HomeMy WebLinkAboutMeeting Packet Planner 9/17/2024
1
AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Conference Room 616 / MS Teams
Staff Review: Tuesday, October 1, 2024 9:30 – 10:00 a.m.
1. Development Code Text Amendment 811-24-000215-TYP4 Hawes Investments LLC
Assessor’s Map: TL:
Address: CI District
Existing Use: CI
Applicant has submitted proposal to amend development code to clarify and expand
permitted uses in Business Parks and Campus Industrial Districts
Planner: Andy Limbird
Meeting: Tuesday, October 1, 2024 9:30 – 10:30 virtual meeting via Microsoft Teams
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: https://www.springfield-or.gov/weblink8/browse.aspx
Code Amendments Written Statement September 5, 2024 Page 1
SPRINGFIELD DEVELOPMENT CODE
AMENDMENTS RELATED TO BUSINESS PARKS
September 5, 2024
Applicant’s Representative: Applicant:
Andree Phelps Hawes Investments, LLC
Andree Phelps Law Andy Carlisle, Registered Agent
375 W. 4th Ave., Suite 204 400 International Way
Eugene, Oregon 97401 Springfield, OR 97477
541-221-1431
andree@andreephelpslaw.com
TABLE OF CONTENTS
I. SUMMARY
A. Proposed Code Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B. Scope and Effect of Proposed Code Amendments . . . . . . . . . . . . . . . . . . . 2
II. BUSINESS PARK INFORMATION AND BACKGROUND
A. Definition of Business Park . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B. Status of Business Parks in Springfield . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C. Impetus for Code Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
D. Case Study: Business Park at 400 International Way. . . . . . . . . . . . . . . . . . 6
III. CODE AMENDMENT APPROVAL CRITERIA (SDC 5.6.115) &
FINDINGS OF FACT
A. Conforms to Comprehensive Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
B. Conforms to Applicable State Statutes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C. Conforms to Applicable State-wide Planning Goals. . . . . . . . . . . . . . . . . . . .12
IV. CONCLUSION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Exhibit A- Springfield Development Code Amendments Concerning Business Parks in the
Campus Industrial District
Exhibit B- Zoning Map
Exhibit C- Sandow Engineering TPR Analysis
Code Amendments Written Statement September 5, 2024 Page 2
I. SUMMARY
A. Proposed Code Amendments
This is a request to amend the Springfield Development Code (SDC) related to “Business Parks,”
a permitted use in the Campus Industrial (CI) District. The Code amendments clarify and expand
uses permitted in Business Parks in order to improve economic viability and to help further the
city’s economic development goals. Proposed amendments to the SDC are attached as Exhibit A,
hereafter referred to as “Code amendments.” This Type IV application to amend the SDC text
provides evidence that the request meets the approval criteria in the SDC 5.6.115.
B. Scope and Effect of Proposed Code Amendments
The Code amendments are limited in scope to the following sections:
• 3.2.415 Industrial Use Categories concerning (G) “Corporate or regional headquarters” (H)
Secondary Use, and a proposed new subsection (J) Business Park.
• Table 3.2.420 concerning the land use “Business Park” and providing reference to the
proposed new applicable code standard at SDC 3.2.415(J).
• 3.2.430 CI District – Operational Performance Standards to provide exceptions for
Business Parks to allow uses that serve the public and establish permitted uses in
accordance with the proposed new SDC 3.2.415(J) under (D) and (F).
• 6.1.110 Meaning of Specific Words and Terms concerning Business Park.
The Code amendments will stimulate the economic vitality of Business Parks while retaining
sufficient land for other types of industrial uses and have the following effect:
• Clarify, provide additional flexibility, and modernize Business Park uses consistent with
the policies and intent of the 2022 SDC updates.
• Allow Business Park uses to serve the public removing a barrier to new and expanding
businesses.
• Permit additional uses that will encourage businesses in the City’s Target Industries
including, for example, medical clinics and professional offices.
• Continue to require Business Parks to comply with existing SDC standards intended to
create developments with attractive landscaping, pedestrian amenities, and other features
to support multi-modal transportation.
• Continue to prohibit Business Parks from containing auto-dependent and auto-oriented
uses (e.g., gas stations, car wash, and drive-up windows) and non-employment uses (i.e.,
storage units).
Code Amendments Written Statement September 5, 2024 Page 3
• Continue to limit Business Parks and Corporate Headquarters to a maximum of 40% of the
gross area in the CI District.
The Code amendments do not include any changes to the Springfield Comprehensive Plan, the
Gateway Refinement Plan, or existing zoning. The Code amendments narrowly apply to clarify
the Industrial Use Category Corporate or Regional Headquarters and to Business Parks in the CI
District. Refer to Exhibit B for a map showing the only area zoned CI in Springfield.
II. BUSINESS PARK INFORMATION AND BACKGROUND
A. Definition of Business Park
Per SDC 3.2.405(B), the CI district “is intended to provide opportunities for diversification of the
local economy by offering prime sites in a campus environment for large-scale light manufacturing
firms and research and development complexes emphasizing modern technology and employing
skilled workers in family wage jobs. The term “campus” includes innovative building designs,
enhanced landscapes, large open spaces, and substantial pedestrian amenities.”
Business Parks are a permitted primary use and are only allowed within the CI District. From 2007
until the SDC amendments adopted in 2022 (“SDC 2022 updates”), Business Parks were the most
expansive use in the CI District as they uniquely allowed all primary, secondary and accessory
uses listed in the CI District Use table, plus several additional uses. The SDC 2022 updates were
intended to be “policy neutral” and to allow flexibility and to modernize the uses allowed within
the Industrial Districts. However, it appears that Business Parks were not adequately addressed in
the SDC 2022 updates.
The proposed Code amendments include changes to the Business Park definition at 6.1.110 to:
1) delete requirement for 2 or more buildings consistent with City approval of
Business Parks prior to the SDC 2022 updates,
2) encourage multi-story buildings consistent with City policies intended to promote
efficient use of land,
3) delete list of permitted Business Park uses from the definition to ensure internal
consistency and avoid redundancy with the new Industrial Use Category of
Business Park, and
4) add that special attention be given to pedestrian circulation.
However, the proposed amendments to the definition retain language that Business Park uses have:
“no significant potential for major pollution, adverse visual impacts, or nuisance or hazard
factors; and are planned, designed, constructed and managed on an integrated and coordinated
basis with special attention given to on-site vehicular circulation, off-street parking, utility needs,
building design and orientation and open space, landscaping, noise control, outdoor storage and
other site improvements as may be required by this code.”
B. Status of Business Parks in Springfield
Per SDC Table 3.2.420 Permitted Uses, Business Parks are only permitted in the CI District.
Code Amendments Written Statement September 5, 2024 Page 4
According to City staff, there are only two approved Business Parks in the City - the Hawes
Business Park and the Liberty Business Park. Both Business Parks are located on the north side
of International Way east of Maple Island Road and each only contain a single building.
Prior to the SDC 2022 updates, no more than 40 percent of the gross acres of a CI District could
be developed as a Business Park. The two approved Business Parks con tain less than 10 percent
of the gross acres of the CI District.
C. Impetus for Proposed Code Amendments
1. Change in Economic Conditions
When the City of Springfield initially established the Gateway Special Light Industrial Area, the
zoning was intended to support economic diversification and in particular large -scale light
manufacturing, high tech industries and large corporate offices. Originally, uses aligned with these
goals; however, the rate of development was slower than anticipated . In addition, over the years
many of the initial building occupants vacated the premises and the mix of uses has evolved.
Since the CI zone was established, there have been significant changes in national and local
economic conditions. For example, remote work has substantially impacted the way offices and
buildings are utilized. In general, fewer businesses need large-scale offices as companies pivot to
accommodate employees working remotely full time or the hybrid model where the worker is in
the office part-time with the remaining work hours at home.
As noted by Forbes Advisor1:
“The paradigm of traditional workspaces has undergone a seismic shift thanks to
the Covid pandemic. As a result, remote work has emerged as a dominant trend .”
“As of 2023, 12.7% of full-time employees work from home, while 28.2% work a
hybrid model.”
As noted by USA Today2:
“According to the U.S. Census Bureau, Colorado has the highest proportion of
remote workers, with 21.2% of people in the state working from home at least some
of the time. It is followed closely by: Washington at 20.5%, Arizona at 19.2%, and
Oregon at 19%.”
Hawes Investments, LLC owns the Business Park located at 400 International Way with Ron
White as Trustee. Ron has over 20 year’s experience with the Tennant Developments team and
oversees the accounting and financing activities. His experience with commercial real estate
provides him unique insight into the problem with the existing zoning limitations on Business
Parks.
1 Forbes Advisor article titled “Remote Work Statistics and Trends in 2024” dated June 12, 2023.
2 USA Today article titled “Remote work statistics and trends in 2024” updated April 3, 2024.
Code Amendments Written Statement September 5, 2024 Page 5
According to Ron White :
“Of the vacant office space I am involved with, the past two to three years has seen
a decline in the ratio between in larger spaces leased and the smaller office
spaces. With the hybrid office model now firmly established, the business requests
we see are for roughly 2/3 or at most ¾ of the lease space the business would have
required in prior years. Most businesses now mention that for office workers, not
manufacturing workers, they are requiring them to be in the office roughly ½ time
of their working week.”
Andy Carlisle is the Real Estate Manager for the Hawes Group and has direct experience with the
Hawes Business Park. According to Andy Carlisle:
“I was hired in 2019 to manage the various real estate investments for the Hawes
Group and its various other entities. When I came on board, we were overseeing a
6000 square foot tenant improvement project for Revolos, a call center operating
under the multi-national company "Warranty Holdings". At its completion, the
building at 400 International Way was at 100% occupancy.”
“When the Covid pandemic shutdown came in March of 2020, almost everyone
went home to work. At the time, our largest tenant Professional Credit Service
(41,212 square feet), was a related party. We watched as they struggled to adapt to
the social distancing rules prescribed for in-office work. Along with our other
tenants, they grew comfortable with remote work and learned its efficiencies,
molding it into the new normal. Since March of 2020 they have brought back less
than a third of their workforce to work in office. Our second largest tenant, Access
One Medicare (12,266 square feet), was even less. Both tenants gave notice that
they would take any opportunity to downsize their space and sublease if possible.
Revolos exercised an early lease termination bu y out and vacated the building.”
