HomeMy WebLinkAboutOrdinance 6146 11/07/2005
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ORDINANCE NO. 6146
(REGULAR)
AN ORDINANCE AMENDING THE METROPOLITAN AREA GENERAL PLAN
DIAGRAM BY REDESIGNATING THE DOWNTOWN MIXED-USE AREA FROM
MIXED-USE TO NODAL DEVELOPMENT/MIXED-USE.
The City Council of the City of Springfield finds that:
A. Article 7 of the Springfield Development Code sets forth criteria for Plan
diagram amendments.
B. The City Council initiated the following Metropolitan Area General Plan
diagram amendment:
Redesignate the Downtown Mixed Use Area, except all of the area east of 8th
Street and the block between ih and 8th on the north side of A Street, from
Mixed Use to Nodal Development. Land east of 8th Street and land between
ih and 8th on the north side of A Street shall remain Mixed Use Commercial.
(The Assessor's Map and Tax Lot identification of these properties is attached
to this Ordinance as Exhibit "B")
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C. On October 4, 2005 the Springfield Planning Commission conducted public
hearings to accept testimony and hear comments on this proposal. After the
close of this public hearing the Planning Commission considered the
testimony provided, including the staff report and all materials submitted in
the application, The Planning Commission voted 5 in favor, one opposed, to
forward a recommendation of approval to the Springfield City Council.
D. On October 17,2005 the Springfield City Council held public hearings on this
proposal.
E. Evidence exists within the record and the findings attached hereto that the
proposal meets the requirements of Article 7 of the Springfield Development
Code,
NOW, THEREFORE, THE CITY OF SPRINGFIELD DOES ORDAIN 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.
Section 2: The Metropolitan Area General Plan diagram designation for the
Downtown Mixed-Use Area is hereby changed to Nodal Development/Mixed-Use as
described in Exhibit B attached.
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Section 3: If any section, subsection, 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 portions of this Ordinance.
Section 4: Notwithstanding the effective date of ordinances as provided by
Section 2.11 0 of the Springfield Municipal Code 1997, this Ordinance shall become
effective upon the date that all of the following have occurred: (a) the ordinance has been
acknowledged as provided by ORS 197.625; and (b) at least 30 days have elapsed since
the date the ordinance was approved by the City Council.
Adopted by the Common Council of the City of Springfield this ~ day of
Betcber; 2005 by a vote of ~ in favor and ~ against. (1 recused)
November
Approved by the Mayor of the Ci
8th day ofE>ctober,
November
2005.
ATTEST:
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r&v Jtw-L
City Recorder cr. '
REViEWED & APPROVED
o FOR
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Ordinance No. 6146
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City Of Springfield
Development Services Department
September 8, 200
Staff Report
Applicant:
City of Springfield
Request:
Amend Metro Plan diagram for Downtown Area to Mixed UselNodal
Development; amend Downtown Refinement Plan diagram to Mixed
UselNodal Development; amend Downtown Refinement Plan text by
incorporating recommendations of the Springfield Station Area Plan
Steering Committee; and rezone all tax lots within the Downtown
Mixed Use Nodal Development Area to Mixed Use Commercial,
Mixed Use Residential or Public Land and Open Space
Attachments:
Attachment A: Downtown Nodal Development Area Plan
Designation Map- Proposed
Attachment B: Downtown Nodal Development Area - Current
Zoning
Attachment C: Downtown Nodal Development Area - Proposed
Zoning
Attachment D: Proposed Refinement Plan Text Amendments
Attachment E: A Refinelnent Plan for Springfield Downtown
Attachment F: Springfield Station Specific Area Plan
I. Executive Summary
Journal No's.
LRP 2005-00026
LRP 2005-00027
ZON 2005-00040
ProcedureType:
Type IV-- Legislative
EXHIBIT A 1
As part of the acknowledgment process for adoption of TransPlan - 2001, Eugene, Springfield
and Lane County elected officials agreed to implement "alternative performance measures" as a
substitute for the more difficult to achieve "10% reduction in vehicle miles traveled (vmt)"
during the horizon of the plan (20 years). These alternative performance measures include a land
use component that obligates the City of Springfield ,to redesignate a total of 400 acres, at several
sites across the city, to "nodal development." The first site with this designation was the
Glenwood river front, adopted in August, 2005; Downtown and Mohawk are proposed as fhe
next sites.
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and'
Concurrent Rezoning consistent with Diagram Amendments
Page I of23
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Downtown Refinement Plan ~xed-Use Nodal Development Boundary
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Nodal development designation is intended to create mixed-use centers along major
transportation corridors. Each center can include an emphasis in use more suited to the
economic advantages of the area (retail, service, office, industrial, residential), but the
expectation is that the ability to mix uses on the same site or within the same building will
gradually result in live/work/shop choices throughout the City that currently don't exist. In
addition, each of these sites is currently or will be well served by transit, and currently or will
through development, provide direct bike/ped connections internally and to the adjacent
neighborhood. The corollary benefits associated with successfitl nodal development are fewer or
shorter auto trips, less congestion, fewer air quality issues and less household income devoted to
the automobile. Even where nodes are only marginally successful in creating an actual "mix" of
compatible uses, dispersal of these opportunity sites means that residents of Springfield,
regardless of distance removed from non-residential use, will have nearer and more accessible
choices for shopping, services and employment.
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Each nodal site may use a variety of zoning districts to implement and promote the intended
dominate use, but in order to provide a full complement of choices to achieve a true mix of use,
other compatible zoning districts are allowed. In the downtown for example, land use policies in
the refinement plan emphasize retail, entertainment, civic and residential uses. These preferred
land uses can be accommodated with MUC or MUR zones for a mix of use within the same
building; with the PLO zone for public/civic land and buildings; and with MDR or HDR zones
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 2 of23
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for discrete use of higher density residential development. Attachment C shows proposed new
zoning to implement nodal designation in the downtown.
The text ~f the Refinement Plan is proposed to undergo significant revision throughout the
document. Most of the proposed changes are derived from the work completed by the City and
Downtown stakeholders dunng the preparation of the Springfield Station Specific Area Plan (c.
2000-2001). A steering committee from the larger group of stakeholders was formed for the
purpose of evaluating the existing Downtown Refinement Plan and reconimending where
changes and updates should occur. Those specific recommendations may be reviewed in Part 2,
section 9 of the Technical Appendix of the Springfield Station Specific Area Plan. The majority
of these recommendations are included in Attachment D in verbatim fonn. However, several of
these recommendations were in the fonn of direction, rather than replacement, i.e. "This chapter
should either be updated or deleted from the Refinement Plan." (Reference to: Involvement of
Downtown Organizations, page 3). In those circumstances, staff prepared text now proposed for
Planning COlmnission and City Council consideration.
, The City's Erivironnlental Services Division has proposed some changes to the Booth Kelly
Development Area to reflect the work performed on the Mill Race Restoration Area Project.
This text is descriptive of the project's intent, completion to-date, and future tasks or
recommendations intended to improve the water quality of the Mill Race. Although the
inclusion of this text represents a significant body of work, it is consistent with existing direction
taken by Council regarding implementation of the Endangered Species Act, the Clean Water Act
and the City's overall responsibility of resource stewardship.
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The proposed amendments maintain and enhance the original goals of the Downtown
Refinement Plan, and by extension the Metro Plan, by: allowing more residential opportunities
within the predominate commercial zone (MUC); emphasizing downtown as a people place
accommodating shoppers, walkers and residents; recognizing the importance of the City's
commitment to infrastructure improvements; and by limiting some uses considered incompatible
with these goals. Those uses.are either exclusively auto-dependent or are out of scale with the
type of uses soughtfor the downtown (see page 41-4 and 41-5 of the Springfield Development
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 3 of23
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Code for the complete list). Some of these uses already exist downtown but, with the exception
of a fairly extensive automobile dealership east of Sth Street, the remaining businesses are
otherwise compatible with downtown's other businesses. In the case of the larger automobile
dealership, staff is recommending that the boundary of the Downtown Nodal Overlay District be
withdrawn to Sth Street on the east. The area east of Sth to I 4th would remain designated
Commercial on the Metro Plan diagram; would remain zoned Community Commercial; and
would no longer be within the boundary Of the Downtown Refinement Plan. For all other
properties within the modified Nodal Overlay Boundary currently occupied by restricted uses,
staff is recommending the following policy to respond to this circumstance:
"At the time of a Zoning Map amendment to a specific mixed use zone pennitted within the
Downtown Mixed Use area, the presence of any lawful use that would then not be pennitted
within that zone shall be considered a pre-existing permitted use. This use may continue or
expand, regardless of ownership transfer, unless abandoned for 6 months or more as specified in
Springfield Development Code Article 5, Non-Confonning Use."
