HomeMy WebLinkAboutOrdinance 6183 09/18/2006
l'. ;.~ ,. \
,
, ,
.
ORDINANCE NO. 6183 (General)
AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD METROPOLITAN GENERAL
PLAN DIAGRAM BY REDESIGNATING 1.59 ACRES OF LAND, TAX lOT 09200,
ASSESSOR'S MAP 17-03-25-14, FROM lOW DENSITY RESIDENTIAL TO LIGHT-MEDIUM
INDUSTRIAL AND ADOPTING A SEVERABILITY CLAUSE.
THE COMMON COUNCil OF THE CITY OF SPRINGFIELD FINDS THAT:
WHEREAS, Article 7 of the Springfield Development Code sets forth procedures for Metro Plan
diagram amendments; and
WHEREAS, on April 18, 2006 the applicanUowner of the subject tax lot initiated the following
Metro Plan diagram amendment:
Redesignate 1.59 acres from Low Density Residential to Light-Medium Industrial, Case Number
LRP 2006-00012, Tax Lot 9200, Assessor's Map 17-03-25-14; and
WHEREAS, on June 20, 2006, the Springfield Planning Commission held a work session and a
public hearing to receive testimony and hear comments on this proposal. The Planning Commission
voted 5 in favor, 0 opposed, and 2 absent, to forward a recommendation of approval to the City Council;
and
."
'WHEREAS, on July 17, 2006, the Springfield Common Council held a work session and a public
hearing to consider to receive testimony, hear comments on and consider this proposal. The Council is
now ready to take action on this proposal based upon the above recommendation and the evidence and
testimony already in the record as well as the evidence and testimony presented at this public hearing
held in the matter of adopting this Ordinance amending the Metro Plan diagram.
.
NOW THEREFORE, THE CITY OF SPRINGFIELD ORDAINS AS FOLLOWS:
Section 1: The above findings, and the findings set forth in Exhibit A attached hereto and
incorporated herein by reference are hereby adopted,
t' Section 2: The Metro Plan designation of the subject property, more particularly
described in Exhibit A attached hereto and incorporated herein by reference, is hereby amended
from Low Density Residential to Light-Medium Industrial.
Section 3: If any section, subsection, sentence, clause, phrase, or portion of this
Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction,
that portion shall be deemed a separate, distinct, and independent provision and that holding shall
not affect the validity of the remaining portion of this Ordinance.
ADOPTED by the Common Council of the City of Springfield by a vote of ~ for and ~
against, this 18t~ay of September, 2006.
.
APPROYED by the Mayor of the City of Springfield, thiS1~8th day of se~l1ember
-. .....f
ATTEST: Mayor
~ J.rrw-lJ-
City Rec~
REVIEWED & APPROVED
AS'{O FORM \ \ _
~t:-f",~ --> ~~
DATE: -=:L)l () \ c"b
OFFICE OF CITY ATTORNEY
,2006.
1 .
.
.
.
, ,
EXHIBIT A -1
Exhibit A
Index of Attachments
Attachment 1: .'
Attachment 2:
Attachment 3: .
, Attachment 4:
Attachment 5:
Staff Report
Planning Commission Order
Application and supplementary materials provided
by the applicant.
Statements signed by MAlA Park property owners
indicating their knowledge of the proposed mini-
storage at the time of their property purchase.
Statements signed by current MAlA Park owners
adjacent to the subject lot supporting the proposed
zone change. .
.
.
.
,
2
ATTACHMENT 1-1
City of Springfield
Staff Report and Recommendation
Date Submitted:
Scheduled Hearings:.
April 18,2006
Planning Commission, June 20, 2006
City Council, July 17, 2006
Applicant/Owner:
MAlA LLC./ Artie Mae Harlow
2366 Maia Loop
Springfield, OR 97477
746-4065
Journal Number.
LRP 2006-00012
Related Applications:
ZON 2006-000 l8
Map Number/ Location:
Map# 17 0325 14 Tax Lot 9200
Agent/Consultant:
Steve Cornacchia, Attorney
Hershner Hunter, LLP
. th
180 E. 11 Avenue
Eugene, OR 97401
686-851l -'
Requested Action:
Type II Metro Plan Diagram Amendment
Southwest comer of 28th and R Streets,
adjacent to and northofI-105 (Hwy 126)
Atrected Acreage:
1.59 acres
Current: Low Density Residential (LDR)
Pro osed: Li ht Medium Industrial (LMI)
I. Executive Summary:
The applicant is requesting a Metro Plan Diagram amendment for a 1.59 acre parcel on the
southwest comer of 28th and R Streets, adjacent to and due north ofI-l05 (Hwy l26). The
current Metro Plan designation is Low Density Residential (LDR). The proposed Plan
designation is Light-Medium Industrial (LMI). The stated purpose of the request is to allow for
the development of recreational vehicle storage, mini-storageunits and a small building for light-
medium industrial uses.
The context of the subject property generally supports the proposed Plan amendrnent. Properties
to the north have LDR Plan designations, but the properties are zoned Heavy Industrial. The
current use of the properties includes an R V restoration and repair business, and an electrical
contractor. Property to the east across 28th Street has a Heavy Industrial Plan and zone
designation (Kingsford Charcoal Co.). The southern boundary of the subject property is adjacent
to 1-105 (Hwy 126).
The property to the west is Plan/zoned LDR. It is a manufactured home subdivision (MAlA
Park). The applicant owns property in the subdivision and expects that the RV storage and mini
storage units will be used in part by MAlA Park residents. .
Evidence was provided by the applicant showing that the initial owners of the properties in
MAlA Park the border the subject site were notified of the planned mini storage and RV storage
at the time they purchased their lots (Attachment 2). Letters from the current owners of abutting
J
May 30, 2006
Harlow Plan/Zone Amendment
.
.
.
3
properties ha~e been submitted by the applicant affinning their knowledge of and support for the
proposed Pla:~zone designation change and the proposed development of a RV and mini-storage
(Attachment 3). ..
The market potential for single-family residential development is likely lower than for other
uses, given the location of the subject property. The proposed LMI designation offers uses that
are more consistent with uses to the north, south and east.
Section 7.070 (3) of the Springfield Development Code describes the criteria that must be met to
approve a Metro Plan amendment. Based on an examination of the proposed plan amendment,
findings of fact, and the criteria for approving Metro Plan Diagram amendments, staff
recommends approval of the applicant's request.
"
Subject property and 1-105 looking south
May 30, 2006
Harlow Plan/Zone Amendment
1-2
2
4
.
.
MAlA Park adjacent to the west
MAlA Park homes
II. Background
The applicant is requesting an amendment to the Metro Plan designation for a 1.59 acre lot at the
southwest corner of 28th and R Streets. The current designation is Low Density Residential
(LDR), The requested designation is Light-Medium Industrial (LMI). A concurrent zoning
amendment from LDR to LMI is also being sought. The subject property is vacant. The
applicant seeks the amendment to allow for the development recreational vehicle storage, mini-
storage units and small building space for LMI uses.
Context
The subject site is surrounded on three sides by industrial uses and a freeway. Properties to the
north have LDR Metro Plan designations, but the properties are zoned Heavy Industrial (HI).
The current use of the properties includes an R V restoration business, and an electrical
contractor. Property to the east across 28th Street has a HI Plan/zone designation (Kingsford
Charcoal Co.). The southern boundary of the subject property is adjacent to 1-105 (Hwy 126).
Land beyond to the south of 1-1 05 is Plan/zoned LMI.
.
The property to the west is Plan/zoned LDR. It is a manufactured home subdivision (MAlA
Park). The applicant is the developer of the subdivision and continues to own property in the
}i!ay 30, 2006
Harlmv Plan/Zone Amendment
1-3
3
5
1-4
.
development If the proposed amendment is approved, the applicant expects a portion of the
customers onhe RV and mini-storage developments to be homeowners from the MAlA Park
development.
Site Description
The property is relatively flat and undeveloped. Located within the Springfield city limits, the
subject property receives or is qualified to receive all necessary public services from the city. A
check with Public Works staff confinns that there is capacity to serve the proposed LMI
designation.
28th Street and Marcola Road (one block north ofR Street) are minor arterials. R Street has an
average daily traffic count of about 6400 vehicles. Marcola Road carries about 10,500 vehicles
per day.
.
Harlow Property
Aerial Photo
<1J
80 0 80 160 Feel
'C"
Relevant Issues
.
The subject site was originally planned for residential development as part of MAlA Park.
During the approval process for the development, near-by industrial users complained that siting
single-family residences immediately across 28th Street would subject them to possible
complaints stemming from the impacts of their operations. When the development was
May 30, 2006
Harlow Plan/Zone Amendment
4
.
.
.
6
MAlA Park d.evelopment. The site was referred to as potential RV storage area on the
development"plans. ~
Changing the Plan/zone designation would establish light industrial uses and facilities between
the heavy industrial uses neighboring the subject site. The same uses would also border the
single-family homes in MAlA Park. The impact of such light-medium industrial uses (noise,
dust, vibration, etc.) is generally contained within the building and site. The definition of light-
medium industrial uses in the Metro Plan suggests that this is the case.
The applicant asserts that tDe motivation for the Plan/zone change is to allow the development of .
RV storage, mini-storage and a smallLMI use. Such a development would have a lower visual
impact than other LMI uses and may have a benefit for those residents that need such storage. It
must be noted that approval of the proposed Metro Plan amendment cannot be conditioned with
the development of only certain LMI uses.
J
The applicant'provided evidence that the original purchasers of theproperties in MAlA Park that
border the subject site were notified by the applicant of the intended use of the site as mini-
storage and RV storage (Attachment: "Statements signed by MAlA Park property owners
indicating their knowledge of the R V Park atthe time of their purchase"). The applicant has also
provided statements from the current property owners indicating their support of th~ proposed
rezoning of the subject property (Attachment: Statements of "Approval of Application for
Rezone" signed by current MAlA Park owners indicating their support of the proposed zone
change). '
If single-family homes were built on the site, they would be adjacent to 28th, a minor arterial and
would be just across from the Kingsford Charcoal Co., a heavy industrial use. They would also
be affected by the heavy industrial uses immediately across R Street to the north. The market
potential for such single-family development on the subjectproperty would likely be lower than
the proposed LMI designation.
May 30, 2006
Harlow Plan/Zone Amendment
1-5
r'
5
7
.
r; - r :'I\:( .; f; ~1l1 ~ I II :1)
IJ'"'' [I :>ri'~,lt.... R ':":HJ;:ni:-11
11II1" II" 1IIIIJrrll,., '. ')-II-'II~r:.I'11
Li'll-.l \.1.. (~IIJ I r 1 fll J I! ': 11:.1
( 'n "q)1j : Ir d J'~1n.'!
.. l-\~ ",' It d'.l,~.t-I.l1
())
Harlo.,... Phil ,"-.mendll1E'llt
Current :::'Jl1lng
-:;r, (. :,(J 1'.(
~
.
Marcola Road
II :
.
)'1,. ;11 I 1'\:1 I,. ')1)1
I, III'
Ilm I ,Ii
:_I'it 11-1'
~
())
H-Jrle..',. F'!.:;; '; ::"'.i"fl ~n"lll"l-::-nt
Pr.: 1 '''_<;r:-~! .: >rIJl-J~~
I, ~ I : r J J .1, :.1
1IIlI11 1,"1.1
May 30, 2006
Harlow PlanlZone Amendment
1-6
7
8
.
.,
~~?:Lr0tj~1t.:~j~iik~~~~~;~Mt~'d:'~'~')i~i~
Rastoration
....
~
sa
!