“This seems to be the case across the market, as we attempt to market our space
for lease and need to reduce our lease rates by 30%. The one large office user new
lease we have secured in the last 6 months is for a tenant that was downsizing,
moving from a space that was twice the size of what they are leasing from us
now. Remote and hybrid work has certainly changed the landscape for large
commercial offices, and likely all office space for the foreseeable future.”
The trend towards remote work does not mean that commercial real estate, and in particular that
the Business Park model, is no longer viable, but that the Business Park model needs to diversify
and modernize. To retain the status quo with zoning limiting opportunities for new businesses to
occupy the building could result in a decrease in property value and a resulting decrease in property
taxes. Amending the code to clarify and expand the uses permitted in Business Parks will allow a
diversity of tenants resulting in a more stable and sustainable situation. The City of Springfield
goals to diversify the local economy and support vibrant mixed-use areas can best be met by
approving the Code amendments.
Code Amendments Written Statement September 5, 2024 Page 6
2. Zoning Constraints for Business Parks
The zoning constraints on Business Park uses creates a significant barrier to the ability to recruit
and retain building tenants. In general, the 2022 SDC updates created the following zoning
constraints for Business Parks:
• Business Parks are not listed in SDC 3.2.415 as an Industrial Use Category creating
uncertainty regarding permitted uses and applicable standards.
• Business Parks are limited by SDC 2022 updates that appear to prohibit uses that serve the
public.
• Corporate or Regional Headquarters must be directly associated with or subordinate to a
permitted use or a use allowed with a Discretionary Use Permit on the same site appearing
to prevent a stand alone use in a Business Park.
• Several uses formerly permitted in Business Parks are no longer expressly allowed (e.g.,
Educational Facilities)
• Several City Target Industries such as “Medical Services” and “Professional and Technical
Services” were not included for Business Parks in SDC 2022 updates.
D. Case Study: 400 International Way
The Applicant owns the Hawes Business Park, 400 International Way, located at the northeast
corner of International Way and Maple Island Road. The Business Park is developed with a three-
story building, off-street parking, landscaping, and pedestrian amenities.
On December 18, 2007, the City of Springfield conditionally granted Site Plan Review approval
for the Hawes Business Park (City Case # DRC2007-0006) for the Hawes Financial Group
corporate headquarters and secondary uses including retail and food services. In 2008, the
Applicant developed the Business Park including a three-story building approximately 81,420
square feet with parking located to the south, west, and north of the building. The Business Park
is attractively landscaped, contains pedestrian amenities, and offers ample parking to serve the site.
Since completion, the building has served as the corporate headquarters for the Hawes Financial
Group/Hawes Investments, LLC. Several retail spaces, including a restaurant/coffee shop, were
located on the ground floor and the upper floors have provided space for a variety of offices.
Following development of the Hawes Business Park, the multi-story building was fully occupied
with a variety of tenants. Due to changes in the economy, shifting market conditions, and zoning
constraints the building vacancy as of December 2023 was approaching 25 percent. Based on
future lease term expirations the vacancy rate is projected to increase as lessees no longer have
internal or business requirements for occupying as much space going forward. For context, a Class
A office building operating with a vacancy rate above 5% is often considered financially stressed.
The Applicant acknowledges there are many factors that influence a business considering whether
to lease space in the Hawes Business Park. Based on numerous inquiries from prospective tenants,
the zoning constraints for a Business Park are a significant barrier and form the basis for the
proposed Code amendments.
Code Amendments Written Statement September 5, 2024 Page 7
Figure 1- Hawes Business Park is developed with a three-story building originally designed for
a mix of office tenants on the upper floors and commercial uses on the ground floor.
Figure 2- Hawes Business Park is conveniently located at NE corner of International Way and
Maple Island Road. The Business Park is attractively landscaped with substantial pedestrian
amenities.
Code Amendments Written Statement September 5, 2024 Page 8
Figure 3- Hawes Business Park (shown with yellow border) and Liberty Business Park are located
on the north side of International Way east of the intersection at Maple Island Road.
Code Amendments Written Statement September 5, 2024 Page 9
III. CODE AMENDMENT APPROVAL CRITERIA (SDC 5.6.115)
& FINDINGS OF FACT
On January 5, 2024, the Applicant participated in an informal meeting with City staff to discuss
uncertainty about allowed uses and other zoning issues related to Business Parks. Several strategies
were discussed including amending the SDC to clarify and expand Business Park permitted uses.
On August 13, 2024, the Applicant participated in an informal meeting with City staff to discuss draft
Code amendments related to Business Parks. Based on feedback from City staff, the Applicant made
further revisions as shown in Exhibit A (the “Code amendments”).
Below are the applicable approval criteria listed in bold italics followed by the Applicant’s Findings
of Fact in standard font.
SDC 5.6.115 Criteria.
(A) In reaching a decision on the adoption or amendment of refinement plans and
this code’s text, the City Council shall adopt findings that demonstrate
conformance to the following:
(1) The Metro Plan and Springfield Comprehensive Plan;
The Code amendments do not conflict with the Metro Plan; the Code amendments conform to the
Springfield 2030 Comprehensive Plan including the policies listed below:
Policy E.3 Work with property owners and their representatives to ensure that prime
development and redevelopment sites throughout Springfield and its Urban
Growth Boundary that are designated for employment use are preserved
for future employment needs an d are not subdivided or used for non-
employment uses.
Responding to changes in economic conditions, the Code amendments will promote development
and employment uses in Business Parks. The Code amendments will facilitate stable, economically
viable occupancy of Business Parks, and preserve future employment needs. The Code amendments
will not result in the subdivision of a lot or a shift to non-employment uses.
Policy E.6 Facilitate short term and long term redevelopment activity and increased
efficiency of land use through the urban renewal program, updates to
refinement plans and the development review process.
The Code amendments will facilitate efficient land use by clarifying and expanding the permitted
uses in Business Parks. The Code amendments will also modernize and add flexibility as was
intended with the 2022 SDC updates by allowing medical clinics and other uses that may primarily
serve the public. The Code amendments will help to identify and attract potential tenants thereby
stimulating better use of existing buildings and strengthening the economic vitality of Business Parks.
Code Amendments Written Statement September 5, 2024 Page 10
Policy E.7 Where possible, concentrate development on sites with existing
infrastructure or on sites where infrastructure can be provided relatively
easily and at a comparatively low cost.
The Code amendments encourage the economic vitality of Business Parks located inside the City
limits on sites developed with existing infrastructure for public facilities and services. Th e Code
amendments are not site specific and do not require a change in infrastructure.
Policy E.16 Consider the economic opportunities provided by transportation corridors
and seek to maximize economic uses in corridors that provide the most
optimal locations and best exposure for existing and future commercial and
industrial uses.
The Code amendments will clarify and expand uses permitted in Business Parks. The Gateway
Campus Industrial area is served by multiple transportation corridors. Approval of the Code
amendments will enable optimal use of the existing Business Parks and stimulate an increase in the
number of employees on-site. The allowance of more commercial uses, and those serving the public,
will increase the level of activity in Business Parks with an expected increase in ridership on the
EmX and use of bike routes.
Policy E.28 Increase the potential for employment in the regional industry clusters,
including: Health Care, Communication Equipment, Information
Technology (Software), Metals (Wholesalers), Local Food and Beverage
Production and Distribution, Specialty Agriculture, Wood & Forest
Products, and Transportation Equipment.
The Code amendments will facilitate new businesses in regional industry clusters including Health
Care and Information Technology. The Code amendments will allow medical clinics in proximity to
other health care industries. The Code amendments will modernize and allow flexibility as was
intended in the 2022 SDC updates.
Policy E.40 Provide the services, infrastructure, and land needed to attract the identified
industry clusters, especially where they can increase economic connectivity
among businesses.
The Code amendments will stimulate economic connectivity among businesses in Business Parks.
The Code amendments will allow uses in identified industry clusters that serve the public. The Code
amendments will not have any adverse impacts on services, infrastructure, or land available for the
identified industry clusters.
Gateway Refinement Plan
The Code amendments address Business Parks in the Campus Industrial District. All land in the
City of Springfield zoned CI is in the boundary of the Gateway Refinement Plan and shown on the
land use diagram as part of the McKenzie-Gateway Special Light Industrial site.
Code Amendments Written Statement September 5, 2024 Page 11
Below are Findings applicable to Gateway Refinement Plan policies:
8.0 Provide for an efficient and flexible transportation system for the McKenzie-
Gateway SLI Site.
Since the Gateway Refinement Plan was adopted in November 1992, public and private
investments have funded significant capital improvements to the transportation system serving the
McKenzie-Gateway SLI Site.
The Code amendments will not have an adverse impact on the transportation system. The Code
amendments will allow a different range of uses in Business Parks that will increase potential
transit ridership on the EmX and use of bike routes.
10.0 Mitigate impacts of incremental (SLI) development on existing on -site (non-SLI)
uses occupying the McKenzie-Gateway SLI Site.
Policy 10.0 recognizes that full development of the McKenzie-Gateway SLI Site will likely occur
incrementally. Due to national and local economic trends, especially the decreased demand for
large corporate office space, the existing zoning constraints create barriers to recruit and attract
tenants. The zoning constraints jeopardize the financial viability of Business Parks and could have
negative impacts on the sustaining the attractive, campus-like settings. The impetus for the Code
amendments is primarily to clarify and expand permitted uses in Business Parks and to respond to
the decreased occupancy rates and the inherent limits of the CI zoning. Refer also to Part II above
regarding changes in economic conditions and the impetus for the Code amendments.
The Code amendments do not propose any specific development. Any future development will
be required to comply with SDC standards including requirements for landscaping, building
setbacks, parking, etc. through the site plan review process.
11.0 Ensure that development plans adequately consider the site’s natural landscape
features and amenities, and provide for the development needs of future
developers.
The Code amendments will not change any development standards, such as landscape
requirements for parking areas and stormwater management.
13.0 Ensure adequate storm drainage management planning emphasizing the
minimization of negative impacts on water quality and quantity resulting from
McKenzie-Gateway SLI Site development.
The Code amendments do not contain any proposed development. A ny future development will
require compliance with City, state and federal water quality standards and storm drainage. The
Hawes Business Parks was approved with conditions addressing stormwater and water quality.
