HomeMy WebLinkAboutOrdinance 6144 11/08/2005
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ORDINANCE NO.
6144
(General)
AN ORDINANCE AMENDING THE METROPOLITAN AREA GENERAL PLAN
DIAGRAM BY REDESIGNATING PORTIONS OF THE MOHAWK DISTRICT
FROM MAJOR RETAIL CENTER, MEDIUM DENSITY RESIDENTIAL AND LOW
DENSITY RESIDENTIAL TO NODAL DEVELOPMENT AREA, HIGH DENSITY
RESIDENTIAL AND LOW DENSITY RESIDENTIAL; AND ADOPTING A SEVER-
ABILITY CLAUSE.
The Common Council of the City of Springfield finds that:
A. Article 7 of the Springfield Development Code sets forth criteria for Metro Plan Diagram
changes; and
B. The City Council initiated the following Metropolitan Area General Plan diagram
amendment:
Redesignate portions of the Mohawk district from their current Metro Plan designations
to "Nodal Development Area" and resolve Plan zone conflicts on the periphery of the
designated Nodal Development Area. (The Assessor's Map and Tax Lot identification of
these properties showing the specific Metro Plan and zoning changes is attached to this
Ordinance as Exhibit "B")
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C.
October 4, 2005, the Springfield Planning Commission conducted public hearings to ac-
cept testimony and hear comments about the proposal. After the close ofthe public hear-
ing, the Planning Commission considered the testimony provided, including the staff re-
port and all the materials submitted in the application. The Planning Commission voted 6
in favor and 0 opposed to forward a recommendation of approval to the Springfield City
Council.
D. On October 17,2005 the City of Springfield held public hearings on this proposal.
E. Evidence exists within the record and 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 areas of the Mo-
hawk district are hereby changed to Nodal Development Area as described in Exhibit B
attached.
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Section 3: If any 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 af-
fect the validity of the remaining portions of this Ordinance.
ORDINANCE NO. 6144
PAGE 1 OF 2
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Not withstanding the effective date of ordinances as provided by Section 2.220 ofthe
Springfield Municipal Code 1997, this Ordinance shall be come effective upon the date
that all of the following have occurred: (a) the ordinance has been acknowledged as pro-
vided in 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 7 th day of
November ,2005 by a vote of ~ for and ~ against.
APPROVED by the Mayor ofthe City of Springfield this 8thdayof November
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Mayor
ATTEST:
REVI EW~D & APPROVED
A~ TO FORM \. \
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DATE: \ \ \ ''3, c '>
LCC LEGAL COUNSEL,
~1JJruJZL
City Recorder
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,20QY
ORDINANCE NO. 6144
PAGE 2 OF 2
EXHIBIT A 1
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City Of Springfield
Development Services Department
Staff Report '
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Applicant: Case Numbers:
City of Springfield LRP 2005-00028
ZON 2005-00041
Requests: This is a consolidated application for amendments to the ProcedureType:
Metro Plan diagram and the Springfield Zoning Map involving 68
properties consisting of approximately 47 acres of land
1, Metro Plan Diagram Amendment Case Number LRP 2005-00028 Type IV - Metro Plan
proposes to change the current Mohawk area land use diagram amendment and
designations from Major Retail Center, Low Density Residential
and Medium Density Residential to Nodal Development Area,
Low Density Residential" and High Density Residential".
2, Springfield Zoning Map Amendment Case Number ZON 2005- Quasi-judicial zone
00041 proposes to change the current Mohawk area zoning from change raised to a Type
Low Density Residential, Medium Density Residential, High Iyprocedure
Density Residential, Major Retail Commercial and Community
Commercial to Mixed Use Commercial and Mixed Use
Residential and Low Density Residential",
"Metro Plan/Zone Changes outside of the Mohawk Nodal Development
Area boundary to eliminate current plan/zone conflicts
Attachments:
List of Properties Affected by the Applications
Map
MOHAWK NODAL DEVELOPMENT AREA BOUNDARY
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I, EXECUTIVE SUMMARY
The Oregon Transportation Planning Rule requires metropolitan areas with populations under one million to plan
for a 5 percent per capita reduction in vehicle miles traveled (VMT) over the 20 year planning horizon. The
revised TransPlan adopted by Springfield, Eugene and metro Lane County in 2001 allows for Nodal
Development Areas as an alternative strategy to meet the VMT standard. The Springfield City Council selected
and adopted the Nodal Development Area concept after reviewing a preliminary assessment of several potential
Nodal Development Area sites in 2003. The Mohawk Nodal Development Area is one of the selected sites.
, Nodal Development Areas are areas of higher-density, mixed-use development that are served by transit and
designed to facilitate walking and bicycling within the area. By allowing developments where employment and
services are in close proximity, more trips will be made by walking, biking and transit, or are internalized and do
not need to use the arterial system. Increasing these types of trips will help reduce automobile trips and
minimize increases in congestion on the arterial system.
There is no adopted refinement plan for the Mohawk area. In the mid 1990's a citizen's advisory committee was
established to study the Mohawk area. This study culminated with the Mohawk Boulevard Specific
Development Plan prepared for the City by SRI/SHAPIRO/AGCO. Inc. in January 1999. The Plan divided the
Mohawk area into subareas (the Central Mohawk and the South Subareas now comprise the Mohawk Nodal
Development Area boundary). The Plan discussed mixed use development patterns and pedestrian friendly
planning concepts that are now addressed both in the Springfield Development Code (SDC) Article 40 Mixed
Use Districts and the Metro Plan Nodal Development Area land use designation. The Mohawk Boulevard
Specific Development Plan was never adopted. However, two Plan recommendations were pursued and
completed: 1) amendment of the Metro Plan to establish a land use designation which allows mixed use zoning
(adoption of the Nodal Development Area Metro plan designation (2001); and amendment of the SDC to adopt
Article 40 Mixed Use Districts to allow for a mixture of residential and commercial uses (2002). The Mohawk
Boulevard Specific Development Plan citizen's advisory committee began meeting again in 2003. Their primary
area of interest more or less consisted of the Plan's Central Mohawk Subarea, now called the Mohawk Nodal
Development Area. Due to the possible relocation and reuse of the McKenzie-WiIlamette Hospital, staff
recommends the Mohawk Nodal Development Area boundary to be extended south to G Street to include the
hospital property. In addition, staff is also proposing to eliminate a number of plan/zone conflicts outside the
Mohawk Nodal Development Area boundary. The intent is to protect existing residential development, either
single family or multi family development.
The Mohawk Nodal Development Area is approximately 47 acres in size. The Mohawk Nodal Development
Area is composed primarily of retail and office uses, with the presence of some institutional uses (the hospital
and a church), and some multi-family residential uses. The street network serving the Mohawk Nodal
Development Area includes portions of Mohawk Boulevard, 18th Street, Olympic Street, Centennial Boulevard
and G Street.
II. TYPE OF PLAN AMENDMENT
This application involves the site-specific amendment of the Metro Plan diagram. This Metro Plan amendment is
a Type II amendment as defined in Article 7 of the Springfield Development Code (Section 7.030) because it:
a) involves specific property
b) does not change the urban growth boundary of the Metro Plan
c) does not change the jurisdictional boundary of the Metro Plan
d) does not require an exception to a State-wide goal
e) is not a change to the general text of the Metro Plan.
Springfield is the "home city" for this proposal and, because all of the property is located within the city limits of
Springfield, the consideration of this request is the exclusive responsibility of the Springfield City Council (see
SDC Sections 7.070 and 7.080).
The proposed Metro Plan diagram amendment does not have regional impact as defined in Section 7.030
because
a) the proposal does not require the amendment of a jointly adopted functional plan, inclu9in9 the Public
Facilities and Services Plan, the Natural Resources Plan or TransPlan;
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b) the proposal does not have a demonstrable impact on the water, storm drainage, sanitary sewer or
transportation facilities of the non-home City;
c) does not affect the buildable land inventory in such a way to significantly increase or decreC\se Medium
Density Residential or Commercially designated and zoned properties.
The proposed amendment does not change the Metro Plan urban growth boundary or jurisdictional boundary
because the property is located well within the city limits. Metro Plan amendments within the city limits do not
require or even allow the participation of Lane County or Eugene as decision-makers (see alsoSDC Section
7.030(c)(2)).
