HomeMy WebLinkAboutApplication Applicant 9/20/202420 September 2024
SPRINGFIELD MDS APPLICATION | SUBMITTAL NARRATIVE | 5842 Main St, Springfield
The Thurston Life Foundation, a local non-profit, has purchased the vacant property located at 5842 Main St,
Springfield, just South of Thurston High School. This site is sandwiched between North A St and Main St, and is
divided by multiple paved Ingress/Egress Easements. A 20’ Public Utility Easement splits the property further,
creating only a few buildable areas on the property. The property is currently only utilized for some parking and as a
shortcut when driving/walking to adjacent businesses.
The Thurston Life Foundation’s mission statement is “to seek the well-being of the community through Initiatives and
Strategic Partnerships that contribute to the Social, Emotional and Spiritual Health of our Community”. Their vision is
to help youth and families navigate life in the Thurston area, and have created a plan to utilize this property for good.
Two small commercial buildings will occupy the buildable portion along the Western property line. These buildings
will have a counseling center, a coffee shop with public seating, a community center and a restaurant.
The property is zoned as Neighborhood Commercial (NC) and the proposed building uses are permitted outright.
These uses are “eating and drinking establishments (without drive-through)”, “offices and clinics”, and “club” / “place
of worship”as defined in SDC 6.1.110. The lot size is 51,620 sf and the combined footprints of the two buildings is
8,837 sf. This meets the minimum lot size and is also less than the maximum individual lease space of 15,000 sf. The
North Building ‘A’ follows the curve of North A St, providing around 96’ of street frontage. The highest point between
the two buildings is 19’, which both conform to the 20’ maximum for the NC zone.
A landscaped planter is provided (typically 7’-10’) between the sidewalk along North A St and the street fronting
building & parking areas. This will include street trees and code conforming plantings per SDC4.4.100 and 4.2.140.
There are other landscaped areas across the site, including planter islands between parking.
A covered garbage enclosure is proposed in the middle of the property, and will be 100% sight-obscuring on 3-sides
with a gate access containing at least 50% sight-obscuring screening. The floor of the enclosure will have a
hydraulically isolated drain connected to the sanitary sewer system.
Bicycle parking is provided at both buildings, with a combination of short-term and long-term. Most of the bike
parking is covered, with the exception of 4 short-term stalls at the West side of Building ‘A’.
New parking is provided along the existing egress/ingress easements and meets the minimum required parking
dictated by the standards in SDC. The amount of parking does not exceed the maximum. 20% of the parking provided
will be ‘EV ready’.
Stormwater is being managed by two new stormwater facilities and also utilizing the existing stormwater swale
previously designed for the site. The hydrology report is included in this application from the Civil engineer.
Proposed on-site lighting will be in conformance with SDC 4.5.100.
Sincerely,
Ryan Walla
Architectural Associate
380 Lincoln Street,
Eugene, Oregon 97401
541.344.3332
info@arborsouth.com
sustainable / meaningful / architecture
SANDOWENGINEERING
160 MADISON STREET SUITE A EUGENE, OREGON 97402 541.513.3376
DATE: September 18, 2024
TO: Ryan Walla
Arbor South Architecture
FROM: Kelly Sandow, PE
Sandow Engineering
RE: Trip Generation Estimate- Thurston Life Center
The following provides a trip generation estimate for the proposed Thurston Life Center located at
5842 Main Street in Springfield, Oregon.
Development Proposal
The development proposal includes 2 commercial buildings. Building A is approximately 3,738 sf and
will contain office space and a small café (378 sf). Building B is proposed at 5,099 sf and will contain a
flex/community space and a 3,062-sf restaurant.
Trip Generation
The weekday AM peak hour, weekday PM peak hour, and weekday daily trips are estimated using the
ITE Trip Generation Manual 11
th edition. The land use codes used are described in the following:
x 712- Small Office Building: This land use is used for the office space in buildings A and
B. This land use is for office uses that are less than 10,000 sf.
x 936- Coffee/Donut Shop without Drive-Through: This ITE code is described as a shop
that serves coffee, donuts, bagels, sandwiches, wraps, salads, and other beverages,
etc. This land use is used to estimate the trips for the deli.
x 932- High-Turnover (sit-down) Restaurant: This land use is used for the restaurant in
Building B.
Tables 1, 2, and 3 illustrate the trip generation estimate.
TABLE 1: TRIP GENERATION- AM PEAK HOUR
Land Use Size (ksf) Rate Trips
712- Small KĸĐĞƵŝůĚŝŶŐ 5.397 1.67 9
936-ŽīĞĞͬŽŶƵƚ^ŚŽƉ
without Drive-Through
Window
0.378 93.08 35
932- High-Turnover Restaurant 3.062 9.57 29
TOTAL 73
RE: Trip Generation Estimate
Date: 9.18.24
Page 2
SANDOWSANDOWENGINEERING
TABLE 2: TRIP GENERATION- PM PEAK HOUR
Land Use Size (ksf) Rate Trips
712- Small KĸĐĞƵŝůĚŝŶŐ 5.397 2.16 12
936-ŽīĞĞͬŽŶƵƚ^ŚŽƉ
without Drive-Through
Window
0.378 32.29 12
932- High-Turnover Restaurant 3.062 9.05 28
TOTAL 52
TABLE 3: TRIP GENERATION: DAILY TRIPS
Land Use Size (ksf) Rate Trips
712- Small KĸĐĞƵŝůĚŝŶŐ 5.397 14.39 78
936-ŽīĞĞͬŽŶƵƚ^ŚŽƉ
without Drive-Through
Window
0.378 * 352
932- High-Turnover Restaurant 3.062 107.20 328
TOTAL 758
*No daily trip rate in ITE, rate is based on 10 times the peak hour.