Code Amendments Written Statement September 5, 2024 Page 12
(2) Applicable State statutes; and
The Code amendments are narrow in scope and do not have any apparent conflicts with applicable
State statutes.
(3) Applicable State-wide Planning Goals and Administrative Rules.
The Findings of Facts below demonstrate the Code amendments are consistent with applicable State-
wide Planning Goals and Administrative Rules. The following applicable state-wide planning goal
statements have been summarized. The Oregon Land Conservation and Development Commission
Goals and Guidelines are incorporated herein by reference, except as noted.
GOAL 1: Citizen Involvement - To develop a citizen involvement program that insures
the opportunity for citizens to be involved in all phases of the planning process.
The City of Springfield has a citizen involvement program that is acknowledged by the State as being
in compliance with Goal 1. Citizens are provided the opportunity to be involved in all phases of the
planning process. The proposal does not include any changes to the City’s citizen involvement
program. The requirements under Goal 1 are met by adherence to the City’s provisions for citizen
involvement as implemented by the Springfield Development Code (SDC).
GOAL 2: Land Use Planning - To establish a land use planning process and policy
framework as a basis for all decision and actions related to use of land and to assure
an adequate factual base for such decisions and actions.
Goal 2 requires local plans and regulatory measures to be consistent with statewide goals and requires
land use decisions be supported by an adequate factual basis. Goal 2 also requires that comprehensive
plan amendments be adopted after a public hearing by the governing body that provides citizens an
opportunity to comment on the proposed amendment. Goal 2 establishes a land use planning process
and policy framework as a basis for all land use decisions and requires the development of an
adequate factual base to support these decisions. A minor change is one that does not have significant
effect beyond its immediate area and is based on special studies or information.
The SDC implements Goal 2 by providing state-acknowledged procedures and criteria governing
land use decisions. This Code amendment will be considered by the Planning Commission and City
Council following two public hearings. This application is being processed in compliance with the
requirements of SDC and thus complies with Goal 2.
GOAL 3: Agricultural Lands- To preserve and maintain agricultural lands.
The Code amendments only apply to property in the Springfield Urban Growth Boundary and do not
affect any land designated for agricultural use. Goal 3 is not applicable.
GOAL 4: Forest Lands- To conserve forest lands by maintaining the forest and base
and to protect the state’s forest economy by making possible economically efficient
forest practices that assure the continuous growing and harvesting of forest tree species
as the leading use on forest land consistent with sound management of soil, air, water,
Code Amendments Written Statement September 5, 2024 Page 13
and fish and wildlife resources and to provide for recreational opportunities and
agriculture.
The Code amendments only apply to property in the Springfield Urban Growth Boundary and do not
affect any land designated for forest use. Goal 4 is not applicable.
GOAL 5: Open Spaces, Scenic and Historic Areas, and Natural Resources - To protect
natural resources and conserve scenic and historic areas and open spaces.
Goal 5 requires the conservation of open space and the protection of numerous natural, cultural,
historic and scenic resources. The goal applies to the following resources: riparian corridors, water
and riparian areas and fish habitat, wetlands, wildlife h abitat, mineral and aggregate resources, energy
sources, natural areas, scenic views and sites, open space, groundwater resources, wilderness areas,
historic resources, cultural areas, Oregon recreational trails, federal wild and scenic waterways and
state scenic waterways. OAR 660- 023-0010 and 0020 include definitions, standards and specific
rules applicable to each Goal 5 resource inventoried for conservation under the Goal.
Goal 5 resources listed above have been appropriately considered by the City of Springfield in the
Plan. The code amendment does not propose a change to the City’s list of Goal 5 resources or propose
a change to any regulatory measures related to Goal 5. The proposed request will not allow uses that
could be in conflict with a significant Goal 5 resource site. Goal 5 is not applicable.
GOAL 6: Air, Water and Land Resource Quality- To maintain and improve the
quality of the air, water and land resources of the state.
Goal 6 is generally implemented during the comprehensive planning process and local regulations.
The City of Springfield’s Environmental Services Division (ESD) coordinates the City’s compliance
with applicable state and federal environmental quality statues. ESD manages multiple programs to
maintain compliance with Goal 6 including : 1) Water Resources Programs, such as implementing
the City’s National Pollutant Discharge Elimination System (NPDES) stormwater discharge permit,
2) Industrial Pretreatment Program such as administering the Pollution Management Practice
programs, and 3) Wastewater & Stormwater Programs.
As Goal 6 pertains to site-specific development, it requires that adequate protective measures are
taken to ensure the maintenance of air, water and land quality. This code amendment will encourage
economically viable uses within a Business Park and does not contain any specific proposed
development. Any new development must comply with applicable local, state, and federal air and
water quality standards.
Business Parks are only specifically listed as permitted in the CI District and these areas are generally
served by adequate water and sanitation facilities. The Code amendments clarify and expand
permitted uses in Business Parks and do not produce or discharge any product or by-product that
would degrade the quality of the air, water, and land resources. The proposed code amendment does
not alter the City’s acknowledged compliance with Goal 6.
Code Amendments Written Statement September 5, 2024 Page 14
GOAL 7: Areas Subject to Natural Disasters or Hazards - To protect people and
property from natural hazards.
The Metro Plan and the SDC are acknowledged to be in compliance with all applicable statewide
land use goals, including Goal 7. The City of Springfield has existing programs, policies, zoning
overlays, and development standards to regulate development in areas subject to natural disasters and
hazards. There is no development proposed with this code amendment. Goal 7 is not applicable.
GOAL 8: Recreational Needs- To satisfy the recreational needs of the citizens of the
state and visitors and, where appropriate, to provide for the siting of necessary
recreational facilities including destination resorts.
Goal 8 addresses the recreational needs of Oregon residents and visitors. Provisions of this goal are
appropriately implemented by a legislative process as part of periodic review of the Plan. The City
of Springfield evaluated projected population growth, changes in community demographics, and the
recreational needs of citizens and visitors. In compliance with Goal 8, the Plan Diagram designates
areas needed for Parks and Open Space.
The Code amendments will not affect the City’s supply of land available for recreation areas or
recreational facilities. The Code amendments will not have a direct impact on recreational needs and
will continue to allow bicycle paths, pedestrian trails, and parks as allowed uses associated with
Business Parks. Goal 8 is not applicable.
GOAL 9: Economy of the State- To provide adequate opportunities throughout the
state for a variety of economic activities vital to the health, welfare, and prosperity of
Oregon’s citizens.
The purpose of Goal 9 is to diversify and improve the economy of the State and is primarily
applicable to commercial and industrial development. In 2007 the Oregon legislature adopted House
Bill 3337 establishing land use planning requirements for the Eugene-Springfield Metro area. ORS
197.304 established a mandate that Springfield and Eugene separately determine the projected 20 -
year need for housing and establish separate Urban Growth Boundaries to meet housing needs.
Although ORS 197.304 only required separate UGBs for housing, it was implicit that the two cities
independently plan for other land use needs including employment growth, as defined by Goal 9.
Pursuant to Goal 9, in 2010, Lane County and the cities of Springfield and Eugene approved the
Regional Prosperity Economic Development Plan providing a framework to better align regional
economic growth with the area’s assets and values.
Given the complexity involved with addressing ORS 197.304, the City of Springfield chose to phase
adoption of various amendments to the Plan. To address OAR 660-009-0015(1) and (4), the City of
Springfield prepared an Economic Opportunities Analysis (EOA) to review “the types and amounts
of industrial and other employment uses likely to occur in the planning area .” The EOA identified
Target Industries including “Medical Services” and “Professional and Technical Services” suitable
for Business Parks.
Existing city approved Business Parks are on developed sites that were not included on the City of
Springfield inventory of vacant Commercial Industrial Buildable Land (CIBL). The CIBL also
Code Amendments Written Statement September 5, 2024 Page 15
concluded there were not enough large vacant sites within the City of Springfield UGB to
accommodate the projected economic growth. Relevant City of Springfield economic development
strategies3 include:
Provide sites with a variety of site characteristics to meet both commercial and industrial
economic opportunities, including sites that are available for relatively fast development.
This includes large sites for major employers.
Support and assist existing businesses within Springfield by assessing what kind of
assistance businesses need and developing programs to meet that need.
Attract and develop new businesses, especially those related to regional business clusters.
The City would like to build on the developing health care cluster, promote development of
high-tech businesses, and attract sustainable businesses.
Maintain flexibility in planning through providing efficient planning services and
developing planning policies to respond to the changing needs of businesses.
On December 5, 2016, the City of Springfield adopted Ordinance No. 6361 amending the Springfield
Urban Growth Boundary and adopting the Springfield 2030 Comprehensive Plan (2030 Plan)
Economic and Urbanization Policy Elements. The 2030 Economic Element provides policy direction
to address the community’s commercial, industrial, and other employment development need s and
supplants the Economic Element in the Metro Plan.
The Code amendments will increase the uses permitted in Business Parks while retaining existing
standards requiring landscaping, pedestrian amenities, and other site features. The Code amendments
will help meet a key economic goal to support the health care cluster. Since the existing Business
Parks are located within a block of frequent transit service and are on a major bike route, the code
amendment will also support City policies encouraging multi-modal transportation corridors.
The Code amendments will implement the City goal to diversify the local economy and will respond
to changing economic conditions described above in Part II. The Code amendments will not have an
adverse impact on the availability of suitable sites for a variety of economic activities. The Code
amendments will provide the following economic benefits:
1. Provide more diverse uses supporting new employment opportunities that result in
both direct and indirect benefits to the local economy.
2. Strengthen City of Springfield target industries of “Medical Services” and
“Professional and Technical Services.”
3. Stimulate economic viability of the existing Business Parks.
For further information regarding the Code amendments compliance with the City of Springfield
2030 Economic Element, please refer to the analysis above regarding SDC 5.6.115(A)(1).
3 CIBL – EOA Summary, August 2015
Code Amendments Written Statement September 5, 2024 Page 16
GOAL 10: Housing- To provide for the housing needs of citizens of the state.
Goal 10 is intended to provide for the housing needs of the citizens of the State. Th e Code
amendments do not impact the buildable land supply for housing. Goal 10 is not applicable.
GOAL 11: Public Facilities and Services- To plan and develop a timely, orderly and
efficient arrangement of public facilities and services to serve as a framework for urban
and rural development.
The Code amendments will not affect the City or other service providers’ ability to provide public
facilities and services.
