(A)
Plan Districts are customized development standards applied to unique
areas within the City where traditional zoning mechanisms are unlikely
to achieve desired development objectives. An area may be unique based
on natural, economic or historic attributes. The Glenwood Riverfront
has all of these attributes that maximizes the value of the area’s
proximity to the Willamette River; major transportation corridors
(notably Interstate 5); and the University of Oregon; and emphasizes
Glenwood’s strategic location between downtown Eugene and downtown
Springfield.
(B)
The Glenwood Riverfront Mixed-Use Plan District takes policies from
the Glenwood Refinement Plan and establishes and implements development
standards and building design standards specifically applicable to
this Plan District. The Glenwood Riverfront Mixed-Use Plan District
implements the following visioning goals:
(1)
Improve public connections to the Willamette River;
(2)
Establish inviting public spaces, including parks, plazas, and multi-use
paths;
(3)
Encourage aesthetically pleasing, sustainable buildings and sites
that are context sensitive and oriented to human activity;
(4)
Provide opportunities for the installation, display, and creation
of public art;
(5)
Allow for a mix of uses suitable to the unique development opportunities
in Glenwood;
(6)
Provide opportunities for the development of a variety of housing
types to meet the needs of a range of households;
(7)
Facilitate opportunities for businesses to provide goods and services
to local, regional, statewide, national, and international markets;
(8)
Restore, enhance, and protect the ecological function of natural
resources, and increase public awareness of these resources;
(9)
Protect the public from potential natural and manmade hazards;
(10)
Celebrate Glenwood’s contributions to the region’s historic
development;
(11)
Enhance the transportation system to improve safety, convenience,
and movement for all modes of travel, including vehicles, trains,
public transit, bicycles, and pedestrians;
(12)
Provide a full range of urban public facilities and services for
redevelopment and new development; and
(13)
Facilitate redevelopment while addressing the consequences of change
to existing residents and businesses.
(6279)
The Glenwood Riverfront Mixed-Use Plan District includes all
land in the Glenwood Riverfront that abuts the Willamette River and
both sides of Franklin Boulevard and McVay Highway from the I-5 Bridges
to the south boundary of Glenwood. The Glenwood Riverfront Mixed-Use
Plan District is divided into 2 distinct areas:
(6279)
(A)
Any proposed development within the Glenwood Riverfront shall require
a Development Issues Meeting or a Pre-Application Meeting as specified
in SDC 5.1.210(A)(1)—(2).
(B)
All required applications in the Glenwood Riverfront Mixed-Use Plan
District shall be reviewed as specified in Chapter 5, including, but
not limited to, Annexations; Master Plans; the Willamette Greenway
Overlay District; the Urbanizable Fringe Overlay District; the Floodplain
Overlay District; the Hillside Development Overlay District; the Historic
Overlay District, as applicable; Site Plan Review; and Land Divisions.
(1)
The development and design standards specified in SDC 3.4.270 and
3.4.275 shall supersede the Site Plan Review submittal requirements
for the applicable topics specified in SDC 5.17.120 and/or the Master
Plan submittal requirements specified in SDC 5.13.120.
(2)
Land divisions shall be prohibited on lots/parcels larger than 1
acre and designated and zoned Office Mixed-Use or Commercial Mixed-Use,
or on lots/parcels larger than 20 acres and designated and zoned Employment
Mixed-Use until Final Site Plan Review or Final Master Plan approval
has been granted by the City.
(C)
Other Glenwood Riverfront application review procedures include,
but are not limited to:
(1)
Glenwood Riverfront Mixed-Use Plan District Modifications, which
shall be reviewed as specified in SDC 3.4.230.
(2)
Design Standards Alternatives/Exemptions from Design Standards, which
shall be reviewed as specified in SDC 3.4.235.
(3)
Glenwood Riverfront Mixed-Use Plan District use interpretations,
which shall be reviewed as specified in SDC 3.4.260.
(4)
Willamette Greenway Overlay District standards as specified in SDC
3.4.280.
(5)
Any other applicable standard as specified elsewhere in this code.
(D)
Any other applicable agency permits/approvals/coordination, including,
but not limited to:
(1)
The Army Corps of Engineers/the Department of State Lands (wetland/riparian
areas, stormwater outfalls/discharges and fills/excavations);
(2)
The Department of Environmental Quality (contaminated sites);
(3)
The Oregon Department of Transportation (access to/from Franklin
Boulevard and McVay Highway); and
(4)
Lane County Transportation (vacation of local access roads).
(6279; 6443)
Any existing non-conforming building, structure and/or use may
continue, expand, or be modified as may be permitted in SDC 3.4.280,
5.8.120 and 5.8.125 until they are either abandoned, as defined in
SDC 5.8.130, and/or redeveloped as defined in SDC 6.1.110.
(6279)
In cases where:
(A)
The development standards of the Glenwood Riverfront Mixed-Use Plan
District conflict with local standards found in other sections of
this code, the standards of the Plan District will prevail, unless
there is a specific reference to another SDC section. In that case,
the referenced section’s standards will prevail.
(B)
These development standards conflict with Federal and/or State regulations,
the Federal and/or State regulations will prevail.
(6279)
Glenwood Riverfront Mixed-Use Plan District modifications shall
be categorized as Minor and Major.
(A)
A Minor Glenwood Riverfront Mixed-Use Plan District modification
shall be subject to a Director’s decision under either a Type
1 or a Type 2 review procedure. Minor Modifications are those that
result in any of the following:
(1)
Type 1 Review Procedure.
(a)
Changes related to the streetscape, the visual elements of a street,
including, but not limited to, the street surface; adjacent buildings;
street furniture; and trees and open spaces that combine to form the
street’s character in a manner consistent with the Glenwood
Refinement Plan Transportation Chapter policies and implementation
strategies and the Springfield Engineering Design Standards
and Procedures Manual.
(b)
A change in the design of a street in a manner consistent with the
Glenwood Refinement Plan Transportation Chapter policies and implementation
strategies and SDC 3.4.270(A)(3).
(c)
A change of 20 percent or less to a quantified building design standard
as specified in SDC 3.4.275.
(B)
A Major Glenwood Riverfront Mixed-Use Plan District modification
shall be subject to a public hearing and decision under a Type 3 review
procedure, which can be jointly processed with a Master Plan application.
Major Modifications are those that result in any of the following:
(1)
A change of more than 20 percent to a quantified building design
standard as specified in SDC 3.4.275.
(2)
A change that requires a street, mid-block connector, multi-use path
or other transportation facility to be shifted, provided the change
maintains the connectivity requirements established by the Glenwood
Refinement Plan Transportation Chapter and the provision for public
utilities established by the Public Facilities Chapter policies and
implementation strategies, and does not impact the integrity of a
subarea.
(3)
A modification not specifically listed under the minor modification
categories specified in SDC 3.4.230(A) and the major modification
categories specified in this subsection.
EXCEPTION: Any modification to the street grid
that necessitates a street or other transportation facility to be
eliminated (unless permitted as specified in the Glenwood Refinement
Plan, Transportation Chapter, Franklin Riverfront Local Street Network),
a modification that proposes to eliminate or change the minimum width
or length of one or both of the park blocks unless as provided in
SDC 3.4.270(J)(4)(b), or other proposal that is not consistent with
applicable Glenwood Refinement Plan policies and/or implementation
strategies shall require an amendment of the Glenwood Refinement Plan
as well as applicable section of the Glenwood Riverfront Mixed-Use
Plan District (SDC 3.4.200) as specified in SDC 5.6.100.
(4)
An alternative to a development standard specified in SDC 3.4.270
or building design standard specified in SDC 3.4.275. In this case,
the applicant shall include findings demonstrating compliance with
the objective of the applicable development or design standard at
the time of the Application Completeness Check Meeting required in
SDC 5.1.210(A)(3).
(C)
The Director may require a peer review to assist with the evaluation
of proposals that seek major modifications to the Glenwood Riverfront
Mixed-Use Plan District Plan development and/or building design standards
or a Glenwood Refinement Plan amendment when:
(1)
Springfield staff does not have the expertise to evaluate a required
technical report, including, but not limited to, acoustical analyses;
floodplain mapping; transportation demand management and/or geotechnical
engineering.
(2)
The applicant’s findings do not demonstrate compliance with
the objective of the applicable development or design standard as
required in SDC 3.4.230(B)(4).
(D)
Peer review is a process used to review work by other professionals
in the same field in order to make an impartial evaluation of a required
technical report or a proposed alternative development or building
design standard submitted by the applicant. The intent is to allow
the Planning Commission or other Approval Authority to make an informed
decision on technical report methodology or whether a proposed alternative
standard can be utilized. Peer review is performed by firms employing
engineers, planners, and other professionals, as necessary. Peer review
shall be at the applicant’s expense. Any required peer review
shall be submitted at the time of the Application Completeness Check
Meeting required in SDC 5.1.210(A)(3). The Director shall choose the
peer review firm based upon the following criteria:
(1)
A description of the firm’s history, size and professional
capabilities to undertake the project in a timely manner;
(2)
An outline of the firm’s experience with regard to the specific
subject requiring peer review;
(3)
The professional expertise of the key personnel conducting the peer
review;
(4)
The proposed format for the presentation of the peer review and recommendations;
(5)
The time schedule to perform the peer review; and
(6)
The submittal of 3 separate professional references with persons
who are familiar with the work of the firm. References will be contacted
in person, by phone and/or by written correspondence as to the firm’s
past performance.
(E)
Major and Minor Glenwood Riverfront Mixed-Use Plan District Plan
Modification Criteria. The proposed modification shall:
(1)
Maintain the integrity of the north/south east-west street grid that
provides multi-modal internal circulation in the Franklin Riverfront
and the future internal street layout in the McVay Riverfront established
by the Glenwood Refinement Plan Transportation Chapter policies and
implementation strategies, or the proposed modification shall be necessary
to adjust to physical constraints evident on the property including,
but not limited to:
(2)
Not significantly affect the landscaping, stormwater management,
design, circulation and access policies and implementation strategies
in the applicable chapters of the Glenwood Refinement Plan, SDC 3.4.270(A)(3),
or the Springfield Engineering Design Standards and Procedures
Manual.
(3)
Result in a development design that meets or exceeds the applicable
purposes of SDC 3.4.205. This criterion applies to Major Modifications
only.
(6279; 6380; 6443)
(A)
SDC 3.4.270 and 3.4.275 list development and design standards that
require compliance from the developer. A developer may choose to:
(B)
The developer shall submit a request in writing to the Director for
a development/design exemption or alternative development/design proposal
at the time of application for a Development Issues Meeting or Pre-Application
Report, as specified in SDC 5.1.210(A)(1)—(2). The request shall
be revised as necessary and submitted with the Application Completeness
Check Meeting, as specified in SDC 5.1.210(A)(3), to allow the City
sufficient time for review and consideration. If the applicant desires
to proceed with the development/design exemption or alternative development/design
proposal, at the Application Completeness Check Meeting the Director
shall reclassify the Site Plan Review or Master Plan application from
a Type 2 procedure to a Type 3 review procedure as specified in SDC
5.1.415(B) and SDC 5.13.115(A)(1). It shall be the developer’s
responsibility to make the case for a development/design exemption
or alternative development/design proposal as part of the formal Site
Plan Review and/or Master Plan application submittal. The development/design
exemption or alternative development/design proposal may require a
peer review, at the applicant’s expense, as specified in SDC
3.4.230(C) and (D).
(6279; 6443)
(A)
If development that is planned to occur in phases will be completed
in less than 3 years, a phased development plan shall be submitted
concurrently with the Site Plan Review application as specified in
SDC 5.17.100.
(B)
For phased developments lasting more than 3 years, or in situations
described in SDC 3.4.235, a Master Plan application, as specified
in SDC 5.13.100, shall be required to guarantee phasing continuity.
(6279)
(A)
Applicable Land Use Designations.
(1)
The Springfield Comprehensive Plan designations are as follows:
(a)
The Multimodal Mixed Use designation applies to all land within the
Glenwood Riverfront.
(b)
The Springfield Comprehensive Plan’s Nodal Development Area
Overlay designation applies to all land within the Franklin Riverfront
and the land along McVay Highway, north of the Union Pacific Railroad
trestle. The Nodal Development Area Overlay designation supports a
mixed-use, pedestrian-friendly land use pattern that seeks to increase
concentrations of population and employment in well-defined areas
with good transit service, a mix of diverse and compatible land uses,
and public and private improvements designed to be oriented to pedestrians
and transit.
(c)
The Springfield Comprehensive Plan’s Public Land and Open Space
designation includes existing publicly owned metropolitan and regional
scale parks, and publicly and privately owned golf courses and cemeteries
in recognition of their role as visual open space, as well as some
other areas needed for public open space at a non-local level. This
designation may apply to public open spaces envisioned in the Glenwood
Refinement Plan, and/or any necessary major public facility, at such
time as they are placed under public jurisdiction. Until that time,
these public open space areas and future major public facilities (e.g.,
a fire station) will retain the applicable mixed-use designation and
zoning described in SDC 3.4.245(A)(2) and (B). When appropriate, the
City or an affected public agency may initiate a Springfield Comprehensive
Plan Map and Zoning Map amendment for the subject property to be designated
and zoned Public Land and Open Space.
(2)
The Glenwood Refinement Plan designations are as follows:
(a)
Residential Mixed-Use, Commercial Mixed-Use, Office Mixed-Use, and
Employment Mixed-Use. The descriptions of these designations are the
same as the base zoning districts described in SDC 3.4.245(B).
(b)
Multimodal Mixed-Use Area (MMA) designation applies to all land within
the Glenwood Riverfront. The MMA is established where the local government
determines that there is:
(i)
High-quality connectivity to and within the area by modes of
transportation other than the automobile;
(ii)
A denser level of development of a variety of commercial and
residential uses than in surrounding areas;
(iii)
A desire to encourage these characteristics through development
standards; and
(iv)
An understanding that increased automobile congestion within
and around the MMA is accepted as a potential trade-off.
(B)
Establishment of Base Zoning Districts. The Glenwood Riverfront Mixed-Use
Plan District is comprised of Subareas A, B, C and D that comply with
the Glenwood Refinement Plan designations and establish the following
base zoning districts. Note: The definitions of Primary Use, Secondary
Use, and Accessory Use can be found in SDC 3.4.250 and/or in SDC 6.1.110.
(1)
Residential Mixed-Use. Subarea A addresses the need for high-density
residential development sites discussed in the Springfield Residential
Land and Housing Needs Analysis (RLHNA) and the Residential Land Use
and Housing Element of the Springfield 2030 Refinement Plan adopted
on June 20, 2011. This high-density neighborhood is intended to be
pedestrian-friendly and includes park blocks and a riverfront linear
park to incorporate public open space needs that are also discussed
in the RLHNA and the Springfield 2030 Refinement Plan, and to provide
for unique stormwater management facilities. Subarea A provides opportunities
for high-density housing above ground-floor retail and commercial
uses that serve the neighborhood and provide for a unique destination
with riverfront views and points of access to the Willamette River.
In Subarea A:
(a)
The primary permitted use is high-density residential with a minimum
density of 50 dwelling units per net acre, either stand alone or in
mixed-use buildings above commercial uses. Residential buildings at
this density encourage development in a compact, urban form and are
typically 4 to 6 stories in height. For multi-phase development projects,
the density of a phase may be reduced to 35 dwelling units per net
acre for initial construction when the approved Master Plan includes
a project phasing plan that demonstrates how the overall 50 dwelling
unit per net acre minimum standard will be achieved by density averaging
within the development area;
(b)
Additional uses, while not required, are permitted as secondary uses
only within mixed-use buildings to provide some of the business-related
needs of this high-density residential neighborhood. These uses are
educational facilities for primary and secondary education; retail
sales and services, including groceries; eating and drinking establishments;
professional, scientific, and technical services; and personal service
uses. No stand-alone commercial building is permitted.
(c)
To minimize the potential over-supply of commercial land inventory
in proximity to commercial uses in Downtown Springfield or other commercial
districts in Springfield, and to preserve the residential land supply,
commercial uses specified in SDC 3.4.245(B)(1)(b) are limited to the
ground floor of mixed-use buildings, and no single commercial use
shall occupy more than 10,000 square feet of gross floor area.
EXCEPTIONS:
(i)
Groceries shall not contain more than 25,000 square feet of
gross floor area.
(ii)
Multi-floor commercial uses, other than retail sale and service
uses, are permitted in buildings that front Franklin Boulevard. In
this case, at least 50 percent of the gross floor area of the mixed-use
building shall be dedicated to high-density residential use.
(2)
Commercial Mixed-Use. Subarea B provides for flexible mixed-use development
to achieve a unique riverfront destination responding to developer
interest and market demand for housing, lodging, entertainment and
meeting/conference uses and office/employment uses. In Subarea B:
(a)
Primary uses are permitted either as stand-alone uses or within a
mixed-use building:
(i)
Hospitality services; office employment uses; eating and drinking
establishments; personal services; and professional, scientific, and
technical services; and educational facilities.
(ii)
High-density residential uses with a minimum density of 50 dwelling
units per net acre. To preserve the commercial land supply, no more
than 50 percent of a development area shall be dedicated to high-density
residential use.
(b)
Retail sales and services are permitted as secondary uses only within
mixed-use buildings to provide some of the business-related needs
of the primary uses.