This new policy will create a cushion for the existing financial commitment made to establish
and maintain these uses, but will also set the same limits on expansion that other businesses face
when subject to the provisions of Article 5.
II. Procedural Requirements
Procedural requirements for amending the Metro Plan Diagram, the refinement plan diagram and
text, and zone changes are described in Article 7 METRO PLAN AMENDMENTS, ArticleS
ADOPTION OR AMENDMENT OF REFINEMENT PLAN TEXT, REFINEMENT PLAN
DIAGRAMS AND DEVELOPMENT CODE TEXT, and Article 12 OFFICIAL ZONING MAP
AMENDMENTS, of the Springfield DevelopmentCode. The following procedural relationships
should be noted: "When a Metro Plan diagram amendment requires a refinement plan or
function plan diagram, or map and text amendment for consistency, the Metro Plan, refinement
Plan and functional plan amendments shall be processed concurrently." (SDC 7.1 I 0(4)). "The
Planning Commission [or Hearings Official] may make a recommendation to the City Council to
approve, approve with conditions or deny Zoning Map amendment and Metro Plan diagram
amendment based upon approval criteria. The City Council shall make the tinallocal decision
on all Zoning Map amendments involving a Metro Plan diagram amendment." (SDC 12.030(2)).
Article 14 PUBLIC HEARINGS, Section 14.030 (2) requires that legislative land use decisions
be advertised in a newspaper of general circulation, providing information about the legislative
action and the time, place and location of the hearing. This notice has been provided.
Findings:
1. The City Council has initiated these amendments to the Metro Plan diagram, the
Downtown Refinement Plan diagram and text, and the rezoning of property within the
Downtown Refinement Plan Mixed Use Area. .
2. A "DLCD Notice of Proposed Amendment" was mailed to the Department of Land
Conservation and Development on August 12, 2005, stating the City's intent to make
Staff Report: Proposed Amendments to Metro Plan Diagram. Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent lvith Diagram Amendments
Page 4 of23
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these amendments and zone changes. The notice was mailed more than 45 days in
advance of the first evidentiary hearing as required by ORS 197.610.
3. Notice of the public hearing concerning this matter was published on September 24,2005
in the Springfield News, advertising both the hearing before the Springfield Planning
Commission on October 4,2005 and the City Council on October 17,2005. The content
of the notice followed the direction given in Section 14.030 (2) of the SDC for these
actions,
Conclusion:
Procedural requirements described in Articles 7, 8, 12 and 14 of the SDC have been followeq.
Notice requirements established by DLCD for these actions have also been followed.
III. Decision Criteria and Findings
Metro Plan Amendment - Criteria and Findings
Arti.cle 7 describes the criteria to be used in approving a Type II Metro Plan amendment. SDC
Section 7.070(3) states: "The following criteria shall be applied by the City Council in
approving or denying a Metro Plan amendment application: (a) The amendment must be
consistent with the relevant statewide planning goals adopted by the Land Conservation and
Development Commission; and (b) Adoption of the amendment must not make the Metro Plan
internally inconsistent."
Criterion (a) the amendment must be consistent with the relevant statewide planning goals
adopted by the Land Conservation and Development Commission.
Goall: Citizen Involvement
To develop a citizen involvement program that insures the opportunity for citizens to be
involved in all phases of the planning process
Findings
The planning process responsible for this site being considered for designation as a node
began in 1998 at about the three quarter-point of the TransPlan update, The cities and Lane
County proposed alternative performance measures to achieve the equivalent of a 10%
reduction in vehicle miles traveled (vmt) required by the Transportation Planning Rule (TPR)
for all Transportation System Plans (TSPs). The proposal to use the alternative strategies,
including nodal development designation throughout Eugene and Springfield, underwent an
extremely robust citizen involvement process in the two years or so it took to perfect.
Included in this process were community work shops, local government hearings and
hearings at the Land Conservation and Development Commission. The alternative
performance measures were as much a construction ofthe citizens of Eugene-Springfield as
they were a proposal from the joint elected officials. The Land Conservation and
Development Commission acknowledged this land use measure ,(nodal development) on May
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 5 of23
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8,2001. Eugene, Springfield and Lane County elected officials adopted TransPlan and
amendments to the Metro Plan in December, 200l,
All property owners and tenants within the downtown, and all property owners and tenants
within 300 feet of the downtown boundaries received mailed notice of the public hearing
before the Planning Commission and the public hearing before the City Council. The DLCD
received a copy of the proposal for distribution to interested parties on August 12, 2005.
Goal 1 Citizen Involvement is satisfied.
Goal2: Land Use Planning
To establish a land use planning process and policy framework as a basis for all decisions and
actions related to use of land and to assure an adequate factual based for such decisions and
actions.
Findings
The Eugene-Springfield Metropolitan Area General Plan is the basic guiding land use policy
document for the City of Springfield. The "Purpose" section of the Metro Plan describes it
as a framework plan. It is intended that more detailed refinement plans, programs, and
policies should supplement the Metro Plan (E. Relationship to Other Plans and Policies, page
1-5, Metro Plan).
The Eugene-Springfield Transportation System Plan, TransPlan, was adopted in 2001.
Under state law, TransPlan is a functional plan of the Metro Plan.
TransPlan made findings and established policies that support and promote mixed-use
r development and nodal development. TransPlan includes a map titled "Potential Nodal
Development Areas for the Eugene-Springfield Metro Area." The Downtown Mixed Use
Area is identified as Site 8B.
TransPlan includes specific land use policies implementing nodal development, including
Land Use Policy #l: Nodal Development.
Springfield's various neighborhood refinement plans are adopted as components of the Metro '
Plan, and are authoritative in the land use policies that will guide development within their
boundaries.
The Springfield Downtown Refinen1ent Plan, East Main Refinement Plan, Gateway
Refinement Plan, Mohawk Specific Development Plan and the Glenwood Refinement Plan,
each show mixed-use on their land use maps and discuss mixed use development in their
plan texts.
In June 2002, the Springfield City Council adopted an ordinance that added Article 41-
Mixed Use Zoning Districts and Article 4 I-Nodal Development Overlay District to the
Springfield Development Code for the purpose of implementing the land use policy elements
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 60f23
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of TransPlan. In adopting Articles 40 and 41, findings were made that the Articles were
consistent with the Metro Plan. The addition of Articles 40 and 41 to the Springfield
Development Code was acknowledged by the Land Conservation and Development
Commission.
The current designation of this area on the Metro Plan diagram is a combination of
community commercial and government and education with a mixed use overlay. Changing
to Nodal Development/Mixed Use has only the modest effect of allowing ground-floor
residential and prohibiting a finite list of auto dependent uses. For all intents and purposes,
the current designation, current zoning and current refinement plan designation and policies
allow almost point-for-point exchange of uses permitted by the new designation. The more
telling aspect of this change is the commitment of this area's future to a more compact, more
pedestrian-oriented shop-live-work enviromnent well served by a variety of transportation
option,s.
Goal 2 Land Use Planning is satisfied.
Goal 3: Agricultural Lands
To preserve and maintain agricultural lands.
Findings
Agricultural land does not include land within acknowledged urban growth boundaries. All of
the land included in this proposed redesignation is within the urban growth boundary.
Goal 3 Agricultural Lands does not apply to this action,
Goal 4: Forest Lands
To conserve forest lands by maintaining the forest land based and to protect the state's forest
economy by making possible economically efficient forest practices that assure the continuous
growing and harvesting of forest tree species as the leading use on forest land consistent with
sound management of soil, air, water, and fish and wildlife resources and to provide for
recreational opportunities and agriculture.
