HomeMy WebLinkAboutNotice PLANNER 4/14/2008
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AFFIDAVIT OF SERVICE
Date ReceiVed:~
Planner: MEM
STATE OF OREGON }
} SS.
County of Lane }
I, Brenda Jones, being first duly sworn, do hereby depose and say as follows:
1. I state that I am a Secretary for the Planning Division of the Development
, Services Department, City of Springfield, Oregon.
2. I state that in my capacity as Secretary, I prepared and caused to be
mailed copies of Notice of Decision, A-3 Academy of Arts &
Academics DRC2008-00018 (See attachment "A") on Apri/14, 2008
addressed to (see Attachment "B"), by causing said letters to be placed in
a U.S. mail box with postage fully prepaid thereon.
Brenda Jones
Planning Secretary
STATE OF OREGON, County of Lane
~ ~ /4 , 2008 Personally appeared the above named Brenda Jones, .
S retary, who acknowledged the foregoing instrument to be their voluntary act. Before
me:
OFFICIAL SEAL
SANDRA MARX
. NOTARY PUBLIC - OREGON
COMMISSION NO. 385725
MY COMMISSION EXPIRES NOV. 12.2008
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My Commission Expires: /1/;;?"/2()b'6
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City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
SITE PLAN REVIEW
Staff Report & Decision
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Project Name: A-3 Academy of Arts & Academics Expansion
Project Proposal: Remodel existing building and construct a
7,500 sf addition and associated site development
Case Number: DRC2008-00018
Project Location: 615 Main Street
17-03-35-31, TLs 9200,9300 & 9400
Zoning: Mixed-Use Commercial (MUC)
Overlay District(s): Nodal Development (INDO)
Applicable Refinement Plan: Downtown
Refinement Plan Designation: Mixed-Use Commercial (MUC)
Metro Plan Designation: Mixed-Use Commercial
Pre-Submittal Meeting Date: February 29, 2008
Application Submittal Date: March 6, 2008
DRC Meeting Date: March 25, 2008
Decision Issued Date: April 14, 2008
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Recommendation: Approval with Conditions
Appeal Deadline Date: April 29, 2008
Associated Applications: ZON2008-00009 (DIM), PRE2008-00015 (Pre-Submittal)
DEVELOPMENT REVIEW COMMITTEE -_.~ . ..
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POSITION REVIEW OF NAME PHONE
Planner II Land Use Plannina Mollv Markarian 726-4611
Transportation Plannina Enaineer Transportation Garv McKenney 726-4585
Public Works Enaineer in Trainina Utilities, Sanitary & Storm Sewer Jesse Jones 736-1036
Deputv Fire Marshal Fire and Life Safetv Gilbert Gordon 726-2293
Engineering Technician SUB Electric Utilities Tony Talbot 726-2395
Civil Enaineer SUB Water Utilities Rebecca Templin 726-2396
Interim Area 5 Reaion Planner ODOT Facilities David Helton 726-2552
APPLICANT'S DEVELOP.MENT.REVIEW TEAM .~.-
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Owner Applicant's Representative
Stephen Barrett, Deputy Superintendent Rene Fabricant, P.E., S.E.
Springfield School District #19 Branch Engineering, Inc.
525 Mill Street 310 Fifth Street
Springfield, OR 97477 Sprinafield, OR 97477
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DECISION
This staff report and decision grants approval with conditions to the subject application, as of the date
of this decision. The standards of the Springfield Development Code (SDC) applicable to each criterion
of approval are listed herein and are satisfied by the submitted plans and notes (see Appendix A)
unless specifically noted in this decision with findings and conditions necessary for compliance. The
Final Site Plan, including the landscape plan, as well as building plans, site development, and the
installation of public and private improvements, must conform to the approved site plan or as
conditioned herein. Any changes to the approved site plan must be approved through the Site Plan
Modification application process. This is a limited land use decision made according to city code and
state statutes. Unless appealed, the decision is final. Please read this document in its entirety.
USES AUTHORIZED BY THIS DECISION
The proposed use of this site for performing arts instruction, branch educational facilities, and I
performing arts, fine arts, photography, and a/v production studios is permitted in accordance with SDC
3.2-610. No other uses are authorized by this decision.
REVIEW PROCESS
This application has been reviewed under the procedures listed in SDC 5.1-130, Type II Applications,
and SDC 5.17-100, Site Plan Review. This application was accepted as complete on March 6, 2008,
and this decision is issued on the 36th day of the 120 days permitted per ORS 227.178.
COMMENTS RECEIVED
Applications for Type II limited land use decisions require notification of property owners and occupants
within 300 feet of the subject property and any applicable neighborhood association, allowing for a 14-
day comment period on the application per SDC 5.1-130. The property owner, applicant, if different,
and parties submitting written comments during the comment period have appeal rights and are mailed
a copy of this decision for consideration. In accordance with SDC 5.1-130, notice was mailed to the
property owners and occupants within 300 feet of the subject property on March 7, 2008.
The following written comments were received during the comment period:
A letter was received on March 21, 2008 from the owner of a business located at 643 Main Street. The
complete transcript of the letter is made a part of this decision by reference and is available for review
at the Development Services Department. In summary, the business owner expressed concerns
regarding alleged existing parking problems in the vicinity of A-3 and the possible exacerbation of these
alleged parking problems with the expansion of A-3.
As discussed on page seven of this decision, the site is located in the Downtown Exception Area and
therefore is not subject to the vehicle parking standards of the SDC. At the time the Downtown
Exception Area was established, it was determined that sufficient on and off-street vehicle parking
spaces existed to serve the needs of downtown uses, especially given the proximity to Springfield's
primary bus station and an extensive regional network of bicycle routes. The intent of the Downtown
Exception Area is to stimulate vibrant, dense re-development that is conducive to walking, bicycling,
and use of public transit and not dominated by surface parking lots. As such, employees and
customers frequenting downtown will not experience the convenience of the type of surface parking
characteristic of strip development but rather are expected to walk a reasonable distance from the
existing on and off-street parking spaces available within the downtown area to a given destination.
