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.

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:

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)

3.4.210 Applicability.

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:

(A)

The Franklin Riverfront; and

(B)

The McVay Riverfront.

(6279)

3.4.215 Review.

(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)

3.4.220 Non-Conforming Uses.

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)

3.4.225 Conflicts.

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)

3.4.230 Glenwood Riverfront Mixed-Use Plan District Modifications.

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.

(2)

Type 2 Review Procedure.

(a)

A modification of a driveway access location in a manner consistent with the Glenwood Refinement Plan Transportation Chapter policies and implementation strategies.

(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.

(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:

(a)

Hillsides;

(b)

Protecting significant natural features such as trees, rock outcroppings, wetlands, or similar natural features; or

(c)

Adjusting existing property lines between proposed development area boundaries.

(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; Ord. No. 6504, 12/1/2025)

3.4.235 Design Standards Alternatives/Exemptions from Design Standards.

(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:

(1)

Comply with the development/design standards;

(2)

Request an exemption from certain development/design standards; and/or

(3)

Propose alternative development/design standards that shall meet or exceed the standard in question.

(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)

3.4.240 Phased Development.

(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)

3.4.245 Plan Designations, Land Use District Descriptions and Applicable Overlay Districts.

(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. This limitation does not apply to commercial uses allowed in SDC 3.4.245(B)(1)(d)(iii).

(d)

EXCEPTIONS:

(i)

Groceries shall not contain more than 30,000 square feet of gross floor area.

(ii)

Multi-floor commercial uses are permitted in buildings that front Franklin Boulevard.

(iii)

Primary and secondary uses permitted in the Commercial Mixed-Use district are permitted in the Residential Mixed-Use district in the area east of Mississippi Avenue and north of the east-west leg of Franklin Blvd. subject to the standards of SDC 3.4.245(B)(2).

(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 (including food trucks); personal services; and professional, scientific, and technical services; retail sales and services (including indoor recreation facilities); and educational facilities.

(ii)

High-density residential uses with a minimum density of 50 dwelling units per net acre.

(b)

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; and

(ii)

No single retail sales and service use shall occupy more than 25,000 square feet of ground 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:

(a)

Primary uses are permitted either as stand-alone uses or within a mixed-use building:

(i)

Office employment uses;

(ii)

Professional, scientific and technical commercial service uses; and

(iii)

Educational facilities.

(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:

(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 commercial use shall occupy more than 10,000 square feet of gross floor area.

(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)

(c)

(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 commercial use shall occupy more than 10,000 square feet of gross floor area.

(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; Ord. No. 6504, 12/1/2025)

3.4.250 Schedule of Use Categories.

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	Residential Mixed-Use	Commercial Mixed-Use	Office Mixed-Use	Employment Mixed-Use
Accessory Uses
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
Eating and drinking establishments (including food trucks) 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.	P¹	P	S	S
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.	P¹	P	S	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.	P¹	P	P	P
Retail sales and services (including indoor recreation facilities) 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.	P¹	P¹	S	S
Educational Facilities²
Public/private educational facilities for primary and secondary education	S	N	N	N
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.	P¹	P	P	P
Employment
Business parks	N	N	P	P
Hospitals	N	N	N	P
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.	N	N	N	P
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.	P¹	P	P	P
Recycling facilities that occur completely within buildings and are located only on the west side of McVay Highway.	N	N	N	P
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.	N	N	N	S
Hospitality
Conference/visitor centers include, but are not limited to, conference hotels, visitor information centers, museums, and conference/exposition centers.	P¹	P	N	N
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.	P¹	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 housing³	P	P	P	P
Conversion from commercial to residential⁴	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/public recreational facilities and stormwater management facilities⁵	P	P	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

1	Primary use permitted only in the area east of Mississippi Street and north of the east-west leg of Franklin Blvd.
2	Educational facilities include, but are not limited to, classrooms, auditoriums, labs, gyms and libraries.
3	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.
4	Conversion from commercial to residential use is permitted subject to the standards in SDC 4.7.215.
5	Allow other park/recreational facilities in lieu of park blocks through a Master Plan process.