Findings
The Metro Plan was acknowledged by the state in April, 1982, and has undergone two major
periodic review cycles, in 1987 and in 1994-2005, both of which were acknowledged by LCDC.
None of these activities included forest lands as a component of the Eugene-Springfield
buildable lands inventories or park and open space designations, or even tangentially as a Goal 5
natural resource. In any case, the Downtown Mixed Use Area is not suited to this classification
of resource land as such land is described in the guidelines of this Goal.
Goal 4 Forest Lands does not apply to this action.
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 70f23
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GoalS: Natural Resources, Scenic and Historic Areas, and Open Spaces
To protect natural resources and conserve scenic and historic areas and open spaces.
. Findings
The most recent Periodic Review of the Metro Plan included the task of compliance with the
natural resources component of Goal 5. Community-wide surveys were conducted, including
information provided by citizen volunteers, property owners, fish and wildlife experts, air
photos, earlier inventories, and staff site visits. As this entire body of work progresses through
the review, evaluation, and adoption process, no natural resources other than the Mill Race and
Willamette River are within the boundaries of the Downtown Refinement Plan. The historic
structures that exist downtown are not affected by this change: "The overlay zone applies to all
property wherelNDO is indicated on the Springfield Nodal Overlay Map, except where the
property is an historic property according to Article 30 of this Code." (SDC 41.010(2))
Changing the Metro Plan diagram to Nodal Development/Mixed Use does not provide for a
tennination in the City's obligation to comply with this Goal. The focus of nodal development is
on land to be used for development, not resource protection. None of the provisions of Nodal
, Development, either in the Metro Plan or the Development Code, supersede Goal 5 compliance.
Goal 5 Natural Resources is accommodated by this proposal.
Goal6: Air, Water and Land Resources Quality
To maintain and improve the quality of the air, water and land resources of the state.
Findings
The proposed redesignation of the Downtown Mixed Use Area to Nodal Development/Mixed
Use is intended to enable redevelopment of the downtown, thereby conserving building
resources, introduce uses that will provide opportunities to live, work and shop in such proximity
that use of motor vehicles (based on number and length of individual trips) is expected to
decline, thereby reducing congestion and the deleterious effects on air quality that such
circumstances create. Increasing jobs and housing opportunities along transportation corridors
and in close relationship to major transit facilities also promotes opportunities and choices for
citizens living outside the area to travel to the downtown using different modes. This in turn
conserves transportation resources, including fuel, and may reduce long-term maintenance costs.
This amendment will not influence the requirements and obligations all new development must
observe regarding the City's stonn water management standards or ground water protection
ordinances.
. Goal 6 Air, Water and Land Resources Quality is promoted by this action.
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 8 of23
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Goal 7: Areas Subject to Natural Disasters and Hazards
To protect life and property from natural disasters and hazards.
Findings
All sites associated with natural hazard, including flood plain, rapidly moving landslides, weak
soil foundation, and earthquakes have been mapped and included in the City's Hazard Mitigation
Plan, adopted November 15, 2004, and approved by the FEMA on November 30, 2004.
Changing the Metro Plan diagram to Nodal Development/Mixed Use has no effect on the
applicability of the Hazard Mitigation Plan, compliance with the structural specialty code, the
one and two dwelling code, or the City's floodplain overlay district standards. All commercial
and multi-family residential development is subject to the City's site plan review standards.
Though the Downtown Mixed Use Area borders some unstable soils onWillamette Heights and
the Willamette River flood plain, the downtown area doe not contain any known hazards.
Goal 7 Areas Subject to Natural Disasters and Hazards is not compromised by this action.
GoalS: Recreational Needs
To satisfy the recreational needs of the citizens of the state and visitors and, where
appropriate, to provide for the siting of necessary recreationalfacilities including destination
resorts.
Findings
The City adopted the Willamalane Park,and Recreation District Comprehensive Park and
Recreation Plan on November 15, 2004, as a refinement plan of the Metro Plan. This post-
acknowledgement plan amendment was acknowledged by the Director of the Department of
Land Conservation and Development on December 6, 2004. Amending the Metro Plan diagram
to Nodal Development/Mixed Use does not relieve the City of its continuing obligation to
implement the Metro Plan or its attendant refinement plans. In fact, there is an obligation to
provide public spaces within nodes that is not required elsewhere. Redesignation of the
downtown has no effect on the policies, programs or projects identified in the Park Plan which
apply to the downtown. The potential increase in population that may occur as a result of this
designation will remain within the distance guidelines (up to Yz mile service area) and area
standards per 1,000 population (2 acres per thousand) for Island Park.
Goal 8 Recreational Needs is satisfactorily addressed by this proposal.
Goal 9: Economic Development
To provide adequate opportunities throughout the state for a variety of economic activities
vital to the health, welfare, and prosperity of Oregon's citizens.
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 9 0123
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Findings
Amending the Downtown Mixed Use Area to Nodal Development/Mixed Use more precisely
implements existing Metro Plan policies regarding Springfield's Downtown. All existing
Community Commercial zones will be revised to Mixed Use Commercial; all existing Medium
Density Residential zones will be revised to Mixed Use Residential. There is no net change in
commercial zoning, but there is an increase in commercial uses allowed in Mixed Use
Residential (20% of the ground floor), and the use list in MUC offers more uses than CC (albeit
II auto-related or auto-dependent uses are prohibited). Any existing use that falls within this
category will be considered a pre-existing permitted use and will be allowed to remain with
limitations only on expansion.
NOTE: OAR Division 9, and specifically 660-009-0010(4) states: Notwithstanding paragraph
(2) above, a jurisdiction which changes its plan designations oflands in excess of two acres to or
from commercial or industrial use, pursuant to OAR 660, division 18 (a post acknowledgement
plan amendment), must address all applicable planning requirements." This proposal is not
changing land from non-commercial to commercial or from commercial to non-commercial; it is
, commercial to commercial. An economic opportunities analysis is not called for in the absence
of any net difference in commercial acreage.
. Goal 9 Economic Development is promoted by this action.
Goal 10: Housing
To provide for the housing needs of the citizens of the state.
Findings
The proposed Metro Plan diagram amendment will give clear definition to the Downtown Nodal
Development/Mixed Use Area. The purpose of this change is to further validate the policies of
the Metro Plan and Downtown Refinement Plan, both of which call for this area to be developed
with a mix of commercial and medium to high density residential uses. The close proximity of
these uses combiped with the presence of a major transit facility presents a more frugal
arrangement of transportation, jobs, housing and employment opportunities than exists outside of
designated nodes, Since there is no prohibition on multi-family residential anywhere inside this
designation, and the current limitation on residential located on "second floors or above" is
removed, this action increases residential development possibilities throughout downtown,
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The purpose of the Nodal Development Overlay District is, in part, to: ".. .support pedestrian-
friendly, mixed-use development as outlined in the State Transportation Planning Rule. Design
standards for the NDO District are structured to foster the essential characteristics of pedestrian-
friendly, human scale development that define 'nodal development.' These include (e) A mix of
housing types and residential densities that achieve an overall net density of at least 12 units per
acre." The existing designation does not compel minimum densities; it allows second story
residential uses.
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 10 of23
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Goal 10 Housing is implemented by this action.
Goal 11 : Public Facilities and Services
To plan and develop a timely, orderly and efficient arrangement of public facilities and
services to serve as a framework for urban and rural development.
Findings
This action constitutes a commitment from the City to develop and redevelop downtown with a
compatible mix of retail, service, tourist and residential uses utilizing the existing infrastructure
(grid system of streets, alleys, sidewalks). In addition, placing these uses near and around a
major transit facility relieves pressure elsewhere on the transportation system. This action does
not require more public facilities and services than the current similar Plan designation
Goal 11 is satisfied.
Goal 12: Transportation
To provide and encourage a safe, convenient and economic transportation system.
"2. Eugene and Springfield need to specify specific areas for nodal development within one year.
TransPlan identifies approximately 50 areas as having potential for nodal development. Eugene
and Springfield need to move quickly to pick which of the 50 areas to designate as nodes and set
general boundaries to guide subsequent detailed planning.
