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HomeMy WebLinkAboutAgreement CMO 6/18/2007 '~ ~~@~ow~' JUN 1 8 07 J ORDINANCE NO 6195 (General) By AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD METROPOLITAN GENERAL PLAN DIAGRAM BY REDESIGNATING 56 ACRES FROM CAMPUS INDUSTRIAL TO' COMMUNITY COMMERCIAL, MEDIUM DENSITY RESIDENTIAL/NODAL DEVELOPMENT AREA, AND COMMERCIAL/NODAL DEVELOPMENT AREA ON LAND LOCATED NORTH OF MARCO LA ROAD AND WEST OF 28TH/31sT STREETS THE COMMON COUNCIL OF THE CITY OF SPRINGFIELD FINDS THAT WHEREAS, Article 7 of the Springfield Development Code sets forth procedures for Metro Plan diagram amendments, and WHEREAS, on September 29,2006, the applicant IDltlated the following Metro Plan dIagram amendment Redesignate 56 acres of land from Campus Industrial to CommuDlty CommercIal (11 Acres), Medium DensIty Resldenllal/Nodal Development Area (19 Acres), and Commercial/Nodal Development Area (26 Acres), Case Number LRP 2006-00027, Tax Lot 01800, Assessor's Map 17-02-30-00 and Tax Lot 02300, Assessor's Map 17-03-26-11, and WHEREAS, on January 9, 2007, staff determined to conSIder the application to be complete, and WHEREAS, on March 14, 2007, the applicant held a neIghborhood meetIng to explain the proposed development to the nearby reSIdents and WHEREAS, on March 27, 2007, the Springfield PlanDlng CommIssIon held a work session and a public hearing to accept testImony and hear comments on this proposal A request was made to hold the written record open for 7 days The Planning CommissIon closed the public hearing and voted to hold the written record open unlil April 3, 2007, allow rebuttal by the applicant and staff by April 10, 2007, and to reconvene on April 17, 2007 to deliberate and make theIr decIsIon, and WHEREAS, on April 17, 2007, the Springfield Planning Commission accepted the written materials Into the record, deliberated and voted 5 In favor, 2 opposed, to forward a recommendatIon of approval, with ConditIons to the CIty Council, and WHEREAS, on May 7, 2007, the Springfield CIty Council held a work sesSion and a public hearing (first reading) to accept testimony and hear comments on this proposal A request was made to hold the written record open for 7 days The City Council closed the public hearing and voted to hold the wntten record open until May 14, 2007, allow rebuttal by any person submitting written materials by May 21,2007, allow rebuttal by the applicant by May 29, 2007, and to reconvene on June 18, 2007 to conSider the wntten matenals and deliberate WHEREAS, on June 18, 2007, the Springfield City CounCIl accepted and conSIdered the addItIonal written testImony and IS now ready to take aCllOn on thiS proposal based upon the above recommendatIon and the eVIdence and teslimony In the entire record In the matter of adoptIng thiS Ordinance amending the Metro Plan dIagram NOW THEREFORE, THE CITY OF SPRINGFIELD ORDAINS AS FOLLOWS SectIon 1 The above findIngs, and the findings set forth In Exhibit A and Incorporated hereIn by reference are hereby adopted Section 2 The Metro Plan desIgnatIon of the subject property IS hereby amended from Campus Industnal to Community CommercIal, Medium Density ResIdentIal/Nodal Development Area, and CommerclallNodal Development Area, more partIcularly descnbed In ExhIbit A and Incorporated herein by reference Section 3 The legal descnpllon of the entIre property IS specified In Exhibit B The proposed Metro Plan diagram boundanes are shown on the map In ExhIbit C The precIse boundanes of the Metro Plan diagram boundanes descnbed In ExhIbit A shall be determIned as a condlllon of approval of the reqUired Master Plan ADOPTED by the Common Council of the CIty ot Spnngfield by a vote of --...!L for and -2- against, this 18thdayof June ,2007 ATTEST APPROVED by the Mayor of the City of Spnngfield, thIS 18thdayof June , 2007 ~~~~ ~,(~ CIty Recorder I'll::VIEWED g APPROVE~ ;' [,TO FORM. --.)..._~ \....,,",,\1'""\ ,~_~I 1'2 \ 0.:1==-' J,ololCE OF CITY ATTORNEY ]~@~DW~] JUN 1 8 07 By EXHIBIT B K & D ENGINEERING, Inc Engmeers . Planner> . Surveyors Legal descrIption For "Marcola Meadows" Comp Plan and Zone Change , 1 wo (2) Parcel& of land located m Spungfield, Oregon that aJ e more pal tlcularly descrl bed as follows ~~@~OW~] ill JUN 1 8 07 Pal cell By Beg1nn1ng at a po~nt on the North marg~n of Marcola Road, sa~d p01nt be1ng North 89 57' 3011 Bast 2611 60 feet and North 00 02' Ooa Webt 45 00 feet from the Southweot corner of the Felix Scott Jr D L C No 51 1n Towoshlp 17 South, Range 3 West of the Wlllamette Men.dlan, thence along the North margl.D of MarLola Road South 89 57 I 30 II West 1419 22 feeL to the Southeaat corner of Parcel 1 of J~and Partltlon plat No 94- P0491, thence leav~ng the North margJ.l1 of Marcela Road and runn:mg along the I::ast boundary of sald parcell and the Northerly cxteoaJ.on Lhereof North 00 021 00" West 516 00 feet to a point on the South boundary of NICOLE PARK as platted and recorded ~n F~le 74, Slldes 30-33 of the Lane County Oregon Plat Records. Lhence along Lhe South boundary of sald NICOLE PARK NorLh 09 571 30" East 99 62 feet to the Southeast corner of said NICOL~ PARK, thence along the East boundary of said NICOLE PARK North 00 02' 000 Weat 259 82 feet Lo the Northeast corner of sajd NICOLE PARK, thence along the North boundary of said NICOLE PARK South 89 58' ODD West 6 70 feet to the SouthedDt corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and recorded ~n Book 46, Page 20 of the Lane County oregon Plat Records, thence along the EasL boundary of sald LOCH LOMOND 'lERRACE rIRST ADDITION North 00 O?I 00" West 112 B8 feet to the Southwest corner of AUSTIN PARK SOUTH as platted and recorded 1n Flle 7~, Slldes 132-134 of the Lane County pIal Records, thence along the South boundary of ~a~d AOSTIN PARK south North 09" 58' Don EaDt 260 00 feet to Lhe Southeast corner of sa~d AUSTIN PARK South thence along the East boundary at said AUSTIN PARK South North UO 02' 00" West 909 69 feet to the Northeast corner of sald Austin Park South. said pOl0t be1ng on the South boun~ry of LhaL certaln tract of land descrlbed 1n a deed recorded July 31, 1941. In Book 359, Page ~BS of the Lane County Oregon Deed Records, thence along the South boundary of Sdld last described tract North 79 411 S~ 'I Cast 1083 15 teet Lo the loterDect.ion of the South Ilne of the last desC'r~bed tract and the EdElt Iltle of that certa1n tract of land conveyed to R H P1erce and Elizabeth C pierce and recorded 1n Book 238, Page 464 of the Lane County oregon Deed Records. thence along the East Ilne of saJ.d last descrJbed trac..t South 00 02' 0011 I:ast 1991 28 feet to the pOlnt of beg1nnlng, all ~n Lane County, Oregon Page 1 of 2 276 N W IlJckory Slreel' POBox 725' Alb,"y, OR 97321' (541) 928-2583' fax (541) 967.3458 K & D ENGINEERING, Inc Engl/leers . Plallners . Surveyors Pm ce12 Beg1nn~ng at d pn~nt 1n the center of counLy Road No 753, 3170 24 feet South and 1319 9 feet East of the Narthwebt corner of the Fel~x Scott Donation land Clalm No 82, J.n Townsh~p 11 South, Range 2 West of the WJ.llamette Merl.dJ.~I1. and bel.ng 066 feet soutb of the SoutheasL Lorner of tract of land conveyed by The Travelers Insurance Company to R D Kercher by deed recorded 1n Book 109, page 26B, Lane county Oregon Deed Records, thence West 1310 feeL to a pOl.nt lS links East at Lhe West ll.ne of the Peb.x beott DonatJ.on Land ClaJ.m No B2. NotJ.fJ.catJ.on No 3255, :to 'I'ownship l~J South, Range 2 West of the Nlllamette Mer1.dian, and runnlng Lhence South para13el wlth and 15 ll.nkc d~atant from sal.d WeaL l~ne of sa~d Donatlon Lund Cla~m a distance of 2304 76 feet to a point 15 llnks East of the southwest corner of Ba~d Dooatlon Land Cla~m, thence Dast followlng along the cenLer l~ne of County Road No 218 a dlstance of 1310 feet to a point ~n the center of sa1d County Road No 278 due South of the place of beg1nn1ng, thence North follow1ng the center l~ne of sa1d County Road No 753 Lo the pOlnt of beglnnlng, all In Lane County, Oregon. EXCEPI the rLght of way of the Lugene-Wend11ng Branch of the Southern PdC1(1C RaJ.lroad, ALSO EXCEPT LhaL porLJ.on described 1n deed to rhe City of Eugene, recorded 10 Book 3~.9, Page 285, l,anc. County oregon Deed Records, ALSO EXCEPT begion1ng at a p01nt wh~ch is 1589 17 feet South and 1327 33 feet East of the SouLhwesL corner of SectJ.on 19, Townshlp 17 South, Range 2 West, Wlllomette Merldlan, Ldne County, Oregon, 8a~d point also belng opposJ.te and 20 feet Easterly from Station 39+59 43 P 0 S T , sa~d SLat~on being 1n the center line of the old route of County Road No 142-5 (formerly 11753), thenc~ South 0 1]' West 183 75 feet La the 1ntersectlon with the Northerly Rallroad Right o[ Way Ilne, thence South 84 45' West 117 33 feet, thence SouLh 79 301 Weat 48 37 feet to Lhe ~ntersect~on of sa1d Rallroad R~9ht of Way l1ne wlth the Southerly Rlght of Way llne of the relocated sald County Road No 742-5, thence along the arc of a 316 48 foot radlUB ~urYe lett (the chord of WhlCh bears North 39 03' 35. East ~61 83 feet) a distance of 269 94 feet to tre place of beglnning, in Lane County, Oregon, AJ~SO ExcePT that port~on described ~n deed to Lane County re~orded October 19, 1955, Recept10n No 68a52, [,ane County Oregon Deed Records, ALSO EXCEPT thaL portJ.on described 10 deed Lo Lane County recorded January 20, 1986, Rpceptlon No 860221/, Lane County Offlc1al Records, ALSO EXCEPT that porLioll de9cr1bed J.n that Deed to Wlllamalane Park and Recreatlon Distr1ct recorded December 4, 1992, Recept~on No 9268749, and Corre~tlon Deed recorded February 9, 1993, RecepLlon No 9308469, Lane County OflJ.c1al Records, ALSO FXCEPT th~t port~on descrLbed In ExhibJ.t A of Lhat Deed Lo the City of Spr1ngfield, recorded September 22, 1993, Rcceptlon No 9360015, Lane County Offlc~al RecordD AlSO EXCEPT Marcola Road IndustrJ.al Park, aD platted and recorded 1n File 75, S11des 897, 898 and 899, Lane County Plat Rccordst Lane County, Oregon ~~@~OW~] ] JUN 1 8 07 By Page 2 of2 276 N W HIckory Street. POBox 725' Albany, OR 97321' (54]) 928-2583' Fax (541) 967-3458 =_E~~~BIT~~ - ~_.,.,.~j~ ~'k;:'~~ ,-' --. I 'J~"" - I , I 1-- ,~,.~il:'1, ..,,',,"-_ _-+~il.",i' :--r'~ -J,L~:\ :r..~~,~~)-~~~-:-r:~~-- I, ~~~ ..,-;l~., . ,_"""" - " '_F ,,_,~,-wt.~ -~ .-_' -'.... - ~'ll '!- " - {".~.-, ~{." .- r .i~ ' ,',1 , . ~.." ..v"=~~ =1 1 ~ .'1 " \t l If ~ -~ ."" r.tJ.-- , 'r,; ,"-' 1\1 .~. i.,.;' -'" \~ -'~f.,'KI'- .:. ", ' ' "~I' -..L.:, : ~~ 2Gj~ , , , ",'" ~ ' '1 ~ I g_ __ ~.~-~ - f -L' I -r i 'L. ~ ~ @ ~ 0 TI ~ 'I ~ ~'UN 18 ,)7 J , . '~'" ~, , ,~ - jy '~~' ;., Iii- ,,~J: ~~: i ~~',l r~' ' .'Vlf" '" ~ 'i' '~J""~..:.w.1 ~.r.~~~ ~. 1 ' , ~1-~" / _ th' ~ I( * ' ~ r \~- .' -',~ .~-,,,,.-;-,', ~j - , Ki '- ~. j'C_..t,:,...: ~ '," ~_ , ' ,i ,~'" . -~ _ ~ --t: ~ ) ~~ S ,fP4_ I - ~- ~--:~ i-~~ ,-~ ~....~, "~.-; i', b--'~ ~; -\:--. .~.., , - .l,-'-~<, '-,', ".. ,< '.~,~~_i~~~~ - ~) Z o ;0 .... ~ Leaend Plan Dls/net Boundanes ~ Nodal Development Area Low Densrty ResIdential Cl Medium Density Residential E CommerCIal l1li Major Retail Centers _ Heavy Industrial r-"l Ugh! Medium Industrtal ~ Campus Industrial _ Parks and Open Space .... "'" """" ~ ...... The Villages at Marcola Meadows Proposed Metro Plan DiaQram 1 mch equals 500 feet o 250 500 "'" """'" ^' .s ,--"'--- Mlscelleneous Boundanes ~~n"~: Spnngfield ~u..~_: City limIts '-'-, Exlsbng ---' Parcefs Cl Subject Site 1,000 , Feet ~~ _ffi SATRE =i Aj.'lQ..we A . ORDINANCE NO 6195 (General) AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD METROPOLITAN GENERAL PLAN DIAGRAM BY REDESIGNATING 56 ACRES FROM CAMPUS INDUSTRIAL TO COMMUNITY COMMERCIAL, MEDIUM DENSITY RESIDENTIAUNODAL DEVELOPMENT AREA, AND COMMERCIAL/NODAL DEVELOPMENT AREA ON LAND LOCATED NORTH OF MARCOLA ROAD AND WEST OF 28TH/31sT STREETS. THE COMMON COUNCIL OF THE CITY OF SPRINGFIELD FINDS THAT WHEREAS, Article 7 of the Spnngfield Development Code sets forth procedures for Metro Plan dIagram amendments, and WHEREAS, on September 29, 2006, the applicant InitIated the follOWIng Metro Plan dIagram amendment RedeSIgnate 56 acres of land from Campus Industnalto Community CommercIal (11 Acres), Medium DensIty Residential/Nodal Development Area (19 Acres), and CommercIal/Nodal Development Area (26 Acres), Case Number LRP 2006-00027, Tax Lot 01800, Assessor's Map 17-02-30-00 and Tax Lot 02300, Assessor's Map 17-03.26'-1.1, and ~!i~ WHEREAS, on January 9,2007, staff determined to consIder the application to be complete, and WHEREAS, on March 14, 2007, the applicant held a neIghborhood meeting to explain the proposed development to the nearby reSIdents and WHEREAS, on March 27, 2007, the Spnngfield Planning CommissIon held a work session and a public heanng to accept testImony and hear comments on this proposal A request was made to hold the wntten record open for 7 days The Planning CommIssIon closed the public heanng and voted to hold the wntten record open untIl Apnl 3, 2007, allow rebuttal by the applicant and staff by Apn110, 2007, and to reconvene on Apn117, 2007 to deliberate and make theIr decIsIon, and WHEREAS, on Apn117, 2007, the Spnngfield Planning CommIssIon accepted the wntten matenals Into the record, deliberated and voted 5 In favor, 2 opposed, to forward a recommendatIon of approval, With condlllons to the CIty CouncIl, and WHEREAS, on May 7,2007, the Spnngfield CIty Council held a work sessIon and a public heanng (first reading) to accept testImony and hear comments on thIS proposal A request was made to hold the wntten record open for 7 days The CIty CouncIl closed the public heanng and voted to hold the wntten record open untIl May 14, 2007, allow rebuttal by any person submItting wntten matenals by May 21,2007, allow rebuttal by the applicant by May 29,2007, and to reconvene on June 18, 2007 to consIder the written matenals and deliberate WHEREAS, on June 18, 2007, the Spnngfield City CouncIl accepted and consIdered the addItIonal written testImony and IS now ready to take actIon on thIS proposal based upon the above recommendation and the eVIdence and tesllmony In the entire record In the matter of adoptIng thIS Ordinance amending the Metro Plan diagram NOW THEREFORE, THE CITY OF SPRINGFIELD ORDAINS AS FOLLOWS Section 1 The above findings, and the findIngs set forth In ExhIbit A and Incorporated herein by reference are hereby adopted ~ Section 2 The Metro Plan desIgnatIon of the subject property IS hereby amended from Campus Industrial to Community CommercIal, MedIum Density ResldentlaVNodal Development Area, and Commercial/Nodal Development Area, more particularly described In ExhIbit A and Incorporated herein by reference Secbon 3 The legal description of the entIre property IS specIfied In ExhIbIt B The proposed Metro Plan dIagram boundaries are shown on the map In ExhIbIt C The precIse boundaries of the Metro Plan diagram boundaries descnbed In ExhibIt A shall be determined as a condition of approval of the required Master Plan ADOPTED by the Common CounCil of the City of Springfield by a vote of -.!L for and --L- against, thIS 18thctayof June .2007 ATTEST APPROVED by the Mayor of the City of Springfield, thiS 18thday of June ,2007 ~~<~ ~,{~ CIty Recorder ,:,o':VIEWED B, APe::>ROV~~ '~ "0 FORM ~n_~ \....~,.....-\ ._-,- ---~---~~ - .. ~ --.!3._Lo :Ju_ _~ .I -,=,CE OF CITY AITORNEV' ATTACHMENT 1 STAFF REPORT, FINDINGS AND ORDER CITY OF SPRINGFIELD, DEVELOPMENT SERVICES DEPARTMENT Applicant Satre Associates PC, ApplIcant, representing SC Springfield, LLC Requests This IS a consolIdated staff report for amendments to the Metro Plan diagram and the Spnngfield ZOning Map These applIcations Involve two parcels under common ownership totahng 1003 acres (Assessor's Map 17-02-30-00, Tax Lot 01800 and 17-03-25- 11, Tax Lot 02300) The Metro Plan DIagram Amendment proposes to change the Campus Industrial portIon of the subject sIte to Commercial/Nodal Development Area, Community CommerCial and Medium DenSity ReSidentIal/Nodal Development Area The net effect on deSIgnated areas Will be as shown below 1 EXIsting and Proposed Plan DeSignations Acres EXlstmg Proposed 357 547 86 196 00 26 560 00 1003 1003 00 807 Plan DeSignation Medium DenSity ReSidential/NO CommerCial Commerclal/ND Campus Industnal Total /ND Nodal Development Area Overlay %Change 53% 128% n/a -100% Springfield ZOning Map Amendment Case Number ZON 2006- 00054 proposes to change the zoning from Campus Industnalto Industnal to Community CommerCial, Mixed Use CommerCial and Medium DenSity ReSIdential The net effect on zOning WIll be as shown below 2 EXisting and Proposed ZOning Zoning District Medium DenSity ReSIdential Community CommerCIal Mixed-Use CommerCIal Campus Industnal Acres EXlstmg Proposed 357 547 86 196 00 260 560 00 Total 1003 1003 EXHIBIT A - PAGE 1 %Change 53% 128% n/a -100% Case Numbers LRP 2006-00027 ZON 2006-00054 Procedure Type. Type IV - Metro Plan diagram amendment " QuaSI-JudiCial zone change raIsed to a Type IV procedure VICINITY MAP II EXECUTIVE SUMMARY The apphcant IS proposing 10 amend the Metro Plan dIagram from Campus Industnal (CI) 10 CommercIal/Nodal Development Area (NDA), Community Commercial (CC) and MedIum DenSIty Resldenttal (MDR)/NDA, and to amend the Spnngfield ZOning Map from Clio CC, MIxed Use CommercIal (MUC) and MDR Attachmenl2 Includes dIagrams shoWIng the current and proposed Metro Plan deSIgnatIons and zomng These apphcatlons are the first steps towards Implementing a comprehensive new development plan for the 100 3 acre sIte Future apphcatlons Include a Master Plan for the enllre sIte whIch wIll address phaSIng of development and the tImIng of Infrastructure Installation, IndIvIdual SubdIvISIon and SIte Plan ReView apphcatlons, and other apphcaltons, as necessary The apphcant cannot concurrently submIt a Master Plan apphcatlon because the Metro Plan deslgnalton and zomng must be In comphance Comphance will not be achIeved until these apphcallons are approved The apphcant has Included a 'PrehmInary Plan lIIustrallon" (see Attachment 4) that IS Intended 10 be a depIctIon of the future Master Plan for use WIth these apphcaltons The 'Plerce" property IS hsted In TransPlan as a potenllal nodal development area and was mentIoned among the areas conSIdered by the CIty Counctl for formal deSIgnation as a node The apphcant's Prehmlnary Plan illustratIon Includes elements consIstent WIth nodal deSIgnatIon The proposed development Will Include deSIgn elements that support pedestrian envIronments and encourage transIt use, walkIng and blcychng, a transIt stop whIch IS WIthIn walkIng distance (generally Y. mtle) of anywhere In the node, mIxed uses so that servIces are avaIlable WIthin walking dIstance, pubhc spaces, such as parks, public and private open space, and public factlllles, that can be reached WIthout dnvIng, and a mIX EXHmIT A - PAGE 2 of housIng types and resIdential densitIes that achIeve an overall net densIty of at lease 12 Units per net acre In 2001, the CIty CouncIl denied a Metro Plan amendment on the .Plerce. property to sIte a Home Depot That applicatIon showed a .plece-meal. developmem proposal wIthout a comprehensive development proposal for the entIre property There was an approved Conceptual Development Plan for the Campus Industnal portIon of the subject sIte However, that plan showed only proposed lot layouts and a street system The applicant's proposal shows specIfic plans for the commercial and reSIdentIal development that would replace the Campus Industrial desIgnatIon and ZOning The .Plerce. property has been marketed as an industrIal sIte for many years Various characteristics of the sIte as well as changIng market forces have worked against the development of the site The proxImIty of the KIngsford Charcoal plant and potential Vibration from the nearby rail spur has dIScouraged hIgh-tech development of the site Market forces are affecting the types of development that are attracted to campus industrIal sites Of the many employers located In the CIty'S other Campus Industrial sIte (Gateway), only one, Shorewood PackagIng, IS a manufactunng use The Justification for converting the Industnal portIon of the subject site to commercial and resIdentIal uses are descnbed In more detaIl In the body of thiS report AddItional InformatIOn on the hIstory of the site and changing market forces are also Included Of the several cntena of approval that apply to these applicatIons, compliance With 1) State-WIde Planning Goal 9, .Economlc Development., and 2) State-wide Planning Goal 12, .Transportation. are essential and therefore, are specifically dIscussed In thiS executIve summary Comollance WIth State-WIde Plannln~ Goal 9 .Economlc Develooment" The Home Depot Metro Plan dIagram amendment/zone change application (2001) proposed to change 779 acres from Campus Industrial to Community CommercIal leavIng approXImately 48 acres of CI deSIgnated and zoned land There was Significant neIghborhood OppOSItion to the development but the request was denied by the City Council for the follOWing reasons 1) The reduction of the Clland use deSIgnatIon and the vanety of hIgh tech manufactunng sector family wage Jobs that might be lost as a result, and the fact that the CI deSignation was one of the CIty'S smallest Inventones and could not eaSily replaced because the "hIgh tech" Industry demands large, constraInt-free campus-llke settings 2) The apparent InconSIstency of the Home Depot proposal WIth the Intent of Policy 12 of the Economic Element of the Metro Plan, whIch states "DIscourage future MetropolItan Area General Plan amendments that would change development ready lands (sItes defined as short-term m the metropolitan Industnal Lands SpeCIal Study, 1991) to non-mdustnal desIgnations. 3) The then recenlly adopted Springfield Commercial Lands Study conclUSIons were used as a substantial JustificatIon for the proposal The fact that there was a shortage of vacant. developable commerCial land In Spnngfield was not at question However, the proposal to Increase thIS supply, regardless of other relevant factors, was nol suffiCIent reason to approve the proposal The Issues Cited above are still applicable and have been addressed by the applicant and ~taffs fi~dmgs pnmarlly under the responses to Goals 9, 10 and 12 There are also changes In cIrcumstance pertaining especIally to the lack of Industnal development In the Campus Industnal DiStriCt that should be conSIdered These changes are discussed under the response to Goal 9 WhIle there appears to be more demand for commercIal than Industrial development currently, thIS fact alone should not be the pnmary reason for the City CouncIl to remove a .shovel ready. CI property In exchange for commercial development The Planning CommiSSIon and the City CounCil should determine d the applicant and staff demonstrate that In order to comply WIth StateWide Planning Goal 9, EXHIBIT A - PAGE 3 Metro Plan policIes and adopted land Inventones that Campus IndustrIal land should be converted to commercial and resIdential and that condItions that applied dunng the Home Depot revIew process In 2001 have changed Staff contends these Issues have been addressed In this staff report and recommends approval of these applications, With conditions In makIng their decISions, the Planning CommissIon and the CIty Council should consIder the Impact of piece-meal conversions on the future availability of developable IndustrIal land while uSing somewhat dated commercial and Induslnalland surveys Comollance With State-wIde Plannlno Goal 12. "Transoortatlon"" The applicant submitted Information requestIng a "trIp cap" whIch can be Implemented via a "Tnp MOnltonng Plan" to demonstrate compliance With Goal 12 and whIch argues In favor of mIXed use development WIthin a potential nodal development area 1) The Oregon Transportallon 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 Spnngfield, Eugene and metro Lane County In 2001 allows for Nodal Development Areas as an alternative strategy to meet the VMT standard The City CounCil selected and adopted the Nodal Development Area concept after revieWIng a preliminary assessment of several potential Nodal Development Area sites In 2003 (76 In Rlverbend, BA In Glenwood, B6 In Downtown Springfield, 9A In Mohawk, and 9H and 9J In Natron) Last year, a prevIous Metro Plan dlagramlZonlng Map amendment application Initiated a portion of Proposed Nodal Developmenl Area 9C at 30" and Main Streets The TransPlan Potential Nodal Development Areas map shows that the subject sIte IS Within the boundary of Proposed Nodal Development Area 7C Area 7C has not been "offiCially" approved by the CIty CounCIl Upon approval, these applications WIll add approxImately BO acres of MUC and MDR deSignated and zoned land to Springfield's "offiCial" Nodal Development Areas 2) The trip cap IS an acceptable traffic capacity limitation tool allowed In the Transportation Planning Rule The trip cap establishes a "worst case" scenario for trIpS generated by the current ZOning for the entire Site, In thiS case CI, MDR and CC Trips generated by future MUC, MDR and CC uses cannot exceed the established trip cap The response to the Goal 12 crltenon was reViewed and accepted, as condItioned, by Gary McKenney, Spnngfield Transportation Planning EngIneer and Ed Moore from the Oregon Department of Transportation s Springfield office (see Attachment 5) L!!...!TAFF/APPLlCANT HISTORY During the early stages of thIS development proposal, representatIVes of the current property owners (SC Springfield LLC who purchased It In 2006 from the PIerce Trust) had several meetings WIth CIty staff before applYing for a Development Issues Meeting (ZON 2005-0002B) In July, 2005 The owner's representatives had several addItIonal meetIngs WIth City staff and subsequently hired Satre ASSOCiates to prepare the reqUIred land use applicatIons A Pre-Application Report (ZON 2006-00030), the prerequIsIte for the submittal of a Master Plan, was submItted In May 2006 Staff requested that applicallon out of sequence to have "formalized development proposal" to comment on Staff had a number of concerns about that proposal and contracted WIth Crandall Arambula (an urban deSIgn/planning firm In Portland whIch deSigned Hlllsboro's Orenco Station development) for a peer revIew of the application, which occurred In July, 2006 Crandall Arambula listed 6 suggestions 1) Relocate and redeSIgn Main Street RetaIl, 2) Reconfigure the home Improvement center Site, 3) Include a park as a focus and active recreation amenity for new reSidential development, 4) Include an off-street pedestrian and bicycle traIl system to prOVIde safe and convenient access to "destinations" and "attractions" on and off the project site,S) Make the reSidential street configuratIon pedestnan fnendly, and 6) The residential bUIldings need a transItion between the publiC and pnvate realm All but one of Crandall Arambula's suggestions (the reorientation of the home Improvement center from east-west to north-south due to a 42" santlary sewer line) has been Incorporated Into the PrelimInary Plan illustration (see Attachment 4) The Pre-Application Report application IS on hold until these applicatiOnS are approved Satre ASSOCiates submItted these applications on September 29, 2006 These applicatIons EXHmlT A - PAGE 4 were determIned to be Incomplete and staff met with Satre ASSOCIates on October 24, 2006 to diScUSS the completeness Issue The addltlonallnformatton was submItted on December 21, 2006 and the applicattons were determIned to be complete for review on January 11, 2007 Note The Oregon Department of Land ConservatIon and Development (DLCD) IS currently on record stating that home Improvement centers should not be permItted In industrial dlstncts because It would create 'de facto mIxed use districts' The applicant origInally proposed that the approximately 14 acre home Improvement center sIte be deSIgnated and zoned LIght-MedIum IndustrIal (LMI) based on a recent PlanDlng CommISSIon Interpretatton allowing thIs use In the CIty'S LMI, Heavy Induslrtal (HI) and SpecIal Heavy Industrial (SHI) ZOning dIstricts This means a home Improvement center can be SIted only on property deslgnaled and zoned CommercIal However, due to ItS SIze, thIs use IS not allowed In the MIxed Use CommercIal DIStriCt, It can go Into the Community CommercIal District The proposed nodal development area will not Include the home Improvement center site The applicatIons were further revIsed on February 28 to change the requested LMI deSignatIon and zoning to CC due to Issues raIsed by DLCD FInally staff met WIth DLCD representatIve Marguerite Nabeta and the applicant to revIew DLCD comments made on March 12, 2007 (see Attachment 6) Addlttonallnformallon has been added Into Ihls staff report (The Goal 9 response was revised dated March 17, 2007) and/or WIll be submItted prior to the public hearing I III PROPERTY DESCRIPTION/LAND USE H~.JORY Prooertv DescflDllon and EXlstln('l Conditions The subject sIte IS located north of Marcola Road, west of 31" Street, east Mohawk Marketplace Shopping Center and south of the EWEB bIke path and IS 1003 acres In size The applIcant has submitted the follOWing tnformatlon 'Sublect Site The subject site has been used for a vanety of agncultural uses It IS currenfly vacant, With the exception of a small mdustnal bUlldmg to the south of the subject site The Spnngfield City Limits abuts the subject site on small portions on the west and northeast Tax Lot 2300 IS partially developed With a vacant mdustnal bUlldmg Tax Lot 2300 was platted 10 1994 as Parcel 3 of/and partition plat 94-P0491 A property Ime adjustment was recorded With Lane County 10 1997 affectmg the common boundary between Parcels 2 and 3 of Land Partition Plat 94-P049 t 10 so domg completmg the current configuration of the subject site (City of Spnngfield file# 97-02-029) Tax Lot 1800 IS vacant A stonn dramage facility runs through the center of the subject site runnmg east to west The stonn dramage faCility IS proposed to be enhanced through the process of development of the subject site The site IS located outSide of both the 100-year flood and 500-year flood areas (see Exhibit 7, FIRM Map 41039C1153F) AdditIonal detaJl on ad/Beent uses IS as follows. North The property /0 the north of the subject site IS separated by an EWEB utility comdor that also serves as a multi-use path North of the EWEB comdor IS property owned by Willamalane Pari< and Recreation Dlstnct (Tax Lots 1500 and"23oo), Bnggs Middle School and Yolanda Elementary (Tax Lots 2200 and 3002) and smgle family resldenllal properties The properties to the Immediate north are zoned Medlum-Denslfy Res/dentlal With Public Land and Open Space zonmg on the School and part of the Willamalane and EWEB properties West The property to the wes/ls zoned and developed wlIh 10w.