HomeMy WebLinkAboutApplication Applicant 11/7/2023Return to Clayton McEachern @ City of Springfield, email: cmceachern@springfield-or,gov, FAX: (541) 736-1021
CITY OF SPRINGFIELD, OREGON
DEVELOPMENT AND PUBLIC WORKS
225 FIFTH STREET
SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX: 541.726.1021
www.springfield-or.gov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
Project Name: Midtown Plaza Applicant: A&O Engineering, LLC
Assessors Parcel #: 17-02-31-00 T.L. 501 Date: 4/21/2023
Land Use(s): Community Commercial Phone #: (541) 302-9790
Project Size (Acres): 4.96 acres Fax #:
Approx. Impervious Area: 4.24 acres Email: baileywilliams@ao-engr.com
Project Description (Include a copy of Assessor’s map):
Proposed commercial development with multiple retail spaces, shared parking lot, and private internal sidewalks.
Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Based on Web Soil Survey, the infiltration rates are between 0.20 – 0.57 in/hr and are classified as soil group C. Assuming
poor infiltration rates are verified through testing, on-site filtration facilities are proposed before discharging into the public
storm system.
Proposed Stormwater Best Management Practices:
The proposed filtration facility could be a filtration rain garden that detains and treats all runoff from impervious
areas before discharging into the public system.
Drainage Study Type (EDSPM Section 4.03.2): (Note, UH may be substituted for Rational Method)
Small Site Study – (use Rational Method for calculations)
Mid-Level Development Study – (use Unit Hydrograph Method for calculations)
Full Drainage Development Study – (use Unit Hydrograph Method for calculations)
Environmental Considerations:
Wellhead Zone: Hillside Development:
Wetland/Riparian: Floodway/Floodplain:
Soil Type: Other Jurisdictions
Downstream Analysis:
N/A
Flow line for starting water surface elevation:
Design HGL to use for starting water surface elevation:
Manhole/Junction to take analysis to:
--------------------------------- (Area below this line filled out by the City and Returned to the Applicant) ----------------------------
(At a minimum, all boxes checked by the City on the front and back of this sheet shall be submitted
for an application to be complete for submittal, although other requirements may be necessary.)
------------------------------------------------- (Area below this line filled out by Applicant) --------------------------------------------------
(Please return to Clayton McEachern @ City of Springfield Development and Public Works; Fax # 736-1021, Phone # 736-1036),
email:cmceachern@springfield-or.gov
Form Version 5: June 2015
COMPLETE STUDY ITEMS
* Based upon the information provided on the front of this sheet, the following represents a minimum of what is needed for an
application to be complete for submittal with respect to drainage; however, this list should not be used in lieu of the Sprin gfield
Development Code (SDC) or the City’s Engineering Design Manual. Compliance with these requirements does not constitute site
approval; Additional site specific information may be required. Note: Upon scoping sheet submittal, ensure completed form ha s been
signed in the space provided below:
Interim Design Standards/Water Quality (EDSPM Chapter 3)
Req’d N/A
All non-building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil filtration
media) for stormwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
Where required, vegetative stormwater design shall be consistent with design standards (EDSPM Section 3.02), set forth
in Chapter 2 of the Eugene Stormwater Management Manual.
For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified
by the Eugene Stormwater Management Manual (Sec2.4.1).
If a stormwater treatment swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes,
bottom slope, and seed mix consistent with City of Springfield or Eugene’s Stormwater Management Manual.
Water Quality calculations as required in Section 3.03.1 of the EDSPM.
All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
be provided with secondary containment or weather resistant enclosure.
General Study Requirements (EDSPM Section 4.03)
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
Calculations showing system capacity for a 2-year storm event and overflow effects of a 25 -year storm event.
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins .
Review of Downstream System (EDSPM Section 4.03.4.C)
A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
Elevations of the HGL and flow lines for both city and private systems where applicable.
Design of Storm Systems (EDSPM Section 4.04).
Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set.
Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb load
without failure of the pipe structure.
Manning’s “n” values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to
achieve a minimum velocity of three (3) feet per second at 0.5 pipe full based on Table 4-1 as well.
Other/Miscellaneous
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains.
Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to
another.
Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer to
the website: http://www.deq.state.or.us/wq/uic/uic.htm for more information.
Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25-year storm events.
*This form shall be included as an attachment, inside the front cover, of the stormwater study.
For Official Use Only:
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study
and plan set. Signature _______________ Date _______ .
* IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN!
Site Review Narra�ve
This narra�ve is for a site review applica�on for a proposed mul�-building development including retail,
office-space, carwash, and drive-thru loca�ons. Midtown Plaza is located at the southwest corner of
Main Street and 32nd street in Springfield, Oregon. There is an exis�ng retail building on the north end of
the site that is proposed to remain with 65 exis�ng parking spaces. In addi�on, the proposal is to
construct a carwash facility that includes 21 short term vacuum parking spaces for vehicles, a drive
through coffee kiosk, and three addi�onal office/retail buildings ranging from 3,119 square feet to 6,680
square feet.
Owner/Applicant
Westgate Plaza LLC
Atn: Ryan Mckillop
3700 Coburg Rd
Eugene, OR 97408
(541) 514-4398
Applicants Representa�ve
A & O Engineering LLC
Kyle Morris, PE
380 Q Street, Ste 200
Springfield, OR 97477
(541) 302-9790
kylemorris@ao-engr.com
Project Loca�on
Address: 130 S 32nd Street Springfield, OR 97478
Tax Lot: 17-02-31-00 T.L. 501
Exis�ng Use of Site
There is an exis�ng retail building on the north side of the property that currently houses several
businesses. The site also has 65 exis�ng parking spaces and stormwater facili�es to serve the exis�ng
mul�-tenant retail buildings. There is an exis�ng reciprocal parking agreement with the Bob Keifer Sports
Center adjacent to the subject property.
Proposed Use
The applicant is proposing to construct two mul�-tenant retail buildings and one office building ranging
from 3,119 square feet to 6,680 square feet. The proposal also includes a new coffee kiosk with drive-
thru and a car wash that includes 21 short-term vacuum spaces. There will be three shared trash
enclosures on site serving the surrounding buildings. The loca�ons of these trash enclosures are shown
on the site plan.
The site will be accessible via an exis�ng driveway access from 32nd street with shared access from the
Bob Keifer Sports Center. Site access is shown on the site plan.
The development is proposed to be constructed in 4 four phases. See site development plan for more
detail.
Phase 1 – Carwash 2024
Phase 2 – Coffee Kiosk/Drive-thru 2024
Phase 3 – Mul� Use-Retail Buildings 2025
Phase 4 – Mul� Use-Retail Buildings 2026
Land Use
The parent zone of the property is Community Commercial
The land use of the abu�ng proper�es are:
North: Light, Medium Industrial – Eastern Lane Forest Protec�ve Associa�on
Community Commercial – Oregon Department of Human Services
East: Community Commercial - Bahenas Family Auto Sales
South: Public Land & Open Space - Bob Keifer Sports Center
West: Community Commercial - Autozone Auto Parts
The proposed project meets the land use requirements of the development code given the abu�ng land
use zoning and uses.
The setbacks required for the project are 10 feet from the property lines, which have been provided in
the proposed project. See Sheet C-2.0 for reference.
Four phases are proposed as part of this development to be constructed in three years. See above table
for reference. The future development area is not included in this site review applica�on.
Site Access – Infrastructure/Transporta�on – 4.2
The applicant will be submi�ng a traffic study as part of this submital.