(c)
To minimize the potential over-supply of commercial retail sales
and services near Downtown Springfield, retail sales and services
are limited to:
(i)
The ground floor of a building;
(ii)
No more than 50 percent of the ground floor of a single building;
(iii)
No more than 50 percent of the total ground floor area of a
development area; and
(iv)
No single retail sales and service use shall occupy more than
10,000 square feet of gross floor area.
(3)
Office Mixed-Use. Subarea C provides for office and commercial uses
to help meet an identified need for employment land in Springfield
with riverfront views and access points to the Willamette River that
complement the adjacent high-density residential mixed-use neighborhood
to the east on the north side of Franklin Boulevard, and the same
uses, with the possible addition of civic uses, on the south side
of Franklin Boulevard. In Subarea C:
(b)
Other uses are permitted either as stand-alone uses or within a mixed-use
building. To preserve the office employment land supply, these other
uses, in total, are limited to not more than 50 percent of the gross
land area of Subarea C.
(i)
Hospitality uses provided they are located southwest of the
intersection of Franklin and Glenwood Boulevards or fronting the proposed
roundabout at the northwest side of the intersection of Glenwood and
Franklin Boulevards.
(ii)
Civic uses, such as a fire station, provided they are located
southwest of the intersection of Franklin and Glenwood Boulevards.
(iii)
High density residential housing affiliated with permitted educational
facilities with a minimum density of 50 dwelling units per net acre,
provided it is located on the north side of Franklin Boulevard, in
the vicinity of Glenwood Boulevard.
(c)
Additional uses are permitted as secondary uses only within mixed-use
buildings to provide some of the business-related needs of the primary
uses. These uses are: retail sales and services; eating and drinking
establishments; and personal service uses. To minimize the potential
over-supply of commercial land inventory in proximity to commercial
uses in Downtown Springfield or other commercial districts in Springfield,
and to preserve the employment land supply, these uses are limited
to:
(4)
Employment Mixed-Use. Subarea D provides for office employment and
light manufacturing employment uses with limited external impacts;
that have riverfront views and points of access to the Willamette
River; and that helps meet an identified need for employment land
in Springfield. In Subarea D:
(a)
Primary uses are permitted either as stand-alone uses or within a
mixed-use building: office employment uses; professional, technical
and scientific commercial service uses; educational facilities; production,
assembly, testing, and packaging functions associated with light manufacturing
or technology uses; and a hospital.
(b)
Additional uses are permitted as secondary uses only within mixed-use
buildings to provide some of the business-related needs of the primary
uses. These uses are: retail sales and services; eating and drinking
establishments; and personal service uses.
(c)
To minimize the potential over-supply of commercial land inventory
in proximity to commercial uses in Downtown Springfield or other commercial
districts in Springfield, and to preserve the employment land supply,
the secondary commercial uses specified in SDC 3.4.245(B)(4)(b) are
limited to:
(d)
Secondary warehousing and distribution functions associated with
a primary light manufacturing use are permitted provided they are
located on the same lot/parcel or in the same development area.
(e)
No residential uses are permitted.
|
EXCEPTION: Assessor’s Maps and Tax Lots 18-03-03-11-01401,
17-03-34-44-03300, and 17-03-34-44-00301 permit primary and secondary
uses as specified in SDC 3.4.245(B)(2).
|
(5)
Public Land and Open Space. Subareas A, B, C and D currently provide
appropriate zoning for park facilities and public facilities; however,
in the future, the Public Land and Open Space zone may be added as
stated in SDC 3.4.245(A)(1)(c).
(C)
Applicable Overlay Districts.
(1)
The Floodplain Overlay District (SDC 3.3.400);
(2)
The Hillside Overlay District (SDC 3.3.500);
(3)
The Historic Overlay District (SDC 3.3.900), as applicable; see also
SDC 3.4.270(N);
(4)
The Willamette Greenway Overlay District as it applies in Glenwood
(SDC 3.4.280); and
(5)
The Urbanizable Fringe Overlay District (SDC 3.3.800) will continue
to apply to all property outside of the city limits, within the Springfield
Urban Growth Boundary, until such time that the property is annexed
to the City.
(6279; 6316; 6463)
In Subareas A, B, C and D, the following uses shall be permitted
in the base zoning districts as indicated, subject to the provisions,
additional restrictions and exceptions specified in this code.
Uses not specifically listed may be approved as specified in
SDC 3.4.260. Prohibited uses are listed in SDC 3.4.255.
“P” = PRIMARY USE subject to the standards
of this code. Primary uses are defined in SDC 6.1.110 as “the
principal use approved in accordance with this code that usually occupies
greater than 50% of the gross floor area of a building or greater
than 50% of a development area.”
“S” = SECONDARY USE subject to the
standards of this code. Secondary uses are defined in SDC 6.1.110
as “Any approved use of land or a structure that is incidental
and subordinate to the primary use, and located on the same development
area as the primary use. Secondary uses shall not occur in the absence
of primary uses.”
“N” = NOT PERMITTED
SITE PLAN REVIEW IS REQUIRED for all development
proposals within Subareas A, B, C and D.
|
Categories/Uses
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Residential Mixed-Use
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Commercial Mixed-Use
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Office Mixed-Use
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Employment Mixed-Use
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|---|---|---|---|---|
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Accessory Uses
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|
|
|
|
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A use or uses within a primary use building that is for the
residents’ or employees’ benefit and that does not generally
serve the public, including, but not limited to, building maintenance
facilities, central mail rooms, child care, conference rooms, employee
restaurants and cafeterias, indoor recreation areas, and indoor recycling
collection centers.
|
P
|
P
|
P
|
P
|
|
Commercial/Retail
|
|
|
|
|
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Eating and drinking establishments whose principal activity
involves the sale and/or service of prepared foods and beverages directly
to consumers, including, but not limited to, bakeries, cafes, delicatessens,
restaurants, coffee shops, brew pubs, and wine bars.
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S
|
P
|
S
|
S
|
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Personal services whose principal activity involves the care
of a person or a person’s apparel, including, but not limited
to, fitness centers, spas, hair stylists, shoe repair, dry cleaners,
tailors, and daycare.
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S
|
P
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S
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S
|
|
Professional, scientific, research and technical services are
small-scale commercial office enterprises whose principal activity
involves providing a specialized service to others. These activities
can be housed in office storefronts, office buildings, or in residential
or live/work units where such residential use is permitted by this
code and include, but are not limited to, legal advice and representation,
accounting and income tax preparation, banking, architecture, engineering,
design and marketing, real estate, insurance, physicians, and counselors.
|
S
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P
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P
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P
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Retail sales and services are commercial enterprises whose principal
activity involves the sale and/or servicing of merchandise (new or
reused) directly to consumers. Examples include, but are not limited
to, bookstores, grocers, pharmacies, art galleries, florists, jewelers,
and apparel shops.
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S
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S
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S
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S
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Educational Facilities*
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|
|
|
|
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Public/private educational facilities for primary and secondary
education
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S
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N
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N
|
N
|
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Public/private educational facilities that include, but are
not limited to, higher education aimed at adults; business, professional,
technical, trade and vocational schools; job training; and vocational
rehabilitation services.
|
N
|
P
|
P
|
P
|
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Employment
|
|
|
|
|
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Business parks
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N
|
N
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P
|
P
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Hospitals
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N
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N
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N
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P
|
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Light manufacturing uses engaged in the manufacture (predominantly
from previously prepared materials) of finished products or parts,
including processing, fabrication, assembly, treatment, testing, and
packaging of these products. The uses are not potentially dangerous
or environmentally incompatible with office employment uses and all
manufacturing uses, and storage of materials occurs entirely indoors.
These uses include, but are not limited to, manufacture of electronic
instruments, preparation of food products, pharmaceutical manufacturing,
and research and scientific laboratories.
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N
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N
|
N
|
P
|
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Office employment uses are typically housed in buildings where
there is limited interaction between the public and the proprietor.
These uses are associated with the performance of a range of administrative,
medical, high tech, nanotechnology, green technology, pharmaceutical
and biotechnology, information technology, information management,
and research and development functions. These uses include, but are
not limited to, call centers, corporate or regional headquarters,
physicians’ clinics, software development, media production,
data processing services, and technical support centers.
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N
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P
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P
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P
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Recycling facilities that occur completely within buildings
and are located only on the west side of McVay Highway.
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N
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N
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N
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P
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Warehousing and distribution uses for the storage and regional
wholesale distribution of manufactured products and for products used
in testing, design, technical training or experimental product research
and development permitted in conjunction with business headquarters.
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N
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N
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N
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S
|
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Hospitality
|
|
|
|
|
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Conference/visitor centers include, but are not limited to,
conference hotels, visitor information centers, museums, and conference/exposition
centers.
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N
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P
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N
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N
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Hotels include, but are not limited to, inns, bed and breakfasts,
guesthouses, extended stay hotels or apartment hotels, limited service
hotels, and full service hotels. Hotels may be converted to apartments
where such residential use is permitted by this code and the Oregon
Structural Specialty Code, related building codes, fire codes and
referenced standards in effect at the time of application for a building
permit.
|
N
|
P
|
P
|
N
|
|
Residential
|
|
|
|
|
|
Residential occupancy of a dwelling unit by a household that
includes, but is not limited to, apartments, condominiums, live/work
units, lofts, row houses, townhouses, and elderly-oriented congregate
care facilities.
|
P
|
P
|
P
|
N
|
|
Income-qualified housing**
|
P
|
P
|
P
|
P
|
|
Conversion from commercial to residential***
|
P
|
P
|
P
|
N
|
|
Parking
|
|
|
|
|
|
Public or private parking lots/structures
|
S
|
S
|
S
|
S
|
|
Public Open Space
|
|
|
|
|
|
Riverfront linear park/multi-use path
|
P
|
P
|
P
|
P
|
|
Park blocks to include recreational facilities and stormwater
management facilities.
|
P
|
N
|
N
|
N
|
|
Public Utilities and Other Public Uses
|
|
|
|
|
|
Low impact facilities are any public or semi-public facility
that is permitted subject to the design standards of this code, including,
but not limited to, wastewater; stormwater management; electricity
and water to serve individual homes and businesses; other utilities
that have minimal olfactory, visual or auditory impacts; street lights;
and fire hydrants.
|
P
|
P
|
P
|
P
|
|
Public uses, including, but not limited to, fire and police
stations.
|
N
|
N
|
P
|
N
|
|
Wireless Telecommunications Systems Facilities. Only flush mounting
the entire antenna on a building shall be permitted if the connecting
cables cannot be seen; they are color matched to the building; and
they match the façade of the building. If conditions do not
favor flush mounted antennas, a stand-alone monopole antenna not more
than 15 feet high, measured from the place of attachment on the roof,
shall be permitted if the antenna is set back so that it cannot be
seen from street.
|
P
|
P
|
P
|
P
|
|
*
|
Educational facilities include, but are not limited to, classrooms,
auditoriums, labs, gyms and libraries.
|
|
**
|
Income-qualified housing is permitted subject to either: (1)
the approval standards in the district for residential uses; or (2)
the approval standards in SDC 4.7.370 and 4.7.405.
|
|
***
|
Conversion from commercial to residential use is permitted subject
to the standards in SDC 4.7.215.
|
(6279; 6316; Ord. No. 6482, 7/1/2024)
The following uses shall be prohibited within the Glenwood Riverfront
Mixed-Use Plan District:
|
Agricultural machinery rental/sales/service
|
|
Auto parts, tires, batteries, and accessories
|
|
Auto/truck sales/rental/service
|
|
Warehouse commercial retail sales (big box stores)(1)
|
|
Car and truck washes
|
|
Drive-through facilities (2)
|
|
All equipment rental/sales/service facilities
|
|
Exterior display and storage of merchandise (3)
|
|
Freestanding wireless communication towers
|
|
Key/card lock fuel facilities
|
|
Light manufacturing uses that cannot meet the operational performance
standards specified in SDC 3.4.270
|
|
Manufactured dwelling sales/service/repair
|
|
Marijuana business
|
|
Mini-warehouse storage facilities
|
|
Motels
|
|
Motor freight terminals
|
|
Moving and storage facilities
|
|
Recreational vehicle and heavy truck sales/rental/service
|
|
Service stations and gas stations
|
|
Tires, sales/service
|
|
Transit park and ride facility
|
|
Truck and auto repair and painting facilities
|
|
Notes:
| ||
|
(1)
|
A “big-box store” (also called supercenter, superstore,
or megastore) is a physically large retail establishment, usually
part of a chain, and generally more than 50,000 square feet in size.
The term sometimes also refers, by extension, to the company that
operates the store. Examples include large department stores and specialty
retailers such as Wal-Mart, Target, Best Buy and IKEA and/or home
improvement centers such as Lowe’s or Home Depot.
| |
|
(2)
|
EXCEPTION: Along McVay Highway in Subarea D south
of the Union Pacific railroad trestle and outside of the nodal development
area (except for Assessor’s Maps and Tax Lots 18-03-03-11-01401,
17-03-34-44-03300, and 17-03-34-44-00301), drive through facilities
shall be permitted if they are in compliance with the following criteria:
| |
|
|
(a)
|
The applicant can demonstrate that the drive-through facility
is not the primary method of selling or servicing;
|
|
|
(b)
|
A maximum of one drive-through lane or window is proposed;
|
|
|
(c)
|
The development meets all other requirements of SDC § 3.4.275;
|
|
|
(d)
|
The drive-through lane or window and the associated access drive
do not cross pedestrian walkways from the public sidewalk to the sidewalk
serving the primary building entrance of any business on the site
and are designed to minimize disruption of on- and off-site pedestrian
and bicycle traffic.
|
|
(3)
|
EXCEPTION: Outdoor seating for restaurants and
pedestrian-oriented accessory uses, including flower, food, or drink
stands shall be permitted. Temporary public gatherings, including,
but not limited to, open-air markets and festivals, shall also be
permitted as specified in the Springfield Municipal Code.
| |
(6279; 6316; 6352)
(A)
The use categories listed in SDC 3.4.250 include examples that illustrate
permitted uses within the particular category. A specific use not
identified within a category will be permitted by the Director without
a formal review, as permitted in ORS 227.160(2)(b) and (11), if:
(1)
A finding is made that the proposed use meets the intent of the category
as defined in SDC 3.4.250;
(2)
The use has impacts to surrounding properties and City infrastructure
that are similar in type and magnitude to the other permitted uses
typical of the category; and
(3)
The Director enters the decision into a registry on file in the Development
Services Department. The registry shall be made available to the public
upon request and shall contain the following information:
(4)
Use interpretations made under this section are subject to the jurisdiction
of the Land Use Board of Appeals in the same manner as a limited land
use decision.
(B)
Uses that the Director determines cannot be readily interpreted as
specified in SDC 3.4.260(A) will be processed as a formal interpretation
as specified in SDC 5.11.100.
(6279)
The following base zone development standards are established
for the Glenwood Riverfront Mixed-Use Plan District:
|
Development Standards
|
Zoning Districts
| |||
|---|---|---|---|---|
|
Residential Mixed-Use
|
Office Mixed-Use
|
Commercial Mixed-Use
|
Employment Mixed-Use
| |
|
Minimum Development Area (1)
|
5 acres
|
5 acres
|
5 acres
|
5 acres
|
|
Minimum Lot/Parcel Size
|
None
|
None
|
None
|
None
|
|
Minimum Street Frontage (2)
|
None
|
None
|
None
|
None
|
|
Maximum Lot/Parcel Coverage
|
None
|
None
|
None
|
None
|
|
Minimum Density (3)
|
50 du/net acre
|
50 du/net acre
|
N/A
|
N/A
|
|
Setbacks
|
|
|
|
|
|
Build-to Lines/Building Setbacks
|
SDC § 3.4.275(H)
|
SDC § 3.4.275(H)
|
SDC § 3.4.275(H)
|
SDC § 3.4.275(H)
|
|
Landscape/Screening Setbacks
|
SDC § 3.4.270(F)
|
SDC § 3.4.270(F)
|
SDC § 3.4.270(F)
|
SDC § 3.4.270(F)
|
|
Minimum/Maximum Building Height
|
SDC § 3.4.275(D)
|
SDC § 3.4.275(D)
|
SDC § 3.4.275(D)
|
SDC § 3.4.275(D)
|
|
Additional Standards
|
(4)(5)(6)(7)
|
(4)(5)(6)(7)
|
(4)(5)(6)(7)
|
(4)(5)(6)(7)
|
|
Notes:
| ||
|
(1)
|
Minimum Development Area. In the Franklin Riverfront, the minimum
development area is necessary due to the number of small lots/parcels
and the need to establish the local street grid and park blocks. In
the McVay Riverfront, the minimum development area is necessary due
to the number of small lots/parcels and in order to prevent piecemeal
development of a number of large lots/parcels for compliance with
Springfield Commercial and Industrial Buildable Lands Inventory, Economic
Opportunities Analysis, and Economic Development Objectives and Implementation
Strategies findings.
| |
|
|
EXCEPTIONS:
| |
|
|
(a)
|
The developer may submit a letter to the Director stating that
either abutting property owners are not willing to participate in
the assembly of the minimum 5 acre development area; or there are
smaller properties that cannot meet the 5 acre standard (for example,
on the south side of Franklin Boulevard or on the west side of McVay
Highway).
|
|
|
(b)
|
Parks, when phased and public facilities shall be exempted from
the minimum development area standard.
|
|
|
(c)
|
In Subarea D where there are lots/parcels larger than 5 acres,
land divisions will not be permitted until a Final Site Plan or Final
Master Plan application is approved by the City.
|
|
(2)
|
While there is no minimum frontage standard, all lots/parcels
shall have frontage on a public street unless the proposed development
has been approved as part of a Master Plan, Site Plan or land division,
and access has been guaranteed via a private driveway with an irrevocable
joint use/access easement agreement as specified in SDC 4.2.120(A).
| |
|
(3)
|
The density standard applies to high-density residential housing
in those subareas where this type of housing is required or permitted.