<Jens/ty Single-family residential dwellmgs Southwest The property to the southwe~t IS zoned Commumty Commercial and /s developed With a vanety of retail commercial uses mCludmg a grocery store and a bank EXHffiIT A - PAGE 5 South The property to the south IS zoned and developed with low-densrty single-family resldenlial dwellings Southeast To the southeast are properties that are zorled for Light-Medium Industnal (across North 21t' Street) and Heavy Industnal (across Marcola Road) Several of these properties are currently developed With Industnal uses East To the east (across North 21t' Street) are properties zoned and developed with low-densrty single- family residential dwellings " Land Use Hlstorv Staff has prepared the follOWing abbreVIated land use hIstory whIch IS dIscussed here for two reasons 1) It estabhshes the eXIsting plan deSIgnatIon and zoning acreages, and 2) It lIsts the Home Depot apphcatIons whIch were deOled, an Issue that has a direct bearing on the proposed apphcatlons The .Plerce" property onglnally stretched from 19"' Street to 31" Street and beyond to the base of Moe Mountain, and from Marcola Road to Briggs MIddle School, north of the EWEB BIke Path Since the .Plerce" property was annexed In 1975, there have been approximately 40 plan deslgnatlon/zoOlng and development applIcatIons submitted to the CIty However, only several of these apphcatlons are discussed for reasons CIted above 82-10-028 The 100tIal Zone Change applIcation estabhshed 15 acres of CommuOlty CommercIal extending from the corner of 19th Street and Marcola Road eastward a dIstance of approxImately 1350 feet, 48 7 acres of MedIum DenSity ReSIdentIal, 594 acres o~Speclalllght Industrial (now Campus Industrial), and 25 acres of LIght-MedIum Industnal (located east of the subject sIte) There was 17 5 acres of Low DenSity ReSIdential that was not rezoned The CIty Councll adopted Ordinance 5160 on June 6, 1983 CondItions of zOOlng approval Included a) The dedication of land for a park of at least 5 acres In the VICinity of the EWEB Bike Path WIth access to a publIc street and the bIke path 1 t!l It 2~ b) The creatIon of a new street to smooth the transItIon between 28 and 31 Streets c) A "collector" street beglnOlng opposite V Street for approxImately 1900 feet and then turnIng south to connect WIth Marcola Road to serve as the boundary between the Campus IndustrIal and the MedIum DenSity ReSidentIal ZOOlng , 2 , The last Campus Industnal Conceptual Development Plan (98-02-047) approved In 1999 stated that 8 acres were dedIcated for park use in 1993 This parkland, which remaIns undeveloped, IS hsted In Wlllamalane's Park and RecreatIon Comprehensive Plan as a proposed Neighborhood Park See also the dISCUSSion under State-WIde PlanOlng Goal 8 The PIerce Trust dedIcated the nght-of-way and the 28"' /31" Connector was constructed In 1993 The collector street (V Street to Marcola Road - TransPlan Chapter 3, Page 21) IS shown on the TransPlan Federally DeSignated Roadway FunctIonal ClassmcatJon Map and as Project # 777 on the FInanCIally Constrained Roadway Projects Map In AppendIX A of TransPlan See also the dISCUSSIon under State-WIde PlanOlng Goal 12 concerOlng both thIS Issue and PotentJal Nodal Development Area 7C 95-02-036 ThIs City 100tlated Metro Plan amendment and Zone Changes ehmlnated .nconslstencles between the zOOlng approved by Ordmance 5160 and the updated 1987 Metro Plan diagram OrdInance 5785 was adopted by the CIty CouncIl on May 15,1995 ThiS apphcatJon also a) Added 5 acres of CommuOlty Commercial zOOlng along Marcola Road, taken from the Medium DenSIty ReSIdentIal zonmg, EXHIBIT A - PAGE 6 b) Changed the Low DensIty Residential/MedIum Density Residential zoning shown In Mee Park North to Low DensIty Resldentoal, c) Showed the future park zoned entIrely PLO, and d) DId not change the Campus Industrial desIgnation and ZOning shown on Map 4, Area1 at thiS time (see 96-10-208) Ordinance 5785 also requIred specIfic landscaped buffer areas applicable to all future development 96-10-208 ThIs CIty Initiated Metro Plan Amendment and applicant Initiated Zone Changes application eliminated additIonal zOning and plan dIagram inCOnsIstencies The zone changes were from a) Community CommercIal to Medium Density ReSIdentIal for 1 28 acres (extendIng the reSIdentIal zOning to the south) so that the northern boundary of the commercial zOning would be located wIthin a 20 foot-wIde sanItary sewer easement, and b) Campus IndustrIal to Community Commercial for 1 28 acres (extending the commercial zOning east) to keep the commercIal zOning at the same acreage The zone changes were approved by the Planmng CommIssIon on February 19,1997 The Metro Plan diagram amendment was from Heavy Industnal to LIght-Medium Industnal for 11 5 acres located east of the 28"'/31" Street connector and north of Marcola Road Ordinance 5851 was approved by the City Council on April 7, 1997 (Note these 11 5 acres IS outside of the boundary of the subject property) 97 "()2"()29 This Property line Adjustment moved the common property line of Parcels 2 and 3 of PartItion Pial 94-P0491 approximately 142 feet to the west to allow the eXIsting drainage ditch to be entirely on Parcel 3 The survey was recorded at Lane County on Apnl 3, 1997 The current acreages are as follows 1) Community Commercial 8 8 acres, 2) Campus IndustrIal 56 acres, and 3) MedIum DenSity ReSIdential 35 5 acres 00-12-254 Metro Plan Amendment applicatIon Home Depot requested a Metro Plan diagram amendment from Campus Industnal to Community CommercIal for 7 79 acres On June 18, 2001 the CIty Council voted 4-1 WIth one absenl to deny the request The approval of concurrent zone change and Slle Plan ReVIew applications was dependent upon the adoptIon of the Metro Plan diagram amendment Since the City Council denied thIS applicatIon, those applications were denIed also I .IV APPLICATION TEAM Owner/Appllcant SC Spnngfield, LLC 5440 LOUIe Lane, SUIte 102 Reno, Nevada 89511 Alln Jeff Belle The property owner has put together the follOWIng development team Project Developer The MartIn Company PO Box 1482 Albany, Oregon 97321 Attn Bob MartIn ExmBIT A - PAGE 7 PlannerlLandscape Architect Satre AsSOciates, P C Planners, Landscape Architects and Environmental SpecIalists 132 East Broadway, SUIte 536 Eugene, Oregon 97401 Attn RIchard M Satre, ASLA, AICP Architect Waterbury Shugar ArchItecture LLC 225 West 5th Avenue Eugene, Oregon 97401 Attn RIchard Shugar, AlA Civil EnglneerlSurveyor K & D Engineering, Inc PO Box 725 Albany, Oregon 97321 Attn Dan Watson, PE TransportatIOn Engineer Access Engineering, LLC 134 East 13th Avenue, SUIte 2 Eugene, Oregon 97401 Attn MIke Welshar, PE ~I V. PROPOSED DEVELOPMENT The applicant states that "ThiS PAPA, submitted concurrently with the zone change application, IS m preparation for appropnate land use pennlt applicationS to construct a mixed-use reSidential, and commercial development as descnbed herem The appropnata land use pennlt applications mclude (but are not limited to] Master Plan ReView and Traffic Impact AnalYSIS ReView Although appltcatlons for Master Plan, SubdiVISion and .site Plan approvals would be premature at hIS time, elements of/he antIcIpated Prellmmary Plan illustration are matenal to the current applicatIon To proVide specific mfonnabon about the mtended mlxed-use development and ItS relevance to the current applicatIon, a Preltmmary Plan illustratIon has been submitted as (Attachment 4] and as descnbed below The Villages at Marcola Meadows IS a proposed mIxed-use development compnsed of reSidential, office and retaIl Villages Referencmg the dramatiC wooded backdrop of/he Coburg and Marcola hills to the north, and the large plane of valley floor meadow on site, Marcola Meadows has been conceIVed to blend m With thiS overall settmg while creatmg a bndge and supportIVe tranSItion m the scale and mtenstly of larger commercial uses to the south with qUiet reSidential neighborhoods to the north Wlthm Marcola Meadows a suite of eight Villages Will eXist Four reSidential Villages compnsed of smgle family homes, apartment homes, townhomes and an aSSIsted Ilvmg faCility With semor cottages Will occupy the northern extent of the Site, buffenng eXlstmg reSidential developmtmts to the northwest, north, and northeast One office Village, conslslmg of profeSSIonal offices, Will occupy the southeast area Three retail Villages, general retail, neighborhood retail, mam street retaIl will face 28'" Street and Marcola Road Each of/he VIllages IS envIsioned to be umque, yet part of the whole The overall Meadows theme Will appear throughout, with the use of meandenng waterways, natIVe plans and generous open space Wlthm each Village, Pacific Northwest deSign aesthetIC Will prevail, supported with the generous use of stone, wood and steel Marcola Meadows Will not only be a great place to call home, but an excltmg place to shop, with specIalty retail shops and umque dmmg venues Stores Will have welcommg front doors, large wmdows and high cellmgs, all With natural matenals and muted colors It Will be easy to get around, and to do so on foot All streets will have WIde Sidewalks, many of them setback from vehicle traffic The entire communtly Will be connected with all-weather multi-use off street pathways It Will be convement, and safe, to walk from one Village to the next It Will be a great place to be outdoors, With meadow- flavored open spaces, natIVe plant commumtles, Itghtmg, bndges, seatmg, and overlooks to support EXHIBIT A - PAGE 8 walkmg and relaxmg It will be a healthy place, with ample use of oxygen-generatmg trees to cleanse the alf, catch the wmd and cool the temperature It will be an envtronmental place, utlllzmg a network of bloswales, shallow seasonal ponds, and a meandenng dramageway to capture and cleanse stormwater In all, The Villages at Marcola Meadows will not only be a great addition to the commumty but a wise use of land and smart approach to design' I VI TYPE OF METRO PLAN AMENDMENTfTHE ZONING /llAP AME~DMENT AS A TYPE IV REVIEW J 1) ThIS Metro Plan dIagram amendment applicatIon Involves the sIte-specific amendment of the Metro Plan dIagram from Campus Industrial to Campus Industrial portion of the subject sIte (currently 56 acres) to CommerclaVNodal Development Area, Community Commercial and MedIum DenSIty ResIdential/Nodal Development Area ThIs Metro Plan amendment IS a Type II amendment as defined 10 SDC Section 7 030 because It does not have "regional Impact" by "(a) Changing the urban growth or the Junsdlctlonal boundary of the Metro Plan because the subject site IS within the City lImIts, (b) Requmng an exception to a State-wIde goal, and (c) Requmng a non-site specific amendment of (he Metro Plan text." ThIs Metro Plan amendment IS a Type II amendment as defined In SDC Section 7 030 because It IS a site specIfic diagram amendment, not a specific text amendment "(a) Amendment of the Metro Plan dIagram, and (b) Is a sIte specific text amendment" 2) SDC 12020(1 )(a)1 states " Zoning Map amendments shall be revIewed as follows (a) LegislatIve Zoning Map amendments Involve broad publiC poliCY deCIsions that apply to other than an indIVidual property owner, generally affecting a large area andlor reqUIre a concurrent Metro Plan diagram amendment as speCified In ArtIcle 7 of thiS Code Legislative Zonmg Map amendments shall be revIewed uSing Type N procedure 1 Metro Plan dIagram amendment determination An amendment to the Metro Plan diagram shall be reqUIred If the proposed Zonmg Map amendment IS not consIstent With the Metro Plan dIagram Both amendments may be processed concurrently" The applIcant has submItted the ZonlOg Map amendment application concurrently WIth the Type 11 Metro Plan diagram amendment application Type of Metro Plan Amendment ConclUSion and FInding Springfield IS the "home CIty" for thIS proposal because the subject site IS located wlthlO the CIty limIts and the applicatIon does not have reglonal.mpacts Therefore, the conSIderation of the Metro Plan amendment request IS the exclUSive responsIbIlity of the Springfield CIty CounCil However, referrals have been sent to both the Eugene and Lane County Planning DIrectors as specified In SDC Section 7050 ~I PROCEDURAL REQUIREMENTS I Procedural reqUirements for Metro Plan dIagram amendments are descnbed In SDC ArtIcle 7, Spnngfield ZOning Map amendments are deSCribed SDC Article 12, and notIce reqUirements are deSCribed 10 SDC ArtIcle 14 SDC Article 7 IOdlcates that the City Council or a 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 Secllon 3 100 EXIUBIT A - PAGE 9 SDC Article 12 IndIcates that the Planntng Director, Planning CommIssion, City CouncIl or a cItizen can Inttlate ZonIng Map amendments These amendments are revIewed under a "Type IV" procedure when combined With a Metro Plan diagram amendment and requIre public heanngs before the Planntng CommIssIon and the City CouncIl Type N procedures are detaIled In SDC Section 3 100 SDC Section 14 030(2) requIres that legislatIve land use decIsions be advertIsed In a newspaper of general circulatIon, provIdIng information about the legislative acllon and the time, place and location of the heanng In addItIon, notice IS required to be maIled to all property owners and occupants Within 300 feet of the subject site The applicant submItted applicatIons that have sImilar crltena of approval Where the applicant's submIttal responds to a SImIlar criterion IS used In another application, staff will reference the location of that response Where the applicant's submittal responds to a crltenon that IS not used In another applicatIon, staff Will address that response as such Procedural Reaulrement Conclusion and FmdlnC's Satre ASSOCiates, representing SC Springfield, LLC has Initiated these applicatIons The Metro Plan dIagram IS a Type IV revIew procedure and the quasI-Judicial Zontng Map amendment has been raised from a Type III review procedure to a Type IV revIew procedure for concurrent revIew "Notice of Proposed Amendment" was mailed to the Department of Land Conservallon and Development (DLCD) on February 8, 2007, alerting the agency of the CIty'S Intent to amend the Metro Plan diagram and Spnngfield ZOntng Map The nollce was maIled more than 45 days In advance of the first eVIdentiary heanng as requIred by ORS 197610 Due to the applicant's deCISion to change the onglnally proposed LMI deslgnallon and zOning to CC for the home Improvement center portIon of the subject Site, reVIsed documents reflecting these changes were maIled to DLCD on March 6, 2007 Referral of the proposed Metro Plan amendment was sent to Eugene and Lane County on March 16; 2007 as speCified In SDC Secllon 7 050 Nollce of the public heanngs conglrntng these applicatIons was mailed to property owners and reSIdents WIthin 300 feet of the subject site on March 15, 2007 NotIce of the public hearings concerning these appllcallons was published on March 16, 2007 In the Register Guard These notIces advertised both the hearing before the Springfield Planning CommIssion on March 27, 2007 and the City CounCIl on April 16, 2007 The content of the nollces followed the directIon given In sac SectIon 14 030(2) for legIslatIve actions and the dIrectIon gIven In ORS 227 186 Procedural reqUtrements deSCribed In sac ArtIcles 7, 12 and 14 have been followed as well as notice reqUtrements established by DLCD for legIslative applications I VIII DECISION CRITERIA AND FINDINGS The Metro Plan dIagram and Zontng Map amendments have been combined Into one staff report for ease of revIew Both applications have criteria reqUtrlng consistency With State-Wide Planntng Goals and Metro Plan poliCies Rather than repeat these crltena for each application, they WIll be addressed only once and then referenced where appropnate Crltena that are different WIll be addressed separately. the end result Will be that all applicable criteria will have been addressed and findIngs prepared l...!.X METRO PLAN AMENDMENT CRITERA AND FINDINGS Article 7 deSCribes the crIteria to be used In approvIng a Type II Metro Plan amendment SDC Section 7070(3) states that "The followmg cntena shall be applied by the Crty CounCIl In approVing or denymg a Metro Plan amendment appllcatJon (a) The amendment must be consistent WIth the relevant statewIde planning goals adopted by the Land Conservation and Development , EXHIBIT A - PAGE 10 CommiSSion, and (b) Adoption of the amendment must not make the Metro Plan Internally inconsIstent. " \ SDC SectIon 7 070(3) "(a) The amendment must be consistent with the relevant statewide planmng I goals adopted by the Land Conservation and Development Commission, and" 1 GOAL 1 CITIZEN INVOLVEMENT "To develop a Citizen Involvement program that Insures the opportumty for cItizens to be Involved In all phases of the planning process n Aoollcant's Submittal The City of Spnngfield has an acknowledged citizen Involvement program and an acknowledged process expressed In the Spnngfield Development Code for secunng citizen Input on all proposed zone map amendments It Insures the opportUnity for citizens to be Involved In all phases of the planning process and sets out reqUirements for such Involvement The amendments proposed do not amend the acknowledged Citizen Involvement program Tha process for adopting these amendments complies with the reqUirements of the Citizen Involvement provIsions The Metro Plan contains an acknowledged Citizen Involvement program satisfying Goal 1 The CitIzen Involvement program IS In Metro Plan Chapter /II, pp /II-K-1 to /II-K-4 The proposed amendment complies With and does not affect or amend the Citizen Involvement element In the Metro Plan The Metro Plan diagram amendment IS subject to the publiC notificatIon and publiC heanng processes proVided for Type IV application procedures as stipulated In SDC 3 100(1) through (7), WhiCh, along With the remainder of the Code and With State-wide Goals and state statutes, proVide the proVISions for Citizen Involvement The City's acknowledged program for citizen Involvement, including publiC notice, publiC heanngs at the level of the planning commiSSIon and city council, notification of deCISion and notification of the nght of appeal, proVides Citizens the opportumty to reView and make recommendations In wntten and oral testimony on the proposed amendments to the Metro Plan DIagram and on the proposed zone map amendment These acknowledged citizen Involvement proVISions afford ample opportunity for Citizen Involvement consistent with Goal 1 For the reasons Cited, including the Metro Plan's and the City of Spnngfield's acknowledged programs for citizen Involvement, the amendment IS consIstent With Goal 1 . Staffs Response Staff concurs WIth the applicant's submittal Goal 1 reqUIres a CItizen Involvement program The applicant has deSCribed that program above and staff concurs WIth that dISCUSSIon CombIned Metro Plan dIagram and ZOning Map amendments reqUire an Initial public hearing before the Planning CommissIon and a legIslatIve public hearing before the CIty CounCil DLCD and neIghborhood notice of these hearings, IneludIng local Junsdlctlon referral was prOVIded as deSCribed In SectIon VI (Procedural ProceedIngs) of thiS staff report In addItion, the applicant held a neIghborhood meetIng on March 14, 2007 The applicant mailed notice of thIS meeting to all property owners WithIn 300 feet of the subject site (the same notice area as mandated to the City by the State), IndIViduals on staffs Interested persons list, and to affected public agencies ApprOXimately 40 people attended Staff Flndlna These applications comply With Goal 1 because they are beIng reViewed under an acknowledged cItizen Involvement program and public notice procedures were complied WIth EXHIBIT A - PAGE 11 GOAL 2 LAND USE PLANNING "To establIsh a land use plannmg 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" AoolIcant's Submittal "Goal 2 reqUires Ihat plans be coordmated WIth the plans of affected governmental unds and that opportumtles be provIded for reView and comment by affected governmental unds In order to comply with the Goal 2 coordmatlon reqUirement. the CIty wIll be responSIble for coordlnatmg the adoptIon of thIS amendmenl by proViding notice to all affected governmental Units and responding In ds findmgs to the legItImate concerns of affected govemmental units There are no Goal 2 Exceptions reqUired The Eugene/Spnngfield Metro Area General Plan (Metro Plan), the Spnngfield Code, and the State-WIde Planmng Goals and appltcable state statutes and adminIstrative regulatIons, proVIde polICIes and cn/ena for the evaluation of plan amendments Compliance WIth these measures assures an adequate factual base for approval of the amendment As dIscussed elsewhere In thiS document, the amendment IS consIstent WIth the Metro Plan, the Spnngfield Code, and the State-wIde Goals Therefore, the amendment IS consIstent wdh Goal 2 " Staffs Resoonse Staff concurs WIth the applicant's submIttal On August 23, 1982, DLCD acknowledged that the Metro Plan and the all Implementing me"'iures were found to be In compliance WIth the State-WIde Planning Goals pursuant to ORS 197 245 and 197 250 ThiS act established, for the Eugene-Springfield metropolitan area and for Springfield In partIcular, a land use planning process and policy framework for all decISIon and actIons related to use of land and assurance for an actual factual base for such deciSions and actions The Metro Plan has been amended several tImes sInce 1982 The SDC was adopted In May 1986 and also has been amended several times The SDC Implements the poliCIes and dIrectIon of the Metro Plan In addItion, the Metro Plan and the 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, re9lonallmpact), and how each level of amendment IS processed These applicatIons are beIng reVIewed under a Type II Metro Plan amendment procedure NotificatIon of these applications has been sent to both Eugene and Lane County ~ Furthermore, 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, the applicant IS proposing to apply the Metro Plan "Nodal Development Area" land use deSIgnatIon to the subject ThIS land use deSIgnatIon emphasIzes" a mIx of dIVerse and compatible land uses and publIC and pnvate Improvements deSIgned to be pedestrian and transIt onented " The subject sIte IS WIthin TransPlan Potenllal Nodal Development Area 7C (See the response to Goal 12) As the hearing process evolves from the Planning CommISSion to the CIty CouncIl, the record of the heanngs will Include all testImony and factual eVidence Intended to support the deCISIon FInally, the SDC requIres affirmative findings In support of the applicable cntena In order to approve these applications The application of the Implementing zOning dlstncts 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) EXHIBIT A - PAGE 12 Staff FlDdlDq These appllcallons comply wIth Goal 2 because the SDC requIres consistency between the State-wIde Planning Goals, the acknowledged Metro Plan, adopted refinement plans and special area plans and consistency WIth the local JunsdlctlOn's zOning GOAL 3 AGRICULTURAL LAND "To preserve and mamtam agnculturallands " Goal 3 defines "agnculturallands" by stating, In part, that they " do not Include land WIthin acknowledged urban growth boundanes or land WIthin acknowledged exceptions to Goals 3 or 4 " Aoohcant's Submittal "This goal applies to lands that are deSignated Agncultural ThiS amendment IS for property located wlthm the City Ilmds of SpnngfieJd and does not affect land deSignated for agncultural use Therefore, Goal 3 IS not applicable or relevant to the amendment" Staff's Resoonse Staff concurs With the applicant's submIttal The subject sIte IS located WIthin the City limIts on land planned and zoned for urban use for over 30 years The City does not have any agncultural zOning dISInCtS, either Within ItS City limIts or WithIn the urban growth boundary Staff F'ndlDq ~- Goal 3 does not apply to these applicatIons because the subject sIte IS WithIn Spnngfield's City limits and the City does not have any agncullurallands GOAL 4 FOREST LANDS "To conse/Ve forest lands by maintaining the forest land base and to protect the state's forest -"" economy by makmg pOSSible economIcally effiCIent forest practices that assure the continuous growing and ha/Vestlng 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 agnculture " Aoohcant's Submittal. "ThIS amendment IS for property located wdhm the CIty hmlts of Spnngfield and does not affect land deSIgnated for forest use Therefore, Goal 4 /5 not apphcable or relevant to the amendment" Staff's Resoonse Staff concurs WIth the applicant's submIttal The subject sIte IS located Within an acknowledged urban growth boundary Goal 4 does not apply WIthin urban growth boundanes Staff FlDdtnq Goal 4 does not apply to these applicatIons because the subject site IS Within Spnngfield's CIty limIts and the CIty does not have any forest lands GOAL 5 NATURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN SPACES "To protect natural resources and conserve scenic and hlstonc areas and open spaces" EXHmlT A - PAGE 13 ~DDlIcant's SubmIttal "Pursuant of Goal 5, the CIty of Spnngfield has adopted the followmg documents . Eugene-Spnngfield Metropolitan Area General Plan, revIsed 2004 . City of Spnngfield, Local and National Wetlands Inventory Map, December 2005 . City of Spnngfield Natural Resource Study, adopted, November 2005 Oregon Admmlstratlve Rule 660-023-<J250 establishes the appllcabiltly of GoalS rules to Post Acknowledgement Plan Amendments (PAPA), and specifies certam procedures and reqUirements for local govemments to follow m the adoption or amendment of all plan or land use regulations pertammg to GoalS resources The rule states "(3) Local governments are not reqUired to apply GoalS m consideration of a PAPA unless the PAPA affects a GoalS resource For purposes of thIs section, a PAPA would affect a GoalS resource only If (a) The PAPA creates or amends a resource list or a portIon of an acknowledged plan or land use regulatIon adopted m order to protect a s/gmficant Goal 5 resource or to address specific reqUirements of GoalS, (b) The PAPA allows new uses that could be confllcling uses wIth a particular s/gmficant Goal 5 resource site on an acknowledged resource list, or (c) The PAPA amends an acknowledged UGB and factual mformatlon IS submitted demonstratmg that a resource sIte, or the Impact areas of such a site, IS mcluded m the amended UGB area" The followmg dISCUSSIon Will demonstrate that the proposed PAPA does not raise any Issues that would reqUire the Crty of Spnngfield to apply GoalS FIrstly addressmg OAR 660-023-250(a) The changes sought by thIs applicatIon do not create or amend a resource list or any portIOn of an acknowledged plan or land use regulatIon adopted m order to protect a S/gmficant Goal 5 resource on the subject srte ~ Secondly addressmg OAR 660-023-250(b) The changes sought by thIs applicatIon Will not allow new uses that could conflIct WIth a slgmficant Goal 5 resource sIte There are no S/gmficant Goal 5 resources on the sIte Itself None of the vanous studIes, mventones, refinement