While vehicle parking capacity in Springfield's downtown and the merits of the Downtown Exception
Area may be legitimate concerns, they are not topics that fall within the Site Plan Review Criteria of
Approval and therefore cannot influence the outcome of this decision. The application as submitted
meets the requirements of the SDC regarding vehicle parking since the site is exempt from vehicle
parking requirements. In addition, it should be noted that consistent with the intent of the Downtown
Exception Area, the A-3 expansion includes the installation of 20 long-term bicycle parking spaces to
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stimulate the use of bicycles as a mode of transportation, not to mention that all students are provided
with free bus passes through Lane Transit District (L TD) to encourage use of public transit.
SITE INFORMATION
The subject property is a .35 acre (15,187 square feet), rectangular-shaped site comprised of three tax
lots at the corner of Main Street and Sixth Street and is located inside the City limits. The property
is relatively flat, and soils are mapped as Malabon-Urban Land Complex-76. The property is zoned and
designated Mixed-Use Commercial, and land immediately surrounding the property on all sides is
zoned Mixed-Use Commercial.
Currently, the property contains a 6,000 square-foot building that houses A-3, along with a parking lot
and gravel area. In addition, the site contains a pocket park, built in 1986 by the Downtown Association
that is currently maintained by the Springfield School District, although many of the plantings and
fixtures in the park are property of Willamalane.
The east fa<;ade of the existing A-3 building and the west fa<;ade of the retail building adjacent to the
pocket park on the east are both part of 'Art Alley' and the 'Walk of Art' in downtown Springfield. The
easternmost mural ;s titled 'Growing Hops' and was painted in 1988 by local high school students to
depict the history of hop farming in the area. The westernmost mural is titled 'Windows of Hope' and
was painted in 2000 by Springfield High School students to honor the Year 2000 Youth Day of Caring.
The proposed remodel and expansion of the existing building and associated site development will
completely eliminate the existing parking and gravel area, as well as the pocket park and two murals
described above.
SITE PLAN REVIEW - CRITERIA
SDC 5.17-125 states that an application shall be approved or approved with conditions upon
determination that the criteria listed in SDC 5.17-125 A. through E, have been satisfied and that if
conditions cannot be attached to satisfy the approval criteria, the application shall be denied.
Criterion 1 (SeC 5.17-125 A.l
The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan Diagram,
Plan District Map, and Conceptual Development Plan.
Finding: The subject property is zoned Mixed-Use Commercial and is designated Mixed-Use
Commercial by the Metro Plan diagram and the Downtown Refinement Plan. The proposed use of this
site for performing arts instruction, branch educational facilities, and performing arts, fine arts,
photography, and alv production studios is permitted in accordance with SDC 3.2-610. There are no
applicable Plan District maps or Conceptual Development Plans for this property, and no change to the
zoning designation or boundaries is proposed.
Conclusion: This application satisfies Criterion 1 (SDC 5.17-125 A.).
Criterion 2 (SeC 5.17-125 B.l
Capacity requirements of public and private facilities, including but not limited to water and electricity;
sanitary sewer and storm water management facilities; and streets and traffic safety controls shall not
be exceeded and the public improvements shall be available to serve the site at the time of
development, unless otherwise provided for by this Code and other applicable regulations. The Public
Works Director or a utility provider shall determine capacity issues.
Finding: The Development Review Committee (DRC), including representatives from the City's
Development ::;ervices Department, Public Works Department, and Fire and Life Safety Department, as
well as the Springfield Utility Board (SUB) and the Oregon Department of Transportation (ODOT)
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reviewed the application, and their comments have been incorporated into the findings and conditions
below. .
Finding: Criterion 2 contains two categories of development standards with sub-sections. The
application as submitted complies with any applicable sub-sections of the development standards
unless otherwise noted with specific findings and conditions. The development standards relating to
Criterion 2 include but are not limited to the infrastructure standards discussed in SDC 4.1-100, 4.2-
100, and 4.3-100:
4.2-100 Infrastructure Standards-
Transportation
4.2-105 Public Streets
4.2-110 Private Streets
4.2-115 Block Length
4.2-120 Site Access and Driveways
4.2-125 Intersections
4.2-130 Vision Clearance
4.2-135 Sidewalks
4.2-140 Street Trees
4.2-145 Street Lighting
4.2-150 Bikeways
4.2-155 Pedestrian Trails
4,2-160 Accessways
4.3..100 Infrastructure Standards-
Utilities
4.3-105 Sanitary Sewers
4.3.-110 Stormwater Management
4.3-115 Water Quality Protection
4.3-120 Utility Provider Coordination
4.3-125 Underground Placement of Utilities
4.3-130 Water Service and'Fire Protection
4.3-135 Major Electrical Power Transmission Lines
4.3-140 Public Easements
4.3-145 Wireless Telecommunications Systems Facilities
Slreet Trees
Finding: Street trees are a required public improvement, and as such, must be completed prior to
development approval as per SDC 5.12-145 C.
Finding: SDC 4.2-140 A. states that new street trees shall be at least two inches in caliper and shall
be selected from the City Street Tree List and installed as specified in the City's Engineering Design
Standards and Procedures Manual (EDSPM).
Finding: SDC 4.2-140 B.1. states that existing trees may meet the requirement for street trees (i.e.
trees on the City Street Tree List specified in the EDSPM) if excavation or filling for proposed
development is minimized within the dripline of the tree. In addition, it states that existing street trees
shall be retained as specified in the EDSPM, unless approved for removal as a condition of a
development agreement. .
Finding: SDC 4.2-140 B.3.c. states that whenever a property owner removes a street tree within the
public right-of-way without the City's authorization, that person is responsible for reimbursing the City
for the full value of the removed tree, to include replanting and watering during the two-year
establishment period.