See SDC 3.4.245(B)(1)(a) and 3.4.245(B)(2)(b). There is no maximum
density.
| |
|
(4)
|
Where an easement is larger than the required setback standard,
no building or above grade structure, except a fence, may be built
upon or over that easement.
| |
|
(5)
|
Required setbacks are measured from the special street setback
in SDC 4.2.105(N), where applicable.
| |
|
(6)
|
Architectural extensions, including, but not limited to, cornices,
eave overhangs, and porches and balconies extending beyond an exterior
wall of a building, may protrude into any 5-foot or larger setback
area or build-to line by not more than 2 feet.
| |
(6279; 6316; 6412)
The following public and private development standards are established
for the Glenwood Riverfront Mixed-Use Plan District:
|
A.
|
Public Streets, Alleys and Sidewalks
|
|
B.
|
Street Trees and Curbside Planter Strips
|
|
C.
|
Lighting
|
|
D.
|
Bicycle Facilities
|
|
E.
|
Multi-Use Path
|
|
F.
|
Private Property Landscape Standards
|
|
G.
|
Vehicle/Bicycle Parking and Loading Standards
|
|
H.
|
Wastewater Facilities and Services
|
|
I.
|
Stormwater Facilities and Services
|
|
J.
|
Public Park and Open Space Facilities
|
|
K.
|
Location of Transit Stations
|
|
L.
|
Signs
|
|
M.
|
Light Manufacturing Operational Performance Standards
|
|
N.
|
Historic and Cultural Resources
|
(A)
Public Streets, Alleys and Sidewalks.
(1)
Public streets, alleys and sidewalks in the Glenwood Riverfront shall
be as described in the Glenwood Refinement Plan Transportation Chapter
and designed and constructed as specified in the Springfield Engineering Design Standards and Procedures Manual.
(2)
Applicable Glenwood Refinement Plan Transportation Plan Policies
and Implementation Strategies shall be as specified in the Appendix
of this code. The following is an overview of the Glenwood Riverfront
street network:
(a)
Franklin Riverfront Arterial Street. Franklin Boulevard shall be
designed and constructed as a hybrid multi-way boulevard.
(b)
Franklin Riverfront Local Street Network. A grid street pattern shall
be designed and constructed to include north-south through streets,
park block streets, a riverfront street, east-west service streets
and alleys as specified in SDC 3.4.270(A)(2)(d).
(c)
Franklin Riverfront Block Length. Block length and width shall range
from 250 to 350 feet.
EXCEPTION: Park block width (east-west) shall be
a minimum of 150 feet. However, the City and Willamalane will seek
to minimize park block width prior to the submittal of development
applications as specified in SDC 3.4.270(J)(4)(b).
(d)
Franklin Riverfront Mid-block Connectors/Alleys. Mid-block connectors
or alleys shall be designed and constructed either mid-way or every
250 to 350 feet in those larger blocks that exceed the block length
standard specified in SDC 3.4.270(A)(2)(c). In addition, alleys shall
be limited to the grid street pattern area described in SDC 3.4.270(A)(2)(b),
and shall be used as specified in SDC 3.4.270(G)(11).
(e)
In the Franklin Riverfront, the developer shall coordinate with the
City to allow temporary access to properties prior to the establishment
of the required grid street system. Temporary access will be reviewed
and approved during the Site Plan Review process. As the grid system
is established, the developer shall be required to remove the temporary
access at their own expense, while establishing the required grid
street system as specified in the Glenwood Refinement Plan SDC 3.4.270(A)(3).
(f)
McVay Riverfront Arterial Street. McVay Highway shall be designed
and constructed as a multi-modal facility. In consideration of significant
infrastructure improvements required along the frontage of McVay Highway
and the uncertainty as to the timing of these improvements, an Improvement
Agreement may be accepted in lieu of completing frontage improvements
at the time of development approval. In the case of property requiring
annexation to the City, the terms of making the improvements shall
be described in the Annexation Agreement.
(g)
McVay Riverfront Local Street Network.
(i)
Primary access from McVay Highway shall be from east-west streets
in the vicinity of East 19th Avenue, Nugget Way and the south end
of Glenwood.
(ii)
A grid street pattern may be accomplished by incorporating north-south
streets as specified in SDC 3.4.270(A)(2)(b) or by shared private
driveways.
(3)
The street system must be designed and maintained to meet needs for
mobility, parking, and loading in the Glenwood Riverfront while minimizing
adverse visual, environmental, and financial impacts on the public.
The Director may require a parking study to determine adequacy of
parking to support a given use or proposed development. Public streets,
alleys, and sidewalks shall be designed and constructed as specified
in the following street cross- section standards and in the Springfield Engineering Design Standards and Procedures Manual.
(a)
Riverfront Street.
 |
(i)
Riverfront Street with Parallel Parking.
 |
A.
The street shall be 2 way.
B.
There shall be a minimum 7-foot setback sidewalk on each side
of the street.
C.
There shall be a minimum 7-foot amenity zone (elements in an
amenity zone are street trees, plants, parking meters, street lights,
street furniture, art, etc.) between the curb and sidewalk on the
south side of the street.
D.
There shall be a minimum 7-foot amenity zone between the travel
way and sidewalk on the north side of the street.
E.
There shall be decorative street lighting.
F.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
G.
Decorative bollards shall be used at the curb returns of the
raised intersections.
H.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
I.
Parking bulb-outs shall extend 2 feet out from the parking striping.
J.
Parallel parking stall widths shall be 7 feet wide.
K.
Parking shall be installed on the south side of the street.
L.
Parking shall not be installed on the north side of the street.
M.
Travel lanes shall be 10 feet wide.
 Figure 3.4-A1
|
(ii)
Riverfront Street with Angled Parking.
 |
A.
The street shall be 2 way.
B.
There shall be a minimum 7-foot setback sidewalk on both sides
of the street.
C.
There shall be a minimum 7-foot amenity zone (elements in an
amenity zone are street trees, plants, parking meters, street lights,
street furniture, art, etc.) between the curb and sidewalk on the
south side of the street.
D.
There shall be a minimum 7-foot amenity zone between the travel
way and sidewalk on the north side of the street.
E.
There shall be decorative street lighting.
F.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
G.
Decorative bollards shall be used at the curb returns of the
raised intersections.
H.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
I.
Parking bulb-outs shall extend 2 feet out from the angled parking
striping.
J.
The angled parking dimensions from the Springfield Development
Code shall be used.
K.
Parking shall be installed on the south side of the street.
L.
Parking shall not be installed on the north side of the street.
M.
Travel lanes shall be 10 feet wide.
 Figure 3.4-A2
|
(iii)
Riverfront Street with Reversed Angled Parking.
 |
A.
The street shall be 2 way.
B.
There shall be a minimum 7-foot setback sidewalk on both sides
of the street.
C.
There shall be a minimum 7-foot amenity zone between the curb
and sidewalk on the south side of the street.
D.
There shall be a minimum 7-foot amenity zone between the travel
way and sidewalk on the north side of the street.
E.
There shall be decorative street lighting.
F.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
G.
Decorative bollards shall be used at the curb returns of the
raised intersections.
H.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
I.
Parking bulb-outs shall extend 2 feet out from the reverse angled
parking striping.
J.
The reverse angled parking dimensions from the Springfield Development
Code shall be used.
K.
Parking shall be installed on the south side of the street.
L.
Parking shall not be installed on the north side of the street.
M.
Travel lanes shall be 10 feet wide.
 Figure 3.4-A3
|
(b)
Park Block Street.
 |
(i)
Park Block Street with Angled Parking on 1 Side of the Street.
 |
A.
The street shall be 1 way.
B.
There shall be a minimum 7-foot setback sidewalk adjacent to
the development.
C.
There shall be a minimum 7-foot amenity zone on the Development
side of the street between the curb and sidewalk. Appurtenances may
include trees in tree wells, bicycle parking, tables, benches, street
lights, landscaping, public art, etc.
D.
There shall be decorative street lighting.
E.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
F.
Decorative bollards shall be used at the curb returns of the
raised intersections.
G.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
H.
The park block from curb to curb shall be a minimum of 150 feet.
I.
The angled parking dimensions from the Springfield Development
Code shall be used.
J.
Parking bulb-outs shall extend 2 feet out from the angled parking
striping.
K.
Angled parking shall only be on 1 side of the street.
L.
Storm water treatment shall be installed between the curb and
sidewalk. It shall treat all impervious surfaces that are in the public
right-of-way and shall be sized accordingly.
M.
There shall be a minimum 8-foot sidewalk between the stormwater
treatment and park block.
N.
The travel lane shall be 10 feet wide.
 Figure 3.4-B1
|
(ii)
Park Block Street with Parallel Parking on Both Sides of the
Street.
 |
A.
The street shall be 1 way.
B.
There shall be a minimum 7-foot setback sidewalk adjacent to
the development.
C.
There shall be a minimum 7-foot amenity zone on the development
side of the street between the curb and sidewalk. Appurtenances may
include trees in tree wells, bicycle parking, tables, benches, street
lights, landscaping, public art, etc.
D.
There shall be decorative street lighting.
E.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
F.
Decorative bollards shall be used at the curb returns of the
raised intersections.
G.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
H.
The park block from curb to curb shall be a minimum of 150 feet.
I.
Parking bulb-outs shall extend 2 feet out from the parking striping.
J.
Bulb-outs should be staggered to create the narrow travel way.
K.
Parallel parking stall widths shall be 7 feet wide.
L.
Storm water treatment shall be installed between the curb and
adjacent sidewalk. It shall treat all impervious surfaces that are
in the public right-of-way and shall be sized accordingly.
M.
There shall be a minimum 8-foot sidewalk between the stormwater
treatment and park block.
N.
The travel lane shall be 10 feet wide.
O.
A 2-foot paved pedestrian travel way shall be between the parking
lane and the stormwater treatment.
 Figure 3.4-B2
|
(iii)
Park Block Street with Parallel Parking on 1 Side of the Street.
 |
A.
The street shall be 1 way.
B.
There shall be a minimum 7-foot setback sidewalk adjacent to
the development.
C.
There shall be a minimum 7-foot amenity zone on the development
side of the street between the curb and sidewalk. Appurtenances may
include trees in tree wells, bicycle parking, tables, benches, street
lights, landscaping, public art, etc.
D.
There shall be decorative street lighting.
E.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
F.
Decorative bollards shall be used at the curb returns of the
raised intersections.
G.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
H.
The park block from curb to curb shall be a minimum of 150 feet.
I.
Parking bulb-outs shall extend 2 feet from the parking striping.
J.
Parallel parking stall widths shall be 7 feet wide.
K.
Storm water treatment shall be installed between the curb and
sidewalk. It shall treat all impervious surfaces that are in the public
right-of-way and shall be sized accordingly.
L.
There shall be a minimum 2-foot paved walking width between
the parking and stormwater treatment area.
M.
There shall be a minimum 8-foot sidewalk between the stormwater
treatment and park block.
N.
The travel lane shall be 10 feet wide.
 Figure 3.4-B3
|
(c)
Collector Street.
 |
(i)
Collector Street with Buffered Bike Lane.
 |
A.
The street shall be 2 way.
B.
There shall be a minimum 7-foot setback sidewalk adjacent to
the development.
C.
There shall be a minimum 7-foot amenity zone between the curb
and sidewalk. Appurtenances may include trees in tree wells, bicycle
parking, tables, benches, street lights, landscaping, public art,
etc.
D.
There shall be decorative street lighting.
E.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
F.
Decorative bollards shall be used at the curb returns of the
raised intersections.
G.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
H.
Parking bulb-outs shall be a minimum of 9 feet wide.
I.
Parallel parking stall widths shall be 7 feet wide.
J.
Travel lane shall be 10 feet wide.
K.
Bicycle lanes shall be 6 feet wide with a striped 2-foot buffered
area between the bicycle lane and the travel lane and a striped 2-foot
buffered area between the bicycle lane and parking lane.
 Figure 3.4-C1
|
(ii)
Collector Street with Separated Bike Lane.
 |
A.
The street shall be 2 way.
B.
There shall be a minimum 7-foot setback sidewalk adjacent to
the development.
C.
There shall be a minimum 7-foot amenity zone between the curb
and sidewalk. Appurtenances may include trees in tree wells, bicycle
parking, tables, benches, street lights, landscaping, public art,
etc.
D.
There shall be decorative street lighting.
E.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
F.
Decorative bollards shall be used at the curb returns of the
raised intersections.
G.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
H.
Parking bulb-outs shall extend 2 feet out from the parking striping.
I.
Parallel parking stall widths shall be 7 feet wide.
J.
Travel lane shall be 10 feet wide.
K.
Bicycle lanes shall be 6 feet wide with a 3-foot buffered area
between the bicycle lane and the parking lane and elevated to the
same elevation as the sidewalk to not be at the same grade as the
parking lane.
 Figure 3.4-C2
|
(d)
Typical Street.
 |
(i)
Typical Street with Parallel Parking.
 |
A.
The street shall be 2 way.
B.
There shall be a minimum 7-foot setback sidewalk on each side
of the street.
C.
There shall be a minimum 7-foot amenity zone between the curb
and sidewalk. Appurtenances may include trees in tree wells, bicycle
parking, tables, benches, street lights, landscaping, public art,
etc.
D.
There shall be decorative street lighting.
E.
All intersections shall be raised with a distinctive stamped
pattern and vibrant color.
F.
Decorative bollards shall be used at the curb returns of the
raised intersections.
G.
All pedestrian crosswalks shall be raised crosswalks with a
distinctive stamped pattern and vibrant color.
H.
Parking bulb-outs shall extend 2 feet out from the parking striping.
I.
Parallel parking stall widths shall be 7 feet wide.
J.
Travel lanes shall be 10 feet wide.
 Figure 3.4-D1
|
(B)
Street Trees and Curbside Planter Strips. Applicable Glenwood Refinement
Plan Transportation Plan Policies and Implementation Strategies shall
be as specified in the Appendix of this code. Street trees, especially
those that provide shade, and curbside planter strips in the public
right-of-way shall be as specified in the Springfield Engineering
Design Standards and Procedures Manual. Therefore, street
trees will not be subject to the regulations of this section and will
not be counted toward any landscaping required by this section. As
a general rule, street trees shall be selected on the basis of providing
shade and have a size relationship with the street landscape (e.g.,
the wider the street, the larger the trees). Trees at least 40 feet
tall at maturity are required for pedestrian areas. Design considerations
shall be focused on space requirements of the selected trees at all
phases of their life cycle. Scale, soils, underground obstruction,
overhead constraints, branch height, mature tree size, and shadow
patterns are examples of design considerations. Proposed tree species
shall provide continuity between one site and the next in the same
block. Street trees shall be placed either directly in planter strips
or within tree wells located between the sidewalk and the curb as
specified in the Springfield Engineering Design Standards
and Procedures Manual. Street trees and planter strips in
the public right-of-way shall be shown on the required Site Plan.
(C)
Lighting.
(1)
Applicable Glenwood Refinement Plan Transportation Plan Policies
and Implementation Strategies shall be as specified in the Appendix
of this code.
(2)
Private on-site lighting shall comply with the Illuminating Engineering
Society of North America recommended practices and shall:
(a)
Be the minimum illumination necessary for a given application, including
parking areas, as specified in SDC 3.4.270(G)(9)(d);
(b)
Be shielded or recessed so that direct glare and reflection are contained
within the boundaries of the property; and directed downward and away
from abutting properties, public rights-of-way, and riparian zones,
wetlands and other protected areas identified in this code;
(c)
Create a safe and secure environment for pedestrians and bicyclists
during hours of darkness and reduce or prevent light pollution by
minimizing glare; and
(d)
Provide private on-site pedestrian level lighting, whether freestanding
or attached to a building. Private on-site pedestrian level lighting
is distinct from public street lights described in SDC 3.4.270(C)(1)
because it is intended to light private property rather than public
streets. The height of a freestanding or attached light fixture shall
be 12 to 14 feet and in no case shall exceed 25 feet or the height
of the permitted building or structure, whichever is less. In this
case, height is measured as the vertical distance between the paved
surface or finished grade and the bottom of the light fixture.
(D)
Bicycle Facilities. Bicycle facilities shall be required: off-street
as part of the multi-use path specified in SDC 3.4.270(E); on-street;
or as part of a mid-block connector.
(1)
Bicycle facilities in the Glenwood Riverfront shall be as described
in the Glenwood Refinement Plan Transportation and Open Space chapters.
(2)
Applicable Glenwood Refinement Plan Transportation Plan Policies
and Implementation Strategies shall be as specified in the Appendix
of this code.
(3)
Bicycle facilities, including, but not limited to, mid-block connectors
and on-street markings, shall be designed and constructed as specified
in SDC 4.2.150, the Springfield Engineering Design Standards
and Procedures Manual and the Springfield Standard Construction
Specifications.
(4)
Bicycle parking shall be as specified in Table 3.4.2.
(E)
Multi-Use Path. The multi-use path shall be part of the riverfront
linear park along the entire length of the Willamette River in the
Glenwood Riverfront. The multi-use path shall provide opportunities
for active and passive recreation activities, including but not limited
to, walking, jogging, running, cycling, inline skating, and nature
watching. The multi-use path shall be located at the outermost edge
of the 75-foot-wide Greenway Setback Line/Riparian Setback to the
maximum extent practicable.