(6279; 6316; Ord. No. 6482, 7/1/2024; Ord. No. 6504, 12/1/2025)

3.4.255 Prohibited Uses.

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)

3.4.260 Use Interpretations.

(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:

(a)

The street address or other easily understood geographic reference to the property upon which the specific use will occur,

(b)

The date of the decision, and

(c)

A description of the decision made;

(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)

3.4.265 Base Zone Development Standards.

The following base zone development standards are established for the Glenwood Riverfront Mixed-Use Plan District:

Development Standards	Zoning Districts
Development Standards	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)

3.4.270 Public and Private Development Standards.

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.

The street shall be 2 way.

There shall be a minimum 7-foot setback sidewalk on each side of the street.

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.

There shall be a minimum 7-foot amenity zone between the travel way and sidewalk on the north side of the street.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

Parking bulb-outs shall extend 2 feet out from the parking striping.

Parallel parking stall widths shall be 7 feet wide.

Parking shall be installed on the south side of the street.

Parking shall not be installed on the north side of the street.

Travel lanes shall be 10 feet wide.

Figure 3.4-A1

(ii)

Riverfront Street with Angled Parking.

The street shall be 2 way.

There shall be a minimum 7-foot setback sidewalk on both sides of the street.

There shall be a minimum 7-foot amenity zone between the travel way and sidewalk on the north side of the street.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

Parking bulb-outs shall extend 2 feet out from the angled parking striping.

The angled parking dimensions from the Springfield Development Code shall be used.

Parking shall be installed on the south side of the street.

Parking shall not be installed on the north side of the street.

Travel lanes shall be 10 feet wide.

Figure 3.4-A2

(iii)

Riverfront Street with Reversed Angled Parking.

The street shall be 2 way.

There shall be a minimum 7-foot setback sidewalk on both sides of the street.

There shall be a minimum 7-foot amenity zone between the curb and sidewalk on the south side of the street.

There shall be a minimum 7-foot amenity zone between the travel way and sidewalk on the north side of the street.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

Parking bulb-outs shall extend 2 feet out from the reverse angled parking striping.

The reverse angled parking dimensions from the Springfield Development Code shall be used.

Parking shall be installed on the south side of the street.

Parking shall not be installed on the north side of the street.

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.

The street shall be 1 way.

There shall be a minimum 7-foot setback sidewalk adjacent to the development.

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.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

The park block from curb to curb shall be a minimum of 150 feet.

The angled parking dimensions from the Springfield Development Code shall be used.

Parking bulb-outs shall extend 2 feet out from the angled parking striping.

Angled parking shall only be on 1 side of the street.

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.

There shall be a minimum 8-foot sidewalk between the stormwater treatment and park block.

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.

The street shall be 1 way.

There shall be a minimum 7-foot setback sidewalk adjacent to the development.

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.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

The park block from curb to curb shall be a minimum of 150 feet.

Parking bulb-outs shall extend 2 feet out from the parking striping.

Bulb-outs should be staggered to create the narrow travel way.

Parallel parking stall widths shall be 7 feet wide.

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.

There shall be a minimum 8-foot sidewalk between the stormwater treatment and park block.

The travel lane shall be 10 feet wide.

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.

The street shall be 1 way.

There shall be a minimum 7-foot setback sidewalk adjacent to the development.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

The park block from curb to curb shall be a minimum of 150 feet.

Parking bulb-outs shall extend 2 feet from the parking striping.

Parallel parking stall widths shall be 7 feet wide.

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.

There shall be a minimum 2-foot paved walking width between the parking and stormwater treatment area.

There shall be a minimum 8-foot sidewalk between the stormwater treatment and park block.

The travel lane shall be 10 feet wide.

Figure 3.4-B3

(c)

Collector Street.

(i)

Collector Street with Buffered Bike Lane.

The street shall be 2 way.

There shall be a minimum 7-foot setback sidewalk adjacent to the development.

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.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

Parking bulb-outs shall be a minimum of 9 feet wide.

Parallel parking stall widths shall be 7 feet wide.

Travel lane shall be 10 feet wide.

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.

The street shall be 2 way.

There shall be a minimum 7-foot setback sidewalk adjacent to the development.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

Parking bulb-outs shall extend 2 feet out from the parking striping.

Parallel parking stall widths shall be 7 feet wide.

