HomeMy WebLinkAboutMiscellaneous APPLICANT 3/17/2007
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SATRE ASSOCIATES, P.c.
Planners, Landscape ArchItects and EnvIronmental Speclahsts
132 East Broadway, SUIte 536, Eugene, Oregon 97401
(541)465-4721 . Fax(541)465-4722 . 1-800-662-7094
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SATRE
ASSOCIATES
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MAR 11 07
Re~l~al h"cli",,:r-'
By tioal "1- u,rr~poYJv I
March 17, 2007
THE VILLAGES AT MARCOLA MEADOWS
REVISED GOAL 9 FINDINGS: METROPOLITAN PLAN AMENDMENT
LPR 2006-00027
Goal 9 - Economic Development: To provIde adequale opporlunzlles throughoul the slate for a
varzety of economIC actzvltles vital to the health, welfare, and prosperzty of Oregon's citIzens
ResDonse
StatewIde Planmng Goal 9 - Economy of the State, reqUIres commumtIes to mventory, plan, and
zone enough commercIal and Industnal land to support the dIversIficatIon and Improvement of
the economy Pursuant to this, the City ofSpnngfield has adopted the followmg documents
Eugene-Sprzngfield Metropohtan Area General Plan (Metro Plan), ReVised 2004
Sprzngfield CommercIal Lands Study, February 2000
Metropohlan Industrzal Lands Speczal Study
MetJop071tan Industrzal Lands Inventory Report, July 1993
Metropohtan Industrzal Lands Pohcy Report, July 1993
Also relevant to tlus dISCUSSIOn are studIes regardmg other stateWIde planmng goals These other
documents mclude
Sprzngfield Nalural Resource Study Reporl, October 2005
Eugene-Sprzngfield Resldentzal Lands Study, 1999
The Metropohtan IndustrIal Lands SpecIal Study (MILSS) commenced In 1989 and produced
two documents, the Metropohtan Industrzal Lands Inventory Report (MILlR) and the
Metropohtan IndustJlal Lands Pohcy Reporl (MILPR) In 1995, the Sprzngfield Commelczal
Lands Study (SCLS) was ImtIated The CIty of Spnngfield adopted the study m 2000 and the
Oregon Department of Land ConservatIOn and Development (DLCD) acknowledged the SCLS
as a penodlc reView task The study looked only at lands wIthin Spnngfield's urban gTOwth
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 commemallands
Because the proposed amendment would shIft land from Industnal to CommercIal and
ResIdential, the two addItIOnal documents listed above are relevant FmdIngs of the Eugene-
Sprmgfield Residential Lands Study were mcorporated Into the Metro Plan along WIth other
pen odIC revIew amendments In the 2004 Update The Sprmgfield Natural Resource Study
Report (SNRS) updated Inventones of ResIdential, CommercIal, and Industnal lands, and was
acknowledged by the DLCD m December 2006
Oregon AdmIUlstratlve Rule (OAR) 660-009-000 et seq (DIVISIOn 9) establishes the
applicabIlity of Goal 9 rules to Post Acknowledgement Plan Amendments (PAPA), and speCIfies
certalli procedures and reqUIrements for local governments to follow In the adoptIOn or
amendment o~all plan or land use regulatIOns pertalUlng to Goal 9 In OAR-660-009-0010(4)
the rule dIscusses procedures relevant to thIS application and states
NotwLthstandmg paragraph(2),[660-009-001O(2)], a JUrISdictIOn which changes Lts plan
deSignatIOns of lands m excess of two acres to or jiom commerCial or mdustnal use,
pUlsuant to OAR 660-DlvlslOn 18 (a post acknowledgement plan amendment), must
address all appiLcable plannmg requll ements, and
(a) Demonstrale that the proposed amendment IS consistent WLth Ihe parts of ItS
acknowledged comprehenSive plan which address Ihe I equlremenls of thiS diVISIOn,
or
(b) Amend Lts comprehenSive plan to explam the proposed amendment, pursuant 10 OAR
660-009-0015 through 660-009-0025, or
(c) Adopl a combmallOn oflhe above, conslslent With the reqUlremenls of this diVISIOn
The plan deSIgnatIOn changes anticIpated by the proposed PAPA WIll remove 56 0 acres of
Campus Industnal deSIgnatIOn In ItS stead, the supply ofland WIth CommercIal deSIgnatIOn WIll
Increase 370 acres and the remammg 190 acres WIll receIve a MedIUm DenSIty ReSIdential
deSIgnatIOn AddItionally, 260 'acres of the CommercIal land will also have a Nodal
Development Area overlay deSIgnatIOn See Exlublts 3 and 4 and Table 1 of the complete
