. This short-term component focuses on doing FW
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PLANNERS i LANDSCAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS
375 West 4th, Suite 201, Eugene, OR 9]401
Phone: 501.6&6.4540
www.sa-.regroip.comLipi
Big B Blo k Page 2 cf 7
Annexation Development Indiation Meeting —Project Description and List of Questions
February 28. 2023
something now—something easily implemented and easily replaced when the time comes.
B. Long-Term—Visionary and Inspirational
The Glenwood Refinement Plan —the long-term vision for the neighborhood —is both visionary
and inspirational.
Refinement Plan Goals
1. Improve public connection to the Willamette River.
2. Establish inviting public spaces, including parks, plazas, and multi -use paths.
3. Encourage aesthetically pleasing, sustainable building and sites that are context sensitive
and oriented to human activity.
4. Provide opportunities for the installation, display, and creation of art.
5. Allow for a mix of uses suitable to the unique development opportunities in Glenwood
6. Provide opportunities for the development of a variety of housing types to meet the needs
of a range of households.
7. Facilitate opportunities for businesses to provide goods and services to local, regional,
statewide, national, and international markets.
8. Restore, enhance, and protect the ecological function of natural resources and increase
public awareness of these resources.
9. Protect the public from potential natural and manmade hazards.
10. Celebrate Glenwood's contributions to the region's historic development.
11. Enhance the transportation system to improve safety, convenience, and movement for all
modes of travel, including vehicles, trains, public transit, bicycles, and pedestrians.
12. Provide a full range of urban public facilities and services for redevelopment and new
development.
13. Facilitate redevelopment while addressing the consequences of change to existing
residents and businesses.
While goals are broad statements of philosophy, describing hopes for the community and helping
to establish direction, they are indeed aspirational. They assume market -place acceptance and
action. They assume motivation and financing will appear. They are fraught with challenges.
Refinement Plan Challenges
• Being the first to develop or re -develop a property means blazing atrail, establishing a path
for others to follow. You are the guinea pig in the experiment.
• Development requires extensive, and expensive, infrastructure extensions.
• In the case of Glenwood, largely starting from nothing, providing infrastructure will require
substantial time before parcels are developable.
• Previously developed sites will often include cleanup and remediation that is both costly and
result in delays.
• Jurisdictional approval is discretionary, without guaranty and require investment of time
and expense.
• Dependence on prescriptive development requirements and standards assumes the
marketplace will be receptive.
Nonetheless, the applicant buys into the vision and is willing to undertake the investment when
the time comes. To minimize the risk, to shorten delays, to put bookends on the discretionary
nature of jurisdictional approvals, the applicant desires to enter into an Annexation Agreement
with reference to the long-term and focus on the short-term.
C. Short -Term —A Plan for Doing Something Now
The applicant's short-term plan contains three components —Annexation, Catalytic Investment
and Phased Development.
The Satre Group. 375Wea4-Avonue, Suite201, Eugene, OR 97401.(541)68&4540.yrvv.sarepmup.corn
Big B Blo k Page 3 of 7
Annexation Development Initiation Meeting —Project Description and List of Questions
February 28, 2023
1. Annexation— Begin Immediately
"Provide financial incentives to assist developers in solving critical problems and overcoming
barriers to development... mitigate identified development constraints... encourage expansion
and development of value-added business to produce jobs... provide suitable assistance to
increase employment opportunities..." (GRP, Economic Development, Policies &
Implementation Strategies, P. 121-122).
Objectives include:
• Articulate the annexation process and timeline.
• Begin planning for annexation and generate an annexation agreement with the city.
• Include city and SEDA support.
2. Catalytic Investment — 0 to 3 years (aka "Short -Term")
"...Provide sites with a variety of characteristics ... including sites that are available for
relatively fast development... promote redevelopment, infill development... support and assist
existing businesses... attract and develop new businesses... maintain flexibility in
planning... develop flexible policies..." (GRP, Housing and Economic Development, p. 108).
Highlights include:
• Rehab existing structure at 3709
Franklin. Allow interim uses.
• Install food cart pod with visibility
from Franklin.
• Install landscape improvements
in above ground planters.
• Provide safe vehicular access
with parking to side and rear of
3709 Franklin.
• Repair and use existing utilities.
• Allow continued commercial use
in existing structure at 3799
Franklin.
• Allowcontinued Residential use
in existing residential buildings at
3787 Franklin and 3713 East 148.
3. Phased Development—Upon Franklin BIW Redevelopment (aka"Long-Term")
Utilize the Master Plan process found in the Springfield Development Code (SDC 5.13.100)
to articulate and allow phased approach to development on the property in compliance with
the Glenwood Riverfront Mixed -Use Plan District (SDC 3.4.200).