No new streets are proposed as part of this submital. There is one exis�ng street access to the site off
32nd Street which will be u�lized for the new development. The access is proposed to remain but be
altered to a standard commercial driveway with setback sidewalk. A new catch basin is proposed to be
installed in front of the driveway to replace the exis�ng curb inlet within the exis�ng radii at the
driveway. There is exis�ng access from the Bob Keifer Center on the south side of the site. There is an
exis�ng reciprocal parking agreement with Willamalane that encourages site access from both ways.
See the project plans for more informa�on.
Infrastructure Standards – U�li�es – 4.3
Grading
The proposed site will be graded to direct stormwater away from the buildings and into nearby catch
basins throughout the site. These catch basins are already connected to the public system and no new
stormwater connec�ons to the public system are proposed. The remainder of the site will be graded to
match exis�ng drainage paterns as well as eleva�ons of adjacent proper�es.
There are no wetlands or riparian areas located on site. The proposed lot is located inside the 10-20 year
�me of travel zone. Surfaces for vehicular use are proposed to be hard surface with either asphalt or
concrete. Stormwater will be directed to vegetated treatment facili�es to provide pollu�on control prior
to leaving the site and entering the public system. The one exis�ng swale on-site is proposed to be
reconfigured slightly and re-planted to meet current requirements. Mul�ple other stormwater planters
are proposed on-site to treat and detain new impervious surfaces. In all stormwater facili�es infiltra�on
is proposed to be u�lized as much as possible for discharge. Details are outlined on sheets C-3.0 and C-
4.0 and in the full stormwater report included with the submital.
Domes�c water is proposed to each of the new buildings. For each building a new water meter and
backflow device is proposed with private piping then to be constructed. The final water meter and
backflow configura�ons will be reviewed by SUB Water during the building permit process. See the
project plan for detailed informa�on.
With the current fire hydrant configura�on that is available to the property fire sprinkler systems are not
required on-site. No new fire hydrants or fire sprinkler systems are proposed with this project. See the
project plans for detailed informa�on.
Exis�ng sanitary sewers on-site are proposed to be u�lized for the new buildings. No new connec�ons to
the public system are proposed with this project. See the project plans for detailed informa�on.
Franchise u�li�es (Electric, Phone, Cable, Natural Gas) are located on Sheet C5 and C6 where preferred
loca�ons for electric, phone, cable, and gas meters to serve the development are shown. Franchise
services will be designed by the providing u�lity companies during the building permit process. U�li�es
will be placed underground.
Landscape, Screening and Fence Standards – 4.4
We are not removing more than 5 trees, therefore no tree removal permit is required
The plan�ng plan for the site (including stormwater facili�es) is outlined in the landscape sheets of the
plan set. The plan�ng in the stormwater facili�es meets the requirements outlined in the Eugene
Stormwater Management Manual. DLA prepared the landscape sheets for this submital.
The frontage along Main Street and 32nd Street has exis�ng street trees that were planted during
construc�on and are proposed to remain.
On-Site Ligh�ng Standards – 4.5
Ligh�ng standards are addressed on the architectural sheets included with this submital.
Site ligh�ng is proposed on-site with both pole ligh�ng and wallpack loca�ons. Exis�ng pole ligh�ng is
proposed to be updated with new fixtures. See sheet E-000 for the proposed ligh�ng on-site.
Photometrics were also prepared for this site and are included with this submital.
Motor Vehicle Parking, Loading, and Bicycle Parking Standards – 4.6
According to OAR 660-012-0440, there is no parking required in sites within 0.5 miles of a frequent
transit corrido. Therefore, there is no new parking required as part of this development. According to
LCDD 660-012-0410 Electric Vehicle Charging, new mixed-use buildings consis�ng of privately owned
commercial space shall require the provision of electrical service capacity, as defined in ORS 455-417, to
accommodate 40 percent of all vehicle parking spaces.
There are 65 exis�ng spaces on site that are proposed to remain. 71 new spaces are proposed as part of
this development with 21 of these spaces being short term vacuum spaces. These spaces are intended
for temporary parking (approximately 5 minutes) while customers ac�vely vacuum their cars, therefore
they were not considered in the EV charging space requirement calcula�ons.