wntten statement for more Information The followmg facts WIll demonstrate that the proposed
amendment IS consIstent WIth the most recent economIc opportumtles analYSIS and WIth the
sectIOns of the acknowledged Metro Plan wluch address the reqUIrements of DIVISIOn 9
The MetropoiLlan Industrial Lands Inventory Report (MILPR) estimated that the Industnalland
supply at the begInnmg of the plannmg penod (study year) was about 3,600 acres WIthIn the
Metro UGB The Campus Industnal1 share of all vacant unconstramed Industnal land was 27%
(denved from Table 5 of the M1LIR, p 47) About 709 acres of the Metropolitan study year
Industnal land supply was wItlnn the Spnngfield portIOn of the UGB (MILPR, Table 5, p 47)
The MILPR does not estimate demand wIthm the Spnngfield UGB alone, nor does It segregate
the estimated demand for Campus Industnal land In the Metro area The subject SIte was
Included In the list of short-term sItes for new Industry (MILPR, p 20 and p 45, SubregIOn 7,
SIte 5) The study further estrmated that the prOjected 20-year demand for Industnalland for the
Metro UGB would be between 650 and 1,172 acres, one-fifth to one-tlurd of the supply
I The MILSS uses the term "SpeCIal LIght" whIch has smce been changed to "Campus lndustnal" In t1us report we
w1l1 use the later term "Campus Industnal" ~
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(MILPR, P 7) In response to thIS study, the Metro Plan was amended deletIng a findmg that the
supply was not adequate to meet the projected growth In the commerCIal and hght manufactunng
segments of the economy (MILPR, p II)
The MILPR reported that In the study year there were 255 acres of the Campus Industnalland 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 ofCI land m Spnngfield at the end of the plannmg penod
The 2004 Metro Plan update estunated the supply of MedIUm DenSIty ResIdentIal land In the
study year to be 828 acres, and projected the consumptIOn of 589 acres dunng the plannIng
penod, leavmg a plan year (2015) mventory of 239 acres The Sprzngfield CommerCial Lands
Sludy (SCLS) updated plan year estImates of Spnngfield's Commemalland Inventory (wlthm
the UGB) It projected a SIgnIficant defiCIt of bUIldable land by 2015 If the hlstonc rate of
consumptIOn contInued
The mventones of all three general categones of land were studIed by the Sprmgfield Natural
Resource Study Report to gauge the Impact of settIng aSIde Goal 5 lands wIthIn the Spnngfield
UGB The 2005 study modIfied earher mventory estImates by mcludIng plan amendments
approved smce the ongInal studIes and consldenng the maxImum pOSSIble Impact of Goal 5
protectIOn measures These modIfied 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
Table 2 Proposed Impaet on ProJeeted Plan Year Land InventOrIes
Acres
General Use UBG Plan Yr Inventory PAPA 11 Total 11% 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
Industnal (lowest) Metro 2010 1,600 -56 1,544 -4% SNRS
All three categones of land are Important EqUlhbnum between them IS mutually benefiCIal and
essentIal to the overall economIc and SOCIal health of the communIty The table above shows
that the proposed PAPA has a relalIvely InSIgnIficant affect on the supply of Industnalland The
proportIon of gaIn for MDR land IS tWIce the loss of Industnalland, and the projected defiCIt of
CommercIal land IS reduced 22%
Decldmg to reduce the supply of CI land IS not an easy chOIce, a matter of robbmg Peter to pay
Paul Nonetheless, If we pOSIt that provIdmg 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 theIr employees and managers There IS synergy between ReSIdentIal, Industnal and
CommerCIal land uses and a balance should be mamtaIner;fn:l"!'cUh~!'i 1-~ rtjiPlan, weIghed
carefully, support the proposed PAPA ~ lID LS 11 I'J LS \
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COMPREHENSIVE PLAN POLICIES
The Metro Plan has the folloWIng policIes dIrectly relevant to the proposed PAPA
Economic Element Policy #B 6
IncI ease the amount of undeveloped land zoned for lzght zndustrlal and commercial uses
con elatzng the effective supply zn terms of sUItability and avallabllzty wllh the projectIOns of
demand