Implementation Trigger:
• Upon city construction of adjacent segment of Franklin Blvd, redevelopment will be in
compliance with the Springfield Comprehensive Plan, Glenwood Refinement Plan and
Springfield Development Code.
The Satre Group. 375 West 0 Avenue, Suite 2D1, Eugene, OR 97401.(541) 686-4540• w.va.sarepmup.corn
Big B Block Page 4 or7
Annexation Development Initiation Meeting —Project Description and List of Questions
III. ANNEXATION AGREEMENT
A. Annexation is Required
Under Oregon law, property must be annexed into the boundaries of the adjacent city in order to
receive such key urban services needed to develop the property.
Key urban services can only be provided by cities.
The minimum level of key urban services to be provided includes wastewater services,
stormwater services, solid waste management, water service, fire and emergency medical
services, police protection, city-wide parks and recreation programs, electric service, land use
controls, communication facilities and public schools on a district -wide basis.
The full range of key urban services includes the minimum level plus urban public transit, natural
gas, street lighting, libraries, local parks and recreation facilities and services and health services.
Requirements and procedures for annexations in Springfield are codified in the Springfield
Development Code (SDC), specifically at SDC 5.7.100—Annexations. SDC 5.7.113 defines
Annexation Agreements as:
"Annexation Agreement A written agreement between the City and owners of
land requesting annexation that states the terms, conditions and obligations of the
parties to mitigate fiscal and service impacts to the City associated with the
annexation and future development of the property. The agreement may be used
to ensure annexation consistent with the Metro Plan."
SDC 5.7.125(B)(13) requires an Annexation Agreement to be included in the annexation
application:
"(13) A signed Annexation Agreement, if required by the Director, to resolve fiscal
impacts upon the City caused by the proposed annexation. The Annexation
Agreement shall address, at a minimum, connection to and extension of public
facilities and services. Connection to public facilities and services shall be at the
discretion of the City, unless otherwise required by ORS. Where public facilities and
services are available and can be extended, the applicant shall be required to do so."
SDC 5.7.140(D) requires an Annexation Agreement as part of an annexation application's
approval:
"(D) Where applicable, fiscal impacts to the City have been mitigated through an
Annexation Agreement w other mechanism approved by the City Council."
B. Annexation Agreement– Springfield Requirements
The City of Springfield has developed a standard format for Annexation Agreements. The
Agreement typically includes an Opening Statement, a list of RECITALS, a list of
AGREEMENTS, and a closing section of notarized signatures. A legal description of the area to
be annexed is included as an Exhibit. Once fully executed, the Agreement is recorded with Lane
County Deeds and Records and is included as an Exhibit to the adopting Annexation Ordinance
before the City Council.
RECITALS vary little from one annexation to the next. AGREEMENTS can vary greatly as they
are specific to each individual annexation request.
C. Annexation–Applicant Requests
Working with the standard Annexation Agreement format, a familiar form and format which should
ease the review of applicant requests, the applicant requests modifications to the AGREEMENT
The Satre Group. 375 West 4'^ Avenue, Suite 201, Eugene, OR 97491.(541)a 4549.w.vu.satreacup.con
Big B Mock Page 5 of 7
Annexation Development Initiation Meeting —Project Description and List of Questions
section to accommodate specific requests regarding the Big B Block. See EXHIBIT A for an
outline of specific applicant requests.
IV. QUESTIONS
A. Annexation—Begin Immediately
1. Annexation.
a. Annexation Agreement.
• The applicant agrees and supports the fad that annexation will be required in order
to proceed with redevelopment of the property. A key component of annexation is
the development and execution of an Annexation Agreement. Key attributes in this
case include a set of short-term agreements that will allow property utilization at this
time and a set of long-term agreements that lay the groundwork for eventual
redevelopment. The trigger for implementation of the long-term agreements is
proposed to be the commencement of construction of the adjacent segment of the
Franklin Blvd project. Until that time, actual annexation is deferred, and the short-
term agreements will be in place. The applicant understands that arriving at an
agreed -to Annexation Agreement is a negotiation process.
Question: Does staff understand the reasons for the proposed structure of an Annexation
agreement? Is staff agreeable to enter into a negotiation process?
B. Catalytic Investment — 0 to 3 years (aka "Short -Term")
1. Key Urban Facilities & Services.
a. Utilities.
• Sanitary Service —As described in the accompanying Annexation Agreement —
Contents Outline: Short-term sanitary service would consist of repairing and using the
on-site septic system, supplemented with portable toilets if/as needed.
• Stormwater Management —As described in the Annexation Agreement Outline:
Short-term stormwater management would be by way of maintaining the current
stormwater situation on the site— maintaining the existing paving and drainage
conditions.