plans, and faCIlIties plans list thiS speCific site as a s/gmficant resource, apply a Goal 5 resource overlay, or otherwise regulate or limit the redevelopment of this sIte as a Goal 5 resource There IS dramage ditch on the site that was mventoned and lIsted (M32) by the CIty of Spnngfield Natural Resource Study It was classified as a Low Quality Wetland and dId not meet the Significance cn/ena of the Oregon Freshwater Wetland Assessment Methodology The closest Goal 5 resource Identified by the CIty of Spnngfield Natural Resource Study IS the Irvmg Slough located approxImately 550 feet to the east It IS lIsted as both a HIgh Quality Rlpanan Resource SIte (S20 and S21) and a Moderate Qualtly Wet/and (M16b and M16c) However, the resource Impact area, defined by the study, does not reach the subject site Therefore, the uses allowed by the proposed PAPA will not conflIct With a GoalS resource Lastly addressmg OAR 660-023-250(c) The changes sought by thIs applIcatIOn do not amend the acknowledged City of Spnngfield Url:Jan Growth Boundary Therefore, With regard to thIs cntenon, the CtIy IS not reqUired to apply GoalS Oregon AdministratIve Rule 660-023-0250 "Appllcab1l1ty" stipulates that local governments are reqUired to apply Goal 5 when consldenng a Post Acknowledgment Plan Amendment If the amendment affects a GoalS resource For the purposes of that rule, the section lists three cIrcumstances (OAR 660-023- 0250(3}(a), (b), and (c) quoted above) under WhICh, and only under WhiCh, a Post Acknowledgment Plan Amendment would affect a GoalS resource As eVidenced above, none of the three cIrcumstances are EXHIBIT A - PAGE 14 \ raised by the proposed amendment, and therefore the amendment will not affect a Goal 5 resource The City IS not reqUired to apply Goal 5 when consldenng the proposal The City of Spnngfield can find that the action requested by this application IS consistent with State-wide Planning Goal 5 . ~tafPs Resoonse Staff concurs wIth the applicant's submIttal GoalS protecllon begins with an acknowledged Inventory of GoalS resources and then proceeds through an economiC, social, enVIronmental and energy analysIs to determine whether the resource should be protected from conflicting uses, limit confllcllng 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 rlpanan comdors The subject site has been planned and zoned for InlenslVe urban development and use prior to Metro Plan acknowledgemenlln 1982 (see Secllon II of thIS staff report, Ptoperty DescrlpllonlLand Use History) The Department of Stale Lands and the Army Corps of EngIneers have determined that the eXisting drainage ditch dId not fall under eIther agency's JUriSdIction dUring the revIew Home Depot applicatIons In 2001, but that determination has expired For the record, the eXisting drainage ditch and any potential wetland andlor riparian Issues on other portIons of the subject site must be addressed during the Master Plan appllcallon process (a condItIOn of approval of these applications) Staff Fondonq As condItioned, these applicatIons comply WIth Goal 5 because It has been demonstrated that there are no inventoried. resources on the subject sIte However, the applicant shall obtain documentation slating that the eXIsting draInage ditch IS not a regulated wetland and confirm If there are any other wetland areas on the subject sIte ConditIon of Aooroval #1 The submittal and approval of a Master Plan apphcallon prior to any development on the subject site Note The applicant has staled the property owner's Intent to submit a Master Plan apphcatlon Rather than reqUIre a separate Memorandum of Understanding or SimIlar documenl at thIS tIme, staff IS hlghhghtlng potential development Issues as part of these applications that must be addressed dUring the Master Plan approval process The Metro Plan diagram and ZOning Map amendment applications are concurrent SDC SectIon 12040 gives the CIty authOrity to add condlllons" as may be reasonably necessary In order to allow the Zoning Map amendment to be granted" The Master Plan appllcallon process WIll require a pUblIC hearing and approval by the Planning CommissIon ThIs note applies to all of the additional conditions of approval CondItIon of Aooroval #2 SubmIttal of documentation from the Department of State Lands andlor the Army Corps of EngIneers WIth the Master Plan application demonstratIng the eXIstIng draInage dItch IS not a regulated watercourse/ wetland, and If necessary, submIttal of a wetland delineatIon for other wetlands that may be on the subject sIte 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" AoolIcant's Submittal' "Nothmg m the proposal or the character of the site or potential uses indicates a future development that would compromise alf, water and land resources Future development of the site WIll be In conformance With local, state and federal law including aspects of the Spnngfield Code As mdlcated m findings EXHIBIT A - PAGE 15 regardmg Goal 11, Incorporated herein by reference, options for accessing or provldmg the necessary urban sefVIces are available Therefore, the amendment IS consistent wdh Goal 6 Goal 6 requires all waste and process discharges from eXisting and future development to be consistent with applicable state for federal enVironmental qualIty statutes Specifically, It reqUires local governments to establrsh that there IS a reasonable expectation that a proposed use Will be In complrance with the applicable state and federal enVironmental quality standards (Fnends of the Applegate v Josephine County, 44 Or LUBA) There are three federal envIronmental quality acts relevant to State-wide Planning Goal 6 Clean Water , ' Clean Air, and the Resource Conservation and Recovery Acts These acts are enforced by the EnVironmental Protection Agency (EPA) to malntam air, water, and land resource quality The EPA delegates authonty to Oregon Department of EnVironmental Quality (DEQ) to enforce federal environmental statutes m the State of Oregon (I e Clean Air Act. Clean Water Act, and Resource Conservation and Recovery Act) The DEQ administers the federal statutes (acts) through the Oregon Administrative Rules (OAR), Oregon ReVIsed Statutes fORS), and Department programs The OARs regulate nOise control, groundwater qualtty protection, solrd waste, hazardous waste management, ambient air quality standards, and transportation conformity The ORSs provIde procedures for complrance with sewage treatment and dIsposal systems, solid waste management, reuse and recycling, hazardous waste and hazardous matenals, nOIse control, and air and water quality standards At the local level, the Eugene-Spnngfield Metropolitan Area General Plan (Metro Plan) contains polrcles related to Goal 6 that maintain air, water and land resource qualrty In the metropolitan area and are as follows ~ C 25 Spnngfield, Lane County, and Eugene shall consider downstream Impacts when plannmg for urbaniZation, flood control, urban storm runoff. recreation, and water quality along the Willamette and McKenZie Rivers C 26 Local govemments shall continue to monitor, to plan for, and to enforce applicable air and water quality standards and shall cooperate In meeting applIcable federal, state, and local air and water qualtty standards -~ C 27 Local governments shall continue to cooperate In developing and Implementmg programs necessary to meet air quality standards ThiS effort should Include but not be !tmlted to a ReView of all major publIC capItal expenditure projects for potential air quality Impacts b Integration of at( qualIty concerns Into the comprehensNe land use plan , c Active partiCipation In developing and Implementing addItional controls, es needed Supplemental to the Metro Plan IS the Central Lane Metropolitan Planning OrganizatIon Regional TransportatIon Plan (RTP) ThIS plan IS the federal Regional Transportation Plan for the Eugene- Spnngfield metropolitan area A plan as such, must comply wdh the federal Transportation Equity Act for the 21" Century (TEA 21), National AmbIent Air Qualtty Standards, and the State of Oregon Transportation Planning Rule (TPR) Additionally the RTP must demonstrate conslderaiton for system preservation and effiCiency, energy conservation, and congestIon relief I The Clean Water Act establIShes the basIC regulatory structure forregulatmg dIScharges ofpoUutants m the waters of the UnIted States The Clean Water Act IS unplemented through mdustry standards and requIrements The Clean AIt Act regulates aIt emISSIons from area, statIOnary, and mobIle sources ThIS Act selS maxnnum pollutant standards and dItects states to develop state unplementaUon plans (SIpS) applIcable to appropnate mdustnal sources Fmally, the Resource Conservanon and Recovery Act controls hazardous waste from the "cradle-to-grave", wluch lDcludes the generaUon, tranSportauon, treatmen~ storage, and dISposal of hazardous waste Tlus act also selS forth a framewod. for the management of non-hazardous wastes EXHIBIT A - PAGE 16 The proposed Post Acknowledgement Plan Amendment (PAPA) does not amend any of the RegIonal TransportatIOn Plan goals, obJectIves, or polIcIes Future land use plannmg app/lcatlons (ConditIonal Use Permit and SIte Plan) WIll conform to federal, state, and local regulations related to State-wide Planmng Goal 6 Further, when land use approvals are procured, at that tIme the applicant Will obtam the relevant alf qua/lty permits from the Lane RegIonal Air ProtectIon Agency (LRAPA) SpeCifically, the applIcant Will obtam Air Contammant DIscharge Penn/ts as needed and IndIrect Source Construction Permits for the proposed parkmg faCIlities In the Eugene-Spnngfield metropo/ltan area, Lane County, Lane Council of Governments (Metropo/ltan Plannmg OrgamzatlOn), Lane RegIonal AIf Pollution Agency, and the CIty of Eugene mamtam comp/lance WIth DEO regulatIons by the follOWIng . Lane County proVides reSidents With waste management seiVlces through a network of disposal sItes The County's waste reductIon and recyclmg programs are managed to conseiVe resources and prevent waste . The Lane CounCIl of Governments proVIdes wastewater and stormwater systems, ground and surface water, dnnkmg water source assessment, watershed assessment studIes and plannmg and protectIon for the Eugene-Spnngfield Metropo/ltan Area AddItionally, the Lane RegIonal AIr PollutIOn Agency regulates regIonal alf qualIty m Lane County through regutatlons, programs and permits for reSIdents and busmesses . The CIty of Spnngfield Public Works Department mamtams water quality m the cIty through metropolitan sewage stormwater treatment systems that are reqUIred to operate under specIfic gUldelmes set forth by the DEO The CIty of Spnngfield also has deSIgn standards for wastewater and stormwater collection systems m the City of Spnngfield Pub/lc Works, Standard ConstructIon Specifications and the Engmeenng DeSIgn Standards & Procedures The CIty of Spnngfield's Development Code has three arllcles relevant to Goal 6 that proVIde resource protectIon Arllcle 17- DWP Dnnkmg Water ProtecUon Overlay Dlstnct, ArtIcle 27 - FP Floodplam Overlay Dlstnct, Arllcle 32 - Public and Pnvate Improvements The proposed PAPA does not amend any of the Goal 6 related po/lcles of the Metro Plan or the Regional TransportatIOn Plan nor amend any regulatIons Implementmg those po/lcles As demonstrated m responses regardmg Goal 11, mcorporated herem by reference, these urban seNlces are avaIlable Because the proposed PAPA does not authonze any specIfic development at thIS tIme, there can be no direct Impact to air, water, or land resource qua/lty When development occurs on the subject Site, all development WIll comply WIth all app/lcable local, state, and federal regulations that protect alf, water and land resources As mdlcated m findmgs regardmg Goal 11 , mcorporated herem by reference, optIons for accessmg or provldmg the necessary urban seNlces are avaIlable Therefore the proposed amendments are consistent with Goal 6 In addItIOn to the precedmg facts, the eVIdence supports a reasonable expectation that future development resultmg from the proposed PAPA Will be consistent WIth Goal 6 reqUIrements Therefore, the City of Spnngfield can reasonably expect that future development under the proposed PAPA WIll comply WIth app/lcable stat., dnd federal envlfonmental qua/lty standardS The proposed PAPA IS consIstent WIth GOal 6 Staff's ReSDonse Staff concurs WIth the applicant's submIttal The purpose of Goal 6 IS to Improve and mamtaln the quality of the air, water and land resources of the slate EXHIBIT A - PAGE 17 The subject sIte IS located within Potential Nodal Area 7C as shown on the on the PotentIal Nodal Development Area Map In TransPlan The proposed development will Implement mlxed-use and nodal development standards Intended to reduce automobIle trip frequency and duration both on-srte (between the proposed community commercIal servIces In the south and the proposed medIum densIty residentIal areas In the north of the subject site) and off-SIte (between the eXIsting nearby resIdential development and eXIstIng Industnal uses, to the east and south of the subject site) The proposed development will also allow hIgher density, transit supportive development that also provides opporlunllles for bIcycle or pedestnan tnps both Internally and externally For these reasons the proposed development wIll help maIntain the air resources of the state and wIll not alter the envIronmental protections provIded by the Metro Plan for aIrborne dIscharges The proposed MUC portion of the development will requIre complIance with mixed use design standards specIfied In SDC ArtIcle 40 The proposed MDR portion of the development area will require compliance with desIgn standards for Multi-FamIly development (apartments) and for Cluster Development (slngle- family housing) In SDC ArtIcle 16 These design standards foster pedestnan safety and Infill development Site draInage Issues WIll be addressed dunng the Master Plan, SIte Plan RevIew and SubdIvISion applicatIon revIew processes and thus wIll be SUblect to the development permitting and approval process of the SDC, vanous bUIlding safely codes and the Public Works Design Manual for on-sIte storm water management, and other applicable state and federal regulations Finally, the City has an adopted dnnklng water protectIon plan and overlay zone reqUlnng observance of certain development standards and prohibItions of specIfic chemIcals and chemIcal storage The subject site must comply with the Drinking Water Prolectlon Overlay DIstrict standards, regardless of plan designation or zoruog The 'Plerce" wellhead protection area IS proposed but has the same standing as If a well was already In place The CIty'S adopted wellhead protection map shows the proposed wellhead on the Wlllamalane Park and Recreation Dlstnct property outside of the subject SIte, north of the EWEB Bike Path Site specific drinking water protection Issues are addressed dUring the application revIew process (SDC ArtIcles 17 Drinking Water ProtectIon Overlay DIstrIct and Article 31 SIte Plan RevIew) These regulations espeCIally apply to the proposed home Improvement center Staff FlOd.nq' As conditioned, these applicatIons comply with Goal 6 because the PAPA Implements the Nodal Development Area Metro Plan designatIon and thereby TransPlan Potential Nodal Area 7C, and there are regulatIons currently In place concerning stormwater management and protecting the CIty'S dnnklng water supply, 95 percent of which IS from groundwater Condlllon of Accroval #3 . Submittal of a Master Plan application that Incorporates the relocation of the eXisting drainage ditch and corlVerSlon to a major water feature that will be an Integral part of the proposed development area The constructIon of the entire water feature must be completed as part of the Phase 1 development. . The applicant has stated that Phase 1 WIll Include the home Improvement center ThIs means that thiS and all other condItions referencIng 'Phase l' must be Incorporated mto proposed Master Plan Phase 1 development CondItion of 6.ooroval #4 Submittal of a Master Plan applicatIon that addresses compliance with the Drinking Water Overlay Dlstnct standards In SDC ArtIcle 17 and how these regulations will be applied for each proposed phase GOAL 7 AREAS SUBJECT TO NATURAL HAZARDS "To protect people and property from natural hazards" EXHIBIT A - PAGE 18 Aoohcant's SubmIttal "Goal 7 reqUires that development subject to damage or that could result m loss of life not be planned or located m known areas of natural hazards and disasters without appropnate safeguards The goal also reqUires that plans be based on an mventory of known areas of natural disaster hazards (floods, landslides, earthquakes, Wildfires and other related hazards) The Multi-Hazard Mitigation Plan for the Eugene/Spnngfield Metropolitan Area (Metro Hazard Plan) that was adopted by the CJty of Spnngfield IS a non-regulatory plan but proVides an mventory of known hazards The Metro Hazard Plan does not Identify any known hazards wlthm the area of the subject site Additionally, the subject site IS outside of the 100 year and 500 year flood plams (Exhibit 7) There are no adopted or non-adopted maps that Identify the subject site to be wlthm a know hazards area The proposed amendments do not affect any additional geographiC area than the subject site. nor IS any specific development proposed at thiS time In due time. future development of the subject site Will mclude a full analYSIS of hazard nsk and mitigate the nsk through appropnate constroctlon As such thiS amendment IS m compliance with Goal 7" Staff's Resoonse Staff concurs WIth the apphcant's submittal Goal 7 IS Intended to minimIZe the nsk of hazards to human health and the risk of loss of human life Goal 7 also Intends to minImize costs associated With redeveloping after a natural disaster by restnctlng development In areas that are prone to natural disasters and hazards Two pnmary areas of concern Involve development In the flood plaIn and on steep slopes The subject site IS flat and IS not located WIthin a tioodway Staff Fondono. These applicalions comply wJlh Goal 7 because It has been demonstrated that the subject sIte IS not localed WithIn an inventoried hazard area GOAL 8 RECREATIONAL NEEDS "To satIsfy the recreational needs of the citizens of the state and VISItors and, where appropnate, to prOVide for the slung of necessary recreational faCilities mcludmg destmatIon resorts" AoolIcant's SubmIttal "Regardmg recreation. State-WIde Planning Goal 8 slales. 'The reqUirements for meetmg such needs, now and m the future. shall be planned for by governmental agencies havmg responSibility for recreation area, faCilities and opportumtles 1 In coordmatlon with pnvale enterpnse, 2 In appropnate proportions, and 3 In such quantJty. quality and locations as IS consistent With the a variability of the resources to meet such reqUirements' Pursuant to Goal 8 requ'rements. the City of Spnngfield and other local junsdlctlons have developed the followmg relevant plan documents . Eugene-Spnngfield Metropolitan Area General Plan (Metro Plan). ReVised 2004 . Rivers to Ridges, Metropolitan Regional Parl<s and Open Space Study. 2003 . Lane County Parks Master Plan. 1980 . Willamalane 20-year Parl< and RecrealJon ComprehenSive Plan. 2004 EXHIBIT A - PAGE 19 The proposed Metro Plan Land Use Diagram amendment will not change the status of any recreatIon area, fac1l1ty or opportunity that has been Inventoned and designated by the Metro Plan or any other relevant fac1l1ty plans regarding recreational needs None of the vanous studies, Inventones, and faclMes plans have designated the subject site for parks and open space In an adopted Inventory, declared It a Significant resource, or slated thiS pnvately owned property for acqUisition The Willamalane Park and Recreation Dlstnct, responsible for parks and recreation planning In the City of Spnngfield, has developed the Wlllamalane 20-year Parks and Recreation Comprehensive Plan The City of Spnngfield has adopted thiS plan as a refinement of the Metro Plan The plan proposes a 5 5 acre community park on two undeveloped parcels north of the subject srte, between Bnggs Middle School and the EWEB utility easement (bike path), and owned by the Willamalane Parks and Recreation Dlstnct The Wlllamalane comprehenSIVe plan refers to these parcels as Yhe Pierce property, ' donated In 1993 and elsewhere Identified With adjacent parcels as the 'Yolanda/Bnggs/Plerce School Park' The plan obseNes that "there are opportunities to work With the School Dlstnct and EWEB on future Improvements to the Pierce property as a neighborhood park and a waYSide for the EWEB Bike Path' (pg A-46-7) The Wlllamalane 20-year Parks and Recreation ComprehenSIVe Plan, 'Table 1 Neighborhood Parks' lists actIon rtems for neIghborhood parks Action 1 4 suggests, 'Investigate expansion of the park onto the vacant land to the south, ' the subject site However, such investigations, If they have been pursued, have led to no further defined action or pol1cy Action 1 5 suggests, 'pursue opportumtles to Improve the EWES bicycle path and develop park facMles on adjacent land to help meet neighborhood park needs ) The Prel1mlnary Plan illustration for the subject site Includes several pedestnan and bicycle connections to the EWES path and the proposed parks to the north The subject site Itself Will Include extensIVe publ1c open spaces As a commenting agency, the Wlllamalam; Parks and Recreation Dlstnct Will have, through the Preliminary Plan illustration and site plan review processes, the opportunity to coordinate plans wrth future development RIVers to Ridges, Metropolitan Regional Parks and Open Space Study does not Identify the subject slle as a resource The study maps the EWEB lJlcyc/e path that borders the northern boundary of the subject slle as an element of the area's 'Major PubliC Parks and Open Space' However, thiS bicycle path IS outSide the boundanes of the subject site No part of the subject site IS designated by the Metro Plan as Parks and Open Space The Wlllamalane 2o-year Park and Recreation ComprehenSive Plan does not Identify the subject site as an 'existing park and recreation resource' No acknowledged plan declares It a s/gmficant resource or slates thiS pnvately owned property for acqUisition Therefore, the proposed PAPA IS consistent With State-wide Planning Goal 8 ~ Staffs ReSDonse Staff generally concurs With the applicant's submittal Willamalane Parks and Recrealion Dlstnct IS the local agency responsIble for park planning WIthin Springfield's City lImits and Urban Growth Boundary Wlllamalane's ComprehenSIve Plan (WCP) was adopted by the CIty as the acknowledged Goal B comprehenSIve planning element on November 14, 2004 There are no eXistIng or proposed parks Within the boundary of the sublect site However, as the applicant has stated above, the WCP shows a future neIghborhood park, north of the EWEB bIcycle path Chapter 4 of the WCO contams strategies and actions for parks and open space A3 under Parks and Open Space states "Work With the City to encourage the pnvate prOVISion of quality parks, urban plazas, trails, linear parks. rooftop open space, and other amenitIes In pnvate developments, where consIstent With the goals and standardS of thiS Plan" (P 23) On the Prellmmary Plan lIIustral1on, the applicant shows a proposed private park that will serve the reSidents of thiS development Off-street pedestrian walkways are also shown along the proposed water feature that WIll cross the subject sIte from east to west EXHffiIT A - PAGE 20 The applicant states "None of the vanous studIes, Inventones, and facIlitIes plans have desIgnated the subject sIte for parks and open space In an adopted Inventory, declaredA a slgmficant resource, or slated this pnvately owned property for acqUIsItion" [and] "No acknowledged plan declares If a slgmficant resource or slates this pnvately owned prop9rty for acqUIsItIon" The applicant also states "Th9 plan proPQS9S a 5 5 acr9 commumty park on two und9veloped parc91s north of the subject Slf9, b9twe9n Bnggs Mlddl9 School and the EWEB utilIty 9asement (blk9 path), and owned by the Willamalane Parks and Recreation Dlstnct The Willamalan9 comprehensIVe plan ref9rs to these parcels as 1h9 P,erc9 property, ' donated In 1993 and elsewh9r9 Id9ntlfi9d wIth adjacent parc91s as th9 'Yolanda/Bnggs/PI9rce School Park' Th9 plan obseNes that "th9re are opportumtles to work wlfh the School Dlstnct and EWEB on future Improvements to th9 P,9rce property as a neIghborhood park and a waysld9 for the EWEB BIke Path" Staff would like to clarify the applicant's statements above by cltmg the followmg sectIons of the WCP A20 under NeIghborhood Parks states "Develop partnershIps With publiC agencies, developers, and property owners to help meet neIghborhood park needs m served, as well as unseNed areas" (P 29) Table 1 NeIghborhood Parks lists "Project 1 3 Yolanda/Bnggs/Plerce School Pari< - Work WIth SD 19 to develop and develop a school/park master plan for the PIerce property and adjacent Bnggs and Yolanda school grounds that provIdes for coordmated development and optImIzes outdoor recreatIonal faclllt/es "(P 40) "Project 1 4 PIerce property ExpanSIon - InvestIgate expansIon of the park onto the vacant land to the south" (P 40) DUring the approval process for these applicatIons, staff IS requestmg that the applicant begm a dialogue by dlscussmg the proposed development With representatIves from Willamalane and whether there can be coordmatlon to achieve park development north of the subject property m conJuncllon With Marcola Meadows development In addllton, when Marcola Meadows reSIdential and Wlllamalane park development occurs, reSIdents WIll need to cross the EWES faCIlity to utIlize the park/recreatIon facilitIes The EWES right-of-way IS approxImately 60 feet-wIde and the eXisting blkelpedestnan path, wlthm that right-of-way IS approxImately 10 feet-wIde The Prellmmary Plan illustration shows pedestnan connections from the subject site to the blke/pedestnan path As part of the Master Plan and other requIred land use applications, the applicant will be reqUIted to obtam the necessary easements from EWES to allow reSIdents of the proposed development to cross their faCIlity These appllcaltons can be condlltoned to fully comply WIth Goal 8 Staff FIndlnq As condItioned, these applications comply With Goal 8 because In additIon to pnvate on-site open space, there are nearby park facillltes that can serve future reSIdentIal development ~ondltlOn of Aooroval #5 SubmIttal of a Master Plan application that addresses the relationshIp of the proposed development to Wlllamalane's future park on the north SIde of the EWEB BIke Path and an explanatIon of any coordInation efforts wllh Wlllamalane concerning the tImIng and development of the future park EXHIBIT A - PAGE 21 CondItIon of Aocroval #6 Submittal of a Master Plan applicatIon that addresses coordmatlon wIth EWES to determme ~ any easements are reqUIred In order to cross the EWEB BIke Path to access the future park GOAL 9 ECONOMIC DEVELOPMENT "To provIde adequate opportunitIes throughout the state for a vanety of economIc actIvIties vItal to the health, welfare, and prospenty of Oregon's CItIzens" Note These applications were submitted to the CIty on September 29, 2006 The applicant IS uSing eXlsl1ng, adopted land mventones and supplemental land use Information to make the case for Goal g and related Goals (10) and (12) p,ochcant's Submittal "Resoonse Statewide Planning Goal 9 _ Economy of the State, reqUires communities to mventory, plan, and zone enough commercIal and mdustnalland to support the diversificatIon and Improvement of the economy Pursuant to thIS, the CIty of Spnngfield has adopted the following documents Eugene-Spnngfield Metropolitan Area General Plan (Metro Plan), RevIsed 2004 Spnngfield Commercial Lands Study, February 2000 Metropolitan Industnal Lands Special Study MetropolItan Industnal Lands Inventory Report, July 19fJ3 Metropolitan Industnal Lands PoliCY Report, July 1993 Also relevant to this diScussIon are studIes regardmg other statewIde planning goals These other documents mclude - Spnngfield Natural Resource Study Report, October 2005 Eugene-Spnngfield ReSIdential Lands Study, 1999 The Metropolitan Industnal Lands Special Study (MILSS) commenced In 19a9 and produced two documents, the Metropolitan Industnal Lands Inventory Report (MILlR) and the Metropolitan Industnal Lands Policy Report (MILPR) In 1995, the Spnngfield CommercIal Lands Study (SCLS) was Initiated The City of Spnngfield adopted the study 10 2000 and the Oregon Department of Land Conse/Vatlon and Development (DLCD) acknowledged the SCLS as a penodlc reView task The study looked only at lands wlthm Spnngfield's urlJan growth boundary and did not make changes to either the Metro Plan or the Spnngfield Development Code However, as an area speCIfic penodlc revIew task, It updates the "EconomIc Element" of the Metro Plan and mcludes findmgs, poliCies and Implementation strategIes regardmg the supply of commercIal lands Because the proposed amendment would shift land from Industnal to Commercial and ReSIdential, the two addItional documents lIsted above are relevant Fmdmgs of the Eugene-Spnngfield ReSIdentIal Lands Study were mcorporated mto the Metro Plan along WIth other penodlc review amendments In the 2004 Update The Spnngfield Natural Resource Study Report (SNRS) updated Inventones of ReSidential, Commercial, and Industna/lands, and was acknowledged by the DLeD 10 December 2006 Oregon AdmInistratIve Rule (OAR) 660-009-000 et seq (DIVISIon 9) establishes the applicability of Goal 9 rules to Post Acknowledgement Plan Amendments (PAPA), and specifies certain procedures and reqUirements for local governments to follOW 10 the adoption or amendment of all plan or land use regulatIons pertaining to Goal 9 In OAR-660-009-0010(4) the rule discusses procedures relevant to thiS application and states EXHmlT A - PAGE 22 'NotwTlhstandmg paragraph(2).