HomeMy WebLinkAboutOrdinance 6143 11/07/2005
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ORDINANCE NO. 6143
AN ORDINANCE AMENDING THE METRO PLAN DIAGRAM BY
REDESIGNATING 3.6 ACRES OF LAND LOCATED AT THE SOUTHWEST
CORNER OF SOUTH 32ND STREET AND BOOTH-KELLY ROAD FROM LIGHT
MEDIUM INDUSTRIAL TO LOW DENSITY RESIDENTIAL.
The City Council of the City of Springfield finds that:
A. Article 7 of the Springfield Development Code sets forth criteria for Metro Plan
Diagram amendments.
B. On May 23, 2005, the applicants, Dale Kast and Jim and Kris Redmond initiated a
Metro Plan Diagram Amendment, City Case Number 2005-00020.
C. On September 20, 2005, the Springfield Planning Commission held a public hearing
to accept testimony and hear comments on this land use proposal. After the close of
the public hearing, the Planning Commission considered the testimony provided,
including the staff report and all material submitted in the application. The
Planning Commission voted six in favor, none opposed and one absent to forward a
recommendation of approval to the Springfield Council.
D. On February October 17, 2005, the Springfield City Council held a public hearing
to accept testimony and hear comments on this proposal.
E. On November 7, 2005 the Springfield City Council considered the testimony
provided, including the staff report and all material submitted in the application
voted to approve the ordinance.
F. Evidence exists within the record and the findings attached hereto (Exhibit A) 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 Metropolitan Area General Plan is hereby amended to redesignate
3.6 acres of Light Medium Industrial designated property to Low Density Residential.
Section 2: The above findings (A through F), and the findings set forth in Exhibit
A attached hereto and incorporated herein by reference are hereby adopted in support of
the Metro Plan amendment.
Section 3: If any section, subsection, sentence, clause, phrase, or portion of this
Ordinance is for any reason held invalid or unconstitutional by any court of competent
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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.
ADOPTED by the Common Council of the City of Springfield by a vote of ~
For and 0 against on this 7th day of November, 2005.
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Attest:
City=~
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REVIEWED & APPROVED
FOR
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Ordinance No. 6143
EXHIBIT A 1
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Exhibit A
Findings of Fact and Conclusions of Law
Section 7.070 (3) of the Springfield Development Code lists the following criteria for
approval of plan amendments:
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.
The proposed amendment is consistent with relevant policies in the Eugene-Springfield'
Metro Area General Plan, as well as applicable statewide planning goals and administrative
rules as follows:
4.1 Consistency with Metro Plan Policies
The Eugene-Springfield Metro Plan is a policy document for the metropolitan area, and the
land use designations shown on the Plan Diagram are depicted at a metropolitan scale. The
Plan acknowledges local phlns and policies as the basis for these land use designations:
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"They (land use designations) are not intended to invalidate local zoning or land uses
which are not sufficiently intensive or large enough to be included on the diagram."
(p. II-E-2)
Finding: The Metro Plan Diagram provides policy direction for appropriate urbanization of
vacant parcels ofland at a generalized scale, reflects local plans and policies, and is not
intended to preempt local zoning. Therefore, if it can be shown that existing zoning for the
subjectproperty is consistent with the Metro Plan, an amendment to the Plan Diagram is
appropriate.
An adequate supply of industrial and commercial land is a major underpinning of the Metro
Plan's economic policies:
"Policy III-B-12: Discourage future Metropolitan Area General Plan amendments
that would change development-ready industrial lands (sites defined as short-term in
the Metropolitan Industrial Lands Special Study, 1991) to non-industrial
designations." (p. III-B-5)
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Finding: On the Site Evaluation Matrix of the 1991 Metropolitan Industrial Lands Special
Study, the subject site (#37) is included on a list of "Sites Not Appropriate for Industrial
Use" (see Technical Report 1). "Adjacent Residential Use" is listed as the reason that
industrial use is not appropriate. Since the subject property is not considered suitable for
inclusion in the City's buildable industrial lands inventory, changing the plan designation to
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residential use is consistent with Metro Plan policy and supports existing zoning of the
property.
The Metro Plan also addresses land use compatibility with this policy statement:
"Policy I1I-B-15: Encourage compatibility between industrially zoned lands and
adjacent areas in local planning programs." (p. III-B-5)
Finding: The most compelling justification for changing the Metro Plan Diagram for this
property is the fact that industrial use for the subject property would not be compatible with
the adjoining middle school and playfields, with the Springfield Sports Center to the north,
and with the low density residential neighborhood to the east of 320d Street. This
incompatibility is acknowledged in the Industrial Lands Special Study, listing the site as not
appropriate for industrial use due to adjacent residential use. It is therefore concluded that
current zoning for the property is appropriate and consistent with Metro Plan policy, and
therefore the Plan Diagram should be changed to reflect this more compatible land use
designation.