Economic Element Policy #B 12
Discourage fUlure Metro Plan amendmenls thaI would change development-ready zndustrlal
lands (Sites defined as shorHerm m the metropolzlan Industrial Lands SpeCial Sludy, 1991) to
non-zndustrzal deslgnatlons
Clearly, these two policIes often will be m confhct WIth a limIted supply of urbanlzable land,
Increasmg the amount of undeveloped commercIal land WIll frequently be at the expense of the
Inventory of mdustnal land The Metro Plan addresses the Issue of confhct between poliCies
"The respectIve jurzsdlctlOns recogmze that there are apparent COrifllCtS and
mconslslenCles between and among some goals and polzcles When makmg deCISIOns
based on the Metro Plan, nol all of the goals and polzcles can be met to Ihe same degree
zn every znstance Use of the Melro Plan requires a balancmg of lis varzous components
on a case-by-case baSIS, as well as a selectIOn of those goals, objectives, and polzcles
mosl pertznent to the Issue at hand ..
The Sprzngfield Commercial Lands Sludy, the most recent economIc opporturutles analYSIS
regardmg land supply, contams the followmg key poliCIes
"Policy I-A MaIntaIn a mixed supply of large and small commercial sites through strategies
such as rezomng or annexatIOn to serve Spnngfield's future population"
"Policy 1-B Ensure that an adequate amount of commercIal land IS deSIgnated In 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 objectives of the TransPlan "
"Policy l-C MaIntaIn at least a five-year supply of commerCial land WIthIn the Urban
Growth Boundary (UGB) that IS currently served or readily servIceable WIth a range of urban
public faCIlities and services"
"Policy 3-A RedeSignate and rezone pOrtIOnS of mdustnal land or reSIdential land wlthm
Identified Employment Center, Neighborhood Center, or Commercial Center nodes to
MIxed-Use CommerCial to aclueve the objectives of TransPlan, TransportatIOn PlannIng
Rule 12, and to mcorporate lugher mtensIty development In conjUnctIOn WIth reSidential and
employment opportumtles "
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CONVERSION TO COMMERCIAL DESIGNATIONS
A projectIOn of a CommercJalland mventory deficIt withIn the planrung penod IS unacceptable
under the rules of Statewide PI8.IInIng Goal 9 The necessity of replerushmg the mventory IS not
debatable Nonetheless, the Issue of tradIng Industnalland, In thiS case Campus Industnal, for
Commercial land needs to be exammed carefully Because meetIng all land use poliCIes
perfectly and completely IS IIUposslble, their pnonty must be conSIdered Metro Plan EconOmIC
Element "Policy #B 6" IS Imperatlve and prOVides clearer guidance than "Policy #B 12," wluch
merely discourages The poliCies of the SpI zngfield Commercial Lands Study, partlcularly
"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 I-B," and "Policy 3-A"
The Land ConservatIOn and Development CommiSSIOn (LCDC) recently reported to the
Governor on the conversIOn of mdustnalland to non mdustnal land The report was concerned
With mamtaInmg an adequate local supply of Industnalland and preventlng conversIOns of pnme
mdustnalland to non-Industnal uses Their report was tltled "Promotmg Prospenty Protectmg
Pnrne Industnal Land for Job Growth" It made the followmg observatIOn
"The Issue of conversIOn of Industnallands IS linked directly to the goal of provldmg an
adequate supply of mdustnal and other employment land for a vanety of economic
actIvltles Untlmely or undeSirable converSIOn of mdustnallands, particularly conversIOn
of strategic sites WIth umque market features, can mterfere With accomplishIng the goal
of proVldmg adequate land development opporturutles for economic growth and Job
creatIOn" (p 11)
"The GMELS' [Greater Metropolitan Employment Lands Study] Phase 1 findmgs
remforce the committee's assertIOn that tradItIOnal Industnal areas, mcludmg those
featunng heavy manufactunng, warehouse/dlstnbutlon, mdustnal service and waste
management actlvltles should be protected from encroachment by Incompal1ble non-
mdustnal uses by plaCIng these areas m so-called mdustnal sanctuanes" (p 19)
However, the report also observed,