Transportation.
• Streets and Right -of -Way — Agree now to voluntarily sell to the city the land area
needed for the future Franklin Blvd redevelopment project, including the area needed
for the proposed roundabout and the two adjacent side streets. The agreement
would be commemorated now in the Annexation Agreement, the sale would occur
when the precise area is known and at the commencement of Franklin construction.
• Easements — Agree now to voluntarily dedicate any easements that may be required
in association with the Franklin Blvd project, improvements to the adjacent streets,
and/or associated public utilities.
Question: Does staff agree to these proposals regarding the short-term approach to the
provision of Key Urban facilities and Services?
Permitted Uses.
a. Permitted Uses.
• Short-term permitted uses for the west half of block — Big B Property (Tax Lot 11700)
o Allow interim uses now, including, but not limited to, brew pub/restaurant, food
truck pod, drive-through coffee, maker studio, art, retail, and any and all dog
related uses (including but not limited to indoor/outdoor dog park, dog daycare
and grooming). Vehicle parking to side and rear of Big B building.
o Uses the applicant will NOT consider include auto -related operations, storage,
sheds for sale out front.
The Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 *(541) 666-4549 • w.va.sa repmuo.carn
Big 8 Block Page 6 cf 7
Annexation Development Iniialion Meeting —Project Description and List of Questions
• Short-term permitted uses for the east half of block (Tax Lots 11300 through 11600)
o Allow existing uses to continue (commercial shop at 3799 Franklin, residential 5-
plex at 3787 Franklin, and additional residential at 3713 East W).
Land Use Requirements / Design and Construction Standards.
• Land Use requirements associated with short-term uses on the Big B Block include
the following:
o Requirements found in the Springfield Development Code, including but not
limited to Section SDC 3.4.200—Glenwood Riverfront Mixed -Use Plan District,
Chapter 4—Development Standards and Chapter 5—The Development Review
Process and Applications are waived. Applicable requirements in the building,
plumbing and fire code still apply.
o Existing adjacent streets remain as is. Bringing them up to urban standards
would be premature in advance of the Franklin Blvd project.
o Existing paved and non -paved areas remain as is. If some of the non -paved
areas are rock surfacing and will be part of one or more of the short-term uses,
that is allowed.
o Landscape improvements can be in above grade planters.
Question: Does staff see any challenge with allowing these contemplated short-term uses?
Does staff see any challenge with the proposed approach to requirements and
standards?
3. City Support.
a. Annexation.
• The city will support the annexation request as well as support Applicant's defense in
the event of an appeal. The effective date of annexation will be delayed until
construction of adjacent segment of Franklin Blvd.
b. Alley Vacation.
• Concurrent with the annexation application, the applicant will generate and submit
application to vacate the existing north -south alley at this time. The city will support
the alley vacation request.
c. Density Transfer.
• The city will allow the transfer of density at the maximum permitted amount in
accordance with the subject property's plan designation and zoning district from the
land area sold to the city in association with the adjacent segment of the Franklin
Blvd project, to the remaining property.
d. Development Approval.
• Development approval for short-term uses will consist of building, plumbing,
demolition, erosion control and fire and life safety.
e. Applications and Fees.
• Land use application fees are waived in the short-term. SEDA will pay for SDCs.
Building, plumbing, demolition and erosion control permits, and fees would still apply.
Question: Does staff see any challenge with these components of the agreement?
C. Phased Development – Upon Franklin Blvd Redevelopment (aka "Long -Term")
Mirroring the above Short -Term components, the proposed Annexation Agreement would include
a Long -Term component of each – Key Urban Facilities & Services; Permitted Uses; City
Support. See EXHIBIT A.
The Salve Group. 375 West 0 Avenue, Suite 2D1, Eugene, OR 97491.(541) 68 G45,40.w.vu.salreomuo.con
Big B Block Page 7 cf 7
Annexation Development Indiation Meeting -Project Description and List of Questions
Question: As with the Short -Term components, what can staff share in regard to the Long -Term
components of the proposed Annexation Agreement?
D. Other Information.
Question: Is there anything else that staff would like to share with the applicant regarding this
property, the above information, or the proposed approach to generating an
Annexation Agreement?
This concludes the applicant's Annexation Development Initiation Meeting project description and
questions. In advance, the applicant wishes to express its appreciation of staff time and effort in preparing
responses to the questions and discussing the proposal.
Sincerely,
R." SatYe�
Rick M. Satre, AICP, ASLA, CSI
Principal
The Satre Group
The Satre Gronp.375 West 4'^ Avenue, Suite 2D1, Eugene, OR 97401 .(541) 6 4540.w.va.sarepmup.carn