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3. Eugene and Springfield need to adopt Metro Plan designations and zoning amendments for
the specified nodes within two years after TransPlan adoption. Currently, most of the identified
nodes are planned and zoned to allow continue auto-oriented development. This means
inappropriate and poorly designed uses that could easily frustrate nodal development can be
located in nodes. To be successful, nodes generally require a mix of mutually supportive
pedestrian and transit-friendly uses and a good network of streets. If interim development
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 11 of23
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includes inappropriate uses or is poorly laid out, the result could be to make a much larger area
and perhaps a whole node unsuitable for nodal development."
Oregon Administrative Rule 660-012 implements Goal 12, This Rule (TPR) includes the
following definitions:
(14) "Pedestrian district" means a comprehensive plan designation or implementing land use
regulations, such as an overlay zone, that establish requirements to provide a safe and convenient
pedestrian environment in an area planned for a mix of uses likely to support a relatively high
level of pedestrian activity. Such areas include but are not limited to:
(a) Lands planned for a mix of commercial or institutional uses near lands planned for medium
to high density housing; or
(b) Areas with a concentration of employment and retail activity; and
(c) Which have or could develop a network of streets and accessways which provide convenient
pedestrian circulations."
(23) "Transit-Oriented Development (TOD)" means a mix of residential, retail and office uses
and a supporting network of roads, bicycle and pedestrian ways focused on a major transit stop
designed to support a high level of transit use. The key features of transit oriented development
include:
(a) A mixed use center at the transit stop, oriented principally to transit riders and pedestrian and
bicycle travel form the surrounding area;
(b) High density of residential development proximate to the transit stop sufficient to support
transit operation and neighborhood commercial uses within the TOD;
(c) A network of roads, and bicycle and pedestrian paths to support high levels of pedestrian
access within the TOD and high levels oftransit use."
The TPR also includes a process for plan and land use regulation amendments. This section of
the TPR requires a determination of the impact on existing or planned transportation facilities of
the proposed amendment. In making this detennination, the local jurisdiction must assess
whether the proposal will significantly affect the function, capacity and performance standards of
the facility. This significant affect occurs if it:
"(a) Changes the functional classification of an existing or planned transportation facility;
(b) Changes standards implementing a functional classification system;
(c) Allows types or levels of land uses which would result in levels of travel or access which are
inconsistent with the functional classification of a transportation facility; or
(d) Would reduce the performance standards of the facility below the minimum acceptable level
identified in the TSP."
If the proposal does significantly affect a transportation facility, then the rule requires that the
impact be mitigated by one or more of the following methods:
"(a) Limiting allowed land uses to be consistent with the planned function, capacity, and
perfonnance standards of the transportation facility;
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 12 0/23
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(b) Amending the TSP to provide transportation facilities adequate to support the proposed land
uses consistent with the requirements ofthis division;
(c) Altering land use designations, densities, or design requirements to reduce demand for
automobile travel and meet travel needs through other modes; or
(d) Amending the TSP to modify the planned function, capacity and perfonnance standards as
needed, to accept greater motor vehicle congestion to promote mixed use, pedestrian friendly
development where multimodal travel choices are provided."
The proposed amendment will allow the Mixed Use Commercial and Mixed Use Residential
zones (Article 40) to be applied where currently Community Commercial and Medium Density
Residential zones apply. In addition, the Nodal Overlay District (Article 41) will apply. Article
41 institutes design standards to orient buildings to the street; prohibits parking between streets
and buildings; creates pedestrian environments; provides public spaces; has a minimum density
of 12 units per acre; and prohibits eleven auto-related, auto-dependent uses currently allowed in
the CC district. Article 40 provides a maximum number of off-street parking spaces; allows
maximum use of the site; establishes maximum setbacks; requires at least one major pedestrian
entrance; and establishes a ratio of building size per pedestrian amenity.
The TPR allows for an automatic reduction in trip calculation attributed to the new use
(amendment):
"( d) The purpose of this section is to provide an incentive for the designation and
implementation of pedestrian-friendly, mixed-use centers and neighborhoods by lowering the
regulatory barriers to plan amendments which accomplish this type of development. The actual
trip reduction benefits of mixed-use, pedestrian-friendly development will vary from case to case
and may be somewhat higher or lower than presume pursuant to (a) above. The Commission
concludes that this assumption is warranted given general information about the expected effects
of mixed-use, pedestrian-friendly development and its intent to encourage changes to plans and
development patterns." The reference to "(a) above" in this section is the automatic 10%
reduction in trips assumed through approval of a mixed-use, pedestrian-friendly center which
prohibits such uses as gas stations, car washes, storage facilities and motels,
The TPR also assumes that any of the following circumstances constitute "mixed-use,
pedestrian-friendly centers or neighborhoods:"
,
"(A) An existing central business district or downtown;
(C) An area designated in an acknowledged comprehensive plan as a transit oriented
development or a pedestrian district; or
(D) An area designated as a special transportation area as provide for in the Oregon Highway
Plan." . '
The Downtown Mixed Use Area is designated as a "Node" in TransPlan (Site 8B, Map of
Potential Nodal Development Areas for the Eugene-Springfield Metro Area); Article 41 of the
Springfield Development Code implements the nodal designation and requires the creation of
pedestrian-friendly environments; Main Street from the bridges to loth Street is designated as a
"special transportation area" by ODOT; and the Downtown Mixed Use Area is regarded as
Springfield's central business district.
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
ConclIrrent Rezoning consistent with Diagram Amendments
Page 13 of23
14
.
Existing transportation facilities that serve this area are: the Main-South A couplet, and A and B
Streets along the east-west axis; Mill Street, the Pioneer Parkway couplet, and 5th and ih Streets
along the north-south axis. The analysis of the r~gional system conducted during the TransP1an
update did not reveal any level of service issues or other functional problems requiring
modernization, safety, or reclassification for these facilities (An access management study
(Project 838) for the length of Main Street, from 1-5 to the UGB is the only project on any of
these facilities).
This Plan amendment will not change the functional classification of an existing transportation
facility (TransPlan does not identify any planned transportation facilities for this area).
This Plan amendment will not change standards implementing a functional classification system;
there are no new uses pennitted; some existing uses are prohibited; no more intensive use ofland
is pennitted.
.
This Plan amendment will not allow types or levels ofland uses which would result in levels of
travel or access which are inconsistent with the functional classification of a transportation
facility. The existing development density is 100% of the site: no change in this allowance in
the proposal. The existing use list is unlimited commercial and multi-family residential; the
change included in the proposal eliminates II auto-related/auto-dependent uses. The proposal
requires mandatory pedestrian amenities to accommodate visitors and residents utilizing the
newly developed major transit facility (Springfield Station). The existing designation allows
"big-box" retail; implementation of this proposal through application of Article 41 of the
Springfield Development Code will limit the building footprint of single occupant retail uses to
50,000 square feet.
This Plan amendment will not reduce the performance standards of the facility beiow the
minimum acceptable level identified in the TSP. The TSP identifies LOS on Main as .95; on
South A as .90; and all other roadways as LOS D (v/c=.88-.97), All facilities are operating
within this guidelines; the proposal does not allow more intensive use or uses and actually
prohibits uses permitted under the current designation.
Goal12 Transportation is satisfied.
Goal 13: Energy Conservation
To conserve energy. Land and uses developed on the land shall be managed and controlled so as
to maximize the conservation of all forms of energy, based upon sound economic principles.
Findings
This is a macro level goal that does not frequently lend itself to site-specific plan diagram
amendments. However, the following guidelines from the goal demonstrate this proposal's
. compliance to Goa113:
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown R~finement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 14 of23
.
.
.
15
3. Land use planning should, the maximum extent possible, seek to recycle and re-use vacant
land and those uses which are not energy efficient.
4. Land use planning should, to the maximum extent possible, combine increasing density
gradients along high capacity transportation corridors to achieve greater energy efficiency.
The proposal implements mixed use activities in an attempt to create live-work-shop
environments in proximity to higher density residential uses and major transit facilities. This
designation promotes alternative travel modes by requiring construction of pedestrian amenities;
by locating within ~ mile of a major transit facility (Springfield Station); by requiring building
orientation to favor pedestrians over automobiles; and by prohibiting certain auto-related, auto-
dependent uses. The proposal establishes minimum residential density, allows full development
of the site, and sets a maximum bound on off-street parking.