Finding: EDSPM 6.02.1 states that if existing street trees are in sound condition and the Best
Mammement Practices outlined in that section are employed in the field to minimize the stress of
construction, the trees may be saved. Trees without adequate protection will become a liability and will
die after a few years.
Finding: SDC 3.2-625 D.1.b. states that in mixed-use zoning districts, required street trees shall be
placed either in planter strips or in individual tree pits and that if individual tree pits are utilized, each pit
shall be a minimum of 64 square feet per tree with a minimum width of 4.5 feet.
Finding: SDC 3.2-625 D.3. states that in mixed-use zoning districts, irrigation systems are required to
support landscaping and that drought-resistant plants are encouraged in accordance with SDC 4.4-105.
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Finding: There are two existing street trees on the Main Street frontage of the site, and the applicant
has proposed planting two additional Chanticleer Pear street trees in individual tree grates/pits along
the Main Street frontage and five additional Chanticleer Pear street trees in individual tree grates/pits
along the Sixth Street frontage to comply with the street tree requirements outlined in SDC 4.2-140 and
the EDSPM. The applicant has proposed planting three-inch caliper trees, to exceed the required
minimum size of two inches in caliper, as one of the required pedestrian amenities for the site as per
SDC 3.2-625 G. In addition, the applicant has proposed providing each tree with three watering pipes
for deep watering. However, the tree planting details on sheet L 1 of the plan set submitted with this
application indicate that the proposed tree pits do not meet the dimensional requirements of SDC 3.2-
625 D.1.b., and the applicant has not indicated who will ensure irrigation takes place in the first two
years during which the trees are established. .
Condition 1: Prior to Final Site Plan approval, the tree planting details on sheet L 1 of the plan set shall
be updated to reflect the individual tree pit dimensional requirements of SDC 3.2-625 D.1.b. and to
indicate how watering of the street trees will occur during the street tree warranty period of two years.
Condition 2: Excavation or filling in the vicinity of the two existing street trees, as well as any future
removal of these trees, must conform to the standards of the SDC and EDSPM, including following the
Best Management Practices outlined in EDSPM 6.02.1.
Condition 3: Prior to occupancy, seven Chanticleer Pear street trees (or other approved street tree
from the List of Acceptable Street Trees for four to six-foot wide planter strips as listed in the EDSPM)
of at least three inches in caliper shall be planted in tree grates/pits in the right-of-way along the site's
Main Street and Sixth Street frontages as proposed on the Site Plan. New street trees shall be
installed as specified in the SDC and EDSPM. All tree nursery tags identifying the type of street tree
shall remain on the street trees until Final Site Inspection approval.
Finding: As conditioned above, this application meeets the requirements of SDC 4.2-140, SDC 3.2-
625 D.1.b., and SDC 3.2-625 D.3.
Sanitary Sewers
Finding: SDC 4.3-105 A. states that sanitary sewers shall be installed to serve each new development
within the city limits and to connect developments to existing mains.
Finding: The application indicates that the existing building on the subject property is currently served
by a lateral from the sanitary sewer main in the alley right-of-way to the south of the property, and the
applicant has proposed serving the expanded building and trash area with a new four-inch lateral to this
sanitary sewer main.
Condition 4: Prior to occupancy, the site shall be serviced with private sanitary sewer laterals from the
.sanitary sewer main in the alley right-of-way to the south of the subject property as depicted on the Site
Plan.
NOTE: Plumbing permits are required to install new private sanitary sewer laterals.
Finding: Existing facilities, as well as the above condition, are adequate to meet the requirements of
SDC 4.3-105 A.
Storm water ManaQement
Finding: SDC 4.3-110 B. states that development approval shall only be granted where the Public
Works Director has determined that adequate public and/or private stormwater management systems
provisions, consistent with the EDSPM, have been made.
Finding: SDC 4.3-110 D. states thal.run-off from a development shall be directed to an approved
stormwater management system with sufficient capacity to accept the discharge.
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Finding: SDC 4.3-110 E. states that new developments are required to employ drainage management
practices that minimize the amount, rate, and quality of surface run-off into receiving streams and that
promote water quality.
Finding: The application indicates that the existing building on the subject property currently pipes roof
run-off via a stormwater lateral to the stormwater main in the alley right-of-way to the south of the
property, and the applicant has proposed piping roof run-off from the expanded building via a new
stormwater lateral to this stormwater main.
Condition 5: Prior to occupancy, the site shall be serviced with private stormwater laterals from the
stormwater main in the alley right-of-way to the south of the subject property as depicted on the Site
Plan.
NOTE: Plumbing permits are required to install private storrnwater laterals.
Finding: Existing facilities, as well as the above condition, are adequate to meet the requirements of
SDC 4.3-110.
Utility Provider Coordination
Finding: SDC 4.3-120 states that all utility providers shall be responsible for coordinating utility
installations with the City and the developer through the Development Review Committee or by
separate written correspondence and that the developer shall be responsible for the design, installation,
and cost of utility lines and facilities to the satisfaction of the utility provider.
Finding: The application indicates that the subject property is currently served by SUB Electric via
overhead lines from the power poles and power lines in the alley right-of-way to the south of the
property and that existing overhead lines are proposed to serve the redeveloped site. The application
also indicates that the existing power pole and light in the pocket park will be removed.
Finding: SUB Electric has stated the existing electric service is adequate to serve the site. However,
SUB stated that the applicant needs to obtain approval from the City prior to removing the existing light
on the power pole in the pocket park because it is City property.
Condition 6: Prior to occupancy, the applicant shall obtain all required approvals from the City and
SUB prior to removing the power pole and light in the pocket park.
Finding: As conditioned above, this application meets the requirements of SDC 4.3-120.
