HomeMy WebLinkAboutNotes, Meeting CMO 5/7/2007
City of Spnngfield
Work SessIOn MeetIng
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MINUTES OF TIIE WORK SESSION MEETING OF
TIIE SPRINGFIELD CITY COUNCIL HELD
MONDAY, MAY 7, 2007
The City of Spnngfield Council met In a work sessIOn In the Jesse MaIne Meeting Room, 225
Fifth Street, Spnngfield, Oregon, on Monday, May 7, 2007 at 6 22 pm, With Mayor LeIken
presiding
ATTENDANCE
Present were Mayor LeIken and Councilors Lundberg, Wylie, Ballew, Ralston, Woodrow and
PlshlOnen Also present were City Manager GinO Gnmaldl, AsSiStant City Manager Jeff
Towery, City Attorney Joe Leahy, City Recorder Amy Sowa and members of the staff
I Pronosed Amendments to the MetronolItan Area General Plan Dla= and the Snnn.meld
Zorunl! Man
CIty Planner Gary Karp presented the staff report on tlus Item The subject site was formerly
known as the "Pierce" property The current Metro Plan deSignatIOns and zorung are Campus
Industnal (56 acres), MedIUm DenSity ReSidentIal (35 7 acres) and Community CommerCial (8 6
acres) The applicant requests approval of a Type II Metro Plan diagram amendment to change
the 56 acre Campus Industnal deSignatIOn to Community CommerCial (II acres), MedIUm
Density ResldentIallNodal Development Area (19 acres), and CommerclallNodal Development
Area (26 acres), and amendment of the Spnngfield Zorung Map from Campus Industnal to
Commumty Commercial, MIXed Use CommerCial and MedIUm DenSity ReSidentIal (same
acreages) Both applIcal10ns are Interrelated, they both must be approved because of the required
consistency between the Metro Plan deSignatIon and zorung All Issues related to the effects of
the proposed development on nelghbonng '" v"~,,les raised dunng the Planmng CommiSSIOn
public heanng are Issues that Will be addressed dunng the Master Plan reView process, a
condition of approval of these applicatIOns, whIch Will be reViewed by the Planmng CODlllllsslOn
at a future public heanng The Master Plan Will contam proposed mll1gatlOns to pOSll1vely
respond to the Issues raIsed by the neighbors In making therr deCISIon on these applIcal1ons, the
CIty Council should consider If the City Will be better served by convertmg Campus Industnal
land to Commercial and Mull1-famIly ReSldenl1al, Spnngfield's cll1zens, espeCially the
neighbors, can be assured that a "quality" development WIll be constructed over tune, and
whether the removal of the Campus Industnal deslgnal10n can be absorbed or should be offset by
a commensurate additIOn of Campus Industnal deslgnal10n elsewhere In the City as an element
of the upcomIng commerclallIndustnal land supply demand analYSIS
Mr Karp distnbuted matenals that had been distnbuted to the Plannmg COmmIssIOn of a Lowe's
In Stockdale, Anzona He also distnbuted the frrst diagram of the Metro Plan
CounCilor Ralston listed several concerns and questIOns I) How much Industnalland was
aVll1lable In Spnngfield?, 2) How would the traffic Issues be resolved? 3) Campus Industnal was
a better fit for t1us area and would proVide more liVing wage Jobs, 4) It could work agamst
redevelopment In the Mohawk area
Mr Karp asked Mr Tamuloms to discuss the Industnal Lands In Spnngfield
CIty of Spnngfield
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May 7, 2007
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Mr Tamuloms dlscussed the mstory of the P,erce Property and the property where WalMart was
currently located He illscussed some of the Issues WIth thIs area that had prevented other
compames from locatillg ill thIs area He noted the large amount of Campus Industnal t"vt'~.;y
stIll aVallable ill Gateway and other areas m Spnngfield, currently over 100 acres The Jasper
Natron area could also melude nearly 180 acres of Campus Industnal property
Transportahon Plannmg Engmeer Gary McKenney addressed the traffic Issue He said the
applIcatIOn was for a plan amendment and zone change, and was requIred to address the Goal 12
TransportatIon Planmng Rule ConmtlOns would be meluded m the plan analysIs to meet Goal
12 Part of the master plan would requIre addItIOnal transportahon analysIs and other
requrrements at that hme The conmhon would melude havillg no greater unpact than If the
property was developed as currently zoned
CouncIlor Ralston saId most traffic would take the Mohawk eXlt to access that area He noted
the illfficulty WIth traffic ill that area at the present tune
Mr McKenney sald one conmtlOn was to make a mmor ODOT unprovement now to address
traffic Issues ODOT and the CIty would be mvolved m any transportatIOn plannmg as
appropnate More analYSIS would be done dunng the master plannmg
CouncIlor Lundberg asked about tnp caps She sald one of the reasons PeaceHealth was a fit out
ill Gateway was because traffic mlhgahon could be done by schedulIng hOSpItal staff With
mfferent slufts The proposal tomght illcluded lugh amounts of resldenhal and busmess WIth no
set travel tunes She asked how the tnp caps were momtored
Mr McKenney said thIs calculahon meluded both resldenhal and commercIal It was not a tnp
cap, but a method of lumtmg the amount of development m each zone based on tnps It would
be hImted to the conmtlOns recommended The traffic analYSIS used a techruque that consIdered
the resldenhal gOIng to commercIal WIthout the resldenhal wlthm thIs development, there
could be lugher tnps from travelers needmg to travel from other locahons He explamed one of
the condItIOns of approval regardillg tnps
CouncIlor Lundberg sald she was not a proponent of plannmg too far ill the future because thmgs
changed The proposed SIte was never very good as Campus Industnal m the first place She
noted the conslderahon of havmg resldenhal near places lIke Kmgsford It mdn't seem
resldenhal would be a good fit ill thIs area for a lot of reasons
CouncIlor Plsmonen dISCUSSed nodal development and asked If there was currently a nodal
deSIgnated m tills area,
Mr Karp sald on page 6-117 ill the agenda packet, there was a map of potenhal nodal
development areas ill the TransPlan ThIs property was located m Site 7C on that map
Mr Metzger sald CouncIl gave drrectlOn to staff for SIX nodal SItes The PIerce t'.v,,~..j' was
noted as a property With a lugh potenhal for nodal, but wasn't !Deluded ill the top SIX The P,erce
Property could be a successful node
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A Councilor saId It seemed contrary to where Council wanted to go for nodal de~lopment
City of Spnngfield
Council Work SessIOn Mmules
May 7, 2007
Mr Metzger said the character and density of homes was IIDportant for nodal development
Councilor PlsIDonen Said he noted a large hst of neighbors Wlth concerns He hoped there had
been and would be a lot of commumcalion With the neighbors regarding their concerns
Mr Karp said the apphcants had a neIghborhood meetmg before the Plannmg Commission
pubhc heanng Many of the questIOns from the neighbors weren't addressed m the cntena of
approval, but would be addressed m the master plan The master plan would mclude mlligatlOn
condllions to hopefully address those Issues TIns apphcatlOn had not been as emotIOnal as the
Home Depot request several years ago There were a lot of legitlIDate queslions
Councilor Woodrow asked what areas would mvolve ODOT
Mr McKenney Said the mterchanges at Mohawk and 42"" Street from llighway 126
Councilor Wyhe s3.ld It was excltmg to see th1s type of development She asked how many
employees there would be at Lowe's
The apphcant, Mr Satre, said he didn't know offhand
Councilor Ralston asked Ifth1s would affect redevelopment m Mohawk He asked about
restnctlOns on truck traffic
Mr Karp said the master plan would mclude more detail
Mayor Leiken s3.ld CounCil would hear testunony and conduct the fIrSt reading of the proposed
amendment ordmances dunng their regular meetmg He remmded Council this apphcalion was
for a zone change and Council needed to determme whether to allow something to move forward
With different zonmg He Said he was mterested to hear what the pubhc had to say
2 'pronosed Stormwater and Wastewater User Fees
EnVironmental ServIces Manager Susie SmIth presented the staff report on th1s Item She noted
that for almost twenty years Gary Colwell had run the figures for these rates With IDS passmg
came a need to have someone step m to do the work She s3.ld she apprecIated Jeff Paschall and
Meg Alloco for steppmg up and gettmg the figures prepared
The current rates for local and regional wastewater and local stormwater user fees were adopted by
the CounCil m May of 2006 At current rates, the local and regional wastewater user fees Will not
produce suffiCient revenue'to fully fund the proposed FY 07-08 budget and the Council-adopted
Capital Improvements Program (Cll') The attached Council Bnefing Memonmdum prOVides an
evaJualion of altemalive rate mcrease oplions for Council conslderalion No rate mcrease IS
proposed for stormwater user fees
Rel!lonal Wastewater User Fees The Metropohtan Wastewater Management CommiSSion
(MWMC) adopted an 8% mcrease m regional wastewater user fees to become effecbve July I,
City of Spnngfield
Counc11 Work SessJOn MInutes
May 7, 2007
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2007 followmg a pubhc heanng on Apn119th The pnmary factor dnvmg tins and projected
future mcreases 1S the ComIlliSSlOn's cap1tal fmancmg plan assoelated WIth 1mplementanon of
the 2004 MWMC FacIhtIes Plan The Plan mcludes a twenty-year hst of capItal projects
mtended to proVlde sufficIent envrronmental performance and treatment capacIty to serve
communtty growth through 2025 The twenty-year cost of these projects IS $196 IDllhon (m
2006 dollars)
Local Wastewater User Fees. The ConncdIS requested to consIder ophons for an mcrease m
local wastewater user fees rangmg from 3 5% to 6% The factors Impactmg the operatmg budget
revenue requrrements m the commg year mclude mflatIon, hhgahon costs, and a modest mcrease
m personnel servtces However, the pnmary factor dnVlng the need for mcreased wastewater
fees m FY 07-08 and subsequent years relates to the fundtng requrrements of the local
wastewater CIP Unhl wastewater system development charge (SOC) revenues mcrease
substantIally, user fee revenues wdl contmue to be the pnmary fundtng source for capItal
prOjects Updates to the Samtary Sewer Master Plan and the SOC methodology are underway,
WIth expected completIOn m early-to-mld FY 07-08 Each of the user fee rate opnons presented
for Councd conslderahon assumes mcreased SOC revenues m the future A 0% mcrease optIOn
IS not presented, as It would result m madequate revenue to fund the CIP, wmch reflects Councd
pnonhes for communtty growth and wmch was recently adopted by the Councd
Three local wastewater user fee alternahves have been developed OptIOn lIS an mcrease of
user fees by 3 5%, Ophon 2 IS a 5% mcrease, and Opnon 3 IS a 6% mcrease Staff IS
recommendmg OptIOn 3 An analysiS of these opnons and the unpact on future years IS proVlded
m Attachment A m the agenda packet
Stormwater User Fees No user fee mcrease IS proposed for FY 07-08 AddIhonal mformatlOn
on the financIal condItIOn of the stormwater program fund IS proVIded m Attachment A mcluded
m the agenda packet
Ms Smith referred to the detatled memo m the agenda packet She dIscussed the three optIOns
and noted that there would snll be sIgmficant borrowmg WIth any of the ophons
Councdor Ballew asked when the SDC study would be complete
Ms Smith satd optmllSttcally by January 1,2008
Councdor Ballew asked If the SIX percent mcrease was for three years
Ms Smith Satd Council would be actmg on next year's rates only It would add ~t't'._..l1llately
75 to the average residential bill
Councilor Ballew recommended lookmg at Cottage Grove's rates as a comparable and mdlCated
that Cottage Grove's rates were qUIte mgh
Councilor Ralston satd It looked ltke the combmahon of mcreases would be approxunately $1 68
per household With the SIX percent mcrease m local wastewater user fees He satd the
responSible thmg to do would be to raise the fee SIX percent
Councllor PIsmonen asked 1f SIX percent was too low What could they do With more?
CIty of Spnngfield
Caunell Work SessIon Mmutes
May 7, 2007
Page 5
Ms Snuth saId staff would be updatmg the plan and the SDC process That would gIVe the CIty
an opportumty to place more of the burden on new development, so they would pay theIr farr
share
Councilor Lundberg Said she would prefer lookIng at the SDC's to make sure the burden wasn't
placed on mm \T1dual users
ADJOURNMENT
The meetmg was adjourned at 7 05 pm
Mmutes Recorder - Amy Sowa
~~h
Sldne0\' Leu['0I1
Mayor
Attest
~~run-
Amy So"fJa
CIty Recorder
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UtJ MAY 7 D7
By
City of Spnngfield
Regular Meetmg
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MAY 7 07
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MINUTES OF THE REGULAR MEETING OF
THE SPRINGFIELD CIIT COUNCIL HELD
MONDAY, MAY 7, 2007
The City of Spnngfield Council met m regular seSSion m the Council Meetmg Room, 225 Fifth
Street, Spnngfield, Oregon, on Monday, May 7, 2007 at 7 00 pm, With Mayor Letken presldmg
ATTENDANCE
Present were Mayor Letken and Councilors Lundberg, Wyhe, Ballew, Ralston, Woodrow and
Plshionen Also present were City Manager Gmo Gnmald1, Assistant City Manager Jeff Towery,
City Attorney Joe Leahy, City Recorder Amy Sowa and members of the staff
PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Mayor Leiken
SPRINGFIELD UPBEAT
Earth Day Poster Wmners
Pubhc InformatIOn and EducatlOn Speclahst from the EnVironmental SerYlces Department,
Rachael Chilton, presented tJus Item Tlus year marks the first Mayor's 5th Grade Earth Day
Poster Contest The contest IS a way for the City of Spnngfield to connect WIth our commumty's
cluldren m a fun and educational way Spnngfield IS a City of nvers, bound by the McKenzie
River to the north and the Willamette River to the south, makmg tins year's theme of "keep our
nvers clean" relevant to all of us who hve here Lookmg at the 225 entnes, It was apparent that
the cluldren of this commurnty understand the Importance of protecting our waterways Across
the board the enlnes displayed arl1st!c talent and bnght Ideas which made selectmg the top five a
very difficult Job The five wlllmng posters will be on display m the lobby of City Hall through
the month of May
I st Place Adeylme Starlmg Gabuya from Centenmal Elementary
2nd Place Antorno Escobedo Castro from Douglas Gardens Elementary
3rd Place Bree Fowler from Thurston Elementary
4th Place Tasha Fhppen from Centenmal Elementary
5th Place ,Michael Williams from Douglas Gardens Elementary
Mayor Leiken said he was very Impressed With the students that entered the contest He called
the wmners forward and congratulated the three Wlllners that were present
2 Spnngfield Educat!on Day Proclamal1on
Mayor LeIken Said Spnngfield School DIstnct held a hteracy event at Lane Community College
last year on Spnngfield EducatlOn Day Mayor Lelken proclaimed May 3 I, 2007 as Spnngfield
Educal10n Day He thanked the partnership With the TEAM Spnngfield members mcludlllg the
Spnngfield School Board.
City of Spnngfield
Council Regular Meetmg Mmutes
May 7, 2007
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3 Arts Week Proclamation J
By_ -.
Mayor Leiken proc1auned May 20-2 ,";OWl as Arts Week He mtroduced Dottie Chase, Emerald
Arts Center; Mike Fisher, A3 Academy, Bob Keefer, WlIlamalane, Tom Draggoo, WlIdish
Theater and SRDC, and DaVid Stayton, Spnngfield Museum He also mentioned Debl DaVIS, a
member of the LID Board, who was not present He acknowledged the partnership Wlth these
people and their respectIVe agencies With the City
CONSENT CALENDAR
IT WAS MOVED BY COUNCILOR LUNDBERG WITH A SECOND BY COUNCILOR
WOODROW TO APPROVE THE CONSENT CALENDAR THE MOTION PASSED
WITH A VOTE OF 6 FOR AND 0 AGAINST.
Clarms
a Approval to Accept the Fmanclal Reports for March 31, 2007
2 Mmutes
a Apnl 16, 2007 - Work SeSSIOn
b Apnl16, 2007 - Regular Meetmg
c Apnl23, 2007 - Work SessIOn
d Apnl 23, 2007 - Special Regular Meetmg
3 ResolutIOns
4 Ordmances
5 Other Routme Matters
a Authonze the City Manager to Sign an ExtensIOn of the Current Audit ServJ.ces Contract
for FY07 Wlth the Frrm of Grove, Mueller and Swank, P C
ITEMS REMOVED FROM TIlE CONSENT CALENDAR
PUBLIC HEARINGS - Please hImt comments to 3 mmutes Request to speak cards are available
at both entrances Please present cards to City Recorder Speakers may
not Yield thelT trme to others
Fiscal Year 2007-2008 One-Year ActIOn Plan of the Eugene-Spnngfield Consohdated Plan
for Housmg and Commumty Development (City of Spnngfield SectIOn)
Housmg Manager Kevm Ko presented the staffreport on tins Item In May of2005, the CIties of
Eugene and Spnngfield submitted to HUD a five-year Consohdated Plan for Housmg and
Commumty Development, effective July 1,2005 and expmng June 30, 2010 One-Year Action
Plans must be submitted to HUD pnor to the beg1DlllDg of each fiscal year as amendments to the
five-year Consohdated Plan, and are deSigned to mdlcate how commuml1es mtend to fulfill the
pnonties estabhshed 10 the Consohdated Plan At a meetmg on Apnl16, 2007, COunCll directed
CIty of Spnngfield
Councll Regular Meebng Mmutes
May 7, 2007
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staff to proVIde more mformatIon regardmg a CDBG proposal for Wynant's F ilhuy Numllon
ThIs packet contaInS the requested InformatIon and a staff recommendatIOn for fundmg
The City of Spnngfield receives Commurnty Development Block Grant (CDBG) funds as an
entItlement commurnty and HOME Investment PartnershIps Program (HOME) funds as a
partIcIpant m a HOME consortium agreement WIth the CIty of Eugene CDBG funds are awarded
to commumtIes who carry out commurnty development actIVItIes drrected towards neighborhood
reVItalIzatIon, economIc development, and the prOVISIon of tmproved commumty faCIlItIes and
seMces HOME fundmg IS a housmg block grant program allocated to commumtIes to be used
for housmg rehabIlItatIon, new constructIon, acqulSlbon and tenant based rental assistance
actJVItles A publIc heanng was held on Apnl 16, 2007 to hear testunony on seven applIcations
for CDBG or HOME fundmg Council approved fundmg for SIX of the seven projects A fundmg
declSlon on the Wynant's fanuly NutntlOn project was postponed untll May 7, 2007 CouncIl
drrected staff to present addItIonal Informabon about the Wynant's project, and possIble fundmg
strategies for t1us project The CouncIl also dIrected staff to present poSSible cntena for
consldenng future fundmg apphcatlOns by pnvate for-profit busmesses Staff Will be presentmg
the requested InformatIOn at t1us pubhc heanng, and WIll make a fundmg recommendatIon for the
Wynant's project Also presented for future conslderntlon IS a memorandum dIscussmg pOSSIble
cntena for awardIng CDBG funds to pnvate for-profit busmesses
The FY2007-2008 One Vear Acbon Plan mcludes the CDBG and HOME fundmg allocabons for
projects and actlVltIes and must be approved by both the City of Spnngfield and CIty of Eugene
pnor to submiSSIOn to HUD The City of Spnngfield sectIon of the document (less final fund
allocatIons) was avaIlable for a thIrty-day reVIew and comment penod endmg May 7, 2007 As
of Apnl 30th, no wntten comments have been receIved Oral testunony ~ay be proVIded at a
publIc heanng before the Counctl on May 7, 2007 The City of Eugene secbon of the Plan IS
bemg adopted separately by the Eugene CIty Counctl The combmed Eugene-Spnngfield One-
Vear ActIon Plan IS due to HUD on May 15,2007
Mayor Letken opened the pubhc heanng
I Joan Havdne 3764 Old Kendall Roade Dextere OR Ms Haydn said she represented the
Wynant's Natural Food Store project at 722 South A m downtown Spnngfield She thanked
the Counctl for therr conSideratIon oftherr grant applIcatIOn She sllld she understood the
COUDCtl'S hesltallon smce It was an unusual request She SaId the store had the ability to offer
a convement natural food shoppmg optIOn In downtown Spnngfield to keep Spnngfield
shoppers 10 Spnngfield and would gtve the Spnngfield Chamber a locatIOn to recommend to
VISItOrs lookmg for natural food chOIces She saId they were excIted to be part of the solubon
and ongoing regenernllon and rebIrth of the downtown Spnngfield area and looked forward to
workmg WIth the CIty to ensure deSign compatlbtllty WIth the downtown theme
Mayor Leiken closed the publIc heanng
CouncIlor Ballew asked what would normally be an eqUIty Investment compared to the amount
borrowed
CouncIlor Woodrow saId In the personal busmess that he currently ran, the company mvested
$50,000 10 a $500,000 piece of property The company's Income was greater than the payments
to payoff the loan
City ofSpnngfield
Councll Regular Meetmg Mmutes
May 7, 2007
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Councilor Ballew said there was a _ot of outstandIng debt
Councilor Woodrow said that was common when busmesses unproved and grew
Councllor Ballew asked how many people the store was proposmg to employ
Mr Ko said five to ten employees HUD reqwrements were a mmunum of three FfE
Councilor Ballew asked about the wage those employees would be makmg
Mr Ko said he hadn't talked to the Wynant's about wage HUD didn't Specify a wage, just an
opportumty for low mcome people to work there
CouncIlor Woodrow said there had been concern about allowmg for-profit busmess to receive
t1us grant The City had asked busmesses to move downtown and had made special provISIons to
bnng busmesses downtown ThIs busmess met two of the cntena to receive these funds ThIs
company would be paymg taxes that would help the City He asked for Counctl support to allow
t1us grant to be awarded to get Wynant's downtown and the people employed by them
Counctlor Lundberg discussed the optIOns available m tbe agenda packet Sbe said the busmess
plan bad not been reviewed yet She recalled that sometune 10 the past, It was stated that If an
enbty could fimsh the project Without the CDBG money, the grant wouldn't be awarded
Normally, that mcluded non-profits that didn't bave a lot of other opbons for financmg She
would prefer to cboose one of the optIOns hsted 10 tbe agenda packet, but wanted to see the
review of the busmess plan first She confinned that as long as the money was set aside, the store
could subDllt what was requITed
Mr Ko said there were federal safeguards for the funds and Council could put addlbonal terms,
restncbons and requrrement as safeguards CounCil could mstruct the City Manager not to Sign
the CDBG agreement until he was sabsfied With the busmess plan Conditions had been placed
on agreements 10 the past
Councilor Lundberg asked If Opbon I was sbll for $90,000 Yes She tbought that was too
much She ltked the Idea of lookIng at Special cntena for for-profit bus10esses to receive these
funds Sbe felt more comfortable haVIng a set aSide, a review of the financlllI plan and a
wscusslOn 10 the near future
Mr Ko said the opbons I1sted were only a few of many posslbillbes
Councilor PIsmonen said he concurred With Counctlors Lundberg and Woodrow on different
pomts He wanted to see the bus10ess plan reView, wanted to help them move forward With the
project, but noted the CounCil did have an obhgabon to the pubhc because t1us was taxpayer
money Opbon I C made sense and held the bus10ess at nsk The key was that the obhgabon
was sabsfied after an estabhshed penod of pubhc benefit had been met That fit all concerns
Counctlor Ballew Said she was m favor of reservmg the money for Wynant's, baVlng the City
Manager reView the bus10ess plan and make the deciSion on the amount to award, and
unplement10g condlbons on the property relabve to Its use
CIty of Spnngfield
Councll Regular Meetmg Mmutes
May 7, 2007
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Councilor Woodrow said he appreciated Councils' positIOn Staff had recommended Option 1 C ,
and he felt that was a good ChOice, With the addltlon of a condition regarding use of the "'V'.M~/
Councilor Ralston srod It was a great busmess to be downtown, but he didn't feel the City needed
to gIVe out such large sums of pubhc money to bnng busmess downtown He would be m favor
of gIVIng them $45,000 and settmg aSide the remamder for other projects downtown m problem
areas He chdn't hke OptIOn I at all He suggested gIVIng them half of the $90,000 as long as
some cntena were estabhshed for future offers He didn't want to set a bad precedence
,
Councilor Plsmonen concurred With Councilor Ballew He was ill support of tins busmess only,
not somethmg less desuable The store was asking for JUst what they needed regardmg the dollar
amount There were already funds set aside for downtown Council needed to look forward to
other projects, but Wynant's needed the amount they requested
Councilor Lundberg said there were two Issues Downtown cntena wasn't yet m place and there
wasn't a premIer project set for downtown The other Issue was her concern about losmg that
amount of money If there was a default sltuabon She said there were other sltuabons when
properties had come back to the City Loans were quesl1onable, so she would be more
comfortable With a smaller amount In the $40,000 range
Councilor Wyhe smd she would hke to see the busmess plan The Federal gwdelmes were
desIgned to protect the taxpayers, so IfWynant's met the requirements, she was sabsfied It
would bnng families downtown and would make It safer downtowu With mcreased famIly
acl1V1ty She smd It would also upgrade the bUlldmg stock downtown The funds were to
Improve bUildings If they met the gUldehnes, sbe was fme With glvmg approval She would not
be opposed to a lesser amount, but wanted to encourage tins bUSiness to move downtown.
Councilor Woodrow satd If the project received the fundmg, they could create more Jobs, stay
open later m the evenmg and open by September 2007 The Federal gUldelmes were speCific and
protected the taxpayers and the process The City had asked busmesses to come downtown and
Wynant's was already takmg the nsk He felt the CounCil should give them as much support as
they gave non-profits, as tins would pay taxes aud bnng Jobs
Councllor Ptslnonen smd .fthe busmess was asking for $90,000, givmg them less could decrease
their abIlity to become successful They followed the gUldelmes and the Council was now asking
for the husmess plan lfthe C.ty Manager felt It was a healthy bUSiness plan, It should be funded
Councilor Lundberg said m years past, apphcants had to take only a portlOn of what was asked
for and were "I',..~jatlve of whatever they receIved They often had to come back year after year
to get all the fundmg they needed The CIty had a good track record m getlmg projects started
and completed Wynant's smd they would do tins whether they received the funds or not All of
the Councll wanted to see the reView of the busmess plan She would hke Councll to conSIder a
lesser amount and put together cntena for future use of the bulldlng Staff could then bnng tins
back to Councll
Councllor Woodrow noted that some of the places that received funds over several years didn't
open until the funding was complete at the end of three or four years TIns project wanted to be
open and operatlonal ill September 2007 Optlon I set the money aSide and wroted for the City
City of Spnngfield
Counc.l Regular Meenng Mmutes
May 7, 2007
Page 6
~~ ~-- --...,
~ ~ @ [~ U ~ ~-:il
~ MAY 7 G1 ~
By
Manager to reVIew the busmess plan Council could WllIt unl1l the CIty Manager passed hrs
recommendatIOn along to Council OptIOn C built m another safeguard to protect the Council and
the taxpayers' money to make sure It was a good decISIon The apphcant had asked for what they
needed and they should be commended He felt they should go forward With Option I C WIth the
addItIOn of Councilor Ballew's request for a condItion on future use
Councilor Ballew saId Council seemed to be at an Impasse She Said Option I C would work
WIth the CIty Manager reVIeWIng the bUSiness plan Ifhe detenmned $90,000 was not wananted,
he could award a lesser amount, WIth the rest gomg back to the downtown pool
IT WAS MOVED BY COUNCILOR WOODROW WITH A SECOND BY COUNCILOR
PISIDONERI TO APPROVE WYNANT'S FUNDING IN ACCORDANCE WITH
OPTION l.C WITH THE ADDITION THAT THE CITY MANAGER MAKE THE
FINAL DETERMINATION AI< J Jj,K REVIEWING THE BUSINESS PLAN TO SEE IF
590,000 IS THE CORRECT AMOUNT OR A LESSER AMOUNT WOULD BE MORE
ACCEPTABLE, INCLUDING APPROPRIATE CONDITIONS OF UTILIZATION OF
THE PROPERTY.
Mr Leahy saId the more the p.vp,,,;y was conchtloned the more dIfficult It could be to secure the
bank loan
Mayor Lelken agreed
Mr Leahy Said language for the conchtlon to prohrblt the property from becommg an adult store
would probably be acceptable, but further condItions could make It chfficult to secure a bank loan
Councilor Lundberg asked Mr Ko to reVIew past agreements WIth conchtlons to see how the
conchtlOns could be apphed to thiS project
Councilor Plsluonen asked for c1anficatlon on the motIOn
Mr Gnmalch restated the dewls of the motion
Councilor Plshronen Said he would like mformatlon back If the amount was reduced.
Mayor Lelken saId thrs was a very good dehberatlOn Tills proposal was very chfferent, but one
ofthe thmgs that made hrm comfortable was that thrs store had been 10 bUSiness for a number of
years The new location was not In the core of downtown, but was a mche bUSiness and very
umque The chentele would follow the store wherever they went Council would need to begm
loolong at cntena regardmg downtown development as more .deas and plans came forward He
commended Wynant's for looking mto thrs grant opportumty He thanked Councilor Ballew for a
good compromIse mouon
Councilor Lundberg saId she would like to move forward on downtown cntena as qUickly as
pOSSIble so CounCIl would not be 10 the same posItion next year
Councilor Ballew saId downtown had become more focused for Council She would hke a
portfoho put together that showed what the CIty could offer relatIve to fmancmllncentlves, loans
CIty of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 7
D)~@~DW~"']I
m MAY 7 07 })
Bv
or CDBG funds to busmesses that wanted to locate downtown Such a portfoho could help
Council be more mformed and prepared and would gIve the CIty somethmg to offer
CounCIlor Woodrow thanked Council for thelT conslderal1on and agreed that cntena was needed
as soon as possIble to address for-profit bUSInesses comIng forward requestmg grant funds
Mr Ko SaId staff would work on that nght away
THE MOTION PASSED WITH A VOTE OF 5 FOR AND 1 AGAINST (Ralston)
IT WAS MOVED BY COUNCn..OR LUNDBERG WITH A SECOND BY COUNCn..OR
WOODROW TO APPROVE THE SPRINGFIELD SECTION OF THE FY2007-2008
ONE-YEAR ACTION PLAN, THE MOTION PASSED WITH A VOTE OF 6 FOR AND 0
AGAINST.
2 Amended Request by the RehefNursery to Purchase CIty-Owned Property for a Proposed
Clnldcare Facility
Housmg Manager Kevm Ko presented the staff report on tins Item The CIty owns a I 37 acre
parcel located at 870 South 42nd Street Council held a pubhc heanng on December 4,2006 and
approved the sale of the property to the RehefNursery for the appraIsed value of$267,000
Based on subsequent InformatIOn from a survey and diScussIon WIth staff, the property IS shghtIy
smaller than mdICated on the appraIsal The RehefNursery IS seelong to purchase the property at
an adjusted pnce of $248,836
On December 4, 2006, a pubhc heanng was held to receIve testrmony and make a deCISIon
regardmg the proposed sale of CIty owned property to the RehefNursery The property IS
located at 870 South 42nd Street, and was appraIsed for $267,000 m Apnl, 2006 At the
conclusIOn of the publIc heanng, the CouncIl approved the sale of the property for the appraIsed
value As part of the due dIlIgence process, a survey of the p' vp~' ~y was conducted by the RelIef
Nursery A surveyor's report dated January 17,2007 was proVIded mdIcatmg the measured area
of the property was I 32 acres, winch IS approxrmately 10% less than m the I 47 acres on winch
the appraIsal was based. TIus was due m part to an adjustment made to proVide necessary nght-
or.way for rmprovements to South 42nd Street Based on the survey, the RehefNursery sought
to reVIse the sale pnce downward 10 $240,300 After wscusslOn WIth the CIty engmeenng staff, It
was determmed that the amount ofnght-or-way needed was less than what was reflected m the
survey Staff concluded that the SIZe of the property was approxunately 1 37 acres, and based on
the lllIl1al value establIshed by the appraisal, the reVIsed value of the property should be
$248,836 TIns value was agreed to by the RehefNursery [
!