Goal 13 Energy Conservation is served by this proposal.
Goal 14: Urbanization
To provide for an orderly and efficient transition fr.om rural to urban land use.
Findings
The main purpose of this goal is to address needed inventories of buildable land within UGB's
and how that land is converted from rural to urban. There is an expectation built into this goal
that what land is in the inventories will be developed in a cost-efficient, orderly manner thereby
reducing the pressure on cities to seek additional rural land for urban development prematurely.
The City has a number of objectives in mind when designating sites for nodal development. The
main objective is creation of dispersed mixed-use opportunities for employment, housing and
shopping. Making these various opportunities accessible to the widest possible number of
Springfield residents and businesses reduces the more traditional, expensive and land
consumptive development models.
Of equal importance, but perhaps a less obvious objective, is the intensification of use that is
promoted by these designations. In many cases, past development practices and patterns did not
maximize the use of land thereby creating a secondary class of land categorized as under-
. developed or under-utilized. By creating opportunities that include minimal setback.s, maximum
parking, and more than one use on-site, redevelopment, when it comes, will be able to take
advantage of this new allowance. The net effect of higher density, higher intensity, and mixed
use is better utility of existing inventory and therefore a less urgent need to replenish the
inventories.
Goal 14 Urbanization is supported by this proposal.
Goal 15: Willamette River Greenway
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 15 of23
16
.
To protect, conserve, enhance and maintain the natural, scenic, historical, agricultural,
economic and recreational qualities of lands along the Willamette River and the Willamette
River Greenway.
Findings
The western border ofthe Nodal Development designation abuts the established Willamette
River Greenway Boundary at Island Park. This proposal does not include any amendments to
the Greenway Overlay District. This proposal does not affect the ongoing implementation of the
City's Greenway ordinance.
Goal IS Willamette River Greenway is sustained by this proposal.
Goals 16-19 Estuarine Resources, Coastal Shorelands, Beaches and Dunes and' Ocean
Resources.
Findings
The lands to which these goals apply are well west ofthe land proposed to be amended by this
action.
Goals 16-19 Estuarine Resources, Coastal Shorelands, Beaches and Dunes and Ocean Resources
. do not apply to this proposal.
The preceding narrative demonstrates compliance with this criterion.
Criterion (b) Adoption of the amendment must not make the Metro Plan internally
inconsistent.
This proposal will convert an existing, poorly defined "mixed use" designation, to a site-specific
Nodal Development Mixed Use site. This action promotes the following Metro Plan policies:
Residential Land Use and Housing Element
AIO Promote higher residential density inside the urban growth boundary that utilizes existing
infrastructure, improves the efficiency of public services and facilities, and conserves rural
resource lands outside the urban growth boundary.
A.II Generally locate higher density residential development near employment or commercial
services, in proximity to major transportation systems or within transportation-efficient nodes.
.
Al3 Increase overall residential density in the metropolitan area by creating more opportunities
for effectively designed in-fill, redevelopment, and mixed use while considering impacts of
increased residential density on historic, existing and future neighborhoods.
Al7 Provide opportunities for a full range of choice in housing type, density, size, cost and
location.
Staff Report: ProposedAmendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text. and
Concurrent Rezoning consistent with Diagram Amendments
Page 16 of23
17
. A.19 Encourage residential developments in or near downtown core areas in both cities.
Economic Development Element
14. Continue efforts to keep the Eugene and Springfield central business districts as vital centers
of the metropolitan area.
28. Recognize the vital role of neighborhood commercial facilities in providing services and
goods to a particular neighborhood. '
29. Encourage the expansion or redevelopment of existing neighborhood commercial facilities
as surrounding residential densities increase or as the characteristics of the support population
change. '
Environmental Design Element
1. In order to promote the greatest possible degree of diversity, a broad variety of commercial,
residential, and recreational land uses shall be encourage when consistent with other planning
policies.
. Transportation E~ement
F.I Apply the nodal development strategy in areas selected by each jurisdiction that have
identified potential for this type of transportation-efficient land use pattern.
F.3 Provide for transit-supportive land use patterns and development, including higher intensity,
transit-oriented development along major transit corridors and near transit stations; medium-and
high-density residential development with ~ mile of transit stations, major transit corridors,
employment centers, and downtown areas; and development and redevelopment in designated
areas that are or could be well served by existing or planned transit.
F.5 Within three years of TransPlan adoption, apply the ND, Nodal Development, designation
to areas selected by each jurisdiction, adopt and apply measures to protect designated nodes from
incompatible development and adopt a schedule for completion of nodal plans and implementing
ordinances.
F.26 Provide for a pedestrian environment that is well integrated with adjacent land uses and is
designed to enhance the safety, comfort and convenience of walking.
Energy Element
.
8. Commercial, residential, and recreational land uses shall be integrated to the greatest
extent possible, balanced with all planning policies to reduce travel distances, optimize
reuse of waste heat, and optimize potential on-site energy generation.
The preceding citations demonstrate compliance with this criterion,
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 17 oJ23
18
.
Conclusion
The preceding findings demonstrate compliance with statewide goals and consistency with
applicable policies of the Metro Plan, i.e. this action does not make the Metro Plan internally
inconsistent. The cited Metro Plan policies also provide a direct indication of how this action
has been expected to occur for some time by specifically identifying the application of nodal
development in Downtown Springfield. The criteria of approval for Metro Plan amendment are
satisfied.
Refmement Plan Amendment - Criteria and Findings
Article 8 ofthe Springfield Development Code contains the general provisions for refinement
plan text and diagram amendments, the method of review and the criteria of approval. . Section
8.030 states: "In reaching a decision on these actions, the Planning Commission and the City
Council shall adopt findings which demonstrate confonnance to the following: (I) The Metro
Plan; (2) Applicable State statutes; (3) Applicable statewide Planning Goals and Administrative
Rules."
. Criterion (1) Conformance with the Metro Plan
Amendment of the Downtown Refinement Plan diagram is subject to policy in the Metro Plan
and procedures in the Springfield Development Code. Chapter IV Plan Amendments and
Refinements, Metro Plan, contains the following policies:
"9. The three metropolitan jurisdictions shall jointly develop and adopt Metropolitan Plan
amendment application procedures and a fee schedule.
12: All refinement and functional plans must be consistent with the Metropolitan Plan, and
should inconsistencies occur, the Metropolitan Plan is the prevailing policy document."
The City of Springfield adopted the following relevant Metro Plan amendment procedure:
Section 7.110(4) of the SDC:
.
"RELATIONSHIP TO REFINEMENT PLAN OR FUNCTIONAL PLAN AMENDMENTS.
When a Metro Plan amendment is enacted that requires an amendment to a refinement plan or
functional plan diagram or map for consistency, the Metro Plan diagram amendment
automatically amends the refinement plan or functional plan diagram or map if no amendment
to the refinement plan or functional plan text is involved. When a Metro Plan diagram
amendment requires a refinement plan or functional plan diagram, or map and text amendment
for consistency, the Metro Plan, refinement Plan and functional plan amendments shall be
processed concurrently."
Staff Report: Proposed Amendments to Metro Plan Diagram. Downtown Refinement Plan Diagram and Text, and
ConcUlTent Rezoning consistent with Diagram Amendments
Page 18 of23
19
.
The amendment of the Downtown Refinement Plan diagram in the Mixed Use Area to Nodal
Development Mixed Use must occur to be consistent with the Metro Plan.
The proposed refinement plan text amendments can be placed into the following three
categories: 1. Update of factual infonnation (Purpose of the 2001 Update; Proposed Projects
and Future Projects; Assets and Liabilities; and Future Planning Element); and, 2. Update of
policies (Land Use Element; Access, Circulatiori and Parking; Economic Development
Element; Design Element; and Public Spaces Element).
This first category is included in the refinement plan for purposes of cqntinuity; the original text
had this infom1ation, but the original is now 18 years old and circumstances have changed.