(1)
The multi-use path shall be as described in the Glenwood Refinement
Plan Transportation and Open Space chapters.
(2)
Applicable Glenwood Refinement Plan Transportation Plan and Open
Space chapter policies and implementation strategies shall be as specified
in the Appendix of this code.
(3)
The multi-use path shall be designed and constructed as specified
in SDC 4.2.150, the Springfield Engineering Design Standards
and Procedures Manual and the Springfield Standard Construction
Specifications.
(F)
Private Property Landscape Standards.
(1)
Purpose. The City recognizes the aesthetic, ecological and economic
value of landscaping. This subsection establishes private property
landscaping standards in the Glenwood Riverfront in order to provide:
(a)
The establishment of a sense of place;
(b)
The preservation and enhancement of the Glenwood Riverfront’s
urban forest on especially on hillsides;
(c)
The retention of significant clusters of riparian vegetation along
watercourses;
(d)
The promotion, retention and use of existing non-invasive vegetation;
(e)
The restoration of natural plant communities and the provision of
habitat through sustainable landscaping and controlling invasive species;
(f)
The mitigation for loss of natural resource values;
(g)
Erosion control;
(h)
The reduction of stormwater runoff pollution, temperature, and rate
and volume of flow;
(i)
The minimization of impervious surface impacts;
(j)
The promotion of compatibility between land uses by reducing the
visual, noise and lighting impacts of specific development on users
of the site and abutting uses;
(k)
The promotion of safety, security, and privacy;
(l)
On-site open space, pedestrian pathway definition and residential/business
entry identification;
(m)
Opportunities for energy conservation by providing shade from the
sun and shelter from the wind; and
(n)
The retention and/or growth of long-term property values.
(2)
Applicability.
(a)
The landscaping standards of this subsection shall apply to all private
property (property located outside of public right-of-way) in the
Glenwood Riverfront as follows:
(i)
New development;
(ii)
Redevelopment including expansions of use;
(iii)
A change of use for existing buildings where the landscaping
is non-conforming; and
(iv)
A change of use that results additional on-site parking or loading
areas, or that modifies the driveway location.
EXCEPTION: Portions of private property within
the Willamette Greenway Overlay District, as specified in SDC 3.4.280,
shall comply with riparian/wetland protection standards specified
in SDC 4.3.115 and 4.3.117 and the Springfield Engineering
Design Standards and Procedures Manual.
(b)
All portions of a development area that are not used for buildings,
parking, internal sidewalks, mid-block connectors or other impervious
surfaces shall be landscaped as specified in SDC 3.4.270(F)(4)(a).
(3)
General Landscaping Standards.
(a)
Minimum Standards. The landscaping standards for the Glenwood Riverfront
shall be minimums; higher standards can be substituted, provided all
fence, wall or vegetation height limitations specified in this section
are met. Crime prevention should be considered when exceeding the
landscaping standards because the height and density of vegetation
may become a safety and/or visibility issue.
(b)
Protection of Existing Vegetation. Existing vegetation may be used
to meet the landscape standards if relocated on site and/or protected
and maintained during the construction phase of the development as
specified in SDC 3.4.270(F)(5) and (6). Any necessary tree felling
shall comply with SDC 5.19.100.
(c)
Selection of Materials. Landscape materials shall be selected and
sited to produce a hardy and drought-resistant landscape area. Selection
shall include consideration of the soil type and depth; the amount
of maintenance required; spacing; exposure to the sun and wind; the
slope and contours of the site; and compatibility with existing native
vegetation preserved on the site. Shrubs resembling trees shall not
be used to meet the tree standards.
(d)
Plant Diversity.
(i)
Shrubs. If there are more than 25 required shrubs, no more than
75 percent of them shall be of 1 species.
(ii)
Trees. If there are more than 8 required trees, no more than
40 percent of them shall be of 1 species. If there are more than 24
required trees, no more than 25 percent of them can be of 1 species.
This standard does not apply to existing trees that are counted towards
meeting the total number of trees required.
(e)
Specific Tree Standards.
(i)
In any required landscape area, trees shall be suitable for
this region as may be approved during the land use review process.
At the time of planting, deciduous trees shall be a minimum 2 inches
in caliper and permitted conifer trees shall be fully branched, between
4-6 feet in height. Spacing and time of coverage of trees shall be
as specified in SDC 3.4.270(F)(4).
(ii)
The categories of trees are defined as follows:
A.
Large trees in the public right-of-way or on private property
are those trees over 40 feet tall and more than 35 feet wide branching
at maturity;
B.
Medium-sized trees on private property are those trees 25 feet
to 40 feet tall and 16 feet to 35 feet wide branching at maturity;
and
C.
Small or narrow-stature trees on private property are those
trees less than 25 feet tall and less than 16 feet wide branching
at maturity.
(f)
Specific Shrub and Ground Cover Standards.
(i)
All of the landscaped area that is not planted with trees and
shrubs shall be planted in ground cover plants, which may include
grasses. Mulch (as a ground cover) shall be confined to areas underneath
plants and shall not be a substitute for ground cover plants.
(ii)
All shrubs shall be of sufficient size and number to meet the required height and coverage standards of this subsection within 4 years of planting, unless otherwise specified in subsection (F)(4). Shrubs shall be at least the 1-gallon container size at planting.
(iv)
Any plants listed on the Nuisance Plants List as specified in
the Springfield Engineering Design Standards and Procedures
Manual shall be prohibited from being planted in the Glenwood
Riverfront.
(g)
Installation.
(i)
Landscaped Area Preparation. All new required landscaped areas
shall be cleared of groundcover and shrubs on the Nuisance Plants
List as specified in the Springfield Engineering Design Standards
and Procedures Manual.
(ii)
All required landscaping shall be in-ground or in permanent
raised planters.
(iii)
All landscaping shall be installed according to accepted planting
procedures:
A.
All plant materials shall conform in size and quality grade
to the American Standard for Nursery Stock, current edition; and
B.
All plant material shall be installed according specifications
prepared by a landscape architect or certified landscape professional
based on the site, context, soil type, exposure, maintenance plan
and this section.
(iv)
Topsoil removed during construction shall be replaced with topsoil.
(v)
Plant materials shall be properly supported to ensure survival.
Support devices, including guy wires or stakes, shall not interfere
with vehicle or pedestrian movement and shall be left in place until
the plant materials can safely support themselves.
(vi)
All required landscaping shall be installed prior to the issuance
of an Occupancy Permit. Alternatively, if the landscaping standards
of this subsection cannot be met, other arrangements shall be made
and approved as specified in SDC 5.17.150.
(h)
Maintenance.
(i)
All landscape materials shall be guaranteed by the property
owner for a period of one 12-month growing season from the date of
installation. A schedule of continuing maintenance of plantings shall
be submitted and approved with the Final Site Plan application.
(ii)
Unless otherwise provided by the lease agreement, the owner,
tenant and their agent, if any, shall be jointly and severally responsible
for the maintenance of all landscaping, which shall be:
A.
Maintained in good condition to present a healthy, neat and
orderly appearance;
B.
Replaced or repaired as necessary beyond the guarantee period specified in subsection (F)(3)(h)(i) above; and
C.
Kept free from refuse and debris.
(iii)
The Director may require a site inspection to determine if the
height and coverage of required landscaping has been established as
required by the applicable 2-4 year maturity time line.
(iv)
Unless prohibited by this code, all groundcover, shrubs and
trees in landscaped areas shall be controlled by pruning or trimming
so that they will not:
A.
Interfere with the maintenance or repair of any public utility;
B.
Restrict pedestrian or vehicle access; or
C.
Constitute a traffic hazard because of reduced visibility.
EXCEPTION: Pruning and trimming in riparian and
wetland areas shall be as specified in SDC 4.3.115 and 4.3.117 and/or
the Springfield Engineering Design Standards and Procedures
Manual.
(v)
Tree topping is an extreme form of crown reduction and shall
be prohibited within the Greenway Setback Line and any riparian or
wetland area unless necessary for health and/or safety reasons as
determined by a certified arborist. In other areas of the Glenwood
Riverfront, tree topping may be permitted under the following circumstances:
if a tree smaller than 8 inches in diameter is topped, it shall be
replaced in kind; if a tree 8 inches or larger in diameter is topped,
the owner shall have a certified arborist develop and carry out a
5-year pruning schedule.
EXCEPTIONS: Tree topping shall be permitted to:
(i)
Irrigation. The intent of this standard is to ensure that plants
will survive the critical establishment period when they are most
vulnerable due to lack of watering. All landscaped areas shall provide
an irrigation system as follows:
(i)
A permanent built-in irrigation system with an automatic controller;
or
(ii)
An irrigation system designed and certified by a licensed landscape
architect or certified landscape professional as part of the landscape
plan that provides sufficient water to ensure that the plants will
become established. The system does not have to be permanent if the
plants chosen can survive adequately on their own once established;
or
(iii)
Irrigation by Hand. If the applicant chooses this option, the
inspection required in SDC 3.4.270(F)(3)(h)(iii) shall ensure that
the landscaping has become established.
(iv)
The following options will be encouraged in order to reduce
the amount of potable water used for landscape irrigation by the use
of:
(v)
The final irrigation plan diagram, if necessary, shall be submitted
with the Final Site Plan Review application.
(4)
Landscape Standard Categories.
(a)
The L1 standard is a landscape treatment that enhances open areas
between buildings and in required setbacks or screening areas specified
in SDC 3.4.270(F)(2)(b) and along pedestrian mid-block connectors.
While primarily consisting of ground cover plants, the L1 standard
also includes a mixture of trees, high shrubs, and low shrubs. The
tree standard shall be 1 large tree per 30 linear feet, 1 medium tree
per 22 linear feet, or 1 small tree per 15 linear feet for each 1,000
square feet of landscaped area. Trees of different sizes may be combined
to meet the standard. Trees may be grouped. The shrub standard shall
be either 2 high shrubs or 3 low shrubs for each 400 square feet of
landscaped area. The shrubs and trees may be grouped. Ground cover
plants shall fully cover the remainder of the landscaped area. The
L1 standard shall comply with the vision clearance standards specified
in SDC 4.2.130.
EXCEPTION: The L1 tree standard will not be required
within setbacks of less than 5 feet at building entry ways.
(b)
The L2 standard is a landscape treatment to screen different abutting
uses and parking lots, utilities, and trash and recycling bin areas.
The L2 standard shall be applied as specified in SDC 3.4.270(F)(4)(b)(i)
along public streets and private driveway frontages where parking
lots are permitted, specifically in Subarea D, south of the Union
Pacific railroad trestle and outside of the nodal development area;
common property lines and/or rear property lines; or at the interface
of the linear park where there are no property lines. The L2 standard
shall be applied as specified in SDC 3.4.270(F)(4)(b)(ii) for screening
trash containers and recycling facilities. The L2 standard shall comply
with the vision clearance standards specified in SDC 4.2.130. The
prescribed heights of required fences, walls or landscaping shall
be measured from the actual adjoining level of finished grade.
(c)
The L3 standard is a landscape treatment that applies within parking
lots, including interior courts, but not including any required landscape
setbacks necessary for screening, as specified in subsection (F)(4)(b)(i).
At least 10 percent of the interior of a parking lot shall be landscaped.
If the parking lot is larger than one-half acre, the provisions of
SDC 3.4.270(F)(3) also apply. The L3 standard serves 3 purposes: to
eliminate stormwater runoff through infiltration swales and other
measures; to provide shade; and for screening. Water quality features
may be incorporated into planter islands and required setbacks. The
L3 standard shall comply with the vision clearance standards specified
in SDC 4.2.130.
(i)
Separation of Uses. The L2 standard shall be designed to separate
and mitigate the impact of abutting uses; and separate parking lots
from public rights-of-way and private common driveways to allow surveillance
of the lot from the street or driveway, where visibility into areas
is more important than a total visual screen. The intent is to partially
conceal parked vehicles from public view. The L2 standard screening
shall be set back 10 feet along the front property line and 7 feet
along side and rear property lines, and driveways, where applicable.
In this case, the L2 standard shall require:
A.
Enough evergreen shrubs to form a continuous screen 3 feet high
within 2 years of planting. The shrubs shall be properly maintained
and shall be replaced with new shrubs when the screen ceases to serve
the purpose of obscuring the view. For security, the screen may be
combined with a decorative wrought iron fence along the property line
fronting a street, common private driveway or the Willamette River;
or a black coated chain link fence along any side or rear property
line that does not front the Willamette River. Permitted fences shall
not exceed 6 feet in height. Other chain link fences, slats, wood
fences, electrified fences and fences with barbed wire or razor wire
shall be prohibited.
B.
One large tree shall be required per 30 linear feet of landscaped
area, 1 medium tree per 22 linear feet of landscaped area, or 1 small
tree per 15 linear feet of landscaped area. Trees of different sizes
may be combined to meet the standard.
C.
Ground cover plants shall fully cover the remainder of the landscaped
area. At least 10 five-gallon shrubs or 20 one-gallon shrubs shall
be planted for each 1,000 square feet of the required screening area.
The remaining area shall be planted in lawn or other living ground
cover.
D.
Walls.
(1)
A 3-foot high decorative wall at least 6 inches thick may be
substituted for the shrubs specified in SDC 3.4.270(F)(4)(b)(i)(A)
but the trees and ground cover plants shall still be required. A decorative
wall may be constructed of materials including, but not limited to,
stone; rock; textured concrete masonry; pre-cast or site-cast concrete,
brick, or a combination of these materials; and shall include a cap,
or may consist of materials that complement the façade of the
building.
(2)
In the case of an outdoor utility yard as permitted in SDC 3.4.270(M)(1)
and parking areas for medium and heavy duty trucks as permitted in
Table 3.4.1(2), a decorative wall shall be at least 8 feet tall.
E.
Any wall or fence shall be placed along the interior side of
the landscaped area, outside of any public utility easement.
EXCEPTION: A required screen shall not be permitted
within the Greenway Setback Line, as specified in SDC 3.4.280.
(ii)
Screening Trash and Recycling Bins. Screening shall be designed
to conceal large outdoor items, including, but not limited to, skids
and pallets, as well as the trash containers and recycling facilities
that are needed for the business or residential use. Trash containers
and recycling facilities shall:
A.
Not be visible from streets and adjacent properties;
B.
Be provided with either a solid enclosure on all sides at least
6 feet tall with a gate that blends into the building design or a
combination of a solid enclosure and shrubs that complies with SDC
(F)(4)(b)(i);
C.
Not be located in vehicle parking stalls;
D.
Not be located within required landscape areas; and
E.
Not block driveways.
(iii)
Screening Utilities. Ground-mounted utility equipment, including,
but not limited to, exterior transformers, mechanical units such as
condensers and generators, switch gear, backflow preventers, utility
pads, cable television, and telephone pedestals, shall be placed underground
or within buildings, where practicable. When placed above ground,
equipment shall be located to minimize visual impact and screened
with either an enclosure that blends with the proposed building design,
landscaping, or both. When enclosures are used, they shall be tall
enough to completely screen the equipment at the time of the equipment
installation. Groundcover and shrubs, planted tall enough to completely
screen the equipment and any required cover, shall attain 50 percent
coverage after 2 years and 100 percent coverage within 4 years.
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(a)
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The L3 standard is a landscape treatment that applies within
parking lots, including interior courts, but not including any required
landscape setbacks necessary for screening, as specified in subsection
(F)(4)(b)(i). At least 10 percent of the interior of a parking lot
shall be landscaped. The L3 standard serves 3 purposes: to eliminate
stormwater runoff through infiltration swales and other measures;
to provide shade; and for screening. Water quality features may be
incorporated into planter islands and required setbacks. The L3 standard
shall comply with the vision clearance standards specified in SDC
4.2.130.
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(i)
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Infiltration planter islands, infiltration planter basins between
parking aisles, infiltration tree wells and required parking lot setbacks
shall be used to accommodate stormwater runoff as specified in the
Springfield Engineering Design Standards and Procedures Manual.
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(ii)
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Wheel Stops. Secured wheel stops or rubber parking blocks shall
be placed to prevent vehicles from overhanging a landscaped infiltration
area or setback. Wheel stops shall be designed to allow runoff to
enter the landscaped infiltration area.
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(iii)
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L3 Standard—Trees. Trees of different sizes may be combined
to meet this standard. In order to provide a canopy effect, one of
the following options may be selected:
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A.
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At a minimum, 1 large tree per 4 parking spaces; or
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B.
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At a minimum, 1 medium tree per 3 parking spaces.
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(iv)
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L3 Standard—Shrubs and Ground Cover Plants. At a minimum,
1 medium to small shrub per space shall be required. The remainder
of the area shall be planted in ground cover plants.
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(5)
Existing mature vegetation and healthy trees, excluding those plants
on the Nuisance Plants List as specified in the Springfield Engineering Design Standards and Procedures Manual, shall
be retained to the maximum extent practicable. However, plantings
intended to mitigate for the loss of natural resource values shall
be subject to applicable standards as specified in SDC 3.4.280, 4.4.115,
4.4.117 and the Springfield Engineering Design Standards and
Procedures Manual.
(6)
Preserving Existing Trees and Vegetation. When the developer proposes
to retain existing trees and vegetation outside of riparian and wetland
areas to meet the applicable landscape category standards, as specified
in the sections referenced in SDC 3.4.270(F)(5), tree and vegetation
preservation specifications shall be included in the Landscape Plan
submitted during the Site Plan Review process.
