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Home My WebLink AboutCorrespondence CST 5/29/2007 - SATRE AS"OCIATES Satre Associates, P C 132 East Broadway SUite 536 Eugene, Oregon 97401 Phone 541 465 4721 Fax 541 465 4722 I 800 662 7094 www satrepc com ~ May 29, 2007 ]~ @ ~ 0 III ~ --, MAY 2 9 07 J Mayor Sid Lelken City Council C/o Gary Karp, Planner III City of Spr10gfield 225 Fifth Street SprIngfield, Oregon 97477 By Re The Villages at Marcola Meadows Metro Plan Amendment (LRP 2006-00027) Zone Change (ZON 2006-00054) Dear Mayor and Counctlors, Please accept thiS letter for the record regarding the above City files Goal 9, Adopted Plans and Fmdmgs The adequacy ofland 1OventOrIes must be demonstrated by adopted and acknowledged studies and plans Having provided adequate inventOrIes of each type of land meet10g Goal 9 and Goal 10 needs, local authorIl1es should stnve to ma1Ota1O these 1OventOrIes 10 an economically sustainable eqUlhbrIum Once adequacy IS estabhshed, a local JUrIsdictIOn may adjust those 1OventOrIes as long as an adequate supply IS ma1Ota1Oed In dehberatlng such adjustments, the approving authOrIty may conSider additional eVidence However, findings must be based solely on adopted and acknowledged studies and plans The SCLS IS an adopted economic opportumty analYSIS acknowledged as meetmg the reqUirements of DIVISion 9 It IS the most recent analYSIS even though It addresses SprIngfield only and was not mcorporated Into the most recent Metro Plan update PrIor to It, the most recent commercial land study was adopted In 1992, but that study dealt only With Eugene's portIOn of the metropohtan area The last metro- Wide commercial land economic opportumty analYSIS Incorporated Into a Metro Plan update and regardmg the SprIngfield portion of the metro area came sometune before 1987 Because the standard planning perIod for these studies IS 20 years, any conclUSIOns drawn from thiS prevIOus study would be Invahd OAR 660-009-0010(4)(a) reqUires consistency With the most recent economiC opportuml1es analYSIS and the comprehensIve plan It anl1clpates the ineVitable sltual10n when an economic opportumtIes analYSIS has been completed as a perIodiC review task, but ItS recommendatIOns and pohcles have not yet been Incorporated 1Oto the comprehenSive plan The most recent commerCial lands study to be Incorporated Into the Metro Plan focused only on the Eugene area of the UGB (the 1992 Eugene study) Though many general economic goals, fmdlngs and pohcles In the Metro Plan are currently relevant to Springfield, many of them have been superseded by those 10 the SCLS Planners, Landscape ArchItects and EnVironmental SpeCIalists CIty of Spnngfield, Attn Mayor LeIken and CouncIlors The Villages at Marcola Meadows Plan Amendment and Zone Change (CIty FIles LRP 2006-00027 and ZON 2006-00054) Mav 29. 2007 Page 2 The Sprmgfield Natural Resources Study Report IS another document provld1Og 1OformatlOn relevant to Goal 9 find10gs Adopted and acknowledged 1Oventory updates may be used as a basIs for approv1Og a PAP A An 1Oventory that IS acknowledged to meet the reqUirements of Goal 9 IS relevant to subsequent decIsIOns even If that 1Oventory was conducted for a non-Goal 9 study The SNRS presents updated, adopted and acknowledged 1Oventones of commerCial and 10dustnalland The follow1Og tables present data taken only from adopted and acknowledged land 1Oventones They show the PAPA meets the reqUirements of Goal 9 and OAR DIvIsion 9 by ma1Ota101Og an adequate supply of 10dustnal land, add10g to the relaltvely small 1Oventory of medIUm density resldenltal land, and reduc10g the projected deficIt of commercial land r ') land Supply by Most Recent Acknowledged Type-SpecIfic Study ~ l'-- Acres S 0 General Use UBG PlanYr Inventory PAPAl!. Total I!.