An Agreement of Purchase and Sale IS attached for CounCIl's reVlew Part 24 of the Agreement
descnbes the CIty'S opl1on to repurchase the property from the RehefNursery for $248,836 If
constructIon of the faclhty has not commenced by January I, 20 I 0 Staff IS recommendmg that
the City sell the property to the RelIef Nursery for the pnce of $248,836 WIth the terms and
condll1ons prOVIded m the Agreement of Purchase and Sale Because of the InstOlY of the SIte, the
proceeds from Its sale would become CDBG "program funds" If the sale IS approved, staff
recommends that proceeds from the sale be earmarked for CDBG-el1gible downtown
redevelopment actlvll1es
CIty of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 8
'Iv ~ [G ~ .u. ill ~ {]l~1
UlJ MAY 7 01 UJ
By
Mayor Letken opened the public heanng
1 Rod~er TerralL 3117 North RId!!e Wav. Eu~ene. OR Mr Terrall was currently the prestdent
of the RehefNursery Board The Relief Nursery was requestmg an amendment to the pnce
for the decrease m footage found m the property He thanked CouncIl for the effort they had
put mto thIs project and asked for approval They were located on 18th and M Street m
Spnngfie1d and had been well receIved and gamed a lot of support from the famlhes Mr
Terrall acknowledged School Supenntendent Nancy Golden who served on the board
Mayor Letken closed the pubhc heanng
CouncIlor Ballew asked how the dIscrepancy occurred
Mr Ko explamed The appraIsal was ongmal1y taken off RegIOnal Land Inventory Database
(RLID) RLID was not down to the exact square footage, but the property had now been
accurately surveyed
CouncIlor Ralston asked If part of the change was because 42nd Street was WIdened
Mr Ko SaId that was part of the change He explamed
IT WAS MOVED BY COUNCILOR LUNDBERG WITH A SECOND BY COUNCILOR
WOODROW TO ACCEPT WITH CONDITIONS THE OFFER FOR THE RELIEF
NURSERY TO PURCHASE CITY -OWNED PROPERTY AT 870 SOUTH 42"'" STREET,
THE MOTION PASSED WITH A VOTE OF 6 FOR AND 0 AGAINST,
3 Proposed Amendments to the Metropohtan Area General Plan DIagram and the Spnngfield
Zonmg Map
ORDINANCE NO 1 - AN ORDINANCE AMENDING THE EUGENE-SPRJNGFIELD
METROPOLITAN GENERAL PLAN DIAGRAM BY RF.DESIGNA TING 56 ACRES
FROM CAMPUS INDUSTRIAL TO COMMUNITY COMMERCIAL. MEDfiJM
DENSITY RESIDENTIAL/NODAL DEVELOPMENT AREA. AND
COMMERCIAlJNODAL DEVELOPMENT AREA ON LAND LOCATED NORm OF
MARCOLA ROAD AND EAST OF 28 TH/3l ST STREETS (FIRST READING)
ORDINANCE NO 2 - AN ORDINANCE AMENDING THE SPRINGFIELD ZONING
MAP BY REZONING 56 ACRES FROM CAMPUS INDUSTRIAL TO COMMUNITY
COMMERCIAL. MEDIUM DENSITY RESIDENTIAL. AND M1XED USE
COMMERCIAL ON LAND LOCATED NORTH OF MARCOLA ROAD AND EAST OF
28 lli/3l ST STREETS (FIRST READING)
CIty Planner Gary Karp presented the staff report on thIs Item The subject sIte was formerly
known as the "PIerce" property The current Metro Plan deSIgnatIons and zonmg are Campus
Industnal (56 acres), MedIum DensIty ReSIdentIal (35 7 acres) and Commumty CommercIal (8 6
acres) The apphcant requests approval ofa Type II Metro Plan dIagram amendment to change
the 56 acre Campus Industnal deSIgnatIon to Commumty CommercIal (11 acres), MedIum
DensIty ResldentIal/Nodal Development Area (19 acres), and CommercIal/Nodal Development
Area (26 acres), and amendment of the Spnngfield Zonmg Map from Campus Industnal to
CIty of Spnngfield
Council Regular Meetmg Mmutes
May 7, 2007
Page 9
~~@~DW~fl
MAY 707 II,
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By
Commumty CommercIal, MIXed Use CommercIal and Medmm Density Resldennal (same
acreages) Both apphcal10ns are mterrelated, they both must be approved because of the requITed
consIstency between the Metro Plan deslgnanon and zomng All Issues related to the effects of
the proposed development on nelghbonng propertIes lIDsed dunng the Plannmg CommISSIOn
pubhc heanng are Issues that Wlll be addressed dunng the Master Plan reVIew process, a
conwnon of approval of these apphcanons, winch WlII be revIewed by the Plannmg ComrmsslOn
at a future pubhc heanng The Master Plan wdl contain proposed mlngattons to posItIvely
respond to the Issues raIsed by the neighbors In makmg theIr deCISIon on these apphcattons, the
CIty Councd should consIder If the City will be better served by converting Campus Industnal
land to CommercIal and Muln-famdy Resldenttal, Spnngfield's clttzens, especially the neIghbors,
can be assured that a "quahty" development WIll be constructed over tune, and wbether the
removal ofthe Campus Industnal deSIgnatIOn can be absorbed or should be offset by a
commensurate adwnon of Campus Industnal deSIgnatIOn elsewhere m the CIty as an element of
the upcommg commercla1/mdustnal land supply demand analysIs
Mr Karp saId tins was a quasl'JudlClal pubhc heanng and DeNovo DeNovo meant there would
be no lumtatlOns on who testIfied or what eVIdence was offered At the commencement of a
pubhc heanng such as thIS, It was stated m ORS 197763(5) that the cntena of approval must be
hsted The zomng map amendment was from 12030(3) of the Spnngfield Development Code
and cntena of approval were a) consIstency Wlth app!Jcable Metro Plan pohcles and Metro Plan
DIagram, and b) consIstency WIth apphcable Refmement Plans, Plan Dlstnct Maps, conceptual
development plans and functIOnal plans The property was presently proVIded With adequate
pubhc faclhttes, servIces, and transportatton to support the use The above noted SerV1ces and
transportatIOn networks were planned to be proVIded concurrently WIth the development of the
property The Metro Plan entena of approval were from SectIOn 7 070(3) a) the amendment
must be consIstent WIth tbe relevant statewIde plannmg goals adopted by the Land Conservatton
and Development CommISSIOn (LCDC) and b) adoptIOn of the amendment must not make the
Metro Plan mtemally consistent The staff report was utilized usmg those cnten.. The teslm10ny
should adhere to those cntena or other cntena m the plan or land use regulatton winch the person
beheved apphed to the declSlon Fadure to lIDse an Issue accompamed by statements or eVIdence
suffiCIent to afford the decISIOn maker or parties an opportumty to respond to the Issue precluded
appeal to the Land Use Board of Appeals (LUBA) based on that Issue
Mr Leahy said for the ClttZens testJfymg to01ght, the cntena were noted m the staff report and on
the wall behind the CounCIl The heanng was quasl-Judtclal and DeNovo DeNovo meant that
any Issue, procedural or substantIve, could be lIDsed that was relevant to the approval cntena
QuasI-JudICIal meant that certam due process procedural nghts were assocIated WIth t1us deCISIOn
makmg process Those nghts mcluded the nght to nottce (winch had been done), the ngbt to
present eVIdence, the nght to have a wntten declSlon based upon standards (set forth m the
cntena), and to an 1lllparl1al deCISIOn maker, the CounCil The pnmary purpose oftlus beanng
was to estabhsh a record upon wlncb a decISIOn could be made The eVIdennary rules assocIated
WIth the heanngs were less restncttve than those used m CITCUlt Courts and all relevant teslm10ny
(relatmg to the cntena), mcludmg heresy test1lllony, could be conSIdered It was unportant to
note that those glVlng testunony were to lIDse procedural and substanttve ISSUes at t1us heanng, or
they would be prolnblted or precluded from lIDsmg those Issues subsequently on an appeal before
the Oregon LUBA If they lIDsed an Issue, they must support It Wlth statements or eVIdence
suffiCIently specIfic so the Councd could understand It and the Councd had an opportumty to
respond to the concern or Issue The apphcant must mIse any concerns regardmg any proposed
CIty of Spnngfield
- Councll Regular Meetmg MInutes
May 7, 2007
Page 10
Iu) ~ @ ~ U 1--li'-r'
J~ MAY 7 01- J
By
condItIons of approval to preserve thelT nght to appeal and/or to seek damages In CITCUlt Court,
winch would be on a Dolan clallIl
. Burden of Proof In tins proceedmg, the burden of proof was on the applicant to show by a
preponderance of the eVIdence that all of the applicable approval cntena (noted m the staff
report and on dIsplay behmd the CounCil) had been met The record m tins manner consIsted
of the applicatIon and any supportmg mfonnatIon, any staff report and any supportIng
documents, and any testunony and documentary eVIdence acb:rntted dunng the Planmng
COlllIIllsslon heanng and the CIty CouncIl heanng If anyone wanted an Item entered mto the
record, they needed to present It to the CIty Recorder orally or m wntmg If there was any
questIOn whether any matenals were m the record, the person subnuttmg the testunony
should make a pomt of askmg that It be accepted mto the record. By statute, anyone glVlng
testunony had the nght to request that the record be held open for seven days They dId not
have to gIVe a reason for the request, but must make the request before the heanng was
closed If new eVIdence was Introduced dunng that tune, the record may be held open for an
addItIonal penod of tIme to allow other partIes an opporturuty to respond to the eVIdence He
gave an example In a DeNovo heanng, the applicant always had the last word There was
also the abilIty of anyone to request continuance of the heanng, winch was dIfferent than
keeping the record open A continuance of the heanng was discretIonary WIth the CIty
CouncIl and the party requesting It must show that prejudIce to Ins or her nghts would not be
cured by merely holdmg the record open, or the CIty Council could decide on ItS own that
they wanted addItIOnal informatIon and hold the heanng open
. Testunony TIns heanng was being recorded on tape He asked those that Wlshed to testIfy
to follow a few procedures I) TestIfy from the podIum, not from the audIence Don't holler
somethmg to the Council and expect It to show up m the record m approval or non-approval
of a statement, 2) Begm testunony by statmg your name, address for the record TIns would
enable the CIty Recorder and CouncIl to IdentIfy the testunony offered by each speaker and
WlIl asSIst m creating a transcnpt of the heanng If that IS necessary, and 3) If you want a
wntten copy of the wntten declSlon, please proVIde your name and address to the CIty
Recorder
Mr Leahy outlmed the procedure the Mayor would follow
I applicant testunony
2 testunony by those In favor
3 testunony by those neutral
4 testunony by those opposed
5 staff summary If staff chooses to summanze or respond to mformatlOn presented or
questIons from the CouncIl
6 rebuttal by the applicant
7 public heanng closed unless CouncIl determmes to extend the public heanng
8 dISCUSSIOn of the public heanng and whether or not to keep the public record open
9 dISCUSSIOn on polIcy Issues and compliance With adopted plans
10 deCISIon by CouncIl- the declSlon could be tomght or after the record was kept open
or after the pubhc heanng was contInued
The Council would Issue a wntten deCISIOn wltlnn a specIfied tune of the date the record was
closed at another heanng Council would gIve drrectIon regardmg a declSlon and the staff
would present fmdmgs for the CounCil Any person that partiCIpated m tins heanng or was
Clty of Spnngfield
Council Regular Meetmg Mmutes
May 7, 2007
Page II
~~ @ ~ 0 ill ~ ~l
MAY 7 D7
J
By___
on the record before the Plannmg CommlSSlOn may appeal the CouncIl's deC1S.0n to the
LUBA Please consult an attorney regardmg a deadlme for that appeal and the form of the
appeal
. Impartiality The Oregon Land Use Law reqUIred that the CounCIl disclose anyexparte
contacts or conflIcts of mterest related to tins matter and allow any person to challenge the
Councllor for bias Generally, a confhct of mterest mvolved a situatIon where the deCISion
maker, lus or her farOlly, or busilless would benefit or suffer by the declslOn An exparte
contact was a commumcatlOn to the declslOn maker that mcluded substantIve Issues regardmg
the appltcatlOn and occurred outSide the publtc venue
Mr Leahy asked for any ex parte contact or conflict of mterest
There were no conflIcts of mterest or ex parte contact from the Mayor and Councll
Mr Karp asked Council to turn to page 4 - 5 ofthe zonmg ordmance, condltlOn # I In that
condJ.tton, number 10 stated "either/or" Upon further reVIew of that condttIon, staff detennmed
It should be made clearer Staff dtscussed the change With the appltcant, and the applicant
concurred WIth the change He saId when the ordmance came back to the Council, staff would
prefer the "or" language
Mr Karp descnbed the property and the Metro Plan amendment and zorung amendment bemg
requested CounCil needed to consider whether the City would be better served WIth tlus zone
change Spnngfield CItIzens, espeCially neighbors, could be assured that a qualtty development
would be constructed over time He discussed the pOSSibility of addJ.tIonal Campus Industnal
property m other parts of the City Staff recommended approval of both appltcatIons With
condJ.tlOns
Mayor Lelken called the applicant forward.
1 Rtck Satre. PreSident of Satre and ASSOCiates. 132 East Broadwav. SUlte 536. EUl'ene. Or
Mr Satre satd he was the applicant's representattve He said tomght's heanng was regardtng
planmng and zomng, yet much had been said ill pnor testunony and 10 the media about a
certain home unprovement center These applicattons were not about Lowe's or any other
home unprovement center or any other particular tenant or occupant If Lowe's went away,
the project would go on If Lowe's were to move to another sIte ill Spnngfield, tins project
would go on Tomght's heanng was about a 100 acre master plan commumty, a mixed-use,
resldenttal, commercial master plan TIns property had long been known as the Pierce
Property, and was now a master plan commumty known as the Villages at Marcola Meadows
He referred to a sltde show that showed the potenttal development and the type ofbUlldJ.ngs
that would be mcluded 10 tins area, mcludtng open space He said tlus commumty would be
good for Spnngfield and would offer excltmg places to shop, a lugh quality outdoor
enVtronment, and a suffiCient amount of open space He satd wlthm the 100 acres, 54 7 acres
would be medium denSity resldenttal and the balance would be commerCIal Of the 54 7
reSidential, nearly twenty percent would be dedtcated as common open space avaIlable to the
pubhc at large There would be a WIde vanety of uses, occupatIOns, and reSidences Wlthm
tins master plan community In addJ.tlOn to medtum denSity reSidentIal and a number of
resldenttal types, there would be a number of commercial types, mcludmg opportumttes for a
lugh quality office enVIronment mtegrated With open space and pedestnan connecttons
Cay of Spnngfield
\ CouncIl Regular Meetmg MInutes
May 7, 2007
Page 12
]~@~J~~]
MAY 7 01
By
There would be a vanety of places to lIve mcludmg townhomes, apartments and cottages
The master plan commumty was paymg attention to the COncerns expressed by the
neIghborhood and the commumty at large The applIcant held a neIghborhood meetmg on
March 14 at Bnggs MIddle School, WIth nearly 80 attendmg Forty SIgned up on the
attendance sheet, the applIcant took questIOns and proVlded wntten response to those that
entered thelr name and address on the sheet Thelr wntten responses were part of the publIc
record.
Mr Satre wscussed the color booklet that was received mto the publIc record and by the
CouncIl He then entered mto the record three new documents' I) pie chart mwcatmg that of
100 acres, twenty percent of the reSIdentIal would be open space, acceSSIble to the
commumtyat large, mcludmg a I 5 acres addItIOn to the undeveloped WIllamalane P,erce
Park, connectIons to the Eugene Water and Electnc Board (EWEB) comdor, and connectIOns
to the school grounds The applIcant had met WIth the representatIves from the school
dlstnct, from EWEB and W 11Iamalane to make sure that as the master plan took shape, the
applIcant would respect those eXlstmg communIty resources and make due connectIOns and
relatlOnslups WIth the proposed master plan and those eXlStmg parks and school grounds, 2) a
digItal unage of what the faCIlIty would look lIke from the south SIde of Marcola Road
showmg that the mountam vIews would stIli be VlSlble They were proposmg a thrrty foot
landscaped buffer from the north SIde of the Marcola Road nght-of-way, and 3) a one-page,
two-sIded document that was ongmally shared WIth the neighbors at the neIghborhood
meetmg to proVIde a lIttle more narratIve about the vIsIon belund Marcola Meadows
Mr Satre explamed why he felt CouncIl should approve these proposals The request met all
applIcable cntena as stated by staff and agreed upon by the Planmng ComnusslOn The
applIcant had worked WIth staff over the last eIghteen months to develop a master planned
commumty wluch met all applIcable cntena, met Spnngfield's goals for reSIdentIal denSItIes,
applIed the nodal overlay for tlus development and [unIted velucle tnps The applIcant was
unplementmg Spnngfield's recently adopted mIXed-use commercial zone The nodal and
mIXed-use commercIal zone would help Spnngfield comply With TransPlan and WIth TPR
regardmg tnp reductIon In adwtlOn, they were best utIlIzmg vacant land WIt\un the urban
growth boundary (UGB) ThIS project would add to the tax base and would create Jobs The
applIcant had met wIth the neIghborhood, representatIves from the school dlStnCt, EWEB,
WIllamalane, and DLCD regardmg stateWIde goal complIance, partIcularly With respect to
the land mventory and the Job creatIOn
Mr Satre SaId m the adopted and acknowledged lOventones for commerCIal and mdustnal
land WIt\un the plan year of 2015, there was a documented shortage of commerCIal lands m
the commumty There was also a documented projectIOn of surplus mdustnalland m the
commumty In the Campus Industnal (CI) wstnct m Spnngfield, as of March 13,2007, there
was still 116 acres of vacant CI land m the Gateway area. There was also a pOSSIbIlIty of a
large amount ofCI would be deSIgnated m the Jasper Natron area
Mr Satre summanzed Ius presentatIon Demand for mdustnal manufactunng uses ongmally
mtended for t1us CI wstnct had greatly dll1uDlshed. The P,erce Lv>,,,,;j had been shovel
ready CI land for over t1urty years, but there had been no CI development proposal submItted
The ongmal SpecIal LIght Industnal (SLI) and later CI deSIgnatIon of t1us property was
adopted to asSIst m the dIversIficatIon of the metro areas dechne m the wood products
mdustry twenty to twenty-five years ago There was a change m market forces regardmg the
City of Spnngfield
Counell Regular Meetmg Mmutes
May 7, 2007
Page 13
~ [E @ [E 0 ill [E J'
ill MAY 7 07
By
high tech 10dustry that CI was 10tended to address He gave the example of Sony
Manufactunng locatmg 10 Spnngfield, hut then later clos1Og due to new technologies The
last 10dustnal use that was developed m the Spnngfield commumty on CI land was ten years
ago There was not a mgh demand for mdustnal property 10 Spnngfield In the adopted
acknowledged 1Oventones there was projected to be a surplus of nearly stxteen hundred acres
of Industnalland In the metro area, wmle there was nearly a two hundred acre defiCit of
commercial land In Spnngfield alone Mr Satre SaId this proposal satIsfied Goal 9 and
DLCD's concern regard10g land supply The apphcant met with staff and DLCD
represental1ves and discussed their concerns The City's findmgs needed to be based on the
adopted and acknowledged Inventones In addll1on, the applIcant had commumcated With
represental1ves from the Oregon Department of Transportalton (ODOT) regardtng traffic
The applIcant proposed a tnp cap Th1s was not a hnut on tnps, but was a llIllit on tnp
generalton development so that under the proposed plann10g and zomng, the tnp generat10g
development (I e the amount of square foot of commercial use and the number of dwelltng
umts) would not exceed the tnp generalton that could occur under the eXlst10g planmng and
zon1Og In additIOn to that, there was a letter from ODOT In the agenda packet, stating that
ODOT had reVIewed and agreed WIth the apphcant's traffic analYSIS and mll1gatlOn The
apphcant was planning a number of nnprovements to City street system, and the ODOT
controlled on and offramps at 1-105 and the Mohawk Road overpass Spnngfield and ItS
CitIZens would be better served by changmg CI to commercial land due to the current
shortage Th1s proposal Introduced eqUlltbnum 10 the supply by Increas10g the supply of
commercial land Address10g the projected shortage would asSist With econonuc
development
Mr Satre thanked Counct! for thelI conslderal1on He said he would be aVaIlable after the
publtc heanng for any questIOns
Mayor Lelken opened the publtc heanng
Karen Boden. 2187 North 23n1 Street SonnQfield. OR. Ms Boden SaId she hved dlIectly
behtnd this property She said With a total of 192 homes, 123 townhouses and 120
apartments, that would equal 435 dwellmgs 10 that area She said she was concerned With the
schools 10 that area because Yolanda Elementary, Bnggs Middle School and Thurston Htgh
School were already very full She discussed tnp generatIOn and felt that the traffic numbers
would be very mgh LIVIng dtrectly behtnd this development, she was concerned With the
waterway and asked If there would be a barner She asked If there would be a wall to keep
the nOIse level down for the resldenl1al area She SaId she was opposed to tms development
She would prefer to see a retammg wall, but noted she would no longer see the mounlatns
from her 10cal1on. She SaId all of those from the netghborhood were nervous and lrytng to
help each other fill out thelI cards, but the developer was standmg nearby .
2 Jean Fra~ 2074 Lamond Ave. Sonn"field. OR Ms Fraga saId she ltved on Lamond
A venue for thtrty-elght years She saId some of the lots 10 the ongmal subdlvlSlon were a
quarter of an acre She said she was concerned about pack10g too many homes 10 tms area
and was most concerned about pulttng another home nnprovement store 10 this area There
was already a Jerry's nearby
3 Gall Wa"enblast 2457 Otto Street Sonnl!field. OR Ms Wagenblast said she was opposed
to this proposal More than the commerCIal development, she was opposed to addmg more
City of Spnngfield
Council Regular Meenng Mmutes
May 7, 2007
Page 14
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MAY 7 61
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medIUm densIty resldenual There was not a shortage ofhousmg m Spnngfield She saId the
neIghbors had gotten mIXed messages from the developer on what type of housmg they
wanted to IOcorporate She sald It could equate to 228 addItIOnal resIdences on the nmeteen
acres, Jithere were twelve homes per acre She saId Bnggs MIddle School was very full and
she was not sure where any new students would fit She sald the lot SIZe was a concern
because It gave no area for cluldren to play She sald part ofthe open space was 10 the
commercIal area She referred to the tlurty foot swatch along the road wluch was part oftherr
open area That area was not SUItable for cluldren to play She saId we couldn't rely on the
schools to allow Iods to play there because part of the schoolgrounds could have to be used to
build sometlung new Another concern was the dratnage system She smd the system chdn't
work now m the area and adchng all the cement and bUlldmgs WIth no addluonal dramage
would be a problem The roads around that area flooded every wmter She referred to the
argument that we have a surplus ofCI m the Gateway area, but most of that CI land was not
usable and was located m the flood plam She referred to the lmuted velucle tnps and noted
that they were adchng 1491 parktng spots to tins development If they weren't planmng on
havmg cars dnve to tlus area, they wouldn't need that many spaces The traffic was also a
concern
4 Nancv Falk 2567 Marcola Roali Sonnl!fielli OR Ms Falk smd she had owned the property
smee 1957 It was created as North VIew Subchvlslon by former Governor Bob Straub and
she noted that the Jasper Road ExtenSIOn was named after Mr Straub She smd a better way
to honor Inm would be by not placmg tlus development m tlus area She asked why the
apphcant would want to put a home unprovement store m the mIddle oftlus development
She smd there was no need for another home unprovement store WIth Jerry's nearby There
were other places available for development, such as Centennial and Mohawk or Glenwood
She satd there was l"v.t'~,~j on the old Wllchsh property south ofFrankhn Boulevard The
parcel was on the west SIde and had a ratlroad spur wluch could be benefiCIal for a home
Improvement store It was also off the mam thoroughfare and could draw traffic from other
areas
5 .Lou Chnstlan. 80767 Turkev Run Roali Creswell. OR Mr Chnstlan saId he represented the
Plumbers and Steamfitters Local 290 on 2861 P,erce Parkway m Spnngfield He saId they
were opposed to seemg thIS project put m WIth the rezomng of the CI area The current
zonmg was meant to proVIde famtly wage Jobs and the commercial and reSIdential would add
more reSIdents to the area WIth lower paymg Jobs than generally CI would present Tlus
would reduce the CI mventory by nearly one-tined and much of what would remam would not
be usable for any mechum SIZed campus It would take out a very VItal part of the CI
mventory He noted that CI and Industnal were very chfferent Lowe's bUIlt a regIOnal
chstnbuuon center usmg a lot of tax money from people m Oregon through economIc
development funds and used many out of state contractors The Unton strongly recommended
retauung CI m tlus area It was needed to proVIde family wage Jobs He referred to an arttcle
m the Oregoman that came out Apnl30, 2007 uUed "The Payrolls Grow, but not so the
Paychecks" The artIcle discussed the mdustry that was left and the downward sptral of the
wages He prOVIded a copy of the arttcle to the CIty Recorder for the record Bnngmg m tlus
type of development and more houses put more pressure on the wages Mr Chnsttan
requested that the record remmn open for 7 days
6 Bnan Jones. 2491 161h Street. Sonnl!fielli OR Mr Jones said he approved ofmtXed-use and
commercial, as the City had a great need for that He grew up m the area and yet often had to
City of Spnngfield
Counctl Regular Meetmg Mmutes
May 7, 2007
Page 15
~~@~DW~l
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go to Eugene for shoppmg He would prefer to stay m Spnngfield The only'" I_i:,
area Spnngfield had was Gateway and that area would be mconvement Wlth tbe added
facllllles gomg mto that area Havmg a commercial area centrally located would be a benefit
to the commumty He SllId It depended on the type of housmg that was put m to the
development and also the commercial use located there He referred to the shoppmg center
off Coburg Road that had turned Itself around He noted the development m outlymg areas
because of shortage of housmg m Spnngfield He Said It did put a burden on the schools and
mfrastructure, but there were ways to get around those Issues We needed to look at ways to
llllprove our commumty, not delntct from It If done m the nght way, tins commercial center
and housmg could be a slgmficant benefit to the Spnngfield area.
7 Laun Seeel. Goal One CoalitIOn. 642 Charnelton #100, Eueene, OR Ms Segel Satd she was
a committee planner and although she duln't live m Spnngfield, she lIVed m the
EugenelSpnngfield commumty and did care about livability She commented on ISsues
regardmg Goals 9 and 12 and nodal development She felt that staff mcorrectly dis1illssed the
appltcablhty of the proVISIOns ofGoa19, admmtstratlve rules that became effective January
2007 Staffs response to wntten and oral testunony msmuated that because the applicallon
was submitted m September of 2006, pnor to the effecllve date of changes made to Goal 9 by
DLCD, that the new rules didn't apply That was mcorrect ORS 227178(1) established that
"except as proVided m subsecllons (3) and (5) of thiS sectIOn, the governmg body of the City
or ItS deSignee shall take final acllon on an applicallon for a penOlt, Ilmlted land use deCISIon
or zone change (of wluch a plan amendment IS not part of) mcludmg resolutIOn of all appeals
under ORS 227 189, Wltbm 120 days after the applicatIOn IS deemed complete" The current
proposal mcluded a plan amendment, wluch was not a penmtted land use deCISIon or zone
change,ORS 197 175(2) states, "pursuant m relevant part, each City and County m tins state
shall prepare, adopt, amend and revISed Comprehensive Plan m compliance With the goals
approved by the CommiSSIOn" TIns provISIon establishes that plan amendments must
comply With the goals In tlus case, that meant the new Goal 9 rules Ms Segel spoke
regardmg the mdustnalland The applicant mostly relled on two of the thrrty-two economic
element poliCies m the Metro Plan, PoliCies 6 and 12 The applicant seemed to believe that
Pohcy 6 was llllperallve and proVided clearer gUidance than Pohcy 12, however, t!us poltcy
addressed zomng only, not plan deslgnabon and concerned the necessity ofhavmg adequate
supphes of land of both commercia] and illdustnal deslgnallon, and said notbmg concenung
the applicabtllty of favonng one plan deslgnabon over the other Policy 12 stated
"discourage future Metro Plan amendments that would change development ready mdustnal
lands, sites Idenllfied as short term m the Metropolitan Industnal Lands Special Study, to
non- mdustnal deSignatIOn"
8 Darlene Hrouda. 2595 Marcola Road. Sonnefield, OR Ms Hrouda said she had a lot of
concems because she hved on Marcola Road Traffic was already bad enough and she had
trouble gettmg out of her dnveway Sbe said a speeding car Just rolled over m her neighbor's
yard She was not as opposed to the mdustnal part as she was the resldenbal She Said there
could be about 489 reSidences, totahng about 1200 people Wlth between 500 - 1200 cars a
day m and out of there ill an area that was already saturated She Said there were not enough
roads to support that amount of traffic She said she moved to Spnngfield from Eugene
because It was more open than Eugene She had a problem With overcrowdmg the schools
and there would be nowhere for the lads m tins development to play and they would get mto
trouble She was concerned about what tlus development would do to thell' property taxes as
CIty of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 16
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ill MAY 7 07 jj
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homeowners and the property value She had real concerns and would ltke to request to leave
the record open
IT WAS MOVED BY COUNCILOR LUNDBERG WITH A SECOND BY COUNCILOR
WOODROW TO LEAVE THE WRu lJ01~ RECORD OPEN FOR ONE WEEK UNTIL
5,00 P.M. ON MAY 14, PROVIDE THE APPLICANT AND STAFF ONE ADDITIONAL
WEEK TO RESPOND TO THIS TESTIMONY AND RECONVENE FOR COUNCIL
CONSIDERATION OF THIS APPLICATION AT 7:00 PM, ON JUNE 4 IN THESE
CHAMBERS. THE MOTION PASSED WITH A VOTE OF 6 FOR AND 0 AGAINST,
Staff response
Mr Karp said some of the Issues addressed were not to the cntena of approval and would be
addressed dunng the master plan process If the amendments were approved by CouncIl He saId
staff would reVIew the Issues related to Goal 9 and Goal 12 Staff would also revIew what was
submitted mto the record tomght and reply on June 4
Apphcant rebuttal
Mr Satre sllld a number of legttnnate concerns were expressed tomght and deserved due
conslderalton The master plan would address those Issues, such as dramage, nOIse, etc There
would be pubhc noltce and a pubhc heanng for the master plan He addressed the concern
regardmg school overcrowdtng On page 7-21 of the agenda packet, there was a letter from the
Spnngfield Pubhc Schools statmg that there was adequate capacIty m the school system for all of
the allowable housmg on these acres WIth respect to the open space, someone had tesltfied that
the thrrty foot setback along Marcola Road was part of the open space and that was mcorrect
Twenty percent of the reSidentIal acreage would be the common open space He addressed the
Issues regardtng Goal 9, Metro Plan Pohcles 6 and 12 bemg m confhct With each other He
encouraged CouncIl to contmue readmg or re-read theIr packet, m partICular page 6-28 of the
packet wl11ch meluded a Metro Plan statement that sllld It was 0 k Ifthere were confhcts and
mconslstencles between vanous polICIes Wlthm the Metro Plan When local Junsdlcltons
discovered that there may be mconslstencles and confhcts, It was up to Councll to sort those out
In regard to densIty, number ofhousmg, traffic, and thmgs related to tnp generalton, he remmded
CouncIl that they had voluntanly YOVYVOed a tnp cap He reIterated that trIp cap was not a 111mt
on tnps, but a lnnll on the amount of commercial square footage, a lnmt on dwelhng urnts so that
the number of trIps generated by thts development would not exceed the number oftnps that
would be generated by the eXlstmg planntng and zomng use
Mr Satre thanked CouncIl for theIr conslderalton
Mayor Lelken sllld the wntten testnnony would conltnue to be open for one week No declSlon
would be made tomgbt
Mr Leahy sllld there would be no pubhc testnnony on June 4 Wntten testnnony would be open
unltl 5 OOpm on May 14
CouncIlor Ralston asked wl11ch Items discussed were part of the cntena He asked If TransPlan
was part of the Metro Plan Yes Anytbmg related to traffic had relevance to the cnlena
Councllor Lundberg said she would hke a follow-up With the School DIstnct She asked where
the two new schools would be located that were part of the School DIstnc!'s last bond measure
City of Spnngfield
Council Regular Meetmg Mmutes
May 7, 2007
Page 17
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MAY 7 07
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She wanted to know If that was why the dlstnct was saymg they could accommoda.e, or would It
mean movmg students to other areas She would lIke more clanficatlOn regardmg absorbmg
students There was sometlung currently m the legislature regardmg school mput when
development was proposed It was a cntlcallSsue to this apphcatlOn
Councilor Ballew asked about the wntten record bemg held open
Mr Leahy said the record was bemg held open for one week, until Monday, May 14 at 5 OOpm
He suggested a shght change to the rest of the schedule He suggested that If any new
mfonnahon came m dunng that week by eIther the apphcant or anyone opposed to the
development, either party could comment on the new mfonnatlon dunng the next week (through
May 21) There could be a three day tune penod after that for the apphcant to make any rebuttal
and no new mfonnahon could be mtroduced at that tune Per Councilor Lundberg's request, new
mfonnatlOn would be entered mto the record that would need comment
. First penod Wntten record open through 5 OOpm on May 14
. Second penod Respond to new mfonnatlOll from all parties through May 21
. ThIrd penod ApplIcant to file rebuttal by May 29
Jim Splckennan, attorney for the applIcant, 975 Oak Street, SUIte 800, Eugene, Oregon addressed
Mr Leahy regardmg the tunelme He saId by statute, the apphcanl had one week for theIr
argument He also noted that dunng the last week, he could comment on anythmg m the record,
not Just new mformatlOn
Mr Leahy asked Mr Karp about tune for staff to prepare the mformatlOn to bnng back to
CounCil
Mr Karp said III order for bun to prepare the mfonnabon for the CouncIl packet, he would need
to schedule tlus to corne back for the meetmg on June 18
Mr Leahy said he would prefer to have a record that everyone could be mvolved m and the
CounCIl had all the mfonnahon It needed
Mayor Letken noted that he would not be III attendance on June 18
Mr Leahy srod If there was a be, the CouncIl could contmue the meetmg and the Mayor would
review the record before commg back for a final deCISion
CouncIlor Ralston asked about a park called PIerce Park that was shown on the map He asked If
PIerce Park was pnvate or a WIllamalane Park
Mr Satre saId It was Wlllamalane property that had not yet been developed Pierce Park was the
name given to that p,vy~'~f by Wlllamalane
Mayor Lelken thanked all those that had come to teshfy before CouncIl and for theIr thoughtful
testImony
NO ACTION REQUESTED FIRST READING ONLY
CIty of Spnngfield
Council Regular Meetmg Mmutes
May 7, 2007 '
Page 18
Mayor Letken announced that CouncIl would take a five mmute recess (9 10 pm)
Mayor Lelken resumed the CouncIl meetmg at 9 17 p m
COUNCIL RESPONSE
~~ M~Y~ ~W6J~~
BUSINESS FROM TIIE AUDIENCJ;;;
CORRESPONDENCE AND J"t'.J J liONS
BIDS
By
ORDINANCES
BUSINESS FROM TIIE CITY COUNCIL
Busmess from CouncIl
a COmmIttee Reports
1 Councilor Ballew Said she went to an all day Oregon Metropolitan Planrung
OrganIZatIOns Consortium (OMPOC) meetmg on Fnday Not a lot was
accomplished, but she had a couple of !lungs to dIstnbute to Council regardmg a
legislal1ve policy that was dIscussed She dIdn't want to cormmt to anythmg Wlthout
full COuncil approval
Councilor Ballew also reported on the Little Look meetmg that she and Councilor
Woodrow attended today The faCilitator was very mce and would be puttmg
together a collecllve statement of what appeared to be the atl1lude of the three
agencies There was a lot of difference m oplmons
2 Councilor Woodrow Said he also attended the Little Look meellng The Eugene City
Council was unhappy that tlus wasn't brought to them ahead oftnne Mayor Piercy
stated that Eugene and Spnngfield were not fightmg about tlus Issue, but were
discussmg It Most of the questIOns at the sessIOn were ambiguous
3 CouncIlor Lundberg attended the nbbon cuttmg for the Northwest Credit Umon
located on Mam Street m Spnngfield She Said It was another Carl Sherwood deSign,
was beautiful and was all done m wood The first NW Credit Umon member was at
the nbbon cuttmg She encouraged everyone to stop by to see t1us beaul1ful faCility
4 Councilor Wylie said she had been appomted to the Blue Ribbon Conumttee to
fmance homelessness and housmg programs It was a Eugene Mayor program, but
they seemed happy to have a Spnngfield CounCilor on board that was also fa1lllhar
With sOCial semces She wtIl keep CounCil mfotmed on the plans of tlus COmmIttee
5 CouncIlor Plsluonen attended leaderslup trammg last week for two days and found It
to be very benefiCial It was put on by League of Oregon CIlIes (LOC) He Will
relwn at the end of the month for the second part of the lra1ning
City of Spnngfield
COUDeLl Regular Meellng Mmules
May 7, 2007
Page 19
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lli1 MAY 7 01 j
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6 Mayor LeIken saId HB3337 passed 50-5 at the House It would now be determmed
wluch Senate committee It would be gomg to
BUSINESS FROM THE CITY MANAGER
CouncillmtlatlOn of Vacation of RIght-of-Way
Pohce Cluef Jerry Smith presented the staff report on t1us Item When the design of the Jusbce
Center began ill December 2005, the project arclutect was requITed to examme the eXlstmg site
and to develop opbons for the use of the site Imtlally, mOre than 15 concepts were exammed and
ultlIl1ately 4 site opbons were developed On February 28, 2006, the Council considered these
opbons and selected OptIOn 2 This optIOn was det=ed to be most lIkely to provide for the
City'S requrrements for the new facIlity wlule also meetmg the City'S budget constramts This site
design option has been the basIs of the design of the Jusbce Center project In order for the
construction of the project to proceed as designed, the one-block sectIOn ofB Street between 4th
Street and Pioneer Parkway East must be vacated
Oregon ReVised Statue secbon 271 130 proVides for the City Council to IIDbate vacatton of
public nghts of way If the Council deCides to IIDl1ate tlus acbon, staff will process the vacatIOn
appllcabon usmg the cntena approved by the City Counct! on Apnl2, 2007 This cntena IS
related to vacation of pubhc nghts of way, easements and other pubhc lands that will remam m
public ownerslup and pubhc use The procedures for the reView oftlus vacatIOn apphcatlOn WIll
be as any other request for vacabon of nght of way Staff Will review the apphcabon ill
accordance With the cntena and will prepare a staff report wluch Will mcJude draft findmgs This
report WIII be scheduled for a Pubhc Heanng by the Plannmg ComnnsslOn and the Plannmg
CommiSSIOn will make a recommendabon regardmg the apphcabon to the City Council
FolIowmg the Planmng CommiSSIOn heanng, a Pubhc Heanng will be scheduled for the Council
to hear tesbmony regardmg the apphcatlon
If the CounCil decides to approve the vacation apphcal1on, the constructton of the Justice Center
will proceed as deSigned If the Council does not approve the vacatIOn appl1catton, some
components of the JustIce Center wtll be re-deslgned to remove the secure parkmg and Ancillary
BUlldmg from the B Street nght-of.way and constructton of the project will proceed as re-
deSIgned.