(a)
Credits for preserving existing trees shall accrue on a 1-to-1 basis,
based on the size of the tree being preserved, as defined in SDC 3.4.270(F)(3)(e)(ii).
(b)
The Landscape Plan shall include a separate written statement and
a Site Plan for preserving existing trees and vegetation. All of the
following elements shall be included:
(i)
A written statement that:
A.
States the trees and vegetation proposed to be preserved are
healthy, and/or can be relocated on site as determined by a certified
arborist;
B.
Provides an explanation of the method for the protection of
existing trees and vegetation to remain during the construction process;
and if necessary,
C.
Requests any credits for preserving existing trees.
(ii)
The Plan shall be drawn to scale and show all trees proposed
to be preserved on the site, and their species, diameter and drip
lines.
(iii)
Site construction shall not be allowed within the drip lines
of trees that are to remain. Preserved vegetation shall not be disturbed.
Finish grade shall be at the original grade, or a well or planter
shall be constructed that is equal to or larger in size than the drip
line.
EXCEPTION: These statements shall not preclude
the construction of walkways within the drip lines of trees if they
are part of the proposed development.
(iv)
Upon approval of the Landscape Plan as part of the Site Plan
Review process, the trees and vegetation proposed to be preserved
shall be noted on the property, prior to construction.
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(G)
Vehicle/Bicycle Parking and Loading Standards.
(1)
Vehicle/bicycle parking standards shall be as described in the Glenwood
Refinement Plan Transportation and the Housing and Economic Development
chapters.
(2)
Applicable Glenwood Refinement Plan Vehicle/Bicycle Parking Policies
and Implementation Strategies shall be as specified in the Appendix
of this code.
(3)
Vehicle/bicycle parking and loading standards shall be designed and
constructed as specified in this subsection.
(4)
Vehicle Parking—General. In line with the land use vision for
compact development and a walkable, pedestrian-friendly environment,
on-street parking, aboveground and underground off-street parking
structures, and parking located within or under buildings shall be
encouraged. Locating and designing all on-site vehicle parking to
minimize the visibility of parked cars to pedestrians from street
frontages and light and noise impacts of parking lots strengthens
the character of the Glenwood Riverfront, reinforces the emphasis
on pedestrian, bike, and transit for travel, and minimizes the potential
for vehicle/pedestrian conflicts. On-site parking must not exceed
the maximum number of spaces established in Table 3.4.1 except as
provided in SDC 3.4.270(G)(8).
(5)
Types of Vehicle Parking Facilities Permitted.
(b)
In Subarea D south of the Union Pacific railroad trestle and outside
of the nodal development area (except for Assessor’s Maps and
Tax Lots 18-03-03-11-01401, 17-03-34-44-03300, and 17-03-34-44-00301),
in addition to parking facilities permitted in SDC 3.4.270(G)(5)(a)(i)—(iv),
surface parking facilities that are screened as specified in SDC 3.4.270(F)(4)(b)
shall be permitted along McVay Highway and any other street frontage,
in the following circumstances:
(6)
Maximum off-street vehicle parking spaces by use category shall be
as specified in Table 3.4.1.
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Vehicle Parking Maximums Table 3.4.1
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Use Category
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Use Sub-Category
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Maximum Number of Parking Spaces
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Commercial
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Eating and Drinking Establishments (1)
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1 per each 30 square feet of seating floor area plus 1 per each
500 gross square feet of non-seating floor area
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Hospitality
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1 per guest bedroom plus 1 space per each full-time employee
on the largest shift
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Personal Services
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1 per each 350 square feet of gross floor area
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Professional, Scientific and Technical Services
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1 per each 350 square feet of gross floor area
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Retail Sales and Services
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1 per each 300 square feet of gross floor area
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Employment
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Hospital
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1 per each 200 square feet of gross floor area or 1.5 per bed
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Light Manufacturing (2)
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1 per each 550 square feet of gross floor area plus 1 space
per company owned vehicle
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Light Manufacturing Storage (2)
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1 per each 1650 square feet of gross floor area plus 1 space
per company vehicle
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Office Employment
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1 per each 350 square feet of gross floor area
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Educational Facilities
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To be determined by a parking study that considers number of
employees, students, and hours of operation
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Warehousing (2)
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1 per each full-time employee on the largest shift plus 1 space
per company vehicle
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Recreation
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Park Blocks or Riverfront Linear park Recreational Facilities
(3)
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0
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Residential (High-Density)
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Residential Occupancy of Dwelling Units
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1 per bedroom with a maximum of 2.5 per dwelling unit plus 1
space for every 15 dwelling units for visitors. 1 per each 4 beds
plus 1 space per each full time employee on the largest shift for
nursing homes and assisted living; or 1 per every 2 beds plus 1 space
per each full time employee on the largest shift for independent living
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Vehicle Related Uses
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Structured Parking
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N/A
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Notes:
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(1)
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When calculating the maximum parking limits for an eating or
drinking establishment that has outdoor seating, up to 20 outdoor
seats shall be exempt from the seating calculation.
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(2)
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The U.S. Department of Transportation establishes commercial
truck classifications based on the vehicle’s gross vehicle weight
rating. Classes 1, 2 and 3 are “light duty”; Classes 4,
5 and 6 are “medium duty”; and Classes 7 and 8 are “heavy
duty.” Trucks classified as medium and heavy duty that are used
as part of a commercial or light manufacturing use shall be located
either:
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(a)
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Within an enclosed building; or
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(b)
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Outside of a building when:
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(i)
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Screened by a masonry or concrete wall or other permanent fully
opaque screen that extends from the building and complements the façade
of the building. The wall shall have a minimum height of 8 feet. The
screen shall totally conceal trucks from McVay Highway and the Willamette
River and shall meet the building setback standard specified in SDC
3.4.275(H)(2)(b); or
|
|
|
|
(ii)
|
Within a courtyard surrounded by buildings in a manner that
medium and heavy duty truck parking cannot be seen from McVay Highway
or the Willamette River.
|
|
|
(c)
|
Medium and heavy duty truck parking shall be prohibited in front
and street side yards.
| |
|
(3)
|
Public parking for the park blocks and riverfront linear park
will be provided on street.
| ||
(7)
Parking Maximum Benefits and Options.
(a)
Parking Maximum Benefits.
(i)
Supports Mobility Management. Parking management is an important
component of efforts to encourage more efficient transportation choices,
that helps reduce problems such as traffic congestion, roadway costs,
pollution emissions, energy consumption and traffic accidents;
(ii)
Improves Walkability. By allowing more clustered development
and buildings located closer to sidewalks and streets, parking management
helps create more walkable communities;
(iii)
Supports Transit. Parking management supports transit oriented
development and transit use;
(iv)
Provides Facility Cost Savings. Reduces development costs to
governments, businesses, developers and consumers;
(v)
Supports Compact Growth. Parking management helps create more
accessible and efficient land use patterns, and so helps preserve
green space and other valuable ecological, historic and cultural resources;
(vi)
Allows More Flexible Facility Location and Design. Parking management
gives architects, designers and planners more ways to provide parking,
creating more functional and attractive communities;
(vii)
Supports Equity Objectives. Management strategies can reduce
the need for subsidies, improve travel options for non-drivers, and
increase affordability for lower-income households; and
(viii)
Reduces Stormwater Management Costs, Water Pollution
and Heat Island Effects. Parking management can reduce total pavement
area and incorporate better design features.
(b)
Options available to help meet parking maximums include:
(i)
A legally-binding shared parking agreement may be submitted
as specified in SDC 4.6.110(F) where multiple uses or multiple developments
share 1 or more parking facilities, and peak parking demand occurs
during different times of the day. An example of this option is office
development with nearby residential development.
(ii)
Unbundled parking may be utilized where parking spaces are rented
or sold separately, rather than automatically included with the rent
or purchase price of a residential or commercial unit. In this option,
tenants or owners are able to purchase only as much parking as they
need or want and are given the opportunity to save money by using
fewer parking stalls. The developer shall specify the number of unbundled
parking spaces proposed and provide an explanation of how this parking
reduction option will affect the proposed development as part of the
Site Plan Review application submittal. No more than 50 percent of
the parking provided shall be unbundled parking.
(iii)
Car Sharing.
A.
Car sharing reduces the rate of personal vehicle ownership.
In this option, a household or business gains the benefits of private
vehicle use without the costs and responsibilities of ownership. A
household or business has access to a fleet of shared-use vehicles
on an as-needed basis. A household or business gains access to these
vehicles by joining an organization that maintains a fleet of cars
and/or light trucks, e.g., ZipCar, that are parked in designated,
leased spaces in a network of locations.
B.
Car sharing shall be permitted in public and private parking
structures and parking lots.
(iv)
Carpool/Vanpool Parking.
A.
If the carpool/vanpool option is chosen, it shall
apply when there are at least 20 parking spaces. The number of carpool/vanpool
parking spaces must be based upon 5 percent of the parking spaces
in Table 3.4.1.
B.
The carpool/vanpool spaces must be located closer
to the primary employee entrance or secondary entrance from a parking
lot than any other employee parking, except disabled accessible spaces.
C.
Carpool/vanpool spaces must have markings and signs
that indicate the space is reserved for carpool/vanpool use.
D.
Only vehicles that are part of a rideshare program
sanctioned by the employer or a public agency may park in designated
carpool/vanpool parking spaces.
(v)
Subsidized transit passes.
(vi)
Establishment of Alternative Work Schedules. This option includes
alternative work schedule techniques such as staggered and flexible
work hours and the shortened workweek.
(8)
Additional Vehicle Parking. A request for parking that exceeds the
maximum parking standards specified in Table 3.4.1 shall be permitted
only within a parking structure that accommodates parking for more
than 1 use. The parking structure may be privately owned, or in-lieu-of-fees
may be paid to the City for an appropriately sized public parking
structure upon establishment of a parking district serving portions
of the Glenwood Riverfront Mixed-Use Plan District.
(9)
Vehicle Parking Design Standards. The following standards shall apply
to all permitted parking facilities:
(a)
In both public and private parking facilities, the stall width and
length and aisle width standards specified in SDC 4.6.115 shall apply.
(b)
All surface parking lots shall incorporate the following elements,
including, but not limited to:
(i)
Pedestrian walkways that provide priority over vehicles routes,
are direct and accessible, and enhance safety for pedestrians and
vehicles. Parking lots with 50 or more spaces shall be divided into
separate areas by landscaping or protected raised pedestrian walkways
at least 10 feet in width, or by a building or group of buildings.
Pedestrian walkways shall include pedestrian-scaled lighting as specified
in SDC 3.4.270(G)(9)(d) and elevated crosswalks and/or distinguishing
paving colors, textures or materials, as specified in the Springfield Engineering Design Standards and Procedures Manual. The
pedestrian routes shall lead to an entrance in the rear or, if applicable,
the side of a building;
(ii)
The use of alternative surfacing as specified in the Springfield Engineering Design Standards and Procedures Manual, including
permeable surfacing, where applicable, shall be preferred as an option
over traditional impervious surfacing; and
(iii)
Strategies to reduce “heat island” effects, such
as canopy shade trees and landscaping as specified in SDC 3.4.270(F)(4)(c).
(c)
Surface Parking Lot landscaping Standards. Parking lot landscaping
shall be required as specified in SDC 3.4.270(F)(4)(b) and (c).
(d)
Surface parking lot lighting shall be provided as specified in SDC
3.4.270(C)(2) and may be a mix of bollards at ground level and pedestrian-level
lighting.
(e)
Vehicle parking shall not be allowed within any required or optional
building setback specified in SDC 3.4.275(H).
(10)
Vehicle Parking Structure Design Standards. Aboveground and underground
parking structures shall be designed as specified in SDC 3.4.275(K).
(11)
Vehicle Parking Access and Driveways.
(a)
In Subareas A, B, and C, vehicle access to a parking lot or
parking structure shall be from a service street, alley, or, where
there is no service street, other local street in order to minimize
the impact of auto parking and driveways on the public pedestrian
environment. Each block face fronting a service street, alley or other
local street necessary for vehicle access shall be limited to 1 curb
cut.
(b)
In Subarea D (except for Assessor’s Maps and Tax Lots
18-03-03-11-01401, 17-03-34-44-03300, and 17-03-34-44-00301), vehicle
access to a parking lot or parking structure also may be from a common
driveway serving multiple developments; in this case, a recorded joint-use/access
easement shall be required.
(c)
Curb cuts for all parking lots or parking structures shall be
constructed to maintain the elevation, appearance and continuity of
sidewalks crossed by the curb cuts.
(12)
In all subareas and in all types of parking facilities, electric
vehicle (EV) parking stations and structures supporting photovoltaic
panels shall be encouraged and permitted, where appropriate.
(13)
Bicycle Parking. Safe and convenient bicycle parking shall be provided
for residents, visitors, employees and patrons. In mixed-use developments,
the required bicycle parking for each use shall be provided. Required
off-street bicycle parking spaces shall be as specified in Table 3.4.2.
The requirements in Table 3.4.2 supersede any conflicting requirements
in SDC 4.6.155. The required minimum number of parking spaces for
each listed use is 4 spaces.
|
Bicycle Parking Standards Table 3.4.2
| ||||
|---|---|---|---|---|
|
Use Category
|
Use Sub-Category
|
Number of Required Spaces
|
Long- and Short-Term Bicycle Parking Percentages
| |
|
Commercial
|
Eating and Drinking Establishments
|
1 per 600 sq. ft. of floor area
|
25% long-term
|
75% short-term
|
|
Hospitality
|
1 per 20 rentable rooms
|
75% long-term
|
25% short-term
| |
|
Personal Services
|
1 per 2,000 sq. ft. of floor area
|
25% long-term
|
75% short-term
| |
|
Professional, Scientific and
|
1 per 3,000 sq. ft. of floor area
|
75% long-term
|
25% short-term
| |
|
Technical Services
|
|
|
| |
|
Retail Sales and Services
|
1 per 3,000 sq. ft. of floor area
|
25% long-term
|
75% short-term
| |
|
Employment
|
Office Employment
|
1 per 3,000 sq. ft. of floor area
|
75% long-term
|
25% short-term
|
|
Light Manufacturing
|
1 per 10,000 sq. ft. of floor area
|
75% long-term
|
25% short-term
| |
|
Light Manufacturing Storage
|
1 per 10,000 sq. ft. of floor area
|
75% long-term
|
25% short-term
| |
|
Warehousing
|
1 per 40,000 sq. ft. of floor area
|
75% long-term
|
25% short-term
| |
|
Recreation
|
Park Blocks or Riverfront Linear Park Recreational Facilities
|
8 per each park block and 4 per each mile of riverfront linear
park
|
100% short-term
| |
|
Residential
|
Senior and Congregate Care
|
1 per 4 rooms
|
75% long-term
|
25% short-term
|
|
Dormitories
|
1 per every 3 beds
|
75% long-term
|
25% short-term
| |
|
High-Density Residential Housing
|
1 per 2 dwelling units
|
75% long-term
|
25% short-term
| |
|
Vehicle Related Uses
|
Structured Parking Public or Private
|
5% of the number of vehicle spaces provided or 105% of the demand
|
75% long-term
|
25% short-term
|
(14)
Bicycle Parking Location and Security.
(a)
Required bicycle parking spaces and facilities must be constructed
and installed in accordance with SDC 4.6.145 and 4.6.150. Long-term
bicycle parking required in association with a commercial or employment
use shall be provided in a well-lighted, secure location within a
convenient distance of a main entrance and any secondary entrance.
A secure location is defined as one in which the bicycle parking is
a bicycle locker, a lockable bicycle enclosure, or provided within
a lockable room.
(b)
Long-term bicycle parking provided in outdoor locations shall
not be farther away than the closest on-site automobile parking space,
excluding designated accessible parking spaces.
(c)
Long-term bicycle parking required in association with high-density
residential use shall be provided in a well-lighted, secure ground-level
or underground location within a convenient distance of an entrance
to the residential unit. A secure location is defined as one in which
the bicycle parking is provided outside the residential unit within
a protected garage, a lockable room, a lockable bicycle enclosure,
or a bicycle locker.
(d)
Short-term bicycle parking shall consist of a securely fixed
structure that supports the bicycle frame in a stable position without
damage to wheels, frame, or components and that allows the frame and
both wheels to be attached to the rack by the bicyclist’s own
locking device. Innovative bicycle racks that incorporate street art
shall be encouraged. Short-term bicycle parking shall be provided
within a convenient distance of and clearly visible from, the main
entrance and/or any secondary entrance to the building, but it shall
not be farther away than the closest on-site automobile parking space,
excluding designated accessible parking spaces.
(15)
Loading Areas. Loading areas shall:
(a)
Be concealed from public view;
(b)
Be located at the rear or side of the development area, with
access taken from a public service street or alley;
(c)
Be equipped with closable overhead doors that blend in to the
design of the building;
(d)
Not be located where pedestrian or bicycle circulation through
or between development areas can be impeded;
(e)
Not encroach upon required landscaping; and
(f)
Not encroach upon public and/or private driveways and sidewalks.
(H)
Wastewater Facilities and Services.
(1)
Public Wastewater Facilities. Public wastewater facilities shall
comply with SDC 4.3.105.
(a)
Public wastewater facilities shall be as described in the Glenwood
Refinement Plan Public Facilities and Services chapter.
(b)
Public wastewater policies and implementation strategies shall be
as specified in the Appendix.
(c)
Public wastewater facilities shall be designed and constructed as
specified in the Springfield Engineering Design Standards
and Procedures Manual.