{660-009-0010(2)}, a Junsdlctlon which changes rts plan designations of lands m excess of two acres to or from commercial or mdustnal use, pursuant to OAR 660-DIVISlon 18 (a post acknowledgement plan amendment), must address all applicable plannmg reqUirements, and (a) Demonstrate that the proposed amendment IS consIstent wIth the parts of ItS acknowledged comprehensive plan which address the reqUirements of thIS divISion, or (b) Amend TIs comprehensIVe plan to explam the proposed amendment, pursuant to OAR 660- 009-0015 through 660-009-0025, or (c) Adopt a combmatlon of the above, consistent wrth the reqUirements of this divIsion' The plan designation changes anticipated by the proposed PAPA will remove 56 0 acres of Campus Industnal designatIOn In TIs stead, the supply of land with Commercial desIgnation will mcrease 37 0 acres and the remammg 19 0 acres will receIVe a MedIUm Density Residential designation Additionally, 26 0 acres of the Commercial land will also have a Nodal Development Area overlay desIgnation [See Attachment 21 The followmg facts will demonstrate that the proposed amendment IS consistent With the most recent economIc opportunitIes analYSIS and With the sections of the acknowledged Metro Plan which address the reqUirements of DIVISion 9 The Metropolitan Industnal Lands Inventory Report (MILPR) estimated that the mdustnalland supply at the begmnmg of the plannmg penod (study year) was about 3,600 acres wlthm the Metro UGB The Campus Industnaf share of al/ vacant unconstramed mdustna/land was 27% (denved from Table 5 of the MILlR, p 47) About 709 acres of the Metropolitan study year mdustna/land supply was wlthm the Spnngfield portIon of the UGB (MILPR. Table 5, p 47) The MILPR does not estimate demand wlthm the Spnngfield UGB alone, nor does It segregate the estImated demand for Campus Industnalland m the Metro area The subject sde was mcluded m the list of short-term sites for new mdustry (MILPR, P 2.0 and p 45, Subregion 7, Site 5) The study further estImated that the prolected 20-year demand for mdustnalland for the Metro UGB would be between 650 and 1,172 acres, one-fifth to one-thm1 of the supply (MILPR, p 7) In response to thiS study, the Metro Plan was amended deletmg a findmg that the supply was not adequate to meet the projected growth m the commercial and light manufactunng segments of the economy (MILPR, P 11) The MILPR reported that m the study year there were 255 acres of the Campus Industnal land m the Spnngfield UGB Unfortunately, there are no estimates of the depletIon of Campus Industnalland m the adopted and acknowledged studies If we apply the same 23% and 42% low and high depletion rates seen m the overall Industnal supply, we denve a range of 148 to 196 acres of Clland m Spnngfield at the end of the planning penod The 2004 Metro Plan update estimated the supply of Medium DenSity Resldenlia/land m the study year to be 828 acres, and projected the consumption of 589 acres dunng the plannmg penod, leavmg a plan year (2015) mventory of 239 acres The Sprmgfield Commercial Lands Study (SCLS) updated plan year estimates of Spnngfield's Commercial land mventory (wlthm the UGB) It projected a s/gmficant deficit of bUildable land by 2015 If the hlstonc rate of consumption contmued The mventones of all three general categones of land were studied by the Spnngfield Natural Resource Study Report to gauge the Impact of settmg aSide Goal 5 lands wlthm the Spnngfield UGB The 2005 study modified earlier Inventory estimates by mcludmg plan amendments approved smce the ongmal studies. and consldenng the maximum possible Impact of Goal 5 protection measures These modrfied estimates are the baSIS of Tables 2, 9, 10, 11, and 12 The exception IS the mventory of MedIUm DenSity Residential land which was not reported separately by the SNRS These tables analyze the Impact of the proposed PAPA on the adopted and acknowledged mventones of lands The estimates most specific to the situation are used 1 The MILSS uses the term "SpecIal LIght" wruch has smce been changed to "Campus industnal" in tlus report we will use the later tem1 "Campus lndustnal" EXHIBIT A - PAGE 23 Table 2 Prooosed Impact on Prolected Plan Year Land Inventones Acres General Use UBG Plan Yr Inventory PAPAl::. Total 1::.% Source Med Density Res Metro 2015 239 19 258 8% Metro Plan Commercial Spnngfield 2015 -172 37 -135 22% SNRS Industnal (hIgh est) Metro 2010 2,122 -56 2,066 -3% SNRS lndustnal (lowest) Metro 2010, 1,600 -56 1,544 -4% SNRS All three categones of land are Important Eqwllbnum between them IS mutually beneficial and essemtlal to the overall economic and socIal health of the commumty The table above shows that the proposed PAPA has a relatiVely mS/gmficant affect on the supply of Industnalland The proportIon of gam for MDR land IS twice the loss of mdustnalland, and the projected defiCit of Commercial land IS reduced 22% Decldmg to reduce the supply of Clland IS not an easy chOice, a matter of robbing Peter to pay Paul Nonetheless, If we pOSit that provldmg land for the mdustnal sector IS essential to our economy, we must also acknowledge that manufacturers consldenng new sites Will consider only areas that provide the commercial support they reqUire They also look closely at housmg costs for thelf employees and managers There IS synergy between Residential, Industnal and Commercial land uses and a balance should be malntamed Poltcles In the Metro Plan, weIghed carefully, support the proposed PAPA COMPREHENSIVE PLAN POLICIES The Metro Plan has the followmg pOliCieS directly relevant to the proposed PAPA Economic Element Poltcy #8 6 'tncrease the amount of undeveloped land zoned for light mdustnal and commercial uses corre/atmg the effectJve supply 10 terms of sUitability and avallablltty With the projectIOns of demand' EconomIc Element Poltcy #8 12 'Discourage future Metro Plan amendments that would change development-ready mdustnal lands (sites defined as short-term m the metropolitan Industnal Lands SpeCial Study, 1991) to non-mdustnal deslgnatJons ' ,- Clearly, these two poliCies often Will be m conflict With a Itmiled supply of uriJamzable land, mcreasmg the emount of undeveloped commercIal land Will frequently be at the eXpense of the inventory of mdustnal land The Metro Plan addresses the Issue of conflict between poliCIes 'The respective junsdlctlOns recognize that there are apparent con"/cts and mconslstencles between and among some goals and polIcies When makmg deCISions based on the Metro Plan, not all of the goals and polICies can be met to the same degree 10 every mstance Use of the Metro Plan reqUires a balancing of ItS various components on a case-by-case baSIS, as well as a selectJon of those goals, objectIVes, and poliCIes most pertment to the Issue at hand' The Spnngfield Commercial Lands Study, the most recent economic opportumtles analYSIS regardmg land supply, contams the followmg key poliCies 'PoliCY 1-A. Mamtam a mixed supply of large and small commercial sItes through strategies such as rezonmg or annexation to seNe Spnngfield's future population' - 'Pollcy 1-8. Ensure that an adequate amount of commercial land Is deSignated m the undeveloped Identified nodes such as JasperlNatron and McKenZIe/Gateway, to accommodate a portion of the demand for commercial acreage, and to Implement the poliCies and objectJves of the TransPlan . 'Poltcy 1-C Mamtam at least a five-year supply of commercial land wlthm the Urban Growth Boundary (UGB) that IS currently served or readily serviceable WIth a range of urban publiC facllltJes and services' EXHIBIT A - PAGE 24 'PolIcy 3-A RedesIgnate and rezone portIons of mdustnalland or res/denl1alland wlthm Identified Employment Center, NeIghborhood Center, or CommercIal Center nodes to MIxed-Use CommercIal to achIeve the objectIVes of TransPlan, TransportatIon Plannmg Rule 12, and to mcorporate hIgher mtens/ty development m conjunctIOn wIth resldenl1al and employment opportumtles ' CONVERSION TO COMMERCIAL OESIGNA TlONS A projectIon of a CommercIal {and Invenlory deficit wlthm the plannmg penod IS unacceptable under the rules of StatewIde Plannmg Goal 9 The necessity of replemshmg the mventory IS not debatable Nonethe/ess, the Issue of tradmg Industnalland, 10 thIs case Campus lndustnal, for CommercIal land needs to be exammed carefully Because meeting all land use policies perfectly and completely IS ImpossIble, the" pnonty must be consIdered Metro Plan EconomIc Element "Policy #B 6" IS ImperatIVe and proVIdes clearer gUIdance than "Policy #B 12, n whIch merely discourages The pohcles of the Spnngfield CommercIal Lands Study partIcularly "Policy 3-A, " clearly trump "Policy #B 12" when consldenng the proposed PAPA The proposed PAPA places the Nodal Development Area overlay deSignatIon on most of the SIte, addressmg "Policy 1-B, .. and "PolIcy 3-A " The Land Conservation and Development CommIssIon (LCDCJ recently reported 10 Ihe Govemor on the conversIon of mdustnalland to non mdustnalland The report was concerned with malntammg an adequate local supply of mdustnalland and preventmg conversIons of pnme Industnalland to non- mdustnal uses The" report was tItled "Promoting Prospenty Protectmg Pnme Industnal Land for Job Growth" II made the followmg observatIon 'The Issue of conversIon of mdustnallands <$ Imked directly to the goal of provldmg an adequate supply of mdustnal and other employment land for a vanety of economIc acl1vltles Untimely or undeSirable conversIOn of mdustnallands, partIcularly conversIOn of strategIc sItes wIth unique market features, can mterfere with accompllshmg the goal of provldmg adequate land development opportUnitIes for economIc growth and Job creal10n ' (p 11 J 'The GMELS' [Greater MetropoMan Employment Lands Study] Phase 1 findings remforce the commIttee's assertIon that tradItIonal mdustnal areas, Includmg those featunng heavy manufacturing, warehouse/d/stnbutlOn, mdustnal servIce and waste management actIvItIes should be protected from encroachment by mcompatlble non-mdustnal uses by placmg these areas 10 so-called mdustnal sanctuanes ' (p 19) However, the report also observed, 'To better understand the concept of 'employment lands,' the commIttee exammed the Phase I findmgs of the Greater Metropolitan Employment Lands Study (GMELS) The study IS based on an assessment of the need for a broad category of employment lands WIthin the greater Portland metropolitan regIon CommIttee members concurred WIth a major finding of GMELS that the Ime between Industnal and non-mdustnal use IS becommg mcreasmgly blurred 10 the new economy because many traded-sector and mdustnal acvvlt/es are now camed out 10 office and tech.flex settmgs The latter type of mdustnal uses IS perfectly compatIble WIth other employment actlvlves and, thus, can be accommodated m mIxed-use zonmg dlstncts that mclude retaIl, office, msMutlonaj and/or lIght mdustnal and even reSidentIal uses' (p 1 B) 'New and emergmg mdustnal uses These are hIgh-tech, bIotech, some manufactunng and research and development and are often located 10 office and tech-flex settmgs They are most productIVe when adjacent to SImIlar companies and their non-mdustnal supplIers, lenders and support systems SUItable locatJons fOT these actIVltJes mclude many mIxed-use zones, as long as their scale, deSIgn and operatIonal charactenstlcs are compatIble WIth surrounding uses' (p 20) Although the conversIon of Clland to other deSignatIons may seem to have a negatIVe effect on the potentIal for economIc development, the net effect IS very POSItIve when consldenng the benefits of EXHIBIT A - PAGE 25 addmg to the extremely scarce supply of commercial land As the OLCO report to the Governor pOints out, high-tech research and development firms are most productive when non-mdustnal suppliers and supportmg seN/ces are available to them Additionally, Commercial land IS sUltabla for many high-wage, economic export emp'oyers New and growmg sectors of the economy blur the Ime between commercial and mdustnalland use SITE SPECIFIC ISSUES The Campus Industrial portion of the site has been reserved as development ready land smce 1995 It was deSignated as Special Light Industnal (the precursor of Campus Industnal) for years before that Despite the dwmdlmg supply of Clland, not one mdustnal development has been proposed for II The reasons It has not yet been developed are complex However, the slle IS not Ideal WIth regard to the qualllles that the CI deSignation IS mtended to foster and preserve To atlract the deSired mdustnes, the zone Imposes performance standards to reduce conflicts wllh adjacent zomng dlstncts and negative Impacts between sItes wllhm the CI dlstnct Itself From the Metro Plan, 'The activIties of such firms are enclosed wlthm attractIVe exteriors and have minimal envIronmental Impacts, such as nOise, pollution, and Vibration, on other users and on surroundmg areas' However, the site and surroundmg areas are already subject to some of these Impacts, which may partlallyexplam why the sile has not yet been developed wllh CI uses The City'S pre-application report lists 'alf pollutants from surroundmg heavy mdustnal uses, overhead e/ectncallmes and nearby ralllmes which cause problems for certam types of high technologIcal mdustnes Several high tech firms had conSIdered the PIerce Property for a potentlallocallon, and all found It unSUItable because of these problems' Lane Metro Partnership confirms thIS mformatlon The agency proVides economic developmP,/lt and busmess mformatlon for Eugene, Spnngfield and Lane County, and mamtams a computenzed mventory of vacant mdustnal land and bUlldmgs They report that while numerous mqUlres about the subject sIte are receIved from busmesses consldenng II as a 10catJon for new facdltles, there are common objections These mclude the slle bemg too close to established residential areas for mdustnal uses, and too close to the Kingsford charcoal plant for high-end office or research faCIlities Operatmg Permit 204402, Issued by the Lane Regional Air Pollution Authonty, allows the Kmgsford plant to emll up to 1,075 tons of particulate and gaseous pollutants per year COMPETING SITES Long after the subject site was zoned for mdustnal use, the McKenZIe-Gateway Corporate Park became avat/able It has drawn IIght-mdustnal and high-tech uses while the subject sIte has remamed fallow Camp ames bUlldmg or acqUlnng faCilities there have mcluded Sony, Symantec, and Shorewood Packagmg However, the Gateway Park has undergone s/gmficant pressure from the pent-up demand for CommerCIal property Most of the Sony facilIty has been converted to office use Symantec focuses on a customer selVlce call center rather than research and development In 2004, the City reVised CI regulations to further IImll types of commerCial uses and limit their coverage to 40% o( gross acreage Gateway gross acreage m commercial use IS now nearly 30% W/1IIe the marf<et place has clearly mdlcated the superlonty of Gateway over the subject sIte as a location for Campus Industnal development, the shortage of Commercial land threatens the remammg bUildable land at the more deSirable location Though conversion of the subject sIte would reduce the mventory of Clland, II would take some of the commercial development pressure off Gateway ThIS would help reserve Gateway for Industnal development, thus sacnficlng a margmal resource to foster more productive use of a supenor one COMPARING WAGES How might the conversIon of the subject sIte's CI land to Commercial affect the ability of Spnngfield to attract jobs that proVide a famdy wage? We begm by asking what a family wage IS m Spnngfield Although there IS no precIse definitIon of "family wage, . the term came mto use dunng the Industnal Revolution when work was separated from home to a degree not seen before The concern was that the breadWinner earn enough to allow the spouse to stay home tending the house and children It became a somewhat controversial term, some commentators ass/gmng sexist overtones to II Data m the follOWIng EXHmIT A - PAGE 26 tables create a statistical context for the diScussion If "family wage" can be defined as the gross Income needed to cover tYPical expenses of the average family, the tables below estimate these figures In Spnngfield and Oregon Table 3 SpnnC/field, Oregon Average Household and Family Size Number of IndIviduals Average Household 255 Average Family 303 Source U S Census tJureau, Census 2000 Summary File 3 Table 4 SonnC/field, OreC/on T'(olcal 2004 Family Expenses Source Two Adults, Two Adults, One ChIld Two ChIldren Poverty In Amenca' $34,905 $43,862 E P " _ $36,408 $41,748 1 Poverty In Amenca Project, Penn State University 2 Economic Policy Institute FIgures are for typical expenses Figures for One Adult and Two Children are Within approximately one percent of Two Parent, One child expenses The table below gives U S Census data regardmg the median Incomes of mdlvlduals and households Note that the family household Income IS Significantly higher than the highest indiVIdual median Income Data about the proportion of two-income households or the average wage of pnnclple breadWinners IS not available Heads of family households may be making Significantly more than the average or many households may have two mcomes Some combmatlon of the two IS likely Regardless, It mdlcates caution should be used when makmg assumptions about family wages Table 5 SonnC/field and Oreqon Median Incomes I Oregon S pnngfield, Oregon FamIly Households - $55,196 $43,539 Non-famIly households $29,209 $23,734 All Households $46,393 $37,452 Male full-tIme, year-round workers $41,485 $35,118 Female full-tIme year-round workers $30,591 $25,524 Source U S Census Bureau, Census ~OOO Summary File 3, adjusted to 2004 Consumer Pnce Index To assess Impact of the PAPA on family wage JobS, we can estimate the average wage of employment In the relevant land use deSignatIOns The table below uses mformatlOn from the Lane County CounCil of Governments and the Oregon Labor Market InformatIOn Service to correlate the estimated number of people employed by each mdustry sector wlthm a plan deSignation, and the Lane County average pay Within each sector, to denve an estimated average pay for employment m a land use deSignation EXHIBIT A - PAGE 27 Table 6 Plan DesignatIOn Average Wa.qe CommercIal Employment 676 2% 779 2% 767 2% 585 2% 8.890 25% 2.455 7% Industry ConstructIon Manufactunng Trans. Comm . and UtIlities Wholesale Trade RetaIl Trade Finance, Insurance and Real Estate ServIces Government Total Weighted Average Pay 20,348 57% 1,218 3% 35.718 100% $25,73213 Comm MIxed Use Employment 107 4% 99 4% 128 5% 68 3% 332 13% 342 13% 1,252 48% 279 11% 2.607 100% $30,905 80 Average Pay $37,75100' $38,05721 $35,090 20 $40,62286 $19,30919 $34,737 05 $27,340 14 $37,239 00 ...... , - Source of wage data OLMIS Lane County 2UUU Industry sector average adjusted for 2004 Consumer Pnce Index except the figure for Government which IS from 2004 Source of Industry sector employment by plan designation LCOG - 2004 To better understand the Impact of the PAPA on conditions In Spnngfield, the next table proVides an oveNlew of the types of businesses and the approximate number of employees currently located In the Gateway area (the only other CI zone In Spnngfield with Significant development Most of the bUSinesses listed In the table would be allowed wltmfl the proposed PAPA redeslgnatlons EXHWIT A - PAGE 28 Table 7 Tyoes of Busmesses and Aoproxlmate Emo/oyees for Gateway Development Gateway Busmesses Address Type Approximate Number ot Employees Royal Canbbean CruIse LInes 1000 Royal Canbbean Way T ravel sales call center 250-500 (3900 Sports Way) Symantec 555 Intemabonal Way Computer Support Call 1200 Center, Comp Tech PacmcSource Health Plans 110 Intematlonal Way Health Insurance 275 Headquarters Oregon Medical Laboratones! 123 Intematlonal Way Medical Laboratones 300 Oregon Vetennary Laboratory Sacred Heart MedIcal Center Financial services 260 Foundation 123 Intematlonal Way Sacred Heart MedIcal Center Matenals (Supply 30 Matenals Management handlers) Shorewood PackagIng Inc 500 Intematlonal Way Manufacture paperboard 60 packagmg products Wholesale dIstrIbution Globallnduslnes 950 Inlematlonal Way automotive parts and 10-19 accessones Grand Slam USA 9211ntematlonal Way Indoor recreatIon BattIng 1-4 cages, basketball, ete McKenZIe Athletics 909 IntemabOnal Way Umforms screen pnntlng 10-19 and embroIdery PaCIfic Office Automation 911 IntemabOnal Way CopIer sales and cOPYIng 20 -49 servIces Rex Myers Transfer 915 Intematlonal Way Moving and storage 5-9 FedEx 700 Intematlonal Way Couners and messengers 20-49 Learning Tree 100 Intematlonal Way Child Day Care N1A Planned Busmesses' - - ProfeSSional CredIt ServIce CollectJon Agency 177 McKenZIe LeasIng and Finance Heavy equipment leasIng 13 Source Information gathered from Dex, Lane Metro Partnership, and GLM/S Info and links A ProfeSSional Credit Service and McKenZie Leasing and Finance purchased 7 acres In Gateway and Will move headquarters there Source The Register Guard - Tuesday, November 14, 2006 EXHIBIT A - PAGE 29 Table 8 below shows the estimated wages for employment typical of the businesses In the above table Companng this data wllh Table 6 indicates that the average pay for employment In the designatIOns proposed by the PAPA are similar to the average pay In Spnngfield's developed CI designated lands Table 8 Emo/oyment and Waae EstImates for Sonnqfield CI Busmesses 50 or more employees Employment Number Percent 177 6 40% 535 1930% 1,200 43 30% 300 10 80% OccupatIOn Bill and account collectors Billing and Posting Clerks Computer Support SpecIalist MedIcal and Clinical Laboratory TechniCIans Miscellaneous Manufactunng Travel Customer ServIce RepresentatIve Total employees 2,772 100% WeIghted Avera!'le Pay $29,97594 Source Wage data for Lane County 2004 from OlMIS webslle except Travel Customer SeNlce Rep startmg pay pubhshed In Portland Busmess Joumal - November 18, 2004 Source Employment data from lane Metro Partner ship and from mfoUSA webslte Average Pay $30,060 00 $26,956 00 $34,87400 $27,08300 60 500 220% 1800% $32,292 00 $22,880 00 COMPREHENSIVE PLAN RESIDENT/Al POLICIES ResldentJal land Use and Housmg Element Residential Density #A 10 'Promote higher residential density mSlde the UGB that utilizes exlstJng mfrastructure, Improves the effiCiency of publiC serVIces and faCilitIes, and conserves rural resource lands outsIde the UGB' Residential Land Use and Housmg Element Residential Density #A 11 'Generally locate higher density resIdentIal development near employment or commercial services, m proXImity to major transportatJon systems or wlthm transportation-efficient nodes' Residential Land Use and Housmg clement ResidentIal Density #A 12 'Coordmate hIgher density resldentJal development With the proVISion of adequate mfrastructure and services, open space, and other urban amemtles' These reSidential poliCies make clear the Importance of hIgher denSity reSidential development to the future of the Eugene-Spnngfield Metropo/llan area Yet here agam, there IS an apparent conflict between poliCies, namely PoliCY 3-A of the SCl and the resldenttal pohclas of the Metro Plan Just Cited As the follOWing analYSIS Will show, splitting the converted Industnalland between ReSidential and Commercial In the proportion proposed IS entlrelyappropnate While the Inventory of Spnngfield Commercial land Will be entirely depleted by the end of the plannmg penod and the pnonty of creating more IS ObVIOUS, Metro Area surpluses are projected for both Industnal and ReSIdential The case for reapportIoning these Inventones must be made To Illustrate the need for an adjustment of the (nventones, the follOWing table looks at the relatrve rates of Inventory depletion over the planning penods studied ' EXHIBIT A - PAGE 30 Table 9 ProJected Depletions of Land Inventones Dunng the Plannmg Penod Acres A -589 -4,565 -5,637 -1,482 -2,004 General Use Med DensIty Res All Res (lowest) All Res (hIgh est) Industrial (lowest) Industrial (hIgh est) Study Yr 828 5,830 5,830 3,604 3,604 PlanYr 239 1,265 193 2,122 1,600 A% -71% -78% -97% -41% -56% Source Metro Plan SNRS SNRS SNRS SNRS The table above shows that, over the planmng penod, the mventory of Med/um Density Residential land IS bemg depleted at a far faster rate than Industnalland (Note that the Metro Plan did not subtract reductions of Goal 5 mventones the SNRS subtracted from the broader mventones) Sacnficmg a small portion of lndustnalland to replemsh the more rapIdly dlmm/shmg mventones IS justrfiable and prodent To Illustrate the pomt further, the followmg table compares the final plan year mventones of Industnal and Resldentlalland The two plannmg penods end five years apart, so the mventones are not simultaneous However, the companson IS stili mstroctlVe CommercIal land was left out of the table because the Spnngfield plan year mventory IS negatIVe All combmat,ons of high and low estimates are calculated Table 10 Combmed Plan Year InventolY EstImates Total acreage ResIdential (low) ResIdentIal (hIgh) 193 1265 1,793 2,865 2,315 3,387 Industnal (lowest) Industrial (high est' 1600 2122 Table 11 RelatIVe Prooort/ons of Total Plan Year Land Inventory Res Ulnd H Res Ulnd L Res Hllnd H 834% 1080% 3740% 91 70% 8920% 6270% ResIdential Industrial Res Hllnd L 4420%' 55 90% BAU\NCING INVENTORIES To evaluate the wIsdom of shlftmg lands from one general use to another, we must establtsh a VIable ratio between them The projected mventones of Industnal and ResIdentIal land can be analyzed by findmg a ratio of jobs to households, and then relatmg the number of dwellmgs supported by the Residential Inventory with the jobs supported by the Industnallnventory Accordmg to the U S Census Bureau's 2000 Census, the medIan eammgs of employed mdlvldua/s m the Eugene-Spnngfield Metropolitan Area are approximately $30,000 From the same source, the average household mcome IS approximately $45,000 ThIS gIves us a role of thumb raho of 1 5 jobs per household The Metro Plan target denSIty IS 6 dwellmg umts per gross acre Therefore, the correspondmg numbers of/obs needed to support the high and low estimates of plan year ReSidential mventory are 11,385 and 1737 The Department of Land Conservation and Development, m the" publication "Industnal and Other Employment Lands AnalYSIS GUIdebook" recommends usmg ratios from 6 4 to 9 6 when estimating jobs per gross acre of Industnal land Usmg the Industnalland mventory high and low estimates, the table below compares the resultmg numbers of JObs With the RaSldential mventory Table 12 Jobs Suoported bit Pro/ected Plan Year Land Inventones Acres dulae Jobldu lob/acre lobs 193 6 1 5 1737 1600 6 4to 9 6 10,240 to 15,360 1265 6 15 11385 2122 64 to 9 6 13,360 to 20,371 ReSIdential (lowest) Industrial (lowest) ReSidential (high est) Industrial (high est) EXHIBIT A - PAGE 31 In the slowest growth projectJon, the mventones are not m eqUlllbnum If consumpllon of land supplIes JS on the hIgh sIde, and mventones are low, there IS a gross dIsparIty We should also remember that when mventones get extremely low, such as less than 200 acres of bUIldable land m a metropolitan area of thIs Size, the supply curve shtfts up as people begm to hoard and pnce gouge m antIcIpatIon of greater shortages Clearly, for the health of the Metro economy, these mventones should be adjusted New employers WIll not locate m the area Jf there IS no housmg for themselves or their employees Shlftmg land from Industnal deSIgnatIons to Residential des/gnatJons IS justified ConclusIon Adopted and ar;knowledged mventones mdlr;ate that well before the year 2015, Spnngfield's Inventory of Commerc:lalland WIll be severely, If not completely, depleted Metro Plan Pol/r;y #B 6 dlrer;ts the City to r;orrelate the effectIVe supply of er:onom/r; lands m terms of SUItability and availability With the projectIons of demand 11\1111le the mventory of Cl/and may be small, OAR - DIVISIon 9 (Economy) does not prohibit convertmg mdustnal/and to another r;ategory of employment land, or to another Goal mventory, as long as a lor;al government mamtams an adequate supply OAR 660-009-0025(2) states, "The total acreage of land deSIgnated m each site category shall at least equal the projected land needs for each category dunng the 20-year plannmg penod" [EmphaSIS added J In thiS SItuatIon, the need for Commerc:lal Land WIll not be met by the end of the plannmg panod, and the mventory of ResIdentIal land lags far behmd Industnal, yet the ar;knowledged mventones mdJcate a Campus Industnaf mventory surplus An adjustment IS warranted to mamtam eqUlllbnum and support other Metro Plan poliCIes encouragmg mcreased reSidential denSIties and supportmg Nodal Development areas There IS a synergIstIc relatIonshIp between the three general categones of land use that reqUIres balanr;e between them m order to sustam er;onomlc dIVersity The proposed redeslgnatlon of Campus Industnal land to Commerc:lal, Commerc:lal Mixed-Use, and Medium DenSIty ResldentJ21 development will support the dIversIfication and Improvement of the economy It IS consistent with the pnontles established by adopted and ar;knowledged poliCIes Therefore, the amendment IS consistent with stateWIde plannmg Goal 9 .. 