Nothing in this updated information suggests an inconsistency with Metro Plan policy or would
constitute an action contrary to Metro Plan policy. The majority of this is only applicable to the
Metro Plan by virtue of its appearance in the refinement plan. . This infonnation is not)
specifically unresponsive to the test of Metro Plan consistency, but there is not much here to
compare since it does not rise to policy or implementation. The proposed and future projects
are .consistent with Metro Plan policy regarding bike and pedestrian improvements in nodes
(Policy FA, F.1I, F.13, F.14, F.22, F.24, F.26 F.27 and F, 28), with Willamalane's
Comprehensive Park Plan guidelines (an adopted refinement of the Metro Plan); with policies
#18, #19, #20 and #21 of the Environmental Resources Element; and with policies #2, #3, #4
and #5 of the Willamette River Greenway, River Corridors, and Waterway Element.
.
The second category of text amendment includes polices intended to implement the refinement
plan. The first of these policies are general in nature but direct action to encourage mixed use
development through diagram amendment and zone change to MUC and MUR. This is
consistent with the Metro Plan as described on pages 16 and 17 of this report.
The next policy supports civic uses in the downtown, particularly along A Street. As this
constitutes one of the sought after uses within the mixed use enviromnent (office) it is
consistent with the plan policies on pages 16 and 17 of this report.
The Downtown Mixed Use Area text describes the application ofMUC and MURzoning;
expands the opportunities for multi-family residential; and recommends design consideration at
the edge for purposes of compatibility. These policies are consistent with the Metro Plan
policies cited on pages 16 and 17 of this report.
.
The section on Plan diagram designations identifies the Downtown Mixed Use Area, Parks and
Open Spaces and Booth Kelly Development Area. All of the proposed refinement plan diagram
changes are consistent with the proposed Metro Plan diagram changes. This language is merely
being updated to reflect new terminology and, in the case of the Booth Kelly Development
Area, the Mill Race Restoration Area, which encompasses the former Mill Pond site, the dam,
and the remainder of the Mill Race to its confluence with the Willamette River. This area is
proposed to be zoned Park and Open Space, but may be better suited for a natural resource
overlay zone when such an element of the Springfield Development Code is enacted, In either
case neither the Metro Plan diagram nor the Refinement Plan diagram need to be amended as
the Mill Race is already on the Metro Plan diagram, and the Booth Kelly site is on both. The
Mill Pond will simply be renamed the Mill Race Restoration Area.
Staff Report: Proposed Amendments to Metro Plan Diagram. Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 19 of23
.
.
.
20
Access, Circulation and Parking describes existing facilities and those identified in TransPlan
but not yet constructed, This infonnation does not represent consistency issues; it merely states
the current circumstances. The policies itemize bicycle improvements, multi-use path
developments, pedestrian improvements, BR T and the special transportation area designation of
Main Street. All of these policies are consistent with the Metro Plan policies cited on page 16
and 17 of this report. Additional Metro Plan policies which apply are: F .6, F. 7, F .14, F .18, and
F.19.
The Economic Element policies seek to solidify the downtown as a good investment because of
the partnerships and the potential expansion of a diverse core of uses, including the new justice
center, CDBG investments, the STA designation of Main Street, the Wildish Theater, and a
variety of festivals. This is normal material for economic land use elements and simply is more
specific than the broader language of policies #ll, #13, #14, #28 and #29 of the Economic
Element of the Metro Plan,
The Design Element policies are similar to the economic policies in their relationship to the
Metro Plan. Most of this text is mirrored by the Metro Plan, ifnot literally, certainly in spirit by
those policies cited on pages 16 and 17 of this report, and policies #3, #4, #5, #7 and #8 in the
Environmental Design Element.
The final section of policy regards public spaces. These policies are not all of sufficient impact
to rise to a level of equivalency with the Metro Plan, but they do embody the same sort of
thematic consistency with the policies cited on pages 16 and 17 of this report, and the
previously cited policies in the Environmental Design Element. The preceding demonstrates
compliance with this criterion.
Criterion (2) Conformance with Applicable State Statutes
Most of the state law that applies to post acknowledgment amendments is contained in the
Oregon Administrative Rules, the last criterion of approval for refinement plan text
amendments. There is some guidance in ORS 197 regarding refinement plans, but this is
primarily to describe the minimum elements of the refinement plan and the procedure for
adoption (ORS 197.200). The Downtown Refinement Plan is an acknowledged refinement of
the Metro Plan and includes each of the elements specified by statute. Since the Metro Plan is
consistent with applicable state statutes, and this proposal implements the Metro Plan, the
proposal complies with this criterion.
Criterion (3) Conformance with Applicable Statewide Planning Goals and Administrative
Rules
The preceding evaluation of the proposed refinement plan text amendments' internal
consistency with the Metro Plan text demonstrates compliance with applicable statewide
planning goals and rules because: I. The Metro Plan has been acknowledged by the State Land
Conversation and Development Commission to be in compliance with all applicable goals and
rules; and, 2. The findings of determination of refinement plan-Metro plan consistency rely
upon application of the goals and rules (see pages 5-18 ofthis report).
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 20 of23
.
.
.
21
Conclusion
The preceding text shows the clear linkage between the Metro Plan and the proposed techniques
to implement the Metro Plan embodied in the refinement plan text and diagram. Both plans will
carry site-specific diagrams showing the boundaries of the Nodal Development /Mixed-Use
Area of the Downtown Refinement Plan. The refinement plan text contains specific policies
calling for zone changes to implement the policies of the refinement plan and Metro Plan. The
criteria of 8.030 are satisfied.
Zoning Map Amendment - Criteria and Findings
Article 12, Section 12.030 ofthe SDC lists the criteria to be used in approving a Springfield
Zoning Map amendment: (a) Consistency with applicable Metro Plan policies and the Metro
Plan diagram; (b) Consistency with applicable Refinement Plans, Plan District maps, conceptual
Development Plans and Functional Plans; and (c) 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 to be provided concurrently with the
development of the property, (d) Legislative Zoning Map amendments that involve a Metro
Plan Diagram amendment shall: (a) Meet the approval criteria specified in Article 7 of this
Code; and (2) Comply with Oregon Administrative Rule (OAR) 660-012-0060, where
applicable.
Criterion (a) Consistency with applicable Metro Plan policies and the Metro Plan
diagram;
The following findings elsewhere in this report establish conformance with this criterion: Goal
2, pages 6-7; Goal 8, page 9; Goal 9, page 10; GoalIO, pages 1O-11; Goa112, pages 11-14; and
also findings under Refinement Plan amendment consistency with Metro Plan policies on pages
18-210fthisreport.
Criterion (b) Consistency with applicable Refinement Plans, Plan District maps,
Conceptual Development Plans and functional plans;
This action will implement the new policies proposed for refinement plan text amendment. The
Land Use Element contains the following relevant goals:
"Create a Pedestrian and Transit Friendly Downtown. Develop a setting that is conducive to
walking, bicycling and transit while providing accessibility to regional automobile and freight
networks. Provide safe and walkable streets."
"Revitalize the Downtown with New Uses. Create new opportunities for office, commercial,
residential, civic, and mixed uses. Encourage high-density uses that are transit-oriented and
located within a short walk from Springfield Station." ,
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 21 of23
22
"The Metropolitan Area General Plan diagram and Downtown Refinement Plan diagram shall
be amended to designate the Downtown Mixed Use Area as Nodal Development/Mixed Use,
except that the two block area between 8th and loth shall remain Community Commercial."
"All private property within the nodal development mixed-use plan diagram designation shall
be rezoned to Mixed-Use Commercial (MUC) except existing multi-family residential use shall
be rezoned Mixed-Use Residential (MUR),"
"All publicly owned property within the nodal development mixed-use plan diagram
designation may be rezoned to Public Land and Open Space (PLO)."
Downtown Mixed Use Area
.
"I. The Mixed Use Commercial zoning district shall be applied within this area to allow for a
mix of commercial, office, residential and open space uses. Design and development standards
shall promote a minimum of2-story buildings with pedest_rian-friendly design and placement.
The Mixed-Use Residential zoning district shall be applied within this area to property currently
occupied exclusively by multi-family residential uses. The Public Lands and Open Space
zoning district may be applied within this area to all land owned by the City of Springfield,
Willamalane Park and Recreation District, the Springfield Utility Board or other governmental
entities located in the Downtown Mixed-Use Area."