Subject
Property
i".'II~ tr II ~-'I 'I rl r,1 .:' '~lll 'I~' II n n
_ ~':'Y,r(lllrllt::'I: jt"'II-')t'rl~I:11
_1.(11/.....: ]Iu'n Indu ;"[11.)1
11II B.;.\,\I"ldl,Sill.:tl
_ ;j-f'PIJ':, Indll ':Ii:tl
_':'1,"/ [J .;0 IE.I 1"" P ?-~J:l;,..IHt 11
~,~i~:~!, \,1':',,1111'1 )l'n-:,jj:: F! ":ld'::llll,,1
(j)
Harlow PI3n P.l1lendment
Current ~Jle-tro Plan [-",signation
"l.' I) ~.:' "((
~
.
1-105 (Hwy 126)
II r
I
!llIII' I,
C1)
Harl(,..... PI.;in ::.:.,:n~ndli'l..;-nt
Fr':fJl~f~:;.:-(j ! ,.'].,:;.t~'t) ;::'!'~Ir, L~'..,ign,?Itl(',lj
~
11:f ';-1..111
~~1 .(,j
.
I. ",(..,
I',-:"jl L':I
May 30,2006
HarLow PLanflone Amendment
1-7
6
9
1-8'
.
The applicant" asserts that the motivation for the Plan/zone change is to allow the development of
RV storage, mini-storage and a small LMI use. Such a development would have alower visual
impact than other LMI uses and may have a benefit for those residents that need such storage. It
must be noted that approval of the proposed Metro Plan amendment cannot be conditioned with
the development of only certain LMI uses.
III. Procedural Requirements
Definition of Type II Metro Plan'Amendments
SDC 7.030 of the Springfield Development Code (SDC) defines a Type II amendment as one
which:., /'(1) changes the Plan diagram; or, (2) is a site-specific Plan text amendment. "
The applicant's proposal is a site specific Plan Diagram amendment. The subject property is east
of Interstate 5 and within the Springfield City limits. As such, Section 7.030 specifies that
Springfield shall be the "home city" for the action, and that Lane County need not participate in
the amendment approval process. Lane County and or Eugene may choose to participate in the
process if the proposal is deemed to have a regional impact.
.
Section 7.030 (3) (a-c) describes those instances when Plan amendments may have a regional
impact. The proposal does not involve a joint functional plan; does not have a demonstrable
impact on the water, stonn drainage, sewer or transportation facilities; and does not significantly
reduce or increase designation categories listed in 7.030(c). The proposal does not meet the
criteria defining an amendment with regi~nal impact. .
. .
Conclusion: The applicant's proposal may be processed as a single~jurisdiction, Type II Metro
Plan amendment.
MetroPlan Referral of Plan Amendments
Section 7,050 of the Springfield Development Code requires' the referral of all Metro Plan
amendments inside the city limits to Eugene and Lane County for participation as parties to the
hearing. The applicant's proposal was referred to these jurisdictions on April 27,2006.
Metro Plan Approval Process Si,ngle-Jurisdiction
The applicant initiated the Metro Plan amendment by application on April 18, 2006, Staff is
required to prepare a report for submission to the Planning Commission within 30 days of
receiving a complete application.
.
The application was deemed complete on June 1, 2006 and a staff report was prepared and sent
to the Planning Commission for review on June 15, 2006, within the 30 days allowed by Section
7.080(2) ofthe SDC.
A hearing before the Planning Commission is scheduled for June 20, 2006, within the 30 days
following completion ofthe staff report as required by Section 7.080 (3) of the SDC.
8
May 30,2006
Harlow Plan/Zone Amendment
10
1-9
.
Conclusion:' The time line requirements for review of Type II Metro Plan amendments were
followed. .:
Notice
I
Notice of the proposed Amendment was mailed to the Oregon Department of Land Conservation
. and Development on April 20, 2006, 45 days in advance of the first evidentiary hearing by the
Planning Commission, as required by Oregon Revised Statues 197.610.
At least 20 days before the Planning Commission hearing,' mailed notice must be sent to the
applicant and to persons requesting notice (7.080(3) of the SDC). Mailed notice was sent on
. May 31, 2006 as attested to by affidavit of the Planning Commission Secretary. Notice of the
proposed amendment and Planning Commission and City Council hearings was also published in
the Springfield News on June 9,2006.: . .
A hearing before the City Council has been scheduled for July 17, within 45 days of the hearing
and action by the Planning Commission on the amendment as required by Section 7.080 (4) of
the SDC.
Conclusion: The notice requirements for Metro Plan Typell amendments were followed.
. IV. Type II Criteria for Approval
Section 7.070 (3) of the SDC requires that the City Council apply the following criteria in
approving or denying a Metro Plan amendment:
l) The amendment must be consistent with the relevant statewide planning goals adopted by
the Land Conservation and Development Commission; and
2) Adoption of the amendment must not make the Metro Plan internally inconsistent.
"1) The amendment r11USt be consistent with relevant statewide p/anninq Qoa/s"
Goal 1 _ Citizen Involvement. Goal 1 calls for "the opportunity for citizens to be involved in all
phases of the planning process."
.
The proposed amendment to the Metro Plan Diagram and Zoning map was the subject of public
hearings advertised in the Springfield News on June 9, 2006.. The Planning Commission is
conducting a public hearing on June 20, 2006. The City Council is scheduled to hold a public
hearing on July 17, 2006. In addition, mailed notice of the proposed amendment was sent to the
applicant, affected neighboring properties and those requesting mailed notice of such actions on
May 31,2006. The proposed amendments were also referred to the City of Eugene and Lane
County for their participation as parties to the hearings on May 26, 2006. .
9
May 30, 2006
Harlo"'.' Plan/Zone Amendment.
. 11
1-10
.
Goal 2 - Lan9 Use Planning; Goal 2 outlines the basic procedures of Oregon's statewide
.' ' r
planning program. It says that land use decisions are to be made in accordance' with a
comprehensive plan, and that suitable "implementation ordinances" to put the plan's policies into
effect must be adopted.
. .
The Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is the acknowledged
comprehensive plan that guides land use planning in Springfield. The Metro Plan Diagram
describes the intended land use pattern within Springfield's planning jurisdiction. The proposed
amendment changes the Metro Plan Diagram designation of the subject property from Low
Density Residential to Light-Medium Industrial. The process requirements and decision criteria
for approving a Metro Plan Diagram amendment were applied to the proposed amendment.
Various adopted refinement plans and specific area plans provide more detailed direction for
planning under the umbrella of the Metro Plan. The subject property of the proposed amendment
is outside of any. refinement plan or specific area plan that might modify the designation of the
Metro Plan Diagram.
The Springfield Development Code implements the policies and direction of the Metro Plan.
The proposed amendment does.not modify existing development standards found in the
Development Code.
.
Goal 3 _ Agricultural Land. Goal 3 defines "agricultural lands." It then requires counties to
inventory such lands and to "preserve and maintain" them through fann zoning.
This goal does not apply within adopted, acknowledged urban growth boundaries. The Fity of
Springfield does not have any agricultural zoning districts. These amendments do not apply
outside the urban growth boundary and, because of limitations on commercial and industrial
development without full urban services, generally do not apply outside the city limits. All land .
in the City's urban transition area carries City zoning. An exceptiontothis goal was taken in
1982 when the comprehensive plan was acknowledged.
Goal 4 _ Forest Land. This goal defines forest lands and requires counties to inventory them and
. adopt policies and ordinances that will "conserve forest lands for forest uses. n
This goal does not apply within adopted, acknowledged urban growth boundaries. The City of
Springfield does not have any forest zoning districts. These amendments do not apply outside
the urban growth boundary and, because of limitations on commercial and industrial
development without full urban services, generally do not apply outside the city limits. AUland
in the City's urban transition area carries City zoning. An exception to this goal was taken in
1982 when the comprehensive plan was acknowledged.
.
Goal 5 _ Open Spaces, Scenic and Historic Areas, and Natural Resources. Goal 5 covers more
than a dozen natural and cultural resources such as wildlife habitats and wetlands. It establishes a
process for each resource to be inventoried and evaluated.
10
May 30, 2006
Harlow Plan/Zone Amendment
12
1-11
,.
The proposed. Metro Plan Diagram amendment does not repeal, replace or void existing Metro
Plan policy or Development Code regulations with respect to any identified natural resources.
No changes to supporting ordinances or policy documents adopted to comply with Goal 5 are
affected by these amendments~
Research by stafffound no inventoried Goal 5 resources exist on subject property.
i
Goal 6 _ Air, Water and Land Resources Quality. This goal requires local comprehensive plans
and implementing measures to be consistent with state and federal regulations on matters such as
groundwater pollution.
The subject property will be subject to design standards for development found in Articles 17, 31
and 32 of the Springfield Development Code which require site design eleIi1ents that protect
environmental resources as per state and federal requirements. The proposed amendment does
not alter the environmental protections proYided by the SDC.
Goal 7 -Areas Subject to Natural Disasters and Hazards. Goal 7 deals with development in
places subject to natural hazards such as floods or landslides. It requires that jurisdictions apply
"appropriate safeguards" (floodplain zoning, for exan:ple) when planning for development there.
.
All sites within Springfield that are subject to these hazards (floodplain, erosion, landslides,
earthquakes, weak foundation soils) are inventoried through a variety of sources. The proposed
amendment does not remove or exempt compliance with other Code standards that may apply to
development. I
The subject property is outside all known hazard areas in Springfield.
Goal 8 _ Recreational Needs. This goal calls for each community to evaluate its areas and
facilities for recreation and develop plans to deal with the projected demand for them.
WillamalanePark and Recreation District is the entity responsible for park planning,
development and maintenance iri the urban transition area as wellas the city limits. The
proposed amendment does not alter policies encouraging the incorporation of open space in
development design.
The subject property is not included in the Willamalane Park andRecreation Comprehensive
Plan Map of Existing and Proposed Park and Recreation Resources. The proposed Metro Plan
Diagram amendment will not alter any existing or future recreation resource.
Goal 9 _ Economic Development. Goal 9 calls for diversification and improvement of the
economy. It asks communities to inventory commercial and industrial lands, project future needs
for such lands, and plan and zone .enough land to meet those needs.
.
The proposed Plan/Zone amendments would add l.59 acres of Light-Medium Industrial land to
the local inventory. The subject property is currently surrounded on three sides by LMI and
Heavy Industrial zoning and uses.
11
May 30, 2006
Harlow Plan/Zone Amendment
13
1-12
.
Goal 10 _ Housing. This goal specifies that each city must plan for and accommodate needed
housing types, such as multifamily and manufactured housing.
The proposed amendment removes 1.59 acres from the inventory of residential land that was
identified in the Eugene-Springfield Metropolitan Area'Residential Land and Housing Study
(August 1999). Using the average built density of 4.18 units per net acre, the proposed
amendment would potentially remove at least 4-5 dwelling units from the inventory ofbuildable
residential land.
Eugene-Springfield Metropolitan Area Residential Land and Housing Study (Residential Lands
Study) projected a surplus of between 790 and l,862 acres. This range accounts for variables in
the rate of housing consumption during the planning period. Various planning actions by the
cities of Eugene and Springfield through June of2005 (Springfield Natural Resources Study,
October 2005) have reduced the projected surplus to a range of 193 to 1265 acres. The propose
amendment would reduce this surplus by l.59 acres.
Goal 11 _ Public Facilities and Services. Goal 11 calls for efficient planning of public services
such as sewers, water, law enforcement, and fire protection.
.
The subject property is within the Springfield city limits and is served by existing urban services.