A Type 11 Metro Plan amendment inside the city limits must be approved by the Home City to become effective.
The subject amendment is a site-specific Typ'e Il amendment involving land that is entirely within the city limits
of the City of Springfield. Accordingly, it requires approval by the governing body of Springfield.
This proposed amendment seeks to change the current Metro Plan diagram land use designation from Major
Retail Center, Low Density Residential and Medium Density Residential to Nodal Development Area. There is
no proposal to amend text in the Metro Plan.
III. PROCEDURAL REQUIREMENTS
Procedural requirements for: Metro Plan diagram amendments are described in Springfield Development Code ,
(SDC) Article 7; Springfield Zoning Map amendments are described SDC Article 12; and notice requirements
are described in SDC Article 14. .
SDC Article 7 indicates that the City Council or citizen can initiate Metro Plan diagram amendments. These
amendments of are reviewed under a "Type IV" procedure and require public hearings before the Planning
Commission and the City Council. Type IV procedures are detailed in SDC Section 3.100. The proposed Metro
Plan diagram amendment has been initiated by the City Council.
SDC Article 12 indicates that the Planning Director, Planning Commission, City Council or citizen can initiate
Zoning Map amendments. These amendments are reviewed under a "Type IV" procedure when combined with
a Metro Plan diagram amendment and require public hearings before the Planning Commission and the City
Council. Type IV procedures are detailed in SDC Section 3.100. The proposed Zoning Map amendment has
been initiated by the City Council.
SDC 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, plaj:eand location of the hearing. In
addition, notice is required to be mailed to all property owners and occupants within 300 feet of the affected
properties and to all occupants within the Mohawk Nodal Deve(opment Area.
Ballot Measure 56 Notice (ORS 227.186). Mailed notice to all property owners within the Mohawk Nodal
Development Area is required because staff has determined that the proposed Metro Plan diagram and Zoning
Map amendments may affect the permissible uses of property within that boundary. This notice required for the
24 property owners who are outside of the Mohawk Nodal Development Area to eliminate plan/zone conflicts.
Procedural Requirement FindinQs:
The City Council has initiated the Metro Plan diagram and Zoning Map amendments. The Metro Plan diagram
amendment is a Type IV review procedure and the quasi-judicial Zoning Map amendment has been raised from
a Type III review procedure to a Type IV review procedure.
"Notice Proposed Amendment" was mailed to the Department of Land Conservation and Development (OLCD)
on August 18, 2005, alerting the agency of the City's intent to amend the Metro Plan diagram and Springfield
Zoning Map. The notice was mailed more than 45 days in advance of the first evidentiary hearing as required
by ORS 197.610.
Notice of the public hearings concerning this matter was published on September 23, 2005 in the Springfield
News, advertising both the hearing before the Springfield Planning Commission on October 4, 2005 and the City
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Council on October 17, 2005. The content of the notice followed the direction given in Section 14.030 (2) of the
SDC for legislative actions.
Notice of the public hearings concerning this matter was mailed to property owners within the Mohawk Nodal
Development Area on September 21, 2005 advertising both the hearing before the Springfield Planning
Commission on October 4,2005 and the City Council on November 7,2005. The content of the notice followed
the direction given in Section 14.030 (2) of the SDCfor legislative actions and the direction given in ORS
227.186.
, Procedural Requirement Conclusion:
Procedural requirements described in SDC Articles 7, 12 and 14 have been followed. Notice requirements
established by DLCD for legislative applications and by the State for Ballot Measure 56 requirements have also
been followed.
IV. DECISION CRITERIA AND FINDINGS
. METRO PLAN AMENDMENT CRITERA AND FINDINGS:
Article 7 describes the criteria to be used in approving a Type II Metro Plan amendment. SDC Section 7.070(3)
states that" 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."
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SDC Section 7.070(3) "(a) The amendment must be consistent with the relevant statewide planning goals
adopted by the Land Conservation and Development Commission; and"
GOAL 1: CITIZEN INVOLVEMENT
Findinqs:
"To develop a citizen involvement program that insures the opportunity for citizens to be involved in all
phases of the planning process."
Goal 1 requires a citizen involvement program. The City has an acknowledged citizen involvement program as
well as an acknowledged development code, both of which identify and require citizen involvement for all land
use and limited land use decisions. Metro Plan amendments require initial public hearings before the Planning
Commission and City Council. Notice of these hearing is provided to the Land Conservation and Development
Commission 45 days prior to the initial evidentiary hearing. Notice is printed in the newspaper and mailed to all
property owners within 300 feet of the subject property 20 days before the first evidentiary hearing. The staff
report and application are available for viewing or purchase 10 days prior to the initial evidentiary hearing. All
interested parties are welcome to attend these meetings and provide oral or written testimony. In addition,
, Metro Plan amendment is referred to the City of Eugene and Lane County to allow those governments the
opportunity to comment.
GOAL 2: LAND USE PLANNING
"To establish a land use planning process and policy framework as a basis for all decision and actions
related to use of land and to assure an adequate factual base for such decisions and actions."
Findinqs:
. Goal 2 requires comprehensive plans to be consistent with statewide goals and that implementation of plans,
including regulation, amendment and land use decisions are internally consistent with acknowledged
comprehensive plans. This goal requires comprehensive amendments to have an adequate factual basis. The
Eugene-Springfield Metropolitan Area General Pl,an (Metro Plan) and the Springfield Development Code (SDC)
contain guidelines and regulations for amendments, including making a distinction between the "type" of Metro
Plan amendment (either a I or a II), who mayor must participate as decision-makers (Home City, Regional
Impact), and how each level of amendment is processed.
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Additionally, various adopted refinement plans and specific area plans, including TransPlan provide more
detailed direction for planning under the umbrella of the Metro Plan. TransPlan guides regional transportation
system planning and development in the Eugene-Springfield area. TransPlan was last amended in December
2001 with the goal of reducing vehicle miles traveled. Consistent with this goal, staff is proposing to apply the
Metro Plan "Nodal Development Area" land use designation to the Mohawk Area. This land use designation
emphasizes "...a mix of diverse and compatible land uses and public and private improvements designed to be
pedestrian and transit oriented". The current Metro Plan designations of Major Retail Center, Low Density
Residential and Medium Density Residential do not offer the flexibility of the Nodal Development Area land use
designation, which calls for mixed use development. This proposal also includes a Springfield Zoning Map
amendment from Major Retail Commercial and Medium Density Residential to Mixed Use Commercial and
Mixed, Use Residential to implement the Nodal Development Area land use designation.
As the hearing process evolves from the Planning Commission to the City Council, the record of the hearings
includes all testimony and factual evidence intended to support the decision. The Springfield Development
Code requires affirmative findings in support of the applicable criteria in order to adopt a Metro Plan diagram
and Springfield Development Code Zoning map amendments. The application of the implementing zoning
districts (Mixed Use Commercial and Mixed Use Residential) will be consistent with the Metro Plan diagram and
any applicable Metro Plan text. Citations of Metro Plan compliance are included in this report under criterion
SDC Section 7.070(3)(b).
GOAL 3: AGRICULTURAL LAND
"To preserve and maintain agricultural lands. "
Findinos:
Goal 3 defines "agricultural lands" by stating, in part, that they: ".. .do not include land within acknowledged
urban growth boundaries or land within acknowledged exceptions to Goals 3ar 4."
The properties that comprise the Mohawk Nodal Development Area are located within the city limits on land
planned and zoned for urban use. The City does not have any agricultural zoning districts. The proposed Metro
Plan land use designation and Springfield Zoning Map amendments apply only to the properties within the
boundary of,the Mohawk No~al Development Area. Goal 3 does not apply to these applications.
GOAL 4: FORESTLANDS
"To conserve forest lands by maintaining the forest land base 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."
Findinqs:
The Mohawk Nodal Development Area is located within an acknowledged urban growth boundary. Goal 4 does
not apply within urban growth boundaries and therefore, does not apply to these applications.
GOAL 5: NATURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN SPACES
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"To protect natural resources and conserve scenic and historic areas and open spaces."