Travel lane shall be 10 feet wide.

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.

The street shall be 2 way.

There shall be a minimum 7-foot setback sidewalk on each side of the street.

There shall be decorative street lighting.

All intersections shall be raised with a distinctive stamped pattern and vibrant color.

Decorative bollards shall be used at the curb returns of the raised intersections.

All pedestrian crosswalks shall be raised crosswalks with a distinctive stamped pattern and vibrant color.

Parking bulb-outs shall extend 2 feet out from the parking striping.

Parallel parking stall widths shall be 7 feet wide.

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:

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;

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

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.

(iii)

Ground cover plants other than grasses or sod shall be:

At least the 4-inch pot size;

Planted in triangular spacing at distances appropriate for the plant species; and

Planted at a density that will cover the entire area within 3 years, unless otherwise specified in this section.

(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:

All plant materials shall conform in size and quality grade to the American Standard for Nursery Stock, current edition; and

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:

Maintained in good condition to present a healthy, neat and orderly appearance;

Replaced or repaired as necessary beyond the guarantee period specified in subsection (F)(3)(h)(i) above; and

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:

Interfere with the maintenance or repair of any public utility;

Restrict pedestrian or vehicle access; or

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:

Remove a safety hazard that has the potential to cause personal injury, damage to property or the environment. Examples of safety hazards include, but are not limited to those listed in SDC 3.4.270(F)(3)(h)(iii); and/or

Remove dead or diseased material as determined by a certified arborist.

(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:

Captured rainwater;

Recycled wastewater;

Water treated and conveyed for non-potable uses; and/or

Other non-potable water sources, including, but not limited to, stormwater, air conditioning condensate, irrigation wells, and foundation drain water.

(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:

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.

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.

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.

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.

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:

Not be visible from streets and adjacent properties;

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);

Not be located in vehicle parking stalls;

Not be located within required landscape areas; and

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.

(a)	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.
(i)	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.
(ii)	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.
(iii)	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:
A.	At a minimum, 1 large tree per 4 parking spaces; or
B.	At a minimum, 1 medium tree per 3 parking spaces.
(iv)	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.

(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:

States the trees and vegetation proposed to be preserved are healthy, and/or can be relocated on site as determined by a certified arborist;

Provides an explanation of the method for the protection of existing trees and vegetation to remain during the construction process; and if necessary,

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.

(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.

(a)

In all subareas, the following types of parking facilities shall be permitted:

(i)

On-street parking.

(ii)

Aboveground and underground parking structures.

(iii)

Surface parking facilities located in interior courts.

(iv)

Parking facilities incorporated within or on top of a building.

(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:

(i)

Two rows of visitor parking including a travel lane that can accommodate bi-directional traffic in the front of and facing a building as specified in SDC 3.4.275(H)(2)(b); and

(ii)

Overflow visitor parking and other permitted vehicular parking on 1 side of, and in the rear of a building.

(6)

Maximum off-street vehicle parking spaces by use category shall be as specified in Table 3.4.1.

Vehicle Parking Maximums Table 3.4.1
Use Category	Use Sub-Category	Maximum Number of Parking Spaces
Commercial	Eating and Drinking Establishments (1)	1 per each 30 square feet of seating floor area plus 1 per each 500 gross square feet of non-seating floor area
	Hospitality	1 per guest bedroom plus 1 space per each full-time employee on the largest shift
	Personal Services	1 per each 350 square feet of gross floor area
	Professional, Scientific and Technical Services	1 per each 350 square feet of gross floor area
	Retail Sales and Services	1 per each 300 square feet of gross floor area
Employment	Hospital	1 per each 200 square feet of gross floor area or 1.5 per bed
	Light Manufacturing (2)	1 per each 550 square feet of gross floor area plus 1 space per company owned vehicle
	Light Manufacturing Storage (2)	1 per each 1650 square feet of gross floor area plus 1 space per company vehicle
	Office Employment	1 per each 350 square feet of gross floor area
	Educational Facilities	To be determined by a parking study that considers number of employees, students, and hours of operation
	Warehousing (2)	1 per each full-time employee on the largest shift plus 1 space per company vehicle
Recreation	Park Blocks or Riverfront Linear park Recreational Facilities (3)	0
Residential (High-Density)	Residential Occupancy of Dwelling Units	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
Vehicle Related Uses	Structured Parking	N/A

Notes:
(1)	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.
(2)	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:
	(a)	Within an enclosed building; or
	(b)	Outside of a building when:
		(i)	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.