"To better understand the concept of 'employment lands,' the committee examIned 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
wltlun the greater Portland metropolitan regIOn Committee members concurred With a
major findIng of GMELS that the Ime between Industnal and non-Industnal use IS
becommg IncreasIngly blurred m the new economy because many traded-sector and
mdustnal actlvltles are now carned out In office and tech-flex seltmgs The latter type of
Industnal uses IS perfectly compatlble WIth other employment actlvltles and, thus, can be
accommodated m mixed-use zomng dIstncts that mclude retail, office, Instltutlonal
and/or light Industnal and even resldentlal uses" (p 18)
"New and emergIng mdustnal uses These are high-tech, bIOtech, some manufactunng
and research and development and are often located In office and tech-flex settIngs They
are most productlve when adjacent to Similar compOT"~O 0"-;1 tlum .-~.. , 'lstnal
The Villages al Marcola Meadows - Metro Plan Amendmenl Appl1ca110n ~ [E@[ED \fl ~]. age 5 of 12
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suppliers, lenders and support systems SUItable locatIons for these actIVItIeS Include
many mIxed-use zones, as long as therr scale, deSIgn and operatIOnal charactenstIcs are
compatIble WIth surroundIng uses" (p 20)
Although the converSIOn of CI land to other desIgnatIOns may seem to have a negatIve effect on
the potentIal for economIc development, the net effect IS very pOSItIve when consIdenng the
benefits of addmg to the extremely scarce supply of commercJalland As the DLCD report to
the Govemor pOInts out, lugh-tech research and development firms are most productIve when
non-mdustnal suppliers and supportmg servIces are available to them AddItIOnally,
CommerCIal land IS SUItable for many hIgh-wage, economIc export employers New and
grOWIng sectors of the economy blur the Ime between commerCIal and mdustnalland use
SITE SPECIFIC ISSUES
The Campus Industnal portIOn of the SIte has been reserved as development ready land smce
1995 It was deSIgnated as SpeCial LIght Industnal (the precursor of Campus lndustnal) for
years before that DespIte the dwmdlmg supply of CI land, not one mdustnal development has
been proposed for It The reasons It has not yet been developed are complex However, the SIte
IS not Ideal WIth regard to the qualitIes that the CI deSIgnatIOn IS Intended to foster and preserve
To attract the deSIred Industnes, the zone Imposes performance standards to reduce conflIcts WIth
adjacent zorung dIstncts and negatIve Impacts between sItes wlthm the CI dlstnct Itself From
the Metro Plan, "The aCtIVitIes of such firms are enclosed wlthm attractIve extenors and have
mIrumal 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
partIally explaIn why the sIte has not yet been developed WIth CI uses The CIty'S pre-
applicatIOn report lists "aIr pollutants from surroundIng heavy mdustnal uses, overhead electncal
lines and nearby raIl lines whIch cause problems for certam types of hIgh technologJcal
mdustnes Several hIgh lech firms had conSIdered the PIerce Property for a potentIal locatIOn,
and all found It unSUItable because of these problems"
Lane Metro PartnershIp confirms tlus InformatIOn The agency prOVIdes economIc development
and bUSIness mformatlOn for Eugene, Spnngfield and Lane County, and maIntaInS a
computenzed mventory of vacant Industnalland and bUlldmgs They report that while numerous
InqUIres about the subject SIte are receIved from bUSInesses consldenng It as a locatIOn for new
faCIlitIes, there are common objectIOns These Include the sIte beIng 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 RegJonal AIr PolutlOn
Authonty, allows the Kmgsford plant to emIt 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 aV8.Ilable It has drawn light-Industnal and lugh-tech uses while the subject SIte has
remamed fallow Comparues bUlldmg or acqumng faCIlitIes there have Included Sony,
Symantec, and Shorewood PackagJng However, the Ga." '~'ltcrg"Itij iff!!']' 'e SIgnIficant
The VIllages at Marcola Meadows - Metro Plan Amendment Apphcauc ,~. Page 6 of 12
ReVIsed Goal 9 F~~mgs ~ M~~~ 17,2007 1 MAR 1 7 01 .