IT WAS MOVED BY COUNCILOR WOODROW WITH A SECOND BY COUNCILOR
PISmONERI TO INITIATE VACATION OF THE ONE BLOCK SECTION OF B
STREET BETWEEN 4TH STREET AND PIONEER PARKWAY EAST. THE MOTION
PASSED WITH A VOTE OF 4 FOR AND 2 AGAINST (BaUewlLundberg)
2 Jomt Partlclpatton With Eugene and Lane County m a Ballot Measure 37 ClalIl1
Planrung Manager Greg Mott presented the staff report on t1us Item A Ballot Measure 37 cJ3lII1
has been filed WIth Eugene, Spnngfield and Lane County a1legmg d1ll11l11shed value as a result of
Metro Plan poliCies The cJ3lII1 was filed WIth each of the Metro Plan's co-slgnatones despite the
properly's locatton west ofI.5 between the Urban Growth Boundary and Plan boundary The
question IS "Should the City of Spnngfield apply the plan amendment procedures regardmg
JunsdictlOnal parbclpatton m Plan amendments to a BM 37 c1alIl1?" The law estabhslung clalIl1s
CIty of Spnngfield
Counctl Regular Meetmg MInutes
May 7, 2007
Page 20
for dUDlIDShed value clearly exempts tlus process from the "land use declSlon" and "Irnuted land
use declSlon" process specIfied m ORS 197
NotW1thstanclmg thIS dtstmctIon, the BM 37 claIm WIll result m compensatIon, I e functIOnal
eqUIvalent of a development demal, or W31ver of the land use regulatIon, I e functional eqUIvalent
of a development approval In eIther case, Spnngfield's partIcIpatIOn, Iftlus was a land use
deCISIon under ORS 197 and the Metro Plan, would be optIonal, not compulsory "All three
govemmg bodIes must approve non-sIte-specIfic text amendments, sIte specIfic Metro Plan
DIagram amendments that mvolve a UGB or Plan Boundary change that crosses the WIllamette
or McKenzIe Rlvers or that crosses over a ndge mto a new basm, and, amendments that mvolve a
goal exceptIon not related to a UGB expansIOn." (Metro Plan, page IV-3)
The claIm seeks approval to develop property between the McKenzIe Rlver and the UGB, west of
1-5, WIth reSIdentIal development ofvarymg densItIes Under Metro Plan land use procedures,
the property owner would request an amendment to the Urban Growth Boundary and concurrent
Plan diagram amendments from agncultural to reSIdentIal Because none of the sltf>-specIfic
guldelmes IdentIfied at Metro Plan IV -3 CIted above apply to tills claIm, Spnngfleld would
receIve a referral to allow for deternllnatIon of "RegIOnal Impact" and subsequent deCISIon to
"opt-m" or "opt-out" In prevIOus land use actIOns west ofI-5 of SImtlar purpose and scope, the
Spnngfleld CIty Counctl has declmed to partICIpate, consIstent With the proVISIOns of the Metro
Plan and the Spnngfield Development Code, ArtIcle 7
Mr Mott explamed how the ImplementatIOn of the JunsdlctIonal responslblhty eXISted and the
optIOns for Counctl
Counctlor Ballew asked about the Metro Plan and the responslbtlltIes noted m that plan
Mr Leahy saId It was a contract WIth no end Part of the terms of that contract contaIned
proViSIons for Counctl to opt out Mr Mott was recommenclmg that Counctl opt out and
ehmmate tlus BM37 clann
Counctlor Ralston S31d If Spnngfield opted out, would the clannant slIlI go forward WIth the
BM37 clarm
Mr Mott saId that was correct
Counctlor Ballew asked If they were filmg the clarm agamst all three JunsmctIons
Mr Leahy saId he dtscussed tills WIth the clannant's attorney, Mr Kloos
IT WAS MOVED BY COUNCILOR WOODROW WITH A SECOND BY COUNCILOR
PISmONERI TO DECLINE PARTICIPATION. THE MOTION PASSED WITH A
VOTE OF 6 FOR AND 0 AGAINST.
Mr Gnmaldl remmded Counctl that there was a Budget Connmttee tomorrow rught
CounCIlor Ballew s31d the Museum was hononng the Over the Htll Gang, mcludmg Don Lutes,
on Fnday, May II from 5 00-7 OOpm
~ ~ @ ~ 0 ill ~]I
UU MAY 7 01
By
CIty of Spnngfield
CouncIl Regular Meenng Mmules
May 7, 2007
Page 21
Councilor Lundberg noted the wonderful artIcle about Don Lutes m the paper today
BUSINESS FROM THE CITY A TIORNEY
Mr Leahy said he attended a municipal attorneys' workshop last week A panel on Saturday
rnommg mcluded Eugene City Attorneys, a Eugene Risk Management staff member, and another
law finn that Eugene hired regardmg the Pohce cases WIule the Eugene law fIno was defending
the cases, they hired a law finn from Portland With the goal of settlmg the cases
He thanked the Council He s31d he attended the Cmco DeMayo event al the RegIOnal Sports
Center and thought It was great to have It m SpnngfIeld.
DISCUSSIOn was held regardmg the Issues around nammg of that facility
ADJOURNMENT
The meeting was adjourned at apprOJurnately 9 32 p m
<
~v(L
Sldney."w Le~
Maypf
Minutes Recorder Amy Sowa
Attest
aWA-i huJP..-
City Retyder
]~@~DW~l
MAY 7 07
J
By
, ',a\GJ...."iiDA ITEM SUMMl Meetmg Date May 7,2007
ffi[E @ [E Q I)J [E 1 Meetmg Type ~:;~,on/RegUlar
,.., I Department. Development
MAY 7 0 I Services
III 5 pa..d:.d- -tb.../ Staff Contact: Gary M Karp /'l~
cc. - tvI/L'"11\ ~1 _ IQ
S P R I N G FIE L D By LDK/Rla ~ . Staff Phone No. 726-3777
C I T Y C 0 U N C I L EstJmated Time 30/60 minutes
ITEM TITLE PROPOSED AMENDMENTS TO THE METROPOLITAN AREA GENERAL PLAN
DIAGRAM AND THE SPRINGFIELD ZONING MAP
ACTION
REQUESTED
ISSUE
STATEMENT.
ATTACHMENTS
DISCUSSION
Hold a work session to diSCUSS the proposed Metro Plan diagram and Springfield
Zoning Map amendments and open the public hearing continued from April 16 for a
first reading of
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 MARCOLA ROAD AND
WEST OF 28THI315T STREETS
AN ORDINANCE AMENDING THE SPRINGFIELD ZONING MAP BY REZONING
56 ACRES FROM CAMPUS INDUSTRIAL TO COMMUNITY COMMERCIAL,
MEDIUM DENSITY RESIDENTIAL, AND MIXED USE COMMERCIAL ON LAND
LOCATED NORTH OF MARCOLA ROAD AND WEST OF 28TH/31sT STREETS
The applicant's Intent IS to obtain the proper Metro Plan deSignations and zOning on
100 3 acres to allow the construction of a phased mixed-use reSidential and
commercial development Within a nodal development area (80 7 acres) called the
Villages at Marcola Meadows The applicant must also obtain Master Plan approval
and then, indiVidual Site Plan and SubdivIsion approval
Attachment 1 Planning CommiSSion Order and Recommendation
Attachment 2 Differences Between 2001 and 2007
Attachment 3 Ordinance Amending the Metro Plan Diagram
Attachment 4 Ordinance Amending the Spnngfield ZOning Map
Attachment 5 Wntten Matenals Entered Into the Planning CommiSSion Record
Attachment 6 March 27, 2007 Planning CommiSSion Packet
Attachment 7 Apn117, 2007 Plannmg CommiSSion Packet
Attachment 8 Apnl17, 2007 Planning CommiSSion Draft Minutes
Attachment g Splckerman's Concerns About a "De Novo" Public Heanng
The subject site was formerly known as the "Pierce" property The current Metro
Plan deSignations and zoning are Campus Industnal (56 acres), Medium DenSity
Resldenl1al (35 7 acres) and Community Commercial (8 6 acres) The applicant
requests approval of a Type II Metro Plan diagram amendment to change the 56
acre Campus Industnal deSignation to Community Commercial (11 acres), Medium
DenSity ReSidential/Nodal Development Area (19 acres), and Commercial/Nodal
Development Area (26 acres), and amendment of the Spnngfield ZOning Map from
Campus lndustnal to Community Commercial, Mixed Use Commercial and Medium
DenSity ReSidential (same acreages) Both applical10ns are Interrelated, they both
must be approved because of the reqUIred consistency between the Metro Plan
deSignation and zOning All Issues related to the effects of the proposed develop-
ment on nelghbonng properties raised dUring the Planning CommiSSion publiC
heanng are Issues that Will be addressed dunng the Master Plan review process, a
condition of approval of these applications, which Will be reViewed by the Planning
CommiSSion at a future public hearing The Master Plan Will contain proposed
mitigations to pOSitively respond to the Issues raised by the neighbors In making
their deCISion on these applications, the City Council should conSider If the City Will
be better served by converting Campus Industnalland to Commercial and Multi-
family ReSidential, Spnngfield's Citizens, espeCially the neighbors, can be assured
that a "quality" development Will be constructed over time, and whether the removal
of the Campus lndustnal deSignation can be absorbed or should be offset by a
commensurate addition of Campus lndustnal deSignation elsewhere In the City as
an element of the upcoming commerclal/lndustnalland supply demand analYSIS
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ATTACHMENT 1
PLANNING COMMISSION ORDER AND RECOMMENDATION
~lU~~G\D~~
\~ MAY 7 01 ~
By
ATTACHMENT
1-1
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BEFORE THE PLANNING COMMISSION
OF THE CITY OF SPRINGFIELD, OREGON
ORDER AND RECOMMENDATION FOR ]
A METRO PLAN DIAGRAM AMENDMENT ]
AND A SPRINGFIELD ZONING MAP AMENDMENT]
CASE NUMBER LRP 2006-00027
CASE NUMBER ZON 2006-00054
NATURE OF THE APPLICATIONS
This IS a consolidated application for the above referenced case numbers The applicant IS proposing to
amend the Metro Plan diagram from Campus Industnal (CI) to Commercial/Nodal Development Area
(C/NDA), Community Commercial (CC) and Medium Density Residential (MDR/NDA), and to amend the
Spnngfield ZOning Map from CI to CC, Mixed Use Commercial (MUG) and MDR The applicant Intends to
obtain the proper Metro Plan deSignations and ZOning to allow the submittal and approval of the
appropnate applications (Including, but not limited to Master Plan, SubdiVISion and Site Plan ReView) In
order to construct a phased mixed-use reSidential and commerCial development Implementing TransPlan
nodal regulations which Will Include deSign elements that support pedestnan enVIronments and
encourage transit use. walking and bicycling, a transit stop which IS within walking distance (generally Y.
mile) of anywhere In the node), mixed uses so that services are available within walking distance, public
spaces, such as parks, public and pnvate open space, and public facilities, that can be reached without
dnvlng, and a mix of hOUSing types and reSidential denSities that achieve an overall net denSity of at lease
12 Units per net acre
1 The applications were Initiated and submitted In accordance with Section 3050 of the Spnngfield
Development Code on September 29, 2006 and accepted as complete on January 11, 2007 The
applications were further reVised on February 28, 2007 to change the requested LMI desl9natloll and
zOning to CC due to Issues raised by DlCD
2 Timely and suffiCient notice of the public heanng and changed heanng dates caused by the wntten
record being held open has been prOVided, pursuant to Section 14030 of the Spnngfield
Development Code
3 On March 27"', the Planning CommiSSion held a work session and public hearing on the proposed
amendments The staff report af"'d wntten comments were entered Into the record DUring the course
of the public heanng, the Planning CommiSSion was asked to hold the wntten record open until Apnl
3"', allow the applicant to submit rebuttal matenals by Apnl1 0" and to deliberate and make their
deCISion on Apnl 17'h
4 Four people submitted wntten correspondence by the Apnl 3'" date
5 '"
The applicant submitted rebuttal matenals by the Apnl10 date
6 On ApnI17'", the addlttonal matenals were entered Into the record and the Plannrng CommiSSion
deliberated and fOlwarded a recommendation to the City CounCil based on the additional matenals,
the onglnal Development Services Department staff notes and recommendation together With the oral
testimony and wntten submittals of the persons testlfyrng at the March 27th public heanng
7 The March 27'" staff report contained the followrng conditions of approval
Condltton of Aooroval #1.
The submittal and approval af a Master Plan applicatton pnor to any development on the subject site
Note The applicant has stated the Intent to submit a Master Plan appllcatton Rather than reqUire a
separate Memorandum of Understandrng 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 authonty to add condlttons" 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
heanng and approval by the Plannrng CommiSSion ThiS note applies to all of the additional conditions of
approval that relate to the reqUired Master Plan application
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Condition of Aooroval #2
Submittal of documentalion 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 relocalion of the eXisting drainage ditch and
conversion to a major water feature that will be an Integral part of the proposed development area The
construclion of the enlire 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 applicaliOn that addresses compliance Wlth the Drlnkmg 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 EWEB Bike Path and an explanation of any
coordination efforts With Willamalane concerning the timing and development of the future park
COndItion of Aooroval #6
Submittal of a Master Plan application that addresses coordination wrth EWEB to determme If any
easements are reqUired In order to cross the EWEB 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 eXlstmg bUilding In Scottsdale, Anzona or a bUilding deSign that complies With the
current bUilding deSign standards In SDC Article 21
Condition of Aooroval #8
Submittal of a Master Plan application that demonstrates that resldentJal development Will occur at 12
dwellmg units per net acre
ConditIOn 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 at the eastbound ramps of the Mohawk Boulevard!Euge,,-
Springfield Highway Interseclion The Intent of this condition IS to have the applicant demonstrate to r
ODOT that the proposed mitigation IS feaSible from an engineering perspective and Will be construct, :I/:'Q/l \'
a schedule that IS acceptable to ODOT PrOVided that construction of the proposed mitigation IS S a
determined to be feaSible, then dUring Master Plan review and approval a condition shall be applied =
1:-
reqUiring the mltlgaliOn to be accomplished prior to the temporary occupancy of any uses In Phase 1 ~
the development
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Condition of Aooroval #10
Submittal of a Master Plan applicat]on that Incorporates a 'Development Phasing Plan' The Intent of this
plan ]S to address the 'Internal tnp' Issue by reqUlnng a certain percentage of the res]dentlal portion of the
site to be developed with a s]m]lar percentage of the commercial The specific percentages W]1l be made
part of the approved Master Plan The Intent of this condition IS to also ensure that the proposed land
uses In Table 4C do not exceed the Ind]v]dual caps for these uses
Condlt]on of A'Joroval #11
Submittal of a Master Plan application that shows the entIre length of the collector street from Marcola
Road to V Street being constructed as part of Phase 1
Condition of AO'Jreval #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
~ond]tlen of Aoeroval #13.
Submittal of a Master Plan application that shows proposed connectivity between the res]dentlal and
commercial development areas
~
8 At the April 17lh Planning COmmission public meeting, dUring the Planning CommiSSion deliberations,
a 14"' cond]tlon of approval was added
Condition of Aoereval #14
The Master Plan shall be submItted Within one year of the City CounCil approval of these applications
CONCLUSION
On the baSIS of this record, the proposed amendments are consistent with the cntena of "DC Sections
7 030 and 1203.0 ThiS general finding ]S supported by the speCific findings of fact and conclUSion In the
Staff Report and Findings and the addit]onal mformallon submitted for the April 17"' meeting
ORDER/RECOMMENDATION
It IS ORDERED by the Springfield Planning Commission that approval, with conditions, of CASE
NUMBER LRP 2006-00027, and CASE NUMBER ZON 2006-00054, be GRANTED and a
RECOMMENDATION for approval, With condItions, be fOlWarded to the Springfield City CounCil for their
consld;;;~2th
p'anf9 ctommlSslon Chairperson
ATTEST
AYES 5
NOES 2-
ABSENT f5
ABSTAIN If
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By
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ATTACHMENT 2
DIFFERENCES BETWEEN 2001 AND 2007
ATTACHMENT
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ill MAY 7 67 J
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DIFFERENCES BETWEEN 2001 AND 2007
1 The 2001 Home Depot application (Jo No 00-12-254) attempted to convert approximately 8 acres
from the 56-acre Campus Industnal (CI) portion of the site to Community Commercial There was an
approved Conceptual Development Plan (1999) covering onlv the Cl portion of the subject property
The 2007 Marcola Meadows proposal Includes a proposed Lowes as well a~ multi-family, mixed use
commercial and other community commercial uses A condition of approval of these applications IS a
Master Plan for the 100 3 acre site which Will govern how development may occur for all proposed
zones on the entire property (see also #7 ,below) The proposed development scenario was peer
reviewed by Crandall Arambula (an urban design/planning firm In Portland which designed Hlllsboro's
Orenco Stallon development) 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
"attracllons" on and off the project Site, 5) Make the residential street configuration pedestnan fnendly,
and 6) The residential bUildings need a transition between the public and private realm All but one of
Crandall Arambula's suggestions (the reonentatlon of the home Improvement center from east-west
to north-south due to a 42" sanitary sewer line) has been Incorporated Into the Preliminary Plan
illustration submitted In the Planning CommiSSion packet
2 The 2001 Home Depot denial Included a finding that there were other industrial sites SUitable for the
proposed use In 2006, the Planning CommiSSion approved a SDC Interpretation (ZON 2006-024)
staling that home Improvement centers are permitted In Industrial zOning districts When staff
proposed to amend the SDC to allow home Improvement centers as a permitted use earlier thiS year,
the Department of Land Conservation and Development (DLCD) stated that home Improvement
centers should not be permitted In industrial districts because It would create "de facto mixed use
dlstncts" Staff then Withdrew the proposed SDC amendment According to DLCD, a home
Improvement center IS a retail use that IS more appropriate In a commercial zone The applicant
onglnally proposed that the >Home Improvement center site be designated and zoned Light-Medium
Industrial based on the Planning CommiSSion interpretation, Cited above When made aware of
DLCD's pOSition, the applicant reVised these applications to request Community Commercial for the
proposed home Improvement site
3 The 2001 Home Depot application focused on the Springfield Cllnventory only In 2007, staff has
demonstrated that there are sllll a total of 116 vacant acres In the Gateway CI Dlstnct In the Planmng
CommiSSion staff report However, the Metropolitan Industnal Lands Policy Report (MILPR) Includes
both Springfield's and Eugene's Inventory While the MILPR did not project demand speCifically for CI
land, the nearly 1,000 acres of land recommended for CI designation In the adopted and
acknowledged MILPR was deemed suffiCient until at least the end of the planning penod Since the
Inventory was completed, the net result of designation changes has Increased the supply of Clland
by over 160 acres
4 In 2004, staff, under City CounCil direction, amended SDC Article 21, CI Dlstnct, because there was
Intense demand for commercial development (bUSiness parks, business headquarters, etc) In what IS
prlmanly an industrial district That amendment allows these and other commercial uses (With
limitations on retail uses) of up to 40 percent of the gross acreage of either CI site For the record,
there has been no ~ "industrial" development In the Gateway CI District since Shoreward was
approved In 1997 The Pierce Property has been "shovel ready" for 30 years but for reasons Cited In
#6 , below or for reasons known only to the prevIous owner, no Cl development applications have
ever been submitted for thIS site
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5 In March, 2007, DLCD stated that "The City may not utlltze for land use decIsion makmg but can
consider the draft Jasper Natron Specific Development Plan designatIOns m determmmg
whether this appltcatlOn will negatIVely affect the Clland supply "The draft Jasper Natron
Specific Development Plan IS now closer to reality because In March, Lane County commiSSioners
ensured that the rest of the Bob Straub Parkway will be constructed, when they approved funding for
the proJect's second phase The parkway IS expected to be completed by late 2009 and Will open up
approximately 600 acres for reSidential development, 180 acres for campus-Industrial development
and 22 acres for commerCial development
6 There IS information In the record stating that the subject property IS not an Ideal Cl site The
Industrial Study Task Force Final Reoort, L-COG, Aprl11981, stated In part "Problems assOCiated
with the site mclude aIr pollutants from surroundmg heavy mdustnal uses and overhead
e/ectncallmes and nearby ralllmes which cause problems for certam types of high
technological mdustnes Several 'high tech' firms have conSidered the 'Pierce Property' for a
potentIal locatIon, and all have found It unSUitable because of these problems Another
problem wIth the site IS OppOSition to mdustnal use from neighborhood residents"
Additionally, as stated In the Planmng CommiSSion staff report, the Lane Metro Partnership confirmed
thiS Information
7 In 2001 the Home Depot testimony was confrontational The testimony to date has not been
confrontational On March 14'h, the applicant held a "neighborhood meeting" at Briggs School to
Introduce the Marcola Meadows development scenario The meeting was attended by approximately
40 nearby property owners andlor renters The Home Depot applicant did not utilize thiS information
sharing format prior to that public hearing process The Issues raised at thiS meeting and the Planning
CommiSSion public hearing Included the Impact on schools, drainage, traffic Impacts, building height
and street Improvement costs The Issues raised Will be fully addressed by the reqUired Master Plan
which must be approved after a publiC heanng by the Planmng CommiSSion
8 In 2001, DLCD suggested that the City should deny the proposed Home Depot Metro Plan diagram
amendment because the property was located In an area proposed to be deSignated as a Nodal
DevelopmenVMlxed Use Employment Dlstnct In the draft "reVised" TransPlan DLCD also suggested,
In the alternative, that the Cltv "delay adoptIon" until the reVised TransPlan, the Mixed Use Zomng
Districts and Nodal Development Overlay Districts were adopted by the City DLCD also contended
that approval of the subject application must be shown to be consistent With the "nodal development
strategy for thiS area and cItywide" TransPlan was amended In November of 2001 The Metro
Plan was also amended at that time to Include the Nodal Development Area land use deSignation
The City has several nodal areas that have been approved by the City CounCIl The proposed Metro
Plan diagram amendment Will Implement portions of Proposed TransPlan Nodal Development Area
9C The Metro Plan Nodal Development Area deSignation IS proposed to be applied to the MDR and
Mixed Use CommerCial portions (80 7 acres of the 100 3 acres) of subject property The Mixed Use
CommerCial zomng dlstncted will be Implemented upon approval of these applications
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ATTACHMENT 3
ORDINANCE AMENDING THE METRO PLAN DIAGRAM
ATTACHMENT
3-1
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By
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ORDINANCE NO
(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 COMMERCIAUNODAl 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 Springfield Development Code sets forth procedures for Metro Plan
diagram amendments, and
.
WHEREAS, on September 29, 2006, the applicant Inlliated the follOWing Metro Plan diagram
amendment
RedeSignate 56 acres of land from Campus Industrial to 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
17-02-3-00 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 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
written record open for 7 days The Planning Commission closed the public heanng and voted to hold the
written record open until Apnl 3, 2007, allow rebuttal by the applicant and staff by Apnl1 0, 2007, and to
reconvene on Aprll17, 2007 to deliberate ard make their decIsion, and
WHEREAS, on April 17, 2007, the Springfield Planning CommiSSion accepted the wntten
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 Spnngfield City CounCil held a work session and a public
heanng (first reading) to accept testimony and hear comments on thiS proposal The City .council IS now
ready to take action on thiS proposal based upon the above recommendation and the eVidence and
testimony already In the record as well as the eVidence and testimony presented at thiS public hearing
held 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 Resldentlal/Nodal Development
Area, and Commercial/Nodal Development Area, more particularly deSCribed In Exhibit A and
Incorporated herem by reference
Section 3 The specific boundanes of the zoning diStriCtS shall be deterrmned as a
condition of approval of the reqUired Master Plan I.~ ~ @ ~ Q If] ~ 1\
W MAY 7 07 ]
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ADOPTED by the Common Council of the City of Springfield by a vote of _ for and _
against, this _ day of ' ,2007
APPROVED by the Mayor of the City of Springfield, this _ day of
,2007
ATTEST
Mayor
City Recorder
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ATTACHMENT 4
ORDINANCE AMENDING THE SPRINGFIELD ZONING MAP
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11111 MAY 7 07 ~)I
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ATTACHMENT
4-1
ORDINANCE NO
(General)
AN ORDINANCE AMENDING THE SPRINGFIELD ZONING MAP BY REZONING 56 ACRES
FROM CAMPUS INDUSTRIAL TO COMMUNITY COMMERCIAL; MEDIUM DENSITY
RESIDENTIAL, AND MIXED USE COMMERCIAL 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 12 of the Springfield Development Code sets forth procedures for Springfield
ZOning Map amendments, and
WHEREAS, on September 29, 2006, the applicant InllIated the following Springfield ZOning Map
amendment
Rezone 56 acres of land from Campus Industrial to Community Commercial (11 Acres), Medium
DenSity ReSidential (19 Acres), and Mixed Use Commercial (26 Acres), Case Number ZON 2006-
00054, Tax Lot 01800, Assessor's Map 17-02-3-00 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 Planning 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 until April 3, 2007, allow rebuttal by the applicant and staff by Apnl1 0, 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 The City Council IS now
ready to take action on this proposal based upon the above recommendatlOn and the eVidence and
testimony already In the record as well as the eVidence and testimony presented at this publiC hearing
held In the matter of adopting this Ordinance amending the Metro Plan diagram
NOW THEREFORE, THE CITY OF SPRINGFIELD ORDAINS AS FOLLOWS
Seclion 1 The above findings, and the findings set forth In Exhibit A and Incorporated
herein by reference are hereby adopted
Section 2 The Springfield Planning CommiSSion and City CounCil added the follOWing
Conditions of approval as allowed under SDC 12040
ConditIOn of Aooroval #1
The submrttal and approval of a Master Plan appllcallon prior to any development on the
subject site shall be required
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CondItIon of Aooroval #2
Submittal of documentation from the Department of State Lands and/or the Army Corps
of Engineers With the Mast~r Plan appllcabon demonstrating the eXlsling 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 eXlsbng
drainage ditch and conversion to a major water feature that WIll be an Integral part of the
proposed development area shall be required 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 condlbons referenCing -Phase 1" must be Incorporated Into
proposed Master Plan Phase 1 development
CondItIOn of Aooroval #4
Submittal of a Master Plan appllcalion that addresses compliance With the Dnnklng Water
Overlay Dlstnct 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 appllcalion that addresses the relalionshlp of the proposed
development to Wlllamalane's future park on the north Side of the EWEB B,ke Path and
an explanation of any coordination efforts With Wlllamalane concemmg the liming and
development of the future park
Condition of Aooroval #6
Submittal of a Master Plan appllcalion that addresses coordination With EWEB to
determine If any easements are reqUired In order to cross the EWEB 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 eXlsling bUilding In Scottsdale, Arizona or a bUilding
deSign that complies With the current bUilding deSign standards In SDC Article 21
CondItIon of Aooroval #8
Submittal of a Master Plan appllcabon that demonstrates that residential development WIlt
occur at 12 dwelling unrts per net acre
Condition 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 at the
eastbound ramps of the Mohawk Boulevard/Eugene-Spnngfield Highway Intersection
The Intent of thiS condition IS to have the applicant demonstrate to ODOT that the
proposed mltlgatJon IS feaSible from an engineering perspective and Will be constructed
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on a schedule that IS acceptable to ODOT Provided that construction of the proposed
mitigation IS determined to be feasible, then dUring Master Plan review and approval a
condition shall be applied reqUiring the mitigation to be accomplished pnor to the
temporary occupancy of any uses In Phase 1 of the development
ConditIOn of Aooroval #10
Either
Submittal of a Master Plan application that Incorporates a "Development Phasing Plan"
The Intent of this plan IS to address the "Interna[ tnp' Issue by reqUiring a certam
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 to also ensure that the proposed land uses In Table
4C do not exceed the indIVidual caps for these uses
Or
Submittal of a Master Plan application that Incorporates a "Development Phasing Plan"
shall be required The Intent of this condition IS to
a) Address the "Internal trip' Issue by requIring a certain percentage of the resldenlia[
portion of the site to be developed With a Similar percentage of the commercial
portion The specific percentages Will be made part of the approved Master Plan, and
b) Ensure that, for each type of land use, the amounts proposed do not exceed those
shown In Table 4C of the TIA
Condlhon 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 constructed as part of Phase 1
Condltll:>n of A,,,,roval #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 sha[1 be required as part
of Phase 1
Condition of Aooroval #13
Submittal of a Master Plan app[lcatlon that shows proposed connectivity between the
residential and commercial development areas
Condltll:>n of Aooroval #14
The Master Plan shall be submitted Within one year of the City CounCil approval of these
applications
Section 3 The Springfield ZOning Map IS hereby amended from Campus Industrial to
Community Commercial, Medium DenSity ReSidential, and Mixed Use Commercla[, more
particularly deSCribed In Exhibit A and Incorporated herein by reference
Section 4 The legal descnptlon of the subject property IS specified In Exhibit B The
speCific boundaries of the ZOning districts shall be determined as a condition of approval of the
reqUired Master Plan
4-5
'v
ADOPTED by the Common Council of the City of Spnngfield by a vote of _ for and _
against, this _ day of . 2007
APPROVED by the Mayor <If the City of Springfield, this _ day of
,2007
ArrEST
Mayor
City Recorder
~=.".--<,,-; ~ \....1":':":_--
5" I '2- I <:>1 __
-\U) ~ ~ ~ U ~ ~ ~
llil MAY 7 01 ~
\By_----
4-6
EXHIBIT 'B
K & D ENGINEERlNG, Ine
Engineers' Planners. Sruveyors
Legal descrIptIOn
For
"Mal cola Meadows" Comp Plan and Zone Change
,
"
1 wo (2) Parcels ofland located ill Springfield, Oregon that ale mOle particularly
desen bed as follows
~]~@~~W~'
MAY 7 07
.J
By
Parcell
Beg~nn~ng at a po~nt on the North marg~n of Marcola Road, sa~d pOlnt be~ng North 89
57' J011 East 2611 60 feet and North 00 021 00" West 45 00 feet from the Southwest
corner of the ~el~x Scott Jr D L C No 51 1n To~m9h~p 17 South, Range 3 West of the
Willamette Mer1.d1an, thence along Lhe North rnargl.n of Marr...ola Road South 89 571 3011
West l419 22 feeL to the Southeast carner of Parcell of Land Partlt10n Plat No 94.
P0491, Lhence leavlng the North marg~n of Marcola Road and runnlng along the Bast
boundary of sald parcel 1 and the Northerly c.xtenSl.on thereof North 00 02 I 00 II West
516 00 feet to a po~nt on lhe South boundary or N1COLE PARK as platted and recorded ~n
File 74, Slides 30-33 of the Lane County Oregon Plat Records, Lhence along Lhe South
boundary of sa~d NICOLE PARK NorLh 89 57 I 3011 East 99 62 feet to the Southeast corner
of sa~d NICOLE PARK, tbence along the Edst boundary of saLd NICOLE PARK North 00 021
con Weot 259 82 feet La the Northeast corner of sa~d NICOLE PARK, thence along the
North boundary of sa1.d NICOLE PARX SOl.1th 89 58' 00" West 6 20 feet to the southec:lst
corner of LOC1i LOMOND 'rERRACE E'IRST ADDITION. as platted and recorded Ul Book 46, Wage
20 of Lhe Lane County oregon Plat Records, thence along the East boundary of sa~d LOCH
LOMOND 'tERRACE r'IRST ADDITION North 00 02 I 00 II West l12 88 feet to the Southwest
corner of AUSTIN PARK S0U!11 as platted and recorded ~n file 74, Sl~des 132-134 of the
Lane County Plat Records, thence along the South boundary of sa~d AOSTIN PARK South
North 09 58' Don East 260 00 feet to lhe Southeast corner of sa~d AUSTIN PARK South
thence along lhe East boundary of said AUSTIN PARK South North UO 021 00" West 909 69
feet to the Northeast corner of sa~d AU8t~n Park South, sa~d pOlnt be~ng on the South
bounddry of thaL certa~n tract of land descr~bed in a deed recorded July 31, 1941, ~n
Book 359, Page 285 of the Lane County Oregon Deed Recordsl thence along the South
boundary of s~ld last descr~bed CLact North 79' 411 54~ C~st 10B3 15 feet Lo the
Lntersect~on of the South l~ne of th~ last descr~bed tract and the East l~ne of that
ce~~a~n tract of land conveyed to R H Plerce and Elizabeth C Plerce and recorded ~n
Book 238, Page 464 of the Lane County Oregon Deed Records, thence along the Eabt l~ne
of .sa~d last descd.bed t.rac..t South 00 021 0011 Cast 1991 28 feet to the pOlnt of
beginning, all ~n Lane County, Oregon
Page 1 of2
276 N W IlJckory Stleet' POBox 725' Albany, OR 97321 ' (541) 928.25&3 ' Fax (541) 967.3458
4-7
I
I
I
I
:;
K & D ENGINEERING, Ine,
Engineels . Plallllel'S . Surveyols
Pal cel2
Beg~nn~ng aL a p01nt ~n the center of CounLy Road No 753, 3170 24 teet South and
1319 9 feet &ast of the Northwe~t corner o[ ~he Felix Scott Donat~on land Cla~m No
82, ~n Townsh~p 1/ South, Range 2 West of the W~11arnette Merld1an, ~nd be1ng 066 feet
South of the SoutheasL corner of tract of land conveyed by The Travelers Insurance
Company to R 0 Kercher by deed recorded in Book 109, Page 260, Lane County Oregon
Deed Records, thence West 1310 feet to a pOlnt 15 links East at the West 11ne of the
Fel~x 5cot~ Donat1onjLand Cla1m No 82, Not1f2catlon No 3255, 10 Township 11 South,
'Range 2 West o[ the W111amette Merldian, and runnlng Lhence South parall~l w1th and ~5
t Ilnks d~atant from sa~d WesL l~ne of sa~d Donat~on Land Cla~m a distance of 2304 76
:feet to a point' ~S links East of the southwest corner of sa~d Donat~pn Land Cla1m,
thence East (ollow~hg along the cenLer l1ne of County Road No 27B a d~stance of 1310
feet to a po~nt ~n the center of sa~d County Road No 218 due South of the place of
beg~nn1ng, thence North following the center IJne of sa~d County Road No 753 to the
pOJ.nt of beg1.nn.l.ng, all ::Ln Lane County, Oregon,
EXCEPr the right of way of the cugene-Wendl~ng Branch of the Southern PclC1[LC
Ral.lroad,
ALSO EXCEPT LhaL port~on descr1bed 10 deed to The City of Eugene, recorded ~n
Book 359, page 285, l,ane County Oregon Deed Records,
ALSO EXCEPT beg1nn~ng at a p01nt wh~ch 18 15B9 47 feet South and 1327 33 feet
East of the SauthwesL corner of Sect~on 19, Townsh~p 17 South, Range 2 West,
W~11amette Mer1d1an Ldne CountYl Oregon, sa1d point also be1ng Oppos1te and
20 feet Easterly from Stat~on 39+59 43 P 0 S T I sa1d Station be1ng 10 the
center 11ne of the old route of County Road No 142-5 (formerly InS3) I thencl?