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.

Car sharing shall be permitted in public and private parking structures and parking lots.

(iv)

Carpool/Vanpool Parking.

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.

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.

Carpool/vanpool spaces must have markings and signs that indicate the space is reserved for carpool/vanpool use.

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:

(a)

The establishment or modification of a Historic Landmark District;

(b)

The establishment of the Historic Landmark Inventory;

(c)

The removal of individual Historic Landmark Sites and Structures from the Historic Landmark Inventory; and

(d)

Demolition of a Historic Landmark Structure.

(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).

(a)

Residential structures that warrant further examination for individual listing:

(i)

295 North Brooklyn Street.

(ii)

3007 Franklin Boulevard.

(iii)

1780 Mississippi Avenue.

(b)

Commercial or industrial structures that warrant further examination for individual listing:

(i)

3600 Franklin Boulevard (Myrmo & Sons).

(ii)

3698 Franklin Boulevard (Intercity Engineering).

(iii)

4206 Franklin Boulevard (Blue Cross Animal Hospital).

(c)

Other resources that warrant further examination for individual listing:

(i)

3787 Franklin Boulevard.

(ii)

3998 Franklin Boulevard (Ponderosa Village).

(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)

3.4.275 Building Design Standards.

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:

(1)

The building design standards as described in the Glenwood Refinement Plan Land Use and Built Form chapter.

(2)

The building design standards shall be as specified in the Appendix.

(3)

The building design standards shall be designed and constructed as specified in this section.

(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)

(ii)

(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)

(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:

(i)

At least 9 feet above the sidewalk or grade;

(ii)

Suspended from the building (i.e., not supported by posts or columns that may interfere with pedestrian traffic); and

(iii)

Allowed to extend over the sidewalk portion of the right-of-way.

(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.

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.

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.

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:

(i)

At least 1 bench for every 80 feet of street frontage;

(ii)

At least 1 trash receptacle for every 80 feet of street frontage; and

(iii)

At least 1 pedestrian-scale wall mounted light meeting the standards specified in SDC 3.4.270(C)(2) for every 50 feet of street frontage.

(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);

Transit shelters;

Information kiosks;

Sidewalk displays;

Drinking fountains;

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.

(6279; 6316)

3.4.280 Willamette Greenway Development Standards.

The following standards are established for the Glenwood Riverfront portion of the Willamette Greenway (WG) Overlay District:

A.	Purpose
B.	Applicability
C.	Definitions
D.	Establishment of the Greenway Setback Line and Permitted Uses
E.	Non-Conforming Uses and Development
F.	Development Standards
G.	Review
H.	Exemptions
I.	Variances
J.	Application Submittal
K.	Additional Notice
L.	Criteria
M.	Conditions
N.	Notice of Decision
O.	Modifications to Approved Plans

(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)

Definitions. As used within the Glenwood Riverfront portion of the WG Overlay District, unless the context otherwise requires, the following terms are defined:

Boardwalk.

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.

Change of Use.

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.

Development.

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).

Dock.

An individual secured and stationary or floating structure designed for uses, including, but not limited to, mooring boats and fishing.

Enhancement.

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.

Greenway Setback Line.

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.

Intensification.

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.

Ordinary High Water Line.

The line on the bank or shore to which the high water ordinarily rises annually in a season.

Ordinary Low Water Line.

The line on the bank or shore to which the low water ordinarily recedes annually in a season.

Maximum Extent Practicable.

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.

Riverbank.

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.

Top of Bank.

See SDC 6.1.110.

Water-Dependent Use.

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.

Water-Related Use.

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;

Docks;

Boat shelters;

Piers;

Boat ramps;

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:

(i)

Flash, if visible from the river;

(ii)

Be focused on or oriented to the river surface.

(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:

(a)

The modification shall be consistent with the conditions of the original approval; and

(b)

The modification shall not result in significant changes to the physical appearance of the development, the use of the site, and impact on the surrounding properties.

(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)