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4.2 Consistency with Statewide Planning Goals .
Oregon's planning laws place strong emphasis on consistency between local comprehensive
plans and plan amendments and statewide planning goals, administrative rules, standards,
and guidelines. The proposed plan amendment is found to be consistent with applicable
statewide goals, rules, and policies as follows.
GOAL 1 - CITIZEN INVOL VEMENT
The City of Springfield's citizen involvement program and process for citizen input on all
proposed plan changes are consistent with Statewide Planning Goal} requirements for
citizens to have ample opportunities to participate in local planning decisions.
Finding: Opportunities for citizen influence will be available at all stages of this proposed
amendment, and any concerns raised by the property owners, adjacent neighbors, and/or the
general p':lblic will be addressed with findings of fact and conclusions. Ample public notice
will be provided.
GOAL 2 - LAND USE PLANNING
Statewide Planning Goal 2 provides for minor changes to comprehensive plans, which must
be based on special studies or other information that will serve as the factual basis to support
the change. The public need and justification for the change must be established.
Finding: The Metro Plan and the Springfield Code and applicable statewide planning goals
provide policies and criteria for evaluating plan amendments, and compliance with these
measures will assure an adequate factual basis for reviewing the applicant's proposed Metro
Plan amendment. Findings of fact are provided as a part of this application.
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This finding of fact is also corroborated by the 1991 Metropolitan Industrial Lands Special
Study, which concluded that the subject site was not appropriate for industrial use due to the
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adjacent residential use. (see findings for Statewide Planning Goal 9: Economic
Development and Metro Plan consistency).
GOAL 3 - AGRICULTURAL LANDS
Not applicable; subject property is located within the Urban Growth Boundary
GOAL4-FORESTLANDS
Not applicable; subject property is located within the Urban Growth Boundary
GOAL 5 - NA TURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN SPACES
Statewide Planning Goal 5 requires inventory and protection of a variety of open space,
scenic, historic, and natural resource values.
Findings: The Springfield Local Wetland Inventory map does not show inventoried wetlands
on the subject site. There are no inventoried natural resources and no known threatened or
endangered species on the site. The existing fann homestead was present as early as 1936
(Omnicon Environmental Management: Gorrie Estate Environmental Assessment, 1995).
The dwelling is not listed on the City of Springfield's list of Historic Landmarks, and there
are no inventoried archeological sites.
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GOAL 6 - AIR, WA TER, AND LAND RESOURCE QUALITY
Statewide Planning Goal 6 provides for maintaining and improving air, water, and land
quality, while assuring development reflects the community's desires for a quality
environment and a healthy economy.
Finding: Low-density residential use ofthis site would be significantly more compatible and
create a more hannonious environment with the adjacent school and neighborhood
residential use than would industrial use as designated on the existing Metro Plan Diagram.
Finding: According to the City of Springfield's WaterQuality Limited Watercourse Map, no
watercourses exist on or adjacent to the site.
GOAL 7 - AREAS SUBJECT TO NA TURAL HAZARDS
Statewwide Planning Goal 7 requires protection of people and property from natural hazards,
and for future development tobe located in areas that are free from dangers of hazards.
Finding: The Federal Emergency Management Agency's Flood Insurance Rate Map shows
the subject property is in Zone X and outside the 500-year flood hazard area (FIRM #
41039Cl161 F). No other known hazards exist on the site.
GOAL 8 - RECREATIONAL NEEDS
Statewide Planning Goal 8 provides for local government to meet the recreational needs of
citizens and visitors, and to develop recreation land use plans for types and locations of
recreation areas, facilities, and opportunities.
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Finding: Recently, the City of Springfield amended the Metro Plan Diagram, the Mid-
Springfield Refinement Plan Diagram, and the Springfield Zoning Code Map to re-designate
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and rezone approximately 29 acres from industrial to park and open space use in order to
accommodate the nearby Springfield Sports Center. Re-designation of industrial lands and
subsequent Sports Center development within close proximity of the subject property gives
further justification for continued amendment of the Metro Plan to enhance the recreational,
educational, and residential character and qualities of the surrounding neighborhood.
GOAL 9 - ECONOMIC DEVELOPMENT
Statewide Planning Goal 9 requires cities to maintain adequate supplies of buildable lands for
projected industrial use, and to diversity and improve the economy of the state.
Finding: The Springfield Sports Center site, immediately north of the subject property, was
. recently re-designated on the Plan Diagram from industrial to park and open space use. As
applicant, the City of Springfield noted the 1993 Metropolitan Industrial Lands Inventory
found that an ample supply of "constraint-free" Light Medium Industrial and Special Light
Industrial sites exist in Springfield (see Technical Report 1). The City also found "an
oversupply of industrial lands anecdotally reflected in the fact that the Arlie property [Sports
Center site] has been designated heavy and light-medium industrial use since 1983, but has
remained vacant not only through the 1980's but also through the 1990's - a period of very
strong regional and local economic growth."