South 0 11' West ~83 7S feet Lo the 1ntersecL10n w1th the Northerly Rallroad
RJ.qht of Way 11ne, the.nce South S4 45' West l~? 33 feet, thence SouLh '19 30\
Wear 48 37 feet to Lhe 1ntersect1on of sald Rallroad R~ght of Way l1ne w1th
the Southerly Rlght of Way 110e of the relocated sa~d County Road No 142-5,
thence along the arc o[ a 31G 40 foot radJ.us curve left (the chord of wh1ch
bears North 39 03 r 35" Easl 261 83 feet) a dHltance of 269 94 feet to the
place of beg1nning, in Lane County, Oregon,
AI,SO EXCEPT that porLl.on described .Ln deed to Une County recorded OcLober 19,
1955, Recept10n No 68852, Liane County Oregon Deed Records,
ALSO EXCEPT that port~on described ~n deed La Lane County recorded January 20,
19B6, R~cept~on No 8602217, Lane County Off~c~al Records,
ALSO EXCEPT that porLion descr~bed 1n that Deed Lo W111amalane Park and
Recreat~on D1str~ct recorded December 4, 1992, Recept~an No 9268749, and
Correct~on Deed recorded February 9, 1993, Recepl~on No 9308469, Lane County
OEflc~al Records,
ALSO EXCEPT th~t port~on descr1bed 1n Exh1b~t A of Lhat Deed La the Clty of
Spr~ngfield, recorded September 22, 1993, Recept~on No 93600~6, Lane County
Offlc~al Recorda
ALSO EXCEPT Marcela Road Industr1al Park,
Sl~des 897, 898 and 899, Lane County Plat
an platted and recorded ~n F~le
Records, Lane County, Oregon
75,
~~@~D\)]~]'
ill MAY 7 (11
Page 20[2
276 N W HIckory Street' I' 0 Box 725' Albany, OR 97321' (541) 928-2583 '~ax (541) 967-3458
~L~_
4-8
ATTACHMENT 5
WRITTEN MATERIALS ENTERED INTO THE PLANNING COMMISSION RECORD
On March 27th the following correspondence was entered Into the record at the Planning
Commission public hearing and added here for City Council review Jim and Brenda Wilson,
Darlene Hrouda, and RIck Satre
On March 27th, the Planning Commission allowed the written record to remain open for 7 days
(until April 3"') The follOWing persons submitted written correspondence after April 3'" and are
now entered Into the record lou Christian, G Keith and June Roberts, and leon Thompson
,
~ ~ @ ~ 0 ill ~ ]'
m MAY 7 01
By
ATTACHMENT
5-1
,
We want to keep the zonmg as IS on the "Pierce Property"
RF,r'T-i'T" TCD.
MAR '/. 3 LOOt
f.W'-'O~--,
,/3v/lJf2r:JLJ
f2-O:- o{l-rJ
IlJ;'1J
g /)../
Jun And Brenda Wilson
2541 Marcola Road
Spnngfield, Oregon 97477
We would like to keep the ongmal Metro Plan Diagram and
~e Spnngfield Zonmg Map a. ,_, $- ITS " 5 .
Marcola Road WIll not handle the added traffic of many adciJ.uonal
co=erclal busmesses Already Marcola Road has mcreased by about half
m the five years that we have lived here, because of the bw.ldmg ofWalmart
and Jerry's on OlympiC Street Marcola Road has become the mam path for the flow of traffic
to these busmesses The adciJ.tlOnal housmg that IS planned for the area off of 28th and 31" Streets
WIll only add to the traffic flow problem as well
Added nOIse from co="rcml busmesses would make livmg on Marcola Road almost
unbearable Big trucks would be delivenng freight at all hours of the mght, as they do now for
Walm~ Truck traffic IS already bad enough
Our view of the Coburg Hills would be almost completely blocked off by unsightly bw.ldmgs
Anytlung over one story high along Marcola Road would be considered too high Also I would
!lke to see the busmesses spaced at an appro[pnate space so they would be appeahng to our eyes
Slllcerely,
Jun and Brenda WIlson
(D) ~ @ ~ 0 fY}[r]~1
ill MAY 7 07
J
,
,
By
5-3
PUBLIC HEARING NOTICE, CITY OF SPRINGFIELD
PLANNING COMMISSION AND CITY COUNCIL
,
z.
I
CASE NUMBERS LRP 2006-00027 and ZON 2006-00054
APPLICANT Rick Satre, Satre Associates Representing SC Springfield, LLC G~rX! (,\fro
NATURE OF THE APPLICATIONS LRP 2006-00027 IS a Metro Plan Diagram Amendmentfro~...(J J IT)
Campus Industnal (56 acres) to Commumty Commercial (11) acres, Commercial/Nodal Development
Area (26 acres) and Medium Density Residential/Nodal Development Area (19 acres) ZON 2006-00054
IS a Spnngfield Zoning Map amendment from Campus Industrial (56 acres) to Commumty Commercial
(11 acres), Mixed Use Commercial (26 acres) and Medium Density Residential (19 acres)
AUTHORIZED USES Uses In the Medium DenSity, Commumty Commercial and Mixed Use Commercial
Zoning Districts are regulated by SDC Articles 16,18 and 40 available In City Hall or on line at
htta /lwww CI sannofield or us/dsd/Plannlnol,
APPLICABLE CRITERIA SDC Secuon 7 030(3} contains the approval cntena for Metro Plan
amendments and SDC Section 12030 contains the approval crltena for Zomng Map amendments The
speCific cnterla are available In City Hall or on line at htta /lwww CI sonnofield or us/dsd/Plannl,lol
SUBJECT PROPERTY LOCATION The subject Site, formerty known as the "Pierce Property" IS located
north of Marcola Road, west of 31 ~ Stree~ east of Mohawk Marketplace Shopping Center and south of
the EWEB bike path (Lane County Assessor's Map 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot
2300) ,
DATE, TIME, PLACE AND LOCATION OF THE PUBLIC HEARINGS Planmng Commission Tuesday,
March 27, 2007 at 7 00 pm, City CounCil on Monday April 16, 2007 at 700 P m Both public hearings
Will be held In the CounCil Chambers of Spnngfield City Hall, 225 Fifth Street WorK sessions Will be held
pnor to each public heanng on the same date
ADDITIONAL INFORMATION The applications, all documents and eVidence submitted by or on behalf
of the applicant are available for inspection at City Hall at no cost and Will be prOVided for a reasonable
cost The staff report Will be available 7 days pnor to each hearing date
CONTACT PERSON Gary M Karp at (541) 726 3777 Send wntten testimony c/o DSD, 225 Fifth Street,
Spnngfield OR 97477, or attend the meeting and state your views The hearings Will be conducted In
accordance With SDC Article 14
FAILURE TO RAISE AN ISSUE Failure of an Issue to be raised at the heanng, In person or In Writing, or
failure to provloe statements or eVloence suffiCient to afford tne declslon-mal\er an opportumty to ,,=spond
7J I wi 07recludes appeal to the Land Use Board of Appeals on that Issue
I oppose.- Q..//Lj C---/7O-11cp S Y-o ~
iZ-YJ'sf1 ().3 :;O(l1l7J ()jyj ffl-Q-fro p/{}J):j
TD -l1/u---, V" I / O-q-e3 6) fJ 7 OJ C. / (] I
@~OW~J
)'YU()/ (jWS , MAY 7 D7
f/-D1110 ,Dl~
d/JJ/~) {i;l1JU~
By
26CJ5 /ffJI.J'vlj-/~ dJ
i
I
SATRE!
f~50CLA.1 ES!
"
Satre AssocIates, P C
U2 East Broadway
SUite: 536
Eugene. Oregon 97401
Phone 541465 4721
Fox 541 46547U
I 800 662 7094
www satrepc com
March 26, 2007
City of Spnngfield
Development Services
225 FUth Street
Spnngfield, Oregon 97477
Attn Gary Karp, Planner
Re
The Villages at Marcola Meadows
City Flies LRP 2006-00027 and ZON 2006-00054
Dear Gary,
9v~6Jl
p/iO
P. ~ tlt7--rJ
3)27
Please accept the enclosed document for the record as the applicant's response to
the list of concerns received from DLCD m the]j" March 12,2007, letter addressed
to the City ofSpnngfield We appreciate DLCD's review or our applicaton and
this opporturuty to reply
Please contact us should you have any questIOns or requ]j"e any addltlonal
mfonnatlon m this regard
Smcerely,
Rt.cJu:u-d" M SoXV'~
RIchard M Satre AlCP, ASLA, CS1
Ene! Responses to March 12 DLCD List of Concerns
'\01 ~ ~~ G ~ lr~1
llil MAY 7 ()7 ~
IBY
5-7
Planners. Landscape ArchItects and En""ronmenta[ SpecIalISts
~
III
SATRE
ASSOCIATES
SATRE ASSOCIATES, P,C,
Planners, Landscape Architects and EnVironmental SpecialISts
132 East Broadway, SUIte 536, Eugene, Oregon 97401
(541) 465-4721 ' Fax (541) 465-4722 ' 1.800-662-7094
www satrepc com
March 26, 2007
THE VILLAGES AT MARCOLA MEADOWS
METROPOLITAN PLAN AMENDMENT LRP 2006-00027
ZONE CHANGE ZON 2006-00054
RESPONSES TO MARCH 12, 2007 DLCD LIST OF CONCER.l"lS
Marguente Nabeta, AlCP, South WIllamette Valley RegIOnal Representauve of the
Department of Land ConservailOn and Development, sent a letter and an attached lIst of
concerns dated March 12,2007 to Gary M Karp, Planner for the City of Spnngfield
Development Services Department Commuruty Planrung DlVlslOn, the staff planner
asSigned to these applIcatIOns Mr Karp forwarded Ms N abeta' s letter to us :' ~ ~ (ii) fi': 0 m fi': J
responses Our responses are gIVen below D U; \!!J U; ~ U;
MAY 7 07
QUALITATIVE ANALYSIS I
DLCD Comments I, and 3 By
Item # I pomts out that Goal 9 complIance may be addressed With both quantItal1ve and
qualItative analyses Item #3 acknowledges qualItative comments, but alleges that no
analYSIS or reasonable conclusIOns are prOVided to Jusufy redeslgnatlon.
In the applIcant's reVlsed Goal 9 findillgs of March 17,2007, a qualllauve analysIs IS
presented Ul the secuons l1tled "SIte SpeCific Issues," "Competillg Sites," and
"Companng Wages" on pages 6 through 10 of 12 pages AdditIOnal UlfonnatlOn
regardmg the quallues of the site affectUlg Its SUitabilIty for development under ItS
current deslgnallon IS presented ill the Planrung Comrrusslon Staff Report for March 27,
2007, ill the "Execul1ve Summary," and on pages 1-34 through 1-37
In these two documents, there IS extensive matenal regardmg the illstory, context,
condlllons, and marketabilIty of the subJect site The SUltablhty of the Site IS analyzed ill
the context of changmg market forces and ill companson to the progress of development
ill the Gateway Campus Industnal DIStnCt, locatIOn of the maJonty ofSpnngfield's
,
The Villages at Marcola Meadows - Responses to DLCD Concerns
March 26, 2007
pagelof6
5-9
shovel-ready Cl land These dIscussIons demonstrate the mfenonty of the subject sIte
compared to the rest of the Cl mventory, and also pomt out the pressure for CommercIal
development on more sUItable sItes A reasonable conclusIOn IS made that redeslgnatmg
the subJect sIte will ease commercIal development pressures on the best Cl Inventory,
willie sacnficmg a sIte that m 23 years has shown no potentlal for development under Its
CI designatIOn
ACKNOWLEDGED INVENTORlES
DLCD Comment S 2, 4 c, e, 8, 11
Item #2 asks about "cumulatIve actIOns smce the 2002 [SIC] CommercIal study" and
questIOns the use of figures from the 2006 Industrial-CommercIal BUIldable Lands Study
(GBL) Item #4 c refers to a figure m the applIcant's February 28, 2007 responses to
Goal 9 denved from older Inventones Items #4 d and 4 e refer to figures In the same
February 28, 2007 document that were based on the CIBL study Items #8 and #11
further questIOn studies used m the prevIOus versIOn of the appl1catIon
The applIcant's March 17,2007 document reVIsed prevIOus Goal 9 responses to rely only
on mventones and studIes that have been coordmated With the DLCD These Include the
most recent acknowledged mventol'j, the 2005 Sprll1gfield Natural Resource Study
Report. willch updated Industnal and ReSIdentIal mventones m the Metropohtan UGB
and the Commercial mventory m the Spnngfield UGB TIllS document was
acknowledged by the DLCD m December 2006
CONSISTENCY WITH THE METRO PLAN
DLCD Comment 4 b
Item #4 b alleges that the proposal IS not consIstent WIth OAR 660-009-001 0(4) because
It IS not consIstent WIth the CIty'S mdustnal converSIOn pohcles In fact, the apphcant's
responses, reYlsed responses, and the Planrung COIDffilsslon Staff Report dISCUSS tills
Issue at length and present substantIve arguments demonstratmg complIance WIth
comprehensIve plan pohcles
r
As dIscussed begmrung on page 4 of the March 17, 2007 reYlsed Goal 9 responses, and ~
begmnmg on page 1-60 of the Planrung COIDffilsSlOn Staff Report, there IS no S ~
requll"ement to meet every polICY perfectly and completely and WIthout contradICtIOn. = <-
The Metro Plan acknowledges tills fact and address conflicts and mconslstencles between ~
and among goals and pohcles Although the proposal IS mconslstent WIth EconomIc @ ~
Pohcy B 12, It IS consIstent WIth Econoffilc Pollcy B 6 and other econOffilC pohcles m the ~ ::;;;
Metro Plan and the Sprzngfield Commercwl Lands Stud..v ( =' c:::::J
'I
'"
Cll
Item #4 b also calls for "a dISCUSSIOn of how to weight the balancmg" The reVIsed Goal
9 responses and the dISCUSSIon m the "Inventory EqUll1bnum" sectIOn of tills document
The Vill.ges at Marcol. Meadows - Responses to DLCD Concerns
March 26, 2007
page 2 of6
5~10
~ ~
present methods of correlatmg the relevant illventones and dete!TIll1llJ1g a reasonable
balance between them
NODAL DEVELOPMENT
DLCD Comments 5, 6, 7
Items #5, 6, and 7 all questIOn the mcIuSlOn of a home Improvement center m the
prelurunary plan for the project Item #5 states that there IS no dIscussIOn of why a home
unprovement center IS appropnate m a Nodal Development Area In fact, tlus
apphcatlOn does not seek to apply the Nodal Development Area deSignatIOn to the land
on wlnch the home Improvement store wIll be proposed by the Master Plan apphcatlon
Potentlal Node 7C IS not an offiCIal node The proposed PAPA would create an offiCIal
node on 80 acres of MedIUm DensIty Resldentlal and Commerclal land that do not
mcIude the possIble sIte of the home Improvement center As proposed by the apphcant,
a home Improvement center affihated WIth the proposed Nodal Development Area wIll
augment the neIghborhood retaIl traffic of the stores wIthIn the Nodal Development
deSIgnatIOn, thereby mcreaslllg thelf chances for commercial success
Item #6 dIsputes the transItIOnal layout, scale, and deSIgn of the prelmunary plan that
accompames thIS apphcatlOn It states that a home unprovement center IS mCGmpatlble
WIth a resIdentIal neighborhood However, the prelurunary plan separates the home
unprovement center from the proposed MedIUm DenSIty ReSIdentIal development by
means of an extensively landscaped area for wetland ITIlt1gatlOn and open space Dlfect
views of the home m1provement center WIll be screened from the reSIdentIal sectIOn by
heavIly planted berms agamst an 8-foot retammg wall Velncular and pedestnan paths
from new and eXltlng reSIdential areas to the home Improvement center WIll first pass
through neIghborhood commercial areas The home unprovement center Itself WIll be
deslgned,to resemble a senes of smaller retaIl spaces, slmtlar m scale to the others, rather
than a smgIe monohtluc fayade The proposed commerCial areas WIll be a very effective
transItIOn between the new and eXlstmg resldentlal areas to the west and north, and the
eXlstmg heavy mdustnal uses to the southeast
Item #7 reIterates the earher challenge to a home Improvement center III a IDlxed-use
proJect, but agam, the center IS not a part of the areas deSIgnated for Nodal Development
or MIXed-use The comment also espouses a versIOn of what "true IDl;>.ed-use" IS, that It
must be vertIcally Illtegrated or at least honzontally mtegrated to some undefmed
standard However, the Spnngfleld Development Code has no such standards for Mlxed-
Use ZOlling and Nodal Development Overlays The prehmmary plan has been plepared
to meet or exceed all of the requuements of the adopted Nodal and MIxed-Use
regulations
,
ru [E@[EQill [E ~;I!
W MAY 7 07 j
By
The Villages at Marcola Meadows - Responsos to DLCD Concerns
March 26, 2007
page 3 of6
5-11
INVENTORY EQUILIBRIUM
DLCD Comments 4 a, b, d, f, h
Items #4 a, b, d, f, and h all request further dISCUSSIon, analysIs and rallonale for sluftmg
land m the CI mventory to other deslgnatlOns
The apphcant's March 17,2007 document revIsed prevlOus Goal 9 responses to address
these comments The analysIs and ratIOnale for the proposed slufts of mventory are
dIscussed further below
-
The three sectors of the economy represented by the three pnnclple land mventones
(resldenllal, commercial, and mdustnal) are econoIDlcally mterdependent and eqUlllbnum
between the mventones IS essenllal to econOIDlC health To put It slffiply, people need
places to work, shop, and hve Growth m one sector of the economy WIll spur growth m
the other two If the mventory ofland for one sector, mdustry for mstance, IS especially
large compared to the others, that mventory may be elastIC and affordable and therefore
contnbute to, or at least faclhtate, an expanslOn of that sector However, small or non-
eXIstent mventones of land for the other sectors create very melastlc supply curves As
expanslOn of the mdustnal sector creates an upward sluft of the reSIdentIal and
commercIal land demand curves, the melasllclty of supply WIll dnve up pnces rapIdly
Because the sectors are mterdependent, nsmg pnces of land for the other sectors will
squelch the expansIOn of the mdustnal sector, despIte ItS apparently adequate land supply
Tlus cause _ effect sequence doesn't have to be played out step by step for the
mechamsm to work lndustnes consldenng expanslOn WIll study tlle overall land market
and anllclpate these problems Unless these market forces are understood by pollcy
makers, the lack of growth m a sector well supphed With land WIll have no apparent
cause Conversely, If the mventones for all three prmclple sectors ale suffiCIent and
balanced, expanslOn of one sector WIll spur orderly and proportlOned growth m the
others Therefore It IS essentIal for the health of the economy to mamtam eqUlhbnum
between the mventones
Tlus raIses the questIOn of how to detemune when the mventones are out of eqUlhbnum
and how to restore It In tlus partIcular mstance, commercIa] mventones are projected to
be completely depleted by the end of the planrung penod That fact alone IS enough to
JustIfy sluftmg land from an mventory where there IS a so-called "surplus" The questlOn
remalllS how should we compare, and If needed, reapportlOn two mventones (mdustnal
and reSIdential) when pOS1l1ve balances of each are projected for the end of the planrung
penod
The method presented on pages 11 and 12 of the March 17th reVIsed Goal 9 fmdmgs uses
data from the U S Census Bureau and gUldelmes from the Olegon Department of Land
Conserval1on and Development to estabhsh a correlatIon between the mventones of
mdustnal and resldenllalland Bnefly, the method estlffiates the denSIty of full-lime
employees hvmg on resldenllalland and Job densIty on mdustnalland Employee
densIty IS denved from U S Census data on mdlvldual and household mcome, and
,
The Villages at Marcola Meadows - Responses to DLCD Concerns
March 26, 2007
page 4 of6
5-12
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Metlo Plan target dwellrng densIties Job densIty IS based on DLCD econOlIllC
opporturuty analySIS gUldelmes
ThIs method of analysIs estabhshes a clear and ranonal justlficanon for reapportlOrung
land as proposed by the apphcatlOn Sluftrng land from one mventory to another to
aclueve equlhbnum between the rnventones IS sound econonuc and land planrung
practIce that WIll facIhtate and stabIlIze econonuc growth and the efficIent use of land.
DLCD COMMENT #9
Item #9 asks when the Eugene-Spnngfield MetropolLtan Area PubILc Faclhtles and
Sen>zces Plan, 2001 was adopted by the CIty Spnngfield approved Ordmance No 5992
November 5, 2001 adoptmg the Eugene-Sprmgfield MetropolLtan Area Pubhc Faclhtles
and Sen>lces Plan as a refmement plan of the Me/1 0 Plan
DLCD COMMENT #10
Item #10 queStions whether Goal 2 requrrements for coordmatlOn With other junsdlctlOns
have been met Referral of ,he proposed Metro Plan diagram amendment was sent to the
City of Eugene and Lane County on March 16,2007 The applIcant's fmdrngs and the
Planmng COmID1SSlOn Staff Report for March 27, 2007 mclude diSCUSSIOns
demonstratmg complIance WIth Goal 2 In addItIon to those comments, the followmg IS
offered regardmg coordmatlon WIth other JunsdlctlOns
The Eugene/Spnngfield MetropolItan Area General Plan (Metro Plan) prOVIdes polIcy
regardmg coordmatlon With junsdlctlonal partners wIthm the metropolItan area 10 reVIew
and declslOn-makmg on proposed an1endments to the Metro Plan SpeCifically, Metro
Plan polICies are contamed m the Me/1 0 Plan document's Chapter IV Metro Plan
RevIew, Amendments, and Refinements Wltlun saId chapter, PolIcy 3 stipulates that
Metro Plan amendments shall be claSSIfied as a Type I or Type II amendment PolIcy 3 a
states
"A Type I amendment shall mclude any change to the urban growth boundary (UGB)
or the Me/1 0 Plan BoundalY (Plan Boundary) of the Metro Plan, any change that
reqlllres a goal exceptIOn to be taken under StateWIde Planmng Goal 2 that IS not
related to the UGB expanSIOn, and anv amendment to the Metro Plan text that IS non-
sIte specific"
Pohcy 3 b states
"A Type II amendment shalllllclzzde any change to the Metro Plan DIagram or Metro
Plan text that IS sIte specific and not otherwISe a Tvpe I category amendment"
The VIllages aI Marcola Meadows - Responses to DLCD Concerns
March 26, 2007
~IE @ IE 0 WIEr
tJiAVSo76 II
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5-13
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Pohcy 5 sets forth the condItIOns under wluch the govenung bodIes of the three
metropohtan JUnswctlOns partIcIpate m the approval process for Metro Plan amendments
Pohcy 5 estates
"DecIsIOns on all Type II amendments Wlthzn clly IImlls shall be the sole
respons!blilly of the home clly "
Tlus proposed amendment
. Includes sIte-specIfic changes to the Metro Plan DIagram
. Does not mclude any change to the UGB or the Metro Plan Boundary
. Does not requIre a goal e:>..ceptlOn to be taken under StatewIde Plaruung Goal 2
that IS not related to the UGB expansIOn, and
. Does not mclude any non-site speCIfic amendment to the Metro Plan text
Therefore, tlus proposed amendment must be classIfied as a Type II amendment The
speCIfic sIte for wluch the amendment IS proposed IS located wholly wlthm the
Spnngfield CIty luruts, as demonstrated by the Spnngfield Zorung Map Given these
CIrcumstances and the cIted Metro Plan pohcles, the CIty of Spnngfield IS the home CIty
and has sole responslblhty for the deCISIOn on thIS amendment The CIty IS responsIble
for provldmg nol1ce to all affected governmental uruts, wrnch It has done The City IS
also responsIble for respondmg m ItS fmdmgs to the legll1mate concerns or affected
governmental uruts At tlus tune, the pubhc record has not closed and there remam
opporturul1es for comments and City to responses Therefore, to the degree that a
detennmal10n can be made at Ius lime, and WIth regard to coordmatlOn, the proposal IS
consIstent WIth Goal 2
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R MAY 7 ~l J)
BII
The Villages at Marcola Meadows - Responses 10 DLCD Concerns
March 26, 2007
page 6 of6
5-14
rage I or I
KARP Gary
From LouC [LouC@UA290 org]
Sent We,dnesday, April 04, 20074 38 PM
To KARP Gary
Cc Johne, lynette4
Subject Public Hearing Testimony
Re Case Numbers LRP2006.00027 and ZON 2006-00054
To the City of Spnngfield Plannmg Commission and City Council
My name IS Lou Chnstlan I am a Busmess Agent for Plumbers and Steamfitters Local 290, With a total membership
of over 4,000 dedicated men and women m the plumbmg and plpefittmg mdustry We vehemently oppose the zonmg
change for the 56 acres directly across from our union hall and trammg center The current zonmg, campus mdustnal,
IS a benefit for all those cItizens who live and work m thiS area
The proposal to change to community commerCial for the benefit of a Lowe's Home Improvement IS an extremely bad
Idea Just check their record They are a bad neighbor and gamed a very poor reputation when they recently
constructed their Lebanon, Oregon regional dlstnbutlon center They don't value Oregon wages or workmg
conditions Their Idea of Improvmg the local community was to bnng m out-of.state workers and out-of.state
contractors With no ties to the local economy
We strongly recommend retammg the Campus Industnal designation
Thank you for your conSideration
Lou Chnstlan
Busmess Agent Local 290
2861 Pierce Pkwy
Sprmgfield, OR
By-
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UIJ MAY 7 D7 .'
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4/16/2007
KARP Gary
From
Sent
To
Subject
G KEITH ROBERTS JUNE ROBERTS [jrobts@msn com]
Fnday, Apn113, 2007417 PM
KARP Gary
RE Pierce properly
Apnl 13, 2007
Dear Mr Karp,
I reallze thls e-mall lS a blt late but I hope you wlll stlll conslder lt
My Ob]ectlon *1 to the proposed bUlldlng on th,S property, le, the zone change has to
do wlth lncreased trafflc ln the area Slnce Wall-mart came ln the trafflc has lncreased
qUlte notably especlally comlng off of Lomond onto 19th street NOlse lS also a concern
My property, at 2370 Loch drlve, has an easement gOlng to the fleld ln back of my home
TnlS also presents problems that I have encountered wlth other propertles ln the area wlth
easements The area, I'm sure when new w~ll look pr~st~ne and then down the l~ne these
areas are trash dumplng grounds I also oppose erectlng multl-famlly dwelllngs that wlll
obstruct the Vlew of the hllls If the stuffed SUltS le, Kennedy, can turn down needed
energy wndmllls, 7 mlles out off the coast of MA , because he thlnks them too unslghtly,
then I thlnk thlS lS a valld concern
Whlle I feel sure these, at least some of them, have been addressed prlor to mlne, I would
llke to at be able to have mlne heard
Slncerely,
June Roberts
746-7911
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ATTACHMENT 6
MARCH 27, 2007 PLANNING COMMISSION PACKET
"
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m MAY 7 07 UI
!By
ATTACHMENT
6-1
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MEMORANDUM CITY OF SPRINGFIELD
DATE OF WORK SESSION/PUBLIC HEARING March 27. 2007
FROM
Spnngfield Planning CommisSion
Gary M Karp, Planner III c:r-X
PLANNING COMMISSION
TRANSMITTAL
MEMORANDUM
TO
SUBJECT
Metro Plan Diagram Amendment - Case Number LRP 2006-00027
Spnngfield ZOning Map Amendment - Case Number ZON 2006-00054
Satre Associates, Applicant - Representing SC Spnngfield, LLC
ISSUE
Conduct a work session and a public hearing on the proposed Metro Plan diagram and Spnngfield ZOning Map
amendments and decide whether to advise the City Council to approve, approve With condllions or deny these
applicalions
DISCUSSION
The subject site, formerly known as the "Pierce" property IS located north of Marcola Road, west of 31" Street,
east of Mohawk Marketplace Shopping Center and south of the EWEB bike path The subject site IS 100 3
acres In size The current Metro Plan deslgnalions and ZOning are Campus Industnal, Medium Density
Residential and Community Commercial The applicant requests approval of a Type II Metro Plan diagram
amendment to change the Campus Industnal deSignated portion of the subject site (currently 56 acres) to
Commercial/Nodal Development Area, Commumty Commercial and Medium DenSity Residential/Nodal
Development Area, and amendment of the Spnngfield ZOning Map from Campus Industrial to Community
Commercial, Mixed Use Commercial and Medium DenSity Residential The applicant's Intent IS to obtain the
proper Metro Plan deSignations and zomng to allow the construction of a phased mixed-use resldenbal and
commercial development With nodal attnbutes called the Villages at Marcola Meadows These applications are
the first step In the process to obtain development review approval The next steps are Master Plan approval
and then, indiVidual Site Plan and SubdivISion approval The public Will be noticed dunng each review process
These applications use similar cntena of approval and have been combined Into one staff report for ease of
review Both applicalions are Interrelated the proposed Metro Plan diagram amendments must be approved In
order for the Zoning Map amendments to be approved because the plan deSignation and zOning must be
consistent In making their deCISions, the Planning CommiSSion and the City CounCil should conSider If the City
Will be better served by converting Campus Industrial land to Commercial and Multi-family ReSidential, If
Spnngfield's cllizens, espeCially the neighbors, can be assured that a "quality" development Will be constructed
over time, and If the removal of the Campus Industnal deSignation can be absorbed or should be offset by a
commensurate addition of Campus Industnal deSignation elsewhere In the City as an element of the upcoming
commercial and industrial land supply demand analYSIS
RECOMMENDATION
Staff recommends approval of the proposed Metro Plan diagram Spnngfield ZOning Map amendments, as
conditioned, based on the attached findings
ACTION REQUESTED
AdVise the City CounCil, by motion and signature of the attached order and recommendation by the Planning
CommiSSion Chairperson, to approve these applications, as conditioned, at their public heanng on Apn116,
2007
ATTACHMENTS
Attachment 1 Staff Report, Findings and Order
Attachment 2 Maps Submitted by the Applicant
Attachment 3 Legal Descnptlon for the ZOning Map Amendment
Attachment 4 The Preliminary Plan IIlustralion (a rendering of the proposed Master Plan)
Attachment 5 ODOT Correspondence
Attachment 6 DLCD Correspondence
Attachment 7 TransPlan Proposed Nodal Development Area Map
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1 MAY 7 07 J
By
6-3
ATTACHMENT 1
STAFF REPORT, FINDINGS AND ORDER
CITY OF SPRINGFIELD, DEVELOPMENT SERVICES DEPARTMENT
Applicant
Satre Associates PC, Applicant, representmg SC Sprmgfield, LlC
Requests This IS a consolidated staff report for amendments to the
Metro Plan diagram and the Sprmgfield Zomng Map These
applications mvolve two parcels under common ownershIp totaling
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 Industnal portion of the subject site to
Commercial/Nodal Development Area, Commumty Commercial
and Medium Density ResldentJaIlNodal Development Area The
net effect on designated areas Will be as shown below
1
EXlstmg and Proposed Plan Designations
Acres
EXlsling Proposed
357 547
86 196
00 26
56 0 0 0
1003 1003
00 807
Plan Designation
Medium Density ReSidential/NO
Commercial
Commercial/NO
Campus Industnal
Total
/ND Nodal Development Area Overlay
%Change
53%
128%
n/a
-100%
Spnngfield Zonmg Map Amendment Case Number ):ON 2006-
00054 proposes to change the zonmg from Campus Industnal to
Industnal to Commumty Commercial, Mixed Use Commercial
and Medium Density ReSidential The net effect on zonmg will
be as shown below
2
EXlstmg and Proposed ZOning
Zomng Dlstnct
Medium Density ReSidential
Community Commercial
Mixed-Use Commercial
Campus Industnal
Acres
EXlstmg Proposed
35 7 54 7
86 196
00 260
56 0 0 0
Total 1003 1003
6-5
%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
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II EXECUTIVE SUMMARY
The applicant IS proposing to amend the Metro Plan diagram from Campus Industrial (el) to
Commercial/Nodal Development Area (NDA), Community Commercial (CC) and Medium Density
Residential (MDR)/NDA, and to amend the Spnngfield ZOning Map from CI to CC, Mixed Use Commercial
(MUC) and MDR Attachment 2 Includes diagrams shOWing the current and proposed Metro Plan
designations and zoning These applications are the first steps towards Implementing a comprehenSive
new development plan for the 100 3 acre site
Future applications Include a Master Plan for the entire site which Will address phaSing of development
and the timing of Infrastructure Installation, Individual SubdiVISion and Site Plan Review applications, and
other applications, as necessary The applicant cannot concurrently submit a Master Plan application
because the Metro Plan designation and zOning must be In compliance Compliance Will not be achieved
until these applications are approved The applicant has Included a "Preliminary Plan Illustration" (see
Attachment 4) that IS Intended to be a depiction of the future Master Plan for use with these applications
The "Pierce" property IS listed In TransPlan as a potential nodal development area and was mentioned
among the areas conSidered by the City CounCil for formal designation as a node The applicant's
Preliminary 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 bicycling, a transit stop which IS within walking distance (generally Y. mile) of anywhere
In the node, mixed uses so that services are available within walking distance, public spaces, such as
parks, public and private open space, and public facilities, that can be reached without dnvlng, and a mix
6-6
of housing types and resldenlial 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 "Pierce" property to site a Home Depot
That application showed a "piece-meal" development proposal Without a comprehensive development
proposal for the enlire property There was an approved Conceptual Development Plan for the Campus
Industrial 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 Industnal deslgnalion and zOning
The "Pierce" property has been marketed as an industrial site for many years Various characterlslics 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
Industnal site (Gateway), only one, Shorewood Packaging, IS a manufacturing use
The justlficallon for converting the Industrial portion of the subJect site to commercial and residential uses
are described 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 criteria of approval that apply to these applications, compliance With 1) State-wide
Planning Goal 9, "Economic Development", and 2) State-wide Planning Goal 12, "Transportation" are
essential and therefore, are specrfically discussed In thiS executive summary
Comollance With State-wide Plannlnc Goal 9. "Economic 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 reduclion of the Clland use designation and the variety of high tech manufactUring sector fflmlly
wage Jobs that might be lost as a result, and the fact that the CI designation was one of the City'S
smallest inventories and could not eaSily replaced because the "high tech" Industry demands large,
constraint-free campus-like 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-mdustnaJ designations"
3) The then recently adopted Springfield Commercial Lands Study conclUSions were used as a
substantial Justrficatlon for the proposal The fact that there was a shortage of vacant, developable
commercial land In Springfield was not at question However, the proposal to Increase thiS supply,
regardless of other relevant factors, was not suffiCient reason to approve the proposal
The Issues Cited above are still applicable and have been addressed by the applicant and staffs findings
primarily under the responses to Goals 9,10 and 12 There are also changes In circumstance pertaining
espeCially to the lack of Industrial development In the Campus Industrial 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 If the applicant and staff demonstrate that In order to comply With StateWld"~ola[fl@ ~r ill [E I
~ MAY 7 01
6-7 U'. ..J
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,
,
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 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 Industrial land
surveys
Comoliance with State-wide PlannlnC' Goal 12. "Transoortallon"
The applicant submitted information requesting a "trip cap" which can be Implemented via a "Trip
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 Transportation Planning Rule requires metropolitan areas With populations under one
million to plan for a 5 percent per capita reduction In vehicle miles traveled (VMT) over the 20 year
planning hOrizon The revised TransPlan adopted by Springfield, Eugene and metro Lane County In
2001 allows for Nodal Development Areas as an alternative strategy to meet the VMT standard - The
City Council selected and adopted the Nodal Development Area concept after reviewing a preliminary
assessment of several potential Nodal Development Area sites In 2003 (7B In Rlverbend, SA In
Glenwood, SB In Downtown Springfield, 9A In Mohawk, and 9H and 9J In Natron) Last year, a
prevIous Metro Plan diagram/Zoning Map amendment application Initiated a portion of Proposed
Nodal Development Area 9C at 301h 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 80 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 tnp cap establishes a "worst case" scenario for tnps generated by the current zOning for the
entire Site, In thiS case CI, MDR and CC Tnps generated by future MUC, MDR and CC uses cannot
_ exceed the established tnp cap The response to the Goal 12 criterion was reviewed and accepted,
as conditioned, by Gary McKenney, Spnngfield Transportation Planning Engineer and Ed Moore from
the Oregon Department of Transportation's Spnngfield office (see Attachment 5)
III STAFF/APPLICANT 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 meelings With City staff
before applYing for a Development Issues Meeting (ZON 2005-00028) 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
application 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 1;
review of the application, which occurred In July, 2006 Crandall Arambula listed 6 suggestions 1) S
Relocate and redeSign Main Street Retail, 2) Reconfigure the home Improvement center Site, 3) Inclue l::8:J 1-
park as a focus and active recrealion 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, 5) Make the residential street configuration pedestrian fnendly, @
and 6) The residential bUildings need a transition between the publiC and private realm All but one of ~
Crandall Arambula's suggestions (the reonentatlon of the home Improvement center from east-west to,I =' ==;
north-south due to a 42" sanitary 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 applicalions
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were determined to be Incomplete and staff met with Satre ASSOCiates on October 24, 2006 to diSCUSS the
completeness Issue The additional information was submitted on December 21, 2006 and the
applications 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 districts because It
would create "de facto mixed use dlstncts" 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 Planning Commission interpretation allOWing thiS use In the
City's LMI, Heavy Industrial (HI) and SpeCial Heavy Industrial (SHI) zoning districts ThiS means
a home Improvement center can be Sited only on property deSignated 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)
Additional Information has been added Into thiS staff report (The Goal 9 response was reVised dated
March 17, 2007) andlor Will be submitted prior to the public hearing
1111 PROPERTY DES~RIPTlON/LAND USE HISTORY
Prooertv Descrlotton and FX1stmo 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 100 3 acres In size The applicant has
submitted the follOWing information
"Sub/ect Slt~
The subject site has been used for a varIety of agncultural uses It '5 currently vacanf, With the exception
of a small industrIal bUilding 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
Industnal bUilding Tax Lot 2300 was platted In 1994 as Parcel 3 of/and partitIOn plat 94.P0491 A
property line adjustment was recorded With Lane County In 1997 affecting the common boundary
between Parcels 2 and 3 of Land PartItion Plat 94-P0491 In so dOing completing the current configuration
of the subject site (City of Spnngfield file# 97-02-029) Tax Lot 1800 IS vacanf A stonn drainage faCilIty
runs through the center of the subject site runmng east to west The storm drainage 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)
Addtllonal delad on ad'Elcent uses IS as follows
North The property to the north of the subject site IS separated by an EWEB utJiIty comdor that also
serves as a multi-use path North of the EWEB comdor IS property owned by Willama/ane Park and
Recreation Dlstnct (Tax Lots 1500 and 2300), Bnggs Middle School and Yolanda Elementary (Tax Lots
2200 and 3002) and Single famdy reSidential properties The properties to the Immediate north are zoned
MedIUm-DenSity ReSidential WIth PubliC Land and Open Space zomng on the School and part of the
Wlllama/ane and EWEB properties
West The property to the west IS zoned and developed With low-denSity Single-family reSidentIal
dwellings
Southwest The property to the southwest IS zoned Commumty Commercial and IS develooed wtlh 8 ,
vanety of retat! commercial uses including a grocery store and a bank ~ ~ @ ~ G \TI [f-;!\
~ MAY 7 0-7. I
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6-9
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South The property to the south IS zoned and developed wIth low-density smgle-famlly resIdentIal
dwellmgs
Southeast To the southeast are propertIes that are zoned for light-MedIum Industnat (across North 2Slll
Street) and Heavy lndustnal (across Marcola Road) Several of these propertIes are currently developed
wtlh mdustna/ uses
East To fhe east (across North 28'" Street) are properties zoned and developed wtlh low-denSIty smgle-
family resIdential dwellmgs ..