2. Multi-family residential shall be allowed as the sole use of a building or as one of several
uses permitted within a mixed-use building or development area. Multi-family housing within 3
blocks of Springfield Station shall have a minimum density of 12 dwelling units per acre.
Residential use within a mixed-use building is exempt from this density standard."
The preceding citations demonstrate the proposed zoning is consistent with the applicable
refinement plan. This criterion is satisfied.
Criterion (c) 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 to be provided concurrently with the development of
the property.
.
The downtown has a well established str~et system, a new major transit facility and all other
infrastructure (sanitary sewer, stonn sewer, water, emergency services) necessary to allow
mixed-use, nodal development to occur. Additional activities and initiatives pursued in the
Staff Report: Proposed Amendments to Metro Plan Diagram, Downtown Refinement Plan Diagra;n and Text, and
ConcllI7"ent Rezoning consistent with Diagram Amendments
Page 22 of23
.
.
.
23
policies of the refinement plan will be achieved through the budgeting and capital improvement
plans ofthe City, SUB and Willamalane.
This report previously responded to the question of goal compliance for Goal 11 Public
Facilities and Services and goal 12 Transportation (see pages 11-14). This criterion is satisfied.
Criterion (d) Legislative Zoning Map amendments that involve a Metro Plan Diagram
amendment shall:
1. Meet the approval criteria specified in Article 7 of this Code; and
2. Comply with Oregon Administrative Rule (OAR) 660-012-0060, where applicable.
This report addresses Article 7 criteria on pages 5-17. Each of these criteria is satisfied as
determined by that evaluation.
The cited OAR requires a transportation analysis of plan amendments or zone changes that may
.'significantly affect a transportation facility" by assuring that '.allowed land uses _are consistent
with the identified function, capacity, and perfonnance standards of the facility." This analysis
was undertaken and the results are included in pages 11-14 of this report. This criterion is
satisfied,
IV. Conclusion and Recommendation of Staff
The findings of this report address the criteria described in Articles 7, 8 and 12 for approving
Metro Plan diagram amendments, refinement plan diagram and text amendments, and zone
changes.
the proposed redesignation of the Downtown Mixed Use Area on the Metro Plan diagram and
Refinement Plan diagram to Nodal Development/Mixed-Use; the amendments to the refinement
plan text; and the rezoning of the Downtown Mixed Use Area to Mixed-Use Commercial,
Mixed-Use Residential and Public Land and Open Space, are in confonnance with all
applicable standards and criteria.
VI. Attachments
Attachment A:
Plan.
Text of Proposed Amendments to Springfield Downtown Refinement
Attachment B:
Attachment C:
Map of Nodal Development/Mixed-Use Designation
Map of implementing zoning districts
Staff Report: Proposed Amendments to Metro Plan Diagram. Downtown Refinement Plan Diagram and Text, and
Concurrent Rezoning consistent with Diagram Amendments
Page 23 of23
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17033524 13200 0.20 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033524 13900 0.18 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033524 14000 0.19 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033524 14100 0.18 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033524 14300 0.19 High Density Residential Nodal Development Area Downtown Mixed Use Community Commerclal Mixed Use Commercial
17033524 14400 0.37 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033524 14800 0.35 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033524 15100 0.37 Medium Density Residential MU Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commerclal
17033524 15300 0.15 Community Commercial Center Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033523 12300 6.15 Medium Density Residential Nodal Development Area Downtown Mixed Use Public land Open Space Mixed Use Commercial
17033532 1601 1.94 Medium Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033532 1900 0.04 Medium Density Residential Nodal Development Area Downtown Mixed Use Community Commerclal MIxed Use Commercial
17033532 1200 0.13 Medium Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033532 100 0.69 High Density Residential Nodal Development Area Government Community Commercial Mixed Use Commercial
17033531 1800 0,09 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033531 1700 0.19 High Density Residential Nodal Development Area Downtown Mixed Use Public land Open Space Mixed Use Commercial
17033531 1600 0.1 B High Density Residential Nodal Development Area Downtown Mixed Use Public Land Open Space Mixed Use Commercial
17033531 1500 0.18 High Density Residential Nodal Development Area Downtown Mixed Use Public Land Open Space Mixed Use Commercial
17033531 1400 0.36 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033531 1100 .0.09 High Density Residential Nodal Development Area Downtown Mixed Use Community Commerclal Mixed Use Commercial
17033531 1200 0.09 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033531 1000 0.19 High Density Residential Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
17033531 900 0.21 Government Nodal Development Area Government Community Commercial Mixed Use Commercial
17033531 BOO 0.24 Government Nodal Development Area Government Community Commercial Mixed Use Commercial
17033531 90004 0.04 Government Nodal Development Area Government Community Commercial Mixed Use Commercial
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17033531 90002 0:01 Government Nodal Development Area Downtown Mixed Use ' Community Commercial Mixed Use Commercial
17033531 90001 0.07 Government Nodal Development Area Downtown Mixed Use Community Commercial Mixed Use Commercial
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0.51 Medium Density Residential MU
0.79 Medium Density Residential MU
0.09 High Density Residential
0.09 High Density Residential
6.15 Medium Density Residential
1.94 Medium Density Residential
0.36 Medium Density Residential MU
0.06 Government
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0.36 Medium Densiiy Residential MU
0.02 Government
0.07 Government
0.09 High Density Residential
0.15 High Density Residential
0.43 High Density Residential
0.34 High Density Residential
0.34 High Density Residential
0.30 High Density Residential
0.19 High Density Residential
0.41 High Density Residential
0.19 Cornmunity Commercial Center
0.19 Community Commercial Center
0.09 Community Commercial Center
0.09 Community Commercial Center
0.18 Community Commercial Center
0.37 Community Commercial Center
0.18 Community Commercial Center
0.18 Community Commercial Center
0.27 Government
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0.37 Government
0.72 Community Commercial Center
0.16 Community Commercial Center
0.32 Community Commercial Center
0.28 Community Commercial Center
2.67 Medium Density Residential
0.57 Medium Density Residential
0.21 Commercial Mixed Use
0.19 Commercial Mixed Use
0.19 Commercial Mixed Use
0.37 Commercial Mixed Use
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
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6500
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6300
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5700
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5400
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5000
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4501
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3801
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3500
4600
5700
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6000
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6000
4100
4400
4300
4500
4600
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0.20 Commercial Mixed Use
0048 Commercial Mixed Use
0.20 Commercial Mixed Use
0.18 Community Commercial Center
0.18 Community Commercial Center
0.07 Community Commercial Center
0.09 Community CommerCial Center
0.07 Community Commercial Center
0.09 Community Commercial Center
0.07 Community Commercial Center
0.24 Community Commercial Center
0.07 Community Commercial Center
0.14 Community Commercial Center
0.14 Community Commercial Center
0.06 Community Commercial Center
0.06 Community Commercial Center
0.08 Community Commercial Center
0.08 Community Commercial Center
0.36 Community Commercial Center
0.08 Community Commercial Center
0.08 Community Commercial Center
0.14 Community Commercial Center
0.14 Community Commercial Center
1.00 Community Commercial Center
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0.16 Community Commercial Center
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0.50 Community Commercial C.enter _
0.15 Medium Density Residential
0.39 Community Commercial Center
0.24 Community Commercial Center
0.07 Community Commercial Center
0.08 Community Commercial Center
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0.08 Community Commercial Center
0.19 Medium Density Residential
0,14 Community Commercial Center
0.33 Commercial Mixed Use
0.19 Commercial Mixed Use
0.36 Commercial Mixed Use
0.14 Commercial Mixed Use
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