(2)
Private Wastewater Facilities. The use of septic systems in unincorporated
areas of the Glenwood Riverfront may continue and/or expand as may
be permitted in the Oregon Administrative Rules, Springfield Development
Code and Springfield Municipal Code, unless a health hazard is declared
as specified in Oregon Revised Statutes 222.840.915. If expansion
is permitted with an existing private wastewater system, the developer
shall certify that the existing septic system is functioning and can
meet the above cited regulations by submitting a letter signed by
the Lane County Sanitarian. Additionally, for any proposed new or
expanded use the developer shall provide for a suitable connection
to the public wastewater system should the existing septic system
fail.
(I)
Stormwater Facilities and Services. All new development, redevelopment
and associated infrastructure in the Glenwood Riverfront shall manage
stormwater runoff on-site to provide for water quality treatment and
groundwater recharge, to the maximum extent practicable.
(1)
Public Stormwater Facilities. Public stormwater facilities shall
comply with SDC 4.3.115.
(a)
Public stormwater facilities shall be as described in the Glenwood
Refinement Plan Open Space and Public Facilities and Services chapters.
(b)
Public stormwater policies and implementation strategies shall be
as specified in the Appendix.
(c)
Public stormwater facilities shall be designed and constructed as
specified in the Springfield Engineering Design Standards
and Procedures Manual.
(2)
Private Stormwater Facilities.
(a)
Private stormwater facilities shall be as described in the Glenwood
Refinement Plan Open Space and Public Facilities and Services chapters.
(b)
Private stormwater policies and implementation strategies shall be
as specified in the Appendix.
(c)
Private stormwater facilities shall be designed and constructed as
specified in the Springfield Engineering Design Standards
and Procedures Manual to incorporate the Low Impact Development
Approach.
(J)
Public Parks and Open Space.
(1)
Public park and open space facilities shall be as described in the
Glenwood Refinement Plan Open Space and Public Facilities and Services
chapters.
(2)
Public park and open space policies and implementation strategies
shall be as specified in the Appendix.
(3)
Public park and open space facilities shall be designed and constructed
as specified in the Glenwood Refinement Plan and shall be consistent
with Willamalane Park and Recreation District design and construction
standards.
(4)
The Glenwood Refinement Plan establishes 2 public open space areas
in the Glenwood Riverfront, a riverfront linear park and multi-use
path and the park blocks:
(a)
The riverfront linear park and multi-use path will follow the Willamette
River through Subareas A, B, C and D along the entire Glenwood Riverfront
within the Willamette Greenway (WG) Overlay District Greenway Setback
Line/Riparian Area boundary. The WG Overlay District is a continuous
area along the Willamette River measured 150 feet from the ordinary
low water mark. Within the Willamette Greenway is the Greenway Setback
Line that is measured 75 feet from the top of bank and contiguous
with the 75-foot-wide Water Quality Limited Watercourses riparian
setback. Development and uses riverward of the Greenway Setback Line
shall be water-dependent and water-related. Development and uses landward
of the Greenway Setback Line to the 150-foot WG Overlay District boundary
shall be as permitted in the underlying zoning district only as specified
in SDC 3.4.280. In addition to Site Plan Review, development within
the WG Overlay District will require Type III review procedure. Riparian
and wetland areas in the Glenwood Riverfront shall be protected as
specified in SDC 4.7.115 and 4.7.117. Access to the riverfront linear
park and the Willamette River shall be as follows:
(i)
No development shall restrict public access to the riverfront
linear park.
(ii)
Required public access to the Willamette River and the riverfront
linear park shall be in the vicinity of the intersections of the north-south
streets and the park blocks with the riverfront street in the Franklin
Riverfront and no more than ½ mile apart in the McVay Riverfront.
Amenities, including, but not limited to, benches and seating areas
along the multi-use path, shall be required in the vicinity of public
access. The developer may opt to provide additional river access to
enhance the development area.
(b)
Park Blocks in the Franklin Riverfront in Subarea A. The design of
the north-south park blocks requires a minimum width of approximately
150 feet, measured from the face of curb to face of curb in order
to provide an area needed to support both passive and active park
uses and stormwater management for nearby development and the public
street system. The maximum length of individual park blocks from Franklin
Boulevard to the Willamette River will depend upon the block length
of a particular development, which may range from 250 to 350 feet.
EXCEPTION: The minimum park block width may be
reduced without the need for a modification, as specified in SDC 3.4.230(B)(3),
if the City Engineer and Willamalane Superintendent determine that
the recreation, transportation, and stormwater management functions
of the park blocks and objectives of park block policies can be met
with a reduced width upon consulting the Engineering Design
Standards and Procedures Manual, the Glenwood Refinement
Plan, Willamalane Park and Recreation Comprehensive Plan, or other
applicable technical supplement. The discussion regarding the reduction
of the minimum park block width can occur at the Development Issues
meeting specified in SDC 5.1.210(A)(1); or the Pre-Application Meeting
specified in SDC 5.1.210(A)(2); and/or the Application Completeness
Check Meeting specified in SDC 5.1.210(A)(3).
(K)
Location of Transit Stops.
(1)
The proposed location of transit stops shall be as described in the
Glenwood Refinement Plan Transportation chapter.
(2)
In all subareas, the final location of transit stops on Franklin
Boulevard and McVay Highway shall be approved during the final design
review for each street project that will include input from the Lane
Transit District and approval from the City Council.
(L)
Signs. Signs are not regulated by the Springfield Development Code. Sign regulations are found in Chapter 8 of the Springfield Municipal Code (SMC). Wall signs and freestanding signs in all subareas shall be as specified in SMC Section 8.250.
(M)
Light Manufacturing Operational Performance Standards. Proposed light
manufacturing uses permitted in Subarea D shall comply with the operational
performance standards specified below. Light manufacturing uses may
stand alone or be in a business park with other permitted uses. There
is no use list for light manufacturing uses; however, if the proposed
use complies with the operational performance standards listed below,
that use will be permitted.
(1)
All light manufacturing operations shall be entirely enclosed within
a building.
EXCEPTION: The Director may allow an outdoor utility
yard to store tanks containing gases and/or fluids that are essential
to the operation of the permitted use that otherwise cannot be contained
in an enclosed building for fire and life safety reasons, as determined
by the Fire Marshal. The utility yard shall be screened from public
view by a masonry or decorative concrete wall at least 8 feet in height
that is an extension of the building, complements the façade
of the building, and meets required setbacks and building landscaping
standards specified in SDC 3.4.270(F). This exception shall not apply
to development proposals adjacent to any residential or commercial
mixed-use designation/zoning.
(2)
All applicable building design standards specified in SDC 3.4.275
shall be met.
(3)
The storage of raw materials and/or finished products shall occur
entirely within enclosed buildings. The parking of medium duty and
heavy duty trucks shall be as specified in Table 3.4.1, Note (2).
(4)
The routine movement of heavy equipment on or off the development
area shall not be permitted.
EXCEPTION: Trucks and necessary heavy equipment
shall be allowed during construction.
(5)
Uses on the prohibited use list specified in SDC 3.4.275 shall not
be permitted.
(6)
Proposed uses shall comply with the additional operational performance
standards listed below. The intent is not to specifically deny a use,
but to ensure compliance with applicable local, State, and Federal
regulations. Compliance with these operational performance standards
shall be the continuing obligation of the property owner. Failure
to comply with these operational performance standards shall be a
violation of this code and/or Chapter 5 of the Springfield Municipal
Code.
(7)
Air Pollution. Air pollution includes, but is not limited to, emission
of smoke, dust, fumes, vapors, odors, and gases. Air pollution shall
not be discernable at the property line by a human observer relying
on a person’s senses without the aid of a device. The applicant
shall obtain and maintain all applicable licenses and permits from
the appropriate local, State, and Federal agencies.
(8)
Fire and Explosive Hazards. All activities involving the use, storage
and/or disposal of flammable or explosive materials shall comply with
the Uniform Fire Code as most recently adopted by the City.
(9)
Glare. Glare resulting from a light manufacturing operation, including,
but not limited to, welding or laser cutting, shall not be visible
from the outside of the building.
(10)
Hazardous Waste. Proposed development shall not utilize or produce
hazardous waste unless permitted as specified in Oregon Administrative
Rule (OAR) 340-102-0010 through 340-102-0065 or any applicable Federal
regulation. Where hazardous waste is permitted, the proposed use shall
not be adjacent to any residential or commercial mixed-use designation/zoning.
(11)
Noise. These standards apply to noise generated by any machinery
or equipment on the development area. The maximum permitted noise
levels in decibels across lot/parcel lines and district boundaries
shall be as specified in OAR 340-035-0035, Noise Control Standards
for Industry and Commerce.
(12)
Radiation. There are various sources of radiation, including, but
not limited to, ionizing radiation; electromagnetic radiation; and
radiation from sonic, ultrasonic or infrasonic waves. Uses that involve
radiation shall comply with the regulations in OAR 333-100-0001 through
333-100-0080 and any applicable Federal regulation. Where sources
of radiation are permitted, the proposed use shall not be adjacent
to any residential or commercial mixed-use designation/zoning.
(13)
Vibration. No use, other than a temporary construction operation,
shall be operated in a manner that causes ground vibration that can
be measured at the property line. Ground-transmitted vibration shall
be measured with a seismograph or a complement of instruments capable
of recording vibration displacement, particle velocity, or acceleration
and frequency simultaneously in 3 mutually perpendicular directions.
(N)
Historic and Cultural Resources.
(1)
Historic and cultural resources in the Glenwood Riverfront shall
be as described in the Glenwood Refinement Plan Historic and Cultural
Resources chapter.
(2)
Applicable Glenwood Refinement Plan historic and cultural resources
policies and implementation strategies shall be as specified in the
Appendix.
(3)
SDC 3.3.915 states that the Historic Commission makes recommendations
to the Planning Commission or City Council on the following issues:
(4)
There are several properties identified in the 2010 Glenwood Reconnaissance
Level Survey in the Glenwood Riverfront that warrant further examination
to determine eligibility for the National Register of Historic Sites
and Places and/or the City Landmark Inventory. Additional resources
may be identified in the Glenwood Riverfront should the Historic Commission
pursue a Reconnaissance Level Survey in the McVay Riverfront section
of the Glenwood Riverfront in the future. Developers shall address
this topic at the time of Site Plan Review submittal as specified
in SDC 3.4.270(N)(5).
(5)
In any proposed development area that contains a building as specified
in SDC 3.4.270(N)(4), the developer shall state, at the time of Site
Plan Review application submittal, whether the building will be part
of the new development, moved to another site, or demolished.
(a)
If the building will remain as part of the new development, the developer
shall explain any proposed modifications to the building and how the
historic context will be protected.
(b)
If the building is proposed to be moved, the developer shall state
the new location and identify any building modifications.
(c)
If demolition is proposed, the developer shall document the building
by submitting the following:
(i)
A written statement of its historical significance, including
a description of the architectural and historical context in which
the structure was built and subsequently evolved;
(ii)
Drawings, including, but not limited to, floor plans, elevations,
architectural details, and construction elements; and
(iii)
Photographs recording the environmental setting, elevations,
and significant details, both inside and outside of the building.
(6279; 6316; 6380; 6412; 6443; Ord. 6465, 11/20/2023)
The following building design standards are established for
the Glenwood Riverfront Mixed-Use Plan District:
|
A.
|
General
|
|
B.
|
Design Team
|
|
C.
|
Building Façades
|
|
D.
|
Height
|
|
E.
|
Massing/Building Articulation
|
|
F.
|
Windows and Doors
|
|
G.
|
Orientation/Entrances
|
|
H.
|
Build-to Lines and Maximum Building Setbacks
|
|
I.
|
Pedestrian Amenities
|
|
J.
|
Screening Mechanical Equipment
|
|
K.
|
Parking Structure Design Standards
|
(A)
General. Glenwood is a gateway to the City and region. Future development/redevelopment
in the Glenwood Riverfront will contribute to furthering a sense of
place and distinctiveness. Therefore, special attention will be paid
to building and site design to mitigate the visual impact of increased
density by promoting aesthetically pleasing, sustainable buildings
and sites that are context-sensitive and oriented to the human scale,
and that establish an inviting streetscape in the Glenwood Riverfront.
The term “human scale” generally refers to the use of
human-proportioned architectural features and site design elements
clearly oriented to human activity. These standards will be applied
during the Site Plan Review process. The building design standards
are based upon:
(B)
Design Team. A design team shall be required for any proposed development
requiring Site Plan Review procedure in order to comply with the design
and development standards of the Glenwood Riverfront Mixed-Use Plan
District. The design team shall include an Oregon Registered Architect,
Landscape Architect, and Civil Engineer. Design teams are encouraged
to:
(1)
Design buildings and sites utilizing sustainable building and site
design guidelines, such as those promoted through the National Association
of Home Builders National Green Building Program, the Sustainable
Building Advisor Institute, or similar sustainable building and site
design programs; and
(2)
Employ the concept of “adaptive reuse” with the recognition
that buildings frequently undergo alterations to conform with different
uses or uses not taken into account in the original design.
(C)
Building Façades. The design of buildings and their relationships
to the public realm are critical factors in the development of an
active and vital pedestrian environment. In all subareas building
façades shall have the following architectural detailing:
(1)
The ground floor of a building shall utilize all of the following:
(a)
Incorporate awnings, canopies, porticos, or arcades;
(b)
Provide variation in building materials, including, but not limited
to, tile, brick, split-faced concrete block, concrete horizontal siding,
masonry veneer, and powder coated aluminum or traditional wood storefronts
that are differentiated by trim, paint, and ornamentation;
(c)
Utilize ground floor windows and entrances that provide a high level
of transparency by allowing views both inward and outward; and
(d)
Utilize signs or other features, including public art.
(2)
The upper stories shall utilize all of the following, as applicable:
(a)
Include architectural detailing utilizing some of the same design
elements specified in SDC 3.4.275(C)(1);
(b)
Incorporate a change in the window style;
(c)
Integrate a change in floor height; building step backs, as specified
in SDC 3.4.275(D)(4); or a combination of these elements; and/or
(d)
Provide differences in height and architectural elements, including,
but not limited to, parapets, cornices, and other details that may
be used to create interesting and varied rooflines. In addition, building
corners may incorporate taller elements, including, but not limited
to, towers, turrets, and bays.
(3)
More than one type of building material may be used for building
identity.
(4)
Building façades that do not front a street, alley or mid-block
connector shall be constructed with design elements similar to those
façades fronting streets.
(D)
Height. The following standards are intended to allow for a range
of building heights within a development area, support an interesting
skyline and the ability to market view properties, and reduce impacts
of shading from tall structures on the public realm. Lower structures
combined with taller structures within a single development area will
be permitted to allow for a variety of design solutions.
(1)
In all subareas, the minimum building height shall be 2 stories above
grade.
EXCEPTION: Single-story buildings shall be only
permitted within a portion of a development area in Subareas B, C
and D. If a single-story building is proposed, the minimum height
shall be 20 feet.
(2)
In all subareas, there shall be no maximum building height.
EXCEPTION: In all subareas, the maximum building
height shall be 3 stories for the portion of a building between the
Greenway Setback Line and the Willamette Greenway Overlay District
boundary, as specified in SDC 3.2.280.
(3)
In Subareas A, B, C, and Assessor’s Maps and Tax Lots 18-03-03-11-01401,
17-03-34-44-03300, and 17-03-34-44-00301, step backs that are a minimum
of 15 feet wide shall be required beginning at the fourth story of
a building and after each additional 3 stories to minimize shadow
impacts and reduce the scale of the building as perceived along the
street. Uses for the lower roofs may include, but not be limited to,
balconies and observation decks.
(4)
In all subareas, non-residential ground floor space (commercial/office/light
manufacturing businesses) shall have a minimum floor to floor height
of 15 feet to accommodate space for mechanical systems.
(E)
Massing/Building Articulation. Where buildings are highly visible
from public areas, massing shall be addressed by articulating the
façades with insets and projections to create visual interest
and enhance views from the adjacent public realm. In all subareas:
(1)
All sides of a building that are open to public view shall receive
articulation design consideration. Flat blank walls shall not be permitted
along these areas.
(2)
To break up vast expanses of single element building elevations,
applicable to both length and height, building articulation shall
be accomplished through combinations of the following techniques.
Each story shall contain a minimum of 3 features listed below:
(a)
Small insets and projections to break up the wall surface and create
a more human-scale environment. A landscaped or raised planter bed
may be provided within each recess or projection that contains plant
materials, including, but not limited to, trees and/or shrubs; and
trellises for climbing vines that will grow to screen the wall. Building
insets and projections are different from building setbacks specified
in SDC 3.4.275(H).
(b)
Repeating window patterns and window trim.
(c)
Providing design elements specified in SDC 3.4.275(C)(1).
(d)
Variation in rooflines, including, but not limited to, dormers, stepped
roofs, gables, and cornices. If building wall offsets are used, breaks
in roof elevation with a minimum of 3 feet or more in height shall
be used. Mansard style roofs shall not be permitted.
(e)
Changing building materials or colors.
(f)
Providing art, including, but not limited to, mosaics, murals, decorative
masonry patterns, sculpture, or reliefs.
(F)
Windows and Doors. The proportions, materials, and detailing of windows
and doors are key to the attractiveness of a building and an active
streetscape. A significant amount of glass adds to the pedestrian
character of the development by visually linking interactions between
people inside and outside of buildings, and by offering a clear view
from the sidewalk to the interior space of shops, office lobbies,
merchandise displays, and working areas. Windows and doors also contribute
to a safe pedestrian environment by allowing ”eyes on the street”
both day and night. Transparency for residential buildings is measured
along a line 5 feet above the first floor finished elevation. Transparency
for other buildings is measured along a line 5 feet above the sidewalk
elevation.