Land Use Hlstorv
Staff has prepared the following abbreviated land use history which IS discussed here for two reasons 1)
It ~stabllshes the eXisting plan designation and zoning acreages, and 2) It lists the Home Depot
applications which were denied, an Issue that has a direct beanng on the proposed applications
The "Pierce" property Originally 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 EWES Bike Path Since the
"Pierce" property was annexed In 1975, there have been approXimately 40 plan deslgnatlonlzonlng and
development applications submitted to the City However, only several of these applications are
discussed for reasons Cited above
82-10-028 The Initial Zone Change applicatIon established 15 acres of Community Commercial extending
from the corner of 19'" Street and Marcola Road eastward a distance of approximately 1350 feet, 48 7
acres of Medium DenSity ReSidential, 594 acres of Special Light Industrial (now Campus Industnal), and
25 acres of Light-Medium Industrial (located east of the subject site) There was 175 acres of Low
DenSity ReSidential that was not rezoned The City Council adopted Ordinance 5160 on June 6,1983
Conditions of zoning 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
~
b) The creation of a new street to smooth the tranSition between 28'" and 31,t Streets 2
c) A "collector" street beginning 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 ZOning 3
2
3
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 park land, which remains undeveloped, IS listed In
Wlllamalane's Park and Recreation Comprehensive Plan as a proposed Neighborhood Park See
also the diScussion under State-wide Planning Goal 8
The Pierce Trust dedicated the right-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 Classification Map and as PrOject # 777 on the
Financially Constrained Roadway ProJects Map In AppendiX A of TransPlan See also the diSCUSSion
under State-wide Planning Goal 12 concerning both thiS Issue and Potential Nodal Development Area
7C
95-02-036 ThiS City Initiated Metro Plan amendment and Zone Changes eliminated InconSistencies
between the zOning approved by Ordinance 5160 and the updated 1987 Metro Plan diagram Ordinance
5785 was adopted by the City Council on May 15, 1995 ThiS application also
a) Added 5 acres of Community Commercial zOning along Marcola Road, taken fror ~W@I~ ~ ill ~ II
DenSity ReSidential zoning, il
MAY 7 ~1
~I
8\/
6-10
b) Changed the Low Density Residential/Medium Density Resldenlial zoning shown In Allee Park North
to Low Density ReSidential,
c) Showed the future park zoned entirely PLO, and
d) Old not change the Campus Industnal designation and zOning shown on Map 4, Area1 at this lime
(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 applicalion
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
Planning CommiSSion on February 19, 1997
The Metro Plan diagram amendment was from Heavy Industrial to light-Medium Industrial for 11 5 acres
located east of the 28"'/31 5t 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) ~
97-02-029 ThiS Property Line AdJustment moved the common property line of Parcels 2 and 3 of Partllion
Plat 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 April 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 Industrial to Community Commercial for 7 79 acres On June 18, 2001 the City
CounCil voted 4-1 With one absent to deny the request The approval of concurrent zone change and Site
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
!IV APPLICATION TEAM
Owner/Applicant
SC Springfield, LLC
5440 LOUIe Lane, SUite 102
Reno, Nevada 89511
Attn 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
~~@~~\!I~J
ill MAY 7 07 .
By
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Planner/Landscape 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 Engineer/Surveyor
K & 0 Engineering, Inc
PO Box 725
Albany, o"regon 97321
Attn Dan Watson, PE
Transportation Engineer
Access Engineering, LLC
134 East 13th Avenue, SUite 2
Eugene, Oregon 97401
Attn Mike Welshar, PE
.~~ @ ~ G I'D ~ -:\\'1
MAY 7 0\
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By
-I V PROPOSED DEVELOPMENT
The applicant states that "This PAPA, submitted COrlcurrenf/y wtth the zone change application, IS m
preparatton for appropnate land use penntt applications to construct a mixed-use residential, and
commercial development as descnbed herem The appropnate land use pennlt applications mclude [but
are not limited to] Master Plan Review and Traffic Impact AnalysIs Review
---Although applications for Masfer Plan, SubdIVISion and Stte Plan approvals would be premature at his
time, elements of the anticipated Prellmmary Plan fIIustratlon are matenal fo the current application To
proVide specific mfonnatlOn about the mtended mixed-use development and 1Is relevance to fhe current
application, a Prelimmary Plan fIIustratton 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 the Coburg and Marcola hills to
the north, and the large plane of valley floor meadow on s1le, Marcola Meadows has been conceived to
blend m With thiS overall settmg while creatmg a bndge and supportive tranSition m the scale and mtenslty
of larger commercial uses to the south w1Ih qUiet residential neighborhoods to fhe north Wtthm Marcola
Meadows a sutte of eight Villages will eXist Four reSidential villages compnsed of smgle family homes,
apartment homes, townhomes and an assisted Ilvmg fac1ltty With semor cottages will occupy the northern
extent of the Site, buffenng eXlstmg residential developments to the northwest, north, and northeast One
office village, conslstmg of professional offices, will occupy the southeast area Three retail villages,
general retail, neighborhood retail, mam sfreet retail will face 2fi" Street and Marcola Road Each of the
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 Marco/a 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 commumty 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
6-12
walkmg and relaxmg It will be a healthy place, With ample use of oxygen-generatmg frees to cleanse the
aIr, catch the wmd and cool the temperature It will be an environmental place, uflltzmg a network of
bloswales, shallow seasonal ponds, and a meandering dramageway to capture and cleanse stormwater
In all, The VIllages at Marco/a 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 AMENDME~TrrtlE ZONING MAP AMENDMENT AS A TYPE IV REVIEW
1) This Metro Plan diagram amendment applicalion 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 Commercial/Nodal Development Area, Community Commercial and Medium DenSity
Resldenlial/Nodal Development Area This Metro Plan amendment IS a Type II amendment as
defined m 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) ReqUiring an except/on to a State-wide goal, and
(c) ReqUiring a non-site speCific amendment of the Metro Plan text "
ThiS Metro Plan amendment IS a Type 11 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 12 020(1)(a)1 states " Zoning Map amendments shall be reviewed as follows
(a) Legislative Zoning Map amendments Involve broad publtc poliCY deCISIOns that apply to other
than an indiVIdual property owner, generally affecting a large area and/or reqUire a concurrent
Metro Plan dIagram amendment as specified In ArtIcle 7 of thIS Code Leg/s/atJve Zoning Map
amendments shall be reviewed uSing Type IV procedure
1 Metro Plan diagram amendment detennlnatlon An amendment to the Metro Plan diagram shall
be reqUired If the proposed Zoning Map amendment /s not consistent With the Metro Plan
diagram Both amendments may be processed concurrently"
The applicant has submitted the ZOning Map amendment application concurrently wllh the Type 11 Metro
Plan diagram amendment application
Type of Metro Plan Amendment ConclUSion and Fmdmg
Springfield IS the "home city" for thiS proposal because the subject site IS located wlthm the City limits and
the application does not have regional Impacts 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
r VII PROCEDURAL REQUIREMENTS
Procedural requirements for Metro Plan diagram amendments are deSCribed In SDC Article 7, Spnngfield
ZOning Map amendments are deSCribed SDC Article 12, and notice reqUIrements are deSCribed In SDC
Article 14
SDC Article 7 Indicates that the City Councilor 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 Section 3 100
~ ~ @ ~ 0 ill ~ l,
MAY 7 01.
~I
6-13
I~y
.
SDC Article 12 indicates that the Planning Director, Planning Commission, City Councilor a citizen can
Initiate ZOning Map amendments These amendments are reviewed under a "Type IV" procedure when
combined With a Metro Plan diagram amendment and reqUire public hearings before the Planning
Commission and the City Council Type IV procedures are detailed In SDC Section 3 100
SDC Section 14030(2) reqUIres that legislative land use deCISions be advertised In a newspaper of
general circulation, proViding Information about the legislative action and the time, place and location of
the hearing In addllion, 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 criteria 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 criterion that IS not used In another
application, staff Will address that response as such
procedural Reaulrement ConclUSion and Fondonas
Satre ASSOCiates, representing SC Springfield, LLC has Initiated these applications The Metro Plan
diagram IS a Type IV review procedure and the quasI-Judicial Zoning Map amendment has been raised
from a Type III review procedure to a Type IV review procedure for concurrent review
"Notice of Proposed Amendment" was mailed to the Department of Land Conservation and Development
(DLCD) on February 8,2007, alerting the agency of the City'S Intent to amend the Metro Plan diagram
and Springfield ZOning Map The notice was mailed more than 45 days In advance of the first eVidentiary
hearing as required by ORS 197610 Due to the applicant's deCISion to change the Originally proposed
LMI deSignation 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 Section 7 050
.Nolice of the public hearings conr~rnlng 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
applications was published on March 16, 2007 In the Register Guard These notices advertised both the
heanng before the Springfield Planning Commission on March 27, 2007 and the City CounCil on April 16,
2007 The content of the notices followed the direction given In SDC Section 14 030(2) for legislative
actions and the direction given In ORS 227 186
Procedural requirements deSCribed In SDC Articles 7,12 and 14 have been followed as well as notice
reqUirements established by DLCD for legislative applications
I VIII DECISION CRITERIA AND FINDING~
The Metro Plan diagram and Zoning Map amendments have been combined Into one staff report for ease
of review Both applications have criteria reqUiring consistency With State-wide Planning Goals a, '~-
Plan poliCies Rather than repeat these crltena for each application, they will be addressed only 0 (~~ _.... 1
then referenced where appropriate Criteria that are different Will be addressed separately, the en ~ult
Will be that all applicable criteria Will have been addressed and findings prepared S 6'
I
IIX METRO PLAN AMENDMENT CRITERA AND. FINDINGS
~"ft
Article 7 descnbes the cnterla to be used In approving a Type \I Metro Plan amendment SDC Se( ~
7070(3) states that "The followong cntena shall be applIed by the City CounCil m approvmg"~
denymg a Metro Plan amendment applIcatIon (a) The amendment must be consistent With ~ ~,
relevant statewIde plannmg goals adopted by the Land Conservation and Development --~ I
~
:::;;;
6.-14
CommiSSion, and (b) AdoptIon of the amendment must not make the Metro Plan mternally
Inconsistent II
\ SDC SectIon 7 070(3) "(a) The amendment must be consIstent wIth the relevant statewide plannmg I
r:loals adooted by the Land Conservation and Development CommIssion, and" j
GOAL 1 CITIZEN INVOLVEMENT
"To develop a citizen mvolvement program that msures the opportUnity for c/uzens to be mvolved
m all phases of the plannmg process"
Aoolicant'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 opportumty for cItizens to be Involved In all phases of the plannmg process
and sets out reqUirements for such Involvement The amendments proposed do not amend fhe
acknowledged citizen Involvement program The process for adopting these amendments complies with
the reqUirements of the cItizen Involvement provIsions
The Metro Plan contains an acknowledged cillzen mvolvement program satIsfying Goal 1 The citizen
Involvement program IS In Metro Plan Chapter III, pp /fI-K-l to /fI-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 fhe
level of the planning commiSSIon and city council, notificatIOn of decIsIon and notJficatIon of the nght of
appeal, provIdes citizens the opportunIty to review and make recommendations In wntten and oral
testimony on the proposed amendments to the Metro Plan DIagram Jnd on the proposed zone map
amendment These acknowledged CItIzen Involvement provIsions afford ample opportumty 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
c1lizen Involvement, the amendment IS consistent WIth Goal 1 .
Staff's Resoonse
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,
Including local JUriSdiction 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 nolice 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 FmdmQ
These applications comply with Goal 1 because they are being reViewed under an acknowledged Citizen
Involvement program and public notice procedures were complied with \1 ~u ~ @ ~ 0 ill ~ ~l
11 ...., ,
, : MAY 7 0 I l
6-15 ,JI -,
I, ,
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"
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
actJons II
Aoohcant's Submitted
"Goal 2 reqUires that plans be coordinated with fhe plans of affected governmental umfs and that
opportumtles be prOVided for review and comment by affected governmental umts In order to comply with
the Goal 2 coordination reqUlremenf, the City will be responsible for coordinating the adoption of thIs
amendment by proViding notice to all affected govemmental umts and responding In ItS findings to the
legitimate concerns of affected governmental units There are no Goal 2 Exceptions reqUired
The Eugene/Spnngfield Metro Area General Plan (Metro Plan), the Spnngfield Code, and the State-wIde
Planning Goals and applicable state statutes and administratIVe regulations, proVide poliCies and cntena
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 With Goal 2 "
Staff's ReSDonse
Staff concurs With the applicant's submittal On August 23, 1982, DLCD acknowledged that the Metro
Plan and the all Implementing meas.ures were found to be In compliance With the State-wide Planning
Goals pursuant to ORS 197 245 and 197250 This act established, for the Eugene-Springfield
metropolitan area and for Spnngfield 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 limes 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, regional Impact), 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 Potential 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
hearings will Include all testimony and factual eVidence Intended to support the deCISion
Finally, the SDC requires affirmative findings In support of the applicable criteria In order to approve these
applications The appllcalion of the Implementing zOning districts Will be consistent With the Metro Plan
diagram and any applicable Metro Plan text Cltalions of Metro Plan compliance are Included In thiS
report under crltenon SDC Seclion 7 070(3)(b)
~ ~ @ ~ ~ IV ~ ~I
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ill MAY 7 01 J
By
6.-16
Staff Fmdmo.
These applicatIOns 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 JUriSdiction's zoning
GOAL 3 AGRICULTURAL LAND
"To preserve and mamtam agrIcultural lands "
Goal 3 defines "agrIcultural lands" by stating, In part, that they " do not mclude land wlthm
acknowledged urban growth boundarIes or land wlthm acknowledged exceptions to Goals 3 or 4 "
Aoohcant's SubmIttal
"ThIS goal applIes to lands that are deSignated Agncultural ThIs amendment IS for property locafed wlthm
the CIty limits of Sprmgfield and does not affect land deSIgnated for agncultural use Therefore, Goal 3 IS
not applIcable or relevant fo the amendment"
;>taffs 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 agricultural zOning
diStriCtS, either within ItS city limits or within the urban growth boundary
Staff Fmdmo
Goal 3 does not apply to these applicatIOns because the subject site IS within Springfield's City limits and
the City does not have any agricultural lands
GOAL 4 FOREST LANDS
"To conserve forest lands by mamtammg the forest land base am! to protect the state's forest
economy by makmg pOSSible economically effiCient forest practices that assure the contmuous
growmg and harvestmg of forest tree specIes as the leadmg use on forest land consistent with
sound management of sOil, air, water, and fish and Wildlife resources and to prOVide for
recreational opportunities and agrIculture"
Aoohcant's SubmIttal
"ThIS amendment IS for property located wlthm the city limits of Spnngfield and does not affect land
deSIgnated for forest use Therefore, Goal 4 IS not applicable or relevant fo the amendment'
Staffs 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 Fmdmq
Goal 4 does not apply to these applications because the subJect site IS within Springfield'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 histOrIC areas and open spaces"
6-17
]~ @ ~ 0 ill ~ ]
MAY 7 01-
By_
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Aoohcant's SubmIttal
"Pursuant of Goal 5, the City of Spnngfield has adopted the followmg documents
. Eugene-Spnngfield Metropoiffan Area Generaf Plan, revised 2004
. City of Sprmgfield, Local and National Wetlands Inventory Map, December 2005
. City of Spnngfield Natural Resource Study, adopted. November 2005
Oregon Admmlstratlve Rule 660-023-0250 establtshes the applicability of Goa/ 5 rules to Post
Acknowledgement Plan Amendments (PAPA), and specifies certam procedures and reqUIrements for
local governments to follow m the adoption or amendment of all plan or land use regulations pertammg to
Goal 5 resources The rule states
"(,3) Local governments are nof reqUIred to apply Goal 5 m consideration of a PAPA unless the PAPA
affects a Goal 5 resource For purposes of thiS section, a PAPA would affect a Goal 5 resource only If
(a) The PAPA creates or amends a resource Itst or a portion of an acknowledged plan or land use
regulation adopted m order to profect a slgmficanf Goal 5 resource or to address specific reqUIrements of
Goal 5,
(b) The PAPA allows new uses that could be confltctmg uses wlfh a particular slgmficanf Goal 5 resource
slfe on an acknowledged resource Itst, 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 mc/uded m the amended UGB area"
The followmg discussion Will demonstrate thaf the proposed PAPA does not raise any Issues that would
reqUIre the City of Spnngfield to apply Goal 5
Firstly addressmg OAR 660-023-250(a) The changes sought by thiS application do not creafe or amend a
resource Itst or any portion of an acknowledged plan or land use regulation adopted m order fo protect a
slgmficant Goal 5 resource on the subjecf site
~
Secondly addressmg OAR 660-023-250(b) The changes sought by thiS application WIll not allow new
uses that could confltct with a slgmficant Goal 5 resource sIte There are no s/gmficant Goal 5 resources
on the site ftself None of the vanous studies, mventones, refinement plans, and facilities plans Itst thiS
specific site as a Significant resource, apply a Goal 5 resource overlay, or otherwise regulate or Itmlt the
redevelopment of thiS site as a Goal 5 resource
There IS dramage ditch on the site that was mventoned and Itsted (M32) by the City of Sprmgfield Nafural
Resource Study It was classified as a Low Qualtty Wetland and did not meet fhe slgmficance cntena of
the Oregon Freshwater Wetland Assessment Methodology The closest Goal 5 resource Identified by the
CIIy of Spnngfield Natural Resource Study IS the Irvmg Slough located approXimately 550 feet to the east
It IS Itsted as both a High Qualtty Rlpanan Resource Site (S20 and S21) and a Moderate Quallly Wetland
(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 wlll not confltct with a Goal 5 resource
Lastly addressmg OAR 660-023-250(c) The changes sought by thiS appltcatlOn do not amend the
acknowledged City of Spnngfield Urban Growth Boundary Therefore, with regard to thiS cntenon, the CIIy
IS not reqUIred to apply Goal 5
Oregon Admmlstratlve Rule 660-023-0250 "Appltcablllty" stipulates that local governments are reqUIred to
apply Goal 5 when consldenng a Post Acknowledgment Plan Amendment If the amendment affects a
Goal 5 resource For the purposes of that rule, the section Itsts 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 Goal 5 resource As eVidenced above, none offhe :h~e1i'@'(i~'W ~'~
~ .,1 1 ~l 1 \
IRV_ '
6-18
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 cons/dermg the proposal The City of Spnngfie/d can find that
the action requested by thiS application IS consistent with State-wide Plannmg Goal 5 "
Staffs Resoonse
Staff concurs wIth the applicant's submittal Goal 5 protection beginS with an acknowledged Inventory of
Goal 5 resources and then proceeds through an economiC, social, envIronmental and energy analysIs to
determine whether the resource should be protected from conflicting uses, limit conflicting uses, or allow
conflicting uses fully (OAR 660-016-0010) The City has an acknowledged histOriC structures Inventory, a
local wetland Inventory and recently adopted a natural resources Inventory that considered uplands,
Wildlife habItat and riparian corndors The subject site has been planned and zoned for intensive urban
development and use prior to Metro Plan acknowledgement In 1982 (see Section II of thiS staff report,
Property DeSCription/Land Use History) The Department of State 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 dunng the Master Plan application process (a condition of approval of
these applications)
Staff FmdmQ
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 stating
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 application prior to any development on the subject site
Note The applicant has stated the property owner's Intent to submit a Master Plan application Rather
than require a separate Memorandum of Understanding or similar document at thiS time, staff IS
highlighting 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 conditions" as may be reasonably
necessary In order to allow the Zoning 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 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"
Aoollcant's Submittal
UNothmg m the proposal or the character of the site or potential uses mdlcates a future development that
would compromise air, water and land resources Future development of the site wtlrva I~CIlllTqt[!Tlff1q~1
with local, state -and federal law mc/udmg aspects of the Spnngfield Code As mdlca. '~MiirMnn~ U ~
Jl
~l
7 07 J
MAY
6-19
By
regardmg Goa/ 11, mcorporated herem by reference, options for accessmg or provldmg the necessary
urban services are available Therefore, the amendment IS consistent with Goal 6
Goal 6 reqUires all waste and process discharges from eXlstmg and future development to be consistent
wllh applicable state for federal environmental quality statutes Specifically, It reqUires loca/ govemments
to establish thaf there IS a reasonable expectation that a proposed use Will be m compliance wllh fhe
applicable state and federal environmental quality standards (Fnends of the Applegate v Josephme
County, 44 Or W8A)
There are three federal environmental quality acts relevant fo Sfate-wlde Plannmg Goal 6 Clean Water
1 '
Clean Air, and the Resource Conservation and Recovery Acts These acts are enforced by the
EnVironmental Protection Agency (EPA) to mamtam air, wafer, and land resource quality
The EPA delegates authonty to Oregon Department of EnVIronmental Quality (DEQ) to enforce federal
environmental stafutes m the State of Oregon (I e Clean Air Act, Clean Water Act, and Resource
Conservation and Recovery Act) The DEQ admmlsters the federal statutes (acts) through the Oregon
AdministratIVe Rules (OAR), Oregon ReVised Statutes (ORS), and Department programs
The OARs regulate nOise control, groundwater quality protecflon, solid waste, hazardous waste
management, ambient air quality standards, and transportation conformity The ORSs provide procedures
for compliance wllh sewage treatment and disposal systems, solid wasfe management, reuse and
recyclmg, hazardous waste and hazardous matenals, nOise control, and air and water quality standards
At the local level, the Eugene-Spnngfield Metropol1lan Area General Plan (Metro Plan) con tams poliCies
related to Goal 6 that mamtam air, water and land resource quality m 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 fhe WJllamette and
McKenZie Rivers
C 26 Local governments shall contmue to mont/or, to plan for, and to enforce applicable air and water
quality standards and shall cooperate m meetmg applicable federal, state, and local air and wafer quality
standards
C 27 Local govemmenfs shall contmue to cooperate m developmg and Implementmg programs necessary
to meet air quality standards This effort should mc/ude but not be limited to
a ReView of all major publiC capital expenditure projects for potential air quality
Impacts
b IntegratIOn of air quality concerns mto the comprehensive land use plan
c ActIVe partiCipation m deve/opmg and Implementmg additional controls, as needed
Supplemental to the Metro Plan IS fhe Central Lane Metropolitan Plannmg 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 With the federal Transportaflon EqUity Act for
the 21" Century (TEA 21), National Ambient Air Quality Standards, and the State of Oregon
Transportation Plannmg Rule (TPR) Additionally the RTP must demonstrate conSideration for system
preservation and effiCiency, energy conservation, and congestIOn relief
I The Clean Water Act establishes the basiC regulatory structure for regulatmg discharges of pollutants m the waters
of the UUlted States The Clean Water Act IS unplemented through mdustry standards and requirements The Clean
Air Act regulates air emlSSlOns from area, statlOnary, and mobile sources Tlus Act sets maxunum pollutant
standards and directs states to develop state unplementauon plans (SipS) apphcable to appropnate mdustnal sources
Fmally, the Resource ConservaUon and Recovery Act controls hazardous wastc-:r:- .. '1'eO~-tfl1~0rluCh
mc1udes the geoeraUon, transportauon, treatment, storage, and disposal ofhaz," : lIhlS a\!l m ;jt forth a
framework for the management of non-hazardous wastes
MAY 7 ~1
-'
By
6-20
The proposed Posf Acknowledgement Plan Amendment (PAPA) does not amend any of the Regional
Transportation Plan goals, obJectIVes, or policies Future land use plannmg applications (Conditional Use
PermJt and Site Plan) WIll conform to federal, state, and local regulations related to State-wide Plannmg
Goal 6 Further, when land use approvals are procured, at that time the applicant Will obtam the relevant
air quality permits from the Lane Regional Air Protection Agency (LRAPA) Specifically, the applicant Will
obtam Air Contammant Discharge Permits as needed and Indirect Source Consfl1lcflon Permits for the
proposed parkmg facllJtles
In the Eugene-Spnngfield metropolitan area, Lane County, Lane Council of Governments (Metropolitan
Plannmg Orgamzatlon), Lane Regional Air Pollution Agency, and the City of Eugene mamtam compliance
wJth DEO regulations by fhe followmg
. Lane County proVIdes residents with waste management services through a network of disposal
sJtes The County's waste reducflon and recyclmg programs are managed to conserve resources and
prevenf 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-Springfield Metropolitan Area Addlf1onally, the Lane Regional Air Pollution Agency
regulates regional air quality m Lane County through regulatIOns, programs and permits for reSidents
and busmesses
. The City of Springfield Public Works Department mamfams water quality m the crty through
metropolitan sewage stormwater treatment systems that are reqUired to operate under speCific
gUldelmes sef forth by the DEO The City of Springfield also has design standards for wastewater and
stormwafer collecflon systems m the City of Spnngfield Public Works, Starldard Construction
SpeCifications and the Engmeenng Design Standards & Procedures The City of Spnngfield's
Development Code has three articles relevant to Goal 6 that proVide resource protection Article 17-
DWP Dnnkmg Water Protection Overlay Dlstnct, Article 27 - FP Floodplam Overlay Dlstnct, Article 32
_ PubliC and Pnvate Improvemenfs
The proposed PAPA does not amend any of the Goal 6 related poliCies of the Metro Plan or the Regional
TransportatIOn Plan nor amend any regulations Implementmg those poliCies As demonstrated m
responses regardmg Goal 11 , mcorporated herem by reference, these urban services 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 quality When development occurs on the subject Site, all
development Will comply With all applicable local, stafe, and federal regulations that protect air, water and
land resources As mdlcated m findmgs regardmg Goal 11 , mcorporated herein by reference, options for
accessing or provldmg the necessary urban services are available Therefore the proposed amendments
are consistent wJth 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,
fhe City of Spnngfield can reasonably expect that future development under the proposed PAPA Will
comply With applicable state and federal environmental quality standards The proposed PAPA IS
consistent With Goal 6
~tafFs ReSDonse .
Staff concurs With the applicant's submittal The purpose of Goal 6 IS to Improve and maintain the quality
6-21
--
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 mixed-use and nodal
development standards Intended to reduce automobile trIp frequency and duration both on-site (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 eXlsling Industrial uses, to the east and south of the subject site) The proposed development will
also allow higher density, transit supportive development that also provides opportunllies for bicycle or
pedestnan tripS 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 pedestrian safety and Infill development
Site drainage Issues Will be addressed dUring the Master Plan, Site Plan Review and SubdiVIsion
application review processes and thus Will be subJect to the development permitting and approval process
of the SDC, various bUilding safety codes and the Public Works Design Manual for on-site storm water
management, and other applicable state and federal regulations
Finally, the City has an adopted drinking water proteclion plan and overlay zone reqUiring observance of
certain development standards and prohibitions of specific chemicals and chemical storage The subject
site must comply with the Drinking Water Protection Overlay District standards, regardless of plan
designation or zoru~g The "Pierce" 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 Proteclion Overlay District and Article 31 Site Plan Review)
These regulations espeCially apply to the proposed home Improvement center
Staff FmdmQ
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 drinking water
supply, 95 percent of which IS from groundwater
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 applicalion 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
"To protect people and property from natural hazards"
.~ ~ @ ~ 0 \TI ~ JI
ill MAY 7 ()l -
GOAL 7 AREAS SUBJECT TO NATURAL HAZARDS
By
6-22
Aoohcant's SubmIttal.
"Goal 7 reqUires that development subject to damage or that could result In loss of Me not be planned or
located In known areas of natural hazards and dIsasters wlthouf appropnate safeguards The goal also
reqUires that plans be based on an Inventory of known areas of natural dIsaster hazards (floods,
landslides, earthquakes, WIldfires and other related hazards) The Multi-Hazard Mitigation Plan for the
Eugene/Spnngfie/d Metropolitan Area (Metro Hazard Plan) that was adopted by the City of Spnngfield IS a
non-regulatory plan but prOVIdes an Inventory of known hazards
The Metro Hazard Plan does not Identify any known hazards Within the area of the subject site
AdditIonally, the subject site is outSIde of the 100 year and 500 year flood plains (Exhibit 7) There are no
adopted or non-adopted maps that Identify the subJecf Site to be WIthin a know hazards area The
proposed amendments do not affect any additional geographic area than the subject slfe, nor IS any
speCific development proposed at thiS time In due time, future development of the subject sIte wIll Include
a full analYSIS of hazard nsk and mItigate the nsk through appropnate construction As such thIS
amendment IS In compliance With Goal 7"
Staffs ResDonse
Staff concurs With the applicant's submittal Goal 7 IS Intended to mInimIZe the risk 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 restrlcling development In areas that are prone to natural
disasters and hazards Two prtmary areas of concern Involve development In the fiood plain and on
steep slopes The subJect site IS fiat and IS not located Within a fioodway
Staff Fmdm'1
These applications comply With Goal 7 because It has been demonstrated that the subject site IS not
located Within an Inventorted 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 sltmg of necessary recreatIOnal fac//Jt/es mc/udmg destmatlon resorts"
AODllcant's SubmIttal
"Regarding recreation, State-wide Planmng Goal 8 states, 'The reqUirements for meeting such needs,
now and In the future, shall be planned for by governmental agencies haVing responsibility for recreation
area, factlttles and opportumt/es
1 In coordmatlon WIth pnvate enterpnse,
2 In appropnate proportions, and
3 In such quantity, quality and locations as IS consistent WIth the avatfablllty of the resources to
meet such reqUirements'
Pursuant to Goal 8 reqUirements, the Crty of Sprmgfield and other local junsdlctlOns have developed the
follOWing relevant plan documents
.
Eugene-Spnngfie/d Metropolitan Area General Plan (Metro Plan), ReVIsed 2004
RIVers to Ridges, Metropolitan Regional Parks and Open Space Study, 2003
Lane County Parks Master Plan, 1980
Wlllama/ane 20-year Park and Recreation ComprehenSive Plan, 2004
~. ~ @ ~ ~ ill ~ 0\
MAY 7 07
-'
o
.
.