The change from a LDR to a LMl designation may affect the amount of water, sewer and
stonnwater and electricity consumed by future development on the site. Estimating the impact is
difficult given the variety of industrial uses that would be permitted on the site. Generally the
RVand mini-storage uses propo~ed by the applicant utilize less capacity than single family uses.
Approval of this amendment does not limit the applicant to storage uses, and as such the
proposal must consider the imp~cts of a reasonable worst case development scenario for the site.
The existing urban service capacity is designed to meet industrial needs. Site plan review will
assess the capability of the existing facilities to the needs of a proposed new development on the
subject property.
The Eugene-Springfield Metropolitan Public Services and Facilities Plan (PFSP) is a refinement
plan of the Metro Plan that guides the provision of public infrastmcture, including water, sewer,
stonn water management, and electricity.
T1fe proposed amendment does not change PFSP policies nor would conversion of the property
from residential to industrial uses prevent the construction of any future facilities listed/mapped
in the PFSP. . .
Goal 12 _ Transportation. The goal aims to provide "a safe, convenient and economic
transportation system."
.
Section 660-012-0060 of the Transportation Planning Rules requires evaluation of a
comprehensive plan or land use regulation amendment to determine if that amendment
significantly affects a transportation facility. The proposed Metro Plan Diagram amendment
does not: 1) change the functional classification of an existing or planned transportation facility;
12
May 30, 2006
Harlow Plan/Zone Amendment.
14
. 1-13
. 2) change standards implementing a functional classification system; 3) allow types of levels of
use which would result in levels of travel or access which are inconsistent with the functional
. classification of a transportation facility; 4) or reduce the level of service of a facility below the
minimum acceptable level identified in the Metropolitan Area Transportation Plan (TransPlan).
The applicant submitted a trip generation study comparing the existing Low Density Residential
designation with the proposed Light-Medium Industrial designation. The study was based on the
ITE Trip Generation Manual, ih Edition. The study used a residential density of 10 dwelling
units per acre, the highest allowed density allowed within an LDR zone. The average net density
in Eugene-Springfield for LDR development is 4.18 units per acre (Metro Plan III-A-7). The
higher density used by the applicant projects 144 weekday trips from the site.
The adjacent MAlA Park subdivision has a developed area of about l4 acres with 77 lots. The
... density of that development is about 5.5 dwelling units per net acre, which is significantly higher
than the average (4.18 units per acre) single-family density in the Eugene-Springfield area.
Using 5.5 dwelling units per net acre, expected development on the subject property (using 1.1
net developable acres) would be about 6 dwelling. units. Trip generation from 6 dwellings would
be about 58 trips per weekday, using the same ITE trip rate used by the applicant.
By comparison, using the ITE Manual, the applicant showed that LMlzoning is likely to
produce 80 daily trips. A mini~storage use would generate about 60 weekday trips.
.
The difference in daily trips attributable to the proposed Metro Plan Diagram is minimal. No
change in level of service or functional classification would be expected from the proposed
Plan/Zone amendment. ' .
Goal 13 _ Energy Conservation. Goal 13 declares that "land and uses developed on the land
shall be managed and controlled so asto maximize the conservation of all fonns of energy, based
upon sound economic principles."
The proposed amendment itself will not have a significant impact on the conservation of energy.
Goal l4 _ Urbanization. This goal requires .cities to estimate future growth and needs for land
and then plan and zone enough land to meet those needs.
The Eugene-Springfield Metropolitan Residential Lands and Housing Study, Policy
Recommendations Report (1999) found "there is sufficient buildable residential land within the
existing urban growth boundary to meet the future need of the projected population. The
proposed conversion of 1.59 acres oflow density residential land to a Light Medium Industrial
Metro Plan designation would indeed reduce the inventory of residential land, but not beyond the
surplus estimated by the Eugene-Springfield Metropolitan Area Residential Land and Housing
Studyfor the planning period (see the findings for Goall 0 above),
.
Goal 15 _ Willamette River Greenway. . Goal 15 sets forth procedures for administering the 300
miles of greenway that protects the Willamette River.
13
Alay 30, 2006
Harlow Plan/Zone Amendment
15
1-14
. The subject I:.roperty is not located within the Willamette River Greenway.
The proposed amendment does not change the obligation to:comply with the City's existing
standards for development with respect to the Willamette River Greenway. The City's adopted,
acknowledged Greenway ordinance will not be changed.
Goals 16 through 19 _ Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean
Resources. There are no coastal, ocean, estuarine, or beach and dune resources within the City's
jurisdiction. .' These goals do 'not apply in Springfield.
I
of the amendment must not make the Metro Plan internall
The proposed Metro Plan Diagram amendment does not change the goals or policies of the
Metro Plan nor does it change the Public Facilities and Services Plan or TransPlan which support
the Metro Plan. In that 'way, the amendment does not make the Metro Plan internally
inconsistent.
.
The Metro PUm Diagram,is a generalized map and graphic expression of the goals, and policies
found elsewhere in the Metro Plan. No refinement plan or other more specific definition of
intended land uses and policies apply to the subject site. At issue is whether changing the Metro
Plan designation for 1.59 acres of Low Density Residential land to Light Medium Industrial is
consistent with Metro Plan policies.
METRO PLAN FINDINGS
Growth Management
Objective #8 (Pg. II-B-3 1987 Metro Plari Update) "Encourage development of suitable vacant,
underdeveloped, and redevelopable land where services are available, thus capitalizing on public
. expenditures already made for these services." .
The subject property has been vacant since 1977. Utilization of vacant, infilJ and redeve10pab1e
lands is apriority of the Metro Plan. The property can be served by existing public utilities and
transportation facilities. Those facilities have the capacity to serve most industrial uses of a size
that could locate on the site.
"
Marcola Rd. and 28th Streets are designated minor arterials on the TransPlan Functional
Classification Map. The estimated trip generation from the l.59 subject site under the proposed
Plan and zone amendments would have minimal impact on these transportation facilities.
.
The applicant states that the site "is not conducive for residential development. The proposed
development of the subject,parcel for limited light-medium industrial uses such as RV storage,
mini-'storage and small light medium industrial offices will return the land to productive uses that
are compatible with both residential and heavy industrial uses. In addition to added productivity,
14
May 30, 2006
Harlow Plan/Zone Amendment
16
f-15
. approval of '~he application will also provide an enhanced buffering of uses between the
residential us'e inMAIA Park and the heavy industrial uses to the east and northeast."
Staff response: The proximityofthe subject site to 1-105 and to surrounding industrial uses is not
an ideal location for single-family residential development: The location, on its face would be
better designated for light-medium industrial uses.
Economic Element.
Policy #9. "Encourage the expansion of existing and the location of new manufacturing activities
which are characterized by low levels of pollution and efficient energy use."
The applicant states: 'The proposed uses of the subject property and their location for the
purpose of transitioning uses across residential land to heavy industrial land are consistent with
and implement this Metro Plan polici- Furthermore, the location of nearly all light-inedium
industrial uses on the subject property will fulfill the policy.'
Staff response: Light medium industrial uses, by definition, are characterized by activities whose
impact can be contained within the site. To that extent, they tend to be non-polluting and
consume less energy than heavy industrial activities.
.
(
Policy #15. "Encourage compatibility between industrially zoned land and adjacent areas in local
planning programs."
The proposed designation, Light-Medium Industrial (LMI), is described in the Metro Plan as
accommodating "..;a variety of industries in the secondary processing of materials into
components, the assembly- of components into finished products, transportation, communication
and utilities, wholesaling and warehousing," (Metro Plann E 3 b.). The external impacts are
. less than those of Heavy Industrial. Activities are generally located indoors, although there may
be some exterior storage.
The subject property is bounded on the east by 28th Street. The property across 28th is designated
for Heavy Industrial. The Kingsford Charcoal plant is loc~ted on the property. If the subject
property were to continue with the LDR designation, homes developed on the site would be
directly across from the Kingsford plant and its impacts.
The applicant states: "The common theme of this application is that allowing light-medium
industrial uses on the subject property will provide the buffering and transitioning of uses
between industrially zoned land and adjacent or nearby residential uses. Approval of the
application will implement and be consistent with this policy also."
.
Staff response: A light-medium - industrial designation on the subject' property would be
preferable to a heavy industrial use. If the subject property were developed as single-family
residential, those homes would be adjacent to 28th Street (an arterial street) and the Kingsford
Charcoal.plant.
15
May 30,2006
Harlow Plan/Zone Amendment
.
.
.
17
1-16
The applicant provided evidence that the original purchasers of the lots abutting the subject
property were notified in writing that the property would be developed as RV and mini-storage
in the future. The applicant does not describe how a light-medium industrial designation would
be more compatible with the MAlA Park development than the existing single-family residential
designation.
LMI uses by definition have a lower impact than HI since their impacts are contained on site.
There may be visual impacts, and impacts from traffic, but the noise, dust and odor from LMI
activities are contained within the buildings. .
Conclusion: The proposed Metro Plan Diagram amendment does not make the Metro Plan
internally inconsistent.
Conclusion and Recommendation
Based on an examination of the applicant's proposal, findings offact,.and the criteria for
approving Metro Plan Diagram amendments found in Section 7.070 (3) ofthe SDC, staff
recommends approval of the applicant's request.
16
May 30, 2006
Harlow Plan/Zone Amendment
18
. ATTACHMENT 2-1
'.
BEFORE THE PLANNING COMMISSION
OF THE CITY OF SPRINGFIELD
REQUEST TO AMEND THE EUGENE-SPRINGFIELD METROPOLITAN GENERAL
PLAN (METRO PLAN) DIAGRAM]
JO. NO. LRP2006-00012
FINDINGS, CONCLUSION AND
RECOMMENDATION
NATURE OF THE APPLICATION
This proposal amends the Metro Plan designation for the property identified as Map# .
17 03 25 14 Tax Lot 9200 on the Lane County Assessor's Map, located on the
southwest corner of 28th and R streets in Springfield, from Low Density Residential to
Light Medium Industrial. The proposed amendment is discussed in greater detail in the
Staff Report attached hereto. .
1. The application conforms to the provisions of Section 3.050 of the Springfield
Development Code. Tim~ly and sufficient notice of the public hearing, pursuant
to Section 14.030 of the Springfield Development Code was provided.
2.
On June 20, 2006 a public hearing on the proposed amendment to the Metro
Plan Diagram was held. The Development Services staff notes, including criteria
of approval, findings, and recommendations, together with the testimony and '
submittals of those persons testifying at the hearing or in writing, have been
considered and are part of the record of this proceeding.
.
CONCLUSION
On the basis of this record, the requested amendment to the Metro Plan Diagram is
consistent with the criteria of approval of Section 7.080 of the Development Code. This
general finding is supported by the specific findings of fact and conclusion in the Staff
Report attached hereto.
RECOMMENDATION
It is RECOMMENDED by the Planning Commission of Springfield that Journal Number
LRP2006-00012~ Amendment of the Metro Plan Diagram, (be approved) (be approved
with revisions) (be denied) by the Springfield City Council.
This RECOMMENDATION was presented to and approved by thePlanning
Commission on June 20, 2006. . .
/J .
if/U
Planni? Commission Chairperson
ATTEST:
AYES: '5
NOES: o .
. ABSENT: ..A-
ABSTAIN: --L-
19
ATTACHMENT 3:"1
.
City of Springfield
Development Services Department
225 Fifth Street.:
Spri.ngfield, OR 97477
Phone: (541) 726-3753
Fax.: (541) 726-3689
SPR1NGFIELD
. .
.
Metro Plan Amendment
\
. Application, Type IV
Type of Plan Amendment (Check One)
o Type I: is a non-site specific amendment of the Plan.
~. Type IT: changes the Plan diagram; or ~s a site-fpecific Plan text amendment.
I....