Underaround Placement of Utilities
Finding: The Downtown Refinement Plan Design Element states that alternative methods of lessening
the negative aesthetic character of overhead electric lines in the Downtown area shall be examined and
pursued by SUB, including undergrounding new service connections and 'clean-up' of overhead
express feaders, and that the first priorty for such action is South A Street. The refinement plan
implementation policy states that SUB shall designate the Downtown area as an undergrounding
district and require new development to underground individual service lines.
Finding: SDC Chapter 6 defines development as any human-made change to improved or
unimproved real estate, including, but not limited to: a change in use; construction; installation or
change of a structure; subdivision and partition; establishment or termination of a right of access;
storage on the land; drilling and site alteration due to land surface mining, dredgin, paving, excavation,
or clearing of trees and vegetation.
Finding: SDC 4.3-125 states that wherever possible, all utility lines shall be placed underground.
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Finding: The application indicates that power, telephone, and fiber optic utilities currently serve the
subject property via above-ground lines from the utility lines and poles in the alley right-of-way to the
south of. the property. The applicant has proposed maintaining the existing overhead power and
telephone service lines to the site and re-routing the existing overhead fiber optic lines.
Finding: As defined in the SDC, the proposal for the subject property is considered development and
is therefore subject to the policies and regulations contained within the SDC and the Downtown
Refinement Plan. As such, all utility lines to serve the site must be placed underground wherever
possible.
Condition 7: . Prior to Final Site Plan approval, the applicant shall demonstrate, to the satisfaction of
the City, that all proposed plans for power, telephone, and fiber optic utility service to the site meet the
undergrounding requirements of the SDC, in conformance with the policies of the Downtown
Refinement Plan. In addition, prior to occupancy, all utility lines to serve the site shall be installed
underground wherever possible.
Finding: As conditioned above, this application meets the requirements of SDC 4.3-125.
Water Service and Fire Protection
Finding: SDC 4.3-130 states that each development area shall be provided with a water system having
sufficiently sized mains and lesser lines to furnish an adequate water supply to the development and
that fire hydrants and mains shall be installed by the developer as required by the Fire Marshall and the
utility provider.
Finding: The application indicates that the subject property currently receives water service via a
lateral from a four-inch water main located in the right-of way north of the subject property, and the
applicant proposes continuing to serve the property via this lateral.
Condition 8: Prior to occupancy, the site shall be serviced with private water laterals from the water
main in the right-of-way north of the subject property and water meters and backflow prevention
devices located as per SUB Water standards.
NOTE: Plumbing permits are required to install private water laterals.
Finding: Existing facilities and the above condition are adequate to meet the requirements of SDC 4.3-
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Conclusion: This applicationsatisfies Criterion 2 (SDC 5.17-125 B.) as conditioned herein.
Criterion 3 15DC 5.17-125 C.I
The proposed development shall comply with all applicable public and private design and construction
standards contained in this Code and other applicable regulations.
Finding: Criterion 3 contains four categories of development standards 'and requirements. As such,
the application must comply with the development standards of SDC Chapter 4 not addressed by
Criterion 3, as well as the development standards for the applicable zoning district. In addition, the
application must comply with the requirements of any applicable overlay district and/or refinement plan.
The application as submitted complies with the applicable development standard~ and requirements
unless otherwise noted with specific findings and conditions. The development standards and
requirements relating to Criterion 3 include but are not limited to the following:
3.2-600 Mixed-Use Zoning Districts
3.2-610 Schedule of Use Categories
3.2-615 Base Zone Development Standards
3.2-620 Develo ment Standards - Conflicts
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Standards and Exemptions
4.7-100 Specific Development Standards for Certain 3.2-625 Development Standards - General
Uses 3.2-630 Development Standards - Specific
4.8-100 Temporary Uses 3.2-635 Phased Development
Applicab/e Overlay District Applicable Refinement Plan
3.3-1000 Nodal Development Downtown Refinement Plan
La'ndscaDino. Screenino & Fence Standards
Finding: SDC 4.4-110 states that any refuse container or disposal area which would otherwise be
visible from a pUblic street or adjacent property shall be screened from view and that wherever a
required screen is adjacent to a commercial district or an arterial or collector street that.it shall be non-
ml3tallic and of a subtle color to blend with surrounding vegetation. SDC 3.2-625 0.4. states that trash
receptacles shall be screened from on and offsite view by placement of a solid fence or walled
enclosure, from five to six feet in height.
Finding: The application indicates that the trash/recycling area for the site will be screened with a
eMU enclosure.
Ccmdition 9: Prior to occupancy, the trash/recycling area of the site shall be screened as proposed on
the Site Plan.
Finding: SDC 4.4-110' states that screening shall be required for outdoor mechanical devices, and
SDC 3.2-625 D. states that in mixed-use districts, all ground-mounted utility equipment not installed
underground shall be placed to reduce visual impact or screened with walls or landscaping.
Finding: The application does not indicate whether any outdoor mechanical devices or ground-
mounted utility equipment will be located on the site. However, SUB Electric has indicated that a
junction box will need to be located on the site in order to provide underground electric service to the
site. Therefore, in the event that outdoor mechanical devices or ground-mounted utility equipment will
be located on the site, such devices or equipment must either be installed flush to grade or be screened
in accordance with the SOC.
C,ondition 10: Prior to Final Site Plan approval, the applicant shall indicate on the plan set whether
outdoor mechanical devices or ground-mounted utility equipment will be located on the site. All such
devices or equipment shall either be installed flush to the grade or otherwise meet the screening
requirements of SDC 3.2-625 D. and SDC 4.4-110.
Flnding: As conditioned above, this application meets the requirements of SDC 4.4-110.
On-Site Liohtino Standards
Finding: The application does not indicate whether on-site lighting is proposed for the project.
Condition 11: Prior to Final Site Plan approval, the applicant shall indicate on the plan set whether on-
site lighting is proposed or not. All outdoor lighting shall meet the illumination and height standards of
SDC4.5-110.
Finding: As conditioned above, this application meets the requirements of SDC 4.5-100.