136 total spaces for the development with 6 ADA parking spaces provided. No Loading zones are
proposed as part of this development.
PARKING SITE DATA PRE-CONST POST-CONST
Total Spaces 65 136
Total Reconfigured Exis�ng
Spaces
- 11
Total Spaces Proposed - 71
Total Vacuum Spaces - 21
Total Proposed Standard Spaces
(Non-Vacuum)
- 61
Total EV Spaces Required (40%
of New Spaces)
- 24
Total EV Spaces Provided - 24
Specific Development Standards – 4.7
Sec�on 4.7.100 of the Springfield Development Code is not applicable to this proposal because the
proposal fits within 4.1.100-4.6.100 standards without any special use.
Temporary Use Standards - 4.8
There are no temporary dwellings proposed as part of this development, therefore the Temporary Use
Standards in sec�on 4.8 are not applicable to this development.
Building Eleva�ons
Preliminary building eleva�ons for the buildings have been included with the submission packet. See
sheets prepared by Robert Coryell Design.
Site Sign Standards
A monument sign is proposed at the entrance of the proposed site, as well as a direc�onal site located
on the main drive. The signs on the individual businesses will be in compliance with the Springfield
Development Code.
The exis�ng monument sign at the corner of 32nd and Main Street is proposed to be removed and a new
monument sign for the whole development constructed. The proposed square footage of this sign is
approximately 77 square feet on each side or 154 square feet total.
For the carwash facility a monument sign (reader board) is proposed. This sign is approximately 70
square feet on each side or 140 square feet total.
An overhead entrance sign is proposed over the main drive entrance. The purpose of this sign does not
adver�se any specific business on the property but add an architectural feature that is invi�ng to the
property.
Interior to the site a double monument sign is proposed just south of the exis�ng bioswale. The purpose
for this sign is direc�onal to traffic already on the property and is not intended to adver�se to vehicles in
the public ROW. The approximate square footage of this sign is 85 square feet on each side or 170
square feet total.
There are also signs proposed on each building. Those are summarized on the plan sheets that were
included with the submission.
If there are any ques�ons, please do not hesitate to contact Kyle Morris via email (kylemorris@ao-
engr.com) or phone (541-302-9790).
MAIN OFFICE
811 WILLAMETTE ST.
EUGENE, OREGON 97401
PH: (541) 687-2233 * FAX: (541)485-0307
FLORENCE OFFICE
715 HWY 101 * FLORENCE, OREGON 97439
MAILING: PO BOX 508 * FLORENCE, OREGON 97439
PH: (541) 997-8417 * FAX: (541)997-8246
VILLAGE PLAZA OFFICE
4750 VILLAGE PLAZA LOOP SUITE 100
EUGENE, OREGON 97401
PH: (541) 653-8622 * FAX: (541) 844-1626
STATUS OF RECORD TITLE REPORT
RYAN MCKILLOP Date: SEPTEMBER 8, 2023
Our No: CT-0340990
Your No: --
Charge: $300.00
As requested, Cascade Title Co. has searched our tract indices as to the following
described real property:
( A T T A C H E D )
and as of: SEPTEMBER 01, 2023 at 8:00 A.M., we find the following:
Vestee:
WESTGATE PLAZA, LLC,
a Delaware limited liability company
Said property is subject to the following on record matters:
1. Property taxes in an undetermined amount, which are a lien but not yet payable,
including any assessments collected with taxes to be levied for the fiscal year
2023-2024.
2. City liens, if any, as levied by the City of Springfield, for which no search was
made. (Please inform us if a search is to be made.)
3. Easement, including the terms and provisions thereof, granted City of Springfield,
by instrument recorded October 20, 1997, Reception No. 1997-071235, Lane County
Official Records.