6-23
By
The proposed Metro Plan Land Use Diagram amendment will not change the status of any recreation
area, fac1ltty or opportunity that has been inventoried and designated by the Metro Plan or any other
re/evarlt fac1l1ty plans regarding recreational needs None of the various studies, inventories, and fac1l1tles
plans have designated the subject sJle for parks and open space In an adopted Inventory, declared It a
significant resource, or slated this privately owned property for acqUlsJllon
The Wlllamalane Park and RecreatIOn District, responsible for parks and recreation planning In the City of
Spnngfield, has developed the Willama/ane 20-year Parks and Recreation ComprehenSive Plan The
City of Springfield has adopted fhls 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 Site, between Bnggs Middle School and
the EWEB utility easement (bike path), and owned by the Willama/ane Parks and Recreation Dlstnct
The Wlllamalane comprehenSive plan refers to these parcels as 1he Pierce property, ' donated In 1993
and elsewhere Identified With adjacent parcels as the 'Yolanda/Bnggs/Plerce School Park' The plan
observes that "there are opportunities to work With the School District and EWEB on future Improvements
to the Pierce property as a neighborhood park and a waYSide for the EWEB Bike Pafh' (pg A-46-7)
The Wlllamalane 20-year Parks and Recreation ComprehenSive Plan, 'Table 1 Neighborhood Parks' lists
actIOn Items for neighborhood parks Action 1 4 suggests, 'Investlgafe 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 poliCY ActIOn 1 5 suggests, 'pursue opportunities to Improve the EWEB
bicycle path and develop park faCilities on adjacent land to help meet neighborhood park needs ) The
Preliminary Plan I/fustratlon for the subject site Includes several pedestnan and bicycle connections fo the
EWEB path and the proposed parks to fhe north The subject site Itself Will Include extensIVe public open
spaces As a commenting agency, fhe Wlllamalane Parks and Recreation Dlstnct Will have, through the
Preliminary Plan I/fustratlon and site plan review processes, the opportUnity fo coordinate plans With
future development
Rivers to Ridges, Metropolitan Regional Parks and Open Space Study does not Identify the subJecf slle
as a resource The study maps fhe EWEB bicycle 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 Mefro Plan as Parks and Open Space The Wlllamalane
20-year Park and Recreation ComprehenSIVe Plan does not Identify the subJecf site as an 'existing park
and recreation resource' No acknowledged plan declares It a Significant resource or slates thiS pnvately
owned property for acqUisition Therefore, the proposed PAPA IS consistent With State-wide Planning
Goal 8
Staffs Resoonse
Staff generally concurs With the applicant's submittal Wlllamalane Parks and Recreation District IS the
local agency responSible for park planning Within Springfield's city limits and Urban Growth Boundary
Willamalane's ComprehenSive Plan (WCP) was adopted by the City as the acknowledged Goal 8
comprehenSive planning element on November 14, 2004 There are no eXisting or proposed parks Within
the boundary of the subject 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 contains strategies and actIOns for parks and open space
A3 under Parks and Open Space states "Work With the City to encourage the private provIsion of
quality parks, urban plazas, trails, Imear parks, rooftop open space, and other amenttles m private
developments, where consistent With the goals and standards of thiS Plan" (P 23)
On the Preliminary Plan Illustration, the applicant shows a proposed pnV~.f'e,t't\a"f,Wi~S~~1
reSidents of thiS development Off-street pedestnan walkways are also s ru511~Iiflel.prepdSJ, j
feature that Will cross the subJect site from east to west
Mfi.'( 7 0",\
6-24
~y~
The applicant states "None of the vanous studIes, Inventones, and facilitIes plans have desIgnated the
subject sIte for pari<s and open space In an adopted Inventory, declared It a Slgmficant resource, or slated
thIs pnvately owned property for acqUIsItIon n [and] "No acknowledged plan decfares It a slgmficant
resource or slates thIS pnvately owned property for acqUIsItion n
The applicant also states "The plan proposes a 5 5 acre commumty pari< on two undeveloped parcels
north of the subject SIte, between Bnggs MIddle School and the EWEB utll1ty easement (bIke path), and
owned by the Wiflama/ane Pari<s and RecreatIon Dlstnct The Wlllamalane comprehensIve plan refers to
fhese parcels as 'the PIerce property, ' dona fed In 1 993 and elsewhere IdentJfied with adjacent parcels as
the 'Yo/anda/Bnggs/Plerce School Pari<' The plan observes that "there are opportumtles to wori< WIth the
School Dlstnct and EWEB on future Improvements to the PIerce property as a neIghborhood pari< and a
waysIde for the EWEB BIke Path"
Staff would like to clarify the applicant's statements above by citing the follOWing 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 unserved areas"
(P 29)
Table 1 Neighborhood Parks lists
"Project 1 3 Yolanda/Briggs/PIerce School Park - Work WIth SD 19 to develop and develop a
school/park master plan for the PIerce property and adjacent Briggs and Yolanda school grounds
that prOVIdes for coordmated development and optImIzes outdoor recreatIOnal facIlities" (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 requesting that the applicant begin a dialogue
by diSCUSSing the proposed development With representatives from Wlllamalane and whether there can
be coordination to achieve park development north of the subject property In conJunction With Marcola
Meadows development
In addition, when Marcola Meadows resldenllal and Wlllamalane park development occurs, reSidents Will
need to cross the EWEB faCility to utilize the parklrecreatlon faCilities The EWEB right-of-way IS
approximately 60 feet-Wide and the eXisting blke/pedestrlan path, Within that right-of-way IS approXimately
10 feet-Wide The Preliminary Plan illustration shows pedestnan connections from the subject site to the
blke1pedestrlan path As part of the Master Plan and other reqUired land use applications, the applicant
Will be reqUired to obtain the necessary easements from EWEB to allow reSidents of the proposed
development to cross their faCility
These applications can be conditioned to fully comply With Goal 8
Staff Fondonq
As conditioned, these applications comply With Goal 8 because In addllion to private on-site open space,
there are nearby park faCIlities that can serve future residential development
Condition of Aooroval #5
Submittal of a Master Plan application that addresses the relalionshlp 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 With Wlllamalane concerning the timing and development of the future park
~~@~DW~]
W MAY 7 D7
6-25
By
Condition of Aooroval #6
Submittal of a Master Plan application that addresses coordination with EWEB to determine If any
easements are required In order to cross the EWEB Bike Path to access the future park
GOAL 9 ECONOMIC DEVELOPMENT
"To provIde adequate opportumtles throughout the state for a vanety of economic actIVIties vItal
to the health, welfare, and prosperity of Oregon's cItizens"
Note These applications were submitted to the City on September 29, 2006 The applicant IS uSing
eXisting, adopted land inventories and supplemental land use Information to make the case for Goal 9
and related Goals (10) and (12)
Aoohcant's Submittal
"ResDonse
Statewide Plannmg Goal 9 - Economy of the State, reqUIres communtfles to mventory, plan, and zone
enough commercial and mdustnalland to support the dIVersificatIOn and Improvement of the economy
Pursuanf to thiS, the City of Spnngfield has adopted the followmg documents
Eugene-Spnngfie/d Metropolitan Area General Plan (Metro Plan), RevIsed 2004
Spnngfield CommerCIal Lands Study, February 2000
Metropollfan Industnal Lands SpeCial Study
Metropolitan Industnal Lands Inventory Reporl, July 1993
Metropollfan Industnal Lands PoliCY Report, July 1993
Also relevant to thiS discussion are studies regardmg other statewIde plannmg goals These of her
documents mclude
Spnngfield Nafural Resource Study Report, October 2005
Eugene-Spnngfie/d ReSidential Lands Study, 1999
The Metropolitan Industnal Lands SpeCial Study (MILSS) commenced m 1989 and produced two
documents, the Metropolitan Industnal Lands Inventory Reporl (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 m 2000 and the Oregon Deparlment of Land ConservatIon and
Development (DLCD) acknowledged fhe SCLS as a penodlc revIew task The study looked only at lands
wlthm Spnngfield's urban growth boundary and did not make changes to elfher 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-Spnngfie/d ReSIdentIal Lands
Study were mcorporated mto the Metro Plan along WIth other penodlc review amendments m the 2004
Update The Spnngfield Natural Resource Study Report (SNRS) updated mventones of ReSidentIal,
CommercIal, and Industnallands, and was acknowledged by the DLCD m December 2006
Oregon Admm/stratlVe Rule (OAR) 660-009-000 et seq (DIVISion 9) establishes the applicabilIty of Goal 9
rules to Post Acknowledgement Plan Amendments (PAPA), and speCifies cerlam procedures and
reqUIrements for local govemments to follow m the adoption or amendment of all plan or land use
regulatIOns perlammg to Goal 9 In OAR-660-009-0010(4) the rule dIscusses procedures relevant to thiS
application and states
~~@~DW~l
ill MAY 7 fJl J
6-26
By
'Notwlthstandmg paragraph(2),[660-009-0010(2)], a JUrisdiction which changes Its plan designations of
lands m excess of two acres to or from commercial or mdustnal use, pursuanf to OAR 660-Dlv/s/on 18 (a
post acknowledgement plan amendmenO, must address all applicable planmng reqwrements, and
(a) Demonstrate fhat the proposed amendment IS cOrlSlstent with the parts of ItS acknowledged
comprehensive plan which address the reqUirements of this divIsion, or
(b) Amend Its comprehensIVe plan to explam the proposed amendment, pursuant to OAR 660-
009-0015 through 660-009-0025, or
(c) Adopt a combmaf/on of the above, consistent With the reqUirements ofth/s dIVIsion'
The plan designation changes anticipated by the proposed PAPA will remove 56 0 acres of Campus
Industrial designation In Its 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 2] 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 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 Industnar share of all vacant unconstramed mdustnalland was 27% (derived from Table 5 of the
MILlR, p 47) About 709 acres of the Metropolitan study year mdustnal land supply was w/thm the
Spnngfield portion of the UGB (MILPR, Table 5, P 47) The MILPR does not estimate demand Within the
Spnngfield UGB alone, nor does It segregate the estimated demand for Campus Industnal land m the
Metro area The subject Site was mcluded m the list of short-term sites for new mdustry (MILPR, P 2D
and p 45, Subregion 7, Site 5) The study further estimated that the projecfed 20-year demand for
mdustrlal land for the Metro UGB would be between 650 and 1,172 acres, one-fifth to one-third ofthe
supply (MILPR, P 7) In response to thiS study, the Metro Plan was amended de/etmg a findmg that the
supply was not adequate to meet the prolected growth m fhe commercIal and light manufactunng
segments of the economy (MILPR, P 11)
The MILPR reported that m the study year there were 255 acres ofthe Campus Industrial land m the
Spnngfield UGB Unfortunately, there are no estimates ofthe depletion of Campus Industnal land m the
adopted and acknowledged studies If we apply the same 23% and 42% low and hIgh depletion rates
seen m the overalllndustnal supply, we derive a range of 148 to 196 acres of CI land m Spnngfield atthe
end of the planmng penod
The 2004 Metro Plan update estimated the supply of Medium Density Residential land m the study year
to be 828 acres, and projected the consumption of 589 acres dunng the plannmg period, leavmg a plan
year (2015) mventory of 239 acres The Sprmgfield Commercial Lands Study (SCLS) updated plan year
estimates of Springfield's Commercial land mventory (wflhm the UGB) It projected a s/gmficant defiCit of
bUildable land by 2015 If the h/stonc rate of consumptIOn contmued
The mventorles of all three general categories of land were studied by the Spnngfield Natural Resource
Study Report to gauge the Impact of settmg aSide GoalS lands wlthm the Spnngfield UGB The 2005
study modified earlier mventory estimates by mcludmg plan amendmenfs approved smce the Orlgmal
studies and conSidering 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
Resldentla/land which was not reported separately by the SNR S 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" wluch has smce been changed to "Campus lndustnal" In tlus report we
wlll use the later telm "Campus lndustnal" ~' ~ @ ~ 0 W ~ '
MAY 7 07
.:J
6-27
By.
Table 2 Proposed Impact on ProJected Plan Year Land Inventones
Acres I
General Use UBG Plan Yr Inventory PAPAt:. Total t:.% Source
Med Density Res Metro 2015 239 19 258 8% Metro Plan
Commercial Springfield 2015 -172 37 -135 22% SNRS
Industrial (high est) Metro 201Q 2,122 -56 2,066 -3% SNRS
Industrial (lowest) Metro 2010, 1,600 -56 1,544 -4% SNRS
All three categones of land are Important EqUlllbnum between them IS mutually beneficia/ and essential
to the overall economic and social health of the community The table above shows that the proposed
PAPA has a relatively mSlgmficant 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 robbmg 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 cons/denng 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 mamtamed Policies m 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 Policy #B 6
'Increase the amount of undeveloped land zoned for light mdustnal and commercial uses
correlatmg the effectIVe supply m terms of sUitability and availability With the projections of
demand'
Economic Element Policy #B 12
'Discourage future Metro Plan amendments that would change development-ready mdustrlal
lands (sites defmed as short-term m the metropolitan Industrial Lands Special Study, 1991) to
non-mdustrlal designatIons'
-~
Clearly, these two policies often wtll be m conflict With a limited supply of urbamzable land, mcreasmg
the amount of undeveloped commercial land will frequently be at the expense of the mventory of mdustnal
land The Metro Plan addresses the Issue of conflict between policies
'The respectIVe JUrisdictions recognize that there are apparent conflicts 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 m every mstance Use of the Metro
Plan reqUires a balancmg of ItS various components on a case-by-case basIs, as well as a
selection of those goals, objectives, and poliCies most pertment to the Issue at hand'
The Spnngfield CommerCial Lands Study, the most recent economic opportunities 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 serve Sprmgfleld's future population'
'Policy 1-B 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 objectIVes of the TransPlan '
'PoliCY 1-G 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
faCilities and servIces'
6-28
\~~ @ ~ G \1J If,!'
MAY 7 ~1 J\.
...J
\By_
'PolIcy 3-A Redesignate and rezone portions of mdustrlalland or residential land 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 mtenslty development m conjunction with residential and employment
opportumtles '
CONVERSION TO COMMERCIAL DESIGNA TlONS
A prolectlon of a Commercial land Inventory deficlf wIthin the planmng penod IS unacceptable under the
rules of Statewide Planmng Goal 9 The necesslfy of replemshlng the Inventory IS not debatable
Nonetheless, the Issue of trading Industnalland, In this case Campus Industna/, for CommercIal land
needs to be examined carefully Because meeting all land use poltcles perfectly and completely IS
ImpossIble, their pnonty must be considered Metro Plan Economic Element "PolIcy #8 6" IS Imperative
and provides clearer gUIdance than "Policy #B 12," which merely discourages The poltcles of the
Spnngfleld CommercIal Lands Study, particularly "poltcy 3-A," clearly trump "Policy #B 12" when
considerIng the proposed PAPA The proposed PAPA places the Nodal Development Area overlay
deSignation on most of the Site, addressing "Policy I-B," and "Policy 3-A ..
The Land Conservation and Development Commission (LCDC) recently reported to the Governor on the
converSion of Industnalland to non Industnalland The report was concerned with maintaining an
adequate local supply of Industnal land and preventing conversions of pnme industrIal land to non-
industrIal uses Their report was f1tled "Promoting Prosperity Protecting Pnme Industnal Land for Job
Growth" It made the fof/owlng observatIon
'The Issue of conversion of mdustrlallands~s Imked dtrectly to the goal of provldmg an adequate
supply of mdustrlal and other employment land for a vanety of economic actIVities UntImely or
undeSirable converSion of mdustrlallands, particularly conversIon of strategic sites With umque
market features, can mterfere WIth accompllshmg the goal of provldmg adequate land
development opportumtles for economiC growth and Job creatIOn' (p 11)
'The GMELS' [Greater Metropolttan Employment Lands StUdy] Phase 1 findmgs remforce the
committee's assertIOn that traditIOnal mdustrlal areas, mcludmg those featUring heavy
manufacturmg, warehouse/distributIOn, mdustrlal servIce and waste management actIVities
should be protected from encroachment by mcompatlble non-mdustrlal uses by placmg these
areas m so-called mdustrlal sanctuaries' (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 wlthm the greater Portland
metropolitan region Committee members concurred With a major findmg of GMELS that the Ime
between mdustnal and non-mdustnal use IS becommg mcreasmgly blurred m the new economy
because many traded-sector and mdustrlal actIVities are now camed out m office and tech-flex
settmgs The latter type of mdustrlal uses IS perfectly compatible With other employment actIVIties
and, thus, can be accommodated m mixed-use zomng dlstncts that mclude retaIl, office,
mstltutlOnal and/or light mdustnal and even residential uses' (p 18)
'New and emergmg mdustnal uses These are hIgh-tech, bIotech, some manufactunng and
research and development and are often located m office and tech-flex settmgs They are most
productIVe when adjacent to Similar compames and thetr non-mdustrlal suppflers, lenders and
support systems SUitable locations for these actIVIties mclude many mixed-use zones. as long as
their scale, deSign and operational characteristIcs are compatible With surroundmg uses' (p 20)
Although the converSion of Clland to other deSignations may seem to have a nel ~VftBl~(;\~IIr111
potential for economIC development, the net effecf IS very pOSitiVe when conSider l~ ti1fl ~~twJJJ [E J'
MAY 7 Cn
,
6-29
By
addmg to fhe extremely scarce supply of commercial land As the OLCO report to the Governor pomts
out, high-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 growmg sectors of the economy blur the Ime between commercial
and mdustnal land use
SITE SPECIFIC ISSUES
The Campus Industnal portion of the site has been reserved as development ready land since 1995 It
was designated as Special Light Industnal (the precursor of Campus Industnal) for years before that
Despite the dwmdlmg supply of Clland, nof 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 mtended fo foster and preserve To attract the desired mdustnes, the
zone Imposes performance standards to reduce conflicts With adjacent zonmg dlstncts 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 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
partially explam why the site has not yet been developed WIth CI uses The City'S pre-applicatIon report
lists 'air pollutants from surroundmg heavy mdustnal uses, overhead electncal Imes and nearby
ralllmes which cause problems for certam types of high technological mdustnes Several high
tech firms had considered the Pierce Property for a potentIal locatIOn, and all found It unsUItable
because of these problems'
Lane Metro Partnership confirms this mformatlon The agency provIdes economic developm'lflt and
busmess mformatlon for Eugene, Spnngfield and Lane County. and mamtams a computenzed mventory
of vacant mdustnalland and bUlldmgs They report thaf while numerous mqUlres about the subjecf site
are received from busmesses consldenng rt as a location for new faCIlities, fhere are common objectIons
These mc/ude the site bemg too close to established residential areas for mdustnal uses, and too close to
the Kmgsford 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 emit up to 1,075 tons of particulate
and gaseous pollutants per year
COMPETING SITES
Long after fhe subject sIte was zoned for mdustnal use, the McKenZie-Gateway Corporate Park became
available It has drawn IIght-mdustnal and high-tech uses while the subject site has remamed fallow
Companies buildmg or acqumng faCIlities there have mcluded Sony, Symantec, and Shorewood
Packagmg However, the Gateway Park has undergone slgmficant 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 service call center rather than research and development In 2004, the CIty reVised CI
regulatIOns to further limit types of commercial uses and limIt their coverage to 40% of gross acreage
Gateway gross acreage m commercial use IS now nearly 30% WhIle the market place has clearly
mdlcated the supenonty 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
c-
deSirable location Though conversion of the subject site would reduce the mventory of Clland, It wo
take some of the commercial development pressure off Gateway ThiS would help reserve Gateway r. ~
mdustnal development, thus sacnficmg a margmal resource to foster more productive use of a supeno ~
one ~
\',
:
,
I
\
.
!':'.':'l I
COMPARING WAGES :<c \1
How might the conversion of the subject site's CI land to CommercIal affect the ability of Spnngfield to @:E .
attract Jobs that proVide a family wage? We begm by askmg what a family wage IS m Spnngfield !':'.':'l -
Although there IS no precise defimtlOn of "family wage," the term came mto use dunng the Industnal ~_L_
Revoluflon when work was separated from home to a degree not seen before The concern was that th
breadwmner earn enough to allow the spouse to stay home tendmg the house and children It became a
som.ewhat controversial term, some commentators asslgmng sexist overtones to rt Data m the follOWing
t--!-
<;:)
t-
6-30
tables create a statistical context for the discussion If "family wage" can be defined as fhe gross mcome
needed to cover typical expenses of the average family, the tables below estimate these figures m
Spnngfield and Oregon
Table 3 Spnngfield, Oregon Average Household and Family Size
Number of Individuals
Average Household 2 55
Averaqe Family 303
Source U S Census /:Jureau, Census 2000 Summary File 3
Table 4 Sprmgfield, Oregon TYPical 2004 Family Expenses
Source Two Adults, Two Adults,
One Child Two Children
Poverty In America' $34,905 $43,862
E P 12 _ $36,408 $41,748
1 Poverty m Amenca Project, Penn State University
2 Economic Policy Institute
Figures are for typical expenses Figures for One Adult and Two Children
are wlthm 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
Nole that the family household mcome IS Significantly higher than the highest mdlvldual medl8n mcome
Data about fhe 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 fhe average or many
households may have two mcomes Some combination of the two IS likely Regardless, It indicates
caution should be used when making assumptions about family wages
Table 5 Sonnqfleld and Oreqon Median Incomes
Oregon
Springfield, 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 w.xkers . $30,591 $25,524
Source U S Census Bureau, Census LUOO 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 information from the Lane County Council of
Govemments and the Oregon Labor Market Information Service to correlate the estimated number of
people employed by each Industry sector Within a plan deSignation, and the Lane County average pay
wlthm each sector, to denve an estimated average pay for employment In a land use deSignatIOn
~~@~~m~-')I
1 MAY 7 07 J
By_.
6-31
Table 6 Plan DesignatIOn Average Wage
, CommercIal
Industry
Construction
Manufacturing
Trans, Comm , and Utilities
Wholesale Trade
Retail Trade
Finance, Insurance and Real
Estate
Services
Government
Total
Weighted Average Pay
Employment
676 2%
779 2%
767 2%
585 2%
8,890 25%
2,455 7%
20,348 57%
1,218 3%
35,718 100%
$25,732 13
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
$19,30919
$34,73705
$27,340 14
$37,23900
. .-
Source of wage data OLM/S Lane County :<uuO Industry sector average adjusted for 2004 Consumer
Pnce Index except the figure for Governmenf 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
overview of the types of businesses and the approximate number of employees currently located In fhe
Gateway area (the only other CI zone In Spnngfield With Significant development Most of the businesses
listed In the table would be allowed wlthili the proposed PAPA redeslgnatlons
.]~ ITS ~ G I1J \r~\
MAY 1 ~\ ~
~
By
6-32
Table 7 Types of Busmesses and ApproXImate Employees for Gateway Development
Gateway Busmesses Address Type Approximate Number
of Employees
Royal Ganbbean GnJlse Lines 1000 Royal Canbbean Way Travel sales call center 250-500
(3900 Sports Way)
Symantec 555 International Way Computer Support Call 1200
Center, Comp Tech
PaclficSource Health Plans 110 International 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 Intematlonal Way
Sacred Heart Medical Center Matenals (Supply 30
Matenals Management handlers)
Shorewood Packaging Inc 500 Internalional Way Manufacture paperboard 60
packaging products
~
Wholesale dlStnbutlon
Globallndustnes 950 International Way automolive parts and 10-19
accessones
Grand Slam USA 921 Intematlonal Way Indoor recreatIon Batting 1-4
cages, basketball, etc
McKenZie Athletics 909 International Way Uniforms screen pnnt'oIg 10-19
and embroidery
PaCific Office Automation 911 Intematlonal Way Copier sales and copYing 20-49
servIces
Rex Myers Transfer 915 International Way Moving and storage 5-9
FedEx 700 International Way Couners and messengers 20 -49
Learning Tree 100 Intemallonal Way Child Day Care N/A
Planned Businesses' ,
ProfeSSional Credit Service Collecllon 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 headquarters there Source The Register Guard - Tuesday, November 14, 2006
~ ~ @ ~ Dr \Yl ~ -,
MAY 7 07
.J
6-33
2L__
Table 8 below shows the estimated wages for employment fYPlcal of the businesses In the above table
Companng this data with Table 6 indicates that the average pay for employmenf In the designations
proposed by the PAPA are Similar to the average pay In Spnngfield's developed CI designated lands
Table 8 Employment and Wage Estlm1tes for Spnngfleld CI Busmesses 500: more employees
Employment
Number Percent
177 640%
535 1930%
1,200 43 30%
300 1080%
Occupation
Bill and account collectors
Billing and Posting Clerks
Computer Support Specialist
Medical and Clinical Laboratory
TechniCians
Miscellaneous ManufactUring
Travel Customer Service
Representalive
Total employees 2,772 100%
Weighted Average Pay _ . _ $29,975 94
Source Wage data for Lane c.;ounty LU04 from OLMIS webslte except Travel Customer Service Rep
starting pay published In Portland Business Journal - November 18, 2004
Source Employment data from Lane Mefro Partner ship and from InfoUSA 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 RESIDENTIAL POLICIES
ReSidentIal Land Use and Housmg Element
ReSidential DenSity #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'
ReSIdential Land Use and Housmg Element
ReSIdential DenSIty #A 11
'GenerafJ}yocate hIgher denSity reSIdentIal development near employment or commercIal
servIces, 10 proxImIty to major transportatIOn systems or wlthm transportatIOn-effIcient nodes'
ReSIdentIal Land Use and Housmg Element
ReSIdentIal DenSity #A 12
'Coordmate /lIgher denSity resIdentIal 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 Metropoltlan 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
follOWing analYSIS Will show, splitting the converted Industrial land between ReSidential and CommerCial In
the proportion proposed IS entirely appropriate
While the Inventory of Spnngfield Commercial land Will be entirely depleted by the end of the planmng
penod and the prionty of creating more IS ObVIOUS, Metro Area surpluses are projected for both Industnal
and ReSidential The case for reapportioning these inventories must be made To Illustrate the need for
an adjustment of the Inventones, fhe follOWing table looks at the relatIVe rates of Inventory depletion over
the planning penods studied
~~@~DW~~J
ill MAY 7 01.- .../
,By
6-34
Table 9 Projected DepletIons of Land Inventones Dunng the Planning Penod
Acres
f.
-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
Plan Yr
239
1,265
193
2,122
1,600
f.%
-71%
-78%
-97%
-41%
-56%
Source
Metro Plan
SNRS
SNRS
SNRS
SNRS
The table above shows fhat, over the planning penod, the mventory of Medium 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 mvenfones) Sac11ficmg a small
portion of Industnal land to replenish the more rapidly dlmmlshmg mventones IS Justifiable and prodent
To Illustrate the pomt further, the followmg table compares the final plan year mventones of Industnal and
Resldentlalland The two planning 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 mvenfory IS negative All combmatlons of high and low estimates are calculafed
Table 10 Combined Plan Year/nventory Estimates
Total acreage ReSidential (low) ReSidential (high)
193 1265
1,793 2,865
2,315 3,387,
Industrial (lowest)
Industnal (high est)
1600
2122
Table 11 RelatIVe Prooortlons of Total Plan Year Land Inventory
Res Ulnd H Res Ulnd L Res H/lnd H
834% 1080% 3740%
9170% 8920% 6270%1
ReSidential
Industrial
Res H/lnd L
44 20%'
55 90%
BALANCING INVENTORIES
To evaluate the Wisdom of shlftmg lands from one general use to another, we must establish a VIable ratio
between them The projected Inventones 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 fhe ReSidential
mventory With the jobs supported by the Industnallnventory Accorclmg to the U S Census Bureau's
2000 Census, the median eammgs of employed md/Vldua/s m fhe 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 ratio of 1 5 jobs per household The Metro Plan target denSity IS 6
dwellmg Units per gross acre Therefore, the correspondmg numbers of jobs needed to support the high
and low estimates of plan year ReSidential mventory are 11,385 and 1737
The Department of Land ConselVatlon and Development, In thetr publication "Industnal and Other
Employment Lands AnalYSIS GUidebook" recommends usmg ratios from 64 to 9 6 when estlmatmg jobs
per gross acre of Industnalland Usmg the Industnalland mventory high and low estimates, the table
below compares the resultmg numbers of jobs With the ReSidential mventory
Table 12 Jobs Supoorted by Pro/ected Plan Year Land Inventones
Acres dulac jobldu joblacre jobs
193 6 1 5 1737
1600 64 to 9 6 10,240 to 15,360
1265 6 15 11385
2122 64 to 9 6 13,380 to 20,371
Resldenlial (lowest)
Industrial (lowest)
ReSidential (high est)
Industrial (high est)
6-35
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JIJ MAY 7 67 JJj
llY
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In the slowest growth projection, the Inventones are not In eqUllibnum If consumption of land supplies IS
on the high side, and mventones 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 m a metropoldan area of thiS
SIze, the supply CUlve shifts up as people begm to hoard and pnce gouge m antlc/~atlon of greater
shortages Clearly, for the health of the Metro economy, these mventones should be adjusted New
employers will not locate m the area If there IS no housmg for themselves or theIr employees Shlftmg
land from Indusfnal designations to Res/aenf/al designations IS Justified
Conclusion
Adopted and acknowledged mventones mdlcate that well before the year 2015, Spnngfield's mventory of
Commercial land will be severely, If not completely, depleted Mefro Plan Policy #8 6 directs the City to
correlate the effectIVe supply of economic lands m ferms of SUitability and availability With the projections
of demand While the mvenfory of Clland may be small, OAR - DIVISion 9 (Economy) does not prohlblf
convertmg mdustnalland to another category of employment land, or to another Goal mventory, as long
as a local 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 Commercial Land
WIll not be met by the end of the plannmg penod, and fhe mvenfory of ResidentIal land lags far behmd
Industnal, yet the acknowledged mventones mdlcate a Campus Industnal mventory surplus An
adjustment IS warranted to mamtam eqUlllbnum and support of her Metro Plan poliCies encouragmg
mcreased residential dens dies and supportmg Nodal Development areas
There IS a synergistic relationship between the three general categones of land use that reqUires balance
between them m order to sustam economic dIverSity The proposed redeslgnatlon of Campus Industnal
land to Commercial, Commercial Mixed-Use, and MedIUm DenSity Resldentl;;>1 development will support
the diversification and Improvement of the economy It IS consistent With the pnontles established by
adopted and acknowledged poliCies Therefore, the amendment IS consistent With statewIde plannmg
Goal 9 "
3\ Staff Resoonse
Staff consurs, With the applicant's submittal However, the OLeO memo dated March 12, 2007 stated that
both quantitative and qualitative data should be conSidered In the Goal 9 response
QuantitatIve Data
Note The Lane County Industrial-Commercial BUildable Lands Study (CIBL) The applicant referenced
CIBL In the February 28,2007 version ofthe response to Goal 9 ThiS reVised response dated March 17,
2007 no longer references CIBL However, the DLCD memo dated March 12, 2007 (see Attachment 6)
raised a concern about uSing data that was not adopted by the local Junsdlctlons andlor fully reviewed by
DLCO Staff agreed and IS adding the follOWing CIBL background that was Included In staffs
presentation to the City Council In November 2006
"State law reqUires each CIty'S comprehenSive plan to Include an Inventory of Industnal and other
employment land SUitable, available and necessary for economIc development opportunities for a
20 year penod The Metro Plan satisfied thiS Inventory at acknowledgment In 1982 and the Cited
studies were adopted as speCified above, but the lack of a contemporary database of conditIO</.-
and status led the Metro area elected offiCials and Lane Metro Partnership to co-sponsor an ( - 1
evaluation of the metro area supply The report Included a newly developed database of curre ~ r-
conditions and offered an array of data sets that are useful for government and the pnvate set ~ c
In consldenng appropnate development sites for a particular use That being said. It IS Import mt
to note that ECONorthwest's report IS not the complete Inventory reqUired by law. nor IS It a p)~ r-
document The reqUirements for commercial and Industnal bUildable lands Inventones Includ ,l'f}:;;!
supply, a demand analYSIS (not Included In thiS report) and prOVISions to match projected der. iiHd ~
~
WIth an adequate supply While thiS report made no assertIOns or assumptions that the suppl! ~
Included In thiS database IS adequate, the report did Identify additional work necessary to get 't.=" ==J ,;.J
6-36
that pomt and mcludes a list of policy options for additIonal consIderation, mcludmg an
endorsement of the complete bUildable lands mventory as specified m Oregon AdmmlstratJve
Rules"
In November 2006, staff stated that while there may be addlllonal options or variations 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 Industrial Lands SpeCial Study Metropolitan Industrial Lands Inventory Report,
July 1993 and the Metropolitan Industrial Lands Policy Report, July 1993 These are the same reports
used dUring the review process for Home Depot In 2001 The applicant has provided additional
Information pertaining to the Natural Resource Study, adopted by the City In 2005 and a diSCUSSion on
the conversion of Cllands to residential In addllion to these diSCUSSions, staff raises the following Issues
a) The up-to-date land Inventory In the Gateway CI District
Since the amendment of Article 21, Campus Industrial DiStriCt, staff has been keeping track of the
available vacant Campus Industrial land In the Gateway CI District The Gateway CI DiStriCt has about
275 total acres and as of March 13, there are stili 116 acres that are vacant
b) Current Market Forces
Explanation language under State-wide Planning Goal 9 states "Comprehensive plans and policies
shall contribute to a stable and healthy economy m all regions of the state Such plans shall be
based on mventorles of areas SUitable for mcreased economic growth and actJvlty after takmg
mto conSideration the health of the current economic base, materials and energy availability and
cost. labor market factors, educatIonal and techmcal trammg programs, availability of key public
faCilities, necessary supporl facilitIes, current market forces, locatIOn relat~ve to markets,
availability of renewable and non-renewable resources, avaIlability of land. and poJ/utJon control
reqUirements II
The "current market forces" do not Include light industrial development In the CI District IS a trend since
the late '90's ThiS trend IS plaCing pressure on the Gateway CI District and IS the reason why staff
amended SDC Article 21 to create the 60/40 split (see the discussed under "qualitative" below)
c) The Jasper-Natron Area
The applicant cites the draft Jasper Natron SpeCific Development Plan which proposes to add about 20
acres of CommerCial and 118 acres of Clland to Spnngfleld'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 begin the adoption process for thiS plan
Within the year
Qualitative Data
a) Background DISCUSSion on SpeCial LlghVCampus Industrial DeSignations/Zoning
The original Intent of the "Special light Industrial" (SLI) land use deSignation and zOning was to allow
"high tech" Industnal users that paid "family wages" and had a minimum "employee-per-acre" base The
history of thiS land use deSignation goes back at least 35 years to the metro area's first "general plan",
"The 1990 Plan", adopted In 1972 That Plan stated "Local plannmg poliCIes should be developed
which Will create an appropriate environment for mdustnal and research parks" ~T[ @'J~ 0 ill ~ -\
] MAY 7 07,
6-37 --..J
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In 1982, when DLCD acknowledged the Metro Plan, both the Metro Plan designation and the zOning
district 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
Industnal firms, such as manufacturers of semi-conductors, medical and dental supplIes,
photographIc eqUIpment. computers and other e/ectromc eqUIpment, and large-scale research
and development complexes The actIVitIes Involved are generally charactenzed by hIghly skIlled
and techmcal labor and are located Indoors Often, precIsion IS of such Importance that air
pollutants, nOise and Vibration associated With heavy Industry are not compatIble These
Industnes are often located In campus-type Industnal parks and are generally Involved In the
manufacture or assembly of final products of small umt Size or research-type development In an
office-based atmosphere There are generally no effluents or other emissions to create
problems Heavy transport IS not Important Supporting office-based commerCial
development shall be conSidered an appropnate use when planned to complement the pnmary
uftent of special light Industnal development."