3\ Staff ReSDonse Staff coneurs WIth the applicant's submittal However, the OLCO memo dated March 12, 2007 stated that both quantItatIve and qualitatJve data should be conSIdered In the Goal 9 response Quanll\all~e Data Note The Lane County Industnal-Commerclal BUIldable Lands Study (CIBL) The applicant referenced CIBL In the February 28,2007 version of the response to Goal 9 ThIS reVised response dated March 17, 2007 no longer references CIBL However, the OLCO memo dated March 12, 2007 (see Attachment 6) raIsed a concern about uSing data that was not adopted by the locallunsdlctlons and/or fully re~lewed by OLCO Staff agreed and IS adding the follOWIng CIBL background that was Included In staffs presentatIon to the CIty Councdm November 2006 "State law reqUires each CIty'S comprehenSIVe plan to mclude an mventory of mdustnal and other employment land SUitable, avaIlable and necessary for economIc development opportunrtles for a 20 year penod, The Metro Plan sabsfied thIS mventory at acknowledgment m 1982 and the Cited studIes were adopted as speCified above, but the lack of a contemporary database of condlbons and status led the Metro area elected offiCIals and Lane Metro PartnershIp to co-sponsor an evaluatIon of the metro area supply The report Included a newly developed database of cUlTent condItIons and offered an array of data sets that are useful for government and the pnvate sector In consldenng appropnate development Sites for a partJcular use, That bemg said, It IS Important to note that ECONorthwest's report IS not the complete Inventory reqUired by law, nor IS it a poliCY document The reqUirements for commercial and mdustnal bUildable lands lnventones Include the supply, a demand analYSIS (not mcluded m thIS report) and prOVISIons to match projected demand WIth an adequate supply WhIle thIS report made no assertIOns or assumptions that the supply mcluded In thiS database IS adequate, the report did Identify additional work necessary to get to EXHIBIT A - PAGE 32 that pOint and Includes a list of policy options for additional consideration, including an endorsement of the complete bUildable lands Inventory as speCIfied In Oregon AdministratIVe Rules," In November 2006, staff stated that whIle there may be additIonal optIons or vanatlons on these options, staff agreed with the suggestion by ECONorthwest that creating a complete Inventory IS the most logical next step to take The current status of the CIBL report IS that staff has prepared an "Issue Paper" for the City CounCil's conSIderatIon As of the date of thIS report, the Issue Paper has been funded Any acreage reference by the applicant to the CIBL study should be not conSidered as part of these applications The prImary data sources used by the applicant are the Spnngfield Commercial Lands Study, February 2000 and the Metropolitan Industnal Lands SpeCial Study Metropolitan Industllal Lands Inventory Report, July 1993 and the Metropolitan Industnal Lands Policy Report, July 1993 These are the same reports used dunng the revIew process for Home Depot In 2001 The applicant has prOVIded addItIonal mformatlon pertalDlng to the Natural Resource Study, adopted by the City m 2005 and a diSCUSSion on the conversion of Cllands to reSIdential In addItion to these dISCUSSions, staff raIses the followmg Issues a) The up-to-date land mventory In the Gateway CI Dlstnct Since the amendment of ArtIcle 21, Campus Industnal Dlstnct, staff has been keepmg track of the available vacant Campus Industnalland m the Gateway CI DIStrict The Gateway CI Dlstnct has about 275 lotal acres and as of March 13, there are stili 116 acres thaI are vacant b) Currenl Market Forces ExplanatIon language under State-wIde Planmng Goal 9 stales "ComprehenSive plans and poliCies shall contnbute to a stable and healthy economy m all regIons of the state Such plans shall be based on mventones of areas SUitable for Increased economic growth and actiVity after taking Into conSideration the health of the current economIc base, matenals and energy availability and cost, labor market factors, educational and technical tralnmg programs, availability of key publiC facllttles, necessary support facllttles, current market forces, locatIon relatIVe to markets, availability of renewable and non-renewable resources, availabilIty of land, and pollution control reqUIrements" The "current market forces" do not Include light mdustnal development m the CI DIStTlCt IS a trend smce the late '90's ThiS trend IS placmg pressure on the Gateway CI DistrICt and IS the reason why staff amended SDC Article 21 to create the 60140 split (see the discussed under "qualitative" below) c) The Jasper-Nalron Area The applicant cites the draft Jasper Nalron Specific Development Plan whIch proposes to add about 20 acres of Commercial and 118 acres of Clland to Spllngfield's long-term supply by the year 2015 While thiS plan has not been adopted, the Lane County CommISSioners recently voted to keep the Eugene- Springfield HIghway extensIon project alive and the City will begm the adoption process for thiS plan wlthm Ihe year Qualltallve Data a) Background DISCUSSion on SpeCial LlghVCampus Industnal Deslgnatlons/Zonmg The onglnal mtent of the "SpeCial Light Industnal" (SLi) land use deslgnallon and zOning was to allow "hIgh tech" mdustrlal users that paid "family wages" and had a mlmmum "employee-per-acre" base The history of thIS land use deslgnallon goes back at least 35 years to the metro area's first "general plan", "The 1990 Plan", adopted In 1972 That Plan stated "Local planning poliCies should be developed whIch Will create an appropnate environment for Industnal and research parks" (Ref P 32) EXHIBIT A - PAGE 33 In 1982, when DLCD acknowledged the Metro Plan, both the Metro Plan designation and the zomng dlstnct were called SLI The Metro Plan SLI deSignation stated "ThIs IS a specIalized concept developed to deal with relatively large (projected employment of at least 500 per firm) light mdustnal firms, such as manufacturers of semi-conductors, medical and dental supplies, photographic equipment, computers and other electromc eqUipment, and large-scale research and development complexes The activIties mvolved are generally charactenzed by hIghly skilled and techmcal labor and are located mdoors Often, precIsIon IS of such Importance that air pollutants, nOise and Vibration assocIated with heavy mdustry are not compalible These mdustnes are often located m campus-type mdustnal parks and are generally mvolved m the manufacture or assembly of final products of small unit Size or research-type development m an office-based atmosphere There are generally no effluents or other emissions to create problems Heavy transport IS not Important. Supportmg office-based commercIal development shall be conSidered an appropnate use when planned to complement the pnmary mtent of speCial light mdustnal development" In 1994, the Metro Plan SLI deSignation was changed to today's Campus Industrial (CI) The current Metro Plan CI deSignation states "The pnmary objective of thiS deSIgnation IS to proVide opportumtles for diverSIficatIon of the local economy through sItIng of lIght mdustnal firms m a campUS-like settmg The actiVIties of such firms are enclosed wlthm attractive extenors and have mmlmal envIronmental Impacts, such as nOIse, pollutJon and VibratIon, on other users and surroundmg areas Large-scale light mdustrlal uses, mcludmg regIonal dlstnbutlon centers and research and development complexes, are the pnmary focus of thiS des/gnalion ProVISion IS also made for small- and medIum-scale mdustnal uses wlthm the context of mdustnal busmess parks which WIll mamtam the campus-like settmg WIth mmlmal environmental Impacts Complementary uses such as corporat.? office headquarters and supportmg commercIal establishments servmg pnmary uses may also be Sited on a limited baSIS Conceptual development plannmg, mdustnal park standards and site revIew processes shall be applied to ensure adequate Circulation, compatibility of uses and availabIlity of large sItes for lIght mdustnal firms "(Ref P II-G-6) The primary difference between the SLI and Clland use deSignations IS there no longer IS a reference to a speCIfic employment threshold or specific types of II9ht Industnal uses The Sprln9field Development Code was adopted In May 1986 and Included Article 21, Speclalltght IndustTlal Dlstnct In 1994, thiS Article was amended and renamed the CI DIStnCt, consIstent WIth the Metro Plan deSIgnation change Cited above The CI Dlstnct IS primarily an Industnal zone that allows the siting of light Industrial manufactUring and to a lesser extent, officelcommerclal useS In 2004, the CIty CounCIl approved a number of amendments to ArtIcle 21, the Campus Industnal DIStTlCt One of these amendments placed a 40 percent limitation on the siting of permItted office/commercial (bUSiness park) uses to keep the "Industnal" integrity of the dlstnct against the demand for bUSiness park uses because thiS zomng dlstnct IS primarily an Industnal dlstnct The lImitation was established because In the Gateway Cl DIStnCt, there has been a great demand to site office/ commercial uses Currently, the 30 percent threshold has been reached In the Gateway CI Dlstnct and staff has recently dIscussed thIS Issue With the Planmng CommiSSIon For the record, the applicant's Table 7 shows the current development trends In the Gateway CI bUSiness parks With no lIght industrial development sInce Shorewood Packaging, Inc In 1997 Shorewood Packaging IS the only Industnal use shown on the applicant's Table 7 The current SDC ArtIcle 21 CI DIStTlCt purpose statement conforms With the current Metro Plan deSignation statement "The CI Dlstnct IS mtended to fully Implement the Metro Plan Campus Industnal DeSignatIon and any applIcable refinement plans The CI Dlstnct proVides opportunities for dIVersificatIOn of the local economy by offenng prime sItes m a campus envIronment for large- scale light manufactunng firms emphaslzmg modem technology and employing skIlled workers m famIly wage Jobs The term "campus" mcludes Innovative bUlldmg deSign, enhanced landscapes, large open spaces and substantial pedestnan amemlies Small- and medium scale light manufacturmg may and supportmg commerclal/ office uses shall be located wlthm a busmess park, proVIded that combmed busmess parks do not exceed 40 percent of the gross acreage of a Cl Dlstnct Busmess parks may mclude several bUlldmgs WIth multiple stones and a mIx of uses EXHIBIT A - PAGE 34 Supportmg retail uses such as banks, restaurants and day care faclllbes shall pnmarily serve the employees m the CI Dlstnct, not the general public All uses m the CI Dlstnct shall meet s/tmg and operatIOnal performance standards to mmlmlze Impacts wlthm the CI Dlsfnct and surroundmg areas Permitted uses, mcludmg the storage of matenals and vehicles necessary for the operation of the use, shall occur entirely wlthm enclosed bUlldmgs " Today, there are two Clland use desIgnations and ZOning dlstncts In Spnngfield Gateway, In northwest Springfield, and the subject site west of 31" Street and north of Marcola Road The Gateway CI sIte IS regulated by the Gateway Refinement Plan, adopted by the CIty Council In 1992 A portion of the Gateway CI area has been developed wIth both IIghtlndustnal manufacturing uses and business parks The Gateway CI Dlstnct has approximately 275 total acres, of whIch approximately 116 are vacant The 56 acre "PIerce" CI site IS not Within an adopted refinement plan area and has not been developed to date b) SUItabIlity of the Subject Site for CI Development Under "SUItability", the applicant cIted staffs concerns about the sublect sIte's appropriateness for CI development Staff would like to expand on thIS pOint In a memo dated October 14,1981 the Metropolitan Planning Team dIscussed the proposed amendments to the adopted August 1980 Metropolitan Plan dIagram Item 28 stated "Reconsider land use deSignations on the 'Pierce Property' The lndustnal Study Task Force Fmal Reoort, L-COG, Apn11981, recommended about 50 acres of th,s property be deSignated 'special light industnal' (SLI) The Task Force concluded the North Gateway SLI site could not have sanitary sewers extended m the near future The 'Pierce Property' has city services and would provide Spnngfleld With an Immediately available srte ThiS SLI Site provides opportumt/es for combmmg mdusm"l. commercIal and medIUm denSity residentIal uses m a balanced scheme" The memo went on to state. "Problems associated With the site mclude alf pollutants from surroundmg heavy mdustnal uses and overhead electncallmes and nearby ralllmes which cause problems for certam types of high technological mdustnes Several 'high tech' firms have consIdered the 'P,erce Property' for a potential location, and all have found ,t unsUItable because of these problems Another problem With the site IS Opposition to mdustnal use from neIghborhood resIdents" However, In the end, approxImately 60 acres of land was deSignated and zoned SU/CI) There have been a number of land use applications altemptlng to receive development approval on the sublect site over the years, but not one has been for Special Llghtlndustnal (Ihe prevIous name of the CI deSIgnation/zone) or CI development c) Implementation of PotentIal Nodal Development Area 7C ThiS Issue, whIch WIll allow for a mIx of reSIdentIal and commercIal development IS discussed In more detaIl In the Goal 12 response under thIS cnterlon and In the response to crltenon 7030(3)(b) 4\ Staff ConclUSIOn Under QuantItative Data ThiS staff report demonstrates that there IS a shortage of SUitable commercIal sites Within the Spnngfield UGB to meet the long-term demand for commercIal land, as Indicated by the SCLS This shortfall can result In greater competItion, and can Impede the potential for healthy economic development, as bUSinesses and retail are forced to locate outSide Springfield due to a lack of SUItable Sites The defiCit of commerCIal lands does not conform to State-Wide Planning Goal 9 which reqUIres JUrisdIctions to maintain an adequate supply of commercIally zoned lands to meet prOjected demand for commercial land through the planning penod The SCLS also notes that size and location further limit the supply of bUildable land Goal 9 reqUIres not only enough net bUildable acres but also sites of vaned "Sizes, types, locatIons and service levels" In order to foster economIc growth and commerCial development IS It essential that the CIty maIntaIn a dIverse supply of bUIldable commercial land In vanous , EXHIBIT A - PAGE 35 sizes and locations The CAC found In the SCLS that there IS a need for a supply of both larger and smaller sItes to provIde choice, dIversity and economy In the marketplace Given the current shortage of larger sites, rezoning or annexation may be necessary for this to occur The proposal would Improve the supply of vacant commercial land through rezomng consIstent wIth the CAC's recommendation This staff report demonstrates that there IS stIli a surplus of Industnallands, Including Cllands In the Gateway area Staff agrees with the applicant's contentIon that there IS a demonstrated shortage of developable commercial land and a surplus of Industnalland and that these applicatIons are consIstent with applicable Metro Plan policies and current commercial and Industnalland Inventones GIven these facts and the reqUirement that the City maintaIn an adequate supply of commercIal land as well as Industnalland, the situatIonal changes Cited In a)-<:), above, and If the two questions raIsed at the beginning of this staff report can be answered In the affirmative - will the City be better served by the proposed development and WlII the City be assured that the quality development as proposed will be constructed over time, then both the Planmng CommIssIon and the CIty Council should conSIder that the applicant has complied WIth Goal 9 ThIs staff report demonstrates there will be a shortage of Medium DenSity ResIdential lands near the end of the life of the Eugene-Springfield ReSidential Lands Study Under Quantitative Data There are changed condllions pertaining to the history and current land utilization In the CI DiStrict, especIally In the Gateway area The onglnal concerns by the Metro Plan team about the SUitabIlity of the "PIerce" property for SLlICI development, which apparently has had some Impact on why such development has not occurred over tIme on a "shovel ready" industrial site The fact that the subject sIte IS stili under Single ownership and upon approval of these apg)lcatlons, a Master Plan wIll be required to gUIde development on the subject property over lime ThIS mIx of commercial and reSidential development will also Implement Proposed Nodal Development Area 7C FInally, the CI DIstrict contains deSign standards that are Intended to achIeve a "campus-lIke" envIronment The applicant proposes to remove the CI deSIgnation and zoning, replaCing It WIth the followIng zoning dIstricts Community CommercIal, Mixed Use Commercial and MedIum DenSity ReSIdential The Mixed Use Commercial and the Medium DenSity ReSidential zomng dIStrICtS have deSign standards The Community Commercial DiStrICt does not The proposed home Improvement center WIll be Sited In the Staff IS concerned about the aesthetIC appearance of the proposed home Improvement center Staff has seen photos of an eXisting home Improvement center In Scottsdale, ArIzona The front of the bUIldIng IS broken up SO that one gelS away from the Image of one continuous, long, till-up wall Staff wants the same or Similar deSign for Springfield A condition of approval IS added to assure that thIS Issue shall be addressed at the Master Plan review/approval process 5\ Staff FmdmC\ As conditioned, these apphcabons comply WIth Goal 9 pnmanly because given the lack of an up-to-date commerclalllndustnallands study, there IS a demonstrated shortage of developable commercial land and a surplus of industrial land and that these applicatIons are consIstent WIth apphcable Metro Plan poliCIes and there IS a demonstrated lack of demand for the types of Industnal uses once enVISioned for the Campus Industrial DiStriCt EXHIBIT A - PAGE 36 Condlbon of Accrova' #7 SubmIttal of a Master Plan applicatIon that shows the proposed home Improvement center bUIlding desIgn simIlar to the eXIsting bu~dlng In Scottsdale, ArIzona or a bUIlding design that complies WIth the current building desIgn standards In SDC Article 21 GOAL 10 HOUSING "To proVide for the housing needs of citizens of the state. n AoolIcant's SubmIttal "Goal 1 0 reqUires bUildable lands for reSidential use to be Inventoned and reqUires plans to encourage the availability of adequate numbers of needed housing Units at pnce ranges and rent levels commensurate With the financial capabilities of Oregon households Oregon Admlnlstratwe Rule 660 DIVIsion 8 defines standards for compliance With Goal 1 0 OAR 66D-008-0010 reqUires that 'Sufficlent bUildable land shall be deSignated on the comprehensive plan map to satisfy housmg needs by type and denSity range as determmed m the hOUSing needs projection The local bUildable lands Inventory must document the amount of bUildable land m each residential plan designation' Approval of the applicant's proposed PAPA changing approxlmalely 19 acres from Campus Industnal to Medium DenSity ReSidential on the Metro Plan diagram and zoning map, reqUires compliance with statewide plannmg Goal 1 0, HOUSing (OAR 660, D,v,sion 8) (The total acreage of Medium DenSity Residential land IS proposed to Increase from 35 7 to 54 7 acres) The Post Acknowledgement Plan Amendment (PAPA) 's consistent With the parts of the Metro Plan which address the reqUirements of Goal 10 The Eugene,Spnngfield ReSidential Lands Study (RLS) was completed In 1999 as a technical document informing policy changes to the Metro Plan as part of the area's penodlc review reqUirements The RLS was acknowledged by the state Land Cof1servatlon and Development Commission as being consistent With Goal 1 0 The purpose of the RLS was to compare residential land needs With available land supply The analYSIS does not reqUire bUlldout of particular denSities or numbers of Units on specific SItes or Within the metro area as a whole The RLS contains a detailed site Inventory In the Technical AnalYSIS, which IS summanzed below (Table 13) as It pertains to the subject site Table 13 ReSidential Land Studv Site Inventol"{ Marcola Meadows ProlJerty SIte (Subarea 18) Total Acres Unbulldable Acres ConstraIned BUIldable Acres 2 37 1 0 4 0 0 36 7 Source Resldenlial Lands and HOUSing Study Draft Inventory Document, 1999 page 64 Of the subject site's total bUildable reSidential gross acreage that was Included In the Inventory, all 37 1 acres IS deSignated for Medium DenSity ReSidential development The RLS assumes that 32% of residential lands Will be developed with non-reSidential uses, including publiC and CIVIC uses, roads, etc Subtracting thiS 32% leaves 25 2 net acres that one can reasonably assume was conSidered available for development In the RLS Density Assumptions The RLS does not specify an assumed average denSity In the MDR deSignatIOn Rather. It outlines the range of allowable densities (14 28 to 28 56 Units per net acre) which COinCide With the gross denSIty range descnbed In the Metro Plan (10 through 20 umts per gross acre) It also descnbes the assumed EXHIBIT A - PAGE 31 dlstnbutlon of housing types within each residential designation (page 21) and the assumed density by houSing type (page 22) The RLS also contains data summanzlng actual bUilt densities In the metro area However, only limited data was available, and bUilt denSities were assumed based upon data from years 1986, 1992, and 1994 USing these three years, the data show built densities between 21 and 23 units per net acre for multi- family development (RLS Technical AnalYSIS, p 21) No longer,tenn trend analYSIS IS ava/lablfJ ThfJse figures ref/fJct bUilt density for multi-family pro}fJcts only, not all dfJvelopment bUilt In the MDR deSignation Since Single family housfJS and duplexes are allowed In MDR, the average density across thfJ deSignation IS likely Significantly 10wfJr While average denSity figures have not bfJen calculated for MDR areas dUfJ to the difficulty of obtaining thfJ data, Single family dfJvfJ/opmfJnt occurrfJd at roughly 4 units per acre and duplex dfJve/opmfJnt at 10 Units per acre dunng thfJ samfJ years (RLS Technical Ahalysls, Page 21) Surplus of RfJS/dentlal Land There IS documentfJd a net surplus of residential land to serve metro hoUSing nfJeds through 2015, for all res/denllalland categones comblnfJd, and mfJdlum dfJnslty rfJs/dentlal/and In particular ThfJ companson of residential land supply and demand IS shown In TablfJ 14 bfJ/ow Table 14 Comoanson of Res/dentJal Land SuoP!y and Demand, In Acres MedIum DenSity ReSIdential All Resldenbal Supply 828 5,802 Demand 589 4,564 Surplus . 239 1,238' - Source RLS Technical AnalYSIS, 1999, page 52 The supply figures also do not Include mixed use and commercial deSignations that can accommodate residential development In addition to calculating supply and demand In acres, the RLS conSidered the supply and demand for hOUSing units This companson also shows a net surplus across all reSidentially deSignated land, and Within the MDR deSignation In particular, as shown In Table 15 below ~ Table 15 Com pans on of ReSIdentIal Land SU;Jply and Demand, In Units Medium DenSIty Resldenbal All Resldenbal Supply 13,078 48,519 Demand 9,432 40,406 Surplus . 