GOAL 12: Transportation- To provide and encourage a safe, convenient and economic
transportation system.
Goal 12 is implemented through the provisions of the State Transportation Planning Rule (TPR)
(OAR 660, Division 12) which was adopted by LCDC in 1991. OAR 660-012-0060(1) requires that
amendments to functional plans, acknowledged comprehensive plans, and land use regulations which
significantly affect a transportation facility shall assure that allowed land uses are consistent with the
identified function, capacity, and level of service of the facility.
To determine whether the Code amendments will significantly affect a transportation facility, the
TPR lists specific criteria against which the Code amendments are to be evaluated. The TPR provides
that a land use regulation amendment significantly affects a transportation facility if it:
(a) Changes the functional classification of an existing or planned transportation
facility;
(b) Changes standards implementing a functional classification system;
(c) Allows types or levels of land uses which would result in levels of travel or access
which are inconsistent with the functional classification of a transportation facility;
or,
(d) Would reduce the level of service of the facility below the minimum acceptable level
identified in the TSP (Transportation System Plan).
Sandow Engineering conducted the required TPR analysis of the Code amendments and concluded:
• The addition of development trips does not trigger any intersections to not meet the LOS
standards.
• The intersection of Gateway St at Beltline Rd currently operates at LOS F during the PM peak
hour. The City has identified improvements at this intersection, which are reasonably
assumed to be constructed within the 20-year planning horizon. With these improvements,
the intersection will meet the mobility standards.
• The addition of development traffic does not substantially increase queuing conditions.
• There is no off-site mitigation needed for the proposed impacts.
• TPR findings are demonstrated to be met.
For a complete analysis of how the application meets Goal 12 and the TPR, please see Exhibit C.
Code Amendments Written Statement September 5, 2024 Page 17
GOAL 13: Energy Conservation- To conserve energy.
The Code amendments will not amend or affect any land use regulations enacted to implement Goal
13. All new development will be required to comply with local, state and federal codes related to
energy conservation. Goal 13 is not applicable.
GOAL 14: Urbanization- To provide for an orderly and efficient transition from rural
to urban land use, to accommodate urban population and urban employment inside
urban growth boundaries, to ensure efficient use of land, and to provide for livable
communities.
The Code amendments do not propose to expand the Urban Growth Boundary thus does not require
a review of the transition of rural to urban land uses. Therefore, the provisions of Goal 14 and OAR
Chapter 660, Division 24 (Urban Growth Boundaries) are not applicable.
GOALS 15-19
Goals 15 through 18 are inapplicable to this application as they are geographically oriented and only
apply to the Willamette River Greenway and coastal resources.
Code Amendments Written Statement September 5, 2024 Page 18
IV. CONCLUSION
The 2022 SDC updates were intended to be “policy neutral” with the purpose of modernizing the
Industrial District code and expanding flexibility to include Target Industries, such as medical
services. However, Business Park uses were not specifically addressed in the SDC 2022 updates and
some uses were removed. Therefore, the proposed Code amendments:
1) Continue to permit all primary, secondary, and accessory uses allowed in the CI
District,
2) Reinstates the limit of Business Parks to 40% of the gross acres of the CI District,
3) Expand uses to include Target Industries such as “Medical Services,” “Professional and
Technical Services,” “Educational Services,” and “Health Services for Seniors”,
4) Removes requirement to serve on-site uses/employees and allows uses to serve the
public, and
5) No longer limits each secondary use to a maximum of 2,500 square feet and allow s
secondary uses to occupy a maximum of 40 percent of the total gross floor area of the
Business Park.
The Code amendments further address the intent of the 2022 SDC updates by clarifying the
existing Industrial Use Category of Corporate or Regional Headquarters and adding a new
Industrial Use Category for Business Parks.
This written narrative, including Findings of Fact, exhibits, and technical reports, offer substantial
evidence to support approval of the Code amendments in compliance with SDC 5.6.115.
Exhibit A – Code Amendments September 5, 2024
1
Exhibit A
Springfield Development Code Amendments
Concerning Business Parks in the Campus Industrial District
The following proposed amendments to the Springfield Development Code (SDC) are intended to clarify
and expand uses permitted in “Business Parks” in the Campus Industrial District (CI). The proposed
Code amendments are shown in legislative format (deleted text in [strike through red] and new text
with underline red).
For clarity and context, SDC 3.2.400 Industrial Districts is provided in its entirety. Amended text is
accompanied by commentary that briefly explains the rationale for the proposed Code amendments. The
amendments are limited in scope to the following sections:
• 3.2.415 Industrial Use Categories concerning (G) “Corporate or regional headquarters” (H)
Secondary Use, and a proposed new subsection (J) Business Park.
• Table 3.2.420 concerning the land use “Business Park” and providing reference to the proposed
new applicable code standard at SDC 3.2.415(J).
• 3.2.430 CI District – Operational Performance Standards to provide exceptions for Business
Parks to allow uses that serve the public and establish permitted uses in accordance with the
proposed new SDC 3.2.415(J) under (D) and (F).
• 6.1.110 Meaning of Specific Words and Terms concerning Business Park.
_________________________________________________________________
3.2.400
INDUSTRIAL DISTRICTS
3.2.405. Purpose and Applicability.
(A) Purpose. The purpose of the industrial districts is to:
(1) Broaden, improve, and diversify the Springfield economy while maintaining or
enhancing environmental quality and Springfield’s natural heritage.
(2) Provide certainty, predictability, and flexibility in the development of
industrial development.
(3) Make development decisions predictable and cost effective.
(B) Applicability. This section applies to development in the Campus Industrial (CI), Light
Medium Industrial (LMI), Heavy Industrial (HI), and the Special Heavy Industrial (SHI)
Districts. These districts are identified on the City’s official Zoning Map. Properties
designated within each district that contain additional standards must comply with the
provisions of the applicable district, except as may be modified by this section. The
districts serve different uses as described below.
Exhibit A- Code Amendments September 5, 2024 2
District Location and Characteristics
Campus Industrial (CI) This district is intended to provide
opportunities for diversification of the
local economy by offering prime sites in a
campus environment for large-scale light
manufacturing firms and research and
development complexes emphasizing
modern technology and employing skilled
workers in family wage jobs. The term
“campus” includes innovative building
designs, enhanced landscapes, large open
spaces, and substantial pedestrian
amenities.
Light-Medium Industrial (LMI) This district is intended to provide
opportunities for the secondary processing
of materials into components, the
assembly of components into finished
products, transportation, communication
and utilities, wholesaling, and
warehousing. The external impact from
these uses is generally less than heavy
industrial, and transportation needs are
often met by truck. Activities are
generally located indoors, although there
may be some outdoor storage. This
designation also can accommodate
supporting offices and campus industrial
uses.
Heavy Industrial (HI) This district is intended to provide
opportunities for the processing of large
volumes of raw materials into refined
materials and/or that have significant
external impacts. Heavy industrial
transportation needs often include rail and
truck. Less intensive industrial uses that
are permitted in the LMI District are also
permitted in this district.
Special Heavy Industrial (SHI) This district is intended to provide
opportunities to accommodate industrial
developments that need large parcels,
particularly those with rail access.
Although the primary purpose of this
district is to provide sites for heavy
industries other industry is allowed.
Exhibit A – Code Amendments September 5, 2024 3
3.2.410. Use Category Determination.
(A) For the purpose of SDC 3.2.400, uses and activities are classified into use categories on
the basis of common functional, product, or physical characteristics, as described
below.
(1) Determination of Use Category. Uses are assigned to the category whose
description most closely describes the nature of the primary use. Developments
may have more than 1 primary use. Deve lopments may also have 1 or more
accessory uses.
When a use’s category is not clearly identifiable, the Director, through an
administrative action, determines the applicable use category. The Director will
consider the following factors to determine what use category the use is in, and
whether the activities constitute primary uses or accessory uses:
(a) The description of the activity in relationship to the characteristics of each
use category;
(b) The relative amount of site or floor space and equipment devoted to the
activity;
(c) Relative amounts of sales from each activity;
(d) The customer type for each activity;
(e) The relative number of employees in each activity;
(f) Hours of operation;
(g) Building and site arrangement;
(h) Vehicles used with the activities;
(i) The relative number of vehicle trips generated by the activities;
(j) The signage for the proposed use(s) and activities;
(k) How the use advertises itself; and
(l) Whether the activities function independently of other activities on the
site.
(2) Multiple Uses. When all of the primary uses of a development fall within 1 use
category, then the development is assigned to that use category. When the
primary uses of a development fall within different use categories, each primary
use is classified in the applicable category and is subject to the regulations for
that category.
(3) Determination of Similar Use Category. Subject to prior submittal and
Exhibit A- Code Amendments September 5, 2024 4
(6443)a
pproval of an application pursuant to Type 2 procedures, uses and development
similar to those found in Table 3.2.420 may be allowed if found by the Director to
be “clearly similar” to the uses and development allowed by Table 3.2.420. The
applicant has the burden to provide sufficient information to allow the Director to
make findings on the following criteria.
The Director must make findings that the proposed use is “clearly similar” based
on the following criteria:
(a) The use and development are consistent with the purpose of this section.
(b) When compared with the uses and development permitted by Table 3.2.420,
the use and development are similar to 1 or more of these uses and
development based on an analysis of the:
(i) Goods or services traded from the site;
(ii) Bulk, size, and operating characteristics of the proposed use and
development; and
(iii) Parking demand, customer types, and traffic generation.
(c) The use and development comply with the other applicable provisions of this
section.
Uses that are not “clearly similar” because they do not meet the standards above,
may be allowed as a new use, according to the procedures and standards in SDC
5.11.100, Interpretations.
3.2.415. Industrial Use Categories.
(A) Industrial Use. Employment activities, including, but not limited to, the use of land
primarily for the manufacture, assembly, fabrication, processing, storage, logistics,
warehousing, importation, distribution and transshipment, and research and development,
that generate income from the production, processing, handling or distribution of goods
and services, including goods and services in the traded sector as defined by ORS
285A.010.
(B) Heavy Manufacturing and Production.
(1) “Heavy manufacturing and production” refers to the manufacturing from raw
materials, processing from raw materials, or assembly of goods. Natural, human -
made, raw, secondary, or partially completed materials may be used. Products may
be finished or semi-finished and are generally made for the wholesale market, for
transfer to other plants, or to order for firms or consumers. Goods are generally not
displayed or sold on site, but if so, they are a subordinate part of sales. Relatively few
customers come to the manufacturing site.