4. Easements, notes, conditions, restrictions and dedications as shown, set forth,
and/or delineated on the recorded Plat of Land Partition Plat No. 2002-P1597,
recorded August 30, 2002, Reception No. 2002-067378, Lane County Deeds and Records.
5. Declaration of Easement (Storm Drainage), including the terms and provisions
thereof, recorded August 30, 2002, Reception No. 2002-067380, Lane County Deeds and
Records.
6. Declaration of Easement (Vehicle and Pedestrian Access), including the terms and
provisions thereof, recorded August 30, 2002, Reception No. 2002-067381, Lane
County Deeds and Records.
7. Declaration of Easement (Parking), including the terms and provisions thereof,
recorded August 30, 2002, Reception No. 2002-067382, Lane County Deeds and Records.
*0340990*
Order No. 0340990
Page 2
8. Declaration of Easement (Vehicle Access), including the terms and provisions
thereof, recorded May 30, 2003, Reception No. 2003-049379, and modified by
instrument recorded December 23, 2004, Reception No. 2004-097588, Lane County Deeds
and Records.
9. Easement, including the terms and provisions thereof, granted City of Springfield,
by instrument recorded April 26, 2004, Reception No. 2004-030403, Lane County Deeds
and Records.
10. Easement, including the terms and provisions thereof, granted City of Springfield,
by instrument recorded May 14, 2004, Reception No. 2004-036268, Lane County Deeds
and Records.
11. Declaration of Easement (Vehicle Access), including the terms and provisions
thereof, recorded December 23, 2004, Reception No. 2004-097587, Lane County Deeds
and Records.
12. Declaration of Private Ingress & Egress Easement, including the terms and
provisions thereof, recorded July 11, 2007, Reception No. 2007-046998, Lane County
Deeds and Records.
13. The rights of tenants holding under unrecorded leases.
NOTE: The property address as shown on the Assessor's Roll is:
130-140 South 32nd Street
Springfield, OR 97478
NOTE: Taxes, Account No. 1699527, Assessor's Map No. 17 02 31 0 0, #501, Code 19-00,
2022-2023, in the amount of $45,030.18, PAID IN FULL.
This report is to be utilized for information only. This report is not to be used as a
basis for transferring, encumbering or foreclosing the real property described.
The liability of Cascade Title Co. is limited to the addressee and shall not exceed the
premium paid hereunder.
CASCADE TITLE CO., by:
cg: Title Officer: KURT BEATY
Order No. 0340990
Page 3
PROPERTY DESCRIPTION
Parcel 1 of LAND PARTITION PLAT NO. 2002-P1597, recorded August 30, 2002, Reception No.
2002-067378, Lane County Deeds and Records, in Lane County, Oregon.
EXCEPT therefrom that portion described in Deed to the City of Springfield, recorded
April 26, 2004, Reception No. 2004-030403, Lane County Deeds and Records, in Lane
County, Oregon.
EXCEPT all that portion described in deed to the State of Oregon, by and through its
Department of Transportation, Grantee, recorded January 2, 2007, Reception No. 2007-
000049, Lane County Deeds and Records, in Lane County, Oregon.
MAP NO.
17-02-31-00
THIS MAP/PLAT IS BEING FURNISHED AS AN AID IN LOCATING THE HEREIN DESCRIBED LAND IN
RELATION TO ADJOINING STREETS, NATURAL BOUNDARIES AND OTHER LAND, AND IS NOT A SURVEY
OF THE LAND DEPICTED. EXCEPT TO THE EXTENT A POLICY OF TITLE INSURANCE IS EXPRESSLY
MODIFIED BY ENDORSEMENT, IF ANY, THE COMPANY DOES NOT INSURE DIMENSIONS, DISTANCES,
LOCATION OF EASEMENTS, ACREAGE OR OTHER MATTERS SHOWN THEREON.
Produced using RLID (www.rlid.org) on 08/17/2023 at 1:41 PM
Produced using RLID (www.rlid.org) on 08/17/2023 at 1:41 PM