3,646 7 913 Source RLS Technical AnalYSIS, 1999, page 53 If the assumfJd surplus of medium density units (3,646) IS diVided by thfJ assumed number of surplus medIUm denSity acres (239), the dfJnvfJd density for MDR land IS 1525 units per net acre ThiS IS not, however, an adopted dfJns,ty assumption The RLS does not specify how to detfJnnlne expected denSity or number of Units on a particular site One source of fJxpectatlon IS the McKenZie Gateway MDR site Conceptual Development Plan, which accommodates a total of 1,195 Units across 185 acres, at an averagfJ density of 11 unlls per acre, In Its preferred alternatIVe (Scenano E) Alternatively, one can estimate thfJ amount of expected development on the site by extrapolating assumptions contained within the ReSidential Lands Study Itself In fact, the applicant's proposal retains a surplus In the resldennal hOUSing Inventory, while increasing thfJ intensity of reSidential development ThiS strategy supports nodal devfJ/opment and fulfills the reqUirements of Goal 10 by accommodating a quantity of Units that can be reasonably defended given thfJ adopted findings, analYSIS, and policlfJS contalnfJd In the RLS DMs/tles wi/I In fact be Increased over what would otherwise likely be bUilt ThfJ ReSidential Lands Study concluded that through thfJ planning honzon (2015), thfJ area would havfJ a surplus of land In all types of EXWBIT A - PAGE 38 residentIal land use categones The study was adopted and Incorporated Into the Metro Plan In 1999, and was acknowledged by LCDC as meeting the area's Goal 10 reqUirements SpecIfically, the RLS concluded that there was a surplus of 239 acres and 3,646 umts In the MDR category (Metro Plan, pages III-A-3 and II-A-4) In addition, the applicant's proposal IS supported by applicable Metro Plan housing poliCies, including those In the resIdential land supply and demand, reSidential density, and des'9n and mixed usa areas, as outlmed In the Metro Plan SpeCIfic Elements sectIon OAR _ DIVIsion 8 does not prohibit creating additIOnal reSidential land after a local government has established an adequate supply Therefore, for the purposes of DIVISIon 8, It IS not necessary to establish a maximum acreage or to Justify the deSignatIOn of reSidentIal land In excess of projected land needs The ReSidential Lands and HOUSing Study estimates of the long term projected land needs, and the determinatIon that there IS an adequate Inventory, served to demonstrate that the mmlmum needs had been met They did not establish a maxlmum'and did not freeze the resldenttalland supply If the proposed PAPA sought an exceptIon from a State-wide planmng goal, there would be a greater burden of justificatIon for the expanSion of residential lands The exactmg standards for takmg a Goal 2, Part II exception would apply, the eVidence would have to establish that "Areas which do not reqUire a new exception cannot reasonably accommodate the use" However, pursuant to OAR 660-004-0010(2), such an exception IS not reqUired In this case Determlnmg the extent of the Goal 1 0 land supply IS merely a matter of policy for the localjunsdlctlon In summary, our analYSIS finds that the applIcant's plan amendment proposal meets the reqUirements of State-wIde planmng Goa/1 0, supports applicable adopted polICies, end furthers the objectIVes of nodal - development' Staff's Response Staff concurs WIth the applicant's submIttal The Melro Plan dIagram amendment applicatIon proposes to change the subject site from Campus Industrial to Medium DenSity/Nodal Development Area and amend the Springfield ;:onlng Map from Campus Industrial to Medium DenSity Resldenlial Goal 10 reqUIres that local JUrisdIction adopt a hOUSing study thai contains an Inventory of bUIldable lands, and that the .. hOUSing elements of a comprehenSIve plan should, at a minimUm, Include (1) a companson of the d/stnbutlOn of the eXlstmg population by mcome With the dlstnbutlon of available hOUSing umts by cost, (2) a determinatIon of vacancy rates, both overall and at varying rent ranges and cost levels, (3) a determinatIon of expected hOUSing demand at varying rent ranges and cost levels, (4) allowance for a vanety of densities and types of residences In each commumty, and (5) an Inventory of sound housmg In urban areas Includmg umts capable of being rehabilItated" The Eugene-Springfield Metropolitan ReSIdentIal Lands and HOUSing Study, PolICY Recommendalions Report (1999) contains thIS Informalion and the Metro Plan was amended accordingly Staff concurs WIth the applicant's submIttal, above Staff Will address the follOWing Issues Adequate Supply of BUIldable Land "ProVIde an adequate supply of bUIldable reSidential land WIthin the UGB for the 2a-year planning penod at the tIme of Penodlc ReVIew" Ref "Key PoliCIes", Page 3 of the Report The twenty-year penod ends In 2015 The applicant shows a surplus of MDR land In the Inventory that covers the life of the study ThiS IS further supported by FindIng 4 "There IS suffiCIent bUIldable resIdentIal land Within the UGB to meet the future hOUSing needs of the prOjected populatIon In fac~ the 1992 reSIdential buildable land supply exceeds the 1992-2015 resldentlaj demand m all reSidentIal categones Assuming land ,s consumed evenly over the peflod, by 1999, there w,1l be at least a 20-year supply of resldent/a/land remaining Ins,de the UGB "Ref "Resldenllal Land Supply and Demand", Page 13 of the Report The applicant also states that "OAR. DIVISion 8 does not prohIbIt creating addItIonal reSIdentIal land after a local government has establIshed an adequate supply" The applicant proposes to change approxImately 18 acres from EXHIBIT A - PAGE 39 Campus Industnal to Medium Density ResIdential The dIScussion Justifying the reduction of Clland IS contained In the response to Goal 9 Note - The City has recently Initiated a ResidentIal Lands Study However, until that study has been adopted by the City, the current study showing a surplus a MDR resIdential bUildable land IS sbllln effect Develop Land wIthin the UGB FIrst .. Promote higher reSidentIal densIty mSlde the UGB that utilizes eXlstmg Infrastructure, Improves the efficiency of pUblIc servIces and faclhtles, and conserve rural resource iands outSide the UGB .. Ref "Key PolicIes", Page 3 of the Report Currently, the eXIsting 37 plus acres of MDR zoned and desIgnated land IS one of the largest multiple- famIly sItes In the City The property IS centrally located and can be served by eXIsting public faCilIties Ubllzlng LandscapIng and Architectural DesIgn Standards" Reduce Impacts of higher density residentIal and mIxed use development on surrounding uses by consldenng sIte, landscape and architectural design standards or gUldelmes m local zoning and development regulatrons .. Ref "Key Policies", Page 4 of the Report A major component of the proposed development IS the "water feature" incorporating the eXisting drainage dItch which IS Intended to be relocated ThIs will form a "natural" boundary between the proposed MDR and commercIal development, the majority of whIch will be mixed use The proposed residential development wIll consIst of single family cluster subdivISion, town houses and apartments as well as elderly hOUSIng The SDC contains specific deSIgn standards for these uses The SDC also contains speCific deSign standards for MUC Finally due to the loss of Clland, land proposed to be zoned CC will be condItioned to meet CI andlor MUE deSIgn standards as part of thiS application DenSity _ The applicant states" ThIS strategy supports nodal development and fulfills the reqUirements of Goal 10 by accommodating a quantity of umts that can be reasonably defended given the adopted findmgs, analysIs, and policIes contamed m the RLS "The reSIdential densrty Issue IS addressed In more detail under the response to Goal 12 However, the applicant IS proposing to apply the Nodal Development Area Metro Plan dIagram deSIgnation to propertIes zoned MDR and MUC In order to Implement 'Proposed" Nodal Development Area 7C Transportation policies reqUire a mInimum reSIdential denSity of 12 dwelling Units per net acre (the number of dwelling Units per acre of land In reSIdentIal use, excluding dedIcated streets, parks, SIdewalks, and public facilItIes) SDC Section 16010(2) states the reqUired MDR denSIty IS 10-20 dwelling unlls per net acre Implementing the node WIll guarantee that the mInimum reSIdential denSIty for Marcola Meadows Will be at least 12 dwelling Units per acre It should be stated that the MUC ZOning district allows reSIdential development to occur, however, to date, the applicant has not stated If reSIdentIal development WIll occur In the MUC If the applicant chooses thiS optIon In the future, the same 12 dwelling Unit per acre standard must be met For the record, hOUSing IS not allocated to mIxed use deSIgnated land due to State Administrative Rules Finally, the City has resIdential bUilding permIt Information that demonstrates that multi-famIly developments are currently occurring at 11 67 dwelling Units per acre which IS close to the 12 dwelling unit per acre requirement for Implementation of Nodal Development Area deSIgnations EXHIBIT A - PAGE 40 Housing Density and Housnig MIx Springfield Housing Types and Density Based on BUIlding PermIt Data- July 1999-October 2006 Housing Type Conventlona I SIngle FamIly I Manufacture d Home I Total SIngle FamIlv I I Duplex' I I Tn-Plex Four-Plex Apartment 5+ Total Multi- Family Units ExcludIng Duplexes I Total Units 19 99 200 ' 200 o 1 200 5 200 6 Total DwellIn g Units HOUSIn g Type by% Total Acres Dwelh ng Units Per Acre 200 2 200 3 200 4 524% 2276 30 121 252 230 155 144 116 1257 105% 562 209 9 46 45 31 26 31 27 253 629% 2838 5,32 38 1510 22 I o o o 16 14 18 I 38 138 17 193 80% /309 1 2 31 9 163 625 3D I 13 14 140 6 0 o 4 6 200 6 84 o 6 6 12 140 122 0 3 56 o 30 300 368 12% 125% 125 .941 61 195 1515 359 I 359 698 2401 153% 1512 324 369 219 291% 493 100 00;. 364 1 1167 660 'Duplexes may be bUIlt In both vanous residential zOning dIstricts About 57% of all duplexes are found ID LDR zOning distrIctS Some 36% are found ID MDR zones and 5% In Public Land and Open Space districts (Lane County HouslDg Authority) See also the applicant's response to Goal 9 under ComprehensIve Plan ReSIdential Policies Staff Flndlna. These applicatIons cDmply wIth Goal 10 because they address the "Eugene-Sprmgfield MetrDpolltan ReSidential Lands and HOUSIng Study, Policy RecDmmendatlons Report (1999)" whIch was adopted by DLCD and Incorporated Into the HouslDg Element of the Metro Plan by all three local JUrisdIctIons In 1999 These applications wI/I specIfically add to the supply of bUIldable MDR IDventory and by Implementing the Nodal Development Area Metro Plan deSignatIon In TransPlan PotentIal Nodal Area 7C and reqUiring Master Plan approval pnor to development will guarantee that resIdential development wIll occur at12 dwellmg Units per net acre - CDndlbDn Df Aooroval #8 Submittal of a Master Plan applicatIon that demonstrates that reSidential development Will occur at 12 dwellmg Units per net acre EXffiBIT A - PAGE 41 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 seNIces to seNe as a framework for urban and rural development" Aoollcant's SubmIttal "Goal 11- PublIc FacIltf/es and SeNlces To plan and develop a timely, orderly and efficIent arrangement of public facMles and servIces as a framework for urban and rural development OAR 660-011-0005(7)(a)-(g) Defintf/on of PublIc FacIlities (a) Water (b) Sam/ary Sewer (c) Storm sewer (d) Transportation Pursuant of State-wide plannmg goal 11 , the CIty of Spnngfield has adopted or endorsed the followmg documents . Eugene-Spnngfield Metropolitan Area General Plan. reVIsed 2004 . City of Spnngfield Zonmg Map, May 2006 . Eugene-Spnngfield Metropolitan Area PublIc FacIlitIes and Services Plan, 2001 . CIty of Spnngfield Storm water Management Plan. Review Draft January, 2004 . CIty of Spnngfield Stormwater Management Plan, Major Basms/Sub Basms Map, RevIew Draft, January, 2004 . City of Sprmgfield Conceptual Road Network Map, Updated July, 200S . City of Spnngfield Dnnkmg Water Protection Plan, adopted May, 1999 ResDpnse The Eugene-Spnngfield Metropolitan Area General Plan DIagram and the CIty of Spnngfield ZOning Map shows that the ~bJect site IS mSlde of the City of Spnngfield Urban Growth Boundary State-wide Plannmg Goal 11 ensures that public facilIties and services are proVIded m a timely, orderly, and effiCIent manner ThiS applicatIon proposes to amend the Eugene-Spnngfield Metropolitan Area General Plan Diagram and WIll not affect provISion and arrangement of public facMles and services The followmg findings demonstrate that the eXIsting public facIlities and sefVIces have the capacity to serve future development on the subject sIte and WIll be prOVIded m a timely, orderly. and effiCIent manner Subsequent plannmg actions limIted to the subject sIte (I e Master Plan and SIte Plan applications) m due tIme WIll address the arrangement of public facilItIes and servIces on the subject sIte See ExhIbIts Band 9 for more mformatlon Potable Water ServIce The subject sIte WIll be served by connectmg to eXlstmg Spnngfield Utility Board fSUB} water Imes adjacent to the site There are SIX potentIal water lmes adjacent to the subject Site to have the capacIty to serve future development There are two 12" PVC water Imes along 2r!' street have the capacity to serve development m the southwest portion of the subject sIte There IS an 1 Bn water lme m the RIght-of-Way of 31" street that has the capacity to serve future development CurrenNy, there are two 10" water Imes that can serve future development on the west port~on of the subject sIte One of these water lmes m located approximately 100' north of the center Ime of Bonme Lane and the otherts approxImately 120' south of the center lme of Bonme Lane Addrtlonally. there IS a 16" water Ime on the south Side of Marcola Road approximately 1075 ft west of the mtersection of Marcola Road and 2r!' street that has the ability to serve development m the southem portIon of the subject site The water Imes in Marco/a Road and 31" Street contam suffiCient capacrty to serve the sIte Therefore. thiS key urban service will be proVIded m an orderly and effiCIent manner EXHmlT A - PAGE 42 Samtary Sewer The CIty of Spnngfield provIdes samtary sewer seNlce for lands wilhm the CJty of Spnngfield CIty I1mlts The subject site /s wlthm the CIty of Spnngfield cIty Ilmils and can be served by connecbng to eXlstmg samtary sewer Imes adjacent to the property The subject sile /s located m the North Spnngfield waste water basm and currently has adequate capacIty A 42" concrete mam Ime for the CJty of Spnngfield traverses the lower thmj of the subject sIte that flows east to west and collects all saMary sewer water for the subject sIte wilh some fill reqUired m the north The northeast comer of the project WIll be served by an eXlstmg sewer m 31" Street Currently, thIs mam Ime has the capacity to facllilate the proposed development's samtary sewer needs There are three sewer Imes that connect to the mam trunk Ime on the subject sile, an 8" PVC Ime connects to the mam trunk Ime from the south, approximately 250' west of the mtersectlon of 2ff' street and Pierce Parkway, an 8" PVC Ime runmng north and south along 3151 street connects to the mam trunk Me from the north m the public Right-of-Way for 31st street, an 10" concrete Ime runnmg north and south connects to the mam trunk Ime from the north, approxImately 240' west of the northwest boundary of the subject site Therefore, this key urlJan service WIll be proVIded m an orderly and efficIent manner Transportalion The project area /s currently served by Marcola Road, 211", and 31s1 streets Marcola Road, the southern border of the subject sile, /s fully ,mproved and IS deSignated as a Mmor Artenal 2ff' and 31" streets border the eastern boundary of the subject site The CIty of Spnngfield's Conceptual Road Network Map Identffies 211" and 31'1 streets as the "31" Street Connector" The 211" street portion of the 31" Street Connector 's fully Improved and classified as a Collector street Thirty-First Street IS not fully Improved and also IS clasSified as a Collector street Currently, 31st street IS a two-lane asphalt paved road that d'Jes not have gutters, curlJs, or SIdewalks, although there IS a C,ty of Spnngfield 10' utilIty and Sidewalk easement on the west Side of 31" street to factlltate road Improvements m the future In thIs section of thIS statement addressmg State-wIde Planmng Goal 12 - "TransportatIOn" there are additIonal findmgs regardmg publ1c facJldles and servIces, and those dISCUSSIons are hereby referenced and mcorporated Storm Water Control The subject site IS located m #18 Sub-Basm of the West Spnngfield/"Q" Street Major Basm Storm water facll1tles wtll be deSIgned as a component of subsequent land use approvals to meet City of Spnngfield storm water poltc,es and regulatIOns Prel1mmary storm water plans Will keep the development's storm water runoff rates equal to pre-development peak storm water runoff rates ThiS WIll be achieved through multIple on-sIte detention ponds, b,o-swales, and open-channels !'ee Exhibits 8 and 9 for more mformatlon (;onc/uslon The subject sIte IS mSlde of the Eugene-Spnngfield MetropolItan UrlJan Growth Boundary and CIty of Spnngfield CIty I1mlts ThiS enables publ1c factl,t,es and selVlces to be extended to the sIte m a timely" orderly, and efficIent manner The subject sIte has eXlstmg publ1c facMles and servIces adjacent to the site whIch also have the capacIty to serve future development Therefore, thiS amendment IS m compl1ance With Goal 11 " Staffs ResDonse Staff concurs WIth the applicant's submIttal Goal 11 calls for effiCIent plannmg of public services such as sewers, water, law enforcement, and fire protection The Eugene-Spnngfield Metropolitan Public ServIces and FaCIlities Plan (PFSP), ad revIsed m December 2001, IS a refinement plan of the Metro Plan thai gUides the prOVISion of publiC Infrastructure, Includmg water, sewer, storm water management, and electf/clty The PFSP specifically evaluated the Impact of nodal development and Increased development denSitIes on the potential node sites beIng considered In the Spnngfield area EXHIBIT A - PAGE 43 The PFSP IS supportrve of mlxed-use and nodal development FindIngs In the PFSP conclude that most potenlial nodal development sItes can be provIded wIth key urban servIce usrng eXlsling 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 cltJes for hIgher densitIes, mtill, mIxed uses, and nodal development" (PFSP, pg 12) These applications do not preclude the coordinatIon of services In nodal areas All urban services needed for eXlsling uses and new development are available to the subject srte and other vacant propertIes In thiS area, Including fire and police protectIon, parks, sanrtary and storm sewer, publrc transportatIon, schools, street systems and utilitIes The property IS served by Spnngfield Utrlrty Board for water and electnclty, by Wlllamalane Park and RecreatIon Dlstnct, by School Dlstnct 19, and by the CIty of Spnngfield for maintenance of sewers, streets, alleys, library and development and permIt servIces !>taff FIndInq These applications comply wIth Goal 11 because there are urban level public servIces avaIlable to the subject site GOAL 12 TRANSPORTATION "To prOVIde and encourage a safe, convement and economIc transportatIon system" Aoollcant's SubmIttal "Goal 12/s Implemented through DIVISion 12..oAR 660-012-0000 et seq The goal and dIVISion are Implemented at the local level by the Eugene-Spnngfield Metropolitan Area TransportatIOn Plan (TransPlan) acknowledged for compliance wllh Goal 12 m 2001 Plan amendments and land use regulation amendments are regulated under OAR 660-012-0060, the 'TransportatIOn Pfannmg Rule' If an amendment slgmficantly affects a transportation facility, a local government must provide a form of millgatlon OAR 660-012-0060(1) states 'A plan or land use regulatIon amendment s/gmficantly affects a transportatIon facIlIty If It would (a) Change the functJonal c/ass/ficatJon of an exIsting or planned transportatIon facilIty (exclusive of correctIon of map errors m an adopted plan), (b) Change standards Implementmg a functJonal classificatIon system, Dr (c) As measured at the end of the planning penod Identified m the adopted transportatJon system plan (A) Allow land uses or levels of development that would result m types or levels of travel or access that are mconslstent wIth the functJonal claSSIficatIon of an ex/stJng or planned transportatIon facIlIty, (8) Reduce the performance of an eXlstmg or planned transportation facIlIty below the mmlmum acceptable performance standard IdentIfied m the TSP or comprehenSIve plan, or (C) Worsen the performance of an eXlstmg or planned transportatIon faCIlIty that IS otherwIse projected to perform below the mmlmum acceptable performance standard IdentIfied m the TSP or comprehenSIve plan' OAR 660-012-0060(1) EXHIBIT A - PAGE 44 With regard to OAR 660-012-0060(1)(a) and (b), the proposed Post Acknowledgement Plan Amendment (PAPA) would not change the functional classification of any transportal/on faCIlity, nor would It change the standards for Implementing a functional classificatIOn system With regard to OAR 660-012-0060(1)(c)(A), the PAPA would not allow types or levels of uses which would result In levels of travel or access which are InconsIstent wIth the functIonal classIfication of a transportatIOn facility The policies of the CIty of Spnngfield Development Code and the TransPlan establish the requested plan designation as appropnate to the classification of the streets serving the sIte SpecIfic reqUIrements for access to those streets Will be determined through the Master Plan and Site Plan revIews and approved only upon demonstratIOn of compliance with the provIsions of the acknowledged comprehensive plan and Implementing regulatIons With regard to OAR 660-012-0060(1)(c)(B) and (C), a Traffic Impact AnalysIs (TIA) evaluating the performance of eXisting and planned factlltles as a result of the development proposed by thIS applicatIOn has been performed That TIA IS submItted concurrently wIth thIS wntten statement and the findings of that analysIs are hereby Incorporated by reference TfA SCOOInO When determmmg the effect of a proposed PAPA, the TPR requIres local governments to evaluate Impacts to planned facilities as well as those already eXlstmg Accordmg to OAR 660-012-0660(4)(b)(C), transportatton facilitIes, Improvements or services mcluded In a metropolitan plannmg orgamzatlon's federally-approved, finanCially constramed regIonal transportatIOn system plan must be Included m the analYSIS The Metropolitan Planning CommIttee adopted the Central Lane Metropolitan Plannmg Orgamzatlon Regional TransportatIon Plan on December 9, 2004 The MPO-RTP established a planmng honzon of 2025 ThIS IS the planmng honzon used by the TIA The followmg projects (Tables 16, 17 and 18) are Wlthm the study area of the TfA and are listed In MPO-RTP Table 1a - Fmanclally Constrained CapItal Investment ActIOns Roadway ProJects' Table 16 Profect Category ArterIal CapacIty Improvements Name GeographiC Limits Descflpbon JUrisdiction 42nd Slree. @ Malcola Road Traffic control Improvements Traffic control Improvements Add lanes on ramos Spnngfleld 42nd Street at Highway 126 Eugene-Spnngfield Hlohwav (SR-1261 42nd SVHwy 126 Spnngfield @ Mohawk Boulevard Interchanae OOOT Table 17 Prolect Cate<1orv New Collectors Name GeographiC Limits Description Jurlsdlcbon V Street 31st Street to Marcela New 2 to 3.lane Spnngfie\d collector Table 18 Prolect Cate<1orv Urban Standards Name. Geographic Limits Oescnptlon Jurisdiction 42nd Street Marcela Road to Railroad Tracks Reconstruct to 3 Spnngfield lane urban faCIlity Upgrade 10 2 to Spnngfietd 3-lane urban 'aell/tv 31 st Street Hayden Bridge Road to U Street Estimated Length Number Cost $248,OnO 0 712 $200,000 0 799 $310,000 068 821 Estimated Length Number Cost $2 173 000 0 65 777 Estimated Length Number Cost $2,551,000 1 03 713 $1,300000 085 765 Because the ultimate purpose of the proposed PAPA IS to gam approval of a master planned development, transportation modelmg of post-development tnp generatIon IS based on the street network depicted m the Prellmmary Plan illustratIon In addition to calculatmg the maximum Impact of future EXHIBIT A - PAGE 45 development restncted only by the regulations of the proposed plan deSIgnation, the TlA employed an alternative worst-case scenano based on slipulated development restnctlons The level of development possible under the restnctlons IS far greater than what IS proposed by the Prellmmary Plan illustratIon, but stdl results m fewer vehIcle tnps than the unrestncted worst-case The TIA compared the Impacts of future development under the eX/stmg plan deSignations, under the proposed plan deSIgnations without restnctlons, and under the restncted proposed plan deSIgnatIons The mtegnty of the post-development transportatIon modelmg assumptions can be assured by the condllional approval of the proposed PAPA and mamtamed by subsequent site plan reView and development constramts Traffic Imoact OAR 660-012-0060(1)(c)(B) Though some facilities wlthm the scope of the study are projected to operate below the performance standard m the plan year, none WIll do so as a result of the proposed PAPA Those faCIlitIes projected to operate below the performance standard m the plan year wdl do so regardless of the proposal under reView Therefore, no fac1l1tles are SIgnificantly affected under thiS definitIOn OAR 660-012-0060(1}(c)(C} Within the scope of/he study, one faCilIty that IS otherwise projected to operate below the performance standard In the plan year IS made worse by the proposed PAPA Therefore, thiS faCIlity IS Significantly affected under thIS definition . Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps OAR 660-012-0060(3} permits local govemments to approve a PAPA that slgmficantly affects a faCIlity Without requlnng that mitigations bnng the faCIlity up to the applicable performance standards ThiS IS allowed only where the faCIlity IS currently operating below the performance standard and, despite any planned facdlt/es as defined m SectIon (4) of the TPR, It IS also projected to operate below the performance standard In the plan year Taking mto account the planned facdltles preViously discussed, the TIA demonstrates that these condllions are met for the facdlty listed above OAR 660-012-0060(3} reqUireS transportation Improvements that mitigate the net Impact and aVOId further degradation In the development (opening) year To address Impacts at the eastbound ramps of the Mohawk Blvd @ Eugene-Spnngfield Hwy mtersectlon the T1A proposes the follOWing mltlgalion ~ . Traffic control changes allOWing left-tums form the eastbound ramp center lane With regard to OAR 660-012-0060(1){c){B} and (C) the analYSIS has determined that measured at the end of the planning penod the proposed amendment WIll nelfher reduce the performance of eXisting or planned transporlatlon facllllies below the minimum acceptable performance standards IdentIfied In TransPlan nor worsen the performance of transporlatlOn facilities that are otherwIse projected to perform below the mInimum acceptable performance standard Identified In TransPlan ConclUSIon Pursuant to OAR 660-012-0060(1}, the proposed PAPA SignIficantly affects a transporlatlon facility The TlA proposes to mitigate the degradation of the faCility under the conditIons of OAR 660-012-0060(3) By requmng development to meet the condItions of OAR 660-012-0060(3), the CIty may approve the PAPA In compliance With OAR 660-012-0060 Therefore, the CJty of Springfield can find that the proposed PAPA IS consistent WIth Statewide Planning Goal 12 Staff Res"onse Staff has evaluated the submitted Marcola Meadows Zone Change Traffic Impact AnalYSIS (TIA) prepared by Access Englneenng, dated February 20, 2007, WIth respect to State-Wide Planning Goal 12 per OAR 660-012-D060 and the 1999 Oregon HIghway Plan (OHP) as reqUired by SDC 7 070(3)(a) Staff finds that the assumptIons, methods and data used In the TIA are consistent With recognized profeSSional traffic engineering standards and praclices EXHIBIT A - PAGE 46 Goal 12 encourages development that avoids principal reliance on one mode of transportalJon 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 subject property IS located In proposed TransPlan Node 7C 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 Transportallon Rule IS to<< promote the development of safe, convement 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-Sprlngfield Metro Area's adopted TSP (TransportatIon System Plan) IS the transportation element of the Metro Plan DLCD acknowledged the current TransPlan In 2001 The Metro Plan was also amended al that tIme to mclude the Nodal Development Area land use deSIgnation Both documents Implement Goal 12 and the Transportation Rule In the Eugene-Springfield metropolitan area TIA Review DISCUSSion As discussed In the applicant's submittal above, OAR 660-012-0060 requIres a determinatIon as to whether the proposed amendment would "Slgnrficantly affect" a transportatlon faCIlity The approach taken In the TIA compares traffic generation estImates for development of the subject sIte under "Current" versus "Amended" deslgnatlonlzonlng, assumIng "reasonable worst case" development scenanos The TIA concludes that the worst-case development scenario under the "Amended" deSignatIon/zoning would generate 50% more dally vehIcle tripS and 27% more PM Peak-hour tripS than under the "Current" deSignation/zoning The report then analyzes a development scenario that would be less IntensIve than the "Amended" deotgnatlon/zonlng worst case but substantially more intensive than the "Current" deSIgnation/zoning Based on analYSIS of the" Amended Zoning Capped" scenariO, the applicant concludes that by limiting development to the level assumed In that scenariO, and reqUlrmg mmor mItigation In conformance WIth OAR 660-012-0060(3), the cIty can find the proposed PAPA In compliance With OAR 660-012-0060 The three development scenarios analyzed have assumed land use and trip generation estImates as shown In the follOWIng tables Table 3 Gross Tnps - Current Zonong \ Current Land Use (ITE SIze Un,t ADT PM Peak Hour I ZOning Codel I Rate Trips Rate Trips I 1 I MDR Apartment (220) 7140 Dwelling 622 4441 057 410 Units I Shopping Center 1000 SF I CC (8201 1300 GFA 6195 8054 573 744 I CI Research & 336 Acres 7961 2675 1544 519 I Develooment (7601 I CI BUSiness Park (770) 224 Acres 14791 3313 1682 37'l I I Total ' 18,483 2.050 I EXHIBIT A - PAGE 47 Table 4 Gross Trtps - Amended Zoning Worst Case I Amended land Use (ITE SIze Unrt ACT PM Peak Hour I Zoning Codel Rate Trtps Rate Trtps I MDR Apartment (220) 1094 0 Dwelling 615 6725 057 619 \ Units Improvement Store 1000 SF 1 CC (862) 1710 GFA 2980 5096 245 419 Shopping Center 1000 SF 3500 GFA 4380 15331 409 1431 MUC (820) 500 1000 SF 1565 782 270 135 General Office (710) GFA Total I 27,935 2,604 Table 4C Gross Tnps . Amended Zoning Capped I Amended ' land Use (ITE Code) SIze Unit ACT PM Peak Hour Zonlnq I Rate Trtps Rate TnPs Single-FamIly ResIdential 230 973 2237 099 227 MDR (210) 100 Dwelling 642 642 060 60 Townhouses (230) 400 Units 639 2554,.- 059 238 Apartment (220\ "I CC Improvement Store (862) 1710 1000 SF 2980 5096 245 419 GFA 1000 SF MUC Shopping Center (820) 3500 GFA 4928 12320 431 1146 General Office (710) 500 1000 SF 1565 782 270 135 GFA ~ Total 23,631 2,225 The above development scenanos can be compared with the assumed land uses presented In the submItted "Preliminary Plan illustration' Prellmmary Plan Illustration r Amended land Use (ITE Code) SIze Unit ZOnlnq I Single-FamIly ReSidential 192 MDR (210) 123 Dwelling Townhouses (230) 174 Units Aoartment (220\ CC Improvement Store (862) 1710 1000 SF GFA 1000 SF MUC Shopping Center (820) 2000 GFA General Office (710) 387 1000 SF GFA EXHIBIT A - PAGE 48 ThIs comparison shows that the development scenario represented by the Preliminary Plan illustratIon IS significantly less Intense In both MDR and MUC zones than the Amended Zoning Capped scenariO, and would likewIse achieve Goal 12 compliance Issues !