Exhibit A – Code Amendments September 5, 2024 5
(2) Examples of heavy manufacturing and production uses include, but are not limited
to: lumber mills, pulp and paper mills, and other wood products manufacturing;
manufacturing and processing of metals or metal products including enameling and
galvanizing; biotechnology; manufacturing or processing of chemical, rubber,
leather, clay, bone, plastic, stone, concrete, glass materials, or related products;
manufacturing or production of food and beverage or related products;
manufacturing of textiles or apparel; woodworking, including cabinet makers; the
production of energy; and paper products or other similar materials manufacturing
or processing.
(3) Exceptions.
(a) Manufacturing of goods to be sold primarily on site and to the general public
is classified as retail sales and service as found in SDC 3.2.300.
(b) Manufacture and production of goods from composting organic material is
classified as waste-related uses.
(C) Light Manufacturing, Fabrication, and Repair.
(1) “Light manufacturing, fabrication, and repair” refers to the manufacturing,
processing, fabrication, packaging, or assembly of goods. Natural, human - made,
raw, secondary, or partially completed materials may be used. Products may be
finished or semi-finished and are generally made for the wholesale market, for
transfer to other plants, or to order for firms or consumers. Goods are generally not
displayed or sold on site, but if so, they are a subordinate part of sales. Relatively
few customers come to the manufacturing site.
(2) Examples of light manufacturing, fabrication, and repair uses include, but are not
limited to: manufacturing, fabrication, or repair of appliances, electronic
equipment, furniture, signs, and similar goods; fabrication of metal or metal
products; manufacturing, assembly, or repair of machinery, equipment,
instruments, biotechnology; manufacturing of apparel or other finished goods
made from canvas, cloth, fabrics, feathers, felt, leather, textiles, wool, yarn, or
similar materials; finished woodworking and assembly, including cabinet makers;
preparation of food and related products including catering establishments;
breweries, distilleries, and wineries; media production facilities; and
manufacturing of prefabricated or modular structures including manufactured
homes and related components.
(D) Industrial Service.
(1) “Industrial service” refers to the repair or servicing of business or consumer
machinery, equipment, products or by-products. Firms that service consumer
goods do so by mainly providing centralized services for separate retail outlets.
Contractors and building maintenance services and similar uses perform services
off site. Few customers, especially the general public, come to the site.
(2) Examples of industrial service uses include, but are not limited to: welding
Exhibit A- Code Amendments September 5, 2024 6
shops; machine shops; tool repair; electric motor repair; repair of scientific or
professional instruments; storage of building materials; heavy truck servicing and
repair; tire retreading or recapping; contractors including building, heating,
plumbing, electrical, or similar; health, safety, first aid, and EMS service; printing,
publishing and lithography; recycling operations; janitorial and building
maintenance services including exterminators; fuel oil distributors; solid fuel yards;
research, development, and testing laboratories or facilities; technology
development and support centers; industrial laundry, dry-cleaning, and carpet
cleaning plants; and photofinishing laboratories.
(3) Exceptions.
(a) Contractors and others who perform industrial services off site are included in
the office category, if equipment and materials are not stored at the site, and
fabrication or similar work is not carried on at the site.
(b) Hotels, restaurants, and other services that are part of a truck stop are
considered accessory to the truck stop.
(E) Warehouse and Wholesale Sales.
(1) Warehouse and wholesale sales includes the wholesale storage or movement of
goods by a company for themselves or other firms. Goods are generally delivered to
other firms or the final consumer, except for some will-call pickups. There is little
on-site sales activity with the customer present. “Warehouse” refers to the storage
of finished and unfinished products and materials within an entirely enclosed
building. This use may include facilities for regional wholesale distribution, if
permitted by the applicable land use district. “Wholesale sales” refers to the sale,
lease, or rental of products primarily intended for industrial, institutional, or
commercial businesses. The uses emphasize on-site sales or order taking and often
include display areas. Businesses may or may not be open to the general public, but
sales to the general public are limited as a result of the way in which the firm
operates. Products may be picked up on site or delivered to the customer.
(2) Examples of warehouse and wholesale sales uses include, but are not limited to:
regional distribution headquarters including storage, wholesale warehouses used by
retail stores such as furniture and appliance stores; household moving and general
freight storage; cold storage plants, including frozen food lockers; wholesale
distribution centers; truck/freight terminals; bus barns; parcel delivery services;
major post offices; grain terminals; and the stockpiling of sand, gravel, or other
aggregate materials. Additionally, wholesale sales includes sale or re ntal of
machinery, equipment, heavy trucks, building materials, special trade tools, welding
supplies, machine parts, electrical supplies, janitorial supplies, restaurant equipment,
and store fixtures; mail order houses; and wholesalers of food, clothing, auto parts,
building hardware, and office supplies.
(3) Exceptions.
(a) Uses that involve the transfer or storage of solid or liquid wastes are classified
as waste-related uses.
(b) Uses that engage primarily in sales to the general public are classified as
retail sales and service as found in SDC 3.2.300.
(c) Uses that engage in sales on a membership basis are classified as retail sales
Exhibit A – Code Amendments September 5, 2024 7
and service as found in SDC 3.2.300.
(F) Waste-Related.
(1) “Waste-related” includes uses that receive solid or liquid wastes from others for
disposal on the site or for transfer to another location, uses that collect sanitary
wastes, or uses that manufacture or produce goods or energy from the biological
decomposition of organic material. Waste-related uses also include uses that
receive hazardous wastes from others and are subject to the regulations of OAR
340-100, Hazardous Waste Management.
(2) Examples of waste-related uses include, but are not limited to: sanitary landfills,
limited use landfills, waste composting, energy recovery plants, sewer treatment
plants, portable sanitary collection equipment storage and pumping, processing of
waste, and hazardous-waste-collection sites.
(3) Exceptions.
(a) Disposal of clean fill, consisting of soil, rock, concrete, brick, building block,
tile, or asphalt paving, which does not contain contaminants that could
adversely impact public health and which does not contain putrescible waste,
construction and demolition waste, or industrial solid waste, is not a waste-
related use.
(b) Sewer pipes that serve a development are considered a basic utility.
(c) Recycling operations are not considered a waste-related use. They are
classified as an industrial service use.
(G) Corporate or Regional Headquarters.
(1) “Corporate or regional headquarters” means a building or portion of a building in
which people are employed in the management or direction of a business consisting
of 1 or more companies, or divisions or groups of companies. [This use must be
directly associated with and subordinate to a permitted use or a use allowed
with a Discretionary Use Permit on the same site.]
(2) Corporate or regional headquarters may be permitted in one of the following
ways: (i) as part of a large-scale light- manufacturing use [or], (ii) located within
an approved [b]Business [p]Park[.], (iii) directly associated with a permitted
use or a discretionary use on the same site, or (iv) [Corporate or regional
headquarters also may be a] as a stand-alone use.
(3) The acreage comprising a stand-alone corporate or regional headquarters site must
be applied to the 40 percent gross acre standard for [b] Business [p]Parks.
(4) Corporate or regional headquarters must have at least 20 or more employees at the
time of occupancy.
COMMENTARY: Amend format to be consistent with other land use categories. Clarify that
“Corporate or regional headquarters” are a permitted use and are not required to be subordinate
to a different permitted use or approved through a Discret ionary Use Permit. Clarify the ways
a Corporate or regional headquarters use are permitted and retain the existing special standards.
Exhibit A- Code Amendments September 5, 2024 8
(H ) Secondary Use.
(1) “Secondary use” means a use that is integrated with the primary use, is not stand
alone, and is not permitted in the absence of a primary use.
(2) Examples of secondary uses include, but are not limited to: eating and drinking
establishments; personal services such as hair stylists, beauty, fitness, spa, shoe
repair, dry cleaning, and tailors; child care facilities primarily serving employees;
building maintenance services; industrial and professional equipment and supply
stores; financial institutions including ATMs.
(3) Retail, wholesale and service uses, either alone or in combination, cannot exceed 20
percent of the gross floor area of a building. These uses exclude any drive-through
facility and must not primarily serve the general public. Except for ATMs, each use
is limited to 2,500 square feet of gross floor area.
(4) Child care facilities may exceed the 2,500 square foot standard in order to comply
with size requirements.
(5) Exception.
(a) SDC 3.2.415(H) does not apply to Business Parks. Business Park standards
for secondary uses are found in SDC 3.2.415(J).
COMMENTARY: Business Parks are intended to diversify the economy by providing sites for a
variety of businesses in an attractive campus -like setting. The Code amendment provides an
exception for secondary uses in a Business Park and refers to standards in SDC 3.2.415(J) below.
(I) Accessory Use.
(1) “Accessory use” means a use that is subordinate to the primary use.
(2) Examples include, but are not limited to: accessory structures; administrative
professional or business offices; copying and photo developing; cafeteria serving
employees; developed recreation area or pedestrian amenities serving the
development area; storage yards or warehouses; parking lots and parking structures;
truck fleet parking; repair and maintenance areas; docks; rail spur or rail lead line;
heliports and helistops; and 1 dwelling unit per site.
(J) Business Park.
(1) Business Park primary uses include, but are not limited to, those described in
SDC 3.2.415 Industrial Use Categories : (A) Industrial Use, (C) Light
Manufacturing, Fabrication, and Repair, (D) Industrial Service, (E)
Warehouse and Wholesale Sales, and (G) Corporate or Regional
Headquarters; and as described in SDC 3.2.315 (C) Offices and Clinics; and
Community Service, includ ing Governmental Offices; and Educational
Facilities including professional, vocational, and business schools.
COMMENTARY: Code amendments expand primary uses permitted in Business Parks to
implement city policies to diversify employment opportunities, support targeted industries (e.g.,
“Medical Services” and “Professional and Technical Services”) while providing attractive sites
for business growth in the Gateway special light industrial area. Code amendments also address
changes in the economy such as the substantial decrease in the demand for traditional office
Exhibit A – Code Amendments September 5, 2024 9
space and emerging trends towards more innovative shared work spaces. The Code amendments
also clarify the industrial land uses permitted in a Business Park and additional land uses which
meet the 2022 SDC changes to modernize and improve access to target industries such as
“Medical Services” and “Professional and Technical Services.”