Findinos:
GoalS protection begins with an acknowledged inventory of Goal5 resources and then proceeds through an
economic, social, environmental and energy analysis to determine whether the resource should be protected
from conflicting uses; limit conflicting uses; or allow conflicting uses fully (OAR 660-016-0010). The City has an
acknowledged historic structures inventory, a local wetland inventory and recently adopted a natural resources
inventory that considered uplands, wildlife habitat and riparian corridors. The Mohawk area has been planned
and zoned for intensive urban development and use since the Metro Plan was acknowledged in 1982. The
proposed Metro Plan land use designation and the proposed Springfield Zoning Map amendments apply only to
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the properties within the boundary of the Mohawk Nodal Development Area. No part of the Mohawk Nodal
Development Area is included in any of these specified inventories. Goal 5 has no direct or indirect applicability
to the Mohawk Nodal Development Area and therefore, does not apply to these applications.
GOAL 6: AIR, WATER AND LAND RESOURCES QUALITY OAR 660-015-0000(6)
'''To maintain and improve the quality of the air, water and land resources of the state."
Findinqs:
The proposed Metro Plan land use designation and Springfield Zoning Map amendments affect only commercial
and residential uses. Any new use, re-use or expansion of use within the Mohawk Nodal Development Area is
subject to the development permitting and approval process of the SDC; various building safety codes and the
Public Works Design Manual for on-site storm water management; and other applicable state and federal
regulations.
In addition, the City has an adopted well head protection plan and overlay zone requiring observance of certain
development standards and prohibitions of specific chemicals and chemical storage. Portions of the Mohawk
Nodal Development Area are within 2, 5 and 1 O-year time of travel zones and are therefore, subject to the
Drinking Water Protection Overlay District standards, regardless of plan designation or zoning. Site specific well
head protection issues are addressed during the application review process (SDC Articles 17 Drinking Water
Protection Overlay District and Article 31 Site Plan Review).
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The proposed amendments will implement mixed-use and nodal development which will allow higher density,
transit supportive development. The proposed amendments are intended to result in less dependence on the
automobiles for transportation and will not alter the environmental protections provided by the Metro Plan for
airborne discharges.
These applications comply with Goal 6.
GOAL 7: AREAS SUBJECT TO NATURAL HAZARDS
"To protect people and 'property from natural hazards."
Findinqs:
Goal 7 requires development subject to damage or that could result in loss of life shall not be planned nor
located in known areas of natural disasters and hazards without appropriate safeguards. These safeguards are
based on inventories of these known natural disasters and hazards. Sites with these qualities are limited to the
City's flood plain and steep slopes. The properties within the Mohawk Nodal Development Area are flat and,
located several thousand feet from the McKenzie and Willamette River flood plains. Goal 7 has no direct or
indirect applicability to the Mohawk Nodal Development Area and therefore, does not apply to these
applications.
GOAL 8: 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 recreational facilities including destination resorts."
Findinqs:
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The Metro Plan diagram amendment application proposes to change the current Mohawk area land use
designations from Major Retail Center, Low Density Residential and Medium Density Residential to Nodal
Development Area which requires: "Public spaces such as parks, public and private open space, and
public facilities that can be reached without driving...." The concurrent Springfield Zoning Map amendment
to Mixed Use Commercial and Mixed Use Residential will implement this policy.
Willamalane Parks and Recreation District is the local agency responsible for park planning in the Springfield
area. Willamalane's Comprehensive Plan was adopted by the City as the acknowledged Goal 8.comprehensive
planning element on November 14, 2004. There are no existing or proposed parks within the boundary of the
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Mohawk Nodal Development Area. However, there is a community park (Willamalane, comprising 10 acres)
serving a neighborhood function on the west side of Mohawk Boulevard, across from McKenzie-Willamette
Hospital. The Willamalane Comprehensive Plan defines a Community park as a: "Larger park provides active
and passive recreational opportunities for all City residents... [that] Accommodates large group
activities. ..[and has a] Service area radius of 2 miles." The entire Mohawk Nodal Development Area is
within this radius. Residents of existing multi-family developments can and do use Willamalane park. As new
mixed usecommercial and residential developments are constructed, residents of these developments will also
be able to utilize Willamalane Park. Changing the Metro Plan diagram from Major Retail Center, Low Density
Residential and Medium Density Residential to Nodal Development Area in the Mohawk area is consistent with
Willamalane's park standards.
Additionally, when stand-alone multi-family development is proposed, the application must comply with the
public/private open space standards found in SDC Article 16. Mixed-Use development proposals must also
comply with public/private open space standards found in SDC Article 40. .
These applications comply with Goal 8.
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." ,
Findinqs:
Explanation language under State-wide Planning Goal 9 states:
"Comprehensive plans and policies shall contribute to a stable and healthy economy in all regions of
the state. Such plans shall be based on inventories of areas suitable for increased economic growth and
activity after taking into consideration the health of the current economic base; materials and energy
availability and cost; labor market factors; educational and technical training programs; availability of
key public facilities; necessary support facilities; current market forces; location relative to markets;
availability of renewable and non-renewable resources; availability of land; and pollution control
requirements. "
One measure of "adequate opportunities" is an inventory of commercial land suitable and available for
development, expansion and redevelopment of projected employment growth for the planning area. The current
Springfield Commercial Lands Study was adopted in February 2000. The study indicated that there is a general -
shortage of commercial land for future development. However, a reasonable argument can be made that the
proposed Metro Plan designation and the Zoning Map amendments will not result in a net loss of commercial
lands. .
The vast majority of the Mohawk area is currently designated Major Retail Center. The east side of 18th Street
from Centennial to the mid-block of Scott Road is designated Medium Density Residential. The Major Retail
Center land use designation has been in effect since the Metro Plan was acknowledged in 1982 and states:
"Such centers have at least 25 retail stores, one or more of which is a major anchor department store,
having at least 100,000 square feet of total floor space. They sometimes include complimentary uses,
such as general offices and medium and high-density housing. Presently there are two such developed
centers in the metropolitan area: the Eugene central business district and Valley River Center. In
Springfield, the developed Mohawk commercial area combined with the former airport site constitutes a
future major retail center....''P. 1I-E-3
The proposed Metro Plan amendment changes the Major Retail Center, Low Density Residential and Medium
Density Residential to Nodal Development Area. The Nodal Development Area land use designation states:
"Areas identified as nodal development areas in TransPlan are considered to have potential for this type
of land use pattern.... Nodal development is a mixed-use pedestrian-friendly land use pattern that seeks
to increase concentrations of population and employment in well-defined areas with good transit
service, a mix of diverse and compatible land uses, and public and private improvements designed to
be pedestrian and transit oriented. Fundamental characteristics of nodal development require:
. Design elements that support pedestrian environments and encourage transit use, walking
and bicycling;
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. A transit stop that is within walking distance (generally within X mile) of anywhere in the node;
. Mixed uses so that services are available within walking distance;
. Public spaces, such as parks, public and private open space, and public facilities that can be
reached without driving;
. A mix of housing types and residential densities that achieve an overall net density of at least
12 units per acre." P. II-E-9
The main differences between the Major Retail Commercial Center and Nodal Development Area land use
designations that are applied at the zoning level are: 1) a limitation on the maximum size of groceries and other
. single tenant uses; 2) a list of "pedestrian friendly" development standards; and 3) and a permitted use list that
includes multi-family residential that allows more flexibility for development.
In order to imple'ment the Metro Plan Nodal Development Area land use designation, staff also proposes to
amend the Springfield Zoning Map to Mixed Use Commercial.
SDC 40.010(1) states: "MUC Mixed-Use Commercial District. The MUG District implements areas
designated for mixed~use on adopted refinement plans, specific area plans and specific development
plan diagrams where a mix of commercial with residential uses is intended. Development within the
MUG District shall have a commercial dominance, with residential and public uses also allowed. The
primary development objectives of the MUG District are to expand housing opportunities; allow
businesses to locate in a variety of settings; provide options for living, working, and shopping
environments; facilitate more intensive use of land while minimizing potentially adverse impacts; and to
provide options for pedestrian-oriented lifestyles. Lots in the MUG District shall generally have frontage
on either an arterial or collector street."
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The proposed Metro Plan designation amendment and concurrent Springfield Zoning Map amendments to
Mixed Use Commercial yvill: 1) help preserve the inventory of residential lands by allowing more opportunity for,
multi-family housing in the Mixed Use Commercial District; and 2) encourages more development density which
is supportive of economic development.