In 1994, the Metro Plan SLI deslgnalion 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 Industnal firms In a
campus-like setting The actiVItIes of such firms are enclosed WIthin attractIve extenors and have
mlmmal environmental Impacts, such as nOise, pollutIon and VibratIon, on other users and
surrounding areas Large-scale light Industnal uses, including regIOnal d/stnbutlon centers and
research and development complexes, are the pnmary focus of thIS deSIgnatIon PrOVISIon IS also
made for small- and medIUm-scale Industnal uses WIthin the context of Industnal bUSiness parks
which Will maintain the campus-like setting With mlmmal envIronmental Impacts Complementary
uses such as corporate office headquarters and supporting commerCial establishments serving
pnmary uses may also be SIted on a limIted baSIS Conceptual development planning, Industnal
park standards and sIte revIew processes shall be applied to ensure adequate CIrculatIon,
compatIbilIty of uses and avaIlabilIty of large sItes for lIght Industnal 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 light industrial uses
The Springfield Development Code was adopted In May 1986 and Included Article 21, Special Light
Industrial District In 1994, thiS Article was amended and renamed the CI DiStriCt, consistent With the
Metro Plan deSignation change Cited above The CI District IS primarily an industrial 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 Industrial District One of these
amendments placed a 40 percent limitation on the siting of permitted officelcommerclal (bUSiness park)
uses to keep the "Industrial" Integrity of the district against the demand for bUSiness park uses because
thiS zoning district IS primarily an Industrial district The limitation was established because In the
Gateway CI Dlstnct, there has been a great demand to site officel commerCial uses Currently, the 30
percent threshold has been reached In the Gateway CI DiStriCt and staff has recently discussed thiS Issue
With the Planning 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 industrial use shown on the applicant's Table
7
~
Th, '"~o, SDC """," c' D.m" ""po"' "",m'" 'oof,~' wdh ., ,"IT,,' ""'" "" ~
deSignation statement "The CI D/stnct IS Intended to fully Implement the Metro Plan Campus fUUl
Industnal DeSignatIon and any applicable refinement plans The CI D/stnct prOVIdes opportu tieS '0
for diverSificatIon of the local economy by offenng pnme sItes In a campus enVIronment for la ~
scale light manufactunng firms emphaSIZing modern technology and emplOYing skIlled worke J:-
family wage jobs The term "campus" Includes innovatIve bUIlding deSIgn, enhanced landsca~ ~
large open spaces and substantial pedestnan amemtles Small. and medIum scale lIght @ ~
manufactunng may and supporting commerclal/ office uses shall be located WIthin a bUSiness flJl-I1 :Ii
park, prOVIded that combined bUSiness p.arks do not exceed 40 percent of the gross acreage 01 ~
CI Dlstnct BUSiness parks may Include several bUIldings WIth multIple stones and a mIx of USE~
'I
I'
,
I
\
\
\
\
I
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(I'J
6-38
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Supportmg retaIl uses such as banks, restaurants and day care facllttles shall pnmanly selVe the
employees m the CI D.stnct, not the general public All uses m the CI Dlstnct shall meet s/tmg and
operational performance standards to mlmmlze Impacts wlthm the CI Dlstnct and surroundmg
areas PermItted uses, mcludmg the storage of matena/s and vehicles necessary for the
operation of the use, shall occur entirely wlthm enclosed bUlldmgs "
Today, there are two Clland use designations and zoning districts In Springfield Gateway, In northwest
Springfield, and the subJect site west of 31s1 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 light industrial 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 subject 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 Industnal Study Task Force Fmal Reoort. L-COG, Apn11981, recommended about
50 acres of thIS property be desIgnated 'specIal light mdustnal' (SLI) The Task Force concluded
the North Gateway SLI site could not have samtary sewers extended m the near future The
'PIerce Property' has CIty selVlces and would prOVide Sprmgfleld WIth an ImmedIately avaIlable
site ThIS SLI SIte prOVIdes opportumtles for combmmg mdustJ:.'.'i1, commercial and medIum
denSity reSIdentIal uses m a balanced scheme" The memo went on to state "Problems
assocIated WIth the site mclude air pollutants from surroundmg heavy mdustnal uses and
overhead e/ectncallmes and nearby ralllmes which cause problems for certam types of hIgh
technologIcal mdustnes Several 'hIgh tech' firms have conSIdered the 'PIerce Property' for a
potentIal locatIon, and all have found It unsUItable because of these problems Another problem
WIth the site /s oppOSItIOn to mdustnal use from neIghborhood resIdents" However, In the end,
approximately 60 acres of land was deSignated and zoned SLl/CI) There have bPEn a number of land
use applicatIons attempting to receive development approval on the subJect site over the years, but not
one has been for Special Light Industrial (the prevIous name of the CI deslgnalion/zone) or CI
development
c) Implementation of Potenllal 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 criterion and In the response to criterion 7030(3)(b)
41 Staff ConclUSIon
Under Quantitative Data
ThiS staff report demonstrates that there IS a shortage of SUitable commercial sites Within the Springfield
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 period The SCLS also notes that size and locallon further limit the
supply of bUildable land Goal 9 requires not only enough net bUildable acres but also sites of varied
"SIzes, types, locations and selVlce levels" In order to foster economic growth and commercial
d~"opm~'" ",,,~'., ." ,he C" 10'10'''' ,d""~ ,"pp" cl b,,",bl, ~mm~"I'I~ ii:~~'I< 7U ~7f!: 1
6-39 ~I
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.
sizes and locations The CAC found In the SCLS that there IS a need for a supply of both larger aod
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 rezoning consistent with the CAC's recommendation
This staff report demonstrates that there IS stili a surplus of industrial lands, 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 industrial land and that these applications are consistent With applicable
Metro Plan poliCies and current commercial and Industrial land InventOries
Given these facts and the reqUIrement that the City maintain an adequate supply of commercial land as
well as industrial land., the situational changes Cited In a)-c), 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 Will the City be assured that the quality development as proposed Will be
constructed over time, then both the Planning 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 conditions pertaining to the history and current land utilization In the CI DiStriCt,
especially In the Gateway area
The Original concerns by the Metro Plan team about the SUitability of the "Pierce" property for SLl/CI
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 applications, a
Master Plan Will be required to gUide development on the subject property over time 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 zOning 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 gets away from the Image of one continuous,
long, lilt-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
51 Staff Flndlnq
As conditioned, these applications comply With Goal 9 prlmanly because given the lack of an up-to-date
commerclallindustnallands study, there IS a demonstrated shortage of developable commercial land and
a surplus of industrial land and that these applications are consistent With applicable Metro Plan poliCies
and there IS a demonstrated lack of demand for the types of Industrial uses once envIsioned for the
Campus Industrial District
6-40
m~@~G\fl~~
\j\l MAY 7 ell ~
\ey
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CondItIon of Aooroval #7
Submittal of a Master Plan application that shows the proposed home Improvement center bUilding
design similar to the eXisting bUilding In Scottsdale, Arizona or a bUilding design that complies With the
current bUilding design standards In SDC Article 21
GOAL 10 HOUSING
"To prOVide forthe housmg needs of citizens of the state"
Aoollcant's Submittal.
"Goal 1 0 reqUires bUildable lands for reSidential use to be mventoned and reqUires plans to encourage
the availability of adequate numbers of needed housmg Units at price ranges and rent levels
commensurate With the financial capabilIties of Oregon households Oregon Admm/stratlve Rule 660
DIVISion 8 defines standards for compliance With Goal 10 OAR 660-008-0010 reqUires that
'SuffiCient bUltdable tand shall be designated on the comprehenSive plan map to satisfy housmg
needs by type and density range as determmed m the housmg needs projection The local
bUildable lands mventory must document the amount of bUildable land m each reSidential plan
designation'
Approval of the applicant's proposed PAPA changmg approximately 19 acres from Campus Industnal to
MedIum DensIty ReSIdential on the Metro Plan dIagram and zonmg map, reqUires compliance w1Ih
statewide planmng Goal 10, Housmg (OAR 660, DIVISion 8) (The tofal acreage of Medium Density
Residential land IS proposed to mcrease from 35 7 to 54 7 acres) The Posf Acknowledgement Plan
Amendment (PAPA) IS consIstent With the parts of the Metro Plan which address the reqUirements of
Goal 10
The Eugene-Spnngfield ReSidential Lands Study (RLS) was completed m 1999 as a technical document
mformmg policy changes to the Metro Plan as part of the area's penodlc revIew reqUIrements The RLS
was acknowledged by the state Land C0nservatJon and Development Comm/ss/oll4s bemg consistent
w1Ih 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 specrfic sites or
wlthm the metro area as a whole
The RLS con tams a detailed site mventory m the Technical AnalYSIS, which IS summanzed below (Table
13) as It pertams to the subject site
Table 13 ReSidential Land StUdy Site Inventory Marcola Meadows Property
SIte (Subarea 18) Total Acres UnbUlldable Acres Constraoned BUildable Acres.
2 37 1 04 00 36 7
Source ReSidential Lands and Housmg Study Draft Inventory Document, 1999 page 64
Of the subject sIte's total bUildable reSIdential gross acreage that was mcluded In the mventory, 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, Includmg publiC and CIVIC uses, roads, etc
Subtractmg thiS 32% leaves 25 2 nef acres that one can reasonably assume was conSIdered available for
development m the RLS
DenSIty Assumptions
The RLS does not specIfy an assumed average denSIty m the MDR deSignation Rather, 11 outlmes the
range of allowable denSities (14 28 to 28 56 Units per net acre) which comclde With the gross denSity
range descnbed m the Metro Plan (10 through 20 Units per gross acre) It also descnbes the assumed
][E@~Dm~]t
MAY 7 07
6-41
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dlstnbutlon of housmg types wlthm each residential deslgnaflon (page 21) and the assumed density by
housmg type (page 22)
The RLS also contaInS data summanzmg actual bUilt densities m the metro area However, only limited
data was available, and bUilt densities were assumed based upon data from years 1986, 1992, and 1994
Usmg these three years, the data show bUilt denslfles between 21 and 23 Units per net acre for multi-
family development (RLS Technical AnalysIs, p 21) No longer-term trend analysIs IS available
These figures reflect bUilt denSity for multi-family projects only, not all development butlt m the MDR
deSignation Smce smg/e famtly houses and duplexes are allowed m MDR, the average densIty across
the deSignation IS likely Significantly lower While average denslfy figures have not been calculated for
MDR areas due to the difficulty of obtammg the data, smg/e famtly development occurred at roughly 4
unIts per acre and duplex development at 10 Units per acre dunng the same years (RLS Technical
Ahalys/s, Page 21)
Surplus of ReSidential Land
There IS documented a net surplus of residential land to serve metro housmg needs through 2015, for all
residential land categones combmed, and medIUm density residential land m particular The companson
of residential land supply and demand IS shown m Table 14 below
Table 14 Companson of ReSIdentIal Land Supo/y and Demand, In Acres
Medium DenSity ReSidential All ReSidential
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 mclude mixed use and commercial deSignations that can accommodate
reSidential development In addition to calculatmg supply and demand m acres, the RLS considered the
supply and demand for housmg units ThiS companson also shows a net surplus across all residentially
deSignated land, and wlthm the MDR deSignation m particular, as shown m Table 15 below
Table 15 Companson of ReSidential Land Supply and Demand, In Urlts
Medium DenSity ReSidential All ReSidential .
Supply 13,078 48,519
Demand 9,432 40,406
Surplus 3,646 7,913
Source RLS Technical AnalysIs, 1999, page 53
If the assumed surplus of medIUm denSity Units (3,646) IS diVided by the assumed number of surplus
medium denSity acres (239), the denved density for MDR land IS 1525 Units per net acre ThiS IS not,
however, an adopted denSity assumption
The RLS does not specify how to determme expected denSIty or number of Units on a particular site One
source of expectation IS the McKenZie Gateway MDR site Conceptual Development Plan, which
accommodates a total of 1, 195 Units across 185 acres, at an average denSity of 11 Units per acre, m ItS
preferred alfematlve (Scenano E) A/fernatlVe/y, one can estimate the amount of expected development
on fhe site by extrapolatIng assumptions contamed wlthm the ReSidential Lands Study Itself
In fact, the applicant's proposal retams a surplus m the residential hOUSIng mventory, while mcreasmg the
mtens/ty of reSidential development ThiS strategy supports nodal development and fulfills the
reqUirements of Goal 10 by accommodatmg a quantity of Units that can be reasonably defended gIVen the
adopted findIngs, analysIs, and poliCies contaIned In the RLS It (f8 It G \TI It 1\
DenSities Will In fact be Increased over what would otherwise likely be bUilt The ReslC ']Ial Lands Study \ I
concluded that through the plannIng honzon (2015), fhe area would have a surplus of "1M mM/!.yYpe!f of 01 j
By
6-42
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residential land use categones The study was adopted and mcorporated mto fhe Metro Plan m 1999,
and was acknowledged by LCDC as meetmg the area's Goal 10 reqUirements SpecIfically, the RLS
concluded that there was a surplus of 239 acres and 3.646 umts m the MDR category (Metro Plan, pages
III-A-3 and II-A-4)
In addtllon, the applicant's proposal IS supported by applicable Metro Plan housmg policies, mcludmg
those m the residential land supply and demand, residential denSity, and deSign and mixed use areas, as
outlmed m 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 m excess of projected land needs
The ReSidential Lands and Housmg Study estimates of the long term projected land needs, and the
deterrmnatlOn that there IS an adequate mventory, served to demonstrate that the mlmmum needs had
been met They did not establish a maximum and did not freeze the resldenlialland 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 m thiS case Determmmg the extent of the Goal 1 0 land supply IS
merely a matter of poliCY for the local junsdlctlon
In summary, our analYSIS finds that the applicant's plan amendment proposal meets the reqUirements of
State-wide plannmg Goal 1 0, supports applicable adopted poliCies, and furthers the objectIVes of nodal -
development"
Staffs Reso:lonse
Staff concurs With the applicant's submittal The Metro Plan diagram amendment application proposes to
change the subject site from Campus Industrial to Medium DensltylNodal Development Area and amend
the Springfield Z:onlng Map from Campus Industrial to Medium DenSity ReSidential Goal 10 requires that
local JUrisdiction adopt a hoUSing study that contains an Inventory of bUildable lands, and that the
" hOUSing elements of a comprehenSIVe plan should, at a minimUm, Include (1) a comparison of
the distribution of the eXisting population by Income With the distribution 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 variety of denSities and types of reSidences In each commumty, and (5)
an Inventory of sound hOUSing In urban areas including umts capable of being rehabllttated " The
Eugene-Springfield Metropolitan ReSidential Lands and HOUSing Study, Policy Recommendations Report
(1999) contains thiS information 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 20-year planning period at the time of PeriodiC Review" Ref "Key PoliCies",
Page 3 of the Report The twenty-year period 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 fact, the 1992 residentIal bUildable land supply exceeds the 1992-2015
residential demand In all residentIal categories Assuming land IS consumed evenly over the
period, by 1999, there Will be at least a 20-year supply of residential land remaining inSide the
UGB "Ref "ReSidential Land Supply and Demand", Page 13 of the Report The applicant also states that
"OAR" DiVISion 8 does not prohibit creatmg additional residentIal land after a local government
has established an adequate supply" The applicant proposes to change approxlm, (U[EO@,'Lf tr'i!J ~ l'
W MAY 7 07 J
6-43
'3"
~
,
Campus Industnal to Medium Denslty 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 stili In effect
Develop Land within the UGB First " Promote higher reSidential density mS/de the UGB that
utilIzes eXlstmg mfrastructure, Improves the effiCiency of public seNlces and facilIties, and
conseNe rural resource lands outside the UGB "Ref "Key PoliCies", Page 3 of the Report
Currently, the eXlstmg 37 plus acres of MDR zoned and designated land IS one of the largest multlple-
family sites In the City The property IS centrally located and can be served by eXisting public faCilities
UtiliZing Landscaping and Architectural Design Standards" Reduce Impacts of higher density
residential and mixed use development on surroundmg uses by consldenng Site, landscape and
architectural design standards or gUldelmes m local zonmg and development regulations "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
Denslty~
The applicant states" ThiS strafegy supports nodal development and fulfills the reqUirements of Goal
10 by accommodatmg a quantity of Units that can be reasonably defended given the adopted findmgs,
analYSIS, and poliCies contamed m the RLS "The reSidential density 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 16 010(2) states the reqUIred
MDR density IS 10-20 dwelling Units 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 dlstnct 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 occurTIng at 11 67 dwelling Units per acre whlch IS close to the 12 dwelling
Unit per acre requirement for Implementation of Nodal Development Area designations
'~,~~~G\TI~\\
MAY 7 ~l I \
.J
,By
6-44
Housing Density and Housing MIX
Springfield Housing Types and Density
Based on BUilding Permit Data- July 1999-0ctober 2006
Housing
Type
Conventlona
I Single
Family
I Manufacture
d Home
I Total Single
Family
I
I Duplex'
I
I TrI-Plex
I Four-Plex
I Apartment
5+
Total Multi-
Family
Umts
Excluding
Duplexes
I Total Umts
, 19 . 200 ' 200 . 200 '200 '200
99 0 1 2 3 4
200 . 200
5 6
. Total
Dwelhn
g Umts
. Housln
g Type
by%
Total
Acres
. Dwelh
ng
Umts
Per
Acre
30
209
121
252
230
155
144
116
1257
524%
2276
562
2838
532
9
38
46
45
31
26
31
27
253
105%
309
625
1510
629%
12
31 9
163
25
941
22
30
16
14
18
38
38
17
193
80%
1512
493
3641
1167
660
o
o
o
3
4
40
6
o
6
o
4
200
6
84
o
6
12
122
6
140
o
3
56
o
30
300
368
12%
125%
'Duplexes may be built In both various residential zoning districts About 57% of all duplexes are found In
LOR zoning districts Some 36% are found In MDR zones and 5% In Public Land and Open Space
districts (Lane County HOUSing Authonty)
153%
61
324
195
515
369
359
359
219
698
2401
291%
1000%
See also the applicant's response to Goal 9 under ComprehenSive Plan ReSidential Policies
Staff Fmdmo
These applications comply With Goal 10 because they address the "Eugene-Springfield Metropolitan
ReSidential Lands and HOUSing Study, Policy Recommendalions Report (1999)" which was adopted by
DLCD and Incorporated Into the HOUSing Element of the Metro Plan by all three local JUriSdictions In 1999
These applications Will specifically add to the supply of bUildable MDR Inventory and by Implementing the
Nodal Development Area Metro Plan deSignation In TransPlan Potential Nodal Area 7C and requIring
Master Plan approval prior to development Will guarantee that residential development Will occur at 12
dwelling umts per net acre
Condition of Aooroval #8
Submittal of a Master Plan application that demonstrates that residential development Will occur at 12
dwelling Units per net acre
6-45
~~M~Y l~ ~~:]
By
GOAL 11. PUBLIC FACILITIES AND SERVICES OAR 660-015-0000(11)
"To plan and develop a timely, orderly and efficient arrangement of publtc faCilitIes and services
to serve as a framework for urban and rural development"
Aoohcant's Submittal
"Goal 11 _ PubliC FaCilities and ServIces To plan and develop a tImely, orderly and efficient
arrangement of publiC facll1tles and services as a framework for urban and rural development
OAR 660-011-0005(7){a)-(g) DefinitIOn of PublIC Fac1I1tles
(a) Water
(b) Sant/ary Sewer
(e) Stonn sewer
(d) TransportatIon
Pursuant of Sfate-wlde planmng goal 11, the CIty of Springfield has adopted or endorsed the followmg
documents
. Eugene-Spnngfie/d MetropolItan Area General Plan, revIsed 2004
. City of Sprmgfie/d Zonmg Map, May 2006
. Eugene-Spnngfie/d MetropolItan Area Publ1c Facll1tles and Services Plan, 2001
. CIty of Sprmgfield Stormwater Managemenf Plan, ReView Draft January, 2004
. City of Sprmgfield Stormwater Management Plan, Major Basms/Sub Basms Map, RevIew Draft,
January, 2004
. City of Sprmgfield Conceptual Road Network Map, Updated July, 2005
. City of Springfield Dnnkmg Water ProtectIon Plan, adopted May, 1999
ResDonse
The Eugene-Spnngfield Metropol1tan Area General Plan DIagram and the City of Spnngfie/d Zomng Map
shows thaf the sJ1bject site IS mSlde of the City of Spnngfie/d Urban Growth Boundary State-wIde
Plannmg Goal 11 ensures that publiC facll1tJes and services are proVIded m a timely, orderly, and efficient
manner This appl1catJon proposes to amend the Eugene-Sprmgfield Metropolitan Area General Plan
Diagram and Will not affect proViSIon and arrangement of publIC facilities and seNlces The followmg
findmgs demonstrate that the eX/stmg publiC facMles and services 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 I1mlted to the subject site (I e Master Plan and SIte Plan appl1catJons) m due
tIme Will address the arrangement of publ1c facdlfles and servIces on the subject sIte See ExhIbits 8 and
9 for more mformatlon
Potable Water Service
The subject site Will be served by connectmg fo eXlstmg Sprmgfie/d UtJ/lty Board (SUB) water Imes
adjacent to the site There are SIX potentIal water Imes adjacent to the subject sIte fo have the capacity to
serve future development There are two 12" PVC water Imes along 28'h street have the capacIty to serve
development m the southwest portIon of the subject site There IS an 18" water Ime m the RIght-of-Way of
31st street that has the capactty to serve future developmenf Currently, there are two 10" water Imes that
can serve future development on the west portIon of the subject sIte One of these water Imes m located
approximately 100' north of the center Ime of Bonme Lane and the other IS approxImately 120' south of
the center Ime of Bonnie Lane AdditIonally, there IS a 16" water Ime on the south Side of Marcola Road
approxImately 1075 ft west of the mtersectlOn of Marco/a Road and 28'" street that has the ability to serve
development m the southem portIOn of the subject sIte The water Imes m Marcola Road and 31" Street
contam suffiCIent capacIty to serve the site Therefore, thIS key urban servIce WIll be proVided m an
orderly and effiCient manner
~~@~OW~J
~ MAY 7 01
6.-46
By_-.
Samtary Sewer
The City of Spnngfield provides samtary sewer service for lands wlthm the CJty of Spnngfield City limits
The subject site IS wlthm the City of Spnngfield cJty I1mlts and can be served by connectmg to eXlstmg
samtary sewer I1nes adjacent to the property The subject site IS located m the North Spnngfield waste
water basm and currently has adequate capacity A 42" concrete mam Ime for the City of Spnngfield
traverses the lower third of the subject site that flows east to west and collects all samtary sewer water for
the subject site with some fill reqUITed m the north The northeast comer of the project will be served by
an eXistIng sewer m 31" Sfreet Currently, thIs mam Ime has the capactty to facliltate the proposed
development's samtary sewer needs
There are three sewer Imes that connect to the mam trunk Ime on the subject slfe, an 8" PVC Ime
connects to the mam trunk Ime from the south, approximately 250' west of the mtersectlon of 2a'h street
and PIerce Parkway, an 8" PVC Ime runnmg north and south along 31" street connects to the mam trunk
Me from the north m the public Right-of-Way for 31" street, an 10" concrete Ime runmng 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 urban servIce Will be proVided m an orderly and efficient manner
Transportation
The project area IS currently 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 2a'h and 31" streets
border the eastern boundary of the subject site The CIty of Spnngfield's Conceptual Road Network Map
Identifies 28th and 31" streets as fhe "31" Street Connector" The 28'h street portion of the 31" Street
Connector IS fully Improved and clasSified as a Collector street Thirty-First Street IS not fully Improved
and also IS clasSified as a Collector streef Currently, 31" street IS a two-lane asphalt paved road that
c''Jes not have gutters, curbs, or Sidewalks, although there IS a CIty of Spnngfield 10' utJ/ity and Sidewalk
easement on the west Side of 31" street to facilttate road Improvements m the future
In this section of this statement addressmg State-Wide Planmng Goal 12 - "Transportation" there are
addItional findmgs regardmg public facilities 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
facilttles WIll be deSigned as a component of subsequent land use approvals to meet City of Spnngfield
storm water pol1c/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, blo-swa/es, and open-channels See ExhibIts 8 and 9 for more
mformatlon
Cnncluslon
The subject site IS mSlde of the Eugene-Spnngfield Metropo!Jtan Urban Growth Boundary and City of
Spnngfield city limits ThiS enables pUb/IC facilttles and services to be extended to the site m a timely,
orderly, and effiCient manner The subject site has eX/stmg publiC facilIties and seN/ces adjacent to the
sIte which also have the capacIty to serve future development Therefore, thiS amendment IS m
compl1ance With Goal 11 "
Staff's Response
Staff concurs With the applicant's submittal Goal 11 calls for effiCient planning of publiC services such as
sewers, water, law enforcement, and fire protection
The Eugene-Spnngfield Metropolitan PubliC Services and FaCilities Plan (PFSP), ad reVised In December
2001, IS a refinement plan of the Metro Plan that gUides the prOVISion of public Infrastructure, including
water, sewer, storm water management, and electriCity The PFSP specifically evaluated the Imoact n:
nodal development and Increased development denSities on the potential node :..rn il<!31r\9 <ffl'11$ldlln=~]
the Springfield area ~ U; l!D [!; U \!J
MAY 7 07
6-47
By
The PFSP IS supportive of mixed-use and nodal development Findings In the PFSP conclude that most
potential nodal development sites can be provided with key urban service uSing eXisting Infrastructure
capacity (Finding #10, PFSP, page 11) Based on thiS conclusion, Policy #G7 In the PFSP states,
"Service prOViders shall coordmate the prOVIsion offacll1tles and services to areas targeted by the
cities for higher densltJes, mfl/I, 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 eXisting uses and new development are available to the subJect site and
other vacant properties In thiS area, Including fire and police protection, parks, sanitary and storm sewer,
public transportation, schools, street systems and utilities The property IS served by Springfield Utility
Board for water and electriCity, by Wlllamalane Park and Recreation DiStriCt, by School District 19, and by
the City of Springfield for maintenance of sewers, streets, alleys, library and development and permit
services
Staff Fmdmq
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. convenient and economiC transportation system"
ADDllcant's Submittal
"Goal 12 IS Implemented fhrough DIVISion 12...oAR 660-012-0000 et seq The goal and dIVISIon are
Implemented at the local level by the Eugene-Sprmgfield Metropolttan Area TransportatIOn Plan
(TransPlan) acknowledged for compltance WIth Goal 12 m 2001
Plan amendments and land use regulatIon amendments are regulated under OAR 660-012-0060, the
TransportatIon Plannmg Rule' If an amendment slgmficantly affects a transportatIon faCility, a local
govemment must prOVIde a form of mitIgation OAR 660-012-0060(1) states
'A plan or land use regulation amendment Significantly affects a transportalton faCility If It would
(a) Change the functional claSSification of an eXlstmg or planned transportatIOn facility (exclUSive
of correction of map errors m an adopted plan).
(b) Change standards Implementmg a functIOnal claSSificatIon system, or
(c) As measured at the end of the plannmg penod Identified m the adopted transportation 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 functional claSSification of an eXlstmg or planned
transportation faclhty,
(B) Reduce the performance of an eXlstmg or planned transportation faCility below the minimum
acceptable performance standard IdentJfied m the TSP or comprehenSive plan. or
(C) Worsen the performance of an eXlstmg or planned transportatIOn faclhty that IS otherwise
projected to perform below the mmlmum acceptable performance standard Identified m the TSP
or comprehenSive plan'
OAR 660-012-0060(1)
Wit @ It G \!J It~
1M MAY 1 \)1 ~
6-48
By_
-=
WIth regard to OAR 660-012-0060(1)(a) and (b), fhe proposed Post Acknowledgement Plan Amendment
(PAPA) would not change the functional classification of any transportation 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 factltty 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 seIYmg the site
Specific reqUirements for access to fhose streets will be determined fhrough 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) evaluatmg the
performance of eXisting and planned facIlIties as a result of the development proposed by thiS application
has been performed That T1A IS submitted concurrently with thiS wntten statement and the findings of
that analysIs are hereby Incorporated by reference
TIA SCOOInO
When determining the effect of a proposed PAPA, the TPR reqUires local govemments to evaluate
Impacts to planned facIlttles as well as those already eXisting According to OAR 660-012-0660(4)(b)(C),
transportatIon faCIlIties, Improvements or seIYlces Included m a metropolitan planning organization's
federally-approved, financially constramed regIOnal transportatIOn system plan must be Included In the
analYSIS The Metropolitan Planning Committee adopted the Central Lane Metrepolltan Planning
OrganizatIon Regional Transportation Plan on December 9, 2004 The MPO-RTP established a plannmg
honzon of 2025 ThiS IS the planning honzon used by the T1A The follOWing projects (Tables 16, 17 and
18) are Within the study area of/he T1A and are lIsted m MPO-RTP 'Table 1a - Fmanclally Constrained
Capital Investment Actions Roadway ProJects'
Table 16 Project Category ArterIal Capacity Improvements
Name Geographic limits DeSCriptIOn JUriSdiction
42nd Street @ Marcola Road Traffic control Springfield
Improvements
42nd Street at 42nd SUHwy 126 Traffic control Springfield
Highway 126 Improvements
Eugene-Springfield @ Mohawk Boulevard Add lanes on ODOr
Hlqhway (SR-126l Interchanqe ramps
Table 17 ProJect Category New Collectors
Name Geographic Limits DeSCription
JUriSdiction
v Street
31st Street to Marcola New 2 to 3-lane Spnngfield
collector
Table 18 Protect Category Urban Standards
Name Geographic limits DeSCription
JUriSdiction
42nd Street
Marcola Road to Reconstruct to 3 Springfield
Railroad Tracks lane urban
faCility
Hayden Bridge Road to Upgrade to 2 to Spnngfield
U Street 3-lane urban
facllitv
31st Street
Estimated Length Number
Cost
$248,Or.o 0 712
$200,000 0 799
$310,000 068 821
Estimated Length Number
Cost
$2 173 000 0 65 777
Estimated Length Number
Cost
$2,551,000 103 713
$1,300,000 085 765
Because the ultlmafe 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 PrelImmary Plan illustration In addition to calculatmg the maximum 1'-~lr&'~eQ W [E 1-
MAY 7 (J] ,I
6-49 ~
Qy
-~-_.
development restncted only by the regulations of the proposed plan deslgnatJon, the T1A employed an
alternative worst-case scenano based on stipulated development restnctlons The level of development
possible under the restnctlons IS far greater than what IS proposed by the Prelimmary Plan illustration, but
stJII 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 conditional 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 projecfed to operate
below the performance standard m the plan year, none Will do so as a result ofthe proposed PAPA
Those faCilities projected to operate below the performance standard m the plan year Will do so
regardless of the proposal under review Therefore, no facilities are Significantly affecfed under thiS
definition
OAR 660-012-0060(1)(c)(C) Wlthm the scope of the study, one fac1l1ty that IS otherwise projected to
operate below the performance standard m the plan year IS made worse by the proposed PAPA
Therefore. thiS fac1l1ty IS Significantly affected under thiS definition
. Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps
OAR 660-012-0060(3) permits local governments to approve a PAPA that Significantly affects a fac1l1ty
wlthouf requmng that mitigations bnng fhe fac1l1ty up to the applicable performance standards ThiS IS
allowed only where the fac1l1ty IS currently operafmg below the performance standard and, despite any
planned facilities as defined m Section (4) ofthe TPR, It IS also projected to operate below the
performance standard m the plan year Takmg mto account the planned facilities preViously discussed,
the TIA demonstrates that these conditions are met for the facility listed above OAR 660-012-0060(3)
reqUires transportation Improvements fhat millgate the net Impact and aVOid further degradation m the
development (openmg) year To address Impacts at the eastbound ramps of the Mohawk Blvd @
Eugene-Spnngfield Hwy intersection the TIA proposes the followmg millgatlon
. Traffic control changes allowmg left-tums form the eastbound ramp center lane
With regard to OAR 660-012-0060(1)(c)(B) and (C), the analYSIS has determmed that measured at the
end of the planning penod the proposed amendment will neilher reduce the performance of eXisting or
planned transportation facilities below the mmlmum acceptable performance standards Identified m
TransPlan nor worsen the performance of transportatIOn facililles that are otherwise prOjected to perform
below the mlmmum acceptable performance standard Identified m TransPlan
ConclUSion
Pursuant to OAR 660-012-0060(1), the proposed PAPA slgmficantly affects a transportatIOn fac1l1ty The
T1A proposes to mitigate the degradation of the faCility under the conditions of OAR 660-012-0060(3) By
requmng development to meet the condillons of OAR 660-012-0060(3), the City may approve the PAPA
m compliance With OAR 660-012-0060 Therefore, the City of Springfield can find that the proposed
PAPA IS consistent With Statewide Plannmg Goal 12
Staff ResDonse
Staff has evaluated the submitted Marcola Meadows Zone Change Traffic Impact AnalYSIS (TIA) prepared
by Access Englneenng, dated February 2.0, 2.007, With respect to State-wide Planning Goal 12. per
OAR 660-012-0060 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 conSlste.~\'t! 11iiS'~ "t'f'\'irl" I~""'r" ",1
traffic engineering standards and practices ~ u:; ll1J u:; U \!J U:;J Ii!
MAY 7 01 ~
By
6-50
Goal 12 encourages development that aVOids pnnclpal reliance on one mode of transportatJon Mixed
use development IS Intended to bnng people closer to where they shop and work and create, and to
support pedestrlan-fnendly neighborhoods where walking, bicycling and transit use are attracllve
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 Transportation Rule IS to" promote the
development of safe, convenient and economiC transportation systems that are designed to
reduce re/lance on the automobl/e "The Metro Plan IS Spnngfield's comprehenSive plan
acknowledged LCDC In 1982 TransPlan (the Eugene-Springfield Metro Area's adopted TSP
(Transportallon System Plan) IS the transportation element of the Metro Plan DLCD acknowledged the
current TransPlan In 2001 The Metro Plan was also amended at that time to Include the Nodal
Development Area land use designation Both documents Implement Goal 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 "Significantly affect" a transportalion faCility
The approach taken In the TIA compares traffic generation estimates for development of the subject site
under "Current" versus "Amended" designation/zoning, assuming "reasonable worst case" development
scenarios 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 tnps than
under the "Current" designation/zoning The report then analyzes a development scenario that would be
less Intensive than the "Amended" de:olgnatlonlzonlng worst case but substantially more IntenSive than
the "Current" deslgnalion/zonlng
Based on analYSIS of the" Amended ZOning Capped" scenariO, the applicant concludes that by limiting
development to the level assumed In that scenariO, and requiring minor 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 generalion ",stlmates as
shown In the follOWing tables
Table 3 Gross Tnps . Current Zonmg
Current Land Use (ITE Size Umt ADT PM Peak Hour
Zonmg Codel
Rate Tnps Rate Tnps
MDR Apartment (220) 7140 Dwelling 622 4441 057 410
Umts
Shopping Center 1000 SF
CC (820\ 1300 GFA 6195 8054 573 744
CI Research & 336 Acres 7961 2675 1544 519
Development (7601
CI BUSiness Park (770) 224 Acres 14791 3313 1682 377
Total 18,483 ~
rn~ @ ~ D ill ~ ~
MAY 7 N I
.J
By
6-51
Table 4 Gross Tnps . Amended ZOning Worst Case
I Amended Land Use (ITE S,ze Unit ADT PM Peak Hour
Zoning Code\
I Rate Tnps Rate Tnps
I MDR Apartment (220) 10940 Dwelling 615 6725 057 619
Units
I Improvement Store 1000 SF
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 27,935 2,604
Table 4C Gross Tnps . Amended ZOning Capped
I Amended land Use (ITE Code) Size Unit ADT PM Peak Hour
ZOning
I Rate Tnps Rate Tnps
Single-Family Residential 230 973 2237 099 227
MDR (210) 100 Dwelling 642 642 060 60
Townhouses (230) 400 Units 639 255~~- 059 238
Acartment (22m
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 J
The above development scenarios can be compared With the assumed land uses presented In the
submitted "Preliminary Plan illustration"
Preliminary Plan illustratIon
I Amended land Use (ITE Code) SIze Unit
Zonlna
I
Single-Family ReSidential 192
MDR (210) 123 Dwelling
Townhouses (230) 174 Units
Acartment (220\
CC Improvement Store (862) 1710 1000 SF
GFA
1000 SF
MUC Shopping Center (820) 2000 GFA
General Office (710) 387 1000 SF
GFA <~~ @ ~ D I!J ~ ]
MAY 7 eq
By
6-52
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 estimated Impacts on which a finding of Goal 12 compliance IS based
The applicant proposes to set a limit (trip 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 MOnitOring 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 tnp cap limit would be maintained over time
A disadvantage of a TMP approach IS that It focuses entirely on trip generation, and places no direct limit
on the type, level or 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 ZOning scenario would
Significantly affect transportation faCIlities, and accomplish Goal 12 compliance through a combination of
the proposed mitigation and "Altering land use deSignations, 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 deSignations and dens Illes to those assumed In the Amended ZOning Capped scenariO, or a less
Intense scenariO, would be suffiCient to demonstrate Goal 12 compliance
Future TraffiC i'lnjllysls ReoUlrements
A key feature of the trip generallon estimating procedure for vanous 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 destlnallons 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.~ 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 transportalion related Issues that Will be speCifically addressed In the reqUired
Master Plan, but Will be conditioned as part of these applicalions 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 addlllon to the resolution of the Internal trip Issue and the trip cap discussed
above, staff Will require the follOWing condlllons of approval as part of the Master Plan Phase 1
development Construclion of the entire collector street from Marcola Road to V Street, and Construction
of the Internal streets In the MUC and CC portions of the site
Staff Flndmo
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 facll!U, and as
conditioned, degradation of the affected faCility would be mitigated per OAR 660-01; ~~(iJ8 I] 0
W MAY 7 07
6-53
-""";J. ---=-~
\ I
'-' -
~I
tlv
Condltton 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 at the eastbound ramps of the Mohawk BoulevardlEugene-
Springfield Highway Intersection The Intent of thiS conditIon IS to have the applicant demonstrate to
OOOT 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 mlllgatlon to be accomplished pnor to the temporary occupancy of any uses In Phase 1 of
the development .