Vehicle Parkino. Loadino. & Bicvcle Parkino Standards
Finding: SDC 4.6-125 A. states that in the Downtown Exception Area, all lots/parcels and uses shall
be exempt from the parking space requirements of this Section.
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Finding: The proposed redevelopment of the site will eliminate existing parking areas on the subject
property. No new parking is required given the site's location within the Downtown Exception Area.
Finding: As submitted, this application meets the requirements of SDC 4.6-125.
Finding: SDC 4.6-145 states thatthe minimum number of bicycle parking spaces for each principal
use is three spaces and that specific requirements are given in SDC 4.6-155. The permitted use of the
site for performing arts instruction, branch educational facilities, and performing arts, fine arts,
photography, and a/v production studios falls within several different categories of bicycle parking
requirements. As such, the applicant has proposed providing 20 long-term bicycle parking spaces that
meet the design, location, and security requirements of the SOC.
Condition 12: Prior to occupancy, the applicant shall install bicycle parking on the site as proposed on
the Site Plan.
Finding: As conditioned above, this application meets the requirements of SDC 4.6-140 through 4.6-
155.
DeveloDment Standards - General
Finding: SDC 3.2-625 A. states that new structures and improvements to facades requiring building
permits shall provide architectural relief and interest, with emphasis at building entrances and along
sidewalks, to promote and enhance a comfortable pedestrian scale and orientation. Blank walls shall
be avoided to the maximum extent practicable by complying with the minimum requirements outlined in
that section.
Finding: In accordance with the above cited standard, since both the new addition, as well as the
modifications to the existing building, will require building permits, the standards of SDC 3.2-625 A.
shall apply to all visible facades of the A-3 building.
Finding: SDC 3.2-625 A.7 allows for some flexibility in design to meet the intent of 3.2-625 A. and as
such, states that the proposal may contain an equally good or superior way to achieve the intent of A.1.
through A.6.
Finding: SDC 3.2-625 A.1. states that ground Jloor windows shall be required for all civic and
commercial uses and that all elevations of buildings abutting any street shall provide at least 50% of
their length and at least 25% of the ground floor wall area as windows and/or doors that allow views
into lobbies, merchandise displays, or working areas. On corner lots/parcels, this provision applies to
both elevations. The Exception to this standard states that elevations of buildings adjacent to alleys are
exempt from this requirement.
Finding: Sheet A 1 of the plan set submitted with this application states that 76% of the length of the
building and 27% of the ground floor wall area are provided with windows or doors. However, it
appears that only the north elevation of the new addition was used to calculate these figures.
Therefore, documentation is needed to show that the entire north elevation, as well as the west and
south elevations of the building, meet the intent of SDC 3.2-625 A.1.
Finding: Back of the envelope calculations conducted by City staff indicate that using the entire length
and ground floor wall area of the north elevation would still result in a design that meets the standards
of SDC 3.2-625 A.1., but architectual documentation is needed prior to final approval.
Finding: Back of the envelope calculations conducted by City staff indicate that only approximately
35% of the length and 14% of the ground floor wall area of the south fal(ade includes windows and/or
doors that allow views. However, the south fal(ade is adjacent to an alley, and may thus be considered
exempt from this standard.
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Finding: In accordance with SDC 3.2-625 A., since the A-3 site includes a corner parcel and building
permits are required for both the new addition and the remodel of the existing building, the west
ele~vation must also meet the standards and intent of SDC 3.2-625 A.1.
Finding: To comply with SDC 3.2-625 AA. relating to architectural elements and features, as well as
to comply with 3.2-625 G. relating to pedestrian amenities, the applicant has proposed painting a mural
on the west elevation. Given that the intent of SDC 3.2-625 A. is to promote and enhance a
comfortable pedestrian scale and orientation and to avoid blank walls, the mural can be considered an
equally good or superior way to achieve the intent of SDC 3.2-625 A.1. as allowed per SDC 3.2-625
A.'7., as long as the mural meets the dimensional standards of SDC 3.2-625 A.1.
Condition 13: Prior to Final Site Plan approval, the applicant shall adjust the chart on sheet A1 of the
plan set to include accurate calculations of the percentage of the length of the building and the
percentage of the ground floor wall area that are provided with windows or doors that allow views for
the entire north, west, and south elevations. Applicable exemptions to these calculations for the west
and south elevations as discussed in the findings above shall be noted in this chart, as well. In
addition, the applicant shall include a note on the chart stating that the proposed mural on the east
elevation will be painted to meet the dimensional standards of SDC 3.2-625 A.1. to the extent practical
to comply with the standards of SDC 3.2-625 A.1.
Finding: As conditioned above, this application meets the requirements of SDC 3.2-625 A.1.
Finding: SDC 3.2-625 A.3. states that along the vertical face of a structure, offsets shall occur at a
minimum of every 50 feet by providing at least one of the following: a. Recesses, including, but not
limited to,.entrances and floor area with a minimum depth of four feet; b. Extensions, including, but not
limited to, entrances and floor area with a minimum clearance of four feet, a minimum depth of four
feet, and a'maximum length of an overhang shall be 25 feet; c. Offsets or breaks in roof elevation with
a minimum of three feet or more in height.
Finding: Sheet A 1 of the plan set submitted with this application states that the applicant proposes
meeting the above-stated standard with one recess of 14' 8" in depth at the main entrance to the
building. Subsequent discussions with the applicant indicate that this recess extends to the roofline. If
this recess does indeed extend to the roofline, the proposed offset meets the dimensional intent of SDC
3.2-625 A.3. However, only the north elevation of the new addition was used to meet the requirements
of SDC 3.2-625 A.3. As discussed above, since improvements to the falfade of the existing building will
require building permits, the entire north falfade of approximately 124 feet in length must be considered
in meeting the standards of SDC 3.2-625 A.3. Therefore, a minimum of two offsets must be provided to
meet the intent of SDC 3.2-625 A.3. .