All properties currently zoned Community Commercial (9) and Major Retail Commercial (50) are proposed to be
rezoned Mixed Use Commercial. The proposed zoning will then be consistent with the Metro Plan land use
designation of Nodal Development Area. Approval of these applications will preserve the inventory of
commercial lands by protecting the primary commercial aspect of the zone.
NOTE: OAR Division 9, and specifically 660-009-0010(4) states: "Notwithstanding paragraph (2) above, a
jurisdiction which changes its plan designations of lands in excess of two acres to or from commercial .
or industrial use, pursuant to OAR 660, division 18 (a post acknowledgment plan amendment), must
address all applicable planning requirements; u1Id:"
This proposal totals approximately 47 acres. Staff has sent notice to the Land Conservation and Development
Commission on August 18, 2005. Within 5 days of the City Council's decision on the proposed amendments,
notice will be mailed to LCDC and all those who testified either orally or in writing and all those who request
notice of adoption by the City Council. The Metro Plan diagram amendment is not a substantial amendment
because the change is between two current land use designations and the rezoning is to currently existing
zoning districts that allow a mix of commercial and residential uses.
"(a) Demonstrate that the proposed amendment is consistent with the parts of its acknowledged
comprehensive plan which address the requirements of this division; or"
Language demonstrating consistency with Metro Plan policies is addressed in Metro Plan amendment criterion
(b).
"(b) Amend its comprehensive plan to explain the proposed amendment, pursuant to OAR 660-009-0015
through 660-009-0025; or"
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The Metro Plan was amended in 2001 when TransPlan and the Nodal Development Area land use designation
were adopted.
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. "(c) Adopt a combination o/the above, con~i~tent with the requirements of this division."
The responses to (b) and (c) above demonstrate that (c) is not necessary.
Finally, during the course of staff review, a number of plan/zone conflicts were found outside of the Mohawk
Nodal Development Area boundary. These'24 lots are currently designated Major Retail Center, but zoned
either Low Density Residential of High Density Residential. These lots are currently developed with either single
,family homes or apartments. Rather than perpetuate a non-conforming situation, these lots are proposed t'o be
designated either Low Density Residential of High Density Residential, consistent with the current uses. There
, are also two lots that are proposed to be rezoned from Community Commercial to Low Density Residential for
the same reason.
These applications comply with Goal 9.
GOAL 10: HOUSING
"To provide for the housing needs of citizens of the state."
Explanation language under State-wide Planning Goal 9 states: "Buildable lands for residential use shall be
inventoried and plans shall encourage the availability of adequate numbers of needed housing units at
price ranges and rent levels which are commensurate with the financial capabilities of Oregon
households and allow for flexibility of housing location, type and density. II
Findinos:
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One measure of Kadequate opportunities" is an inventory of residential and commercial land suitable and
available for development, expansion and redevelopment of projected employment growth for the planning area~
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 study indicated a shortage of land zoned for
medium and high density residential development in Springfield. However, a reasonable argument can be
made that the proposed Metro Plan designation amendment will not result in a net loss of residential lands.
The zoning of all but 8 of the properties in this area is either Major Retail Commercial or Community
Commercial. The concurrent Springfield Zoning Map amendment proposes to rezone properties currently zoned
Major Retail Commercial and Community Commercial to Mixed Use Commercial. The 8 properties mentioned
above are currently zoned Low Density Residential, Medium Density Residential or High Density Residential.
Four of these properties are proposed to be rezoned to Mixed Use Residential and three of these properties are
proposed to be rezoned to Mixed Use Commercial. In addition, the existing church on the north side of I Street
is proposed to be rezoned from Low Density Residential to Mixed Use Commercial. Churches are currently a
Discretionary Use in the Low Density Residential District and will be a Discretionary Use in the MUC District.
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The Nodal Development Area land use designation states: "Areas identified as nodal development areas in
TransPlan are considered to have potential for this type of land use pattern.... Nodal development is a
mixed-use pedestrian-friendly land use pattern that seeks to increase concentrations of population and
employment in well-defined areas with good transit service, a mix of diverse and compatible land uses,
and public and private improvements designed to be pedestrian and transit oriented. Fundamental
characteristics of nodal development require:
. Design elements that support pedestrian environments and encourage transit use, walking
and bicycling;
. A transit stop that is within walking distance (generaJly within ;4 mile) of anywhere in the node;
. Mixed uses so that services are available within walking distance;
. Public spaces, such as parks, public and private open space, and public facilities that can be
reached without driving;
. A mix of housing types and residential densities that achieve an overall net density of at least
12 units per acre." P. II-E-9
In order to implement the Metro Plan Nodal Development Area land use designation, staff also proposes to
amend the Springfield Zoning Map to Mixed Use Residential. '
.. ....
10
.
SDC 40.010(3) states: "MUR Mixed-Use Residential District. The MUR District implements areas
designated for mixed-use on adopted refinement plans, specific area plans and specific development
plan diagrams where a mix of medium and high density residential with commercial uses is intended.
The MUR District shall only be applied to properties that are contiguous with property designated
Community Commercial, Mixed-Use Employment or Mixed-Use Commercial on the Springfield Zoning
Map. Development within the MUR District shall have a multi-family residential emphasis, but may
include small-scale retail, office and service uses when they are developed as part of a mixed-use
development in order to increase housing opportunities in close proximity to designated commercial
zones; support the retail, office and service uses of the adjacent commercial zone; and to provide
options for pedestrian-oriented lifestyles. Lots in the MUR District shall generally have frontage on
either an arterial or collector street."
The proposed MUR zoning also allows small-scale retail, office and service uses. The intent of both districts is
to protect the primary zoning, either commercial in Mixed Use Commercial or residential in Mixed Use
Residential Districts.
The proposed Metro Plan designation amendment to Nodal Development Area and the proposed Springfield
Zoning map amendments to Mixed Use Commercial and Mixed Use Residential will implement mixed-use and
nodal development and provide flexibility in meeting future housing needs. Mixed Use Commercial allows
housing to be located in or above commercial uses. The mixed-use housing will be multi-unit residential (See
also the discussion under Goal 9). The Mixed Use Residential zone will allow existing multiple-family residential
uses to continue without being non-conforming and will allow flexibility for commercial re-development in the
future.
.
The proposed Metro Plan designation amendment and concurrent Springfield Zoning Map amendments to
Mixed Use Residential will preserve the inventory of residential lands and will also allow more opportunity for
multi-family housing in the Mixed Use Commercial District.
The proposed Metro Plan designation amendment and concurrent Springfield Zoning Map amendments to
Mixed Use Residential will help preserve the inventory of residential lands. Also, rezoning to Mixed Use
Commercial allowing more opportunity for multi-family housing in a commercial zone.
All properties currently zoned residential are proposed to be rezoned Mixed Use Residential. The proposed
zoning will be consistent with the Metro Plan designation of Nodal Development Area. Approval of these
applications will preserve the inventory of multi-family residential lands by protecting the primary residential
aspect of the zone.
Finally, during the course of staff review, a number of plan/zone conflicts were found outside of the Mohawk
Nodal Development Area boundary. These 24 lots are currently designated Major Retail Center, but zoned
either Low Density Residential of High Density Residential. These lots are currently developed with either single
family homes or apartments. Rather than perpetuate a non-conforming situation, these lots are proposed to be
designated either Low Density Residential of High Density Residential, consistent with the current uses. There
are also two lots that are proposed to be rezoned from Community Commercial to Low Density Residential for
the same reason.
These applications comply with Goal 10.
GOAL 11: PUBLIC FACILITIES AND SERVICES OAR 660-015-0000(11)
"To plan and develop a timely, orderly and efficient arrangement of public facilities and services to
seNe as a framework for urban and rural development. II
. Findinos:
Goal 11 calls for efficient planning of public services such as sewers, water, law enforcement, and fire
protection.
The Eugene-Springfield Metropolitan Public Services and Facilities Plan (PFSP) is a refinement plan of the
Metro Plan that guides the provision of public infrastructure, including water, sewer, storm water management,
1 _ 11')
11
.
and electricity. The PFSP specifically evaluated the impact of nodal development and increased d.evelopment
densities on the potential node sites being considered in the Springfield area.