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Nodal Development Area
Nodal Development Area
Nodal Development Area
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17033532
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6600
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7000
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0.14 Commercial Mixed Use
0.15 Commercial Mixed Use
0.15 Commercial Mixed Use
0.14 Commercial Mixed Use
0.14 Commercial Mixed Use
0.07 Commercial Mixed Use
0.07 Commercial Mixed Use
0.19 Commercial Mixed Use
0.19 Community Commercial Center
0.19 Community Commercial Center
0.05 Community Commercial Center
0.05 Community Commercial Center
0.11 Community Commercial Center
0.11 Community Commercial Center
0.12 Community Commercial Center
0.12 Community Commercial Center
0.07 Community Commercial Center
0.07 Community Commercial Center
0.18 Community Commercial Center
0.09 Community Commercial Center
0.08 Community CommercIal Center
0.08 Community Commercial Center
0.11 Community Commercial Center
0.11 Community Commercial Center
0.11 Community Commercial Center
0.17 Community Commercial Center
0.11 Community Commercial Center
0.04 Community Commercial Center
0.04 Community Commercial Center
0.04 Community Commercial Center
0.04 Community Commercial Center
0.08 Community Commercial Center
0.17 Community Commercial Center
0.04 Community Commercial Center
0.08 Community Commercial Center
0.09 Community Commercial Center
0.11 Community CommercIal Center
0.26 Community Commercial Center
0.11 Community Commercial Center
0.46 Medium Density Residential
0.26 Community Commercial Center
0.11 Community Commercial Center
Nodal Development Area
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Nodal Development Area
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Nodal Development Area
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0.12 Community Commercial Center
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0.32 Community Commercial Center
0.28 Community Commercial Center
0.25 Communlly Commercial Center
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0.27 Community Commercial Center
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0.72 Community Commercial Center
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Nodal Development Area
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11000
10900
11000
9200
9300
9300
9400
9400
9500
9400
9500
9500
9600
10100
6101
9600
10100
8100
5900
8000
7900
7900
0.06 'Community Commercial Center
0,05 Community Commercial Center
3.37 Light-Medium Industrial
0.13 Community Commercial Center
0.05 Community Commercial Center
3.37 Light-Medium Industrial
0.13 Community Commercial Center
0.09 Community Commercial Center
3.37 Light-Medium Industrial
0.09 Community Commercial Center
0.09 Community Commercial Center
3.37 Light-Medium Industrial
0.15 Community Commercial Center
0.15 Community Commercial Center
0.04 Community Commercial Center
0.04 Community Commercial Center
0.11 Community Commercial Center
0.11 Community Commercial Center
0.08 Community Commercial Center
0.08 Community Commercial Center
0.14 Community Commercial Center
O.Og Community Commercial Center
0.14 Community Commercial Center
0.09 Community Commercial Center
0.08 Community Commercial Cenler
0.08 Community Commercial Center
0.08 Community Commercial Center
0.18 Community Commercial Center
0.18 Community Commercial Center
0.09 Community Commercial Center
0.18 Community Commercial Center
0.09 Community Commercial Center
0.09 Community Commercial Cehter
0.09 Community Commercial Center
0.35 Community Commercial Center
0.05 Commercial Mixed Use
0.09 Community Commercial Center
0.35 Community Commercial Center
0.17 Community Commercial Center
0.40 Commercial Mixed Use
0.08 Community Commercial Center
0.06 Community Commercial Center
0.06 Community Commercial Center
Nodal Development Area
Nodal Development Area
Nodal, Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
, Nodal Development A~ea
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
.
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
, Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Community Commercial
Community Commercial
Community Commercial
Community Commercial
. Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
tommunity Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
.
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial'
0)
.
17033542
, 17033542
17033542
17033~42
17033531
17033531
17033532
17033532
17033532
17033532
17033532
17033532
17033532
17033532
17033532
17033532
17033531
17033531
17033531
17033531
17033531
17033531
17033531
17033531
17033531
17033542
17033531
17033531
17033531
,17033542
17033532
17033531
17033531
17033531
17033531.
17033531
17033531
7700
7600
7500
7400
13100
11100 '
7000
7400
7000
7200
7400
7200
7300
7400
6800
6900
13100
10300
10301
13100
10301
10200
13100
10301
10200
8400
13100
77
13001
8600
7400
13500
13600
13100
77
13001
13500
Total
0.12 Community Commercial Center
0.05 Community Commercial Center
0.08 Community Commercial Center
0.34 Community Commercial Center
3.37 Light-Medium Industrial '
0.10 Community Commercial Center
0.16 Light-Medium Industrial
1.03 Medium Density Residential
0.16 Light-Medium Industrial
0.30' Light-Medium Industrial
1.03 Medium Density Residential
0.30 Light-Medium Industrial
0.21 Light-Medium Industrial
1.03 Medium Density Residential
0.21 Light-Medium Industrial
0.21 Light-Medium Industrial
3.37 Light-Medium Industrial
0.10 Community Commercial Center
0.10 Community Commercial Center
3.37 Light-Medium Industrial
0.10 Community Commercial Center
0.18 Community Commercial Center
3.37 Light-Medium Industrial
0.10 Commun'lty Commercial Center
0.18 Community Commercial Center
0.32 Community Commercial Center
3.37 Light-Medium Industrial
0.48 Community Commercial Center
0.52 Community CommerCial Center
0.59 Community Commercial Center
1.03 Medium Density Residential
4.10 Community Commercial Center
0.59 Community Commercial Center
3.37 Light-Medium Industrial
0.48 Community Commercial Center
0.52 Community Commercial Center
4.10 Community Commercial Center
134.47 Acres Involved
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
, Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
Nodal Development Area
.
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use'
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Downtown Mixed Use
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Light-Medium Industrial
Community Commercial
Community Commercial
light-Medium Industrial
Community Commercial
Community Commercial
Light-Medium Industrial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Light-Medium Industrial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
.
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mix'ed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commerclal
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
Mixed Use Commercial
-....l
.
.
Downtown Refinement Plan Area
Proposed Plan and Zone Changes Outside of the Nodal Development Area
MAP LOT
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
ACRES 'REFINEMENT PLAN
1400 0.18 Downtown Mixed Use
1300 0.15 Downtown Mixed Use
2600 0.17 Downtown Mixed Use
2700 0.19 Downtown Mixed Use
2800 0.18 Downtown Mixed Use
2900 0.17 Downtown Mixed Use
4500 0.22 Downtown Mixed Use
4400 0.11 Downtown Mixed Use
4300 0.14 Downtown Mixed Use
4200 0.43 Downtown Mixed Use
4100 0.09 Downtown Mixed Use
4000 0.18 Downtown Mixed Use
3900 0.18 Downtown Mixed Use
3700 0.17 Downtown Mixed Use
4101 0.09 Downtown Mixed Use
3800 0.14 Downtown Mixed Use
5500 11 0.37 Downtown Mixed Use
5700 0.18 Downtown Mixed Use
5800 0.34 Downtown Mixed Use
6000 0.26 Downtown Mixed Use
6100 0.18 Downtown Mixed Use
6200 0.12 Downtown Mixed Use
6400 0.28 Downtown Mixed Use
7300 0.29 Downtown Mixed Use
7200 0.18 Downtown Mixed Use
7100 0.32 Downtown Mixed Use
7000 0.16 Downtown Mixed Use
6900 0.14 Downtown Mixed Use
6800 0.21 Downtown Mixed Use
6600 0.31 Downtown Mixed Use
6500 0.09 Downtown Mixed Use
7100 0.32 Downtown Mixed Use
7000 0.16 Downtown Mixed Use
NEW REFINEMENT I CURRENT ZONE
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Low Density Residential
Low Density Residential
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
NEW ZONING
. Low Density Residential
Low Density Residential
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
.
~
.
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033542
17033531
17033531
17033542
17033542
17033542
8900
9000
8700
8800
8900
9100
9000
9800
9800
9100
9800
9800
13100
13800
10000
10100
10100
0.41 Downtown Mixed Use
0.36 Downtown Mixed Use
0.22 Downtown Mixed Use
0.34 Downtown Mixed Use
0.41 Downtown Mixed Use
0.12 Downtown Mixed Use
0.36 Downtown Mixed Use
1.42 Downtown Mixed Use
1.42 Downtown Mixed Use
0.12 Downtown Mixed Use
1.42 Downtown Mixed Use
1.42 Downtown Mixed Use
3.37 Downtown Mixed Use
14.30 Downtown Mixed Use
0.04 Downtown Mixed Use
2.41 Downtown Mixed Use
2.41 Downtown Mixed Use
.
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Booth Kelly Mixed Use
Light-Medium Industrial
Light-Medium Industrial
Light-Medium IQdustrial
Community Commercial
Community Commercial.
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Community Commercial
Booth Kelly Mixed Use
Light-Medium Industrial
Light-Medium Industrial
Light-Medium Industrial
.
co