HomeMy WebLinkAboutApplication APPLICANT 9/25/2008
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Date Rec61ivf,
City of Spril!gfield
,. Development Services Department
225 Fifth Street "
Sp'ringfield, OR 97477, '
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SEP25 2008
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Original S~bm\ttal
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Master Plan Amendment, Type I
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Applicant Name: I C1T'1t7F SfeIN6Ff(2...,,-----rPhone: r ' ,,"
Company: 'I Da:II{3L(Yf'I'/IGNr' SGY.lVI~~S DePr' 1Fax:I'
Address: I). J-s,-: ,nF'i11 S'rJ2~' ~()t2"Jbt=lra.-tJ OQ., 'f7Jf7;
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Description of.
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". ,MASTER PLAN ELEMENTS.
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A MASTER PLAN AMENDMENT SHALL CONTAIN ALL OF THE ELEMENTS PREPARED IN A .
CLEAR AND, LEGIBl:E MANNER'NECESSAR1':T0 DEMONSTRATE THA TTHE REQUIREMENTS
OF THIS CODE ARE BEING FULFILLED AND SHALL INCLUDE BUT NOT BE LIMITED TO THE
FOLLOWING:
(1)
(2)
(3)
(9)
(11)
(4)
(5)
(6)
(7)
(8)
(10)
(12) ,
Existing Metro Plan Designation and Zone Classification.
A vicinity map. drawn to scale on a street base map.',
A legal description of the property together with a map drawn to scale depicting the legal
boundaries of the subject property. . .
Topography map and narrative depicting presen~ uses of the I~nd, existing structures, roads, .
significant vegetation, wetlands, drainage ways and other relevant natural and man-made features.
. .
A site plan showing location and type of all land uses proposed, approximate acreage and
approximate number of units or square footage of uses, adjacent property uses and 'relevant feature~
'The density or intensity of proposed uses.,
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The maximum height and size of proposed structures.
A public facilities plan showing existing and proposed streets, utilities, sanitary sewer, natural and
prop6sedstonn drainage system, wat~r service, bike and pedestrian ways and transit locations. - .
. .
. .
Maps and narrative showing off-site p~bl;c improvements necessary to serve the proposed
development and/or to. mitigate impacts to adjacent property or public facilities.
The director may require additional infonnation necessary to evaluate the ptoposed development.
including but not limited to an.ESEE analysis, geology, soils, storm water, sanitary, tree'
. preservation, historical, archaeology, floodplain, and traffic impact, All related maps' except '
vicinity and detailmaps shall be at the same scale. I .' .' ..' , , ' .' " .'
Provisions, if any, reservation, dedication, or use of land for public purPoses, including rights-of- .
way, easements, parks, open spaces, and school sites.: . '.' .
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All overall schedule ordescripti6i1 ofphasil)g; and the development to occur i!l each phase. If
. phasing alternatives are, contemplated, these alternatives should be described.' .
. . ' " . . , .' .
(13) Where off-site or other infrastructure imp~ovements are required, the applicant shall specify the .
. .,. timing and method of securing the improvement, inCluding bond,' letter of credit, joint" deposit and
. \ :other security satisfactory for said improvement construction. .' . .... .....' . .
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(14) Designation ofrespon.sibility for providing infrastructure arid servic~.s.", .'
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(15) A gener~1 schedule of annexatio~ consistent with thephasingpl~n ;hipplicable.' i.
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11114105,
Note: A Pre-Application Report may be required prior to submittal of the Master Plan amendment
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GLENWOOD REFINEMENT PLAN AMENDMENTS
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LRP2004 00031 ORD.6137
SUBAREA 8. RIVER OPPORTUNITY AREA (Refer to the Plan diagram on Page 20)
The River Opportunity Area encompasses the parcels between the river and Franklin Boulevard,
extending from Ponderosa Manufactured Dwelling Park east to the Springfield Bridge and continuing
south just past the railroad crossing. This is an area of mixed uses. It includes commercial u'ses such as a
veterinary clinic; commercial-industrial uses such as tractor sales; industrial uses such as warehousing;
and residential uses.
This subarea contains approximately 47 acres, a significant portion of which is vacant or underutilized
property, especially along the riverfront. , This is the last vacant! und~r-developed land along the
Willametre; River in the Eugene-Springfield Metro Area, and is central to, the entrances to Springfield and
Eugene. The opportunity to create a special 'place' on this site is enhanced by the amount of vacant land
with river frontage, the potential for consolidation of parcels under ~ few ownerships, the recent
ins'tallation of sanitary sewer in Franklin Blvd., and the creation of the Glenwood Urban Renewal
District. This is considered an area that could provide an opportunity for new development. The
opportunities for a signature development are enhanced by the Riverfront Plan, the Urban Renewal
District, and future transportation improvements to Franklin Blvd. This development could includeariy
mixture of office developments. retail commercial uses, quality residential development, and public
plazas and space for public riverfront parkland that would promote public enjoyment of and access to
the river. "
In recognition of the mixed development pattern of the area, the River Opportunity Area is designated
Mixed Use (MU) in the Metropolitan Plan. T(lis area is identified asa Node in TransPlan because of its
location between the downtowns of Springfield and Eugene, along the first phase of L TD's Bus Rapid
Transit system. Because of Subarea 8's identification for Nodal Development. the NodalDevelopment
Overlay (iND) applies to all property within Subarea 8.
Under the MUI ND Plan Designation, within Subarea 8, the following zoning districts are permitted:
Medium and High Density Residential (MDR and HDR), Community Commercial.
(CC), Mixed Use Residential (MUR), Mixed Use Commercial (MUC), Mixed Use
Employ~ent (MUE), and Public Land and Open Space (PLO).
These zoning districts are designed to work together to. result in development that is an attractive place
to live, work, shop, and recreate, with less reliance on the automobile than is found elsewhere in the
community. In addition to these zoning districts, the Nodal Development (ND), Willamette Greenway
CWG) and Floodplain (FP) overlay Districts also. apply in Subarea 8.
Glenwood Riverfront Plan- Backaround,
Shortly following the transfer of jurisdiction of Glenwood frpm Eugene to Springfield in late 1998,
the Springfield City Council identified the area known as "Subarea 8: The River OppoCtunity
Area" as an area suited for redevelopment into a vibrant, residentiall office! commercial mixed use
center, that would take advantage of the location along the riverfr,qnt, and become an asset to the
comm~nity. . ;,. t
,In order to develop and ultimately adopt a plan that would guide redevelopment of Subarea 8 in a
manner consistent with the policy direction from the Glenwood Refinement Plan, the City of Springfield'
. ,was awarded multi-year Transportation Growth 'Management (TGM) grants from 'the Departr'nent of ,
Land Conservation and Development (DLCD). Project consultants' Were retained to assist in the '
. , 'l,;",~ . , ". Date Received:
SEP t5 2008
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Original Submitta' '
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development of a plan that achieved the following objectives, established by the project's Citizen
Advisory Committee in October 2000: .
Riverfront Plan' Project Objectives
2.
3.
4.
5.
6.
." 7.
8.
9.
10.
I. Propose a mixed use development pattern and accomp~nying design guidelines that will
enhance and complement the adjacent riverfront and that are consistent with the
Neighborhood Center Node designation;
Provide transportation linkages between the Study Area' and the surrounding
neighborhoods;
Establish design and streetscape standards for the Study Area, including provision of
sidewalks.. bike lanes, and pedestrian amenities;
Establish the most appropriate location and. design for an east~west bike path along the
riverfront, to strengthen local and regional connections;
Implement the objectives of TransP/an to increase densities in areas identified for nodal
development;' '
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, Reduce reliance on State Highway 126 for local east,west traffic through a strategy to
resolve and reduce access issues within the Study Area;
Plan for a connected'street pattern within the Study Area that facilitates internal
circulation, promotes walking, and. that minimizes conflicts on Franklin Boulevard;
Identify, the most appropriate location for a new transit stati.on; .'
Protect and enhance the Willamette River's water quality and habitat for endangered
species through environmentally sensitive development; and '
Present the Riverfront Plan for adoption.
The Riverfront Plan was developed with guidance from the Springfield City Council, city staff, agency
staff such as Willamalane and the Oregon Department of Transportation, DLCD, the Technical
Advisory Committee, and the Citizen Advisory Committee. The Riverfront Plan envisions that the
planning area is deveio'ped in a manner that maximizes it's location along the riverfront, and that
becomes an asset to the community by providing a high quality mix of housing, commercial, and
office uses, through design that reflects the Riverfront Plan Project Objectives. , '
, Copies of the full Glenwood Riverfront Plan and supporting documents can be obtained at the
Development Services Division, or online at www.cLspringfield.or.us. ..'