(1)
Ground Floor Windows and Doors That Face a Public Street, Alley or
Mid-Block Connector. The following standards apply to primary entrances
to buildings:
(a)
In Subarea A:
(i)
Residential windows and doors, in both individual dwelling units
and apartments with lobbies, shall comprise a minimum of 50 percent
of the length and 25 percent of the wall area of a building’s
first floor façades.
(ii)
Commercial and office windows and doors shall comprise a minimum
of 60 percent of the length and 25 percent of the wall area of a building’s
first floor façades to allow views into lobbies, merchandise
and work areas and allow persons inside to look out.
(b)
In Subarea B and Assessor’s Maps and Tax Lots 18-03-03-11-01401,
17-03-34-44-03300, and 17-03-34-44-00301:
(i)
Residential windows and doors, in both individual dwelling units
and apartments with lobbies, shall comprise a minimum of 50 percent
of the length and 25 percent of the wall area of a building’s
first floor façades, where applicable.
(ii)
Commercial and office windows and doors shall comprise a minimum
of 60 percent of the length and 25 percent of the wall area of a building’s
first floor façades to allow views into lobbies, merchandise
and work areas and allow persons inside to look out.
(c)
In Subarea C, commercial and office windows and doors shall comprise
a minimum of 60 percent of the length and 25 percent of the wall area
of a building’s first floor façades to allow views into
lobbies, merchandise and work areas and allow persons inside to look
out.
(d)
In Subarea D:
(i)
Light manufacturing windows and doors shall comprise a minimum
of 40 percent of the length and 25 percent of the wall area of a building’s
first floor façades to allow views into lobbies and work areas
and allow persons inside to look out.
(ii)
Commercial and office windows and doors shall comprise a minimum
of 60 percent of the length and 25 percent of the wall area of a building’s
first floor façades to allow views into lobbies, merchandise
and work areas and allow persons inside to look out.
(2)
Upper Story Windows That Face a Public Street, Alley or Mid-Block
Connector. In all subareas, upper story windows shall be required
on all building façades and shall comprise a minimum of 25
percent of the length of the building’s façade for each
story.
EXCEPTION: In Subarea D (except for Assessor’s
Maps and Tax Lots 18-03-03-11-01401, 17-03-34-44-03300, and 17-03-34-44-00301),
window-like treatments (e.g., window frames or tromp d’oeuil
windows), may be substituted.
(3)
In all subareas, the use of low-reflective glass shall be encouraged
as an energy conservation method.
(4)
In all subareas, frosted glass, spandrel windows, and other types
of glass or film coatings between 3 feet above the sidewalk grade
to 8 feet above the building slab that diminish transparency on the
ground floor shall be prohibited.
(G)
Orientation/Entrances. Safe, appealing, and comfortable street environments
are necessary in order to promote walking and support public health.
All buildings shall be oriented towards the public realm, including
streets, mid-block connectors, parks and open space. Primary entrances
to buildings shall be designed so that they are not easily confused
with entrances into ground floor businesses; provided with lighting
for night time safety and security; and oriented so that pedestrians
have a direct and convenient route from the sidewalk. Corner lots/parcels
offer unique possibilities because of their visibility and access
from two streets, and create unique spaces of concentrated activity
where pedestrians, bicyclists and motorists come together. These possibilities
include, but are not limited to: café seating, sidewalk vending,
or the provision of public art or water features.
(1)
In all subareas:
(a)
Primary entrances to all new buildings located on a street, alley
or mid-block connector shall be designed to include at least 3 of
the following design elements: an awning, canopy, overhang, or arch
above the entrance; recesses or projections in the building façade
surrounding the entrance; a peaked roof or raised parapet structures
over the door; or display windows surrounding the entrance. Primary
entrance design elements attached to buildings shall be:
(b)
Primary entrances to all new buildings located on a corner lot/parcel
shall face either the higher classification street or the intersection,
using a cutaway, diagonal or other entrance design. If both streets
are the same classification, one street may be chosen as the primary
entrance.
(i)
Enhanced building corners may include characteristics as specified
in SDC 3.4.275(G)(1)(a).
(ii)
The location of stairs, elevators, and other upper story building
access points shall be located in coordination with corner building
entrances and maintain the opportunity for sidewalk-level building
retail opportunities to occur at corners.
(c)
Primary pedestrian ingress and egress for parking structures shall
be as specified in SDC 3.4.275(K)(2).
(2)
In Subarea A, B, and Assessor’s Maps and Tax Lots 18-03-03-11-01401,
17-03-34-44-03300, and 17-03-34-44-00301, all new individual residential
dwellings that do not have businesses on the ground floor shall be
designed so that each individual unit has a front door, or there is
a primary entrance with a lobby that includes windows for safety facing
the street.
(3)
In Subarea D, entries to light manufacturing buildings shall portray
an office-like appearance while being architecturally related to the
overall building composition.
(4)
In all subareas, secondary entrances shall face the side or rear
of all new buildings to allow access to available parking, where necessary.
(H)
Build-to Lines and Building Setbacks.
(1)
Build-to Lines. An urban streetscape is created by locating new buildings
close to the street and close to one another wherever practical. The
streetscape creates a sense of enclosure along sidewalks and provides
a variety of street level façades. These standards establish
a pleasant and diverse pedestrian experience by connecting activities
occurring within a structure to adjacent sidewalk areas. The build-to
line is a line that is parallel to the property line and contiguous
with the sidewalk, interfaces with the façade of the building,
and equates to a zero setback. In all subareas, buildings shall be
constructed up to the build-to line, unless the developer desires
a building setback as specified below. Pedestrian amenities shall
be addressed as specified in SDC 3.4.275(I)(2)(a).
(2)
Building Setbacks.
(a)
In Subareas A, B, C, the portion of D north of the Union Pacific
railroad trestle and within the nodal development area, and Assessor’s
Maps and Tax Lots 18-03-03-11-01401, 17-03-34-44-03300, and 17-03-34-44-00301,
buildings may be set back a maximum of 10 feet behind the build-to-line.
This standard will still allow the establishment of a pleasant and
diverse experience by providing additional pedestrian amenities. Pedestrian
amenities shall be addressed as specified in SDC 3.4.275(I)(2)(a)
and (b).
EXCEPTION: In Subareas A, B, and C, ground floor entrances of buildings fronting Franklin Boulevard may be set back a maximum of 4 feet behind the build-to line and windows and walls may be set back a maximum of 1 foot, 6 inches. Pedestrian amenities shall be addressed as specified in subsection (I)(2)(a) below.
(b)
In Subarea D, south of the Union Pacific railroad trestle and outside
of the nodal development area, the applicant shall comply with the
building setback standard specified in SDC 3.4.275(H)(2)(a).
EXCEPTION:
(i)
To accommodate on-site vehicle maneuvering and/or visitor parking
that is permitted in the front of a building as specified in SDC 3.4.270(G)(b)(i),
a building may be set back more than 10 feet from the build-to line.
In this case, in order to justify the need for the additional setback,
the applicant shall submit information, including, but not limited
to, types of vehicles proposed to service the proposed use, vehicular
turning radii for these vehicles, and the visitor parking layout,
as necessary. The additional building setback shall be the minimum
required for the proposed use.
(ii)
Where buildings are not located directly adjacent to the sidewalk,
the developer shall take into account pedestrian safety by constructing
a clearly defined pedestrian walkway across the vehicle maneuvering
and/or visitor parking area from the public sidewalk on McVay Highway
or other street to the sidewalk serving the primary building entrance.
A.
Where transit stops occur in the public right-of-way, pedestrian
walkways shall provide a clear and direct connection from the main
building entrances to the transit stop.
B.
In parking lots, all internal pedestrian walkways shall be distinguished
from driving surfaces through a visual, textural, and vertical separation.
Examples include durable, low maintenance surface materials such as
pavers, bricks, and/or scored/pressed concrete placed to provide an
attractive pedestrian route of travel free of abrupt changes in elevation.
Special railing, bollards and/or other architectural features shall
be required along the pedestrian walkway in the area between parking
spaces near the building entrance.
C.
Pedestrian walkways within parking areas shall be a minimum
of 5 feet in width to provide a clear, unobstructed passage.
(c)
In all subareas, public park structures including, but not limited
to, kiosks and restroom facilities, shall be exempt from all building
setback standards.
(d)
In all subareas, no parking shall be permitted within any building
setback.
EXCEPTION: In Subarea D, south of the Union Pacific
railroad trestle and outside of the nodal development area (except
for Assessor’s Maps and Tax Lots 18-03-03-11-01401, 17-03-34-44-03300,
and 17-03-34-44-00301), parking is permitted as specified in SDC 3.4.270(G)(b)(i)
and 3.4.275(H)(2)(b).
(I)
Pedestrian Amenities.
(1)
The intent of the pedestrian amenities 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 environment. Pedestrian amenities
shall be consistent with the character and scale of surrounding developments,
intended use and expected number of people.
(2)
Pedestrian Amenities Standards. The pedestrian standards are minimums.
The developer is encouraged to provide additional pedestrian amenities.
(a)
Where there is no building setback, the following coordinated pedestrian
amenities shall be provided on each block or development area, as
applicable, located between the curb and the build-to-line:
(b)
Where there is a building setback, in addition to the pedestrian
amenities specified in SDC 3.4.275(I)(2)(a), 2 additional pedestrian
amenities from the list specified in SDC 3.4.275(I)(2)(c), shall be
provided for each 80 feet of street frontage.
(c)
Additional pedestrian amenities include, but are not limited to:
(i)
Sitting space (e.g., outdoor seating areas for restaurants,
benches, garden wall or ledges between the building entrances and
sidewalk);
(ii)
Building canopy, awning, pergola, or similar weather protection
(minimum projection of 4 feet over a sidewalk or other pedestrian
space);
(iii)
Transit shelters;
(iv)
Information kiosks;
(v)
Sidewalk displays;
(vi)
Drinking fountains;
(vii)
Wayfinding signage for pedestrians consisting of a distinctive
logo and directional guidance to neighborhood destinations;
(viii)
Planting beds, hanging flower baskets, large
semi-permanent potted plants, and/or ornamental planters;
(ix)
Pedestrian-scale lighting either freestanding or attached to
the face of the building as specified in SDC 3.4.270(C)(2) for every
50 feet of street frontage;
(x)
Decorative pavement patterns and tree grates;
(xi)
Decorative clocks;
(xii)
Public art sculpture, statues, murals, or fountains;
(xiii)
Bicycle racks;
(xiv)
Stands selling flowers, food or drink, as may be permitted by
the Springfield Municipal Code; and
(xv)
Entry steps, porches and front gardens for residential mixed-use
buildings.
(3)
The 80-foot spacing standard in SDC 3.4.275(I)(2)(a) above may be
flexed, and pedestrian amenities may be grouped or placed closer than
this standard, as long as the quantity of amenities meets the minimum
requirements and the spacing averages 80 feet along the street frontage.
(J)
Screening Roof-Top Mechanical Equipment. It is common practice, in
the development of contemporary multi-story buildings, to locate necessary
building functions, including, but not limited to, heating, ventilation,
and air conditioning (HVAC) systems; roof penetrations, such as plumbing
and exhaust vents; elevator penthouses; and air conditioner units
on the tops of buildings. Visual impacts of mechanical equipment shall
be located and/or screened so they are not visible from adjacent public
and private streets or adjacent residentially zoned property. Acceptable
screening includes raising the parapet on all sides of the building
to be as high as the highest mechanical unit or vent on the roof,
or a secondary roof screening system designed to be as high as the
highest mechanical unit or vent on the roof. Secondary roof screening
systems shall be enclosed groups of units rather than a box around
each unit, incorporated into the design of the building, and constructed
with materials that are compatible with those of the building. Mechanical
equipment also shall be sited and shielded to protect adjacent uses
from noise impacts.
(K)
Parking Structure Design Standards. In all subareas, aboveground
and underground parking structures shall be designed to meet the following
standards:
(1)
Integral Design. The aboveground parking structure façade
shall complement the design context of the area as expressed in scale,
proportion, materials of nearby buildings, and all other applicable
standards, as specified in SDC 3.4.275:
(a)
On the ground floor of the parking structure along local, collector
and arterial street frontages, commercial uses that are permitted
in all subareas are permitted to wrap the ground floor. Window and
door openings for both the structure and commercial uses shall comprise
a minimum of 50 percent of the length of the façade and 50
percent of the street-facing ground floor wall area.
EXCEPTION: Commercial uses along service streets
and alleys is optional.
(b)
All ground-floor façades of the parking structure, with special
emphasis on garage entrances/exits, shall also incorporate architectural
details, including, but not limited to, decorative metal grill work,
overhead trellises, trees, planter seat walls, decorative tile and
art work, and pedestrian-scaled lighting, as a means of emphasizing
human scale.
(c)
On upper floors, parking structure openings shall be screened by
incorporating architectural details, including, but not limited to,
decorative metal grill work, translucent panels, and/or art work to
obscure vehicles from public view.
(d)
Garage entrances and exits shall utilize lights, sound or other similar
warning devices to warn pedestrians of approaching vehicles and shall
be located as specified in Table 4.2.4.
(e)
Parking structures shall have level floors at street frontages.
(2)
Pedestrian Access. All parking structures shall provide direct pedestrian
access to local, collector, or arterial streets where possible; and
to service streets or alleys, when necessary.
(3)
Parking Structure Setbacks.
(a)
The setbacks for the exterior walls of any aboveground parking structure
shall be the same as the permitted use.
(b)
The setbacks for the exterior walls of any underground parking structure
shall not encroach into the minimum above-grade building setbacks,
or across any public or private easement line.
(c)
All underground parking structures that are not directly under a
building shall be designed to have appropriate areas of adequate soil
depth above the parking structure to ensure healthy tree and landscape
growth based on the evaluation and recommendation of a licensed landscape
architect.
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(6279; 6316)
The following standards are established for the Glenwood Riverfront
portion of the Willamette Greenway (WG) Overlay District:
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A.
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Purpose
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B.
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Applicability
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C.
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Definitions
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D.
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Establishment of the Greenway Setback Line and Permitted Uses
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E.
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Non-Conforming Uses and Development
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F.
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Development Standards
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G.
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Review
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H.
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Exemptions
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I.
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Variances
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J.
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Application Submittal
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K.
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Additional Notice
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L.
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Criteria
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M.
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Conditions
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N.
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Notice of Decision
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O.
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Modifications to Approved Plans
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(A)
Purpose. The Glenwood Riverfront portion of the WG Overlay District
is established to:
(1)
Protect, conserve, enhance, and maintain the natural, scenic, historical,
economic, and recreational qualities of lands along the Willamette
River;
(2)
Implement Oregon’s Willamette River Greenway Program goals
and policies, and Metro Plan Willamette Greenway policies;
(3)
Establish criteria, standards, and procedures for the development
of land, change of use, and the intensification of uses within Glenwood
Riverfront portion of the WG Overlay District;
(4)
Provide for the review of any intensification of use, change of use,
or development within the Glenwood Riverfront portion of the WG Overlay
District;
(5)
Allow for use and development consistent with the underlying land
use designation and zoning while preserving, protecting, and enhancing
the qualities of the river and the riparian area;
(6)
Allow and encourage a variety of water-dependent and water-related
uses, recreational developments, and public access to and along the
Willamette River while preserving, protecting, and enhancing the qualities
of the river and the riparian area;
(7)
Protect and improve water quality in the Willamette River in order
to support designated beneficial water uses, including, but not limited
to, fish and aquatic life, water contact recreation, and aesthetic
quality; protect riparian area ecological functions and values and
to buffer the river from development; maintain or reduce stream temperatures;
maintain natural stream corridors; minimize erosion, nutrient and
pollutant loading into water; and stabilize slopes to prevent landslides
contributing to sedimentation of water features;
(8)
Promote public access to and along the Willamette River for the purpose
of increasing recreational opportunities, providing emergency vehicle
access, assisting in flood protection and control, providing connections
to other transportation systems, and helping to create a pleasant,
aesthetically pleasing urban environment; and
(9)
Maintain public safety and protect public and private property, especially
from vandalism and trespass, to the maximum extent practicable.
(B)
Applicability.
(1)
The provisions of the Glenwood Riverfront portion of the WG Overlay
District apply to all lands within the Glenwood Riverfront that are
150 feet from the ordinary low water line of the Willamette River,
also referenced as the WG Overlay District outer boundary.
(2)
The Glenwood Riverfront portion of the WG Overlay District shall
be combined with at least 1 base zoning district and/or any other
applicable overlay districts identified in this code.
(C)
Boardwalk.
Change of Use.
Development.
Dock.
Enhancement.
Greenway Setback Line.
Intensification.
Ordinary High Water Line.
Ordinary Low Water Line.
Maximum Extent Practicable.
Riverbank.
Top of Bank.
Water-Dependent Use.
Water-Related Use.
Definitions. As used within the Glenwood Riverfront portion of the
WG Overlay District, unless the context otherwise requires, the following
terms are defined:
A floating or non-floating platform that either provides
pedestrian access along a shoreline or within a riparian area; it
may also act as a bridge between 2 bodies of land.