% Source = 0'> Med Density Res Metro 2015 239 19 258 8% Metro Plan ~ "'" CommerCial Springfield 2015 -158 37 -121 23% SCLS @ ~ Industnal (high est) Metro 2010 2,954 -56 2,898 -2% MILPR ~ Industnal (lowest) Metro 2010 2,432 -56 2,376 -2% MILPT ~ Note that the commercral supply percentage change represents a reduction of the defiCIt (='==: :>, m land Supply by Most Recent Acknowledged Post-Study Inventory Acres General Use UBG Plan Yr Inventory PAPAl!. Total I!.% Source Med Density Res Metro 2015 239 19 258 8% Metro Plan CommerCial Springfield 2015 -172 37 -135 22% SNRS Industnal (high est) Metro 2010 2,122 -56 2,066 -3% SNRS Industrial (lowest) Metro 2010 1,600 -56 1,544 -4% SNRS Note that the commercial supply percentage change represents a reduction of the defiCit The applicant proposes the follow1Og alternatIve find10g regard10g StateWIde Plann10g Goal 9 (Reference page 6-40 of the May 7, 2007, Spr10gfield CIty CounCil AIS) F1Od1Og This applicatIOn complies WIth Goal 9 by address10g the most current adopted and acknowledged land studies The proposed PAPA shIfts land from the 10dustnal mventory to the commerCial and reSidentIal 1Oventones The proposal ma1Ota1Os an adequate supply of 10dustnalland based on the most recent 10dustnal lands study and on cumulaltve adopted and acknowledged actIOns s10ce that study was completed The change to commercIal deslgnalton IS jusltfied by the documented shortage of commercIal land The change to resldenltal designatIOn IS jusltfied by the demonstrated Imbalance, analyzed 10 economic terms, between a plenltful 10dustnalland supply and a relatively small residentIal land supply OJ :==>.= } '< IruiJ s:: (5V J> -< ~ IruiJ "'" = 0 E5 -.J IruiJ L . J CIty of Spnngfield, Attn Mayor Lelken and CouncIlors The Villages at Marcola Meadows Plan Amendment and Zone Change (CIty FlIes LRP 2006-00027 and ZON 2006-00054) Mav 29. 2007 Page 3 Compare the Proposed Master Plan to the EXlstmg Conceptual Development Plan We urge the Council to compare the proposed master plan before them with the conceptual development plan currently approved for a portIOn of the site Under current destgnatlOn, ZOnIng, and CDP, nearly half of the site could be fully developed With only subdIvIsion and sIte plan revIew ThIs IS a rare opportunIty for the City to approve a comprehensIve and detailed master plan for a 100-acre development Compare thIs to the level of control and detaIl In the eXIstIng CDP applYIng to only 56 of the 100 acres The Importance of Developmg to Nodal Development Standards ImplementatIOn of the Nodal Development Area overlay deSIgnatIOn IS an essential element of TransPlan and the City'S efforts to meet State goals for transportatIOn demand management In May 200 I, the LCDC approved the Eugene-Sprmgfield Alternative Plan and Performance Measurers that mandated the ImplementatIOn of a nodal development strategy As part of that strategy, SprIngfield IS to apply nodal development Metro Plan deSIgnatIOns and zonIng diStrICtS This project WIll help the City meet ItS oblIgatIOn The ChOIce Between CI and Nodal Development The Sprmgfield Nodes Market AnalYSIS pOInts out that CI development does not lend Itself to VIable nodal development The Nodal Area overlay IS a mismatch With the CI deSIgnatIOn Future development IS very unlIkely to accomplIsh both sets goals The benefits of undetermIned future development under the eXistIng CDP must be weIghed agaInst benefits of the proposed Nodal and mixed-use Master Plan before you "Jasper-Natron . IndustrIal uses may be IncompatIble WIth nodal development" Sprmgfield Nodes Market AnalYSIS, page VI "Industnal development IS usually not compatIble WIth nodal development because It IS typically land-IntenSive (low denSIty) and needs to be segregated from other uses because of nOIse and emISSions Industnalland supply IS relevant to a dISCUSSIOn of regional land supply conditIOns because Industnalland IS frequently re-zoned for other uses The Eugene-Spnngfield area had about 2,500 acres of land In 1997 zoned for Industnal uses, while demand was estImated to total 400-700 acres through 2020 ' This surplus of IndustrIal land, the potentIal shortage of resIdentIal land, and apparent shortage of commerCIal land In Spnngfield suggests that some IndustrIal land In the regIOn mIght get re-zoned for other uses" -, Industnalland supply and demand estimated by ECONorthwest, West Eugene Parkway Induslrlal Lands AnalYSIS, 1997 We note that several thmgs have changed regardmg mdustnal supply m the last five years (e g , land consumplton by development, mcreasmg environmental ( . .