),
Substantial public resources have been expended to develop the Riverfront Plan including extensive
citizen involvement, research. and development of design guidelines that were completed to ensure
" that this plan met the expectations of the City Council and ultimately benefited the community in '.
terms of added value and quality development. However, recognizing that there could be a single
purchaser of the land within 'the plan area who may have a development proposal not anticipated by
the Riverfront Plan, the City is providing a flexible two track development review process for
development proposals within Subarea 8. These development review, processes are describe'd in
detail in Article 44 of the SDC, the GR Plan District. '
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'SEP 25 2008
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Offering two processes for development review within Subarea 8 allows the city to react to
unanticipated future development scen~rios, using adopted master plan objectives and design guidelines
to ensure that development meets spec(fic criteria that will assist in meeting the Riverfront Plan Project
Objectives, described above, "
Development proposals within Subarea 8 must meet the requirements of the Springfield Development
Code (SDC) Article 44, GR Plan District. Proposals using the Riverfront Plan as framework, or those
proposals using an alternative framework through the Master Plan process will use the development
standards outlined in the GR Plan District for project design of buildings and ~arking areas, '
"
POLICIES
I. This subarea shall ~e con~idered appropriate for mixed use.
"
2. The City shall allow for a mixture of zoning districts in order to facilitate development
of a mixed-use area.
2.1 Consider zone changes that would allow for park development, office, and medium- and
high- density residential development and commercial uses that would provide public
enjoyment of and access to the river, such ~s restaurants, outdoor recreation, and plant
nurseries.
2,2 Within Subarea 8, allow rezoning of land to Mixed Use Commercial (MUC). Community
Commercial (CC), Medium Density Residential (MDR), High Density Residential (HDR),
Mixed Use Residential (MUR), Mixed Use Employment. (MUE),and Public Land and Open
Space (PLO), with development applications consistent with the Riverfront Plan, through ,the
Master Plan process, and during the City's nodal implementation project.
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2.3 The presence of existing zoning other than' those listed in 2,2 above, may remain until such
as time that the property is annexed or a development proposal is submitted, at which time, '
the developer shall request zoning consistent with the districts listed in 2,2, During the
interim period, die existing zoning shall not constitute a plan.zone conflict.
3. All development proposals within the GR Plan' District shall include an app,lication for
annexation a-nd annexation agreement, wherenecessary, as determined by the
Director. ' ' ,
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4. The following range of land use allocations shall be allowed within the GR Plan District:
, . Residential: 30-60 percent. with an overall net residential density of at least 12 units! .
acre, based on the definition of a node contained in the Metro .Plan;
. Commercial! Office! Employment: 10-30 percent
,. Open Space, drainage facilities, the riparian setback area, and public right of way
normally will be25-35 percent ofth~ Glenwood Riverfront Plan area.
A request to increase or decrease the limits of any of the above allocation's, i.e.
commercial development of 35% of the GR Plan District, ~hall require' an amendment
to the text of this refinement plan to correspond to the proposed allocations, ~ ' '
consistent with,the requirements in SDC Article 44.; , ' pate Received:
'SEP 2 5 2008
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'OriginalSubmitlal, 3
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5, The City shall encourage development proposals that consolidate parcels into cohesive
deveio'pment sites, including office and industrial parks, civic centers, high tech
manufacturing firms, government and institutional uses, hospital and medical facilities,
and other similar uses. These uses may need to invoke a Type IV Master Plan
Modification application, consistent with the requirements of SDC Article 44.
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6. T~e City shall defer to Willamalane to investigate the potential for acquiringl
developing ri.verfront parkland in this area.
7. The City shall investigate the possibility of partnering with a housing provider to
provide housing within Subarea 8 for low and low! moderate income residents.
8. The City shall allow for continued commercial use of smaller parcels with highway
frontage, where such commercial uses already exist.
9. In addition to all applicable standards and provisions regulating development in
Springfield, ,all development adjacent to the Willamette River or the Willamette River
riparian setback shall provide public access to the Willamette River or the Willamette
River riparian setback. Surface parking ar~as shall not be visible from the Willamette
River corridor and shall be 'screened from public streets. '
10. All development within the Subarea 8 shall meet the provisions of SDC Article 44, the
GR Plan District. "
II. Developme~t proposals within Subarea 8 shall comply with the 'setback requirements
for Water Quality limited Watercourses in SDC Article 32 and as mapped on the
Water Quality Limited Watercourses Map contained on file in the Development
Services Department, unless a Willamette Greenway delineation in accordance with
SDC Article 25 identifies areas that warrant additional setback protection.
12. Development proposals within the GR Plan District shall be consistent with the
Glenwood Rive'rfront Plan regarding access, circulation, pedestrian and transit
amenities, and allocation of commercial, residential, 'and public uses. Proposals' which
seek to amend these elements of the Riverfront Plan shall be subject to the MaSter '
Plan Modification requirements in Article 44 of the SOC.
13., The Franklin Blvd, design' and alignment shown in the Glenwood Riverfront Plan is
conceptual only and not an adopted alignment. Development proposals along Franklin
Blvd. shall adhere to the existing setback standards outlined in SDC Articles 31 and 32,
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until such a time that an alignment and streetscape design for Franklin Blvd. is adopted
by the City Council. ' ,
14. The Franklin! McVay Highway intersection illustrated in the Glenwood Riverfront Plan
is conceptual and not an adopted alignment. Development proposals that affect the
intersection shall <;oordinate with ODOT and the City, until such a time that an
'" inters,:ctiol1 design is adopted by the City Council. , ' ,
15. Design of storl!'water systems shall ,comply with that proposed in the Glenwood', ' .
Riverf~on't PIi1n;md the Storm Drainage System Master Plan compl~a1melcMIWa:
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SEP2 5 2008
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study, until such a time that the City completes the Storm Water MasterPlan for
Glenwood. '
16. All new publicly financed improvements within the GR Plan District shall provide one
(I) percent of the project cost towards an art feature, .is' approved by the. Springfield
Economic Development Agency.. '
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Date Received:
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SEP 2 5 2008
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Original Submittal
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Glenwood Riverfront Project Area
Glenwood RiverfrontPlan Land Use Plan
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Note: "RT' st3llds for Residential Type. and refers to different types of multi~family resjdenti~jg,~j S,~IJllliL~ClI
contained in the Glenwood R.iverfront Plan document.
The alignment shown for Franklin Blvd.. ,the frontage road along Fran~;n Blvd., and the McVay Highway
Intersection are conceptu:a.l only. Development proposals should use existing setback sttndards for
guidance. A Franklin BI....d. and McVay Highway Alignment. will be developed and adop~d by the Cit.y
(ounel in the next few years, and will guide development proposals at that time. .
ATTACHMENT I
Meeting Date:
Meeting Type:
Department:
Staff Contact:
Staff Pbone No:
Estimated Time:
March 17, 2008
Work Sessiou ()~.,
Public Works .l(!O')
, Tom BoyaIt ~
744-3373
30 minutes
AGENDA ITEM SUMMARY
SPRINGFIELD
CITY COUN'CIL
ITEM TITLE:
ACTION
REQUESTED:
ISsuE
STATEMENT:
ATTACHMENTS:
DISCUSSIONI
FINANCIAL
IMPACT:
Date Received:
SEP 2 5 2008'
Original Submittal
"
FRANKLIN BOULEVARD STUDY UPDATE
Provide staff with direction regarding moving ahead to amend local plans to include
the Franklin Study Design Concept for Franklin Boulevard and the McVaylFranklin
intersection.