-lmltlnO Develooment In approving a PAPA, the City must ensure that actual transportation Impacts of future development on the property will not exceed the .estlmateg Impacts on whIch a finding of Goal 12 compliance IS based The applicant proposes to set a limit (tnP cap) on the actual number of tripS that may be generated by future development on the site ThIs approach requires a procedure to measure and mOnitor site tnp generation as development takes place over tIme A Trip MOnltonng Plan (TMP) IS often used for thIs purpose Under this approach condItions of approval for a PAPA would be that a trip cap be Imposed on the property, and that a TMP be adopted as part of Master Plan approval to establish how adherence to the trip cap limit would be maintained over time A disadvantage of a TMP approach IS thai It focuses entirely on trip generatIon, and places no direct limit on the type, level Dr schedule of sIte development If and when the sIte trip cap IS reached no more development would be permitted without amending the limit In the present case, It IS more deSirable to acknowledge that the Amended Zonmg scenario would significantly affect transportation facilIties, and accomplish Goal 12 compliance through a combination of the proposed mitigation and "Altering land use deslgnalions, densIties, or deSIgn reqUIrements to reduce demand for automobIle travel and meet travel needs through other modes' per OAR 660-012-0060(2)(c) LimIting deslgnalions and densll1es to those assumed In the Amended ZOning Capped scenariO, or a less Intense scenariO, would be sufficient to demonstrate Goal 12 compliance Future Traffic Analvsls ReoUlrement~ A key feature of the trip generation estimating procedure for variOUS scenarios In the TIA IS accounting for "Internal trips" These are triPS made between different land uses wIthin a development sIte, as opposed to tripS that have off-site origins or destmatlons Obviously, all the on-sIte uses Involved In this exchange of Internal tripS must eXist for thiS concept to have meaning Because the Goal 12 test IS applied at pOint 15 or more years Into the future, assuming full bUild out of the site presents no Issue However, In a phased development there IS a questIon about how to address "Internal tripS' dUring intermediate years Except for the 19 acres proposed to be deSignated and zoned Community CommerCial, the remaIning 80 plus acres wIll be established as a node The Preliminary Plan IllustratIon, whIch will be Incorporated Into a Master Plan for the entire SIte, shows a number of pedestrian/bike connections from the proposed reSidential portion In the north to the commerCIal portion In the south One way to address the "Internal trip' Issue IS to condition the Master Plan phaSing to reqUIre a certain percentage of the reSidential portion of the site to be developed WIth a SimIlar percentage of the commerCial Finally, there are additIonal transportation related Issues that will be speCIfically addressed In the reqUired Master Plan, but will be conditioned as part of these applications because approval of the Master Plan requires consIstency between the Metro Plan deSIgnation and the zOning The applicant has stated that construction of the home Improvement center will be Phase 1 of the proposed Marcola Meadows development Therefore, In addll10n to the resolution of the mternal triP Issue and t'le trIp cap discussed above, staff Will reqUIre the follOWing conditIons of approval as part of the Master Plan Phase 1 development ConstructIon of the entire collector street from Marcola Road to V Street, and Construcl1on of the Internal streets m the MUC and CC porlions of the site Staff Flndlnq As conditIoned, these applications comply WIth Goal 12 because the applicant's traffic Impacts analYSIS demonstrales that the proposed PAPA would SIgnificantly affect a transportation faCIlity, and as conditioned, degradatIon of the affected faCIlity would be mitigated per OAR 660-012-0060(3) EXHIBIT A - PAGE 49 Condlllon of Aooroval #9 Submittal of preliminary design plans with the Master Plan application addressIng the proposed mitIgation of Impacts discussed In the TIA The plans shall show the proposed traffic control changes allowIng left- turns from the eastbound ramp center lane al the eastbound ramps of the Mohawk Boulevard/Eugene- Springfield HIghway intersectIon The Intent of thIs condItion IS to have the applicant demonstrate to ODOT that the proposed mItIgatIon IS feaSIble from an engIneering perspectIve and wIll be constructed on a schedule that IS acceptable to ODOT PrOVided that construction of the proposed mItIgation IS determined to be feaSible, then dunng Master Plan review and approval a condition shall be applied reqUiring the mItigation to be accomplished prior to the temporary occupancy of any uses In Phase 1 of the development ~ondlllon of Aooroval #10, SubmIttal of a Masler Plan applicatIon that Incorporates a "Development PhasIng Plan" The Intent of this plan IS to address the "Internal triP" Issue by reqUiring a certain percentage of the residential portIon of the site to be developed WIth a simIlar percentage of the commercIal The speCIfic percentages wIll be made part of the approved Master Plan The Intent of thIs conditIon IS 10 also ensure that the proposed land uses In Table 4C do not exceed the indIVidual caps for these uses Condlllon of Aooroval #11 Submittal of a Master Plan application that shows the entIre length of the collector street from Marcola Road to V Street being constaJcted as part of Phase 1 CondItIon of Aooroval #12 Submittal of a Master Plan applicatIon that shows the construction of all streets serving the CC and MUC portIons of the subject sIte being constructed as part of Phase 1 CondItIon of Aoorova' #13 Submittal of a Master Plan applicallon that shows proposed connectIvity between the residentIal and commercial development areas St~ff Fmdlno As condItioned, these applicatIons comply WIth Goal 12 because the applicant's traffic Impacts analySIS demonstrates that the proposed PAPA would SIgnificantly affect a transportation faCIlity, and as condItioned, degradatIon of the affected faCIlity would be mitIgated per OAR 660-012-0060(3) 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 pnne/ples," AoolIcant's Submittal "Resoonse The purpose of thiS Metro Plan DIagram Amendment (PAPA) appilcat/on IS to re-deslgnate land on the subject site to 1) expand the amount of land deSIgnated for MedIUm Density ReSIdential, 2) re-deslgnate th8 land currently deSIgnated for Campus Industnal to Light MedIum Industnal and MIxed-Use Commercial, 3) and re-des/gnated the Community CommercIal land on the subject sIte to MIxed-Use CommercIal EXHIBIT A - PAGE 50 The Metro Plan IS an acknowledged plan by the Oregon Department of Land ConservatJon and Development Therefore, the Metro Plan IS currenYy consistent with the provIsions of State-wide Planning Goal 13 The City of Spnngfield adopted the Metro Plan (Ordmance No 6087) on May 17, 2004 ThiS applicatIOn does not amend any component of the Metro Plan that IS related to Goal 13 as adopted by Spnngfield Cily council on May 17, 2004 Therefore, thiS PAPA appllcatJon IS consistent With the Metro Plan and State-wide Plannmg Goal 13 . Staffs Resoonse Staff concurs With the applIcant's submIttal The Energy Goal IS a general planmng goal and proVIdes lIttle gUIdance for site specific comprehensive plan diagram changes The area m whIch the subject site IS located IS Idenlified In the TransPlan as having potentIal for nodal development (see the Goal 12 dIscussIon) Development of the subject site With commercial uses has the potential to reduce automobile tripS both In duration and frequency by providIng commercIal servIces In close prOXimity to the proposed reSidential areas In the north of Ihe subject SIte, other eXIsting nearby reSidential development and eXisting and future Industrial development to the east By reducing the frequency, number and duratIon of automobile tripS the proposal will conserve energy Nodal development of the type proposed here will also conserve energy by promoting Infill development and IntensIfication of land use Within the UGB Locating commercIal uses In nodal areas rather than In a typIcal linear fashion WIll also help conserve energy Finally, the development of the subject sIte WIll be subject to buildmg codes Inlended to maXImIze energy effiCiency Staff Fmdmq These applicatIons comply WIth Goal 13 because ImplementatIon of NodakDevelopment Area 7C WIll help conserve energy Goal 14 URBANIZATION "To provIde for an orderly and effiCient transition from rural to urban land use" AoolIcant's SubmIttal. "ReSDonse All of the parcels affected by thiS application are currently wlthm the Urban Growth Boundary and were annexed mto the City of Spnngfield The annexatIOn was made m compliance With an acknowledged comprehenSIVe plan and Implementmg ordinances, and established the availability of urban faCIlities and services Therefore the amendment IS consistent With State-wide Planning Goal 14 Staffs Resoonse Staff concurs With the applicant's submittal Goal 14 reqUires Cities to estimate future growth and needs for land and then plan and zone enough land to meelthose needs There are three studIes that address thIS Issue 1 The Eugene-Springfield Metropolitan ReSidential Lands and HOUSing Study, Policy RecommendatIOns Report (1999), 2 The Springfield CommerCial Lands StUdy (February 2000) Indicated that there IS a general shortage of commerCial land for future development, and 3 The Metropolitan Industrial Lands Inventory Report (1992) Goal 14 also encourages compact forms of development WIthin Urban Growth Soundanes, EXHIBIT A - PAGE 51 These applications apply to land wIthin the CIty lImIts and within the City'S Urban Growth Boundary Future development approval Will increase and Intensify land use wIthIn the City limIts This alleViates pressure to urbanize rural lands The subject sIte IS also fully served by urban services and will capitalIZe on public expenditures made for thiS purpose The proposed amendments address the studies listed above in responses to Goals 9 and 10 and the availabIlity of public facIlities and seTVIces In Goal 11 Staff Flndln'l These applications comply with Goal 14 because the City has adopted resldenbal, commercIal and industnalland Inventones and the subject site IS located withIn Spnngfield's Urban Growth Boundary GOAL 15 WILLAMETTE RIVER GREENWAY OAR 660-015~005 "To protect, conserve, enhance and mamtam the natural, scemc, hlstoncal, agncultural, economIc and recreational quaM/es of lands along the WllIamette RIVer as the WI//amette River Greenway" AoolIcant's Subm.ttal ReSDonse "The subject site IS not Within the Willamette River Greenway Therefore, thiS goal /s not relevant and the amendment Will not affect compliance with Goal 15 . Staffs Response Staff concurs With the applicant's response Staffs Flndino Goal 15 IS not applicable to these applications because the subject sIte IS not located on or near the Wlllamette River Goals 16 through 19 _ Estuanne Resources, Coastal Shorelands, Beaches and Dunes, and Ocean Resources Aonhcantls Submltta'_ "ReSDonse There are no coastal, ocean, estuanne, or beach and dune resources related to the property or Involved In the amendment Therefore, these goals are not relevant and the amendment wI/I not affect complIance with Goals 16 through 1 9 . Staffs Response Staff concurs With the applicant's response Staffs Flnd.no Goals 16 - 19 do not apply In Spnngfield because they pertaIn to coastal areas Staffs Response and Fmdmo As conditioned, these appllcabons comply With the applicable State-Wide Planning Goals as discussed above EXHIBIT A - PAGE 52 I SDC Seellon 7070(3) "(b) Adoption of the amendment must not make the Metro Plan mternally inconsIstent" AOllhcant's SubmIttal "Growth Management Metro Plan, Policy 1 'The UGB and sequential development shall contmue to be Implemented as an essential means to achIeve compact urban growth The provIsion of all urban services shall be concentrated mSlde the UGB ' ReSDonse The two parcels affacted by this application are currently wlthm the Spnngfield portIon of the Metropolitan Urban Growth Boundary and have been mcorporated mto the City of Spnngfleld The annexallon was made m compliance WIth an acknowledged comprehensive plan and Implementing ordmances, and established the availability of urban faCIlities and setVlces As such, the subject srle IS provldmg for compact urban growth and has the essential setVlces available for development As defined m the glossary of the Metro Plan, compact urban growth IS defined as 'The fillmg m of vacant and underutlllzed lands m the UGB, as well as redevelopment inSide the UGB' The PAPA wIll allow compacl urban growth to occur on lands that are currently wrlhm the UGB and underuttilzed for an urban area The development of Ihe SIte will proVide needed commercial employment opportunities and alsa-provlde medIum denSity residential development Metro Plan, Policy 24 'To accomplish the Fundamental Prmclple of compact urban growth addressed m the text and on the Metro Plan Diagram, overall metropolitan-Wide denSity of new residential construction, but necessanly each project, shall average approximately SIX dwellmg Units per gross acre over the plannmg penod ' ReSDonse The proposed development seeks to achieve a denSity for all reSIdentially deSIgnated and zoned lend of approximately twe/ve dwellmg unrls per net acre The future development of the site, therefore, will help the region achieve ItS goal of compact urban development Metro Plan, ObjectIVe B 'Encourage development of SUitable vacant, underdeveloped, and redevelopable land where services are available, thus cap,tallzmg on public expenditures already made for these services,' ReSDonse. The subject site IS currently underdeveloped With access to readily available public facilities and setVIces Approval of thiS proposal Will capitalize on the publiC setV/ces and expenditures already made and planned for m the Immediate area In short, the underdeveloped subject site IS SUitable for residential and commercial uses fspeclfically the proposed mIxed reSIdential and commercial area) and has access to public facllltil"s and setVlces Metro Plan Specific Elemeni$ A ReSidential Land Use and Housmg Element ReSDonse With the adoption of the Eugene-Spnngfield Metropolrlan Area General Plan 2004 Update (effective February 2006) the subject site's reSidentially deSignated land was removed from the mventory of land deSignated for low-denSity reSidential uses and was deSignated for medlUm-denslty reSidential uSeS (An application concurrent With thiS application proposes to "fix" the boundary of the reSidentially deSIgnated EXHIBIT A - PAGE 53 land) Therefore, the current MDR, Medium Density Residential zone IS In compliance with the current Metro Plan designation Metro Plan, Policy A 8 'ReqUire development to pay the cos~ as determmed by the local Junsdlctlon, of extendmg publIc servIces and mfrastructure The cItIes shall examme ways to provide SubSIdies or mcentlVes for provldmg mfrastructure that support affordable housmg and/or hIgher densIty housmg , The applicant shall conform With City of Spnngfield reqUirements for paYing the falf cost of extendmg public selVlces and mfrastructure A vanety of housmg types are proposed as part of the Prellmmary Plan illustration mcludmg small lot smgle-family detached, townhomes, apartments, senior cottages and a congregate care fac1l1ty Metro Plan, PolIcy A 10 'Promote hIgher residentIal denSIty mSlde the UGB that utilizes eXlstmg mfrastructure, Improves the effiCIency of publiC servIces and faCilitIes, and conserves rural resource lands outSIde the UGB ' Metro Plan, PolIcy A 11 'Generally locate higher denSity reSidential development near employment or commercIal servIce, In proximity to major transportation systems or wlthm transportatJon-effic/ent nodes' Metro Plan, PolIcy A 12 "Coordmate higher denSity reSidential development With the provIsIon of adequate mfrastructure and serviCes, open space, and other urban amemtJes Metro Plan, PolIcy A 13 'Increase overall reSidential denSity..., the metropolitan area by creatmg more opportumtles for effectively designed m-fill, redevelopmen~ and mIxed use while consldermg Impacts of mcreased reSidential denSity on hlstonc, eXlstmg and future neighborhoods' The proposed Prellmmary Plan illustration development Will promote higher denSity development by mcreasmg the total supply of medIUm denSity deSignated and zoned land wlthm the metropolitan area The applIcant IS proposing to develop the reSIdential portIon of the site under the Spnngfield standards for nodal development, WIth a minimum net denSity of 12 Units per acre In additIon, the portion that IS proposed as smgle-family development IS proposed under the standards for cluster development With notably smaller lot sizes and common open space proVided The mix of smgle-famlly small lot development and multi-family development IS located near 'PotentJal Nodal Development Area 7C' (TransPlan) and the applicant IS proposing to develop a mix of commercial uses that shall mclude employment and commercial opportunities for future reSidents of the proposed development and eXlstm2 reSidents of the metropolttan area The proposed development IS located at the mtersectlon of North 28 Street and Marcola Road approximately one-quarter mile east of the Marcola Road/North 19'h Street mtersectlon WIth Highway 126, as such thiS proposed development IS m close proxlmlly to major transportation routes and IS deSigned to be a walkable community that promotes a combmatlon of higher densities and employment and commercial opportunitIes The proposed Prellmmary Plan illustration development effectIVely mtegrates the higher denSity development With the eX/stmg neighborhoods m several ways Most Importantly the lowest denSity development, smgle-family detached lots, IS located adjacent to the reSidential neighborhoods to the west and north The h,qher density hou.mg (apartments, cottages and congregate care) IS located along the east Side of the subject Site, and mternally north of the proposed commercial and mdustnal properties The proposed development Will minimiZe the disturbance to eXisting development whJle achieVing the city's and regions need for higher density, mixed-use development Metro Plan, PolIcy A 17 'PrOVIde opportumtJes for a full range of chOIce m housmg type, denSIty, Size, cost, and location' EXHIBIT A - PAGE 54 The applicant's proposed Prelimmary Plan illustration Includes a vanety of housmg types mcludmg smaJ/- lot smgle-famlly development, townhomes, apartments, semor cottages and congregate care The density of development IS proposed wlthm the desired ranges for medium densJly residential and mcludes more than 20% of common open space for use by the reSidents of the development The location of the housmg IS central to the proposed nodal development area 7C (TransPlan) and shall proVide a vanety of employment and commercial opportumtles for the eXisting reSidents of the area and future reSidents of the development ' Metro Plan, Polley A 20 'Encourage home ownership of all housmg types, particularly for low- mcome households' The applicant's proposed development Will mclude a vanety of home ownership options on small smgle- family lots and townhome lots The size of the lots and the options for home ownership Will mcrease the supply of affordable ownership housmg m the region Metro Plan, PoliCY A 22 'Expand opportumtles for a mix of uses m newly developmg areas and eXlstmg neighborhoods through local zomng and development regulations' The proposed Prelimmary Plan illustration mcreases the mix of uses by provldmg reSidential, commercial (mam street, neighborhood retail, profeSSional office) and mdustnal opportumtles, while also mfillmg m an area of more tYPical suburban development The mcreased commercial and employment opportumtles Will benefit the eXlstmg reSidents and future reSidents of the development site B Economic Element Resoonse A detal/ed analYSIS of Economic Element poliCies IS contamed In the applicant's response State-Wide Pfanmng Goal 9 - "Economic Development" Those responses are hereby mcorporated by reference - F Transportation Element ResDonse The project area IS curren fly served by Marcola Road, 28'h, and 31" streets Marcola Road, the southern border of the subject Site, IS fully Improved and IS deSignated as a Mmor Artenal 28'" and 31" streets border the eastern boundary of the subject site The City of Spnngfield's Conceptual Road Network Map Identifies 28'" and 31'1 streets as the "31" Street Connector" The 2ath street portIOn of the 31" Street Connector IS fully Improved and claSSified as a Collector street Thirty-First Street IS not fully Improved and IS claSSified as a Collector street Currently, 31" street IS a two-lane asphalt paved road that does not have gutters, curbs, or Sidewalks There IS a City of Spnngfield 10' Utility and Sidewalk easement on the west Side of 31" street to faCilitate road Improvements In the future Additional mformatlon In thiS statement's response to State-Wide Plannmg Goal 12 - "Transportation" IS hereby referenced and mcorporated Metro Plan, Policy F 1 'Apply the nodal development strategy m areas selected by each JunsdlctJOn that have Identified potential for thiS type of transportatIOn-efficient land use pattern . ReSDonse The subject site IS Identmed m TransPlan as "Potential Nodal Development Area" 7C The applicant seeks to develop the maJonty of the site under tne nodal standards as detailed m the Spnngfield Development Code The applicant's proposed development Will mclude reSidential, Industnal and commerCial development creatmg a mix of uses that complements the nodal standards Metro Plan, Polley F 13. 'Support transportation strategies that enhance neighborhood livability , Metro Plan, PoliCY F 14 Address the mobility and safety needs of motonsts, transit users, bicyclists, pedestnans, and the needs of emergency vehicles when plannmg and constructmg roadway system Improvements EXHIBIT A - PAGE 55 Metro Plan, Policy F 26 Provide for a pedestnan environment that IS well Integrated wIth adjacent land uses and IS designed to enhance the safety, comfort, and convenience of walking ReSDonse The propssed development shall be selVed by the eXisting streets (Marcola Road, North 2~h Street, North 31 Street) end future streets including a collector and local streets It will be easy to get around, and to do so on foot All streets will have wide sidewalks, any of them setback from vehicle traffic The entITe community will be connected WIth all-weather multi-use off street pathways It will be convenient, and safe, to wall from one Village to the next Metro Plan, PoliCY F 36 'Require that new development pay for ItS capacity Impact on the transportation system ReSDonse Based on the Traffic Impact AnalYSIS, the PAPA Will not have a capacity Impact upon the transportation system Please see Attachment 1, TIA for more information A detailed analYSIS of the PAPA's consistency WIth the State Transportation Planning Rule, OAR DIVISion 12, 660-012-0000 et seq, (TPR) IS contained In the applicant's response State-wide Planning Goal 12 - "TransportatIOn' Those responses are hereby Incorporated by reference WIth regard to the Transportation Element of the Metro Plan, the City can find that the proposed PAPA WIll not make the Metro Plan Intemally inconsIstent G PubliC Fa~'lltles and Se/Vlces Element Metro Plan, PoliCY G 1 'Extend the mInimum level and full range of key urban faCilitIes and se/Vlces In an orderly and effiCIent manner consistent With the growth management poliCies In Chapter 11-8, relevant poliCIes In thiS chapter. and other Metro Plan policies' Resoonse The two parcels affected by thiS application are currently WIthin the Urban Growth Boundary and were annexed Into the City of Spnngfield The ennexatlon was made In compliance With an acknowledged comprehenSIVe plan and Implementing ordinances, and established the availability of urban faCilitIes and selVlces A detailed analYSIS of the avaIlability of those services IS contained m the applicant's response State-wide Planning Goal 11 - "Public FaCilities and Services' Those responses are hereby mcorporated by reference Metro Plan, Policy G 5 'ConSider wellhead protection areas and surface water supplIes when planning stormwater facIlities' Resoonse A stormwater management plan shall be created dunng the master plan process SpeCIal emphaSIS WIll be placed upon the wellhead protection area and surface water supplies when planning stormwater faCIlities See ExhibIts 8 and 9 for more mformatlon H Parks and RecreatIon Element ResDQ.nse The changes proposed by thiS appltcatlon w>ll have no Impact on any recreatIon area, faclltty or opportUnity that has been Inventoned end deSignated by the Metro Plan or any relevant fac1l1ty plan regarding the City'S recreational needs The recreatIonal needs of the community are adequately met by the eXlstmg and planned facIMles enumerated m the Willamalane 2D-year Park and Recreation ComprehenSIve Plan, 2004 and other associated documents A detaIled analYSIS of the subject sIte In relation to the vanous parks and recreation system studies, mventones, refinement plans, and faCilitIes plans IS contamed m the appltcant's response State-wide Plannmg Goal 8 - 'Recreation' Those responses are hereby mcorporated by reference With regard to the Parks and Recreation Element of the Metro Plan, the City can find that the proposed PAPA Will not make the Metro Plan Internally InconSistent . EXHIBIT A - PAGE 56 I Hlstonc PreservatIon Element Resoonse The changes proposed by thIs application will have no Impact on any hlstonc resource that has been Inventoned and deSignated by the Metro Plan or any relevant faclltly plan or Inventol}' regarding the CIty'S hlstonc resources With regard to the Hlstonc PreselVatlon Element of the Metro Plan, the City can find that the proposed PAPA WIll not make the Metro Plan Internally inconsistent J Energy Element Metro Plan, Goal 1 MaXImIZe the conselVatlon and effiCient ultilzatlon of all types of energy Resoonse The proposed PAPA and subsequent development of the site Will encourage conselVallon and effiCIent ultilzatlon of energy by a concentration of employment, selVlces and resIdences on the Site, and enabling transit selVlces to the sIte Metro Plan, Pollcy J 3 'Land allocatIOn and development patterns shall perrmt the hIghest possIble current and future utlllzatlon of solar energy for space heatmg and coolmg, m balance wIth the reqUIrements of other p/annmg pollCles, and' ReSDonse The applicant shall deSign future development according the standards of the Spnngfield Development Code Includes all slandards relevant to solar onentatlon Metro Plan, PoliCY J B 'CommercIal, resIdential, and rQr.reatlonal land uses shall be mtegrated to the greatest extent possIble, balanced WIth all planmng polICIes to reduce travel dIstances, optImIze reuse of waste heat, and optImIze potentIal on-sIte energy generatIon' ReSDonse The requested approval of the PAPA proposed herein, "approved, Will enable the subsequent zone changes and development of a master planned mixed use development that shall provide employment, selVlces and resIdential opportumtles (see Prellmmal}' Plan illustratIOn ) The proposed development enVISions a senes of eight (8) Villages that Include main street retail, neIghborhood retail, general retail and reSidential uses (Single-family detached, townhomes, apartments, semor cottages and congregale care) Workers and reSidents Will have the opllon to oblaln dmmg, shoppmg, and other commercial amenities less than a mde from the subject sIte consIstent WIth Policy J 8's mandate to balance all planning poliCies to reduce travel distance EXIsting reSIdential neighborhoods are adjacent to the subject site The presence of schools and the Willamalane Park to the north proVides prOXimity to recreatIonal land uses Because the amendments facdltate development of an Integrated master planned mixed-use . development WIth a mIx of commercIal, resIdential and adjacent Industnal zoning near recreational land uses (all Within reasonable walkmg distance, which allows mIXIng of uses and reduces travel dlstancas) It IS consistent With thIS poliCY (see Prelimlnal}' Plan illustration for more information) K C,tIzen Involvement Element Metro Plan, Goal 'Contmue to devf'/6p, mamtam, and refine programs and procedures that maxImIze the opportumty for meanmgful, ongomg CItIzen mvolvement m the commumty's plannmg and plannmg Implementation processes consistent WIth mandatory stateWIde plannmg standards' Response As noted In applicant's findings regarding State-WIde Plannmg Goal 1 , CItizen Involvement, the CtIy's acknowledged program for citIZen Involvement proVIdes citIzens the opportunlfy to review and make recommendatIOns m wntten and oral testImony on the proposed PAPA, consIstent with Goal 1 The actIon proposed IS consIstent WIth and does not amend the cItIzen mvo/vement element of the Metro Plan EXHIBIT A - PAGE 57 Aspects of the Metro Plan that have not been discussed within this application will be dealt With dunng future development proposals including site review and conditional use permit' Staff s Resoonse Staff concurs WIth the applicant's submittal concerning applicable Metro Plan policIes There are two dISCUSSion tOpiCS In thiS response 1) The Citing of addItional Metro Plan text, and 2) Whether the PAPA makes the Metro Plan internally InconsIstent The "Internally InconSIstent" dISCUSSion was