(2) Business Park secondary uses include, but are not limited to: Retail Sales and
Services (non-automobile dependent/oriented); Eating and Drinking
Establishments (without drive-through); Child Care Center; Bicycle Paths
and Pedestrian Trails; Parks; and Public Utility Facilities.
COMMENTARY: Code amendments clarify the secondary uses allowed in Business Parks and
retains the prohibition on secondary uses that are automobile dependent/oriented.
(3) Business Park secondary uses must not exceed 40 percent of the total gross
floor area of the Business Park.
COMMENTARY: The existing SDC limits some secondary uses in Business Parks to 20 percent
of the building gross floor area of a building and limits the size of individual secondary uses to a
maximum of 2,500 square feet. The Code amendments provide flexibility regarding the size of
individual secondary uses while requiring the majority of the floor area for primary uses.
(4) Business Park uses may serve the public.
COMMENTARY: The 2022 SDC updates retained the same limitation on CI District uses
required to not primarily serve the public and added limitations that child care centers may only
primarily serve employees, cafeterias may only serve employees, and further limited uses by
removing several previously permitted uses such as education al facilities. The SDC contains
numerous provisions limiting primary and secondary uses from serving the public and
unnecessarily restricts business growth and development in Business Parks. Consistent with the
purpose of the CI District and with Standards for Business Parks, Business Parks require
substantial pedestrian amenities, attractive landscaping and other features suitable for
businesses that may serve the public.
(5) No more than 40 percent of the gross acres of a CI District may be developed
as a Business Park.
COMMENTARY: Prior to the 2022 SDC updates, Business Parks were limited to maximum of
40 percent of the gross acres of a CI District. Although this standard was removed for Business
Parks in the industrial use table, it is still referenced in SDC 3.2.415(G) regarding Corporate or
Regional Headquarters. The Code amendments propose reinstating the standard for Business
Parks to reduce potential traffic impacts and to be consistent with the standard related to
Corporate or Regional Headquarters.
Exhibit A- Code Amendments September 5, 2024 10
3.2.420. Permitted Uses.
(A) The land uses listed in Table 3.2.420 are permitted in each of the applicable
districts, subject to the provisions of this section.
Table 3.2.420 Permitted Uses
Industrial District
Applicable code
standards Land Use **CI LMI HI *SHI
Industrial
Heavy
Manufacturing and
Production
N D P P
Light
Manufacturing,
Fabrication, and
Repair
D P P P
Industrial Service P P P P
*Warehouse and
Wholesale Sales
P P P P SDC § 3.2.428
Waste-Related N N D D
Exhibit A – Code Amendments September 5, 2024 11
Table 3.2.420 Permitted Uses
Land Use
Explosives or
Fireworks,
Manufacturing,
Warehouse, or
Distribution.
**CI
N
Industrial
LMI
D
District
HI
D
*SHI
N
Applicable
code
standards
Corporate Office/
Headquarters
P P P P
Outdoor Storage
Directly Related to an
Approved Use
N P P P
Automobile
Wrecking, or Towing
Service Operations
N N D N
Industrial Park N P P P
Business Park P N N N SDC 3.2.415(J)
Slaughterhouse N N D N
Other
*Secondary Use (as
defined)
P D D D SDC § 3.2.415
*Accessory Use (as
defined)
P P P P SDC § 3.2.415
*Marijuana
Production Facility
N N P P SDC § 4.7.177
*Marijuana
Processing Facility
N P P N SDC § 4.7.177
*Marijuana
Wholesale Facility
N P P N SDC § 4.7.177
*Marijuana Retail
Outlet or Sales, as
Primary or Secondary
use
N N N N SDC § 4.7.177
*Recreational Facilities N P P P SDC § 4.7.205
Child Care Centers P P N N
Bicycle Paths and
Pedestrian Trails
P P P P
Linear Parks P P P P
Agricultural
Cultivation of Vacant
Land
P P P P
Income-Qualified
Housing
P* P* N N SDC § 4.7.405
Public and Institution al
*Education Facilities N D* N N SDC § 4.7.195
*High Impact Public
Utility Facilities
D P P P SDC § 4.7.160
Exhibit A- Code Amendments September 5, 2024 12
P = Permitted Use; D = Discretionary Use permit required; N = Not Allowed;
* Permitted subject to cited code standards; In the SH District, the standard is found in SDC 3.2.425(A)(1).
** Uses in the CI District must meet the operational performance standards specified in SDC 3.2.430.
(6443; Ord. 6466, 11/20/2023; Ord. No. 6482, 7/1/2024)
COMMENTARY: Code amendments to Table 3.2.420 Permitted Uses adds SDC 3.2.415(J) as
an applicable code standard for a Business Park.
3.2.425. Development Standards.
In addition to applicable provisions contained elsewhere in this code, the development standards
listed in this section apply to all development in industrial districts. In cases of conflicts,
standards specifically applicable in the industrial district apply. In cases of conflicts in this
section between the general standards and the area-specific standards, the area-specific
standards apply.
(A) Lot Area, Dimensions, and Coverage. The following Table 3.3.425 sets forth the
industrial district lot area, lot dimension, and coverage standards.
Table 3.2.425(A) Industrial District Lot Area, Dimension, and Coverage Standards
Development
Standard
CI
LMI
HI
SHI
Minimum lot/
parcel size
10,000 square
feet
10,000 square
feet
10,000 square
feet
10,000 square
feet see (A)(1)
below
Minimum
frontage, see
(A)(2) below
75 feet 75 feet 75 feet 75 feet
Panhandle lot/
parcel
minimum
frontage, both
single and
double
panhandles
N/A 40 feet 40 feet 40 feet
Table 3.2.420 Permitted Uses
Industrial District
Land Use
Low Impact Public
Utility Facilities
*Wireless
Telecommunications
System (WTS)
Facilities
**CI
P
LMI
P
HI
P
*SHI
P
Applicable code
standards
N See SDC
4.3.145
See SDC
4.3.145
See SDC
4.3.145
SDC § 4.3.145
Exhibit A – Code Amendments September 5, 2024 13
Table 3.2.425(A) Industrial District Lot Area, Dimension, and Coverage Standards
Development
Standard
Maximum lot/
parcel coverage
SHI
Limited only by requirements of other sections of this code
(1) Until annexed to the City, the minimum lot/parcel size in the SHI District must be 40
acres and the minimum development area must be 10 acres.
(2) The frontage standard does not apply when the following are met:
(a) The lots/parcels have been approved as part of a Master Plan, Site Plan,
Subdivision, or Partition; and
(b) Access has been guaranteed via a private street or driveway by an
irrevocable joint use/access agreement as specified in SDC 4.2.120(A).
(B) Setbacks. Setbacks provide separation between industrial and non-industrial uses for fire
protection/security, building maintenance, sunlight and air circulation, noise buffering,
and visual separation. All developments must meet applicable fire and building code
standards, which may require greater setbacks than those listed in this section (e.g., for
combustible materials, etc.).
Required setbacks are measured from the special street setback in SDC 4.2.105(N),
where applicable.
The following setback standards apply to all structures, except as otherwise
provided by this section.
(1) Front Yard Building Setback.
(a) Campus Industrial District.
(i) The minimum front yard building setback is 20 feet if abutting a
local street.
(ii) The minimum front yard building setback is 30 feet if abutting a
collector or arterial street.
(b) Light Medium Industrial District. The minimum front yard building
setback is 10 feet.
(c) Heavy Industrial District. The minimum front yard building setback is 10
feet.
(d) Special Heavy Industrial District. The minimum front yard building
setback is 10 feet.
(2) Parking, Driveway, or Outdoor Storage Setback.
(a) Campus Industrial District. The minimum yard setback for parking, or
CI
LMI
HI
Exhibit A- Code Amendments September 5, 2024 14
driveway is 5 feet from any property line. In the CI district no outdoor
storage is allowed.
(b) Light Medium Industrial District. The minimum yard setback for
parking, driveway, or outdoor storage is 5 feet from any property
line.
(c) Heavy Industrial District. The minimum yard setback for parking,
driveway, or outdoor storage is 5 feet from any property line.
(d) Special Heavy Industrial District. The minimum yard setback for
parking, driveway, or outdoor storage is 5 feet from any property
line.
(3) Other Setbacks.
(a) Building Setback From a R-1, R-2, or R-3 Residential District.
(i) Campus Industrial District. The minimum setback for a
building from a residential district boundary is 50 feet.
(ii) Light Medium Industrial District. The minimum setback
for a building from a residential district boundary is 10 feet.
(iii) Heavy Industrial District. The minimum setback for a
building from a residential district boundary is 10 feet.
(iv) Special Heavy Industrial District. The minimum setback
for a building from a residential district boundary is 10 feet.
(b) Building Setback From a CI District.
(i) Campus Industrial District. NA.
(ii) Light Medium Industrial District. The minimum setback
for a building from a CI district boundary is 10 feet.
(iii) Heavy Industrial District. The minimum setback for a
building from a CI district boundary is 10 feet.
(iv) Special Heavy Industrial District. The minimum setback
for a building from a CI district boundary is 10 feet.
(c) Building Setback Within the CI District From Other Districts. The
minimum setback for a building within the CI district from another
nonresidential district boundary is 10 feet.
(d) Building separation From Other Buildings Within the CI District.
The minimum building separation between buildings in the CI
district is 20 feet.
(4) Setback Exceptions and Special Circumstances.
(a) Where a public utility easement (PUE) is larger than the required
setback standard, no building or above grade structure, except a
fence, can be built upon or over that easement.
Exhibit A – Code Amendments September 5, 2024 15
(b) CI District Setback Exceptions. Required building setbacks and
separations may be reduced through the Site Plan Approval process
without a variance when:
(i) The building design incorporates landscaped stormwater quality
facilities within the setback area that also enhances pedestrian
amenities and the campus environment;
(ii) Necessary to protect natural assets identified in the Gateway
Refinement Plan or elsewhere in this code;
(iii) Necessary to preserve existing healthy mature trees;
(iv) Necessary to accommodate handicapped access requirements; or
(v) Legally created lots/parcels do not meet the minimum lot/parcel size.
Table 3.2.425(B) summarizes the above setback standards.