Staff is seeking COWlcil direction to advance the Franklin Study Design Concept by
amending TransPlan (fSP) and the Glenwood Refmement Plan to include the
concept, and to seek'funding for NEPA docwnentation (EIS or EA),
Attachment A - DRAFT Franklin Boulevard Concept Study Report
Attachment B - Franklin Boulevard Study PowerPoint Materials
Attachment C - Franklin Boulevard Concept Map
The Council has placed a priority on realizing the redevelopment potential of the
Glenwood Riverfront area, It is generally understood thaI attracting higher density,
high quality, mixed use Riverfront redevelopment depends in large part on an
associated overhaul of Franklin Boulevard, The adopted 2004 Glenwood Riverfront
Plan includes placeholder concepts for Franklin'Boulevard and the Franklin/McVay
intersection, These concepts tend to isolate the Riverfront Opportunity Area from
Franklin Boulevard, as well as propose a 'double one way couplet' of four traffic
signals to address the travel demand on the Franklin/McVay intersection,
The current Franklin Study refmes the qriginal concepts by bringing the edge of the
Riverfront Area onto Franklin Boulevard using modem multi-way boulevard design,
and by replacing the four signal "square about", with a modern two lane roWldabout
at McVaylFranklin,
The next step in the process of project refmement planning is to go to the Planning
Commission then the City Council this Spring to amend the Glenwood Refinement
Plan and TransPlan to refleci the evolution of design, It is important to Wlderstand
that actual design will be further refined with subsequent project development steps
like'NEPA evaluation, detailed traffic analysis, more refined project cost estimates,
, and value engineering,
Attachment A - DRAFT Franklin Boulevard Study Concept Report provides a good
summary of the 10 month refinement planning process, Attachment B - Franklin
Boulevard Study PowerPoint Materials, is a slide presentation of the planning
process and the design concepts being forwarded, Attachment C is a strip map of the
Franklin Boulevard, Study Hybrid Concept
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DRAFT
FRANKLIN BOULEVARD STUDY CONCEPT DESIGN REPORT
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Introduction
Between May 2007 and March 2008, the City of Springfield and its consUltant team led by
CH2M HILL considered and evaluated improvements to Franklin Boulevard from 1-5 to
Nugget Way and to the intersections. The improvements included arterial and mu1tiway
boulevard options. The project's study area extended from 1-5 to the west, the Springfield
bridges to the east; the Willamette River to the north, and Nugget Way to the south. The
process of developing and evaluating options relied on input gathered from a 17-member
Stakeholder Advisory Committee, project open houses, and meetings with the Springfield
City Council.
This report documents the alternatives considered, the screening process, and the
development of a preferred alternative as well as the public and agency involvement.
process. For clarity, the north-south section of Franklin Boulevard/McVay Highway is
referred to as the McVay Highway in this report.
Concept d~velopment and selection
rked together to develop a
rk for comparing concepts. The
and evaluation framework is atta'ched to this
criteria in the following categories:
Project purpose and evaluation fram
The project team and Stakeholder Advis
statement of project purpose ati
Franklin Boulevard Study te
report. The eva1uatio'
. Cost (proj uisition)'
. Natural envi stainability, relationship to the river, environmental impacts)
. Community va a economic development (multimodaJ access, development
potential, impac to the existing business community)
. Transportation performance (freight, intersection performance, local and regional traffic)
The project team developed measures for criteria 'developed by the Stakeholder Advisory
Committee. .
Concept development workshop
In August 2007, the project team held a three-day concept development workshop aimed at
generating a complete universe of improvement concepts for: . ':'
.. Franklin Boulevard from 1-5 to the Springfield bridges.
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Date Received:
SEP 2 5 2008
311212008
CH2M Hill
ATTACHMENT A - 1 of Original Submittal
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FRANKUN BOULEVARD STUDY CONCEPT DESIGN REPORT
. The "brown" concept would have required development on four frontages of the
Franklin/14th couplet to create an activated district and would have reduced traffic flow
on Franklin Boulevard creating a less attractive retail environment.
. The "red" concept would have impacted residential areas and would have created a
bypass that would compete with Franklin Boulevard for retail development.
Comments from Stakeholder Advisory Committee membe 'S and the general public
, supported the team's 'recommendation to set these concepts aside. .
Concepts advanced at design workshop .
The project team developed concepts to realign Franklin Bou1eva!'.d~'4th Avenue, and to
widen Franklin Boulevard on its existing alignment either ~.$."'-or both to the north
, and to the south. These concepts, 14th Avenue alignmen ~jffi~ed south, and
Franklin widened north and south, were advanced , e .study'~er the concept
development workshop.
lin Boulevard/McVay Highway
option, a signalized option and a couplet-
1. 14th Avenue Multiway Boulevard
2. 14th Avenue Arterial
3. 14th Avenue Hybrid (half mu1tiway boulevard/half arterial)
4. Franklin Boulevard Arterial, widened to the south
5. Franklin Boulevard Multiway Boulevard, widened to the south
6. Franklin Boulevard Hybrid (half multiway boulevard/half arterial), widened to the
sou th
7. Franklin Boulevard Arterial, widened to the north and south
8. Franklin Boulevard Multiway Boulevard, widened to the north and south
9. Franklin Boulevard Hybrid (half multiway boulevard/half arterial), widened to the
north and south .
City Council also directed the project team to continue studying a three-lane enhanced
arterial concept for McVay Boulevard. They also directed the team to continue considering
a roundabout option and signalized option at the intersection of Franklin Boulevard and the
McVay Highway.'
Concept evaluation and narrowing
The project team then evaluated the nine concepts against the agreed-upon criteria. Some
criteria or criteria categories were not used in this process as they did not help differentiate
between concepts. The detailed concept evaluation matrix is attached to this report.
CH2MHILl
Date Receivecr.2I1OO8
3
ATTACHMENT A' - 3 of 6 ".
:- ~
SEP 2 5 2008
;..J
ill
Original submittal-
DRA~T
FRANKLIN BOULEVARD STUDY CONCEPT DESIGN REPORT
The criteria that best differentiated between alternatives included:
. M,inimize project costs
. Minimize right-of-way acquisition
. Minimize impacts to businesses and residences
. Minimize impacts to private property
There were some trade-offs between the multiway boulevard and arterial options. The
multi way boulevard options all created abetter pedestrian environment than arterial
options because sidewalks were adjacent to low-traffic roadways. The multi way boulevard
options also separated local and regional traffic. better i:h~n arterial options. The arterial
options typically had lower project costs (excluding right-of-way) than the fIlultiway
boulevard options'. .
The 14th Street alignment option would be more difficult t
of the existing alignment options. The existing alig
south had more impacts to businesses and priva
widened south concept:
uct in phases than either
d to both the north and
e existing alignment
The existing alignment widened sou
boulevard had more benefits ew
could not be compared
project team and Stake
combined sec' te
widened to
the improved arterial and multi way
the other options. .The hybrid options
ul way options at this stage of design. The
mmittee agreed that a hybrid design that
:.. tiway boulevard based on the existing aligru"ent
eel for further design.
The project tearn compared the costs, benefits and impactS of a roundabout and a signal
treatm~nt at the corner of Franklin Boulevard and the McVay Highway. The signal and
roundabout options had similar construction costs, right-of-way impacts and building
displacements. With the current level of transportation analysis, both treatments are
expected to accommodate future traffic demands.
The Stakeholder Advisory Committee preferred the roundabout treatment because it
provided an opportunity to create a gateway site as you enter Glenwood from downtown
Springfield. '
Date Received:
SEP.25 2008
Original Submittal
4
311212008 .
:r
CH1M HILL
ATTACHMENT A - 4 of 6
DRAFT
Signal treatment
FRANKLIN BOULEVARD STUDY CONCEPT DESIGN REPORT
Roundabout treatment
Preferred .concept
The project team developed a.hybrid option that included segments of the improved arterial
. and multiway boulevard cross-sections. This preferred concept inc an improved
arterial segment, a segment with multi way boulevard treatme th sides of Franklin
Boulevard, and. a hybrid segment with multiway boulevar n the north side of
Franklin Boulevard and enhanced arterial treatments uth si ranklin
Boulevard. The Stakeholder Advisory Committee una y endorsed this concept
The Stakeholder Advisory Committee prefer cause it advances the.
riverfront plan and community goals ed hiIe reflecting the input of
stakeholders. The Stakeholder m requested that the design be identified
as a concept that can be m d' . ~Iopment.."
Next steps
The Stakeholder Adv
work continues on Fra
mittee requested that the following items be addressed as
ouIevard and the Franklin/McVay intersection:
. Seek to minimize right-of-way and business impacts.
. Provide a,continuous bike route and safe pedestrian crossings.
. Ensure that the roundabout provides adequate truck access.
. Ensure that the roundabout provides enough iraffic capacity.
CH2M Hill
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Date Received:
SEP 2 5 1008
Original submittal-
3/\212008
ATTACHMENT A - 5 of 6
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. Establish
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SEP 2 5 2008
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SEP 2 5 2008
Original Submittal
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· Held a design charette in
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SEP 2 5 2008
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· Cost
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· Community values and economic
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· Transportation performance
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SEP 2 5 2008
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SEP 2 5 2008
Original Submittal
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~ . - existing alignment: widened from the center
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developed final recommendation SEP 25 2008
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Original Submittal
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Date Received:
SEP 2 5 2008
Original Submitta'
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W,y t.,is recommendation
. Oats Received:.
S rt. rf t I . Sf? 2 5 2008
· UppO S rive ron P an)ri9in>)!SUbmitfal
.~ · Provides improvements to Franklin that .