raIsed In the applicant's response to Goal 9, above, but IS more appropnately dIscussed under thIS cntenon 1 Addllional Metro Plan Text "B 23 ProVide for limited mixing of office, commercIal, and industnal uses under procedures whIch clearly define the conditions under which such uses shall be penn/tted and whIch (a) preserve the SUitability of the affected areas for their primary uses, (b) assure compatibilIty, and (c) consIder the potential for Increased traffic congestion" These appllcatlons address "Marcola Meadows", west of 28"'/31" Streets The TransPlan PotentIal Nodal Development Areas Map shows proposed Node 7C Includes areas east of 28'"/31" Streets The southern portion of thiS area IS zoned and deSignated Light-Medium Industnal ThiS area is almost fully developed The northern pOrtiOn of thiS area IS zoned and deSignated Low DenSIty Resldentml ThIs area IS fully developed The pOint IS that the "greater area" of Proposed Nodal Development Area 7C WIll comply With ' Policy B 23 by provIding "for IImrted mIxing of commerCIal and Industnal uses while preserving the area for Industrial uses" --- The definition of nodal development area IS provided m the Metro Plan "Nodal Development Area (Node) 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, pedestnan fnendly land use pattern that seeks to mcrease concentrations of populatJon and employment In well defined areas WIth good transit service, a mix of diverse and compatible land uses, and publtc and pnvate Improvements deSigned to be pedestnan ans! transIt onented Fundamental charactenstlcs of nodal development requIre . DeSign elements that support pedestnan environments and encourage trans.t use and bicycling, . A transit stop whIch IS wlthm walking distance (generally within ~ mile) of anywhere m the node, . Mixed uses so that servIces are avaIlable WIthin walking dIstance, . PubliC spaces, such as parks, publIC and pnvate open space, publiC faCilitIes, that can be reached Without driVing, and . A mix of housmg types and res,dent,al denSities that achieve an overall net denSity of at least 12 dwetImg Units per net acre" Approval of appllcallons wIll allow the area to realize the nodal development potentIal Identified In TransPlan (7C) consistent With tre definitiOn of Nodal development Cited above Transportalion Issues are more fully addressed under the Goal 12 drsCUSSIOn The applicant has also submltled a Preliminary Plan IllustratIon, an example of what the reqUired Master Plan application, which IS a COndllion of approval of these applIcatIons, may look like The TransportatIon Element of the Metro Plan supports the applicant's proposal The compact development configurallon proposed by the applicant wIll reduce dependence On the automobile, shorten tnp lengths, reduce trip frequency, shorten trIp duratIon, and lower systems costs The proposal WIll limIT air pollulion and urban sprawl The proposed apphcalions are consistent With the Growth Management PrinCiples of the Plan that encourage compact growth and carnes out the Intent of the Transportalion Element EXHIBIT A - PAGE 58 2 Whether the PAPA makes the Metro Plan Internally InconSistent The purpose of the Metro Plan's economic element IS to Implement State-wlde Planning Goal 9" to diversIfy and Improve the economy of the state In order to grow the region's economy It IS essenlial that the supply of land m each zomng deslgnalion mclude not only Sites sufficient m size to accommodate the needs of the commercial or mdustnal operations (mcludmg expansion), but also mcluries sites which are attractive from the standpomt of esthelics, transportalion costs, labor costs, proximity to markets, and anticipated growth of local markets. " The applicant has addressed the follOWing EconomIC Element PoliCies In the response to Goal 9, above "S 6 Increase the amount of undeveloped land zoned for /Jght mdustnal and commercial uses correlating the effectJve supply m tenns of SUItability and availability with the proJectJons of demand m "S 12 Discourage future Metropolitan Area General Plan Amendments that would change development-ready mdustnallands (sites defined as short-tenn 10 the Metropolitan Industnal Lands SpeCial Study, 1991) to non-mriustnal rieslgnatlons .. In the response to Goal 9, the applicant has demonstrated that the SCLS shows a shortage of commercial land and the MILlR shows a surplus of industrial land In Springfield Under PoliCY B 6, the supply of commercial land does not correlate with demand A real life example IS the actual 'commerclal" demand In the Gateway CI DIstrict as shown on the applicant's Table 7 (see Goal 9) ThiS .-'\hle lists all of the eXisting bUSinesses In that diStrIct In a diStrICt that reqUIres 60 percent of the acreage to be dedIcated to light IndustrIal uses, there IS currently only one such use, Shorewood Packaging, whIch was constructed In 1997 SInce that tIme no light industrial use has gone Into the Gateway CI Dlslrict There has been no CI development applications ever submitted for the subject site Redeslgnatlon and rezoning were Identified as methods to Increase the supply of commercial land In the SCLS Any rezoning essentially reduces other land use inventories, especIally the CI District Approval of these applicatIons Will exchange an Industrial development ready site for a predominantly commerCial development ready site In light of any more up-to-date commerclal!lndustnalland stUdies, One must use the eXIsting studIes which were adopted wtth 20 year hOrizons In order to comply With the Metro Plan and ultimately Goal 9 (see the CIBL diSCUSSion under Goal 9) These applications Will add a total of 34 acres of Community CommerCial and Mixed Use CommerCial to the commercial land Inventory and facllllate the prOVISion of commerCial services to reSidents of the area and employees of current and future industrial development east of 281"/31" Streets that compnse Proposed Nodal Development Area 7C Under Policy B 12, staff contends the 'dlscourage" language does not contain an outright prohIbition on changing developmenl ready IndustrIal sttes to non-Induslrial (commercial and reSidentIal) deSIgnations It IS Important to keep In mind that when making deCISions based on the Metro Plan, not all of the goals and poliCies can be met to the same degree In every Instance, some of the goals, objectives and poliCies conflict Therefore, use of the Policy B 6 suggests correlating the supply of land zoned for Industrial and commerCial uses WIth demand Given the surplus of Induslrially zoned land and the defiCit of commerCIal land there IS not a correlatIon between eXisting supply and demand for the two categories The 'correlatlon pOlicy" conflICts WIth Policy B 12 which dIscourages rezOning development ready Industrial parcels to other deSignations GIVen the defiCit of commercial lands In the City, staff contends the policy of COrrelating eXisting supply With demand IS more Important than the policy of not converting development ready light medium industrial slles to other uses The reqUirement of thIS cnterlon that adoption of these proposed applicatIons not make the Metro plan Internally inconsistent does not mean that every goal, obJectIve, finding and policy of the Metro Plan must support these appllcalions Because of recognized conflIcts 10 the Metro Plan, the proper Inquiry IS whether on balance the most relevant of the Plan poliCies support the Metro Plan Diagram Amendment The applicant submItted find lOgs the vanous Metra Plan poliCIes Cited above and 10 response to Goal 9 EXHIBIT A - PAGE 59 whIch are beneficIal to the Planning CommIssIon and CIty Council In weighing the relevant portIons of the Metro Plan as they perform the reqUIred balanCing The Planning CommIssIon and the CIty CounCIl should determine If the applicant and staff demonstrate that In order to comply wIth Statewide Planning Goal 9, Metro Plan poliCIes and adopted land inventories that Campus Industrial land should be converted to commercial and reSIdential and that condItions that applied dUring the Home Depot revIew process In 2001 have changed Staff contends these Issues have been addressed In thIs staff report and recommends approval of these applications, wIth condlllons In making theIr deCISIons, the Planning CommIssIon and the CIty Council should consIder the Impact of pIece-meal converSions on the future avaIlabilIty of developable Industrial land, regardless of current trends GIven thIS sltuallon and the reqUirement that the CIty maintain an adequate supply of commercial land as well as Industrial land, the Planning Commission and CIty Council must make a chOIce The baSIS of thIS chOIce IS - Will approval of these applications be In the best Interests of Springfield's CItIZens Staffs FIndInll The text of the Metro Plan, specifically the poliCies, supports thiS cnterlon In much the same way that these applications were found to be consistent With the applicable State-WIde Planning Goals (espeCially Goals 9 and 12) The Metro Plan polICIes cannot eXist Without acknowledgement and acknowledgment cannot eXIst WIthout findings of Goal consIstency I X SPRINGFIELD .2';QNING MAP AMENDMENT CRITERA.AND FINDINGS SDC Article 12 deSCribes the criteria to be used In approving a Springfield ZOOlng Map amendment SDC Section 12030(3) lists "Zoning Map amendmenrcntena of approval (a) Consistency With apphcable Metro Plan policies and the Metro Plan dIagram, (b) Consistency WIth appltcable Refinement Plans, Plan D/stnct maps, Conceptual Development Plans and functional plans, and (c) The property is presently prOVIded With adequate publiC facilities, seNlces and transportation networks to support the use, or these faCilities, seNlces and transportal/on networks are planned to be prOVided concurrently With the development of the property (d) Leglslal/ve Zoning Map amendments that Involve a Metro Plan Diagram amendment shall 1 Meet the approval cntena speCIfied In Article 7 of thiS Code, and Z Comply With Oregon AdmmlstratJve Rule (OAR) 660-012- 0060, where appltcable" I SDC SectIOn 12 030(3)(a)" Consistency With applicable Metro Plan pOliCies and the Metro Plan diagram, " AoolIcant's SubmIttal "ReSDonSft. The adopted Metro Plan 'Land Use DIagram' (2004 update) shows three land use deSignations on the subject site Campus Industnal, CommerCial and Medium DenSity ReSidentIal [see Attachment 2] A Metro Plan diagram amendment changmg the land use deSignatIons IS under concurrent review WIth thiS zOning map amendment applicatIOn If the concurrent amendment to the Metro Plan diagram changmg the a/locatIon of land use deslgnallOns for the property IS approved, the proposed Zonmg Map Amendment Will be consistent With and Implement the Metro Plan 'Land Use DIagram' Note The applicant Cited the same Metro Plan poliCies In the response to thIS Criterion that were used In addreSSing SDC 7 070(3)(b) Therefore, those CItations are not lIsted again In the applicant's response to thIS cntenon EXHIBIT A - PAGE 60 Staff's ResDonse and FlndlnQ The applicant has cIted "consIstency wIth Metro Plan poliCies and the Metro Plan dIagram" In the response to SDC SectIon 7 070(3)(b). above Staff found that the applicant complied wIth that cnlenon and therefore, complies with cntenon 12 030(3)(a) I SDC Section 12 030(3)(b) "Consistency wIth applIcable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans, and" Aoollcant's SubmIttal "ReSDonse A Conceptual Development Plan (COP), previously created for the 56 acres of eXisting Campus Industnal (CI) zoning on the subject SIte per SDC 21020, was approved by the CIty of Spnngfield In 1999 (file number 98-02-47) SDC 21 020 states that 'A Master Plan shall comply With any apptlcable approved Conceptual Development Plan or upon approval of a Master Plan or Site Plan for the entlfe CI DIstrict, the Master Plan or Site ptan may supplant and take precedence over an approved Conceptual Development Plan' ThIS proposed zone change. If approved, shall remove the CI zOning from the subject site and a forthcoming Master Plan appl1catlon [see Attachment - Preliminary Plan Illustration] for the entire subject sIte (including all land Within the prevIously adopted COP) consistent With these amendments shall be submitted to the City, as such. the previously approved COP will be supplanted by the forthcoming Master Plan per SDC 37 010 et seq As such a finding of consistency with the conditions of the previously adopted COP (98-02-47) IS not applicable to thiS proposal" Staff s Resoonse The subjecl site IS not WIthin an adopted refinement plan or plan dlstnct The applicant cites the 1999 Conceptual Development Plan for the CI porlion of the property Staff concurs wllh the applicant's submittal concerning that plan There are no other plans specIfic to thIS property Staffs Fmdma These applicatIons comply WIth SDC Sechon 12 030(3)(b) because there are no applicable refinement plans or plan dlstncts thai currently apply, and upon approval of these appllcahons, the current Conceptual Development Plan will no longer apply However, there Will be a Masler Plan that applies to Ihe entire sublect site that IS a condition of these applIcatIons Section 12 030(3)(c) "The property IS presently prOVided With adequate public facIIllles. 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 " Aoohcant's Submittal "Re.po"~e The diSCUSSion of compliance With StatewIde Planning Goal 11 - 'Public Facll,t.es end Services, ' and Goal 12 - TransportatJon' In the findings regarding the Statewide Planning Goals [see the applicant's response to SDC 7 070(3)(a) that] are Incorporated herem by reference With the findmgs established and referenced herem. the proposal complies With thiS cntenon Staffs Resoonse' Staff concurs With the applicant's statement Cntenon (cl IS also addressed In staffs response to Goals 11 and 12, under cntenon 7070(3)(a) EXHIBIT A - PAGE 61 Staff's Flndlna The applicant has shown that the subject site can be served by urban services In the response to SDC SectIon 7 070(3)(a), above Staff found that the apphcant complied wIth that cntenon and therefore, complies wIth cntenon 12 030(3)(c) SectIon 12 030(3)(d) "LegIslative Zoning Map amendments that Involve a Metro Plan DIagram amendment shall 1 Meet the approval cntena specIfied In ArtJcle 7 of thIS Code, and 2. Comply wIth Oregon AdministratIve Rule (OAR) 660-012-0060, where applIcable" Staff's Resoonse and Flndlna These applications comply With SDC SectIon 12 030(3)(d) because thIS cntenon IS addressed In staffs response to SDC Section 7 070(3) used In approvIng a Type II Metro Plan amendment, and the response to State-wIde Planning Goal 12 In SDC SectIon 7 030(3)(a) In partIcular 11C1 CONCLUSION,. RECOMMENDATlqJII. OF STAFF AND RECAP OF .GQNgl.TIONS The Metro Plan's economic element beginS WIth a background diSCUSSion of the" a) a dechne In the lumber and wood products Industry as a source of employment, (b) lImited Increase In employment In other manufactunng actiVItIes, (c) dIversIfication of the non-manufacturing segments of the local economy, prImanly In trade, services, finance, Insurance, and real estate, and (d) the development of thIS metropolItan area as a regional trade and service center serving . southern and eastern Oregon" The Special Light Industnal/Campus Industnal deSignation was adopted to assist In the diversification of the metro area's economy In the translllon after the wood products Industry decline Staffs diSCUSSIon In Goal 9 details the hIstory of thiS deSIgnation and zoning dlstnct However, change has rapIdly occurred In the "hIgh-tech" Industry, so that the SONY sIte where musIc CDs were produced for about 5 years has closed due to "new technologIes" and has been replaced With a medIcal research faCIlity The "Pierce" property has been "shovel ready" for-over 30 years and has not been developed Has the demand for the hght Industnal manufactunng uses onglnally Intended for the CI dlstnct disappeared? The applicant's Table 7 shows that there IS only one manufacturing facilIty In the Gateway CI, Spnngfield's other CI DIstrict If these applications are approved, there will stili be over 100 acres of CI zoned and deSignated vacant land In the Gateway CI Dlstnct Approval of these applicatIOns will Implement TransPlan Nodal Development area 7C, resulting In a master planned commercial/resIdential mIxed use development for the entIre site In the Executive Summary, staff stated there were two primary Goals 9 and 10 that needed to be addressed Staff contends that, as condlboned, these applicatIons addressed both Goals and all other applicable cntena of approval However, In making their deCISions, the Planning Commission and the CIty CouncIl should conSIder 1) Lacking an updated commercIal and IndustrIal land study, will the CIty be better served by converting Campus Industnalland to Commercial and Multi-family ReSidential, and 2) Will Spnngfield's CItiZenS, especially the ne'ghbors, be assured that a ~quallly" d.evelopment WIll be constructed over tIme> Re-cao of ConditIons of Aooroval CondItIon of Aooroval #1 The submIttal and approval of a Master Plan application pnor to any development an the subject sIte EXHIBIT A - PAGE 62 Note The applicant has stated the Intent to submit a Master Plan appllcalfon Rather than reqUire a separate Memorandum of Understanding or sImilar document at this time, staff IS highlighting potential Issues as part of these applications that must be addressed dunng the Master Plan approval process The Metro Plan diagram and Zoning Map amendment applicatIons are concurrent SDC SectIon 12040 gives the CIty authority to add conditions" as may be reasonably necessary m order to allow the Zonmg Map amendment to be granted." The Master Plan applicatIon process wIll reqUire a public hearing and approval by the Planning CommIssIon This note applies to all of the addItional condrtlons of approval that relate to the reqUIred Master Plan application Condition of Aooroval #2 SubmIttal of documentatIon from the Department of State Lands and/or the Army Corps of Engineers WIth the Master Plan application demonstrating the eXisting drainage ditch IS not a regulated watercourse/ wetland, and If necessary, submIttal of a wetland delineation for other wetlands that may be on the subject sIte ConditIon of Aooroval #3 SubmIttal of a Master plan applicatIon that Incorporates the relocatIon of the eXIsting drainage dItch and conversion to a major water feature that will be an Integral part of the proposed development area The constructIon of the entire water feature must be completed as part of the Phase 1 development' . The applicant has stated that Phase 1 will Include the home Improvement center ThiS means that thiS and all other conditIons referencing "Phase 1" must be Incorporated Into proposed Master Plan Phase 1 development Condition of Aooroval #4 Submittal of a Master Plan application that addresses compliance WIth the DrinkIng Water Overlay District standards In SDC Article 17 and how these regulations will be applied for each proposed phase ConditIon of Aooroval #5 SubmIttal of a Master Plan application that addresses the relatIonship of the proposed development to Wlllamalane's future park on the north side of the EWES Slke Path and an explanation of any coordlnallon efforts With Wlllamalane concerning the timIng and development of the future park Condition of Aooroval #6 Submittal of a Masler Plan application that addresses coordinatIon wllh EWEB to determine If any easements are reqUired In order to cross the EWES BIke Path to access the future park CondItion of Aooroval #7 SubmIttal of a Master Plan application that shows the proposed home Improvement center bUilding deSign SImilar to the ex/sting bUilding In Scottsdale, Arizona or a budding deSign that compiles With the current bUilding deSIgn standard. In SDC ArtIcle 21 Condition of Aooroval #8 Submittal of a Master Plan application that demonstrates that reSidential development will occur at 12 dwelling Units per net acre EXHIBIT A - PAGE 63 ~onditlon of Aooroval #!! Submlftal of preliminary desIgn plans wIth the Master Plan application addressing the proposed mitIgation of Impacts dIscussed In the TIA The plans shall show the proposed traffic control changes allowIng left- turns from the eastbound ramp center lane at the eastbound ramps of the Mohawk Boulevard/Eugene- Springfield Highway intersection The mtent of this condition IS to have the applicant demonstrate to ODOT that the proposed mItIgation IS feasible from an engIneering perspective and wIll be constructed on a schedule that IS acceptable to ODOT Provided that construction of the proposed mltlgallon IS determined to be feasIble, then dUring Master Plan revIew and approval a conditIon shall be applied reqUiring the mItIgation to be accomplished prior to the temporary occupancy of any uses In Phase 1 of the development Condlllon of Aooroval #10 Submittal of a Master Plan application that Incorporates a "Development PhasIng Plan" The Intent of this plan IS to address the "Internal trip" Issue by reqUiring a certaIn percentage of the resIdential portion of the site to be developed With a simIlar percentage of the commercIal The specific percentages wIll be made part of the approved Master Plan The Intent of this condlllon IS to also ensure that the proposed land uses In Table 4C do not exceed the indIvIdual caps for these uses CondItion of Aooroval #11 Submittal of a Master Plan applicatIon that shows the enl1re length of the collector street from Marcola Road to V Street being constructed as part of Phase 1 CondItIOn of Aooroval #12. SubmIttal of a Master Plan applicatIon that shows the construcl1on of all streets serving the CC and MUC portIons of the subject site being constructed as part of Phase 1 Condlllon of Aooroval #13 Submittal of a Master Plan applicatIon that shows proposed connectivIty between the residentIal and commercIal development areas ConclUSion and R.ecommendatlon As condll1oned, staff has demonstrated that the proposed applications comply With the applicable criteria of approval listed In SDC SectIons 7 030 and 12 03.0 Staff recommends the Planmng Commission Approve the attached Order and forward the proposed applIcations, as may be amended, to the CIty CouncIl WIth a recommendation for adoptIon EXHIBIT A - PAGE 64 EXHIBIT B K & D ENGINEERING, Ine, Engmeers . Planners' Surveyors Legal description For ''Marcola Meadows" Comp Plan and Zone Change , 1 wo (2) Parcels ofland located ill Spllngfield, Olegoll that roe mOle partICularly descnbed as follows Pal cell Beg~nnlng at a pOLnt on the North margJn of Marcola Road, sa~d po~nt be1ng North 89 57' 3011 East 2611 60 feet and North 00 071 00" West 45 00 feet from the SouthweElt corner of the Fel~x Scott Jr D L C No 51 ~n Townsh~p 17 South, Range 3 West of the Willamette Mer1.dJ.an: thence along t.he North marglD of Marcela Road South 89 571 3011 West 1419 22 feeL to the Southeast corner of Parcell of Land Part1t1on Plat No 94- P0191, thenc:e leav~ng the North marg1n of Marcola Road and runnlng along the 'Cast boundary of sald parcell and the Northerly cxtenslon thereof North 00 021 00" West 516 00 feet to a point on Lhe South boundary of NICOLE PARK as platted and recorded ~n F~le 74, Slides 30-33 of the Lane County Oregon plat Rccords, Lhence along the south boundary of sa~d NICOLE PARK North 89 571 3011 e:ast 99 62 feet to the southeast corner of 6a~d NICOLE PARK, thence along the East boundary of sa~d NICOLE PARK North 00 021 00" Went 259 02 feet to the Northeast corner of saJd NICOLE PARK, thence along the Nm.th boundary of said NICOLE PARlC South 89 sa roo" West 6 10 feet to the Southed.st corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and recorded 2n Book 46, page 20 of the Lane County oregon l?lat Records, thence along the Easl boundary of sa1d LOCH LaMOND 'lERRACE rIRST ADDITION North 00 07' OO~ West 112 aa feet to the Southwest corner of AUSTIN PARK SOUTH as platted and recorded 1n ~~le 74, S11des 132-134 of the Lane County Plat Records, thence along the South boundary of sa1d AOSTIN PARK South North 09' 58' 00- East 26Q 00 feet to the southeast corner of ~u~d AUSTIN PARK south thence along Lhe Eaat boundary of sd:ld AUSTIN PARK South North 00 021 0011 West 909 69 feet to the Northeast corner of sa~d Auet1n Park South, sa1d pO:lnt belng on the South boundary of LhaL certa1n tract of land dcscr1bed :In a deed recorded July 31, 1941, Ln Book 359, Page '85 of the Lane County Oregon Deed Records, thence along the South boundary of scud last def:>cr~bed tract North 79 411 5411 Cust 1083 15 feet t.o the :lntel::'aect:lon of the South IJ..ne of the last descrJ.bed tract and the East l1.ne,of that certaJ.n tract of land conveyed to R H Plerce and ElJ.zabeth C pierce and recorded 1n Book 238, Page 464 of the Lane County oregon Deed Records, thence along the East l~ne of Ba~d last descrJbed tract South 00 021 00" Bast 1991 28 feet to the po~nt of beg~nnlng, all ~n Lane County, Oregon Page 1 of 2 276 N W HIckory Street. PO Box 72S. Albany, OR 97321' (~41) 928,2583. fox (54t) 967-3458 K & D ENGINEERING, Inc Engllleers . Planners. Surveyors Pal eel 2 Beg~nn~n9 at a pOlnt ~n the center of CounLy Road No 753, 3170 24 teet South and 1319 9 feet East or the Northwe~t corner of the Felix Scott Donatlon land Cla~m No B2, ~n Townshlp 11 south, Range ~ West of the willamette Merldlon. and belng 066 feet South of Lhe SoutheasL ~orner of tract of land conveyed by The Travelers Insurance Company to R D Kercher by deed recorded in Book 109. page 268. Lane county oregon Deed Recorda, thence West l310 feeL to a pOlnt 15 links East at Lhe West Ilne of the Fel~x Scott Donatlon Land Clalm No 82. Notlflcatlon No 3255, 1D Township lJ South, Range 2 West of the Wlllamette Mer1dian, and runnlng Lhence South parallel wlth and 15 l~nks d~Btant from said Weal l~ne of sa1d Donat1on Land Cla~m a distance of 2304 76 feet to a p01nt lS l~nks East of tne Southwest corner of sa~d Donat1pn Land CIa 1m, thence East follow1ng along the cenLer line of County Road No 278 a d1stance of 1310 feet to a p01nt 1n the center of sa1d County Road No 278 due south of the place of beg~n1ng, thence North following the center l~ne of sa1d County Road No 753 to the p01nt of beg1nn1ng, all ~n Lane ~ountYj Oregon, EXCEPr the rLght of way of the tugene-wend11ng Branch of the Southern PdC1[1C Railroad, ALSO EXCEPT thaL porL2on descr1bed ~n deed to rhe C1ty of Eugene, recorded 1n Book 359, Page 285, I,ane county Oregon Deed RecordfJ, ALSO EXCEPT beginn1ng at a p01nt Wh1ch 28 1589 17 feet South and 1327 33 feet East of the SouLhwesL corner of Sect~on 19, Townsh~p l? South, Range 2 West, W1llamette Mer1d~an, Ldne County, Oregon, Dald point also be~ng Opposlte and 20 feet Easterly from Stat~on 39+59 43 P 0 S T , sa~d SLaL~on being ~n the center l1ne of the old route of County Road No 142-5 {formerly (J753) I thencE" South 0 111 West 183 75 feet Lo the 2nterBecLlon wlth the Northerly Ra11road Rlght or Way 110e, thence South 84 45' West 11.7 33 feet, thence SouLh 79 301 West 48 37 feet to Lhe lntersect20n of sald Ral1road Rlght of Way 11ne wlth the Southerly R1ght of Way 11ne of the relocated sa~d County Road No 742-5, thence along the arc or a 316 40 foot rad1us curve lett (the chord of WhlCh bears North 39 031 3511 EasL :761 83 feet) a d1stal1Ce of 269 94 feet to the place of beglnning, in Lane County, Oregoo, AIJSO EXCEPT that portlon descr1bed ~n deed to Lane County recorded October 19, 1955, RecepLLon No 68852, I.,ane County Oregon Deed Recorda, ALSO EXCEPT thaL port1on described In deed Lo Lane County recorded January 20, 1986, Receptlon No 8602211, Lane County Off~c~al R~cordB, ALSO EXCEPT that portion described ~n Lhat Deed La Nillamalane Park and Recreat10n Distrlct recorded December 4, 1992, Recept20n No 9268749, and Corre~t1on Deed recorded February 9, 1993, RecepLion No 9308469, Lane County OfflC1al Records, AL~O EXCEPT that port2on deBcrlbed 10 Exhiblt A of Lhat Deed Lo the C1ty of Sprlngf2eld, recorded September 22, 1993, Rcceptlon No 9360016, Lane County Offlc~al Records nLSO EXCEPT Marcola Road Slldes 897, 898 and 899, Indubtn.al Park, Lane County Plat an platted and recorded In F11e Records, Lane County, Oregon 75, Page 2 of2 276 N W HICkolY Street. PO Box n5. Albany, OR 9732l' (541) 928-2583' Fax (541) 967,3458 -~ -I . . EXHIBIT C L~ ~....~~. , , --+-~ !- " -.- " I, IF - '1 ~ ,..-~- ,- /. \ , / , I \' " ~ ~ ~) z o ~ I Leaend Plan Dlstnct Boundanes ~ Nodal Development Area _ Commercial Low DenSity Residential _ Major Retail Centers MedIum Density Residential _ Heavy Industnal Light Medium Industrial fm Campus IndustnaJ l1li Parks and Open Space Miscellaneous Boundartes ;.uu~ Spnngfietd ~.........: City LImits ,-- -""1 Existing L __ Parcels r--a SUbject u......iI Site Jobt ... """" """'" R..... '''' """'"' AN .. The Villages at MarcoJa Meadows Proposed Metro Plan Diaqram o 250 500 ,........iIIIII..".'_.oIl....'..::.11 1,000 I Feet ~ J: 0; SATRE ::j ,'cl"\)ClML ".. 1 Inch equals 500 feet