).-
Tax Assessor Map (1".0"2, - 2. C; .. I LJ
Ta..'.: Lot(s)
C1 ?. 6u
/. S q .A-c.
Acres
Street Address
. Metro Plan Designation L D ,R.
Refinement Plan Designation
;;Des crip tioItofPro posedAroendII1~utC!\ tiic.~ .adcJ.itib naljhee tsif .nee4~d);lW
..,'. . ':.:i~\..',;.,~);" 'J;' ,.,,,::<:,:,,:::,,,,.<:.t'::',,:,::.,..e>::"""':'t'.':::,:,:'') .':',";'::'>..::::"'.::"',:,;)'.":'" '::.'. .":.'::;: c: '1 . ;'-""'... :::,<.,:::::.: . ""::,,"':":': ,;:,.,: ".C'.: ::,;.~,
Po)' .' '~..' I
.J ?\/" k.h. (\. (.,'YcLyY\
Cl/\.\'. U I
I
I
l'Ylsu\v~
L uR -tD
(:\/1 O-yi S~.' .'+n.~
::'-""','-:...;-';
-. ;. "-. .~::
" -"-
;' -'j: :::;{,,:",., ..; :' ".,: '. .~
. . ~ ,.i.;:: ,:;;:' .-_~ :;" ','" . ::\.-~,;:~:i.:),:~~ .. ,,~.:: 'n . .::. /'::;:';:':(::'.:,:,:(.".:.;...:::~...,,::-.,,'.:;.~r'.c,-....::...~.../'.:.:,;.'i~.;.:.:,..:...:'....' ,
. :" .' <<-, ...,.,./,'... ....^. ::~:.:.t-:.',:;.j~:.:':,... ." .~
Primed Name of AppllcJ.nt
(V"\ 0... " c~ Let
,A-v--t\ e. (Y\ ~ e \-kv l C;t-.)
Phone: =1 Lf G Co qc)G, S-
Appllcant SignJ.ture
Date
Mailing .:l.,ddreS3
'/ ':) ~G
'(VI @ ',c.:'-
k~,(:)
\
.
Pro["erty Owner Signature
, Mailing ,:l.,ddress .
\'::')(LvY'- <-
Dak
For Office Use Only:
+A A
.-,_/ 1~./l
Le,
20
3-2
.
. City of Springfield'
Development Services Department
225 Fifth Street i
Springfield, OR 97477
Phone: (541) 726-3759
Fax: (541) n6~3689
SPRl;NGFiELD.
Zone/Overlay District Change
Application, Type III
Applicant Name MIA LLC
Address 2366 Maia Loot:'
Property Owner Name .-Srlme ~s above
Address
Phone: (541)746-4065
Phone:
Property Address None
2
Assessor's Map No. 17-03-lS-14
Tax Lot No. . 9200 .
.
Size of Property 1. 59 Acres
Square Feet or
Acres
.
Existing Use of Property Vacant and Undevelot:'ed
Specific Description of Proposal Amendment of Metro Plan Diagram from Low Densi ty
Residential to Light-Medium Industrial and a concurrent rezone from Low
Density Residential (LOR) to Light-Medium Industrial (LMI)
Th~ untl~rsign~tl acl\nowktlg~s that th~ inl"orrlwtiun in this application in corred and accurate,
c.
AppllcantSlgnatuce t:?~ ~ ~~
Date 1-(g-o'
If th~ applicant is uth~r than th~ own~r, th~ own~r hereby grants permission fur the applicant to ad in his/her behall"
(}ct;p 51LM- ~
'- '
Date
4- _(g-{)G
Owner Signature
.
~. . . For Of1ice Use Only:
Journal No, t:[;}--, /Trf7" 'fI0 Jc{-, Received By
Map No. l7~() .J-l~ -I t Tax Lot No,
Date Accepted as Complete
~~
CiL.Od
'r ~ (\0(IG
,).-i ~+('O n "~"\ l4-rr~~c.o:",l.-uj - L K ,p ''2"Q}t:G - ():::l.' \ 'L-
S '$&'"4~"'J7. E: ,OJ ~C-<0U7 . ~"Z'~.,. C I
" tlr""S7"t7'" .......~ "Z1~' ~ 21
s 7-,...n'.7. C CJI l.C~74' "X'Z4."tt" C 3-3
t.'U~t"'C'" A-tc.J.:4" " l'-,.,u'
"~~l".C = LC'I:uc" . 1l'J"lrtZ' C ITY OF SPRINGFIE D.
" cr.l....~I. A-Lc.J.SG" " C'JO!~
.~c :> 17-03-25-14 TL 9200
l"OZ' C ~
l''''''<,l'
.. C!r""'4.J' , LOTTED ON :'
" or\:8"'4Q'" .. TAX
N~~""wI MAP 17 0230:
A Jl~"'"
PCL .3
.._------------------------------------~----------;..-~--
,
I
I
-rT7/-' -rrrr- r/rr---rl/r -rrrr- '-Irrr--7ITI --rrrT - rrrr-rrlr--rnr-'-rrrr- -r/~
. "
:: "
- ~,. ~
\10' 90' 1 6 o:::i' I 1Cj' Z"...U. 1 6 , ~
~~ ~OO :1
9400 : 9600 ~:;a' I
o "
I "
, I
:.. :: :
I ~ ~
l ~
i .: , "1:.
. ~
::::
"
1--
rg
~ ~
.. ~
~ "'t-
o
,
I
"
....
"
"
I
: \;..
~ ~;
~
: 0
200
100
..
'"
14
15 ~~."
....
t' .0
11.'" IV
Q
zeab:i'
.
~ 13M'"'12"j'9'" r ~.!'1.00'"
9500
2900
..
'"
~
;:g.u5'
18
17
,.,.
16
2'00.&3'"
"'"
--
-4.83.&5'
~B?..:.a'
N ea"'J'J"1Y '"
600 5700
6 AC. M 0.16 AC. 6200
I !;Q.. fT. :: 6-Tea !;IJ. n-, 0.17 K..
33 34 7':In :eEl. n"
'!l:n'>' E s 9IIrTJ.:l""1"J- E: J9
I 9El""T!J'''T E:
"OIl' :> ",,",,' La1..,"' 0Y ~
500 :;;., 5800 6100
J !>C. O.lJ /'C.
, :113,';1. ~~ n.<17 sa. tT. 0.16 AC,
J2 ;; J5 ~:;a.rr"
'1J3"1~. E: - t OO'"'I]"J'1,- r
<LOll' ;. 90.00'
\OJ ~;... 5OC<l
J K... ~; O.IJ /'C.
, ;G n. ~1 .. >r.
JI ;; 36
ncxr ')O.lJlT
, OO"lI:r\1' E
9200
1.S-\. AC.
C1
SITE
11 RQ""!'1J"t.,- '"'
,j~1I1' :iJ.al' ~J..l11'
~ ~ . lJ.g\CZ::
~s :~ ~~ ~~:::.:.'
} ~ 7'2fX] ~ 71 00 ~ ~ ~-
<: '" a IJ .AC.;, . I,^,,,. 511<Xl..
~ v.:.:a. n." 0.13 ..c.: 0.1.1 )oC.~ 0.14 ,IoC"7
g -4.9 g?60" IlL ;Tog ::6LJ1 :tI. n~ "". '" FT:g
..a ~7 ~ ~
~,
I
@t
~I
)' , 'n..
~ ""',
~.
"!., "
17
93
- -..:.--- - - - ---- -.- - - - --
~
10
C'{
.1'1
o
l'
2.5
~
~
w
w
(J)
14
c~ D8-'
22
3-4
.
1.0 INTRDDUCTION
The applicant seeks an amendment of the Eugene:-Springfield Metropolitan General
Comprehensive Plan (Metro Plan) Diagram to change the designation of 1.59 acres of land from
Low Density Residential to Light-Medium Industrial. The applicant also seeks a concurrent
rezone of that land from Low Density Residential (LDR) to Light-Medium Industrial (LMI).
The subject property is located immediately due west of 28th Street and immediately due north of
I-laS, in Springfield, Oregon.
This application seeks a light medi urn industrial designation for the subject property to allow for
the development of recreational vehicle storage, mini-storage units and small building space for
light medi urn industrial uses. A portion of the customers of the proposed storage facilities are
ex.pected to be homeowners in the re~identlal planned unit development (MAlA Park) that
borders the subject property to the west.- Upon arproval of the application,the subject property
will be developed in a manner consistent with the draft site plan attached to. this application as
Ex.hibitC. '
All requests for Metro Plan Map amendments regarding land located in the City of Springfield
must comply with the Springfield Development Code and the Metro Plan policies.
. . This application. demonstrates that approval of the proposed Metro Plan Diagram amendment
and re-zoning of the subject' property to light medium industrial use is consistent with all
applicable local and state criteria.
2.0 BACKGROUND INFORLVLL\TION
2.1 General Site Description
The property that is the subject of this application contains 1.59 acres and is located within the
city of Springfield on the west side of 28th Street and adjacent to and due north of I-10S. The
property is designated as Low Density Residential on the Metro Plan Diagram, The property is
zoned by the City of Springfield as Low Density Residential (LD). The property is described as
Tax Lot 9200 of Lane County Assessor's Map No, 17032514. A copy of that map is attached as
Exhibit A, .
.
The property is bounded on the west by the MAlA P:J.rk pl:J.nned unit development, on the south
by I-IOS, and on the north by residentially-designated property, Tax Lot 9700, currently zoned
and being used as light medium industrial (Alert Electric), Tv\"o additional p:J.rcels, Tax. Lots
9800 and 9700 <J.re located betwee~ the subject property and Marcol3. Road :md both tJ3Icels are
also designated as residential but are zoned industrial. Tax. Lot 9800 cont:J.lnS another light
medium industrial use, Tax Lot 9700 is owned, in p:J.rt, by the applicant and is vacant. All
protJerty on the east side of 23th Street in the vicinity of the subject property is design:J.ted and
zoned as Heavy IndLLstriaL
The slte is relatively flat and undeveloped. Located within the city limits of Springfield, the
subject property either receives or is qU:J.lified to recei ve all necessary pLLb\ic services from the
city.
.-
.
23
3-5
The subject property has remained vacant and undeveloped:hince the neighboring property to the
west was re-zoned in 1977 from R-A Suburban District to R-G PUD Garden Apartment
Residential District Planned Unit Development. The applicant owned both the subject property
and the neighboring property to the west in 1977 and agreed to limit the re-zoning to the
neighboring property to the west in response to significant opposition from industrial property
owners to the northeast and east of the subject property. Those property oWners were concerned
about an increasing level of complaints from nearby residents about the industrial use of their
property. Representatives of IGngsfordCharcoal Company and Lane Cedar Products expressed
concerns that further residential development in the 28th and Marcola Road vicinity would only
add to then-ex.isttng complaints about those companies' industrial use of their property. The
subject complaints were over issues of noise, air pollution and industri?-l traffic, especially on
~ . .
28 Street. - .
MAlA Park was developed following the 1977 re-zoning. Since the 1977 re-zoning approval,
the subject property, although also zoned residential, has served as a de facto buffer between the
,homeowners of MAlA Park and the industrial uses to the east and northeast. Approval of the
application will allow for producti ve use of the subject property. Approval of the application
will also allow for a use of the subject property that benefits the homeowners of N1AIA Park
from both a utility and buffering perspective. The homeowners will be able to use the facilities
on the subject property and will continue to benefit frqm a buffering of their use from the heavy
industrial uses to the northeast and east. The storage and light medium industrial uses of the
subject property will serve as a beneficial transition of uses between the dtsparate uses on either
side of it.