~ . wiU. support realization of Glenwood's.
>'l
nJ . potential
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~ · Is a plan developed with the help of.
stakeholders rather that by a developer
· Is a proactive plan that will ensure that.
changes to Franklin are done right
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Date Received:
SEP 2 5 2008
Original Submittal .
Section. 3-4-200
Subsections:
3.4-205
3.4-210 '
3.4-215
3.4-220
3.4-225
3.4-230
3.4-235 '
3.4-240
3.4-245
3.4-250
3.4-255
3.47260
3.4-270
I 3.4-205
Date Received:
Glenwood Riveifront Plan District
SEP 2 5 2008
, ,
Original Submittal.
Purpose
Applicability
Review,
N~w Master Plan And Master Plan Modifications Criteria of Approval
New Master Plan or Master Plan Modifications Conditions of Approval
Schedule of Use Categories
Prohibited Uses
Base Zone Development Standards, Off-Street Parking, and Fence
Standards
Specific Development Standards .
Minimum Density and Gener~1 Development Standards
Sumdards Specific to Resid~ntial Development
Special Standards for Development Fronting the Willamette River
Street, Sidewalk, and Alley Standards
Drainage System Standards
Purpose
A. Purpose. The Glenwood Riverfront (GR) Plan District provides opportunities for an urban
level of mixed-use development including commercial, employment, office, higher density
housing, institutional, and recreation uses. The specific objectives of the GR Plan District
regulations guide both new development and redevelopment in order to strengthen
Glenwood's role as a residential, commercial, and'civic center within the Eugene-
Springfield Metro Area. The regulations in this Section are intended to: stimulate business
and economic vitality; 'promote housing' choices and mixed-use development; ensure
functionally coordinated, aestheticallY pleasing and cohesive site planning and design;
enhance the pedestrian environment; promote innovative building design through design
guidelines; and protect the Willamette Greenway and opportunities to integrate the
Willamette River as a unique element of the urban environment.
B. Relationship to. the Glenwood Refinement Plan and the Glenwood Riverfront Plan. The GR
Plan District regulations encourage the development of a mix of commercial, residential,
and office, and employment uses in a pedestrian-oriented environment. The regulations
protect the significant environmental features of the area, while accommodating
development. The regulations'in the GR Plan District have evolved from the policies
contained in Subarea 8: The River Opportunity Area in the Glenwood Refinement Plan,
adopted by the Springfield City Council in 1998. The GR Plan Districtregulations also
implement the guiding principles of the Glenwood Riverfrol)t Plan.
C. GR Plan Designation. In recognition of the policies within the Glenwood Refinement Plan
that reflect the desire for mixed use development within SubareaS,'the Metro'Plan and
Quality Code Data 4/5/2008, Page 200
I. 1:
'Glenwood Refinement Plan designation forthe GR Plan District is Mixed Use/Nodal.
Development.
, " . ~
, .
D. Permitted zoning and overlay districis. The following zoning and overlay districts are
permitted within the GR Plan District: Medium and High DensityResidential (MDR and
HDR), Community Commercial (CC), Mixed Use Residential (MUR), Mixed Use
Commercial (MUC), Mixed Use Employment (MUE), Public land and Open Space (PlO),
and the Willamette Greenway tyVG), Floodplain (FP), and the Nodal Development (ND)
Overlay Districts. These zoning and overlay districts are designed to work together to result
in development that is an attractive place to live, work, shop, and recreate, with less
reliance on the automobile than is found elsewhere in the community.
E. Scale and character of development. The scale and character within the GR Plan District is
intended to be similar to a traditional "main street" retail and residential district,' with 2- to 4-
story buildings placed close to sidewalks, and parking lots located behind or to the side of
buildings. However, allowances are made for buiidings that are taller than 4 stories, in
order to create an interesting skyline and allow for some higher density residential or office
uses with extensive views. Parking structures are encouraged within theGR Plan District,
and in some instances, may be required, in order to reduce the impacts of impervious
surfaces on water quality in the WiHamette River. The GR Plan District can also
accommodate development proposals of all or most of the site by incorporation of these
identified objectives and design principles into these proposals.
1 3.4-210
Applicability
A. . ,.GR Plan District boundaries. The GR Plan District applies to all property.within the
boundaries of "Subarea 8: The River Opportunity Area" in the Glenwood Refinement Plan.
. The C?R Plan District is located in northeastern Glenwood.
. , .
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. Date Received:
SEP 2 5 2008
,
Quality Code Data 4/5/2008, Page 201
Original Submittal
B.' Developmentrequiring review. The GR Plan District requirements described in this Section
apply to the following:
1. New development on vacant land.
2. New structures on already developed sites, including the conversion of a parking
area tl) a structure or demolition of a structure and construction of a new structure.
3. . EXCEPTIONS:
a. The GR Plan District .standards in this Section shall not apply to an interior
building alteration.
b. Single-family dwellings in the GR Plan District for which building permits
were filed prior to the designation of the area as Mixed Use/Nodal
Development Overlay shall be allowed to remain specified in' Sections 5.8-
120 and 5.8-125.
I 3.4-215
Review
A. Proposals that are substantially consistent with the Glenwood Riverfront Plan. Developers
who use the adopted Glenwood Riverfront Plan as guidance shall not be required to submit
an additional application for a new MasterPlan or Master Plan Modification approval.
However, the following standards shall be addressed concurrent with other necessary land
use applications, including, but not limited to: an annexation application and .annexation
agreement,'where applicable; Site Plan Review; and/or a Zoning Map Amendment:
1. Streets, alleys, pedestrian accessways, bike lanes, drainage facilities, open spaces,
and riparian corridors shall be located in conformance with those shown in the
Glenwood Riverfront Plan; and
2. .The location of land uses may vary from those shown in the Glenwood Riverfront
Plan depending on developer preference and market conditions; however, the
proposed land use allocations are as follows, based on the findings of "Market
Position Analysis for the Glenwood Riverfront, Zimmerman-VolklZHA, June 2001:
a. Residential: 30....-B0 percent of the Glenwood RiverfrontPlan area with an
overall net residential density of at least 12 units/acre, based on the
definition ofa node contained in TransPlan. .
b. Commercial Office/Employment: 10--:30 percent of the Glenwood Riverfront
Plan area.
Date Received:
SEP 2 5 2008
Quality Code Data 4/5/2008, Page 202
Original Submittal
c. Open Space, drainage facilities, the riparian setback area, and public right-
of-way normally will be 25-35 percent of the Glenwood Riverfront Plan
area.
B. Proposals that require modifications to the Glenwood Riverfront Plan. In order to allow
flexibility in development options, the Glenwood Riverfront Plan is considered the
equivalent of a Master Plan, without the 7-year expiration restriction. A developer may
. choose to use the Glenwood Riverfront Plan as adopted, or use a new Master Plan or
Master Plan Modification process, to be reviewed as follows:'
1. Type I Review. Those modifications that do not affect the basic underlying
assumptions of the Glenwood Riverfront Plan and which are not determined by the
Director to be similar to. Subsections B.2. and B.3., below shall be processed under
Type I Master Plan Modification, as a decision by the Director.
2. Type II Review. Those modifications that are significant but do not affect the basic
underlying assumptions of the Glenwood Riverfront Plan as determined by the
Director shall be processed under a Type II Modification procedure as a decision of
the Director. Examples of a Type II Master Plan Modification are as follows:
a. A change in the street layout that requires a local street, alley, easement,
pedestrian/bicycle accessway or utility to be shifted more than 50 feet in any
direction, as long as the change maintains the connectivity established by
the Glenwood Riverfront Plan;
b. A request by the City or applicant for a change to the size or location of
public facilities;
c. A request to integrate improvements to nearby transportation facilities;
d. A request initiated by the City to implement newly adopted State or Federal
regulations, or adopted or amended City plans;
e. A request by the applicant for a one-time extension. of the approved time
limit for up to 3 years. An extension will be granted provided the applicant
has made reasonable progress in the implementation of the Master Plan
and public services and facilities remain available; and
f. Other requests by the applicant that the Director determines to be similar to
the modifications specified in Subsections B.2.a.--€., above.
3. Type IV Review. Those modifications that are significant and modifies the basic
underlying assumptions of the Glenwood Riverfront Plan as determined by the
. Director shall be processed under a Type IV Modification 'procedure. Examples of a
Date Received: Type IV Master Plan Modification are as follows:
SEP 2 5 2008
Quality Code Data 4/5/2008, Page 203
Original Submittal
a. The modification affects an area of 5 ':acres or larger. .
b. A request by the applicant to alter significant natural resources, wetlands,
and open space areas as prescribed 'in the Glenwood Riverfront Plan;
c. A change in the street layout plan that requires a street to be eliminated or
to be located in a manner inconsister]t with the Glenwood Riverfront Plan;
. d. A change in the GR Plan District building design standards or guidelines;
e. Any change not listed under the Type I or Type II Modification in
Subsections B.1. and,2., above and"
f. The request shall be processed as a hew Master Plan and shall comply with
the Master Plan submittal requiremer]ts listed specified in Section 5.13-120
and the following:
i.