The PFSP is supportive of mixed-use and nodal development. Findings in the PFSP conclude that most
potential nodal development sites can be provided with key urban service \,lsing existing infrastructure capacity
(Finding #10, PFSP, page 11), Based on this conclusion, Policy #G7 in the PFSP states, "Service providers
shall coordinate the provision of facilities and services to areas targeted by the cities for higher
densities, in fill, mixed uses, and nodal development" (PFSP, pg.12). The proposed Metro Plan designation
amendment to Nodal Development Area and the proposed Springfield Zoning Map amendments to Mixed Use
Commercial and Mixed Use Residential do not preclude the coordination of services in nodal areas.
The Mohawk Nodal Development Area is an established predominantly commercial area. All urban services
needed for existing uses and redevelopment are available to properties in this area, including fire and police
protection, parks, sanitary and storm sewer, public transportation, schools, street systems and utilities. The
property is served by Springfield Utility Board for water and electricity; by Willamalane Park and Recreation
District; by School District 19; and by the City of Springfield for maintenance of sewers, streets, alleys, library
and development and permit services.
These applications comply with Goal 11.
GOAL 12: TRANSPORTATION
"To provide and encourage a safe, convenient and economic transportation system."
FindinQs:
.
Goal 12 encourages development that avoids principal reliance on one mode of transportation. Mixed use
development is intended to bring people closer to where they shop and work and create, and to support
pedestrian-friendly neighborhoods where walking, bicycling and transit use are attractive transportation choices.
The Transportation Planning Rule (TPR) (OAR 660-12-0000 - 660-12-0070), adopted in 1991, and last
amended in March 2005 implements Goal 12. The intent of the Transportation Rule is to "...promote the
development of safe, convenient and economic transportation systems that are designed to reduce
reliance on the automobile..." The Metro Plan is Springfield's comprehensive plan acknowledged LCDC in
1982. TransPlan (the Eugene-Springfield Metro Area's adopted TSP (Transportation System Plan) is the
transportation element of the Metro Plan. OLeO acknowledged the current TransPlan in 2001. The Metro Plan .
was also amended at that time to include the Nodal Development Area land use designation. Both documents
implement Goal 12and the Transportation Rule in the Eugene-Springfield metropolitan area. The proposed
Metro Plan diagram amendment from Major Retail Center, Low Density Residential and Medium Density
Residential to Nodal Development Area is constant with the intent of the Transportation Rule and is consistent
with the City's commitment to the State to redesignate land to mixed use - nodal development at various sites
throughout the City.
OAR 660-012-0060(1) (a-c) requires a specific analysis whenever an amendment to a functional plan,
acknowledged comprehensive plan or land use regulation is proposed. This analysis must determine whether
or noUhe proposal "would significantly affect a transportation facility" and if so, "assure that allowed land
uses are consistent with the identified function, capacity, and performance standards (e.g. level of
service, volume to capacity ratio, etc,) of the facility. An amendment significantly affects a
transportation facility if it would:
.
(a) Change the functional classification of an existing or planned transportation facility (exclusive of
correction of map errors in an adopted plan};"
Subsection (a) does not apply because the proposed Metro Plan diagram amendment only changes the Metro
plan diagram land use designation and the Springfield Zoning Map amendment only changes related classes of
uses in the Mohawk Nodal Development Area. They do not change functional classifications of transportation
facilities as would be the case with an amendment to a state or local street plan.
. ."
12
. "(b) Change standards implementing a functional classification system; or"
Subsection (a) does not apply because the proposed Metro Plan diagram amendment only changes the Metro
plan diagram land use designation and the Springfield Zoning Map amendment only changes related classes of
uses in the Mohawk Nodal Development Area, They do not change standards implementing a functional
classification system for transportation facilities, which would be the case if the City were, for example, changing
its threshold for an acceptable level of service for collectors from D to E.
, "(c) As measured at the end of the planning period identified in the adopted transportation system plan:
, (A) Allow land uses or levels of development that would result in types or levels of travel or access that
are in'consistent with the functional classification of an existing or planned transportation facility;
(B) Reduce the performance of an existing or pla'nned transportation facility below the minimum
acceptable performance standard identified in the TSP or comprehensive plan; or
(e) Worsen the performance of an existing or planned transportation facility that is otherwise projected
to perform below the minimum acceptable performance standard identified in the TSP or comprehensive
plan, "
The classification of the following streets serving the Mohawk Nodal Development Area is shown on the
TransPlan Federally Designated Roadway Functional Classification Map (Appendix A) as follows:
North-South Streets:
Mohawk Boulevard - Minor Arterial
18th Street - Major Collector
.
East-West Streets:
G Street - Major Collector
Centennial Boulevard - Minor Arterial
Olympic Street - Major Collector
All streets are fully improved with curb, gutter and sidewall<. Olympic Street is the north boundary of the
Mohawk Nodal Development Area. The north-most properties in this area are within ~ mile of the
MohawklEugene-Springfield Highway interchange. Entry/exit to this highway is from Mohawk Boulevard.
Subsection tc) is applicable with respect to state and local transportation facilities. In addition, TransPlan's TSI
Roadway Policy #2: Motor Vehicle Level of Service, adopts LOS standards for the local facilities and recognizes
Oregon Highway Standards for state facilities as follows:
"1, Use motor vehicle level of service standards to maintain acceptable and reliable performance on
the roadway system. These standards shall be used for:
a. Identifying capacity deficiencies on the roadway system.
b. Evaluating the impacts on roadways of amendments to transportation plans, acknowledged
comprehensive plans and local land useregulations, pursuant to TPR (OAR 660-12-0060).
c. Evaluating development applications for consistency with the land-use regulations of the
applicable local government jurisdiction.
2. Acceptable and reliable service is defined by the following levels of service under peak hour traffic
conditions: Level of service E within Eugene's Central Area Transportation Area, and Level of
Service D elsewhere.
3.
Performance standards for the Oregon Highway plan shall be applied on state facilities in the
Eugene-Springfield metropolitan area.
.
In some cases, the level of service on a facility may be substandard, The local government jurisdiction
may find that transportation system improvements to bring performance up to standard within the
planning horizon may not be feasible, and safety will not be compromised, and broader community
goals would be better served by allowing a substandard of service. The limitation on the feasibility of a
transportation system improvement may arise from sever constraints including but not limited to '
environmental conditions, lack of public agency financial resources, or land use constrain factors. It is
1 1 A
13
.
not the intent of TransPlan's TSI Roadway Policy #2: Motor Vehicle Level of Service to require deferral
of development I such cases. The intent is to defer motor vehicle capacity increasing transportation
improvements until existing constraints can be overcome or develop an alternative mix of strategies
(such as land use measures, TDM, short-term safety improvements) to address the problem," TransPlan
Ch. 2, Page 25
The following analysis suggests that the proposed Metro Plan diagram and Springfield Zoning Map
, amendments will in fact have a beneficial affect on future traffic generation in the Mohawk Nodal Development
Area. Mixed-use and nodal development are generally recognized as development forms that can reduce
" reliance on the automobile. In addition, the existing SDC Articles 40 and 41 provide fora compatible mix of
residential, commercial, and employment uses, that allow people to live close to where they shop and work and
are designed to encourage mixed-use and nodal development in Springfield. This Metro Plan diagram
amendment to Nodal Development Area will allow the MUC and MUR zoning districts to be implemented in the
Mohawk Nodal Development Area. The proposed concurrent amendments to SDC Articles 40 and 41 modify
but do not subvert the development standards that are intended to reduce dependence on the automobile for
~av~. '
Mohawk Node Trip Generation and Parking Analysis
Background
Note: This analysis was reviewed and approved by the Oregon Department of Transportation in 2004.
Data Sources for Assessment of Existing Conditions
.
. GIS land use, tax lot (Assessor's file), site address and building file data layers were used to develop initial
information about each tax lot and building within the Mohawk Nodal Development Area. These data layers
provided information about tax lot size, building footprint (in square feet), and use of the buildings expressed
as a 4-digit land use code. The address file provided information about the number of uses within a single
building and the number of apartments within multi-unit complex.
Staff surveyed the Mohawk Nodal Development Area to confirm the use of buildings within the area.
. The Institute of Transportation Engineers Trip (ITE) Generation Manual (ih Edition) and the ITE Parking
Generation Manual (2nd Edition) were used. " ,
Assumptions Used for the Study
. Staff used the ITE "Adjacent Street Weekday PM Peak:' where that estimate was offered. In some cases the
Adjacent Street and Generator figures were not distinguished. In such cases, the PM Peak figure was used.