~ ~ r-: 8 "> = ~ ~ IN @ ~ ::0 ~ ~S >, III CIty of Spnngfield, Attn Mayor Lelken and CouncIlors The VIllages at Marcola Meadows Plan Amendment and Zone Change (CIty Ftles LRP 2006-00027 and ZON 2006-00054) Mav 29. 2007 Page 4 constramts) Moreover, at the state level there IS Increasing concern that though the amount of mdustnalland mIght be adequate m some aggregate, long-run, planmng sense, the short-run supply of development-ready parcels, especIally large ones, may be constramed That, however, IS not a concern for thiS study on nodal development" Sprmgfield Nodes Market AnalYSIS, page 3-13 Will We Lose Family-Wage Jobs? The City can rely on the remammg Gateway CI mventory and other mdustnal and commercIal lands currently sUItable for development untIl the lI8-acre future supply ofCI land m Jasper-Natron IS available The tangible benefits of the proposed development outweigh the nsks As the adage goes, "A bird m the hand IS worth two m the bush" Please remember, the site was available before Gateway, but was and contmues to be passed over for CI development Ehmmatmg 56 acres of CI designatIOn does not erase opportumlIes for the hlgh- paymg, traded sector employers m Spnngfield We pomt agam to the DLCD report to the Governor regardmg conversIOn of mdustrIallands It observed that the effort to preserve pnme mdustnalland IS pnmanly focused on high-Impact mdustrles With exactmg or umque site reqUIrements The new-tech Jobs that CI was mtended to attract mcreasmgly rely on commercial support and are becommg more hke commercial uses - they can easIly locate m commercially zoned areas Factones producmg Widgets are dlsappearmg, mformatlOn services are takmg their place Impact on Mohawk Redevelopment The proXimity of as many as 730 new households m Marcola Meadows Will mcrease the mcome base wlthm the Mohawk service area, and undoubtedly mcrease busmess It Will be ImpOSSible for the commercial development m Marcola Meadows to absorb all the busmess these new reSidences Will generate As often happens m nearby commerCial dlStnCtS, It IS much more hkely the two areas Will develop (and redevelop) together, than for one to be left behmd What About School Overcrowdmg? Matenals drawn from the 2006 Facilities AdVISOry Report and previously submitted mto the record mclude analyses of all Spnngfield schools mcludmg Yolanda Elementary and Bnggs Middle School These matenals demonstrate that school faclhtles m the system are underused The report contams recommendalIons for dealmg With these SituatIOns mcludmg the near-term additIOn of classrooms at Yolanda A key school capacity Issue IS the shift of student populatIOn from west Spnngfield to the east Several faclhtles m the west are under-capacity, but at the same time are stili needed and require repair or replacement It can be difficult to JUStify updatmg a faclhty that IS underutlhzed or Will be m the future The Maple school IS the best example Enrollment IS down, but the school reqUIres replacement nonetheless Sumlar sltualIons are faced at Spnngfield Middle School and Brattam Elementary CIty of Spnngfield, Attn Mayor LeIken and CouncIlors Page 5 The VIllages at Marcola Meadows Plan Amendment and Zone Change (CIty FIles LRP 2006-00027 and ZON 2006-00054) Mav 29. 2007 An mcrease m attendance m west and central Spnngfield will help Justify capItal expendItures m such schools as Maple, Bnggs and Yolanda In advance, thank your of your consIderatIOn of these matenals Smcerely, 'R. Liha.,vcL ~, 5 a:tY'€V RIchard M Satre, AICP, ASLA, CSI PresIdent Satre ASSOCiates, P C ~[H~[EDW[E~ ill MAY 2 9 07 J) By