Condition 14: Prior to Final Site Plan approval, the applicant shall adjust the chart on Sheet A 1 of the
plan set to' confirm that the proposed recess at the main entrance will extend along the entire vertical
face of the building. In addition, prior to Final Site Plan approval, the applicant shall indicate the
location and type of the additional offset required to meet the numerical requirements of SDC 3.2-625
A.3. and the intent of this standard to provide architectural relief and interest in an equally good or
superior way to the options outlined in SDC 3.2-625 A.3.a. through c.
Finding: As conditioned above, this application meets the requirements of SDC 3.2-625 A.3.
Finding: SDC 3.2-625 C. states that requiring awnings and canopies is intended to protect pedestrians
from the weather and to add architectural interest to buildings and that new commercial development
shall provide a weather protected area adjacent to sidewalks.
Finding: SDC 3.2-625 C.6. allows for some flexibility in design to meet the intent of 3.2-625 C. and as
such, states that the proposal may contain an equally good or superior way to achieve the intent of C.1.
through C.5.
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Finding: SDC 3.2-625 C.1. states that awnings or canopies shall be at least six feet wide and shall
follow building offsets to eliminate long expanses of awnings and/or canopies. SDC 3.2-625 C.3. states
that awnings and canopies shall be in proportion to the overall building and shall match the width of the
storefront or window opening.
Finding: Sheets A1 and A3.3 of the plan set submitted with this application indicate that the applicant
proposes meeting the aforementioned standards with a 30-foot wide canopy suspended over the
central storefronUentrance to the building. In addition, an existing canopy extends approximately 35
feet wide along the west side of the north elevation. While the existing and proposed canopies meet
some of the intent of the awning/canopy requirements, the proposed new canopy design results in a
canopy that extends east beyond the building offset (the recessed storefront), creates a long expanse
of canopy, does not address the need to provide canopies over the other storefront or window openings
along the north elevation, and is not in proportion to the overall building.
Condition 15: Prior to Final Site Plan approval, the applicant shall alter the proposed canopy design to
meet the requirements of SDC 3.2-625 C.1. and C.3. and the intent of SDC 3.2-625 C. in an equally
good or superior way to the options outlined in SDC 3.2-625 C.1. through C.5. to the satisfaction of the
City. Alternatively, prior to Final Site Plan approval, the applicant shall provide justification to the
satisfaction of the City that the current proposed canopy design meets the requirements of SDC 3.2-
625 C.1. and C.3. and the intent of SDC 3.2-625 C. in an equally good or superior way to the options
outlined in SDC 3.2-625 C.1. through C.5.
Finding: As conditioned above, this application meets the requirements of SDC 3.2-625 C.
Finding: SDC 3.2-625 G. states that to provide appropriate pedestrian amenities in mixed-use
developments, pedestrian amenities, including but not limited to benches, ornamental paving, and
public art shall be provided and durably designed and integrated into an overall design scheme or .
pattern .
Finding: SDC 3.2-625 G.1. states that all new structures and substantial improvements to existing
buildings shall provide pedestrian amenities and that structures and improvements in the range of
10,000 to 50,000 square feet, within which the subject development falls, shall provide a minimum of
three pedestrian amenities. SDC 3.2-625 G.2. outlines the acceptable pedestrian amenities, and SDC
3.2-625 G.3. discusses guidelines for the siting, construction, and character of such amenities.
Finding: SDC 3.2-625 G.3.c. states that materials used in constructing pedestrian amenities shall be
suitable for outdoor use, easily maintained, and have at least a 1 O-year expected service life.
Finding: Sheet A 1 of the plan set submitted with this application indicates that the applicant proposes
meeting the aforementioned pedestrian amenity standards by providing street tree density more
extensive than that required by the SDC (i.e. providing seven instead of the five required street trees),
installing three-inch caliper size trees to fulfill street tree requirements, and painting a new mural with a
value of $20,000 on the west fal(ade of the existing A-3 building.
Condition 16: Prior to Final Site Plan approval, the applicant shall provide documentation that a mural
valued at $20,000 is greater than or equal to one percent of the construction value of the development.
In addition, prior to Final Site Plan approval, the applicant shall provide a basic, preliminary pro forma
for the mural project to demonstrate that the mural is actually valued at $20,000.
Condition 17: Prior to Final Site Plan approval, the applicant shall certify that the materials used to
paint the mural will be suitable for outdoor use and that the mural will be painted and maintained so as
to provide at least a 10-year service life in conformance with SDC 3.2-625 G.3.c.
Condition 18: Prior to occupancy, the applicant shall install the required pedestrian amenities for the
site as proposed on the Site Plan and as conditioned herein. In the event that the mural cannot be
completed prior to occupancy, the applicant shall meet the security and assurances requirements
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stipulated in SDC 5.17-150 and shall install the mural during the first dry season following issuance of
Temporary Occupancy. .
Finding: As conditioned above, this application meets the requirements of SDC 3.2-625 G.
Conclusion: This application satisfies Criterion 3 (SDC 5.17-125 C.) as conditioned herein.
Criterion 4 (SDC 5.17-125 D.l
Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and
pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent
residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public
ama"s; minimize driveways on arterial and collector streets as specified in this Code or other applicable
regulations and comply with the ODOT access management standards for State highways.
Finding: The DRC, including representatives from the City's Public Works Department, reviewed the
application, and their comments have been incorporated into the findings and conditions below.
Finding: The proposed redevelopment of the site will eliminate existing parking areas and ingress-
egress points on the subject property. No new parking or ingress-egress points are required since the
subject property is within the Downtown Exception Area as discussed under Criterion 3 above.
Conclusion: This application satisfies Criterion 4 (SDC 5.17-125 D.).
Criterion 5 (SDC 5.17-125 E.l
Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions;
areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the
WQLW Map and their associated riparian areas; wetlands; rock outcroppings; open spaces; and areas
01 historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.74()'"
760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal
law.