2.2 Description of Proposed Amendments.
The application before the City of Springfield seeks approval of the following:
1. An amendment to the Metro Plan Diagram designating the subject property as
Light-Medium Industrial;
2, A change in the zoning of the subject property from Low Denslty Restdential
(LDR) to Light-Medium IndLlstri:J.1 (Liv1I) ,
2.3 List of Exhibits:'
Exhibit A ~ Assessor's Map
Exhibit B - Draft Site Plan
. Exhibit C -lRH Trip Generation Report
3.0 COMPLIANCE WITH THE SPRINGFIELD DEVELOPfylENT CODE (SDC) FOR
METRO PLAN AMENDMENTS
3.1 SDC ARTICLE 7
.
.
.
24
3-6
: 3.1.1 SDC 7.030 METRO. PLAN AMENDMENT - DEFINITIONS
SDC Section 7.030 provides:
METRO PLAN AiYIENDiYIENT - TYPE n An amendmerzt to the
t-,{etro Plan which is not otherwise a Type 1 plan amendment and
which: (1) changes the Plan diagram; or1 (2) is a site-specific Plan text
amendment.
The application requests a change to the Metro Plan diagram that would change the designation of the
. subject property from Low Density Residential to Light-Medium Industrial. The application requests no
changes to the Plan tex.t and does not require a goal ex.ception for approval. Accordingly, it is a Type II
amendment. The Metro Plan and the SDC provide that the City of Springfield is the home City for all site
specific Type II Metro Plan amendments east of lnterstate S. The SDC also provides that a citizen who
owns property that is the subject of the proposed _ amendment may initiate a Type II Metro Plan
amendment at any time. "
3.1.2 SDC 7.070 METRO PLAN - APPROY ALOF A PLAN ALYIENDMENT
3.1.2.1 SDC 7.070(3) CRITERIA FOR APPROY AL OF PLAN
AMEND MENT
"(a) The amendment must be consistent with the relevant statewide
planning goals adopted by the Land Conservation and Development
Commission; and
The proposed amendment is consistent with the goals and policies of the Metro Plan, a local
comprehensive plan acknowledged by the Land Conservation and Development Commission. Therefore,
statewide planning goals do need to be addressed for approval of the application. Consistency with the
goals ilnd policies of the Metro Plan is the controlling factor for approval of the application,
(b) Adoption of the amendment must make the Metr'o Plan
internally inconsistent."
The proposed amendment is consistent with the goals and policies of the Metro Plan, A discussion of.
how approval of the proposed application is consistent and complies with the Metro Plan follows in
Section 4,0, .
4.0 COi\'IPLIANCE 'iVITH i.'vlETRO PLAN POLICIES
All plan amendments and zone changes must comply with the Nktro Plan and its relev;J.nt policies. This
section addresses the relev:l.l1t plan policies :md is organized by Metro Pbn Principles ind Elements.
4.1 FUl'ID.c\l'vlENTAL PRINCIPLES
i'Yletropolitan Goals _ Growth L'iIanagementand the Urban Service A.rea
Objective: "Enco~Lrage _ development of suitable vacant, underdeveloped} and
redeveloj7able land where services are available} thlLs capitalbng on public
expenditures already made far. these services."
25
3-7
.
The subject property has remained vacant and undeveloped since 1977. It was omitted from the 1977 re- .
zoning of the adjacent property due to opposition from nearby owners of industrial land and operations. It
is located immediately north of 1-105 and is separated from heayy industrial uses to the east only by 2Sc.lt
Street. Its location is not conducive to use for dwellings. The proposed development of the subject parcel
for limited light-medium industrial uses such as R V storage, mini-storage and small light-medium
industrial offices will return the land to productive uses that are compatible - with both residential and
heavy industrial uses. In addition to added productivity, approval of the application will also provide an
enhanced buffering of uses between the residential use in MAlA. Park and the heavy industrial uses to the
east and northeast. .
The Plan Diagram and Text - Land Use Designations
Industrial: Light-IH edium Industrial
.
Light-medium industrial uses are. by nature and definition. less impacting and more compatible with
residential uses. The proposed use of the subject property (R V and mini storage and small light-medium
industrial office space) falls squarely into realm of minimal external impact and, in fact, provides a
buffering of uses expected by residential neighbors and demanded by industrial users. Allowing the
proposed uses to be deveioped on the subject property will be consistent with the Metro Plan and will
remain consistent with the 1977 decision to not include the subjeCt property in the adjacent planned unit
development that h;].s become MAL'\. Park.
"This type is markedly different from heavy industrial. Light and
medium industries are generally involved in the secondary processing
of materials into components, the assembly of components into finished
products, transportation, communication and utilities, wholesaling,
and warehousing. The external impact from these uses is usually
minimal. The needfor transportation is usually met by truck, although
rail and air transportation may be necessary. The labor force varies
from small to large. Activities are generally located indoors, although
there may be some outdoor storage."
4.2 PLAN ELEMENTS
Residential Land Use and Housing Element
Objectives:
"5. Protect existing and proposed residential areas from conflicting
non-residential land uses while providing for compatible and
functional mixed-!ise development (residential and non-residential)."
The remon] or'the subject property from the 1977 re-zan.ing of the adjJ.Cent bnd to the west cre<lted;].
mariina] buffer between. th<lt bnd <lnd the industriJ.I uses to the east and northe;].st. However, it WQ.S oub
- .' . .
a buffer of bare bud. The proposed use of the subject property will provide physic;].] barriers, in the form
of bndsc<lping and structures, that will provide a more viable buffer th;].t <lct:omplishes the intent of the
1977 action while tr:.msitioning the uses from residentiJ.I to heavy industrial with intervening light-
medium industri;].l uses. ApprovJ.l of the applic;].tion will fully implement the Metro PIJ.n's objective of
providing relief to residential uses from the impact ofnon-residenti;].lland uses.
.
Policies:
"12. Promote compatibility between residentially :.oned land and
. . adjacent areas."
.
.'
.
26
3-8
This Metro P(an Policy implements the above-mentio~ed objective of the Residential Land Use and
Housing Element. Approval of the application will promote c:ompatibility between the residentially-
zoned land to the west ofthe subjectproperty and the industrial ~ses to the east and north east. .
"16. Encourage location of non-residential uses, such as
neighborhood commercial and small-scale light industry, within
residentially designated areas when those auxillary uses are compatible
with refinement plans, zoning ordinances and other local controls for
allowed uses in residential neighborhoods."
This policy continues the Metro Plan's theme of establishing uses in a deliberate fashion that encouraaes
the development o~ light industry and establishes light-medium industrial uses as a functional separation
between residential uses and those uses traditionally causing incompatibility issues with .residential uses.
The application of these particular policie~ to the requested plan amendment and zone change will
provide the foundation for the approval of both requests.
Economic Element
Policies:
"9. Encourage the expansion of existing and the location of new light
manufacturing activities which are characterized by low levels of
pollution and a relatively low level of energy use."
The proposed uses of the subject property and their location for the purpose oftransitioriing uses across
residential bnd to heavy industrial land are consistent with and implement this Metro Plan policy.
Furthennore, the location of nearly all light-medium industrial uses on the subject property will fulfill the
policy,
"13. Encourage compatibility between industrially zoned land and
adjacent areas in local planning programs."
The common theme of this application is that allowing light-medium industrial uses on the subject
property will provide the buffering and transitioning of uses between industrially zoned land and adj:J.cent
or nearby residential uses. Approval of the application will implement and be consistent with this policy
also.
5.0 COMPLIANCE WITH SPRINGFlELDDEVELOPMENT CODE CRITERIA FOR
ZONING MAP AMENDl'11ENTS
5.1 Zoning Map Amendment Criteria of Approval
5.1.1 Consistency with applicable Metro Plan policii!s and the {YJetro Plan diagram;
A complete dlScussion of consistency with and compliance \Nith applicable 'Metro PI:J.n policies is
provided in Section, '-\-,0 above.
5.1.2 Consisti!ncy with applicabli! Refinement Plans, Plan District maps, Conceptual
Develupment Plans and!unctional plans; ana
Approval of the appliciltion tsconsistent with the ~1etro Plan and any associJ.ted planning objectives and
docume(1ts. . .
.
.
.
27
3-9
. ~ 5.1.3 The property is presently provided with adequate public facilities, services and
transportation' networks to support the use, or these facilities, services and transportation networks are
planned tobe provided concurrently with the development ofth.e property.
The subject property is located with the city limits of Springfield and is eitber currently provided will all
required public facilities, services and transportation networks or the same can be provided to the property
upon development. Furthermore, approval of the application, and development consistent witb that
approval, will not have a significant effect on transportation facilities. The applicant requested that JRH
Transportation Engineering conduct an analysis of potential trip generation for uses under the current
zoning on the subject property and of potential trip generation for uses allowable in the light-medium
industrial zone (and particularly mini-storage and a representative light-medium industrial use-small
engine repair).
Based upon its analysis; JRH concluded tpat "the trip generation for the proposed zone change and
proposed uses produces less impact to the transportation system than a development allowed under the
current zoning," A copy of tbe JRH report is attached as Exhibit D.
6.0 CONCLUSION
This application to (i) amend the Metro Plan Diagram to designate the subject property as Light-
Medium Industrial and (ii) to change th'e zoning of the property to the Li~ht-Medium Industrial
zone (LMI) consistent with the amended Metro Plan Diagram designation, demonstrates that all
applicable Metro Plan and City of Springfield criteria have been addressed and met. This
application also demonstrates that the proposed amendments are consistent with applicable
Statewide Plannina Goals and the administrative rules implementing those Goals. Accordingly;
~, '
the application should be approved. .
Respectfully submitted,
HERSHNER HUNTER, LLP
APPLICANT:
MAlA LLC
B y:tl;jfiL /ll{L~ 1k,Jp.)
Artie iv1:le Harlow, Member
o
.-
I
M
""
E-l
00 H
NOl
H
a1
t1
FOR ASSESSMENT
At,m TAXATIOt-J
01\1 L Y
17
0..",
SE1/4 NE1/4 SEC.25 T.17S.R.3W.
. LANE COUNTY
SCA.lt ,- - 100'
W.M.
I';"".... ..-
" ~\if:j"... ;.; .. _..
5[[ U'P '7 OJ 25 I'
~~~.;:!..
..-JJ~'l
I i
, !
I I
I I
, :
, I
I !
I I
I i
, i
I .
, I
I !
I
I !
I i
I I
I i
,.[,
~::.! ::::...::::. _::::_:'::':.. ..:::: ...:':':--":. .:.-- .::'::--.: :::...':':':...::::--- :.:.::....::::___~~.:_.h..:. 'hh ____ .h.... __'n __.. __.. __. __ n __.__ '__'n... _. _____ __..____.... 'h:~t __'....__.. __..__. __... .__... __... ____...~.. ~ no.
... " ....RCOU. RO'O (CO. RO. 21B) . i
~.~,--~n.~~-=-:~~.~.:.~ --.~m~'-~i~"-"'~.~~~~:o~r,'--:::~~'-~ =~~. ~'~~'"-:O--"::-~'~~ ~ "'i~j\ I
o I \000 D~. 700 1:, I:, &00 9400 1 lJGOD ::.. I
~ :, ' '~d'h< ~1';;jfJ g I 8:0 I: 1: 5~ I" 2~~ '~~ i '. t.
~ _~L~ ! # :
.. II _.'J:J~!. i, , : i ,.L'~---;b: , .. ....'?' __ '.." :;
'.-"-I,~ '0.... ~ 1000 ! 1100 2300 i::~::!,,::: 2400 ,. ; 9500 : \~j:~:)-~geOO ~,'.t..
b.n "C. i O.~I ,.c.. ~ i ,~~f:..-l.'~' J ! .