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Finding:
The 1993 Industrial Lands Survey (see Technical Report I) concluded that highway access is
a constraint for industrial sites served by Main Street due to distance from limited access
highways. Therefore it is concluded that removing the 3.6-acre Redmond property from the
industrial lands inventory would have little or no effect on buildable acres that are designated
Light Medium Industrial (LMI) in the Metro Plan.
GOAL 10: HOUSING
Statewide Planning Goal 10 requires cities to maintain adequate supplies of buildable lands
for housing with price ranges and rent levels that are commensurate with financial
capabilities of Oregon households and allow forthe flexibility of housing location, type, and
density.
Finding: The proposed Plan re-designation of the subject property to Low Density
Residential Use (LDR) will add several acres to the City's supply of buildable lands for
housing. Residential use will also contribute to the land use integrity and livability of the
neighborhood.
GOAL 11 - PUBLIC FACILITIES AND SERVICES
This goal requires the timely, orderly, and efficient arrangement of public facilities and
services to serve as a framework for urban development.
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Finding: All urban services are available to provide for public facilities and services that
would be required for housing on the subject property including fire and police protection,
parks, sanitary and stonn sewers, transit, schools, and urban and arterial streets.
Water and electricity service - Springfield Utility Board
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Sanitmy service - Douglas Gardens Drainage Basin (within the "ultimate service area"
according to the Springfield Sewer Master Plan, 1980)
Storm Sewer - South 320d Street stonn sewer trunk line has excess capacity
GOAL 12 - TRANSPORTA nON
Statewide Planning Goal 12 requires cities to plan and provide for a safe, convenient, and
economic transportation system. Oregon's Transportation Planning Rule (TPR) implements
Goal 12, and requires mitigation measures for plan amendments that "significantly impact a
transportation facility." Branch Engineering evaluated potential traffic impacts associated
with changing the Metro Plan Diagram for the subject site from Light Medium Industrial to
Low Density designation (see Technical Report 2).
Assuming "reasonable worst case development scenarios" for both LMI and LDR
development on the site, Branch estimated trip generation rates based on infonnation
presented in Trip Generation, Seventh Edition, published by the Institute of Transportation
Engineers (ITE), 2003. The City of Springfield Development Code was also referenced to
detennine possible reasonable worst-case development scenarios for the two planning
designations.
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For LMI development on the subject site, a potential site plan could accommodate 2.2 acres
(95,800 sf) of building, 1.0 acre of parking, and 0.36 acres oflandscaping setback. Applying
a trip rate for General Light Industrial from the trip generation manual, potential PM peak
hour trip generation would be 94 trips. Applying the manual's trip rate for single family
detached houses, using a maximum of 10 units/acre (35 units for the subject site), a
maximum of 35 trips would be generated during the PM peak hour from low density
residential development on the site. Table 3 summarizes these trip generation estimates.
Table 3. Trip Generation Comparisons for LMI and LDR Development
Redmond Site
Development
Scenario
Trip Rate
(from ITE Manual)
Trip Generation Estimate
(PM Peak Hour)
LMI Site
0.98 trips/1 000 sf floor area
1.01 trips/housing unit
94 trips
35 trips
LDR Site
Finding: Based on the Branch Traffic Impact Analysisin Technical Report 2, if the subject
site was developed as a relatively intense industrial use it is estimated that it would generate
significantly more trips than the most intensive LDR development allowed by the Springfield
Development Code. Therefore, a change in land use designation from LMI to LOR would not
have a significant effect on a transportation facility as defined by OAR 660-12 - 60(2).
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GOAL 13 - ENERGY CONSERVA nON
Goal compliance to conserve energy is accomplished through efforts of local, state, and
federal agencies that regulate energy providers. Future proposals for development on this
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property will rely on energy efficient building codes, fixtures and appliances, which are
current requirements.
Finding: Goal!3 provides little guidance for site-specific Plan Diagram changes. However,
proximity of future housing near adjacent and nearby schools and parks, as well as the
Springfield Sports Center, could potentially reduce automobile dependency and contribute to
more compact urban growth as infilling.
GOAL 14 - URBANlZA nON
This goal requires cities to provide for transitioning from rural to urbanland use.
Finding: The subject site is within the Metro Area Urban Growth Boundary, within the city
limits of Springfield, and within the fully developed and serviced urbanized area of the
community. The proposed re-designation is intended to facilitate efficient use of the site for
urban uses, thereby facilitating a compact urban growth fonn that is the objective of
Statewide Planning Goal 14.
GOAL 15 - WILLAMETTE GREENWA Y
Not applicable; subject property is not located within the greenway boundaries.
GOALS 16-19 - COASTAL GOALS
Not applicable as these goals relate to Coastal lands.
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