Finding: During the Development Issues Meeting (DIM) for the subject development proposal,
Willamalane stated that while the proposed development would eliminate an important open space in
downtown Springfield that is valued by downtown residents and employees, there are no features in the
park that need to be preserved or protected for their open space value. However, Willamalane stated
that several of the plantings and fixtures in the pocket park are property of Willamalane.
Condition 19: Prior to Final Site Plan approval, the applicant shall coordinate with Willamalane
regarding the removal of any Willamalane-owned plantings or fixtrues from the pocket park, including
providing written documentation of such coordination.
Finding: During the Development Issues Meeting (DIM) phase of this project, the Springfield Arts
Commission City staff contact stated that there were no features in the two murals that would be
eliminated as part of the proposed development that needed to be preserved or protected. However,
she stated that the Springfield Arts Commission would want to document and/or photograph both
existing murals.
Condition 20: Prior to Final Site Plan approval, the applicant shall coordinate with the Springfield Arts
Commission regarding their desire to document the existence of the two murals on either side of pocket
park, including providing written documentation of such coordination.
Finding: The Metro Plan and any applicable refinement plans, Water Quality Limited Watercourses
Map, State Designated Wetlands Map, Hydric Soils Map, Natural Resources Map, Wellhead Protection
Zone Map, FEMA Maps, Willamalane Park and Recreation Comprehensive Plan, and the list of Historic
landmark sites have been consulted, and there are no features needing to be protected or preserved
on the .subject property.
Case No. DRC2008-00018
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Finding: If any historic or archaeological artifacts are discovered during construction, ORS 97.740-
760, 358.905-955, and ORS 390.235-240 may apply. If any human remains are discovered during
construction, it is a Class C felony to proceed under ORS 97.745.
Conclusion: This application satisfies Criterion 5 (SDC 5.17-125 E.) as conditioned herein.
SUMMARY OF CONDITIONS OF APPROVAL
NOTE: This summary of the conditions of approval is provided as a courtesy to the applicant. The
applicant should, however, carefully read the decision in its entirety to understand the basis for each
condition. In addition, as stated earlier, the applicant must comply with the entire decision, and the
Final Site Plan, including the landscape plan, as well as building plans, site development, and the
installation of public and private improvements, must conform to the approved site plan or as
conditioned herein.
1. Prior to Final Site Plan approval, the tree planting details on sheet L 1 of the plan set shall be
updated to reflect the individual tree pit dimensional requirements of SDC 3.2-625 D.1.b. and to
indicate how watering of the street trees will occur during the street tree warranty period of two
years.
2. Excavation or filling in the vicinity of the two existing street trees, as well as any future removal
of these trees, must conform to the standards of the SDC and EDSPM, including following the
Best Management Practices outlined in EDSPM 6.02.1.
3. Prior to occupancy, seven Chanticleer Pear street trees (or other approved street tree from the
List of Acceptable Street Trees for four to six-foot wide planter strips as listed in the EDSPM) of
at least three inches in caliper shall be planted in tree grates/pits in the right-of-way along the
site's Main Street and Sixth Street frontages as proposed on the Site Plan. New street trees
shall be installed as specified in the SDC and EDSPM. All tree nursery tags identifying the type
of street tree shall remain on the street trees until Final Site Inspection approval.
4. Prior to occupancy, the site shall be serviced with private sanitary sewer laterals from the
sanitary sewer main in the alley right-of-way to the south of the subject property as depicted on
the Site Plan. NOTE: Plumbing permits are required to install new private sanitary sewer
laterals.
5. Prior to occupancy, the site shall. be serviced with private stormwater laterals from the
stormwater main in the alley right-of-way to the south of the subject property as depicted on the
Site Plan. NOTE: Plumbing permits are required to install private stormwater laterals.
6. Prior to occupancy, the applicant shall obtain all required approvals from the City and SUB prior
to removing the power pole and light in the pocket park.
7. Prior to Final Site Plan approval, the applicant shall demonstrate, to the satisfaction of the City,
that all proposed plans for power, telephone, and fiber optic utility service to the site meet the
undergrounding requirements of the SDC, in conformance with the policies of the Downtown
Refinement Plan. In addition, prior to occupancy, all utility lines to serve the site shall be
installed underground wherever possible.
8. Prior to occupancy, the site shall be serviced with private water laterals from the water main in
the right-of-way north of the subject property and water meters and backflow prevention
devices located as per SUB Water standards. NOTE: Plumbing permits are required to install
private water laterals.
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9. Prior to occupancy, the trash/recycling area of the site shall be screened as proposed on the
Site Plan.
10. Prior to Final Site Plan approval, the applicant shall indicate on the plan set whether outdoor
mechanical devices or ground-mounted utility equipment will be located on the site. All such
devices or equipment shall either be installed flush to the grade or otherwise meet the
screening requirements of SDC 3.2-625 D. and SDC 4.4-110.
11. Prior to Final Site Plan approval, the applicant shall indicate on the plan set whether on-site
lighting is proposed or not. All outdoor lighting shall meet the illumination and height standards
of SDC 4.5-110.
12. Prior to occupancy, the applicant shall install bicycle parking on the site as proposed on the
Site Plan.
13. Prior to Final Site Plan approval, the applicant shall adjust the chart on sheet A 1 of the plan set
to include accurate calculations of the percentage of the length of the building and the
percentage of the ground floor wall area that are provided with windows or doors that allow
views for the entire north, west, and south elevations. Applicable exemptions to these
calculations for the west and south elevations as discussed in the findings above shall be noted
in this chart, as well. In addition, the applicant shall include a note on the chart stating that the
proposed mural on the east elevation will be painted to meet the dimensional standards of SDC
3.2-625 A.1. to the extent practical to comply with the standards of SDC 3.2-625 A.1.