Table 3.2.425(B) Setback Standards
Development
Standard
CI
LMI
HI
SHI
Front setback
for building
20/30 feet 10 feet 10 feet 10 feet
Setback for
parking,
driveway, or
outdoor storage
5 feet 5 feet 5 feet 5 feet
Building
setback from
residential
district
50 feet 10 feet 10 feet 10 feet
Building
setback from CI
district
N/A 10 feet 10 feet 10 feet
Building
setback within
the CI district
from other
district
20 feet N/A N/A N/A
Exhibit A- Code Amendments September 5, 2024 16
Table 3.2.425(B) Setback Standards
Development
Standard CI LMI HI SHI
Building
separation from
other buildings
within CI
district
20 feet N/A N/A N/A
(C) Height.
(1) The following building height standards are intended to promote land use
compatibility and flexibility for industrial development at an appropriate
community scale.
(a) Buildings and structures in the Campus Industrial District are limited to
the maximum height of 45 feet.
(b) Buildings and structures in the Light Medium Industrial, Heavy Industrial,
and Special Heavy Industrial Districts have no maximum height, except
when abutting a residential district. When abutting a residential district,
the following height standards apply:
(i) The height of a structure must not exceed the height permitted in the
adjacent residential land use district for a distance of 50 feet. For the
adjacent R-1 zone the applicable height limit would be 35 feet and
R-2 zone the applicable height limit would be 50 feet.
(2) Incidental equipment, as defined in SDC 6.1.110 may exceed the height
standard.
Table 3.2.425(C) summarizes the above height standards.
Table 3.2.425(C) Height Standards
Development
Standard
CI
LMI
HI
SHI
Maximum
Height
45 feet No maximum height, except when abutting
residential districts (see below)
Industrial
District abuts
an R-1 or R-2
District
N/A The height of a structure must not exceed the
height permitted in the adjacent residential land
use district for a distance of 50 feet from the
property line.
(6443)
Exhibit A – Code Amendments September 5, 2024 17
3.2.428. Development Standards – Specific.
(A) Manufactured Dwelling as a Permanent Office Use. A manufactured dwelling, provided
it meets City and state construction and safety standards for the proposed use, may be
used as a permanent office building in the Light-Medium Industrial and Heavy Industrial
Districts, provided the following conditions are met prior to occupancy:
(1) A permanent foundation is provided for the manufactured dwelling.
(2) Siding must be compatible with adjacent structures; the roof must have a minimum
16 percent pitch.
(3) Foundation covers, skirting, landscaping and backfill are required.
(4) Compliance with these regulations is a condition of continued use of the
manufactured dwelling on the property.
(B) Warehouse Commercial Retail and Wholesale.
(1) Buildings must be located in the front of lots/parcels, where possible, to minimize
the visibility of outdoor storage yards or areas.
(2) Any outdoor storage yard or area must be surrounded by a sight-obscuring fence.
Exception: Sales of heavy equipment and trucks does not require fencing.
(3) In the Downtown Exception Area, the storage and display of rental equipment must
be confined within a building.
(4) For mini-storage facilities, an on-site manager’s living quarters must be permitted
when the living quarters are constructed as part of and attached to a new or existing
mini-storage facility.
(5) Light-Medium Industrial and Warehousing. For warehouse-commercial use, at
least 50 percent of the structure must be used for storage of materials and 50 percent
or less may be used for combined retail and office floor space.
(Ord. No. 6482, 7/1/2024)
Exhibit A- Code Amendments September 5, 2024 18
3.2.430. CI District—Operational Performance Standards.
The operational performance standards listed below apply to all uses permitted within the CI
District. For permitted light industrial manufacturing uses, compliance with these operational
performance standards shall be the determining factor. In all other cases, the use lists in SDC
3.2.420 are the determining factor.
(A) All manufacturing operations shall be entirely enclosed within a building.
EXCEPTION: The Director may allow an outdoor utility yard to store tanks containing
gases and/or fluids that are essential to the operation of the permitted use that cannot otherwise
be contained in an enclosed building for fire and life safety reasons, as determined by the Fire
Marshall. The utility yard shall be screened from public view by a masonry or decorative
concrete wall at least 8 feet in height that is an extension of the building, complements the
façade of the building and meets the setback requirements specified in SDC 3.2.425.
(B) All applicable on-site design standards specified in SDC 3.2.450 shall be met.
(C) The storage of raw materials and/or finished products shall occur entirely within enclosed
buildings. The parking of trucks necessary for the operation of the facility shall also occur
within enclosed buildings, unless permitted as specified in SDC 4.6.125 and SDC 3.2.450(C).
(D) Office and commercial uses shall not primarily serve the public.
EXCEPTION: Office and commercial uses in a Business Park must comply with
SDC 3.2.415(J).
COMMENTARY: For clarity, add exception and refer to new Business Park standards.
(E) The movement of heavy equipment on or off the site shall not be permitted.
EXCEPTION: Truck deliveries and shipments are permitted;
(F) Proposed uses not listed as permitted uses in SDC 3.4.420 are not [be] permitted.
EXCEPTION: Business Park uses must comply with SDC 3.2.415(J).
COMMENTARY: For clarity, add exception and refer to new Business Park standards.
(G) Proposed uses shall also comply with the additional operational performance standards listed
below. The intent is not to specifically deny a use, but ensure compliance with applicable
local, State, and Federal regulations. Compliance with these operational performance
standards are the continuing obligation of the property owner. Failure to comply with these
operational performance standards shall be a violation of this Code and/or Chapter 5 of the
Springfield Municipal Code, 1997.
(1) Air pollution. Air pollution includes, but is not limited to, emission of smoke, dust,
fumes, vapors, odors, and gases. Air pollution shall not be discernable at the property
line by a human observer relying on a person's senses without the aid of a device. The
applicant shall obtain and maintain all applicable licenses and permits from the
appropriate local, State, and Federal agencies.
EXCEPTION: Water vapor or other benign plumes from processes or pollution
control equipment shall not be considered air pollution.
(2) Fire and explosive hazards. All activities involving the use, storage and/or disposal of
flammable or explosive Fire Code as most recently adopted by the City.
Exhibit A – Code Amendments September 5, 2024 19
(3) Glare.
(a) Glare resulting from exterior lighting, excluding low -intensity
pedestrian-level lighting, shall be controlled by deflecting light away
from abutting uses and from public rights-of-way as specified in SDC
4.5.100.
(b) Glare resulting from an industrial operation including welding or laser
cutting shall not be visible from the outside of the building.
(4) Groundwater Protection. Proposed development utilizing hazardous
materials that may impact groundwater quality shall be as specified in SDC
3.3.200.
(5) Hazardous Waste. Proposed development shall not utilize or produce
hazardous waste unless permitted as specified in Oregon Administrative
Rule (OAR) 340-102-0010 through 340-102-0065 or any applicable Federal
regulation.
(6) Noise. These standards apply to noise generated by any machinery or
equipment on the development site. The maximum permitted noise levels in
decibels across lot/parcel lines and district boundaries shall be as specified
in OAR 340-035-0035, Noise Control Standards for Industry and
Commerce.
EXCEPTION: Excluded from these noise standards are background traffic
on State highways and public streets and occasional sounds generated by
temporary construction activities, truck deliveries, warning devices, or other
similar temporary situations.
(7) Radiation. There are various sources of radiation, including, but not limited
to ionizing radiation, electromagnetic radiation, and radiation from sonic,
ultrasonic, or infrasonic waves. Uses that involve radiation shall comply with
the regulations in OAR 333-100-0001 through 333-100-0080 and any
applicable Federal regulation.
(8) Vibration. No use, other than a temporary construction operation, shall be
operated in a manner that causes ground vibration that can be measured at
the property line. Ground-transmitted vibration shall be measured with a
seismograph or a complement of instruments capable of recording vibration
displacement, particle velocity, or acceleration and frequency
simultaneously in 3 mutually perpendicular directions.
(H) Warehousing is permitted only as a secondary use in the following circumstances:
(1) For the storage and regional wholesale distribution of products manufactured
in the CI District;
(2) For products used in testing, design, technical training or experimental
product research and development in the CI District; and/or
Exhibit A- Code Amendments September 5, 2024 20
(3) In conjunction with permitted office-commercial uses in the CI District.
(4) The secondary use status of warehousing is typically determined by a square
footage standard which is less than 50 percent of the gross floor area of the primary
use. In the CI District, the number of employees at the time of occupancy may also
be used to determine secondary use standards status. In this case, the primary use
must have 20 or more employees and the warehousing use must have fewer
employees than the primary use. If the employee standard is met, the warehousing
use may have more square footage than the primary use.
(6443; Ord. 6466, 11/20/2023)
3.2.435. CI District—Monitoring Uses.
(A) CI District uses shall be monitored by implementing a Pre-certification process. The
purpose of Pre-certification is to determine whether a proposed use us, in fact, a
permitted use within the CI District. Pre-certification applies to all new uses and any
change of use in the CI District.
(B) The Director shall review the proposed use prior to the submittal of a development
application or in some cases, a building permit. The Director shall consider both the
permitted uses and the operational performance standards specified in SDC 3.2.415 and
SDC 3.2.425. If the Director does not approve the Pre-certification, the applicant may
submit a request in writing to the Director to make a determination that the proposed use
is similar to a permitted use. If the Director cannot make a determination that the
proposed use is similar to a permitted use, the applicant may apply for an Interpretation
as specified in SDC 5.11.100. After Pre-certification by the Director, the form will be
kept on file in the Development and Public Works Department to be used for continued
compliance with SDC 3.2.420.
(6443; Ord. 6466, 11/20/2023)
3.2.440. CI District—Status of Existing Uses.
Unless existing uses are on the prohibited use list specified in SDC 3.2.420 after July 6, 2004,
existing uses have status as specified below. The intent is that the existing uses do not become
non-conforming uses.
(A) Corporate headquarters that are located outside of a business park including, Pacific
Source, Symantec, and Holt International are permitted primary uses. If these uses own
or have options on adjacent property for future expansion, they may expand without the
need to be located within a business park.
(B) Large-scale light industrial manufacturing buildings may be reused for permitted
office/commercial uses as long as these uses do not exceed 50 percent of the gross floor
area of the building. In addition, warehousing may occur as specified in SDC 3.2.420.