The application shallillustrate;the proposed street layout, open
. .' . , . .
space, pedestrian connections, riparian protection, and other
. '
infrastructure alignments nec~ssary as determined by the Director
for the entire 48-acre site. The requirement for written consent from
multiple property owners specified in Section 5; 13-11 OB. shall not
apply within the GR Plan District.
ii.
The applicant s.hall address the applicability of the development
standards in this Section to the proposed Master Plan. The Planning
Commission and/or .City Council may determine that the
development standards in this" Section may not apply, if the purpose
and intent of the GR Plan Dist~ict is satisfied.
iii.
'I
The application shall be prepared by a design team that includes, but
is not limited to the fplklwing consultants: an architect, a lands~ape
architect, a civil e~gineer, a geotechnical engineer, an acoustic
engineer, a certified arborist, a transportation engineer and a
qualified person to address riparian issues. ..
4. Supplemental Submittal Requirements. In order to allow the Director to determine
the correct level of review, the applicant shall, submit findings demonstrating how
the proposed modification:
I .
a. Maintains the transportation 'and multi-modal connectivity established by the
Glenwood Riverfront Plan;
Date Received:
SEP 2 5 2008
Original Submittal
, '.
, .'
Qu~lity Code Data 4/5/2008, Page 204
, " "...
..~ .
(
b. . Furthers the design and access concepts advocated by the Glenwood ,
Riverfront Plan, including, but not limited to: pedestrian access, bicycle
access, and public access to the Willamette River;
C. Demonstrates how the, proposal does not adversely affect the objectives of
the GR Plan District as'specified in Section 3.4-220; and
d. Avoids physical constraints, or protects significant natural features including,
but not limited'to, trees, rock outcroppings, wetlands, or to adjust to existing
,property lines between project boundaries.
5.
Review Authority, The Director shall have the authority to raise any review level to a
higher review, for example, that a Type II Modification may be raised to a Type IV
Modification. .
I 3.4-220
New Master Plan And Master Plan Mo'dificationsCriteria of Approval
In addition to the Master Plan criteria of approval specified in Section 5,13-125, new Master Plans
and Master Plan Modifications within the GR Plan District shall meet the following objectives
established during the development of the Glenwood Riverfront Plan. Where an objective does not
apply, the applicant shall address why that objective does not apply, A new Master Plan or Master
Plan Modification proposal shall:
A. Establish a mixed use development pattern that will enhance and complement the adjacent
riverfront and that is consistent with the nodal designation for the GR Plan District;
B. Provide transportation linkages between the Master Plan area and the surrounding
neighborhoods;
C. Incorporate access to transit into the design of the Master Plan area;
D. Incorporate design and streetscape amenities .into the Master Plan area which promote
bicycle and pedestrian transportation opportunities. These amenities include sidewalks,
bike lanes, and pedestrian amenities, with a focus on the edges of the Master Plan area,
for example, Franklin Boulevard and the vVillamette River;
E. Establish a multi-use riverfront path;
F. Identify open space and appropriate connections to open space. Public open space shall
be designed to provide active and passive recreation opportunities for residents, visitors,
employees, and provide visual relief. Streets shall be designed as view corridors, in order
to open the site to the Willamette river;
Date Received:
SEP 2 5 2008
Quality Code Data 4/5/2008, Page 205
Original Submittal.
G. Implement the objectives of TransPlan to increase densities within the GR Plan District.
Average residential density for residential components shall be a minimum of 12 units per
acre;
H. . Reduce reliance on State Highway 126 (Franklin Boulevard,) for local east-west traffic
through a strategy to resolve and reduce access issues within the GR Plan District
boundaries;
I. Provide a connected street pattern that facilitates internal circulation, promotes walking,
and that minimizes conflicts on Franklin Boulevard;
J. Facilitate a storm drainage system for the master plan that cleanses and treats the runoff
prior to discharging into the Willamette River, and provides adequate drainage solutions as
determined through Master Plan review; and
K. Protect and enhance the Willamette River's water quality and habitat for endangered
species and other indigenous wildlife through environmentally sensitive development.
I 3.4-225
New Master Plan or Master Plan Modifications Conditions of Approval
New Master Plans or Master Plan Modifications within the GR Plan District shall be subject to the
conditions of approval specified in Section 5.13-130 and any additional conditions found
necessary by the Approval Authority to grant a new Master Plan or Master Plan Modification
approval..
I 3.4-230
Schedule of Use Categories
The following uses are permitted within the'GR Plan District:
I Aifowed Use Categories; ",,0
I Those uses allowed within Mixed-Use Commercial MUC'
District in Section 3,2-610
I Those uses allowed within Mixed-Use Employment MUE
District in Section 3.2-610 '
I Those uses allowed within Mixed-Use Residential MUR
District in Section 3.2-610 .
I Those uses allowed within the PLO zone as described in
Section 3.2-710 "
~ _"._':_'- h. ,_ __ ._._<_.:~., '"'
, Base Zone.::
CC,MUC
MUE
MDR, HDR, MUR
PLO
Date Received:
SEP 2 5 2008
Original Submittal
Quality Code Data 4/5/2008, Page 206
L' . ~ ;
I 3.4-235
Prohibited Uses
The following uses are prohibited within the GR Plan District:
'f,.~;:~~:;Jt~'~'~~1~~~;/(isiiliJse~atfiqilrT(isf~'fJ:~~';?~', -pc'I;::l~J,:;t.,~-;
Aqricultural machinerv rental/sales/service
I Auto parts, tires, batteries, and accessories
I Car and truck washes
I Drive-throuqh facilities
Equipment, heavy, rental/sales/service
Exterior displav and storaqe
Free-standinq wireless communication towers
HeaVy industrial uses
Key/card lock fuel facilities
Manufactured dwellinq sales/service/repair
Mini-warehouse storaqe facilities
Motor vehicle sales/rental/service
Motorized Boats and watercraft sales and service,
Movinq and storaqe facilities
Recreational vehicle and heavy truck, sales/rental/service
Service stations and qas stations, includinq quick servicinq
Tires, sales/service
Transit park and ride, major or minor, unless under a shared
parkinq arranqement with another permitted use
Truck and auto repair and paintinq. facilities
EXCEPTIONS:
1.
Outdoor seating for restaurants and pedestrian-oriented accessory uses, including
flower, food, or drink stands shall be permitted. Temporary open-air markets and
carnivals shall also be permitted specified in the Springfield Municipal Code, 1997.
2.
For the expansion of an outdoor storage facility of less than 50 percent of the total
floor area, service yards and outdoor storage areas in the GR Plan District shall be
screened from public areas, streets, alleys, and adjacent areas through the use of
one or more of the following: walls, fencing, or plantings, addressed during the MDS
process specified in Section 5.15-100 or the Site Plan Review process specified in
Section 5,17-100.
I 3.4-240
Base Zone Development Standards, Off-Street Parking, and Fence Standards
Base zone development standards, off-street parking, and fence standards shall be consistent
with the underlying zoning district.
Date Received:,
SEP 2 5 2008
Quality Code Data 4/5/2008, Page 207
Original Submittal
EXCEPTION: Any stricter GR Plan District standards shall apply,
I 3.4-245
Specific Development Standards
Mixed Use development within the GR Plan District shall comply with the development standards
as specified in Section 3,2-630.
EXCEPTION: The maximum building footprint for a single use shall be 50,000 square feet, unless
approved through a Type IV Master Plan Modification.
I 3.4-250
Minimum Density and General Development Standards
The following standards apply to development within the GR Plan District. The general
development standards for Mixed-Use as specified in Section 3.2-630 describe the pedestrian
friendly and transit oriented design standards that apply to mixed use and nodal development. The
Multi-unit Design Standards specified in Section 3.2-240 promote livability, neighborhood
compatibility, and public safety for multi-unit housing as well as promote higher density housing.
A. Building Design and Building Form. The intent of the Building Design and Building Form
Standards for new development within the GR Plan District is to ensure that development
is aesthetically pleasing and provides pedestrian orientation, even with a mix of uses and
higher intensity development. New structures and improvements to fayades shall provide
. architectural relief and interest, with an emphasis at'building entrances and the appearance
along sidewalks, in order to promote and enhance a'comfortable pedestrian scale and
orientation, contribute positively to the neighborhood, and create an interesting
streets cape, .