14. Prior to Final Site Plan approval, the applicant shall adjust the chart on Sheet A1 of the plan set
to confirm that the proposed recess at the main entrance will extend along the entire vertical
face of the building. In addition, prior to Final Site Plan approval, the applicant shall indicate
the location and type of the additional offset required to meet the numerical requirements of
SDC 3.2-625 A.3. and the intent of this standard to provide architectural relief and interest in an
equally good or superior way to the options outlined in SDC 3.2-625 A.3.a. through c.
15. Prior to Final Site Plan approval, the applicant shall alter the proposed canopy design to meet
the requirements of SDC 3.2-625 C.1. and C.3. and the intent of SDC 3.2-625 C. in an equally
good or superior way to the options outlined in SDC 3.2-625 C.1. through C.5. to the
satisfaction of the City. Alternatively, prior to Final Site Plan approval, the applicant shall
provide justification to the satisfaction of the City that the current proposed canopy design
meets the requirements of SDC 3.2-625 C.1. and C.3. and the intent of SDC 3.2-625 C. in an
equally good or superior way to the options outlined in SDC 3.2-625 C.1. through C.5.
16. Prior to Final Site Plan approval, the applicant shall provide documentation that a mural valued
at $20,000 is greater than or equal to one percent of the construction value of the development.
In addition, prior to Final Site Plan approval, the applicant shall provide a basic, preliminary pro
forma for the mural project to demonstrate that the mural is actually valued at $20,000.
17. Prior to Final Site Plan approval, the applicant shall certify that the materials used to paint the
mural will be suitable for outdoor use and that the mural will be painted and maintained so as to
provide at least a 10-year service life in conformance with SDC 3.2-625 G.3.c.
18. Prior to occupancy, the applicant shall install the required pedestrian amenities for the site as
proposed on the Site Plan and as conditioned herein. In the event that the mural cannot be
completed prior to. occupancy, the applicant shall meet the security and assurances
requirements stipulated in SDC 5.17-150 and shall install the mural during the first dry season
following issuance of Temporary Occupancy.
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19. Prior to Final Site Plan approval, the applicant shall coordinate with Willamalane regarding the
removal of any Willamalane-owned plantings or fixtrues from the pocket park, including
providing written documentation of such coordination.
20. Prior to Final Site Plan approval, the applicant shall coordinate with the Springfield Arts
Commission regarding their desire to document the existence of the two murals on either side
of pocket park, including providing written documentation of such coordination. .
. CONCLUSION
The application, as submitted and conditioned herein, complies with the five criteria listed in SDC 5.17-
125 A. through E. The site plan approved as submitted and conditioned herein may not be
substantively changed. . Any changes to the approved site plan must be approved through the Site Plan
Modification application process in accordance with SDC 5.1.7-145.
WHAT NEEDS TO BE DONE?
Final Site Plan
SDC 5.17-135 A. states that within 90 days of an affirmative site plan review decision, a complete Final
Site Plan shall be submitted to the Development Services Department. Therefore, the applicant has
until 5:00pm on July 13, 2008 to meet the SDC standards and the conditions of approval contained
herein and to submit a Final Site Plan application. Please refer to the Final Site Plan application packet
available at the Development Services Department for more detailed information on the Final Site Plan
application submittal requirements and review process.
Please note that the Final Site Plan, including the landscape plan, as well as building plans, site
development, and the installation of public and private improvements, must conform to the approved
site plan or as conditioned herein. Therefore, the applicant may, at hislher own risk, submit
construction or building plans. However, all concurrent submittals are subject to revision for
compliance with the final site plan. A Development Agreement will not be issued until all plans
submitted by the applicant have been revised. Conflicting plans cause delays.
Develooment Aareement
SDC 5.17-140 states that to complete the Site Plan Review process, a Development Agreement shall
be prepared by the Director to be signed by the applicant. The purpose of the Development Agreement
is to ensure that the terms and conditions of Site Plan Review approval are understood and binding
upon both the applicant and the City.
The Development Agreement and Final Site Plan approval are valid for two years from the date the
Development Agreement is signed. If construction does not begin within this timeline, both the Final
Site Plan and the Development Agreement shall become null and void. However, one extension, not to
exceed one year may be granted by the Director upon receipt of a written request by the applicant,
including an explanation of the delay.
Please note that building permits will not be issued until the Development Agreement is signed by the
applicant. Furthermore, no building or structure shall be occupied until all improvements are made as
specified in 5.17-100.
Final Site Insoection
SDC 5.17-140 D. states that upon completion of site development, the City shall conduct a Final Site
Inspection. Please call the Planner to schedule the Final Site Inspection. Upon satisfactory Final Site
Inspection, final building inspections may occur, public facilities and services may be provided, and a
Certificate of Occupancy can be issued.
Case No. DRC2008-00018
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ADDITIONAL INFORMATION
The application, all documents, and supporting evidence are available for free inspection (copies are
available for a fee) at the Development Services Department.
APPEAL
This decision is considered a Director's Type II decision and as such, may be appealed to the
Planning Commission. SDC 5.3-115 states that only the property owner, applicant, if different, and
those persons who submitted written comments within the 14-day comment period have standing to
appeal this decision. SDC 5.3-11.5 also states that an appeal application in accordance with 5.3-100
shall be filed with the Development Services Department within 15 calendar days of the Director's
decision (the date of this decision). In accordance with this policy and the Oregon Rules of Civil
Procedures, Rule 10(c), the appeal period for this decision expires at 5:00pm on April 29, 2008.
QUESTIONS
Please call Molly Markarian in the Development Services Department Planning Division at 726-4611 or
email heratmmarkarian@ci.springfield.or.usif you have any questions.
PREPARED BY
Molly Markarian
Planner II
Urban Planning Section
Case No. DRC2008-00018
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APPENDIX A
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Rene Fabricant, PE, SE
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Springfield, Oregon 97477
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643 Main Street
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Galen Ohmart
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223 W. 12th Avenue
Eugene, Oregon 97401
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