Making a different use of the land or water. Change of use
includes changes that require construction or alteration to land or
water outside of existing buildings, structures, or open storage areas
and which substantially alters or affects land or water. It does not
include a change of use of a building or other structure which does
not substantially alter or affect the land or water upon which it
is located; the sale of property; or modifications of existing structures,
as may be permitted by this section.
Any activity within the Glenwood Riverfront portion of the
WG Overlay District that would alter the elevation of the land; remove
or destroy plant life; cause structures of any kind to be installed,
erected, or removed, or result in a measurable impact to the riparian
area (See also SDC 6.1.110 for other definitions of this term).
An individual secured and stationary or floating structure
designed for uses, including, but not limited to, mooring boats and
fishing.
Increasing the net ecological functional values of the riparian
buffer by any of the following: removal of impervious surfaces, restoring
natural bank slopes, or increasing the cover and diversity of native
vegetation.
A line that divides the Glenwood Riverfront portion of the
WG Overlay District into two distinct areas. In the area between the
ordinary low water line and the Greenway Setback line, only water-dependent
and water-related uses may occur. In the area from the Greenway Setback
Line to the WG Overlay District outer boundary, uses permitted in
the base zone may be allowed in accordance with the standards and
criteria of this section.
Any addition that increases or expands the area or level
of activity of an existing use; or any remodeling of the exterior
of a structure that will substantially alter the appearance of the
structure. For the purposes of this definition, “intensification”
does not include: maintenance and repair necessary for the continuance
of an existing use; reasonable emergency procedures necessary for
the safety or protection of property; or existing residential use
of lands within the Glenwood Riverfront portion of the WG Overlay
District that includes the practices and activities customarily related
to the use and enjoyment of one’s home, such as, landscaping,
construction of driveways, modification of existing structures or
construction or placement of such accessory structures or facilities
adjacent to the residence as are usual and necessary.
The line on the bank or shore to which the high water ordinarily
rises annually in a season.
The line on the bank or shore to which the low water ordinarily
recedes annually in a season.
Text drawn from Oregon Statewide Planning Goal 15 (F.3.b.)
intended to require a balancing of factors so that each of the identified
Willamette Greenway criteria is met to the greatest extent possible
without precluding the requested use.
A land feature or constructed structure that serves to contain
the waters of a river. It can be distinguished from upland areas by
the presence of riparian vegetation in close proximity to flowing
water. Usually, the riverbank represents the limits of seasonal high
water and periodic flood waters.
See SDC 6.1.110.
A use or activity that can be carried out only on, in, or
adjacent to a water body, because the use requires access to the water
body for transportation, recreation, energy production, or source
of water. Except as necessary for water-dependent uses or facilities,
residences, parking lots, factories, and mobile home parks are not
generally considered to be water-dependent uses.
A use that is not directly dependent upon access to a water
body, but which provides goods or services that are directly associated
with water-dependent use. Except where as necessary for water-dependent
or water-related uses or facilities, highways, restaurants, businesses,
factories, and mobile home parks are not generally considered to be
water-related uses.
(D)
Establishment of the Greenway Setback Line and Permitted Uses.
(1)
Establishment of the Greenway Setback Line. In the Glenwood Riverfront portion of the WG Overlay District, the Greenway Setback Line shall be established to protect, maintain, preserve, and enhance the natural, scenic, historic and recreational qualities of the Willamette Greenway. Only water-dependent and water-related uses are permitted between the Willamette River and the Greenway Setback Line. The location of the Greenway Setback Line shall be determined consistent with the criteria specified in subsections (L)(1), (L)(4), (L)(5), (L)(7), (L)(10), and (L)(11)
EXCEPTION: For property owners who received City
approval to establish a Greenway Setback Line along the Glenwood Riverfront
as specified in SDC 3.3.300 prior to the effective date of the ordinance
codified in this section, that approval shall continue to be in full
force and effect when development is proposed within the WG Overlay
District.
(2)
The Glenwood Riverfront portion of the WG Overlay District is divided
into 2 distinct areas by the Greenway Setback Line:
(a)
From the Greenway Setback Line to the river, only water-dependent
or water-related uses shall be permitted. These uses include, but
are not limited to:
(i)
Public multi-use paths;
(ii)
Accessways;
(iii)
Pedestrian trails and walkways;
(iv)
Boardwalks;
(v)
Picnic areas;
(vi)
Interpretive and educational displays;
(vii)
Overlooks and viewpoints, including benches and outdoor furniture;
(viii)
Docks;
(ix)
Boat shelters;
(x)
Piers;
(xi)
Boat ramps;
(xii)
Bridges and related appurtenances for pedestrians, bicycles
and motor vehicles; and
(xiii)
Stormwater facilities.
(b)
From the Greenway Setback Line to the outer boundary of the WG Overlay
District, permitted uses shall be the same as those in the base zones.
Additional limitations on the placement of permitted uses in this
area may be required to facilitate on-site stormwater management as
specified in the Springfield Engineering Design Standards
and Procedures Manual.
(E)
Non-Conforming Uses and Development. Any existing non-conforming
building, structure and/or use within the Glenwood Riverfront portion
of the WG Overlay District may continue, expand, or be modified as
may be permitted in SDC 5.8.120, 5.8.125 and 3.4.280(F) until they
are either abandoned and/or redeveloped.
EXCEPTION: Expansion of an existing building, structure,
or use that is not water-related or water-dependent shall not be permitted
within the Willamette Greenway Setback Line. Any proposed expansion
shall be located outside of the Willamette Greenway Setback Line.
(F)
Development Standards. In addition to addressing the criteria of
approval specified in SDC 3.4.280(M), the applicant shall address
the following development standards:
(1)
Development within the area defined by the Glenwood Greenway Setback
Line.
(a)
Existing native vegetation and trees upon the site shall be preserved,
conserved, and maintained to the maximum extent practicable as specified
in SDC 4.3.115, 4.3.117 and 3.4.270.
EXCEPTION: Disturbance necessary for construction
or establishment of a water-related or water-dependent use, and measures
necessary to reduce existing or potential bank erosion as specified
in the Springfield Engineering Design Standards and Procedures
Manual shall be permitted.
(b)
The hydraulic and flood carrying capacity of the river and the hydraulic
effect of the river on bank stability between the ordinary low water
line of the river and the top-of-bank shall be considered, and steps
shall be taken to ensure minimal adverse effects by and upon the proposed
intensification, development or change in use. Proposed development
shall require a concurrent Floodplain Overlay District application.
(c)
If applicable, the applicant shall submit certification by a registered
professional engineer that the standards specified in SDC 3.4.280(F)(1)(a)
and (b) have been met. Where necessary to properly evaluate a proposal,
an applicant may be required to furnish further studies such as a
soils survey and analysis, foundation study, or hydrologic study performed
by licensed professionals.
(2)
Required landscaping on private property between the Greenway Setback
Line and the outer boundary of the WG Overlay District shall be as
specified in the applicable base zone, overlay district or this Plan
District.
(3)
Buildings and Structures. All buildings and structures shall comply
with the design standards specified applicable in the base zone, additional
overlay zone or this Plan District.
(4)
Off-Street Parking. Off-street motor vehicle parking lots and spaces
are not required, however provided off-street parking must meet the
following criteria:
(a)
Parking lots shall be designed to manage the quantity and quality
of stormwater generated by any new or expanded impervious surface
area as specified in the base zone, additional overlay zone, this
Plan District or the Springfield Engineering Design Standards
and Procedures Manual.
(b)
Parking lots shall use the required landscape area to manage stormwater
from the new or redeveloped area, as specified in the base zone, additional
overlay zone, this Plan District or the Springfield Engineering
Design Standards and Procedures Manual.
(c)
Parking lots shall be screened from the Willamette River and from
all abutting properties as specified in the base zone, additional
overlay zone or this Plan District.
(d)
Parking lots may use alternative paving techniques as a mitigation
measure to reduce the total amount of effective impervious surface
area present on the site as specified in the base zone, additional
overlay zone, this Plan District or the Springfield Engineering
Design Standards and Procedures Manual.
(e)
Parking lot stormwater facilities shall be operated and maintained
so as to avoid groundwater contamination, erosion and off-site sediment
transport, landslide hazards, and other similar concerns in the base
zone, additional overlay zone, this Plan District or the Springfield Engineering Design Standards and Procedures Manual.
(5)
Lighting.
(a)
In addition to the standards specified in the base zone, additional
overlay zone, this Plan District or the Springfield Engineering
Design Standards and Procedures Manual, lighting within the
Glenwood Riverfront portion of the WG Overlay District shall not:
(b)
Lighting necessary for safety of pedestrians shall be as specified
in the applicable base zone, overlay district, this Plan District
or the Springfield Engineering Design Standards and Procedures
Manual.
(6)
Height Limitation. New development, or alteration, and/or enlargement
of existing buildings and structures within the Glenwood Riverfront
portion of the WG Overlay District shall be as specified in the base
zone, additional overlay zone or this Plan District.
(7)
Public Access. Where public access is provided to and along the Willamette
River, that access shall be provided by easement, dedicated right-of-way,
or other appropriate legal means as specified in the base zone, additional
overlay zone or this Plan District.
(8)
Other Development Standards. Any additional development standards
as specified in the base zone, additional overlay zone or this Plan
District.
(G)
Review. Any change, intensification of use, or development, as defined
in SDC 3.4.280(C), within the Glenwood Riverfront portion of the WG
Overlay District, shall be reviewed under Type 3 procedure in accordance
with criteria specified in: SDC 3.4.280(L); the Site Plan Review process
as specified in SDC 5.17.100; the Land Division process specified
in SDC 5.12.100, as applicable; any additional reviews required by
this code; and the standards of this section.
(1)
All applicable concurrent applications, regardless of their typical
level of review, shall be elevated to a Type 3 review procedure.
(2)
No development shall occur within the Glenwood Riverfront portion
of the WG Overlay District until the Approval Authority approves all
applications required in this section.
(H)
Exemptions. Within the Glenwood Riverfront portion of the WG Overlay
District, the following uses are exempt from Type 3 Discretionary
Use procedure:
(1)
Scenic easements acquired under ORS 390.332 and the maintenance of
scenic easements acquired under ORS 390.368.
(2)
Additions to or modifications of existing utility lines, wires, fixtures,
equipment, circuits, appliances, conductors and related appurtenances
by public or municipal utilities, except utility substations.
(3)
Reasonable emergency procedures necessary for the safety or protection
of property, including flood emergency procedures and maintenance
and repair of existing flood control facilities.
(4)
Placement of signs, markers and other directional or wayfinding aids
to serve the public by a public agency.
(5)
Landscaping with native or existing non-invasive vegetative materials
only.
(6)
Alterations to the interior of a building where there are no exterior
alterations that do not increase the size or alter the configuration
of the building footprint.
(7)
Alterations to buildings or accessory structures that do not alter
the configuration of the existing building’s or structure’s
footprint.
(8)
Activities allowed within the base zone that are usual and necessary
for the use and enjoyment of an existing residence including the modification
of existing accessory structures or facilities on the same property.
(9)
Normal maintenance and repair necessary for the continuance of an
existing use.
(10)
Removal of hazardous trees as determined by a certified arborist,
and vegetation identified as nuisance or invasive non-native plants
and consistent with erosion prevention and sediment control standards
as specified in the Springfield Engineering Design Standards
and Procedures Manual, this code and/or the Springfield Municipal
Code.
(11)
Erosion control operations not requiring a permit from the Department
of State Lands.
(12)
Activities to protect, conserve, enhance and maintain public recreation,
scenic, historical and natural uses on public lands, or land within
public easements.
(13)
Customary dredging and channel maintenance conducted under a permit
from the State of Oregon.
(14)
Minor repairs or alterations to an existing structure for which no
building permit is required.
(15)
Other activities similar to those listed in SDC 3.4.280(H)(1) through
(14) as specified in SDC 5.11.100.
(I)
Variances. There shall be no Variance to the size or extent of the
Greenway Setback Line or the WG Overlay District outer boundary. However,
within the Glenwood Riverfront portion of the WG Overlay District,
when a Variance is requested, as specified in SDC 5.21.100, that application
shall be submitted concurrently with the application for development
approval in the Greenway. Both the Variance criteria of approval as
specified in SDC 5.21.125 or 5.21.130, and the Glenwood Riverfront
portion of the WG Overlay District criteria of approval as specified
in SDC 3.4.280(L), shall be satisfied and approved by the Approval
Authority.
(J)
Application Submittal.
(1)
The required Discretionary Use and Site Plan Review applications shall comply with the submittal requirements of this section 3.4.280 and SDC 5.17.115, as applicable. Where there is a conflict between the submittal requirements of this section and the submittal requirements of other sections of this code, the submittal requirements of this section 3.4.280 shall prevail.
(2)
A prerequisite to the filing of a WG Overlay District permit in the
Glenwood Riverfront shall be a Development Issues Meeting as specified
in SDC 5.1.120(A), or a Pre-Application Meeting as specified in SDC
5.1.120(B). Any intensification, change of use or development in the
Glenwood Riverfront portion of the WG Overlay District shall require
the following:
(3)
Written Materials.
(a)
A narrative that explains the proposed development and addresses
the development standards in SDC 3.4.280(J) and the criteria in SDC
3.4.280(L).
(b)
A narrative stating the applicant has applied for any applicable
State and/or Federal permits.
(c)
A narrative with drawings and/or photos of the proposed development,
as it will appear when completed, and as viewed from the river.
(4)
A survey prepared by a licensed Professional Land Surveyor or Engineer
showing the location of the ordinary low water line, top of bank,
the Greenway Setback Line and the outer boundary of the WG Overlay
District.
(5)
Any additional information required by this code or the Springfield Engineering Design Standards and Procedures Manual that
may be necessary to demonstrate compliance with this section.
(K)
Additional Notice. In addition to the notice requirements specified
in SDC 5.1.425 to 5.1.440, notice shall be given to the Parks and
Recreation Division of the Oregon Department of Transportation by
immediately forwarding a copy of the application by certified mail,
return receipt requested.
(L)
Criteria. In the Glenwood Riverfront portion of the WG Overlay District,
the applicant shall demonstrate compliance with the following criteria
of approval:
(1)
Any development, change of use or intensification of use permitted
in the base zone shall be oriented toward the river between the Willamette
Greenway Setback Line and the Willamette Greenway outer boundary.
EXCEPTION: Proposed water-dependent and water-related
uses listed in SDC 3.4.280(D)(2) shall be permitted within the Greenway
Setback Line.
(2)
Between the Greenway Setback Line and the Willamette Greenway outer
boundary, any development, change of use or intensification of use
shall provide the maximum possible landscaped area/open space between
the activity and the river.
(3)
Significant air, water, and land resources, including but not limited
to, natural and scenic areas, views, vistas, and fish and wildlife
habitats in and adjacent to the Greenway, shall be protected, preserved,
restored, or enhanced to the maximum extent practicable.
(4)
The maintenance of public safety and protection of public and private
property, especially from vandalism and trespass, shall be provided
to the maximum extent practicable.
(5)
The natural vegetative fringe along the river shall be enhanced,
protected and maintained in order to assure scenic quality and viewpoints,
protection of wildlife, protection from erosion and screening of uses
from the river.
(6)
Areas of annual flooding, floodplains and wetlands shall be preserved
or restored in their natural state to the maximum extent practicable
to protect water retention, overflow and other natural functions specified
in SDC 3.3.400.
(7)
Recreational needs shall be satisfied as specified in the Glenwood
Refinement Plan and/or this Plan District.
(8)
Adequate public access shall be provided to and along the river by
appropriate legal means for all development as specified in the applicable
base zone, overlay district, or this Plan District.
(9)
Areas of ecological, scientific, historical or archeological significance
shall be protected, preserved, restored or enhanced to the maximum
extent practicable.
(10)
Significant fish and wildlife habitats shall be protected to the
maximum extent practicable.
(11)
Significant natural and scenic areas, viewpoints and vistas shall
be protected to the maximum extent practicable.
(12)
Any necessary tree felling shall comply with SDC 5.19.100 and shall
occur in a manner that ensures the wildlife habitat and natural scenic
qualities found in the Glenwood Riverfront portion of the WG Overlay
District will be maintained and shall be restored by mitigation on
site. Only diseased trees or trees in danger of falling located between
the ordinary low water line and the Greenway Setback Line may be removed
with a certified arborist’s statement. However, snag retention
shall be allowed. In the area between the Greenway Setback Line and
the outer boundary of the Glenwood Riverfront portion of the WG Overlay
District, tree felling may be permitted to the extent necessary to
accommodate those permitted uses as specified in the applicable base
zone, overlay district or this Plan District.
(M)
Conditions. The Approval Authority may impose reasonable conditions
of approval necessary to achieve compliance with the criteria specified
in SDC 3.4.280(L).
(N)
Notice of Decision. In addition to the notice requirements specified
in SDC 5.1.135(B), notice also shall be provided to the Parks and
Recreation Division of the Oregon Department of Transportation by
certified mail, return receipt requested, within 5 calendar days of
the final decision by the Approval Authority.
(O)
Modifications to Approved Plans.
(1)
After the effective date of the approval of final plans, modifications
may be considered as an amendment of the Site Plan Review application
in accordance with the Type 2 review procedures specified in SDC 5.17.145.
The Director shall decide whether to grant the requested modification
based on the following criteria:
(2)
If determined to be consistent with the above criteria, the Director
shall approve the request.
(3)
The applicant retains the ability to submit the requested modification
as a new Glenwood Riverfront portion of the WG Overlay District application
based on the Type 3 review procedures.
(6279; 6316; 6443; Ord. 6465, 11/20/2023)