1. Development within the GR Plan District shall, incorporate the Building Design
Standards specified in Section 3.2-625A., and Multifamily Residential or Mixed Use
Residential development shall meet the standards for Building Form specified in
Section 3.2-240D.2.
2. Alternatively, development shall satisfy the intent of the Building Design and
Building Form Standards listed above and shall comply wiih the following
guidelines, as determined during the Site Pla'n Review process:
a. Building scale is consistent with the scale of nearby buildings, transition is
provided to adjacent buildings, and porches, bays, balconies, and human
scale architectural detail are included.
b. Multi-story buildings are designed and constructed so the first floor is at a
greater height than the upper floors, and architectural detailing that
horizontally divides the first and second floors is incorporated in design and
construction, Examples include bays windows, decks, or balconies for upper
Date Received: .
SEP 2 5 2008
Quality Code Data 4/5/2008, Page 208
Ori;ir;al Submittal
levels, and awnings, canopies, or other similar treatments for lower levels.
Variation in building materials, trim, paint, ornamentation, windows, or other
features including public art, may also be used,
c. Variations in roof forms, including, but not limited to: gabled; hipped roofs or
cornices are provided.
d. Views into shops and offices for ground floor fayades along public right-of-
way are provided.
e. In order to break up vast expanses of single element building elevations, the
building design includes a combination of architectural elements and
features ,including, but not limited to offsets, windows, entry treatments,
wood siding, brick, stucco, or textured concrete block.
f. Structures. do not present excessive visual mass or bulk to public view or to
adjoining properties.
. g. Buildings provide architecturally defined entryways and design which
provides a human scale.
B. Building Orientation and Maximum Setback Standards. The intent of the Building
Orientation and Maximum Setback standards is to create a street presence that is a
pleasant, diverse pedestrian experience by connecting activities occurring within a
structure to adjacent sidewalk ar~as; to encourage continuity of retail and service uses; to
encourage surveillance opportunities by restricting fortress-like fayades at street level; and
to avoid a monotonous pedestrian environment. All new buildings in a mixed-use
development shall be oriented toward both exterior and internal streets in a manner that
frames and defines both streets and pedestrian areas along those streets to the greatest
. extent practicable. Buildings in mixed use developments shall not be separated from
fronting streets, Parking shall be located behind buildings, internal to development on a
site, For existing development sites, out parcel buildings between a large parkihg lot and
the street shall be used to help define the streetscape, and lessen the visual impact of the
parking lot from the street.
1. Development within the GR Plan District shall incorporate the Building Design
Standards specified in Section 3.2-625B" and Multifamily Residential or Mixed Use
Residential development shall meet the standards for Building Form specified in
Section 3.2-240D.2.
2. Alternatively, development shall satisfy the intent of the Building Orientation and
Maximum Setback Standards described above and shall comply with the following
,guidelines, addressed during Site Plan Review:
Date Received:
SEP 2,5 2008
Quality Code Data 4/5/2008, Page 209
Original Submittal
.' a. " Buildings are designed and constructed adjacent to a'public street right-of-
way that create safe, pleasant, and active pedestrian, environments.
b. Buildings are designed and located to reinforce the pedestrian orientation of
. the GR Plan District.
c. An urban streetscapealong street right-of-way is created by locating new
buildings close to the street and close to one another wherever practical.,
The streetscapes create a sense of enclosure along sidewalks and provide
a variety of. street level fac;:ades.
d. Views into shops and offices are provided, Upper building levels incorporate
decks and balconies.
"
e. .To the greatest extent practicable, all new buildings are oriented toward
both exterior and internal streets in a manner that frames and defines both
,>
streets and pedestrian areas along those streets,
f. Where setbacks from the street right!of-way are proposed, pedestrian
amenities including publiC seating, court yards or plazas between the
building and the street are provided.
\
g. New residential development is oriented to a public street, unless buildings
cannot meet this requirement due to inadequate street frontage, In this
case, buildings are oriented to a private street, alley, or lane, and designed
in conformance with the pedestrian circulation standards in this Code,
h. For existi,ng development sites, outparcel buildings between a large parking
lot and the street are used to help define the streetscape, and lessen the
visual impact of the parking lot from the street.
C. Weather Protection. Standards. The intent of the weather protection requirement within the
GR Plan District is to provide for a pedestrian-oriented environment in inclement or warm
weather, to break up long expanses of buildings, arid to create an interesting streetscape.
"
1.' Development within the GR Plan District shall incorporate the Weather Protection
Standards specified in Section 3,2-625C. .1
2. Alternatively, development shall satisfy the i~tent of the Weather Protection
Standards described above and shall comply with the following guideline,
addressed during Site Plan Review; weather protection in the form of awnings or
canopies is provided appropriate to the design of the structure,
r
D.
Landscaping, Screening, Fences, and Walls Standards, The intent of the Landscaping,
. Screening, Fences, and Walls Standards for development in the GR Plan District is to
. Date Received: ..
,Quality Code Data 4/5/2008, Page 210
SEP 2 5 2008
O. . ,,1<:.,....'..'I't'~1
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provide shade, erosion control, visual interest, buffering, separation between abutting
properties, privacy, open space and pathway identification, shading and wind buffering,
noise attenuation, reduction of glare, screen objectionable views, to reduce the rate of
storm water runoff, and enhance the visual environment, to establish a sense of place,
promote safety, security, and privacy, to help retain the long-term value of properties,
minimize the impacts of impervious surfaces and reduce the rate of storm water runoff, and
, ensure aesthetics and compatibility with surrounding land uses.
1. Development within the GR Plan District shall incorporate the Landscaping and
'Screening Standards specified in Section 3.2-625D" and Multifamily Residential or
Mixed Use Residential development shall meet the standards for Landscaping,
: Screening, Fences, and Walls specified in Section 3.2-240D.6.
.2. Alternatively, development shall satisfy the intent of the Landscaping, Screening,
Fences, and Walls Standards<described above and shall comply with the following
guidelines, addressed during Site Plan Review:
a. Landscaping is designed and located so that enhances the urban character
of the GRPlan District, so that it is visible from public right-of-way, and so
that it provides adequate screening and buffering from adjacent uses,
Landscaping is distributed in those areas where it provides for visual and
acoustical buffering, open space uses, shading and windbreaks, and
aesthetic qualities,
b. All landscaping is either irrigated or is certified by a registered Landscape
Architect that it can be maintained and survive without artificial irrigation.
c. Natural vegetation and existing healthy trees are retained to the maximum
extent feasible in the design of landscaping,
d. The design and development of landscaping retains and conserves the
riparian vegetation to the maximum extent practicable, where development
is adjacent to the Willamette River setback,
e. Pedestrian pathways and open space areas are defined with landscape
materials, trees, and shrubs.
f. Signature trees (for example, large or unique trees), hedges and flowering
plants provide focal points for the development area.
g. Trees provide summer shading within common open space areas and within
front yards when street trees cannot be provided,
h. A combination of plants is provided for year-long color and interest, and a
variety of tree types is distributed.throughoutthe site to maximize coverage,
Date Recei.ved:
SEP 2 5 2008
Quality Code Data 4/5/2008, Page 211
Original Submittal
"
. ,i. ~andscaping is used to screen outdoor storage and mechanical equipment
areas, and to enhance graded areas including berms, swales and
detention/retention ponds within the gevelopment area.
, 'j. Trash collection, recycling areas, service areas, and loading docks are
screened on all sides so that no portion is visible from public streets, alleys,
and adjacent properties. Required screening may include new and existing
" plantings, walls, fences, screen panels, doors, topographic changes,
buildings, horizontal separation, or any combination thereof.
k. Landscaping is provided to define and accentuate the primary entry way of a
dwelling unit or combination of dwelling units,
I. Vertical and horizontal landscape elem'ents are provided along all exterior
walls to soften the visual impact of new residential construction, and
promote the residential character of t~e site,
m. Landscaping or a combination of landscaping and fencing is used to buffer
multifamily developments from abutting properties,
n. In multifamily developments, landscaping is planted and fencing installed
that does not obscure visual surveillance of common open space, parking
areas, or dwelling entryways.