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pressure from the pent-up demand for CommerCIal property Most of the Sony faclhty has been
converted to office use Symantec focuses on a customer servIce call center rather than research
and development In 2004, the CIty revIsed CI regulatIOns to further hrrut types of commercial
uses and IUnlt theIr coverage to 40% of gross acreage Gateway gross acreage m commercIal use
IS now neaTly 30% WhIle the market place has clearly mdIcated the supenonty of Gateway over
the subject sIte as a locatIOn for Campus Industnal development, the shortage of CommercIal
land threatens the remalrung bUIldable land at the more deSIrable locatIOn Though converSIOn of
the subject sIte would reduce the Inventory of CI land, It would take some of the commerCial
development pressure off Gateway TIus would help reserve Gateway for Industnal
development, thus sacnficIng a maTgInal resource to foster more productive use of a supenor
one
COMPARING WAGES
,
How mIght the conversIOn of the subject SIte's CI land to CommefCIal affect the ablhty of
Spnngfield to attract Jobs that prOVide a famIly wage? We begm by askIng what a famIly wage
IS m Spnngfield Although there IS no precIse defimtlOn of "famIly wage," the term came mto
use dunng the Industnal RevolutIOn when work was sepaTated 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
asslgrung sexIst overtones to It Data m the follOWIng 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 m Spnngfield and
Oregon
Table 3 Sprmgfield, Oregon Average Household and FamIly SIZe
Number of IndiViduals
255
303
Average Household
Avera~e Family
Source U S Census Bureau, Census 2000 Summary File 3
Table 4 SprIngfield, Oregon Typical 2004 FamIly Expenses
1
Poverty In Amenca
E P I'
Two Adults,
One Child
$34,905
$36,408
Two Adults,
Two Children
$43,862
$41,748
]lE @ lE 0 ill lE r
MAR 1 7 61 J
Source
1 Poverty In Amenca ProJect, Penn State Umverslty
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
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The table below gJVes U S Census data regaTdIng the medIan mcomes of mdlvlduals and
'households Note that the famIly household mcome IS slgmficantly lugher than the hIghest
mdlvldual medIan Income Data about the proportIOn of two-mcome households or the average
wage of pnnclple breadwmners IS not avaIlable Heads of famIly households may be makmg
SIgnIficantly more than the average or many households may have two mcomes Some
combInatIOn of the two IS hkely Regardless, It IndIcates cautIOn should be used when makIng
assumptIOns about farmly wages
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Table 5 Sprmgfield and Oregon Med13n Incomes
Oregon
Spnngfield, 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 2000 Summary File 3, adjusted to 2004 Consumer Poce Index
To assess Impact of the PAPA on f8.Imly wage Jobs, we can estimate the average wage of
employment m the relevant land use designations The table below uses Information from the
Lane County CounCIl of Governments and the Oregon Labor Markel InformatIOn Service to
correlate the estimated number of people employed by each mdustry sector WithIn a plan
deSignatIOn, and the Lane County average pay WithIn each sector, to denve an estimated average
pay for employment In a land use deSignatIOn