. The study made use of "Dwelling Units" as the independent variable for assessing residential trips. "Per
1000 Square Feet" was used as the independent variable in determining commercial trip generation and
parking requirements. In the case of a church and a fraternal organization, the analysis is based on the
estimated membership.
. Where stand alone uses were present, trip generation was assessed individually. Where several uses were
mixed within a single building or complex, the ITE code for "Shopping Center," "Professional Building," etc.
was used to estimate trip generation.
. It was assumed that redevelopment would occur on the old Waremart property (Assessor's Map, Tax Lot
1703253403900) and the smaller shopping center across Mohawk Blvd. that is currently home to Practical
Computer and Kurya's Restaurant (Assessor's Map, Tax Lot 1703253310002,1703253310004,
. 1703253310005).
. There are smaller lots within the Mohawk Nodal Development Area that have significant redevelopment
potential. These are projected for redevelopment in this study, but the uses shown are identical for both the
MRC and MUC plan designations. These redevelopment areas include: Mookies Restaurant (Assessor's
Map, Tax Lots 1703253316200, 1703253316400, 1703253316500); the Elks Club (Assessor's Map, Tax Lot
1703253404502); a cluster of single-family residences near 16th and J Streets (Assessor's Map, Tax Lots
1703253405000, 1703253405001, 1703253405002; and 1703253405003); and a cluster of single family
. .,..
.
.
.
14
residences near 18th and J streets (Assessor's Map, Tax Lot 1703253406300, 1703253406400, and
1703253406500). ..
. Other opportunities for redevelopment on small tots exist in the vicinity, but the likely uses that would be built
are allowable under either the MRC or MUC designations. For the purpose of this study, the majority of
?malllot developments are assumed to remain the same, or if redevelopment occurs, the uses would be the
same under the MRC or MUC designations.
. Development density within the study could increase in the future. For the purposes of comparing the impact
of the MRC and MUC plan designations, the square footage for each type of projected development is
shown as equal. There is no maximum density for MRC. There is a minimum density for MUC (expressed
as a Floor Area Ratio) set at .4 FAR, now proposed to be reduced to .2 FAR as part of a package of changes
in the Development Code which were recommended by ECO Northwest as part of an effort to make nodal
development more viable for the Eugene Springfield area (see concurrent proposed amendments to SDC
Article 40 and 41).
. In estimating parking demand for the projected MUC and MRC development scenarios, the ITE Parking
Generation Manual was used. The manual does not provide parking estimates for all of the land uses that
are described in the ITE Trip Generation Manual. Many of the land use codes used in the Trip Generation
Manual coincide with the land use codes used for the Parking Generation Manual. Where the ITE Parking
Manual did not offer data for a land use shown in the Trip Generation Manual, a "like use" was selected from
the Parking Manual to obtain a parking estimate. In a few cases, the Parking Generation Manual didn't offer
any data that could be related to a particular use. In those few instances, "N/A" was used to show that no
data was available.
. An estimate of the total parking area required was determined by taking the square footage for a single
space (162 square feet.) and multiplying that number by the number of spaces. The resulting square footage
was then multiplied by 2.5 to account for driving lanes and landscaping. To determine if the projected
redevelopment building sizes can be accommodated on the various sites, the total projected building area
and projected parking area were subtracted from the actual square footage of the redevelopment lots. The
outcome is expressed as Remaining Area. Where the Remaining Area is a positive number, there is
sufficient area to meet building and parking needs. Negative numbers indicate an insufficient amount of land
is provided for parking, according to ITE parking generation figures. Remaining Area was only computed for
the projected MRC and MUC scenarios. No Remaining Area figure was computed for the Existing
Conditions analysis.
. Assessor's Map, Tax Lot 1703253403900 is a large lot with several buildings under one ownership. There
are outbuildings on the site which host two banks, a tavern and two fast-food establishments. These are
under separate ownership, but it is obvious that these outbuildings depend in part on parking within
Assessor's Map, Tax Lot 1703253403900. For the purposes of this study, parking for the outbuildings is
combined with that of the larger lot.
Study Findings
The trip generation for existing uses, future uses under the existing Metro Plan designation (Major Retail
Center), and future uses under the proposed Nodal Development Area mixed-use Metro Plan designation are
summarized below. The future use projections are meant to represent a "reasonable worst-case" development
scenario.
Existing uses under Major Retail Center: 11,530
Future use under Major Retail Center: 12,157
Future Use under Nodal Development Area: 11,887
Because this proposed amendment does not trigger any of the significant impacts identified in 660-012-0060(1)
(a-c), the measures identified in 660-012-0060(2) (a-e) needed to mitigate the effects of significant impacts are
unnecessary.
These applications comply with the requirements of 660 Division 12 and Goal 12.
1 _1 a
15
. 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,"
Findinos:
The Energy Goal is a general planning goal and provides little guidance for site specific comprehensive plan
diagram changes. However, the proposed Metro Plan designation amendment to Nodal Development Area and
, the proposed Springfield Zoning Map amendments to Mixed Use Commercial and Mixed Use Residential
promote higher density development that is transit supportive. This form of development allows persons to live
closer to where they live and work, thus encouraging more energy efficient modes of transportation such as
transit, bicycling, or walking.
These applications comply with Goal 13.
Goal 14: URBANIZATION
"To provide fof an orderly and efficient transition from rural to urban land use. 11
Findinos:
Goal 14 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
f':lture need of the projected population. The study pointed out, however, a shortage of land zoned for medium
and high density residential development in Springfield.
, The Springfield Commercial Lands Study (February 2000) indicated that there is a general shortage of
,commercial land for future development. .
The proposed Metro Plan designation amendment to Nodal Development Area and the proposed Springfield
Zoning map amendments to Mixed Use Commercial and Mixed Use Residential protect the supply of
commercial and industrial lands while increasing the flexibility with which medium and high ,density residential
development can be located. This is accomplished by establishing and protecting a dominant mixed use types, .
such as in the Mixed-Use Commercial and Mixed-Use Residential Districts. In each mixed use district, the
dominant use (commercial or residential) is protected while allowing other compatible uses to be integrated with
the dominate uses. The proposed amendments do not change this concept.
Goal 14 also encourages compact forms of development within Urban Growth Boundaries. Mixed use
accomplishes higher density development and the economies that accompany efficient and orderly urban
growth. The proposed amendments facilitate more intense development within the Urban Growth Boundary.
These applications comply with Goal 14.
GOAL 15: WILLAMETTE RIVER GREENWAY OAR 660-015-0005
"To protect, conserve, enhance and maintain the natural, scenic, historical, agricultural, economic and
recreational qualities of lands along the Wi/lamette River as the Wi/lamette River Greenway, 11
.
Findinos:
The Mohawk Nodal Development Area is not within the City's adopted Willamette River Greenway Overlay
District. Goal 15 is not applicable to these applications.
~ ~.,
16
.
Goals 16 through 19 _ Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean
Resources.
Findinqs:
There are no coastal, ocean, estuarine, or beach and dune resources within the City's jurisdiction. Goals 16 -
19 do not apply in Springfield.
SDC Section 7.070(3) U(b) Adoption of the amendment must not make the Metro Plan internally
, "inconsistent."
This proposal seeks to amend the Metro Plan diagram in a site-specific way to redesignate the properties
comprising the Mohawk area from Major Retail Center, Low Density Residential and Medium Density
Residential to Nodal Development Area. The text of the plan, specifically the policies, supports this action in
much the same way that this action was found to be consistent with the applicable goals. The Metro Plan
policies cannot exist without acknowledgement and acknowledgment cannot exist without findings of Goal
consistency. Therefore, if an amendment is found to be consistent with the Goals it should also be found to be
consistent with the Metro Plan's policies. See also criterion (a) under SDC Section 12.070(3) for applicable
Metro Plan policies.
. SPRINGFIELD ZONING MAP AMENDMENT CRITERA AND FINDINGS:
.