I noD ~ ~ :lloo 2!.OO 2fioa 2100 2eOD 2900 ~
I J:1 1" iI~ tt" ." 11 '. 9900 .'
I i ii I.
",. ZI..,.. ... !1~ "0' ...... 13" flZ21 . 20".. ..... III ~ /'I'U ,JJ
..... I u :~" ...., 1-"'" I
. Ii" ~T~[E1.... , .' .01 . . i_I
;~:~) _ o~
,_ .~l~O?C. .,.. ~500 ~10o. . 1Z:, (:.t) ~., 1_\,;~0' ..., ~, 9200 .'1~ i '. ,
, ..... It... ; ~ ~;!.~,."f; .. O.l~ 1,C ~::~~V!-, ; : ~~...... ~;~'ny~, ~ ,~. "'e, mmD' !,~~ I
. Ole " t. .J.J,~ .... J'; .. r ~ '0
.~,~~~ ; i :~::' ~ ~ . ~~J~' ,'.::....J~ ';.' ...::~'".;;; ". ~?~:.:.t.~~:~, ~ ~.; ~ !
~,','''f, i1 :,.',J.'f.. ",'J' ,''G,' l~ I
'"~~. ,f'7'i:~;i~~~i;~~~~i\':~i~:'~~:,;l~~i ... i
"; , .. .........,. ''c' __I
17 ~3
'-Jut:: lAlIL[
I' ..... ,....,.......
~~':
u 1:::;:':: ::;'.~:"l
: ;~_~; '.r f
: :~';;~. '
"' ~~;::~
~ "'11 .,' .
I""'"
,.,.,,, ,
~~;;'.,."
,......-,
, . ~-.. ..
., U'"
" ,.,.
'01""""
. ...,."..
,...,..'.
'..-)'0"',
t. ~~;;W
~ ..~, '" t
.'1'"-'''
H"'"
....1 ~I
...."."
,...".'
u l~::';--;t
..............
.....t..._.
t. n''''
..,',~
...".,."
,..","
~;;;;,:~
to !~;:~;:
: :;~:;r "
O~".!"I
....".
.IOrJ!),
. ,,-"'J
..
"w
'~
'\@~'
/'" (6)/f:;~ <:/
<0)\8
,j\(
~(/ .>
10\ TA< lonro OH
~) f,AAP 11 03 24 "
~:;.'.'~:
~ ...,,,- ,
. "-,,,..
I',,,r'"
,,"IJJl
~::.';:,'
: :t::;:. .
to ~~;:ar
,,,.,,,.,,
'''''-)0'
~~;;;.;;
: ::_.'.rf~~ '
n ~~;l;;:
-..,....'"
. ".,~ or'
r;;;;~
~ .. t". ..
""1"
...!'II....,
,....,,....
~;;;;;.t.
v."'"
'.OJ!"
'''-r:''-'
"'11"
O..,L"
....."
~ .... ..- ..
,..-,.-..'
H".n
..,,,,,
. ~. .. '.- .
. "u,...
~~:;;;~.
: ;: ;,' ,t.~. .
~~:::;.:
~ '!'.~ I" 0;
.".."
~~;~:::
.""...,
f""'"
\~;.1;;
~ 'f .' It' t
. ,,-~....
.~
'"
':'0 I'!.'"
I." '",..
~~;::n
~ .. "... ,
fll"'"
~~;:1;i
~ .,.. '!- t
. n'!I!'
- n-',,!'.
-..'".. .
~~;,":r.:
...."..,.,
I,.'n..'
:::';:::."
I^"~ tonw 011
U^P 11 02 30
\~;!i;:
{~)i '1IQ)==[fll If))
....\...... ~ J! ol...... "N~~
~~~nr
.,..,.,.."
''''''1':01'
:J;'
,
,
.
7'
I,'
c.
9000
'18 ~.
~ O~I~l'f~_ ~ ~~~ ~ oe,~oz: ~ 15500
~""'8','~ ~~';"t ';".~"t} ~;.!.:.;"f..
; J 15tO?c ~ J /l~O?C, "
~ ~;,~~; .t.. I'" ~': ". ".
toU'taN ...'n..
ft ..
_ ftW
~~';';4.
- -- _ _ _ __ _ __ _ _ _ __ =' __ [uGEH~--SPR"IG__nnD H~"~-~~~N'__'~ ~_ __ _ _ _ __ _ __ _ __ _ _ _ __ _ _ _ _ _ __ _,
.
.--e
25
C""rrtHO
I1tJ'l
1)1)0
HOO
''''00
It-Oil
1100
l!lOIl
1 (~
.,
"'
;:J
Co
0.
"
...
'd
~
25
14
.
..-
..-
I
M
I ~~:::;~;:~;~~:J IV'U"'..
____ "Jt:~~c' ",c"IEJlf?ll"4
,.."tll1' t:e'NfJl
----------------------~
I
,
I
,
\
,
\
\
R
STREET
188 ~.
g{Tm~a: lJJllOIl-G mE (N'; Slm,' H lal
m. lJJIWIt-G ut:UlO>;; TO tHE a:....tR
.C. lR ,VIIG /flEA.
.
10 FOOT WID(
L AHDS CAPE
'. .
/----
fJ~~.
(::';<'/~~:
C..........,......
~}lli~;;
~') ::;~~;~:~:a;
m~lt~
~ y/......//....
~,..:;;;.):;}~~:.;
Ei g:f:~f~~f*:l:
16;> ./.,.... './,
ift~
(),';:'.',:':",;'/
~ ~rI6~
~ (t:) /''''./-,. .
':';rll~~
~,
~e)" l\V, H;HA-f.
l 1~' ~
(~})
s.;
\';'J
\9/ i- ·
----
E)~HIBIT B
SITE PLAN
.= J'_''--~C'==='
;I"QOIL!~)Ql;l;'Ol~'~~
C :)
~
~;1
(q)
t;J
(!\ .
.~'
~8 ~
Q ~
~
\ l:S
00
~q
\ ~\
\1
~!,
, )\\\
/.\REA ~. \ ~1~~
/ / C' "'?1
/ /' \ ... ~\
( .l
", .~~
~',ct
~ ,,\ (:~"
,\ ~\
", "(q,o;J)
.- , .-" " -", ,_v
":,J,.:m. 'i,-v--Jn.2.!' "Qr:~...'f,,-,rill.tl,L..::D1:.IrYri/J:.' ...J~\.
- - -~-
220:!:'
tVQ 9.!IUJIt-ni
30' ",' 190'
.
f-
W
LLl
0..::
f-
In
\
\
,
\
,
\
,
\
,
\
\
,
\
\
\
~
.~~
SC^LE r. dO
\
--~-----.
30
EXHIBIT C
3-12
~..~'~~-:"~~~~':;":.: ~ ~'=~r==;":~~~~T~-;~~:~~=7~:~ S~$rZ~'=~~'::r~~~~:;:7"~~:-~~~~~~1
April 7, 2006
Artie Mae Harlow
1510 Mohawk Blvd.
Springfield., OR 97477
RE: Harlow Property Trip :Generation Comparison -
Existing Zoning versus Proposed Zoning
Background
Expires: C: -;:<:0-07
The subject property is identified as Assessor's Map #17-03-25-14, ta.\ lot #9200,
and is 1.54 acres. The following analysis shows the potential trip generation ofthis
property under the current zoning, Low Density Residential (LDR), with the
assumption that a new development would include the maximum number of units
available by code, The analysis also shows, as a comparison, the trip generation
from Light Industrial land use and from Mini-Storage and Auto Care Center. The
trip generation from each land use type in this analysis was determined by using
the ITE Trip Generation Manual, 7th Edition.
Current Zoning Trip Generation
The property is located on 28th Street, near t-ilarcola Road and is currently zoned
LDR. According to the Springfield Development Code, the maximum dwelling
units allowed in the LDR zone is 10 units per acre, The subject property could
accommodate a maximum of 15 dwelling units. The tables below show that 15
dwellings would generate approximately 144 total daily tti.ps, v'Iith 12 trips in the
A_M peak hour, and 15 trips in the PM pea.l( hour.
---~1.-0~i"--1 Tnps In
5a~'~ I 72 72
.. .......... ...... .. I
.,..:~'.::';,;,:>:.~::-,..>::'~..'.:-:~._~'~-' ".. :
% Out I Tnps In I Tnps Gut-'
H% I 3 9
I LOR Z:.jt1e - PM Pe~~ ~9_'~E.ID2S
Code OeSc.1ption Unil
Tnps Out
- 210
.' __"..' ' ,n
% In;-~r.--out:'I-iiips;in
6J.~/., 360,~ 10
i
31
3-13
.
A.
~f~iI.
~~
Light.iYledium Industrial Zoning Trip Generation
The following table shows the trip generation for the subject property based on the
proposed zone change from Low Density Residential (LDR) to Light-Medium
Industrial (LMI), The LMI zoning gener3.tes 12 AM peak hour trips and 14 PM
peak hour trips,
,:, :,~:'1:.,,;~::}~i~.L;:
~:,_/;,' ~."i:;_,:~ .',:; " .
['LiQht li1dustriM2Or1e.W eekda'lI.!!pS .. ." ~ '.-,;;";<;.:,,, · :.',
Code Description Unit Number of Tnps \ % In
Units
110 General Ught Acre 1.54 sa 50%
Industrial
% Out
Trips In
Trips Out
50%
40
40
, .-~~
Code Description UnIt Number of Trips % In % Out Tnpsln Trips Out
Units
110 . General Ught Acre 1.54 12 85% 15% 10 :2
Industrial
J,Liqht IndustrialZone - AM Peak HourT.rios
", "..(..";!'.:..
":. . :.;;. ,: -'~,"'~'
. ., '. ;.:~.
14
%In I
30'%.
% Out
.
WLiqht"h1du;li'ial Zone. PM Peak H9.l!!:::.T!!QS'
Code I Description Unit I Number of
Umts
110 General Light Acre 1,54
Industrial
:: '-;'-"",-'
'"._;;',,'n'
',',..r..-'
Tnps
70~a
4
10
The zone change from Low Density Residential to Lighc Industrial results in a
decrease in trips generated, The Low Density Residential zone generates
approximately 144 coeal daily weekday trips; where::LS, the Light Industrial zone
generates 30 total weekday daily trips, a 44 percent decrease in trips generated.
The proposed zoning generates approximately the same amount of trips as the
current zoning in the AM 3..I1d PM peak. hours.
JYlini-Storage and Auto Care Center Trip Generation
The proposed uses in the Light lndustriOol zone are Mini-Stomge 3..I1d a sffiOoll-
engine repOoir shop. A small-engine repair shop is not a land use type chett hOos trip
generCttioCl infoonation avCLilable; however, based on a reasonOob1e worst-case
expectltion for trip generOotion, it WOos determined thOot Auto C:lIe C<:nter, l:J.Ild use
code 942, would best represent the proposed use. Land Use code 942 does not
have weekdilY trip information, but ie hilS both A.0;[ <lild pty[ pea;., hour trip
generation, The tOobles below show t..h.at the proposed uses would gene:ette a total of
10 AM pea...\: hour trips :lnd 9 PM peJ.k hour trips,
.
Prooosed Use. vV 8'?:~.G2.'f T ric-s
CQae O"scrrptlcn I Unit
151
942
f.lim-Starace ,
AUIO Care
Center
oer acre
per 1 aeo
so it
Numcer of TrIps PI % Out Tnps In I lOPS Cut
Units i
152 I 20 30
Q,a nJa nla
: I:,~! I F,;\l-::' 1',)\, i .'\ IT,) ,', 1;-: r..; 1>1:: ,. ::, [ :\;-:,.,
H"lnw Prnn~rt'l TriD Generation Comparison I April 7, 2CD612
f'
32
3-14
.