EXCEPTION: For SONY, reuse may include any permitted use in the CI District. If
no large- or medium-scale light industrial manufacturing use is proposed,
Exhibit A – Code Amendments September 5, 2024 21
conversion to a business park is permitted. The SONY site may also use the excess
facility capacity as a private utility to serve other properties in the vicinity.
(C) Stand-alone day care centers that primarily serve CI District businesses are a
permitted secondary use.
(D) Permitted stand alone office/commercial uses outside of business parks are a
permitted primary use.
(E) Significant Goal 5 historic resources, including the Brabham farm, the Koppe farm,
and the Rice farm, may continue as a residential use or as any permitted commercial
use. Any external modifications to these structures shall be as specified in SDC
3.3.900.
(6443; Ord. 6466, 11/20/2023)
3.2.445. CI District—Conceptual Development Plans and Master Plans.
A Conceptual Development Plan is required for all new CI Districts over 50 acres in size
approved after July 6, 2004, unless a Site Plan or Master Plan is proposed for the entire
CI District. A Master Plan may be submitted when phased developments exceeding
3 years in duration are proposed. A Master Plan shall comply with any applicable
approved Conceptual Development Plan or upon approval of a Master Plan or Site Plan
for the entire CI District, the Master Plan or Site Plan may supplant and take precedence
over an approved Conceptual Development Plan. Master Plan approval for a CI District
site shall be as specified in SDC 5.13.100.
(6238; 6443; Ord. 6466, 11/20/2023)
3.2.450. CI District—Design Standards.
In the CI District, new buildings; expansions of, or additions to existing buildings;
or improvements to existing façades that require a building permit shall provide
architectural designs that encourage flexibility and innovation in site planning by
complying with the following on-site design standards:
(A) Building Exteriors. In order to break up vast expansions of single element building
elevations applicable to both length and height, building design shall include a
combination of architectural elements and features, including, but not limited to:
offsets, windows, entrances, and roof treatments.
(1) Offsets. Offsets shall occur at a minimum of every 100 feet of lineal
building wall by providing recesses or extensions with a minimum depth of
4 feet.
EXCEPTION: Variations in building wall materials, including, but not
limited to: wood siding, brick, stucco, textured concrete block, tile, glass,
stone, or other suitable materials may be used instead of offsets.
The Director, in consultation with the Building Official, may approve other
suitable materials without the need for a Variance. Smooth -faced concrete
panels or prefabricated steel panels may also be used as accents, but shall not
dominate the building exterior. Exterior colors for buildings and fences shall
Exhibit A- Code Amendments September 5, 2024 22
be subdued or earth tones.
(2) Windows. Ground floor windows are required for all office and commercial uses,
including those office and commercial uses that are contained within light
industrial manufacturing uses. Ground floor windows for the remainder of a light
industrial building are optional. All elevations of office and commercial buildings
abutting any street shall provide at least 50 percent of their length (e.g., a 100-foot-
wide building façade shall have a total of at least 50 linear feet of windows) and at
least 25 percent of the ground floor wall area as windows and/or doors that allow
views into lobbies, merchandise displays, or work areas. On corner lots/parcels this
provision applies to both elevations. Where upper story windows are proposed,
either awnings, canopies, or other similar treatments shall be required for ground
floor windows or variations in window materials, trim, paint or ornamentation may
be used.
EXCEPTIONS:
(a) A mural, that does not include any advertising, may be used to meet 50
percent of the ground floor window standard specified in subsection
(A)(2), above. Murals are regulated under Section 8.234 of the Springfield
Municipal Code, 1997.
(b) Building elevations adjacent to alleys or vehicle accessways used
primarily for servicing and deliveries are exempt from this standard.
(3) Entrances. To the greatest extent practicable, all new buildings in the CI District
shall be oriented toward both exterior and internal streets.
(a) The primary entrance to all buildings in the CI District shall be visible
from the street; and
(b) A weather-protected area, including, but not limited to: awnings or
canopies, at least 6 feet wide, shall be provided at all public entrances.
(4) Roof Treatments. The following roof treatments are required.
(a) Sloped roofs and multiple roof elements shall be the primary methods for
roof treatment. Variations within one architectural style; visible roof lines
and roofs that project over the exterior wall of a building enough to cast
a shadow on the ground and architectural methods used to conceal flat
roof tops may also be used. Mansard style roofs shall not be permitted. If
building wall offsets are used, offsets or breaks in roof elevation with a
minimum of 3 feet or more in height may be used for every 100 feet of
lineal building wall.
(b) The architectural design of the building roof shall also incorporate
features which screen all heating, ventilation and air conditioning units
from adjacent R-1 and R-2 properties and the street. Mechanical
equipment shall also be buffered so that noise em issions do not exceed the
standards specified in SDC 3.2.425(G)(6). The City may require a
Exhibit A – Code Amendments September 5, 2024 23
noise study certified by a licensed acoustical engineer for compliance
verification.
(B) Landscaping. The following landscaping standards are in addition to standards
specified in SDC 4.4.105:
(1) A minimum of 35 percent of each development area shall be landscaped open
space.
(2) Plants shall be sized to attain 90 percent coverage of required landscape areas
(excluding tree canopies), within 3 years of installation. Plantings of native
species and plant communities shall achieve 90 percent coverage within 5
years of installation.
(3) At least 10 percent of the interior of a parking lot having 20 or more parking
spaces shall be landscaped. This standard is in addition to any landscaping
setbacks required in SDC 3.2.420.
(4) Natural assets identified in the Gateway Refinement Plan, any other
applicable refinement plan or elsewhere in this code shall be included in the
site design and protected. Where protection of these natural assets prevents
the development of the site consistent with this code, the functional
equivalent of the natural assets may be substituted as may be allowed by the
City.
(5) Vegetation within a structural stormwater control that complies with SDC
4.3.110 may be counted toward the minimum landscaping requirements of this
section.
(C) Screening. Screening shall be as specified in SDC 4.4.110. In addition, truck
parking for vehicles necessary for the operation of the facility shall be screened by
a masonry or concrete wall that is an extension of the building and complements
the façade of the building.
The wall shall have a minimum height of 8 feet. The wall shall totally conceal
trucks from public view and shall meet the setback requirement specified in SDC
3.2.420.
EXCEPTION: The Director may consider proposed truck parking that is enclosed
by buildings and complies with SDC 4.6.125.
(D) Pedestrian Walkways and River Access.
(1) Walkways From a Sidewalk to Building Entrances. A continuous pedestrian
walkway shall be provided from the primary frontage sidewalk for
pedestrians to access building entrances.
(2) Walkways From Parking Lots to Building Entrances. Internal pedestrian
walkways shall be developed for persons who need access to the buildings
from the parking lots. The walkways shall be located within the parking lots
and designed to provide access from the parking lo ts to the entrances of the
buildings. The walkways shall be distinguished from the parking and driving
Exhibit A- Code Amendments September 5, 2024
24
areas by use of any of the following material: special pavers, brick, raised
elevation, scored concrete or other materials as approved by the Director.
(3) In the Gateway CI District, access to the McKenzie River, both for pedestrians and
bicycles, shall be addressed in the site design, where specified in the applicable
refinement plan or TransPlan.
(E) Transit Stations and Stops. When required, transit stations and stops shall conform to
the standards of the Lane Transit District.
(6443; Ord. 6464, 11/20/2023; Ord. 6466, 11/20/2023)
3.2.455. Business/Industrial Parks.
(A) Development plans submitted as part of a Business/Industrial Park Site Plan Review
application shall be prepared by a design team comprised of a project architect, engineer,
and landscape architect, 1 of whom shall serve as the project coordinator. The design
team shall certify that building, elevation, site, and landscape plans submitted in
connection with the Site Plan Review application comply with the on -site design
standards specified in SDC 3.2.450 and any other applicable CI District provisions.
(B) Subdivisions in the LMI District shall conform to Industrial Park standards.
(1) Development plans submitted as part of an Industrial Park Site Plan Review
application shall be prepared by a design team comprised of a project architect,
engineer, and landscape architect, 1 of whom shall serve as coordinator. The
design team shall certify that building, site, and landscape plans submitted in
connection with the Site Plan Review and Building Permit applications comply
with applicable SDC provisions and conditions of approval.
(2) Buildings and uses within an Industrial Park shall be approved as specified in the
criteria specified below:
(a) The proposed development is of general design character, (including, but not
limited to: anticipated building design, type, location, setback, bulk, height,
signage, and distribution of landscaped area, parking, streets and access)
which will not create problems for the appropriate development of
neighboring properties.
(b) The proposed development will create an attractive, safe, efficient, and stable
internal environment.
(C) Proposed buildings, streets and other uses will be designed and sited to ensure
preservation of significant on-site vegetation, topographic features, and other unique or
worthwhile natural features, and to prevent soil erosion or flood hazard.
(6443; Ord. 6466, 11/20/2023)
Exhibit A- Code Amendments September 3, 2024
25
6.1.110. Meaning of Specific Words and Terms.
Business Park. A development on 1 or more lots/parcels under common ownership [with 2 or
more separate buildings] to accommodate [light industrial uses, including, but not limited
to, office research and development, manufacturing, assembly, warehousing and
distribution, large administrative headquarters, and other professional and
administrative uses. Light industrial uses permitted within the business park] uses that
have no significant potential for major pollution, adverse visual impacts, or nuisance or hazard
factors; and are planned, designed, constructed and managed on an integrated and coordinated
basis with special attention given to on-site vehicular and pedestrian circulation, off-street
parking, utility needs, building design and orientation and open space, landscaping, noise
control, outdoor storage and other site improvements as may be required by this code.
COMMENTARY: Code amendments allow a Business Park to include 1 or more buildings ,
removing requirement for 2 or more buildings, a change which is consistent with City approval
of Business Parks prior to March 2022. Code amendments encourage multi-story buildings, a
change consistent with City policies to promote a more efficient land use pattern versus the
existing definition which encourages separate single-story buildings. Code amendments remove
a list of permitted Business Park uses from the definition to ensure internal consistency and
clarify and to avoid redundancy.
Exhibit A- Code Amendments September 5, 2024
26
BELTLINE ROAD
BALDY V
IEW
ROADUGBSpringfield Development Code
Amendments Related to
Business Parks
INTERNATIONAL WAYINTERNATIONAL WAY
GAME FARM ROAD DEADMOND FERRY ROADMAPLE ISLAND ROADExhibit B
Zoning Map N
9/3/20244502250900
Feet
scale 1” = 900’