.0. In multifamily developments, fencing is designed to provide privacy and
buffer,sound, but does not create long expanses of uninterrupted walls,
E. Street Connectivity and Vehicular Circulation Standards, The intent of the Street
Connectivity And Vehicular Circulation requirements within the GR Plan District is to
encourage developments that are easily accessible for all modes of transportation, to
promote the scale and character of a mixed use retail and residential district, to provide
safe, direct, and convenient pedestrian circulation, to provide safe and efficient site access
between parking areas and multifamily developments, and to encourage pedestrian and
vehicle circulation linkages that will ir]tegr'!te amenities within multifamily developments
with the surrounding area,
1. Development within the GR Plan District shall incorporate the Street Connectivity
and Circulation standards specified in$ection 3,2-625E., and Multifamily
Residential or Mixed Use Residential development shall meet the standards for
vehicular circulation specified in Section 3.2-240D.9.
2. Alternatively, development shall satisfy the ir]tent of the Street Connectivity and
Vehicle Circulation Standards described above and shall comply with the following
guidelines, addressed during Site Plan Review:
, Date Received:
SEP 2 5 2008
Quality Code Data 4/5/2008, Page 212
. .. -.
,
On!)ins\ Su':\mittl'll
a. Public pedestrian access' between streets provides an inter-connected
pedestrian circulation system within the'development area and adjacent
development.
b. - A continuous pedestrian and/or multi-use pathway system is provided within
the development area to ensure safe, direct and convenient pedestrian
circulation.
c. The development is designed so that public and private transportation
connections are provided to surrounding areas,
d. Block length is consistent with Section 4.2-115.
e. An internal circulation plan is provided that promotes accessibility to and
from the site for all modes of transportation.
f. Access is designed and constructed to consolidate driveways with existing
or future adjacent developments.
g. Methods that minimize'vehicle and pedestrian conflicts are incorporated into
the design ofthe development.
h. Driveway access is connected to alleys and local streets, rather than directly
onto arterial streets.
i. Loading and service areas are located for ease of use and minimal conflict
with on-site parking and circulation activities.
F. Pedestrian Amenities. The intent of the pedestrian amenity requirements for development
within the GR Plan District is to provide comfortable and inviting pedestrian' spaces.
Pedestrian amenities serve 'as informal gathering places for socializing, resting, and
enjoyment of the Glenwood Riverfront,and contribute to a walkable district.
1. Development within the GR Plan DistriCt shall incorporate the Pedestrian Amenity
standards specified in Section 3,2-625G,
2. Alternatively, development shall satisfy the intent of the Pedestrian Amenity
Standards described above and shall comply with the following guidelines,
addressed during Site Plan Review:
a. Pedestrian amenities are visible and accessible to the general public from a
fully improved street. Access to 'pocket parks, plazas, and sidewalks are
'provided via a public right-of-way or a public access easement.
Date Received:
SEP 2 5 2008
0,
,Quality Code Data 4/5/2008, Page 213
Original Submittal
b. The size and capacity of pedestrian ~menitles is roughly proportional to their
expected use, induding use by employees, customers, residents, and other
visitors,
c. Pedestrian amenities are consistent with the character and scale of
surrounding developments. For example, similarity in awning height, bench
style, planter materials; street trees, and pavers f,!sters continuity in the
design of pedestrian areas, Materials are suitable for outdoor use, easily
maintained, and have at least a 10-year expected service life,
d. Bus stops, as a pedestrian amenity, are designed to Lane Transit District
standards.
G. Parking Standards, The intent of the parking stand~rds for development within the GR Plan .
District is to minimize the.amount of land, devoted to off'-street parking; develop land so that
the primary focus is not the parking areas; to ensure that parking structures and lots are
visually pleasing, to minimize the visual and environmental impact of parking areas; to
increase Springfield's commercial land inventory by allowing retail uses on the ground floor
of parking structures; to provide services for residents of nearby residential developments;
and to provide adequate parking to serve developm'ent.
1. Development within the GR Plan District shall incorporate the parking standards
specified in Section 4,6-125, and Multifamily, Residential or Mixed Use Residential
development shall meet the standards for Parking specified in Section 3.2-240D.8,
2. Alternatively, development shall satisfy the intent of the Parking Standards
described above and shall comply with the following guidelines, addressed during
Site Plan Review:
. ,
" .
a. Parking areas are designed to minimize the expanse of continuous parking
and impervious surfaces.
. b. Parking areas are designed and located to reinforce the pedestrian
orientation of the GR Plan District.
c. Parking areas are designed to minimize the impact to abutting properties
,
and promote the human scale of development.
d. Canopy trees are distributed throughout the parking area, including the
perimeter of the parking lot.
e. Sufficient shade is provided for all surface parking areas,
f. Pedestrian pathways are provided that connect parking areas to and
Date Re~~elr. buildings, open space areas, and surrounding uses,
, SE? 2 5 2008
Q~~lity Code Data 4/5/2008, Page 214
')rl',"n<'1 ~:ubrnittal
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", ,
g, Topography, natural contours, and natural features including stands of trees
are considered in the design of parking areas and circulation systems:
h. Parking area circulation systems are designed to minimize vehicle and
pedestrian conflicts.
i. Parking areas are located to minimize views from the public right-of-way and
abutting properties.
j. Parking areas are located to the rear or side of buildings,
k. Adequate, pedestrian scale lighting is provided in parking areas,
I. Pedestrian scale and orientation that is consistent with a pedestrian"oriented
retail and residential district is provided for all parking areas,
m. Stormwater treatment techniques, including swales and pervious pavement
treatments are included in all'parkingareas,
n. Parking lots are sited and designed to mitigate adverse lighting and noise
impacts on residents.
o. In multifamily developments, pedestrian connections through parking areas
are enhanced through scored concrete, striping, landscaping or other
identification methods that provide compatibility in design and materials
between parking areas and the dwelling units,
p. In commercial and mixed use commercial areas, parking structures provide
retail storefronts at the ground level at the periphery of parking areas and
structures. In residential areas, the street side of residential parking.
structures may contain facilities or services for residents, including, but not
limited to: laundry rooms, lobbies, or exercise rooms.
q. In cases where a parking structure extends to the periphery of a site, the
design of the structure reflects the massing, building materials, fenestration
and detailing of adjacent and abutting buildings.
r. Entries are designed to be subordinate to the pedestrian entry in scale and
detailing. If possible, automobile entries to parking structures are located
away from the street, to the side or rear of the building,
s. Parking structures are sited and designed to mitigate adverse lighting and
noise impacts on residents,
Date Received:
SEP 2 5 2008
Quality Code Data 4/5/2008, Page 215
Original Submittal
H. Height Standards, The intent of the building height standards for development in the GR
Plan District that is not adjacent to the Willamette River is to encourage a built environment
that provides compatibility with the surroundings, but also provides opportunities for higher
density development and views of the Willamette River, Where a development proposes to
exceed the height limitations of the underlying zoning district, the applicant shall illustrate
the development meets the intent of the height standards, and satisfies the following
guidelines. In no case may a development proposal exceed 90 feet in height within the GR
Plan District. See Section 3.4-265 for height standards for development adjacent to the
Willamette River.
I 3.4-255
,
1.
Additional on-site pedestrian amenities are provided where a building exceeds the
maximum height standards of the underlying zoning district.
2.
When a greater height standard is proposed, a building offset interval along
structure fa~des is established,
3.
Structures that optimize light and views of the Willamette River and surroundings
are provided.
4.
Buildings are designed and constructed to take advantage of views to the
Willamette River and surrounding natural features, including private open space on
upper floors, and building fa~ades with windows.
5.
Provide additional setbacks, stepping-down of building elevations, visual buffering,
screening, and/or other appropriate measures to create a height transition between
the proposed development and adjacent development. Roof equipment and other
similar features necessary to a building operation are screened, and may not
exceed 8 feet in height.
Standards Specific to Residential Development
A. Storage. The intent of the storage standards for MUR, MDR, and HDR development is to
provide space for trash receptacles, personal storage, and equipment. All new residential
and mixed use residential development shall meet the storage standards specified in
Section 3,2-240DA.
B. Open Space, The intent of the open space requirements in the MUR, MDR, and HDR
development is to provide usable common and private open space for residents and
centrally located open space for activities; maximize private open space for each dwelling
unit; preserve exposure to light, air, and visual access; provide safe children's play areas
interspersed and centrally located within multifamily developments; maximize visual relief
from structural bulk; promote active recreational opportunities within open space; and
provide pedestrian access to all common open space areas to promote active use.
Date Received:
SEP 2 5 2008
Quality.Code Data 4/5/2008, Page 216
Or'lg'I~'" S'J",",,;""'I
' \::;"': ~. 1..'I'lV.t;.