IW,:prbi:i6sedUse~A~II'PeakHoLJ~:Tr[q~i0\,:j/''''f;j;~?:1;'/'i:j"'c: " """, ,',:-: , -;~" '~,:\ jfiVJ,pi~;;'.::,g:;:(::"-i~,\;;:' :;~::::'f:;t:i:;"~
Cede Descoption Unit Numaer of Trips % In % Out
Units
1.52
0,8
151
942
Mini.Storaqe
Aulo Care Clr
er acre
per 1000
ft
7
3
n/a
60%
nJa
.40%
Trips In I Trips Out
rJa ria
Z 1
,; R rop osed Use ;'f? MPe ,11< Hbun,Tr i
Code Description Unit
Trips % In % Out Trips In Trips Out
151 Mlni-Stora e er acre
942 . Auto Care etr . per 1 000
s ft.
Units
'1,52
0.8
6 52% 48% 3 3
3 51 % 49% 2 1
Since there is no weekday information available for Auto Care Center, the
comparison of trip generation for the proposed land use is limIted to AM and PM
peak hour trip generation. The proposed uses in the Light Industrial zone create
approximately the same amount of trips in the AM and PM peak. hours, with 10 in
the AM peak hour and 9 in the PM peak hour. The proposed land uses generate 33
percent fewer peak hour trips than the current Low Density Residential zoning.
.
Summary! Conclusions
The zone change from Low Density Residential to Light lndustrial results in a
decrease in trips generated from the proposed zoning. The Low Density
Residential zone generates approximately 144 total daily weekday trips; whereas,
the Light Industrial zone generates 80 total weekday daily trips. a 44 percent
decrease in trips generated. The proposed zoning generates approx.imately the
same amount of trips as the current zoning in the AM and PM peak hours,
The proposed uses in the Light Industrial zone, which inclIJde Mini-St~)fage and a
small-engine repair' shop, generate 10 trips in the AM peak. hour and 9 trips in the
PM peak Claur, The proposed land uses getlerate 33 percent fewer peak hour trips
than the current Low Density Residential zoning.
Based on this analysis, the trip generation for the proposed zone change and
proposed uses produces less impact to the transportation system than a
developmenc allowed under the current zoning,
Sb.ollld you have any questions, or need additional information, ple3.se contact me
at your cOfwenience,
.
Verj truly yours..) .
/'1 /
,/ / ,//!
A..", ~;"'A.;....... / ~.v---,.....~-,-
1', ~~....,. \,- ~:
'-'<B.lllli1 Genoves~; PE, PTOE
cc: Steve Cornacchia
: R j I T!:,,\:-."!' (; 1\1' !'. ;'[ :,)'.\ I: ! ~< ;: r:. f< I \~, c;
U"I",v Prnnprr'/ Trio Ger.er:lcion Comp<lfisonl April 7, 200613
..
33
3-15
.
HERSr1NER HUNTER
L.LP
STEVE CORNACCHIA
scoruacchia@hershnerhunter,com
June 12,2006
City of Springfield
Develqpment Services Department
A TIN: . Mark Metzger
225 Fifth Street
Springfield, OR 97477
Re:
MAlA, LLC Metro Plan Amendment' and Zone Change
Our File No. 31618/00001 .
.
Dear Mark:
Thank you for meeting with me and providing your assistance in producing an accurate and
comprehensive application for the requested planningactions by the City.
Upon further review I agree that the application requires supplemental information,
Specifically, the application contains references to three Residential Land Use and Housing
Element objectives and policies that no longer exist in the Metro Plan since the 2004
amendments to that Element. Please file this correspondence as a supplement to the original
application,
We offer the following supplemental information to the original application:
1. Residential Land Use ,and Housing Element Objecti ve No,S on page 4 of the
Application should be deleted;
2. Residential Land Use and Housing Element Policy No. 12 on page 4 of the
Application should be deleted;
.
3.
Residential Lane Use and, Housing Element Policy No. 16 on page 5 of the
Application should be deleted;
~_____ n7<.,n ~A1.k~k.~~11 f", ~dl-ldd'/n7S
34
3-16
.
City of SPDrigfield
June 12, 2D06
Page 2
4. The basic objecti ves and policies of the Metro Plan that encourage the
compatibility between residential and industrial uses that were provided by
the deleted references to the Metro Plan, while no longer appearing in the
subject Element, still exist in other sections of the Metro Plan, including the
Economic Element and the Land Use Designations of the Plan Diagram and
Text;
5. The ResidentialLand Use and Housing Element retains the basic objective of
compatibility between different uses in its introductory statement: "The
existing housing stock and residential land supply and its relationship to other
land uses and infras.tructure are critical to the future needs of all residents.";
6. The Economic Element contains additional provisions consistent with
approval of the proposed plan amendment and zone change. They are:
.
b.
"Objective 7. Ensure compatibility between industrial land and
adjacent areas";
"Objective 11. Attempt to find ways to more efficiently use
inefficiently used resources such as land, labor and secondar.y waste'
products:
a.
c. "Policy B.6 Increase the amount of undeveloped land zoned for light
industrial and commercial uses cOITelating the effective supply in
terms of suitability and availability with the projections of demand";
and
d, "Policy B ,15 Encourage compatibility between industrially zoned
lands and adjacent areas in local planning programs,"
On a related level, enclosed are copies of a question and answer form pr.ovided to purchasers
of lots within MAlA Park that include the following reference to the park developer's
original intent for the subject property:
"Concerning R V storage, MAlA LLC owns the vacant lot on
the east along 28th Street that will be developed with a RV
storage, area."
.
The enclosed copies are of forms acknowledged by Rasmussen, Wiemers and Gardineer, all .
of whom purchased lots adjacent to the subject property, In addition, enclosed are original
statements signed by those three parties and by the Gunter's (Lot 41) and the owners of Lot
43 (Bramley and Turner) that acknowledge and support the proposed plan amendment and
zone change. The forms and the statements provide substantial evidence that adjacent
.
.
.
35
3-17
City of Sp~ngfield
June 12, 20q6
Page 3
property owners were aware of the future use of the subject property when. they purchased
their respective parcels. The statements provide additional substantial evidence that adjacent
property oi,vners believe that the proposed use of the subject property is compatible with their
use of their property.
Finally, enclosed is a copy of a preliminary site plan prepared for the applicant by Poage
Engineering that evidences the applicant's development plan for the subject property
following the City's approval of the requested plan amendment and zone change.
Again, thank you for your assistance and please place this correspondence and all enclosures
in the record of this proceeding.
If you have questions regarding this matter please contact me.
Best regards,
PSC:ss
Enclosures
Cc:Client (with enclosures)
, (l II
.
.
.
36
ATTACHMENT 4-1
Statements signed by MAlA Park property owners indicating
their knowledge of the proposed RV Park at the time of their
. property purchase.
~
.
.
.
, ,
37
4-2
._..~.
.,
, , ,
,
lYLJ\IA PARK
A 55+ Manufactured Home CoIl'lI1i1unity
2365 Maia Loop., Springfield, Oregon 97477
Phone: 746-4065 Fax: 746-0593
1-800-422-0082
Lo -r 4- 't-
~K J}J
;JJ t81rt"
Lots for Sate, Lease or Rent
Thank you for considering lY1AIA Park. This letter is written in response to the most frequently'
asked questions aQout MALA Park.
Yes, you can have a pet. 'rYe have a pool table. There will be more street trees. The lots are
owned by the Bob Harlow Family, 746-4069,
We have converted MAlA Park into a 77 .lot Planned Unit Development Subdivision so that we can
sel.l the lots. Each lot is individually owned. Each lot owner will also owna portion of the clubhouse
and common areas. Each lot owner will be a voting member of Maia Park Home Owner's Association.
with one vote per lot. ' .
The Home Owner's Association will have rules and regulations which may be changed by vote of the
Home Owner's Association membership. As in most subdivisions, there are also deed conditions and
restrictions,
In additionto the services necessary to maintain the facility in a habitable condition, the
Homeowner's Association will provide and maintain the security fences, security gates, streets,
sidewalks, comm unity center, ~ommon areas, common area landscaping, and the streetlights. The
Homeowner's Association will not provide land:3cape maintenance cin your lot. We expect the monthly
fee to be approximately $35.00. The $35,00 HOA fees are for actual expenses without a profit for
anyone,
You may sell your lot and home to someone, but the buyers must be approved by the Homeowner's
ASSOCiation and meet the occupancy'guidelines in effect at the time of the sale. Occupancy
requirements will continue to includecnminal checks.
The size and shape o[ the lots vary. All lots will accommodate adouble wide home plus a carport or
garage, Soine lots are large enough [or a triplewideand a- double garage,
Some lots have great views, Installing slats or shrubs along the fence will greatLy improve the views.
So, when choosing your lot, be sure to look over the top of the fence, As more homes are moved in, and
landscaping finished, the park appearance will greatly improve. . NtJ~:
~conCerning RV storage, MAlA LLC owns the ncant lot on the east along 28th Street that will be) td-
developed with a RV storage area. Currently, we are storing resident's RVs on our private lots
located north of the park.
if YO\.1 like to spend time on the Internet, we have lDstalled the conduit in the ground for fiber optics.
Now we just need Springfield Utility Board to bring the fiber optics to us.
The followtngservice.s will be billed dir~ctly co you by ch<~ provider:
Provider
Northwes~ Na~ural Gas
Sam-pac
Springfield Utility Board
Servi ce
Gas
Garbage
Electricity, Water & Sewer
Provi.der
AT&T Broadband
Q-West
Service
CableTV
Phone
We would like to invite you to join us and move into MAlA Park.
. . ~ ~t:VpI~
~ ..' . .' _.&ti/f- u (f-- - ~
>~~
7/5/01
~+ h\-b\16
I
.
,/
.
.
I .
38
4-3
//
//
/
.... .
'~~'-tl j;~
.......'
MAlA PARK
'X 55+ Manuf~ceured Home GOm.rnunity
2365 Maia Loop.. Sprini'field. qregon 97477
Phone: 746-4066 Fax: 746-0593
':-
Lots for Sale, Lease or Rent.
Thank you for considering !ltlAIA Park. Thia letter ill written in response to the most frequently,
asked questions about ~1AIA Park.
Yes, you can have a pet. We have a pool table. There will be street trees. The lots are awned
by ehe Bob Harlow Family, 746.4069.
'. We hllve converted MAlA Park into a 77-1ot Planned Unit Development Subdivision 30 thae we can
,sellche lots. Each lot is individually owned. E~ch lot owner will also own a portion of the clubhouse
and l:ommon areas. Each lot owner will be a voting member of MaiHPark Home Owner's Associacion,.
with one vote per lot. .
-The Home Owner's Association will have rules and reliUlations which may be changed by Vote of ehe
Home Owner's Associationmembership, As in" roost subdivisions, there are alsodeed conditions and
restrictions,
\'
In addition to the services necessary to maintain the facility in a habitable condition, the
Homeowner's Association,will provide and maintain the security fences, security gates, streets.
sidewalks. community Center, common areas, common area l.andscaping, and the streetlights, The
Homeowner's Association will noe provide landscape maintenance on your lac. We expect the munthly
fee to be approximately $35.00. The S35.00 HOA fees are for actual expenses without a profit for
. anyone,
You may sell your lot and home to someone, but the buyers must be approveq by the Homeowner's
Association and meeNhe occupancy guidelines in effect at the time of the sale. Occupancy
req uirements will continue to incI ucle criminal checks.