Table 6 Plan DeSignatIOn Average Wage
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
$37,751 00
$38,057 21
$35,090 20
$40,622 86
$19,309 19
$34,73705
$27,340 14
$37,239 00
Source of wage data OlMIS Lane County 2000 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 PAP A on condItIOns In Spnngfield, the next table
proVIdes an overvIew of the types of busmesses 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 WIthIn the proposed
PAPA redeslgnatlOns
The VIllages at Marcola Meadows - Metro Plan Amendment Application
ReVised Goa19 Fmdmgs - March 17,2007
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Table 7 Types of Busmesses and Approxunate Employees for Gateway Development
Gateway Businesses Address Type Approximate Number
of Employees
Royal Canbbean CrUise Lines 1000 Royal Canbbean Way Travel sales call center 250-500
(3900 Sports Way)
Symantec 555 tntemal10nal Way Compu1er Support Call 1200
Center, Comp Tech
PaclficSource Health Plans 110 Intematlonal Way Health Insurance 275
Headquarters
Oregon Medical Laboratonesl 123 International Way Medical Laboratones 300
Oregon Vetennary Laboratory
Sacred Heart Medical Center Financial services 260
Foundation
123 Intemal10nal Way
Sacred Heart Medical Center Matenals (Supply 30
Matenals Management handlers)
Shorewood Packaging Inc 500 I ntematlonal Way Manufacture paperboard 60
packaging products
Wholesale dlstnbutlon
Globallndustnes 950 Intematlonal Way au1omotlve parts and 10-19
accessones
Grand Slam USA 9211ntematlonal Way I ndoorrecreatlon Batting 1-4
cages, basketball, etc
McKenZIe AthletiCS 909 Intemal10nal Way Umfonns screen pnntlng 10-19
and embroidery
PaCIfic Office Automation 911 Intemal10nal Way Copier sales and copYing 20-49
services
Rex Myers T ransler 9151ntematlonal Way Moving and storage 5-9
FedEx 700 Intematlonal Way Couners and messengers 20-49
Leamlng Tree 100 Intemabonal Way Child Day Care N/A
Planned Businesses A
ProfeSSional Credit Service Collection Agency 177
McKenZIe Leasing and Finance Heavy equipment leasing 13
Source InformatIon gathered from Dex Lane Metro PartnershIp, and GLMIS Info and links
A ProfesSIonal Credit ServIce and McKenzie LeasIng and Finance purchased 7 acres In Gateway and Will move headquClrters
there Source The RegIster Guard - Tuesday, November 14 2006
ru[E@[EOW[E~
W MAR 17 07 ~ke90f12
The Villages at Marcola Meadows - Metro Plan Amendment Apphcal10n
RevIsed Goal 9 Fmdmgs - March 17, 2007
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Table 8 below shows the eslimated wages for employment typical of the bUSInesses m the above
table Companng tlus data WIth Table 6 Indicates that the average pay for employment In the
deSignatIOns proposed by the PAPA are sImilar to the average pay m Spnngfield's developed CI
deSignated lands
Table 8 Employment and Wage Esl1mates for Sprmgfield CI Busmesses 50 or more employees
Employment
Number Percent
177 640%
535 1930%
1,200 43 30%
300 1080%
Occupallon
Bill and account collectors
Billing and PostIng Clerks
Computer Support Specialist
Medical and Clinical Laboratory
Technicians
Miscellaneous ManufacturIng
Travel Customer Service
Representative
Total employees
Weighted Average Pay
Average Pay
$30,060 00
$26,956 00
$34,87400
$27,083 00
60 2 20%
500 1800%
$32,292 00
$22,880 00
2,772 100%