1. All multifamily development within the GR Plan District shall meet the standards for
Open Space specified in Section 3.2-240D.5,
2. Alternatively, development shall satisfy the intent of the Open Space standards
described above and shall comply with the following guidelines, addressed during
Site Plan Review.
a. The design and development of open space retains and conserves the
riparian vegetation to the maximum extent practicable, where development
is adjacent to the Willamette River setback.
b. Native trees, shrubs, or other plants adapted for survival and growth in the
Eugene-Springfield area are utilized in open space areas.
c. Trees proposed are in scale with the proposed development.
d: Open spaces and plazas are incorporated into. the development that provide
pleasing transitions between uses, soften and buffer utilities and loading
areas, and provide variety next to buildings, along walkways, and within
pedestrian plazas.
e. Open space areas are included which are in scale with the development and
sited to invite activity appropriate to adjoining uses.
f. Pedestrian amenities, including, but not limited to: seating areas, drinking
fountains, low level directional signs, and waste receptacles are provided in
open space areas,
g. The design provides a cohesive open space and pedestrian network within
the development, with appropriate connections to surrounding properties
and uses, .
C. Pedestrian Circulation, The intent of the pedestrian circulation requirements is to provide
separation between vehicles and pedestrians, and to provide clear, direct, safe, and
identifiable connections between individual units, parking, storage, common open space
areas, public sidewalks, and neighborhood uses.
1. All multifamily development within the GR Plan Districtshall meet the standards for
Pedestrian Circulation specified in Section 3.2-240D.7.
2. Alternatively, development shall satisfy the intent of the Pedestrian Circulation
Standards described above and shall comply with the following guidelines,
addressed during Site Plan Review.
Date Received:
SEP 2 5 2008
. Quality Code Data 4/5/2008, Page 217
Original Submittal
a. . Privacy of ground floor residents is considered in the design of pedestrian
circulation within the development area,
b. Pedestrian linkages integrate amenities, including, but not limited to: open
space. areas, walkways, and activity centers within the multifamily
developments and with the surrounding area.
c. The design of pedestrian pathways considers the natural contours:features,
and topography of the site.
d. Pedestrian circulation areas include sidewalks, landscaping, crosswalks,
and pedestrian-scale lighting.
e. Pedestrian pathways are provided that connect to and between buildings,
open space, parking areas, and surrounding uses.
f. Adequate lighting levels for parking and pedestrian pathways are provided.
g. Pedestrian scale lighting is provided within internal blocks and walkways on
poles not more than 16 feet high and shielded to light the walkways and
open spaces only,
h. Clear and identifiable pedestrian connections to and between buildings are
provided.
I 3.4-260
Special Standards for Development Fronting the Willamette River
A. Special Standards. The intent of the special standards relating to development adjacent to
the Willamette River is to implement the goals and policies relating to the Willamette River
as expressed in the Glenwood Refinement Plan, Subarea 8: The River Opportunity Area
and the Willamette River Site Development Guidelines, and to:
1. Recognize and respect the beauty and character of the Willamette River;
2. Conserve and enhance the existing riparian zone along the Willamette River;
3. Conserve and enhance property values;
4. Preserve, protect, and enhance water quality;
5. Encourage development, preservation, and enhancement of reasonable public
access to the river for recreational use and visual enjoyment.
Date Received:
SEP 2 5 2008
'Quality Code Data 4/5/2008, Page 218
Original Submittal
B. Proposals for development adjacent to the riparian corridor setback area shall consider the
following, within a new Master Plan, Master Plan Modification,"or Site Plan Review
application:
1. Riparian Setback Area, The setback'for all new buildings, parking lots, and loading
areas shall be a minimum of 75 feet from the top of bank, or as identified on the
City's Water Quality Limited Watercourse Map in the Development Services
Department, unless significant stands of trees or other identified natural resources
warrant a greater setback,
EXCEPTION: Rebuilding of existing structures, The setback restriction shall not
prohibit rebuilding an existing structure provided that the rebuilt structure is
comparable in size, profile, use, and location to the structure that previously
existed. The term "new development" shall not include rebuilding an existing
structure provided that the rebuilt structure is comparable in size, profile, use and
location to the structure that previously existed.
2. Conservation of Natural Features, Major outcrops, stands of trees, riparian areas,
or other prominent natural features are an important part of the visual character and
quality of the community. The impacts of the proposal on these resources will be
reviewed, and limitations may be placed on the amount of removal, In order to
mitigate adverse impacts, additional screening may be required, or a reduction in
the size of the building or structure may be required.
3. Compatibility with Existing Area. The proposed development is similar with the
existing surroundings, in terms of building bulk, height, location, separation, shape,
parking areas, lighting, fences, landscaping, open space, visual and physical
corridors to the river, and adjacent land use.
4. View Protection.
a. New development shall preserve and enhance views of the Willamette River
and the views across the river to Kelly Butte and downtown Springfield,
These regulations are not intended as a guarantee that a view will be
preserved or created, only to require special and significant efforts to
maintain and provide views.
b. New structures shall be designed and located to preserve and enhance
views of the Willamette River and across the river.
c. Restaurants, outdoor cafes, housing, public gathering places, and hotels
shall be oriented to available views, especially views of the Willamette River,
where feasible.
Date Received:
SEP 2 5 2008
'Quality Code Data 4/5/2008, Page 219
Original Submittal
d. , Development along the Willamette Greenway Boundary or setback' shall be.
designed and constructed to take advantage of views to the Willamette
River, including private open space on upper floors and building fac;:ades
with wind.ows that face the.river.
e. Staff may require site sections, photographs, view diagrams, survey spot
'elevations, view easements and other similar tools in order to ensure
compliance with the requirements of :;)ection 3.4-265..
5. Conditions of Approval, For projects proposing development adjacent to the riparian
corridor setback area, the degree to which the project provides public access along
the riverfront may be evaluated and dedication of public access along the riverfront
may be,required, Other conditions of approval for projects may include enhanced
landscaping, minimum corridors between buildings, variations in building setbacks,
size .or bulk of fac;:ades, limitations on building heights, lighting, the size and shape
of windows facing the river, and the locationof.parking areas,
C. Proposalsfor development adjacent to the riparian corridor setback area shall not exceed
35 feet in height.
I 3.4-265
Street, Sidewalk, and Alley Standards
A. Development proposals that utilize the Glenwood Riverfront Plan as a Master Plan shall
use the streetscape cross-sections illustrated in theGlenwood Riverfront Plan.
B. Development proposals that use the Master Plan Modification process shall design the
transit stations according to Lane Transit District standards, and street and sidewalk
system using the City's existing street standards specified in Section 4.2-105, the
Glenwood Riverfront Plan, or satisfy the criteria of approval listed for Master Plans within
the GR Plan District.
C. Alley Standards.
1. All blocks or individual sites shall be served by alleys, all vehicular access for on-
site parking, services and utilities shall be accessed by alleys.
2.
Alley right-of-way shall be a minimum of 22 feet-wide with 14 feet paved for
vehicular uses, Within this right-of-way, the alley shall provide visible and direct
. pedestrian walkways and connections to the commercial mixed use or central areas
of the proposed redevelopment scheme, The pedestrian portion shall be
ilistinguished from the vehicular portion of the alleys. The walkways are
encouraged to be paved with pervious materials.
"
Date Received:
SEP 2 5 2008
.: Quality Code Data 4/5/2008, Page 220
''';';;:);1131 Submittpl
3. Alleys shall'drain to lined interior "block" swales or from drains then piped to swales
as the grades permit.
D. Alley Space. Where feasible, outdoor cafe seating, landscaping, signage, lighting and
display features shall be included in alley design, Alley space shall be designed to
minimize service functions, to screen trash/storage areas and to enhance
pedestrian/patron use.
I 3.4-270
Drainage System Standards
Development proposals within the' GR Plan Distric~ shall use the "Storm Drainage Master Plan for
the Glenwood Riverfront Area"" the drainage design standards developed as part of theGlenwood
Riverfront Plan, .and the Engineering Design Standards' and Procedures Manual as guidance for
designing drainage systems within theGR Plan District, as interim guidance until the City adopts
the Stormwater Facilities Master Plan. ,
Date Received:
SEP 2 5 2008
Original Submittal
Quality Code Data 4/5/2008, Page 221
541-726-3753 Phone
541-726-3676 Fax
Description
CTY Master Plan Amendment 1
,
s:\Tidemark\forms\casefees] .rpt
Trans
Code
2252
Fees Associated'- . 'h
Case #: LRP2008-0",,12
ROW - Franklin
CITY OF SPRINGFIEL"fi
Revenue
Account Number
100-00000-425002
Page 1 of]
Date Calculated Original
Calculated By Amount
9/25/2008 KAL 0.00
Total Due:
9/25/2008
1 :42:52PM
Amount
Due
0,00
$0.00