The :lize and shape of the lots vary. All lots will accommooata a double wide home plus a carport Or
garage, Sam!:! lot:> are large enough for a triple wide and a double garage,
Some lots have grr::at views, Installing s]ats or shrubs along the fence will greatly improve the Vlews,
So. when choosing YOur lot. be Sure to "took over the top of the fence, ,\3 more homes are moved in, and
landscaping finished, the park appearance will greatly improve.
Concerning RV Storage, lYLA..LA..LLC own3 the vacant lot on the east alonl:' 28th Street that will be,
developed with a RV storagl:: area. Currently, we are 8torin~ resident's RVa on Our private lot3
locateci nurth of the park, .
If you like co spend time on the Internet, we have installed the conduit in the ground for fiber optics.
Now we Just need Springfield Utility Board to brini:' the fiber optics co us.
The following services will be billed direclly 10 you by the provider:
Provider
Northwest Natural Gas
SarH.pac
SprtngEeld Utility Board
Service
Gas
Garbage
Elec.:tricity, Water & Sewer
Provider
AT&T Broadband
Q.West
Service
Cable TV
Phone
We would lik6 to lnvit@ you to joinu.5 ;ind move JntoMAJA hrk.
~';J-e~ ~~
t / Iy,G] '.~IJ,;'/d3 ~.
71'i/{) I E:;4,.~1 f--(;
.//
,/
..
.
.
, )
39
4-4
"
68/08/2005 WED 10:Ul FAX 541 T~ JS89 EVERGREEN LAND. TITLE CO
l-Ip-'''ISER.J~T ~~;.c
~ 0 26/0 26
p, ~S
na~~4'ZOOS 41~4PH
1-.. I c-! .. .,
C ""-..
MAlA PARK
A 5&-t- M.:a."Urk~t~d. Bo~ Community'
:l3~1i M.la Loop.~3pric.nllki, OXllK'OXl t7477
'Phone: 746-40'& . Fu:: 'US...o691 .
L~!oo.-4-:Z-.ooa :1
~~
\...olll'l, ft,,..:I...., L,..... or 'KeGt
. Th..n)c ]'ou ~D1' eOluiderin.S MAlA Park.. :r'n.h l&+'t.lai it 'l'lrithn i.n rOllpooO'O i)o ~hl: mOllt.frequellW
. u'klld' ~\\utictu lIbc\\t MAlA. Plll~"". I~
':ite~" ::rou can n&ve ,,-peL. We h..~ .. pool t~ u1e. T'blCrlC ....,1) b.e h'\o;t~ 31:rc et ~~ee., 1'0" 10tll IHO
:~':lId by thl B<:lb RulO"'l' Funily, 7d,G.4~~9.'
We h"vr ccn"'lnt.ed MAlA P'll.Ck inca ii, 77 .lot Planned Ullit Dll..,.lopm,n!: S\4bdi.'lriDion 110 th.~ "'. can
.alCl1 the ]01:1. .e"eh lot" i.ndl...ld~a.Uy ....,a.d. Bich toe OWlloIlI ",m auo O'o'tn .. paction af e.h.c. cJubhouu
..a.$ld <".mmen &lI!U. Elleh lot ow"";rill be ~ ~tin, CDoall'lltU af M.i.. Y...d< :Haale O....o.t". Auociltlon,
w-i.th ooe "Iota per lat. ' ..1 .
Thl: Hnnll! Ownn'. Aaeocill,T.l.on .,.,W'h&'V& r\ll~" ...~d. roc\ll4cionl ",hich may be ehanv;wd by vote or I.h"
Humc ll"'llU" Auoci.:lCio.1\ mllJ'Q b"Sl'1thi~. As l.n mod dubdt...;,a.\onlt, l.J:1ore nn o.ho dcc:d c:ondititlnft I\nd
rcotr~l:'t.ion.. '
1n "ddidOl\ to the urvieoo noct:/I,nry ~o maintAin thl Cacilil;J' in 1I1ublublc condition. ~he'
Homl:own,,'. Aaaoc\ation will ~rtl."ido and mal.ntl\in the aecurl.l.y fel'\Cc~. lSoc.url!:y pbu, ot~'l~,
aide.....l\\x., eommunity cantet', c:omtl\cn llrollS,'cornmoo uta landzscapin~. and the streetlitht(\. The
Rotlll:o....nu.. "'Moci.tioD will not proVide 111.l\t1ac:Ap" 'rl:lllio.tcneo.nc:o on your lot.. Wo c:-qloc:t the lUcnth.!y
(OQ.tAl bl aIlPt'ClUrnlltlll:r ~3r"OO, 'T'M '51'>,00 HOA feu IU'II ~s.ci:uaJ eiponln ",ithout .. prafit.f.cr
In)'ona,
Yo~tna, OQIl your"\ot IInd home to 5Om80nll, b:"I.\t the cuyaro mu.at b~ 1I.1J'JilJ:"O""'d by tna HOlI\eo'Hnn-'.
AQQcciation IInd mnt t~~ .xcupanact g...id.llli.nell ~t1 Cl~ct :it r.hQ t:ic::.e of the "..l~. C;;;u.pelI1c)'
r''l\li\'rmr.nt~ wi\1 c:ontinue to include erim'lnal chedu,
'ThQ Ii te and alape of the lata vary. :A.11.1at" ....l11lccommodllta " double wide home ph,<:, 1\ e/lr?o:~ or
B"to...., 80m- late uu lotiO CIl,o\J,ih ftn: II trl.ph wl.cl:e .nd · douhl& lan~.
. ~ . .
Soma lot... blve iTut vip!!, 1ootallin, .Iats OT IIhruba ,10"I'l1 tha f1I1\C' will.sn..t.lyirnpro...e the vie"".,
So. .,.,h"l\ choo aln I your tol. be aun to ~oo~ OV91 tho to? of ~he fJ:nc~, /vJ' roa~o homllo 1l'1I movad in. aDd
IIndlc:apini fin.ilhlld. the. park e1ppe.unC'll ...~ \P'o.t.l11mprt1V<l. . .
COl1e"rnin\l: RV HClt'..IC~, MAlA U...C owna ~h~ v.Vl\nt lot on th~ ~I)l'ot illon~ Z8r.h S~,Teo:t th~t will bl'
d~vQl(lrr.c\ Wlt'n 1\ rtV !otC1Tl\.!t'= &",1.\, C\ITn'ot\y;I....C /\t'~ ~tnt'\'Ot: t<:"i.ncnt'~ RV~ or. OIlT pr-ivotnloUl
loc.. t~d no tth of the p uk. ."
(fyou lika tlI lPtnd time on the lntArMt, "'~ hIve \.JilltIlU.d ~h!! conduit i.n t.h" r:~\l.nd for fiber optlca,
N"", w" jute nud 6prin!;UQld Utility EOII.~d to 'orin a tha fibor optic. to UII.
The folla..,\n! lCT"'lc.c.2 w\ll be bale.! d.i,r..dlJ, to you "3'1 ti1~ pl'Ovlde:r:
lr.a v\d 'II::
A'!~T Bl'oldbll"ld.
Q..Wc..e
~
C.bl. if
Pha....
P r'l'Ylctu ". S~v\O'.:
Nl)rfll""~t N!lt\lnl Oaa Om'
Sam.pac a"TO-!!:-
Spnnlr.l.ld Ul;jlicy Baud !:~<;trlc:it,y, Waitt' &. S..,olCt
Wo would 1I1i1. 1Q Invito you to JOlin U~ .."d movo lrrro MAl.... P1ll'1';.
VSJOI
t:;+ ~ ;\l, I ~
.r'
.J/J.. . ",... /ty ,?C} .
JW 5 '
'Sc..K bj (,~_
'.-
"
. ('J;
.
.
.
40
ATTACHMENT 5"':1
Statements of "Approval of Application for Rezone" signed
by current MAlA Park owners indicating their support of the
proposed zone change.
I i ~ ..
.
.
.
41
5-2
APPROY AL OF APPLICATION FOR RE-ZONE
.'. .... ". .,: ,(."e-'-
WE; ;t>bna,LAe r,rdrnfe( QuIt-+~U17jxA.L~-;(~t..owner of Lot J3 of MAlA Park
Subdivision, am aware of and herJby support the approval by the City o?$;ringfield of a re-
zoning of Tax Lot 9200 (Assessor's Map No. 17-03-25-14) from Low Density Residential to
Light-Medium Industrial. I understand that the City's approval will allow the development of
recreational vehicle storage, mini-storage units and small building spaces for light medium
industrial uses on Tax Lot9200.
Dated this
M~~>~
3/ , day of ~, 2006. .
~'
~/I . .
/-<-'" ~'. ,
_: ~(?-6(f/H~ -c- .
k \ S
1 (. .
.
.
.
."
- 42
5-3
APPROV AL OF APPLICATION FOR RE-ZONE
/Iv'(\tl. M - Ge-rd }nee.('
. I,' L I) r ra.1 Y\e .~~ r-d 1)'\ eft Y , owner of Lot Y-I of MAlA Park
. Subdivision, am aware of and hereby support the approval by the City of Springfield of a re-
. zoning of Tax Lot 9200 (Assessor's Map No. 17-03-25-14) from Low Density Residential to
Light-Medium Industrial. I understand that the City's approval will allow the development of
recreational vehicle storage, mini-storage units and small building spaces for light medium
industrial uses on Ta.'{ Lot 9200.
s'r '.
Dated thi~ I , day of June, 2006.
'~1t^~~'~" C. .1-J~f)l\..
YL07'ILL f:{'(L ~
:, , \I '"
.
.
.
43
5-4
APPROY AL'OFAPPLICATION FOR RE-ZONE
J)1])a l-eG un +.e.r
I, . " owner of Lot.~ of MAIA Park
Subdivision, am a\i are of and hereby SLipport the approval by the City of Springfield of a re-
zoning of Tax Lot 9200 (Assessor's Map No. 17-03-25-14) from Low Density Residential to
Light-Medium Industrial. I understand that the City's approval will allow the development of
recreational vehicle storage, mini-storage units and small building spaces for light medium
industrial uses on Tax Lot 9200.
Dated this -!---' day of June, 2006.
J/1 JVO/!R- ~un~
Kr tlA~'
.. .) '" .....,
.
.
.
44
5-5
APPROY AL OF APPLICATION FOR RE-ZONE
(
!, 'Be-tqf . W Ie \'Y1er5 .'owner of Lotlf1f of MAlA Park
Subdivision, am aware of and hereby support the approval by the CIty of Spnngfield of a re-
zoning of Tax Lot 9200 (Assessor's Map No. 17-03-25-14) from Low Density Residential to
Light-Medium Industrial. I understand thatthe City's approval will allow the development of
. recreational vehicle storage, mini-storage units and small building spaces for light medium
industrial uses on Tax Lot 9200. ,,-
. . /l'fr-
-
,,.{i\ k'i '
Dated this 3.( ,day of~, 2006.
.&fP~
.'\ .~ '. ..
.
.
.
45
5-6
AFPROY AL OF APPLICA nON FOR RE-ZONE
I, 8i{vy~ f 1<..a5(11a~5 e~Vl .. owner of Lot 4:2 of MALA Park
Subdivision, am aware of and hereby support the approval by the City of Springfield of a re-
zoning of Tax Lot 9200 (Assessor's Map No. 17-03-25-14) from Low Density Residential to
Light-Medium Industrial. I understand that the City's approval will allow the development of
recreational vehicle storage, mini-storage units and small buPding spaces for light medium
industrial uses on Tax Lot 9200.
, I
Dated this I So , day of June, 2006,
(jJ~~v11 [' f(cur/'~~~,