$29,97594
Source Wage data for Lane County 2004 from OLMJS webslte except Travel Customer Service Rep "-t8ruf! rru R
pay published In Portland BUSiness Journal - November 18, 2004 n L!; l!9 L!;
Source Employment data from Lane Metro Partner ship and from lnfoUSA webslte lJ<
ill
COMPREHENSIVE PLAN RESIDENTIAL POLICIES
DW~-IJ
MAR 1 7 D1 j
ResIdentIal Land Use and Housing Element By
ResidentIal DenSIty #A.I0
Plomote higher resldentwl denSity mSlde the UGB that utlhzes existing mfrastructure, Improves
the effiCiency of pubhc servIces and faclhtles, and conserves rural resource lands outSide Ihe
UGB
Residential Land Use and Housmg Element
Residentlal DenSity #A.l1
Generally locate higher denSity resldentwl development near employment or commercwl
serVices, m pI oXlmlty to major transportatIOn systems or wlthm transportallOn-efficlent nodes
ResIdential Land Use and Housing Element
Residential Density #A 12
Coordmate higher denSity resldentwl developmenl WIth the prOVISIOn of adequate mfrastructure
and services, open space, and other urban amemtles
These resIdenlial poliCies make clear the Importance oflngher denSIty resldenlial development to
the future of the Eugene-Spnngfield Metropolitan area Yet here agaIn, there IS an apparent
conflict between poliCIes, namely Policy 3-A of the SCL and the reSIdential poliCIes of the Metro
Plan Just Cited As the followmg analYSIS WIll show, splittIng the converted Industnal land
between ResIdenlial and CommerCial In the proportIOn proposed IS entrrely appropnate
Wlnle the Inventory of Spnngfield CommerCIal land Will be entrrely depleted by the end of the
plannmg penod and the pnonty of creatmg more IS obVIOUS, Metro Area surpluses are projected
for both Industnal and Resldenlial The case for reapportlOmng these mventones must be made
The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Page 10 of 12
ReVised Goal 9 F mdmgs - March 17, 2007
To Illustrate the need for an adjustment of the mventones, the followmg table looks at the
relahve rates of mventory depletIOn over the planmng penods studied
Table 9 Projected DepletIOns of Land inventOrIes Durmg tbe Plannmg PerIod
Acres
General Use Study Yr t:. Plan Yr t:.% Source
Med DenSity Res 828 -589 239 -71% Metro Plan
All Res (lowest) 5,830 -4,565 1,265 -78% SNRS
All Res (high est) 5,830 -5,637 193 -97% SNRS
IndustrIal (lowest) 3,604 -1,482 2,122 -41% SNRS
IndustrIal (high est) 3,604 -2,004 1,600 -56% SNRS
The table above shows that, over the plannIng penod, the mventory of MedIUm DenSity
Resldenhalland IS beIng 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 Industnal land to replemsh the more rapidly
dImImslung mventones IS Jushfiable and prudent To Illustrate the pomt further, the follOWIng
table compares the final plan year Inventones of Industnal and Resldenhal land The two
plannIng pen ods end five years apart, so the Inventones are not SImultaneous However, the
companson IS shll mstruchve Commerctalland was left out of the table because the Spnngfield
plan year Inventory IS negative All combInatIOns of high and low eshmates are calculated
Table 10 Combmed Plan Year Inventory Eslimates
IndustrIal (lowest)
IndustrIal (high est)
ReSidential (low)
193
1600 1,793
2122 2,315
ReSidential (high)
1265
2,865
3,387
10) fE @ fE 0 ~ fE fflI!
UU MAR 1 7 01 ~J
~.