SDC Article 12 describes the criteria to be used in a'pproving a Springfield Zoning Map amendment. SDC
Section 12.030(3) lists: "Zoning Map amendment criteria of approval: (a) Consistency with applicable
Metro Plan policies and the Metro Plan diagram; (b) Consistency with applicable Refinement Plans, Plan
Districtmaps, 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 shalf: 1. Meet the approval criteria specifiedin Article 7 of this Code; and 2. Comply with
Oregon Administrative Rule (OAR) 660-012-0060, where applicable" - '
SDC Section 12,070(3) "(a) Consistency with applicable !vletro Plan policies and the frletro Plan
diagram;
Findings:
Applicable Metro Plan Policies
"The Eugene-Springfield Metropolitan Area General Plan [Metro Plan] is the official long-range general
plan (public policy document) of metropolitan Lane County and the cities of Eugene and Springfield.. Its
policies and land use designations apply only within the area under the jurisdiction of the Plan. The
Plan sets forth general planning policies and land use allocations and serves as the basis for the
coordinated development of programs concerning the use and conservation of physical resources,
furtherance of assets, and development or redevelopment of the metropolitan area." P. 1-1
"In addition, it is important to recognize that the written text of the Plan takes precedence over the Plan
diagram where apparent conflicts or inconsistencies exist. The Plan diagram is a generalized map
which is intended to graphically reflect the broad goals. objectives, and policies. As such. it cannot be
used independently from or take precedence over the written portion of the Plan," P. 1-5
. A. Residential Land Use and Housinq Element
Residential Density.
"A,10 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." Page III-A-8
17
.
"A.12 Coordinate higher density residential development with the provisions of adequate.
infrastructure and services, open space and other urban amenities." Page IIl-A-8
Design and Mixed Use.
"A.22 Expand opportunities for a mix of uses in newly developing areas and existing neighborhoods
through local zoning and development regulations," P. Ill-A -10
F. Transportation Element
Land Use
"F.1 Apply the nodal development strategy in areas selected by each jurisdiction that have identified
potential for this type of transportation-efficient land use pattern." P. IlI-F-4
"FA Require improvements that encourage transit, bicycles, and pedestrians in new commercial.
public, mixed use, and multi-unit residential development." P. III-F-5
The proposed amendments protect higher residential density: 1) In the Mixed Use Commercial District,
residential uses are permitted above commercial uses; and 2) In the Mixed Use Residential District, multi-family
residential is the primary use. The mixed use zoning districts encourage transit, bicycles and pedestrian modes
of travel. The nodal development strategy is implemented by the Nodal Development Area Metro Plan land use
designation.
Metro Plan Diaqram
. Findinqs:
The current Metro Plan land uses designations for the Mohawk area are Major retail Center, Low Density
Residential and Medium Density Residential. The Metro Plan diagram amendment will implement the recently
adopted Nodal Development Area_mixed use land use designation. The Springfield City Council chose the
Mohawk Nodal Development Area as one of the City's nodes. The Metro Plan diagram will be amended to
show the Mohawk area as Nodal Development Area.
These applications comply with criterion (a).
SDC Section 12,070(3) (b) "Consistency with applicable Refinement Plans, Plan District maps, Conceptual
Development Plans and functional plans; and" .'
Findinqs:
The Mohawk Nodal Development Area is not within an adopted refinement plan, plan district, or conceptual plan.
This staff report discusses the relationship of TransPlan and the Public Services and Facilities Plan (functional
plans) within the Mohawk area. In addition, the Mohawk Boulevard Specific Development Plan was completed in
January 1999, but was never adopted. However, two Plan recommendations were pursued and completed: 1)
amendment of the Metro Plan to establish a land use designation which allows mixed use zoning (adoption of
the Nodal Development Area Metro plan designation (2001); and amendment of the SDC to adopt Article 40
Mixed Use Districts to allow for a mixture of residential and commercial uses (2002).
These applications comply with the two recommendations mentioned above.
.
Section 12.070(3)(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, 11
Criterion (c) is addressed in staffs response to Goals 11 and 12.
i in
.
.
.
, 18
Section 12.070(3)(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. II '
Criterion (d) is addressed in staffs response to: 1) the criteria (SDC Section 7.070(3)) used in approving a Type
II Metro Plan amendment; and 2.) Goal12.
V, CONCLUSION AND RECOMMENDATION OF STAFF
, Staff has demonstrated that the proposed Metro Plan diagram amendment from Major Retail Center, Low
Density Residential and Medium Density Residential to Nodal Development Area and the proposed Springfield
Zoning Map amendment from Low Density Residential, Medium Density Residential, High Density Residential,
Major Retail Commercial and Community Commercial to Mixed Use Commercial and Mixed Use Residential
comply with the applicable criteria of approval listed in SDC Sections 7.030 and 12.070. The proposed
amendments support mixed-use and nodal development as a means of achieving compliance with Goal 12 and
TransPlan. .
Staff recommends the Planning Commission: Approve the attached Order and forward the proposed
applications, as may be amended, to the City Council with a recommendation for adoption.
. ,,1"\
19
.
BEFORE THE PLANNING COMMISSION
OF THE CITY OF SPRINGFIELD, OREGON
ORDER AND RECOMMENDATION FOR
A METRO PLAN DIAGRAM AMENDMENT ]
AND A SPRINGFIELD ZONING MAP AMENDMENT ]
CASE NUMBER LRP 2005-00028
. CASE NUMBER ZON 2005-00041
RECOMMENDATION TO THE CITY COUNCIL
NATURE OF THE APPLICATIONS
CASE NUMBER LRP 2005-00028: The purpose of the Metro Plan diagram amendment application is to change
the current Mohawk area land use designations from Major Retail Center, Low Density Residential and Medium
Density Residential to the Nodal Development Area land use designation. This Metro Plan diagram amendment
is a Type II amendment as defined in Article 7, Section 7.030, of the Springfield Development Code and
therefore requires only Springfield City Council approval. In addition, 24 properties are proposed to be
redesignated from Major Retail Center to Low Density Residential and High Density Residential in order to
eliminate plan/zone conflicts outside of the Mohawk Nodal Development Area boundary.
CASE NUMBER ZON 2005-00041: The purpose of the Springfield Zoning Map amendment is to change the
current Mohawk area zoning from Low Density Residential Medium Density Residential, High Density
Residential, Major Retail Commercial and Community Commercial to Mixed Use Commercial and Mixed Use
Residential In order to implement the Nodal Development Area Metro Plan land use designation. In addition, two
properties are proposed to be rezoned from Community Commercial to Low Density Residential in order to
eliminate a plan/zone conflict outside of the Mohawk Nodal Development Area boundary.
. 1. The above referenced applications have been accepted as complete.
2. The applications were initiated and submitted in accordance with Section 3.050 of the Springfield
Development Code. Timely and sufficient notice of the public hearing, pursuant to Section 14.030 of the
Springfield Development Code, has beell provided. .
3. On October 4, 2005 the Planning Commission held a public hearing on the proposed amendments. The
Development Services Department staff notes and recommendation together with the oral testimony and
written submittals of the persons testifying at that hearing have been considered and are part of the record
of this proceeding.
CONCLUSION
On the basis of this record, the proposed amendments are consistent with the criteria of SDC Sections 7.030
and 12.070. This general finding is supported by the specific findings of fact and conclusion in the Staff Report
and Findings.
ORDER/RECOMMENDATION
It is ORDERED by the Springfield Planning Commission that approval of CASE NUMBER LRP 2005-00028
and CASE NUMBER ZON 2005-00041, be GRANTED and a RECOMMENDATION for approval forwarded to
the Springfield City Council.
Planning Commission Chairperson
.
ATTEST
AYES:
NOES:
ABSENT:
ABSTAIN:
1 I') 1
Mohawk Nodal Development Area
Proposed Plan and Zone Designation Changes
MAP
LOT OWNER
ACRES CURRENT PLAN DES
PROPOSED PLAN DES.