Total acreage
Table 11 Relalive ProportIOns of Total Plan Year Land Inventory
ReSidential
Industnal
Res Ulnd H
834%
9170%
Res Ulnd L
1080%
89 20%
Res Hllnd H
37 40%
62 70%
Res H/lnd L
44 20%'
55 90%
BALANCING INVENTORIES
To evaluate the WIsdom of shiftIng lands from one general use to another, we must establish a
Viable ratIO between them The projected mventones of Industnal and Resldenhalland can be
analyzed by findIng a raho of Jobs to households, and then relatIng the number of dwellIngs
supported by the ResIdenhal Inventory wtth the Jobs supported by the Industnal Inventory
Accordmg to the U S Census Bureau's 2000 Census, the median earnIngs of employed
mdlvlduals In the Eugene-Spnngfield Metropolitan Area are approximately $30,000 From the
same source, the average household mcome IS approXimately $45,000 Tlus gives us a rule of
thumb ratIO of 1 5 Jobs per household The Mello Plan target denSIty IS 6 dwellIng umts per
gross acre Therefore, the correspondmg numbers of Jobs needed to support the hIgh and low
eshmates of plan year Resldenhal Inventory are 11,385 and 1737
The VIllages at Marcola Meadows - Metro Plan Amendment Appltcanon
ReVIsed Goal 9 F mdmgs - March 17, 2007
Page II of12
The Department of Land ConservatIOn and Development, In their pubhcatlOn "Industnal and
Other Employment Lands AnalYSIS GUidebook" recommends USIng ratIOs from 6 4 to 9 6 when
estImatIng jobs per gross acre of Industnalland Usmg the Industnalland mventory lngh and
low estImates, the table below compares the resultmg numbers of jobs WIth the ReSidentIal
mventory
Table 12 Jobs Supported by ProJeeted Plan Year Land Inventories
ReSidential (lowest)
Industrial (lowest)
Resldentlat (high est)
Industrial (high est)
Acres
193
1600
1265
2122
6
1 5
64 to 9 6
lobs
1737
10,240 to 15,360
11385
13,380 to 20,371
du/ac
6
]ob/du lob/acre
15
64 to 9 6
In the slowest growth projectIOn, the Inventones are not m eqUlhbnum If consumptIOn of land
supphes IS on the lngh SIde, and Inventones are low, there IS a gross dlspanty We should also
remember that when mventones get extremely low, such as less than 200 acres of bUildable land
In a metropohtan area of thiS Size, the supply curve shifts up as people begIn to hoard and pnce
gouge In antICIpatIon of greater shortages Clearly, for the health of the Metro economy, these
mventones should be adjusted New employers Will not locate In the area If there IS no housmg
for themselves or theIr employees ShiftIng land from Industnal deSignatIOns to ReSidentIal
deSIgnatIOns IS JustIfied
ConclUSIOn
Adopted and acknowledged mventones Indicate that well before the year 2015, Spnngfield's
mventory of CommerCial land WIll be severely, If not completely, depleted Metro Plan Pohcy
#B 6 dIrects the CIty to correlate the effectIve supply of economIC lands In terms of sUltablhty
and aVaIlablhty WIth the projectIOns of demand WhIle the Inventory of CI land may be small,
OAR - DIVISIOn 9 (Economy) does not prolnblt convertIng mdustnalland to another category of
employment land, or to another Goal mventory, as long as a local government maIntaInS an
adequate supply OAR 660-009-0025(2) states, "The total acreage of land deSignated In each
SIte category shall at least equal the prOjected land needs for each category dunng the 20-year
pl8.IInIng penod" [EmphaSIS added] In tlns SituatIon, the need for Commercial Land Will not be
met by the end of the planrung penod, and the Inventory of ReSIdentIal land lags far behInd
Industnal, yet the acknowledged InventOries IndICate a Campus Industnal mventory surplus An
adjustment IS warranted to maIntaIn eqUlhbnum and support other Metro Plan pohcIes
encouragIng Increased reSIdentIal densll1es and supportmg Nodal Development areas
There IS a synergistIc relatIonshIp between the three general categones of land use that reqUires
balance between them In order to sustaIn economic diverSity The proposed redeslgnatlOn of
Campus Industnal land to CommerCial, Commerctal Mixed-Use, and Medium DenSity
Resldenl1al development Will support the diverSIficatIOn and Improvement of the economy It IS
consistent WIth the pnontIes estabhshed by adopted and acknowledged pohcles Therefore, the
amendment IS consistent With stateWide pl8.IInmg Goal 9
]~ @ ~ 0 ill ~]
MAR 1 7 Dl
The Villages at Marcola Meadows - Metro Plan Amendment AppheatlOn
ReVised Goal 9 Fmdmgs - March 17,2007
By
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