CURRENT ZONE
PROPOSED ZONE
17032531 3100 STOVALL M SCOTT & JONI M 0,22 LOW DENSITY RES. NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032531 7300 SIPE & ASSOC SPR 0,22 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032531 7200 SIPE & ASSOC SPR 0,21 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032531 6800 MCDONALDS CORP 036-0023 0,34 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032531 7100 SIPE & ASSOC SPR 0,21 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032531 6704 MCDONALD'S CORPORATION 0,24 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032531 2800 STOVALL M SCOTT & JON I M 0,22 LOW DENSITY RES, NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032531 6900 MCDONALDS CORP 036-0023 0,24 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032531 7000 PETERSON THOMAS ANTHON'! 0,37 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032531 2700 STOVALL M SCOTT & JON I M 0,30 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032534 4300 LAS PALMAS MEXICAN 0.41 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032534 4200 LAS PALMAS MEXICAN 0,37 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 100 MILLER VALLEY L TO PTRSHP 0,23 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 4101 TACO BELL #372 0,11 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 200 BELL HELEN L TE 0,22 MEDIUM DENSITY RES, NODAL DEVELOPMENT AREA HICSH DENSITY RESIDENTIAL MIXED USE COMMERCIAL
17032531 2300 HARLOW GEORGE R & ARTIE 0,25 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA COMMUNITY COMMERCIAL MIXED USE COMMERCIAL
17032534 300 BELL HELEN L TE 0,21 MEDIUM DENSITY RES, NODAL DEVELOPMENT AREA HIGH DENSITY RESIDENTIAL MIXED USE COMMERCIAL
17032533 9903 GIBSON & GIBSON 0,39 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 4401 FLUKE DARRELL J & B E 0.40 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 1600 DOW INVESTMENTS LLC 0,11 MEDIUM DENSITY RES, NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 1500 DOW INVESTMENTS LLC 0,22 MEDIUM DENSITY RES. NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032533 9901 HOLM FLORENCE V TE 0,23 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032533 9900 ENGEL PROPERTIES LLC 0.45 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 1700 DOW INVESTMENTS LLC 0.13 MEDIUM DENSITY RES. NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 1800 PUBLIC EMPLOYEES FEDERAL 0,12 MEDIUM DENSITY RES. NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 2000 PUBLIC EMPLOYEES FED C U 0,22 MEDIUM DENSITY RES. NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032533 10005 HAWES INVESTMENT LLC 0,25 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032533 10000 HICKAM RICHARD A & E DIANE 0.73 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 1900 PUBLIC EMPLOYEES FEDERAL 0.13 MEDIUM DENSITY RES, NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
/ 17032533 10003 STULTS CARL JAMES 11 0.23 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032533 10004 BROWN DANIEL T 1,36 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 3901 CENTENNIAL BANK INC 0.21 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 2500 KIRKPATRICK KIT D 0,31 MEDIUM DENSITY RES, NODAL DEVELOPMENT AREA HIGH DENSITY RESIDENTIAL MIXED USE COMMERCIAL
17032534 3900 MCKAY INVESTMENT CO LLC 13.85 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032533 10200 BES LLC 1,00 MAJOR RETAIL CENTER NODAL DEVELOPMENT AREA MAJOR RETAIL COMMERCIAL MIXED USE COMMERCIAL
17032534 2400 WHITLOW BRIAN & Lynda 0,26 MEDIUM DENSITY RES, NODAL DEVELOPMENT AREA LOW DENSITY RESIDENTIAL MIXED USE RESIDENTIAL
17032534 2600 OAKS DOLORES V 0,32 MEDIUM DENSITY RES. NODAL DEVELOPMENT AREA HIGH DENSITY RESIDENTIAL MIXED USE RESIDENTIAL
81
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17032533
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17032534
17032534
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17032534
17032533
17032533
17032533
17033622
17033622
17033622
17033622
17033622
17032531
17032531
17032531
17032533
17032533
17032533
17032533
10100 C-3 INVESTMENTS INC
3600 BEAN DENISE M & MICHAEL E
4402 HOUSING & URBAN DEV
3500 WIPER DEVELOPMENT
3700 WIPER DEVELOPMENT
16200 PACIFIC CASCADE FCU INC
16400 PACIFIC CASCADE FCU INC
16700 WINCHEllS DONUT HOUSES
4500 MCKENZIE-WlllAMETTE HOS,
4502 BENEVOLENT & PROTECTIVE
4501 SCHWENDIMAN SHANE E & J S
6200 SCHWENDIMAN SHANE & JOSI
16800 WINCHEllS DONUT HOUSES
16500 PACIFIC CASCADE FCU INC
16900 AlPROP CO
4800 VENTIS INVESTMENT
4900 VENTIS INVESTMENT
5000 AZIZA PROPERTIES llC
5100 TIEDEMAN DAVID R & ROBIN l
. 6600 BRADLEY FAMilY TRUST
17000 5MB PROPERTY HOLDING llC
6300 LIGHT FRANK
6400 LIGHT FRANK
6500 LIGHT FRANK
6700 SCHWENDIMAN SHANE & JOSI
6800 SCHWENDIMAN SHANE & JOSI
17200 WEST SCOTT AllEN
14500 TINSLEY THOMAS E & JOYCE
16100 TIME Oil COMPANY
100 FOWLER JORGEN B
300 PENDLETON GEORGE R TE
600 EVANGELICAL lUTHERAN
4601 MCKENZIE WllLAMETTE HOSP
4603 MCKENZIE WllLAMETTE HOSP
2600 GRANT KEVIN W
2500 DAVIS THEODORE
2100 NORTHGATE VillA llC
9500 NORTH GATE VillA llC
9600 NORTH GATE VilLA llC
8700 HINKLE ELINOR MARIE
9200 GAllOWAY JAMES
1,16 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0,33 lOW DENSITY RES. NODAL DEVELOPMENT AREA HIGH DENSITY RESIDENTIAL MIXED USE COMMERCIAL
0.47 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.45 lOW DENSITY RES. NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.44 lOW DENSITY RES, NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0,25 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0,26 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.13 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
1,14 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
1.60 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.41 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.66 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0,19 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.31 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.25 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.14 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.14 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.13 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.14 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.51 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MEDIUM DENSITY RESIDENTIA MIXED USE RESIDENTIAL
0.25 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.13 MAJOR RETAil CENTER lOW DENSITY RESIDENTIAL lOW DENSITY RESIDENTIAL lOW DENSITY RESIDENTIAL
0,14 MAJOR RETAil CENTER lOW DENSITY RESIDENTIAL lOW DENSITY RESIDENTIAL lOW DENSITY RESIDENTIAL
0.15 MAJOR RETAil CENTER lOW DENSITY RESIDENTIAL lOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
0,18 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.26 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.23 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.28 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.16 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.42 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.67 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA HIGH DENSITY RESIDENTIAL MIXED USE RESIDENTIAL
1.02 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA lOW DENSITY RESIDENTIAL MIXED USE COMMERCIAL
8.71 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0.59 MAJOR RETAil CENTER NODAL DEVELOPMENT AREA MAJOR RETAil COMMERCIAL MIXED USE COMMERCIAL
0,21 MAJOR RETAil CENTER LOW DENSITY RESIDENTIAL COMMUNITY COMMERCIAL lOW DENSITY RESIDENTIAL
0.20 MAJOR RETAil CENTER LOW DENSITY RESIDENTIAL COMMUNITY COMMERCIAL lOW DENSITY RESIDENTIAL
0.22 MAJOR RETAil CENTER HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL
0.16 MAJOR RETAil CENTER HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL
0.15 MAJOR RETAil CENTER HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL
0.16 MAJOR RETAil CENTER lOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL lOW DENSITY RESIDENTIAL
0.16 MAJOR RETAil CENTER lOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL lOW DENSITY RESIDENTIAL
132-
17032533 9902 NORTH GATE VILLA: LLC 0,19 MAJOR RETAIL CENTER HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL
17032533 8800 DELOACH NANETTE MARIE 0,17 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 9300 WAFFORD RITA M 1-2 0,16 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 11300 FINNEY THOMAS P 0.14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 11400 FERREN SHANE LEE 0.14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 11500 HOUSING AUTHORITY 0.14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 11600 CLEMENTS BRADLEY 0,14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 12700 BEIGHTS GREGORY D 0.14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 12800 JONAS EARNEST D TE 0,14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 12900 KOEKKOEK JOHN B & DIANA 0,14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 13000 DAVIS SHARON L 0,14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 14100 MILLER MICHAEL P 0,13 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 14200 LAVOIE CHRIS 0.14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 14300 INGRAM HAROLD L & ELAINE L 0.14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 14400 INGRAM HAROLD L & ELAINE L 0,14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 15800 STEWART REID HUGH 0.14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
17032533 15900 CERVANTES JUAN G & LINDEN 0,14 MAJOR RETAIL CENTER LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
83
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Proposed Zoning
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