CondItIon 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 condition IS to also ensure that the proposed land
uses In Table 4C do not exceed the IndiVidual caps for these uses
Condltton of Aooroval #11
Submittal of a Master Plan appllcalion that shows the entire length of the collector street from Marcola
Road to V Street being const~!.Icted 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 application that shows proposed connectivity between the resldenllal and
commercial development areas
Staff Flndlno
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 principles"
Aoohcant's SubmIttal
"ResDonse
The purpose of this Metro Plan Diagram Amendment (PAPA) appltcaflon IS to re-deslgnate land on the
subject site to 1) expand the amount of land deSignated for MedIUm Density ReSidential, 2) re-deslgnate
the land currently deSignated for Campus Industnal to. LIght MedIum Industnal and MIxed-Use
CommercIal, 3) and re-deslgnated the Co.mmunlty CommercIal land on the subject sJte to Mixed-Use
CommercIal ~ ~ @ ~ 0 ill ~ l
ill MAY 7 07 j
6.-54 By
The Metro Plan IS an acknowledged plan by the Oregon Deparlment of Land Conservation and
Development Therefore, the Metro Plan IS currently conslsfent With the provIsions of State-wide
Plannmg Goal 13 The CIty of Spnngfiefd 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 City council on May 17, 2004 Therefore, this PAPA application IS consistent With
the Metro Plan and State-wide Plannmg Goal 13 .
Staffs ResDonse
Staff concurs With the applicant's submittal The Energy Goal IS a general planning goal and provides little
gUidance for site specific comprehensive plan diagram changes The area In which the subject site IS
located IS Identified m 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 m close proXimity to the proposed
residential areas In the north of the subject Site, other eXisting nearby residential development and
eXisting and future Industnal 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 bUilding codes Intended to maXimize
energy effiCiency
Staff Fondong
These applications comply With Goal 13 because Implementation of NodakDevelopment Area 7C Will help
conserve energy
Goal 14 URBANIZATION
"To prOVide for an orderty and effiCient tranSitIOn from rural to urban tand use ..
Aoohcant's Submittal
"ResDonse
All of the parcels affected by thiS applicatIOn are currently wlthm the Urban Growth Boundary and were
annexed mto the Crfy of Spnngfield The annexation was made m compliance wIth an acknowledged
comprehenSive plan and Implementmg ordmances, and established the availability of urban fac1l1fles and
services Therefore the amendment IS consistent wIth State-wide Plannmg 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 meet those 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 Spnngfield Commercial Lands Study (February 2000) Indicated that there IS a general shortage
of commercial land for future development, and
3 The Metropolitan Industnal Lands Inventory Report (1992)
Goal 14 also encourages compact forms of development Within Urban Growth Boundaries
~[E@[EDW~]
m MAY 7 D7
6-55
By
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 services In Goal 11
Staff Fmdmq
These applications comply with Goal 14 because the City has adopted residential, commercial and
Industrial land Inventones and the subJect site IS located within Springfield's Urban Growth Boundary
GOAL 15 WILLAMETTE RIVER GREENWAY OAR 660-015-0005
"To protect, conserve. enhance and mamtam the natural, scenic. hlstoncal, agncultural, economic
and recreational qua/1tles of lands along the Wlllamette RIVer as the Wlllamette RIVer Greenway"
Aoohcant's Submittal
Resoonse
"The subject site /s not Within the Willamette RIVer Greenway Therefore, thiS goal IS nof relevant and the
amendment will not affect compliance with Goal 15 "
Staffs Resoonse
Staff concurs With the applicant's response
Staffs Fmdma .
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
AODhcant's Submittal
"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 will not affect compltance
WIth Goals 16 through 19 "
Staffs Resoonse
Staff concurs With the applicant's response
Staffs Fmdma
Goals 16 - 19 do not apply In Springfield because they pertain to coastal areas
Staffs ResDonse and Fmdma
As conditioned, these applications comply With the applicable State-wide Planning Goals as discussed
above
~)~@~DW~]
ill MAY 7 07
By
6-56
I SDC Section 7 070(3) "(b) AdoptIon of the amendment must not make the Metro Plan Internally
inconsIstent"
Aoohcant's SubmIttal
"Growth Management
Metro Plan, PolIcy 1 . The UGB and sequential development shall continue to be Implemented as
an essentIal means to achIeve compact urban growth The prOVIsion of all urban seNlces shall be
concentrated inSIde the UGB '
ResDonse
The two parcels affected by this appltcatlon are curren fly Within the Spnngfield portion of the Metropolttan
Urban Growth Boundary and have been Incorporated Into the City of Spnngfield The annexation was
made In compliance With an acknowledged comprehenSIVe plan and Implementing ordinances, and
established the avallablltfy of urban facJllt/es and services
As such, the subject site IS prOViding for compact urban growth and has the essential services available
for development As defined In the glossary of the Metro Plan, compact urban growth IS defined as
'The filling In of vacant and underutlllzed lands In the UGB, as well as redevelopment inSIde the
UGB'
The PAPA Will allow compact urban growth to occur on lands that are currenfly w1lhln the UGB and
underutJllzed for an urban area The development of the site Will proVide needed commerCial employment
opportunities and alsa-proVlde medIUm denstly reSidential development '
Metro Plan, PolICY 24 'To accomplIsh the Fundamental PrinCiple of compact urban growth
addressed In the text and on the Metro Plan DIagram, overall metropolitan-wide denSIty of new
reSidential constructIOn, but necessanly each proJect, shall average approximately SIX dwelling
Units per gross acre over the planning penod .
ResDonse
The proposed development seeks to achieve a denslfy for all reSidentially deSignated and zoned land of
approXimately twelve dwelling untls per net acre The future development of the Site, therefore, Will help
the regIon achieve 1Is goal of compact urban development
Metro Plan. ObjectIVe 8 . Encourage development of SUitable vacant, underdeveloped, and
redevelopable land where seNlces are available, thus capitaliZing on public expendItures already
made for these seNlces '
ResDonsfL
The subject s1le IS currenfly underdeveloped With access to readily avaIlable publiC facllttles and services
Approval of this proposal WIll capltaltze on the publiC servIces and expenditures already made and
planned for In the ImmedIate area In short, the underdeveloped subject site IS SUitable for reSidential and
commerCial uses (speCIfically the proposed mixed reSidential and commerCial area) and has access to
publiC faclltt/es and servIces
Metro Plan SpeCifIC Elements
A ReSIdential Land Use and HOUSing Element
ResDonse
With the adoption of the Eugene-Spnngfield Metropoittan Area General Plan 2004 Update (effectIve
February 2006) the subject s1le's reSidentially deSignated land was removed from the Inventory of land
deSignated for low-denstly reSidential uses and was deSignated for medlum-dens/ty reSidential uses (An
appltcatlon concurrent WIth thIS appltcatlon proposes to "fix' the boundary of the reSide rl>SJgl!ated-\, ....., 'r-'
~ lQJlf;U~lb'~
MAY 7 01 I
6-57
~y
land) Therefore, the current MDR, MedIUm Densrty ResldentJal zone IS In compliance wlfh the current
Metro Plan designation
Metro Plan, Policy A 8 'ReqUIre development to pay the cost, as determmed by the local
Junsdlct/on, of extendmg public services and mfrastructure The c/tles 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 fair cost of extending
public services and Infrastructure A vanety of housing types are proposed as part of the Preliminary Plan
illustration including small lot single-family detached, townhomes, apartments, senior cottages and a
congregate care facIlity
Metro Plan, PoliCY A 10 'Promote higher resldentJal denSity mSlde the UGB that utilizes eXlstmg
mfrastructure, Improves the effiCiency of public services and faclllt/es. and conserves rural
resource lands outside the UGB '
Metro Plan, PoliCY A 11 . Generally locate higher denSity resldentJal development near
employment or commercial service, m proximity to major transportatJon systems or wlthm
transportation-efficient nodes'
Metro Plan. PoliCY A 12 "Coordmate higher denSity res/dentlal development with the prOVIsion of
adequate mfrastructure and services, open space, and other urban amenities
Metro Plan, PoliCY A 13 'Increase overall residential denslty~.., the metropolitan area by creatmg
more opportunities for effectively deSigned m-fill, redevelopment, and mixed use while
consldermg Impacts of mcreased residential denSity on hlstonc, eXlstmg and future
neighborhoods'
The proposed Preliminary Plan illustration development will promote higher denSity development by
increasing the total supply of medium denSity deSignated and zoned land wlfhln the metropolitan area
The applicant IS proposln~q to develop the residential portion of the site under the Spnngfield standards for
nodal development, with a minimum nef denSity of 12 Units per acre In addition, the portion that IS
proposed as single-family development IS proposed under the standards for cluster development with
notably smaller lot sizes and common open space proVided The mix of single-family small lot
development and multi-family development IS located near 'Potential Nodal Development Area 7C'
(TransPlan) and the applicant IS proposing to develop a mix of commerCial uses that shall Include
employment and commerCial opportumt/es for future residents of the proposed development and eXisting
residents of the metropolitan area The proposed development IS located at the Intersect/on of North 28"'
Streef and Marcola Road approximately one-quarter mile east of fhe Marcola Road/North 1 tj" Street
intersectIOn with Highway 126, as such thiS proposed development IS In close proximity to major
transportation roufes and IS deSigned to be a walkable communrty that promotes a combination of higher
denSities and employment and commerc/al opportunities
The proposed Prellmmary Plan illustration developmenf effectively Integrates fhe higher denSity
development with the eXlstmg neighborhoods In several ways Most Importantly fhe lowest denSity
development, smg/e-famlly detached lots, IS located adjacent to the reSidential neighborhoods to the wesf
and north The higher denSity housmg (apartments, cottages and congregate care) IS located along the
east Side of/he subject Site, and Internally north of the proposed commerCial and mdustnal properties
The proposed development will minimize the disturbance to eXlstmg development while ach/evmg the
City'S and regions need for higher denSity, mixed-use development
Metro Plan, Policy A 17 'PrOVide opportunitIes for a full range of chOice m housmg type, denSity,
Size, cost, and location'
rn~M~Y ~ ~ ~,~:1
a-58
By
The applicant's proposed Prel1mmary Plan //IustratlOn mcludes a vanety of housmg types mcludmg small-
lot smgle-famtly development, townhomes, apartments, senior cottages and congregate care The denstly
of development IS proposed wtlhm the deSired ranges for medium denSity 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 vanetyof
employment and commercial opportunities for the eXlstmg reSidents of the area and future reSidents of
the development
Metro Plan, PoliCY A 20 'Encourage home ownership of all hOUSing types, particularly for low-
Income households'
The appl1cant's proposed development Will mclude a vanety of home ownership options on small smg/e-
famtly 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 opportumt/es for a mix of uses In newly developing areas and
eXisting neighborhoods through local zomng and development regulatIOns'
The proposed Prel1mmary Plan //Iustraflon mcreases the mix of uses by provldmg reSidential, commercial
(mam street, neighborhood retail, professional office) and mdustrlal opportUnities, while also mfillmg m an
area of more typical suburban development The mcreased commercial and employment opportunities
Will benefit the eX/stmg residents and future reSidents of the development stle
B Economic Element
Resoonse
A detatled analysIs of Economic Elemenf poliCies IS confamed m the applicant's response State-wide
Planning Goal 9 _ "Economic Development" Those responses are hereby mcorporated by reference
F Transportation Element
Resoonse
The project area IS currently served by Marcola Road, 2rfh, and 31" streets Marcola Road, the southern
border of/he subject Site, IS fully Improved and IS deSignated as a Mmor Artenal 2rfh and 31" sfreets
border the eastern boundary of the subject site The Ctfy of Spnngfield's Conceptual Road Network Map
Identifies 2rfh and 31'1 streets as the "31" Street Connector" The 2f!' street portion offhe 31" Streef
Connector IS fully Improved and claSSified as a Coffector street Thirty-First Street IS not fully Improved
and IS claSSified as a Collector street Currently, 31'1 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 factlltate road Improvements m the future
Additional mfonnatlon m 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 In areas selected by each
Junsdlctlon that have Identified potential for thiS type of transportation-effiCient land use pattern '
Resoonse
The subject site IS IdentJfied m TransPlan as "Potential Nodal Development Area" 7C The applicant
seeks to develop the maJonty of the site under the nodal standards as detailed m the Spnngfield
Development Code The appl1cant's proposed development Will mclude residential, Industnal and
commercial developmenf creatmg a mix of uses that complements the nodal standards
Metro Plan, PoliCY F 13 'Support transportation strategies that enhance neighborhood lIVability ,
Metro Plan, Pol1cy F 14 Address the mobility and safety needs of motonsts, transit users, biCycliStS,
pedesfnans, and the needs of emergency vehicles when planning and constructmg roadway system
Improvements
6-59
~[E@~~Wu!-
m MAY 7 07 j
o'{
Metro Plan, Policy F 26 ProvIde for a pedestnan environment that IS well mtegrated with ac!jacent land
uses and IS desIgned to enhance the safety, comfort, and convenience of walkmg
ResDonse
The proposed development shall be served by the eX/stmg sfreets (Marco/a Road, North 2Ef' Street,
North 31" Street) and future streets mcludmg a collector and local streets If 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
entIre community WIll be connected wIth all-weather multi-use off streef 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
t,:nsportatlon system
ResDonse
Based on the Traffic Impacf AnalysIs, fhe PAPA Will not have a capacity Impact upon the transportation
system Please see Attachmenf 1, T1A for more mformatlon
A detailed analysIs of the PAPA's consistency with the State Transportation Plannmg Rule, OAR DIVISion
12, 660-012-0000 et seq, (TPR) IS contamed m the applicant's response State-wide Plannmg Goal 12 -
"Transportation' Those responses are hereby mcorporated by reference With regard to the
Transportation Element of the Metro Plan, the City can find that the proposed PAPA Will not make the
Mefro Plan mternally mcons/stent
G Public Fa".llt/es and Services Element
Metro Plan, Policy G 1 . Extend the minimum level and full range of key urban facIlIties and
services m an orderly and effiCIent manner consistent with the growth management policies In
Chapter II-B, relevant policies m thIS chapter, and other Metro Plan potlcles '
Resoonse
The two parcels affected by thIS application are currently wlthm the Urban Growth Boundary and were
annexed mto the City of 0"(Jnngfield The annexation was made m compliance with an acknowledged
comprehenSIve plan and Implementmg ordmances, and established the avaIlabIlity of urban factlitles and
servIces A detailed analysIs of the avallab1l1ty of those servIces IS contamed m the applIcant's response
State-wide Plannmg Goal 11 - "Public Facllllles and ServIces" Those responses are hereby
Incorporated by reference
Metro Plan, PolICY G 5 'ConSider wellhead protection areas and surface water supplies when
plannmg stormwater facilities'
ResDonse
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 plannmg storm water
facilities See ExhibIts 8 and 9 for more mformatlon
H Parks and RecreatIon Element
ResDonse
The changes proposed by thiS application WIll have no Impact on any recreation area, facIlity or
opportUnity that has been mventoned and deSignated by the Metro Plan or any relevant faCIlity plan
regarding the City'S recreational needs The recreational needs of the community are adequately met by
the eX/stmg and planned fac1l1tles enumerated m the Willamalane 20-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 applicant's response State-wIde Plannmg Goal 8 - 'Recreation' Those
responses are hereby mcorporated by reference With regard to the Parks pnd R"r.r":>t,,.,n t=/ement of the
Metro Plan, the City can find that the proposed PAPA WIll not mak ~fr1~lt wr~' N',ncons/stent
~~ MAY 7 01- J
6-60
.Bv_
I Hlstonc PreservatIon Element
Resoonse
The changes proposed by this application will have no Impact on any hlstonc resource that has been
mventoned and designated by the Metro Plan or any relevant facility plan or mventory regardmg the City'S
hlstonc resources With regard to the Hlstonc Preservation Element of the Metro Plan, the City can find
that the proposed PAPA will not make the Metro Plan Internally mconslstenf
J Energy Element
Metro Plan, Goal 1 Maximize the conservation and efficient utll1zatlon of all types of energy
ResDonse
The proposed PAPA and subsequent development of the site will encourage conservation and efficient
utilization of energy by a concentration of employment, sefVIces and residences on the site. and enablmg
transit services to fhe site
Metro Plan. Policy J 3 . Land allocatIOn and development patterns shall permit the hIghest
pOSSible current and future utIlization of solar energy for space heatmg and coolmg, m balance
with the reqUirements of other plannmg policies, and'
ResDonse
The applicanf shall design future development accordmg the standards of the Spnngfield Deve/opmenf
Code Includes all standards relevant to solar onentatlon
Metro Plan, Policy J 8 'Commercial, residential, and rGt'Jeatlonal land uses shall be mtegrated to
the greatest extent pOSSible, balanced with all plannmg 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 herem, If approved, will enable fhe subsequent zone
changes and development of a master planned mixed use development thaf shall prOVide employment,
services and residential opportunities (see Prellmmary Plan illustration ) The proposed deveippment
enVISions a senes of eight (8) villages that mclude mam street retail, neighborhood retail, general retail
and reSidential uses (smgle-family detached, townhomes, apartments, senior cottages and congregate
care) Workers and reSidents will have the option to obtam dmmg, shoppmg, and other commercial
amenities less than a mile 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 facilitate development of an mtegrated master planned mixed-use .
development with a mix of commercial, reSidential and adjacent mdusfnal zOning near recreational land
uses (all wlthm reasonable walkmg distance, which allows mIXIng of uses and reduces travel distances) It
IS consistent With thiS policy (see Prelimmary Plan illustration for more mformatlon)
K CItizen Involvement Element
Metro Plan, Goal 'Contmue to develop, mamtam, and refine programs and procedures that
maximize the opportumty for meanmgful, ongomg citizen mvolvement m the commumty's
plannmg and planmng ImplementatIon processes consistent With mandatory stateWide plannmg
standards'
Response As noted m applicant's findmgs regardmg State-wide Plannmg Goal 1 , Citizen Involvement,
fhe City'S acknowledged program for citizen mvolvement proVides citizens the opportUnity 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 mvolvement el 'mAn! nf the Metro Plan
~~@~DW~JI
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6-61
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Aspects of the Metro Plan that have not been discussed wrthm this application will be dealt with dunng
future development proposals mcludmg site review and conditional use permit"
Staffs ReSDonse
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 appropriately discussed under thiS cnterlon
1 Additional Metro Plan Text
"B 23 ProVide for limited mIXIng of office, commercial, and mdustnal uses under procedures which
clearly define the conditions under which such uses shall be permitted and which (a) preselVe the
SUitability of the affected areas for thelf pnmary uses, (b) assure compatibility, and (c) conSider the
potential for mcreased traffic congestion"
These applications address "Marcola Meadows", west of 28'"/31 st Streets The TransPlan Potenlial 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 Industrial This area IS almost fully developed
The northern portion of this area IS zoned and deSignated Low DenSity Resldenlial 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 limited mixing of commercial and Industrial uses while preserving the area for
Industrial uses"
---
The definition of nodal development area IS prOVided In the Metro Plan
"Nodal Development Area (Node) Areas Identified as nodal development areas m 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 populatIon and
employment m well defmed areas With good transit selVlce, a mIx of diverse and compatIble land
uses, and publiC and pr,vate Improvements deSIgned to be pedestnan and transit onented
Fundamental charactenstlcs of nodal development reqUire
. DeSign elements that support pedestnan enVironments and encourage transit use and
blcyclmg.
. A transit stop which IS wlthm walkmg distance (generally wlthm ~ mile) of anywhere m the
nodel
. Mixed uses so that selVlces are available wlthm walkmg dIstance.
. PubliC spaces, such as parks, publiC and pnvate open space, publiC faCilities, that can be
reached Without dnvmg, and
. A mix of housmg types and reSIdential denSities that achieve an overall net denSity of at
least 12 dwellmg umts per net acre"
Approval of applications Will allow the area to realize the nodal development potential Identified In
TransPlan (7C) consistent With the definition of Nodal development Cited above Transportation Issues
are more fully addressed under the Goal 12 diSCUSSion The applicant has also submitted a Prellmln"(J , I
Plan illustration, an example of what the reqUired Master Plan application, which IS a condition of ~
approval of these applications, may look like S t;
The Transportation Element of the Metro Plan supports the applicant's proposal The compact developr 1enb t-
configuration proposed by the applicant Will reduce dependence on the automobile, shorten trip lengths, ~
reduce trip frequency, shorten trip duration, and lower systems costs The proposal Will limit air pollution R5l ~
and urban sprawl The proposed applications are consistent With the Growth Management PrinCiples of Ihif :::;;
Plan that encourage compact growth and carries out the Intent of the Transportation Element ~
rc=-vc~
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&-62
2 Whether the PAPA makes the Metro Plan Internally Inconsistent
The purpose of the Metro Plan's economic element IS to Implement State-wide Planning Goal 9" to
dIVersify and Improve the economy of the state In order to grow the region's economy It IS essentJal
that the supply of land 10 each zonmg deSignation mclude not only sites sufficient 10 size to
accommodate the needs of the commercIal or mdustnal operatJons (mcludmg expansion). but also
mcludes sites which are attractIVe from the standpomt of esthetics, transportation 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
"8 6 Increase the amount of undeveloped land zoned for light mdustnal and commercial uses
correlatmg the effectIVe supply 10 tenns of SUitability and avallablMy with the projectJons of
demand m
"8 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-mdustnal designatIOns"
In the response to Goal 9, the applicant has demonstrated that the SCLS shows a shortage of commercial
land and the MIUR shows a surplus of Industnalland In Spnngfield
Under Policy B 6, the supply of commercial land does not correlate with demand A real life example IS the
actual "commercial" demand In the Gateway CI Dlstnct as shown on the applicant's Table 7 (see Goal 9)
ThiS T;IDle lists all of the eXisting bUSinesses In that district In a dlstnct 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 lime no light industrial use has gone Into the Gateway CI District
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/and In the SCLS Any rezorllng
essentially reduces other land use Inventones, especially the CI Dlstnct Approval of these applications will
exchange an Industnal development ready site for a predominantly commercial development ready site In
light of any more up-to-date commerclal/industnalland studies, one must use the eXisting studles.>>'hlch
were adopted With 20 year honzons 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 faCilitate the prOVISion of commercial
services to reSidents of the area and employees of current and future Industnal development east of
28lh/31" Streets that comprise Proposed Nodal Development Area 7C
Under Policy B 12, staff contends the "discourage" language does not conta.n an outnght prohibition on
changing development ready Industnal sites to non-Industnal (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
commerctal uses With demand Given the surplus of Industnally zoned land and the deficit of commercial
land there IS not a correlalion between eXisting supply and demand for the two categones The "correlalion
policy" conflicts With Policy B 12 which discourages rezoning development ready Industnal 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 Industnal sites to other uses
The requirement of thiS criterion 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 applications Because of recognized conflicts In the Metro Plan, the proper InqUiry IS
whether on balance the most relevant of the Plan policies support the Metro Plan )Ifloram Amendment
The applicant submitted findings the vanous Metro Plan poliCies Cited above and , ~~~e~ flom9~ -/
MAY 7 D-; 1
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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 Inventones
that Campus Industnalland 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, regardless of current
trends Given this situation and the requirement that the City maintain an adequate supply of commercial
land as well as Industnalland, the Planmng 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 Spnngfield's citizens
Staffs FmdmCl
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 ZONING MAP AMENDMENT CRITERA AND FINDINGS
SDC Article 12 deSCribes the crltena to be used In approving a Spnngfield ZOning Map amendment SDC
Section 12030(3) lists "Zomng Map amendment'Cntena of approval (a) ConsIstency WIth
applIcable Metro Plan poliCies and the Metro Plan dIagram, (b) ConsIstency WIth applicable
Refinement Plans, Plan Dlstnct maps, Conceptual Development Plans and functIonal plans, and
(c) The property IS presently prOVIded WIth adequate public faCIlIties, servIces and transportatIOn
networks to support the use, or these faCIlItIes, servIces and transportatIOn networks are planned
to be prOVIded concurrently WIth the development of the property (d) LegIslatIve Zonmg Map
amendments that mvolve a Metro Plan DIagram amendment shall 1 Meet the approval cntena
SpeCIfied In ArtIcle 7 of tHis Code, and 2 Comply WIth Oregon AdmmlstratIve Rule (OAR) 660-012-
0060, where applicable"
I SDC SectIon 12 030(3)(a)" ConsIstency WIth applicable Metro Plan polICIes and the Metro Plan
diagram, "
Aoohcant's Submittal
"ResDonse
The adopted Metro Plan 'Land Use Diagram' (2004 update) shows three land use deSignations
on the subject site Campus Industfla/, Commercial and Medium DenSIty ReSidential [see
Attachment 2] A Metro Plan diagram amendment changing the land use deSignations IS under
concurrent reView With this zoning map amendment application If the concurrent amendment to the
Metro Plan diagram changing the allocation of land use deSignations for the property IS approved, the
proposed Zoning 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 crltenon that were used In
addreSSing SDC 7 070(3)(b) Therefore, those citations are not listed again In the applicant's response to
this crltenon
]~@[EOW~'
MAY 7 01
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Staff's Resoonse and Flndlna
The applicant has cited "consistency With Metro Plan policies and the Metro Plan diagram" In the
response to SDC Section 7 070(3Xb), above Staff found that the applicant complied With that cntenon
and therefore, complies With crltenon 12 030(3)(a)
I SDC Section 12 030(3}(b) "Consistency With applicable Refinement Plans, Plan Dlstnct maps,
Conceptual Development Plans and functIOnal plans, and"
Aoolicant's Submittal
"ResDonse
A Conceptual Development Plan (COP), previously created for the 56 acres of eX/stmg Campus Industnal
(CI) ZOning on the subject site per SDC 21 020, was approved by the City of Spnngfield m 1999 (file
number 98-02-47) SDC 21 020 states that 'A Master Plan shall comply With any applicable
approved Conceptual Development Plan or upon approval of a Master Plan or Site Plan for the
entire CI Dlstnct, the Master Plan or Site Plan 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 forlhcommg Master Plan app/Jcatlon [see Attachment - Preliminary
Plan Illustration] for the entire subject site (mcludlng all land wlthm fhe previously adopted COP)
consistent WIth these amendments shall be submitted fo fhe CIty, as such, the previously approved COP
wIll be supplanted by the forlhcommg Master Plan per SDC 37 010 et seq As such a findmg of
consistency wrfh the conditions of the previously adopted COP (98-02-47) IS not app/Jcable to thiS
proposal"
Staff's Resoonse
The subJect site IS not Within an adopted refinement plan or plan dlstnct The applicant cites the 1999
Conceptual Development Plan for the CI portion of the property Staff concurs With the applicant's
submittal concerning that plan There are no other plans speCific to thiS property
=
Staff's Flndlna
These applications comply With SDC Section 12 030(3)(b) because there are no applicable refinement
plans or plan dlstncts that currently apply, and upon approval of these applications, the current
Conceptual Development Plan Will no longer apply However, there Will be a Master Plan that applies to
the entire subJect site that IS a condition of these applications
SectIOn 12 030(3)(c) "The property IS presently prOVided With adequate publIC faCilities. services
and transportation networks to support the use, or these faCilities, services and transportatIOn
networks are planned to be prOVided concurrently With the development of the property "
Aoohcant's SubmIttal.
"Response
The diSCUSSion of comp/Jance With Statewide Planning Goal 11 - 'Public FacilIties and
Services,' and Goal 12 _ 'Transporlatlon' m the findmgs regardmg the Statewide Plannmg
Goals [see the applicant's response to SDC 7 070(3)(a) that] are mcorporated herem by reference With
the findmgs established and referenced herem, the proposal comp/Jes With thiS cntenon
Staff's Resoonse
Staff concurs With the applicant's statement
11 and 12, under crltenon 7 070(3)(a)
Crltenon (c) IS also addressed In staff ~re~'iF ~~~ J
m MAY 7 (){ .
6-65
By
Staffs FlndlnQ
The appllcant'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 applicant complied with that crltenon and therefore,
complies with cnterlon 12 030(3)(c)
Section 12 030(3)(d) "Legislative Zonmg Map amendments that mvolve a Metro Plan DIagram
amendment shall 1 Meet the approval cntena specIfied m ArtIcle 7 of thIs Code, and 2 Comply
with Oregon Admmlstrat/ve Rule (OAR) 660-012-0060. where applicable"
Staffs Response and FlndlnQ
These applications comply With SDC Section 12 030(3)(d) because this cntenon IS addressed In staff's
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
I XI CONCLUSION. RECOMMENDATION OF STAff AND RECAP OF CONDITIONS
- -
The Metro Plan's economic element beginS With a background diScussion of the" a) a decline In the
lumber and wood products Industry as a source of employment, (b) limited Increase In
employment In other manufacturing actiVities, (c) diversification of the non-manufacturing
segments of the local economy, primarily In trade, services, finance, Insurance, and real estate,
and (d) the development of this metropohtan 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 transition after the wood products Industry decline Staff's diSCUSSion In
Goal 9 details the history of thiS deSignation and ZOning district 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 reddy" for over 30 years and has not been developed Has the demand for the
light Industnal manufactunng uses Originally Intended for the CI dlstnct disappeared? The applicant's
Table 7 shows that there IS only one manufactunng facility In the Gateway CI, Springfield's other CI
Dlstnct If these appllcalions are approved, there Will stili be over 100 acres of CI zoned and deSignated
vacant land In the Gateway CI District
Approval of these applications will Implement TransPlan Nodal Development area 7C, resulling In a
master planned commerclallresldentlal mixed use development for the entire site
In the Executive Summary, staff stated there were two pnmary Goals 9 and 10 that needed to be
addressed Staff contends that, as conditioned, these applications addressed both Goals and all other
applicable criteria 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 Industrial land to Commercial and Multi-family ReSidential, and 2) Will Spnngfield's Citizens,
espeCially the neighbors, be assured that a "quality" development Will be constructed over time
Re-cap of Conditions of Approval '0 [E @ ~ 0 IT! ~ "
CondItion of Approval #1 ~
MAY 7 t>1 L
The submittal and approval of a Master Plan appllcatJon pnor to any developr t on the subject site :.J
By
6-66
Note The applicant has stated the Intent to submit a Master Plan application 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 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 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 addllional condllions of
approval that relate to the required Master Plan application
CondItion of Aoproval #2
Submittal of documentation from the Department of State Lands andlor the Army Corps of Engineers with
the Master Plan applicalion demonstrating the eXlsling 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 Approval #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 EWEB Bike Path and an explanation of any
coordination efforts With Wlllamalane concerning the timing and development of the future park
ConditIOn of Aooroval #6
Submittal of a Master Plan application that addresses coordination With EWEB to determine If any
easements are required In order to cross the EWEB Bike Path to access the future park
CondItion of Aoproval #7
Submittal of a Master Plan application that shows the proposed home Improvement center bUilding
deSign Similar to the eXisting bUilding In Scottsdale, Arizona or a bUilding deSign that compiles With the
current bUilding deSign standards In SDC Article 21
ConditIon of Aporoval #8.
Submittal of a Master Plan application that demonstrates that reSidential development WIll occur at 12
dwelling Units per net acre
,.~ ~ @ ~ 0 ill ~ fl'
MAY 7 07
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Condition of Aooroval #9
Submll1al of preliminary design plans with the Master Plan application addressing the proposed mltlgalion
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 BoulevardlEugene-
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
ConditIOn 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 condition IS to also ensure that the proposed land
uses In Table 4C do not exceed the indiVidual caps for these uses
~ondltlon 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 constructed 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 Aooroval #13
Submittal of a Master Plan application that shows proposed connectivity between the resldenllal and
commercial development areas
ConclUSion and Recommendation
As condllioned, staff has demonstrated that the proposed applications comply With the applicable cnterla
of approval listed In SDC Sections 7 030 and 12 03,0
Staff recommends the Planning CommisSion Approve the attached Order and forward the proposed
appllcalions, as may be amended, to the City CounCil With a recommendation for adoption
~~@~~w~
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R MAY 7 01-
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BEFORE THE PLANNING COMMISSION
OF THE CITY OF SPRINGFIELD, OREGON
ORDER AND RECOMMENDATION FOR ]
A METRO PLAN DIAGRAM AMENDMENT ]
AND A SPRINGFIELD ZONING MAP AMENDMENT ]
CASE NUMBER LRP 2006-00027
CASE NUMBER ZON 2006-00054
NATURE OF THE APPLICATIONS
This IS a consolidated application for the above referenced case numbers The applicant IS proposing to
amend the Metro Plan diagram from Campus Industrial (CI) to Commercial/Nodal Development Area
(NDA), Commumty Commercial (CC) and Medium Density Residential (MDR)/NDA, and to amend the
Springfield ZOning Map from CI to CC, Mixed Use Commercial (MUC) and MDR The applicant Intends to
obtain the proper Metro Plan designations and ZOning to allow the submittal and approval of the
appropnate applications (including, but not limited to Master Plan, SubdivIsion and Site Plan Review) In
order to construct a phased mixed-use residential and commercial development With nodal attnbutes
The proposed development will Include design elements that support pedestnan environments and
encourage transit use, walking and bicycling, a transit stop which IS Within walking distance (generally Y.
mile) of anywhere in the node, mixed uses so that services are available Within walking distance, publiC
spaces, such as parks, public and pnvate open space, and public facllllies, that can be reached Without
dnvlng, and a mix of housing types and reSidential denSities that achieve an overall net density of at lease
12 units per net acre
1 The above referenced applications have been accepted as complete
2 The applications were Initiated and submitted In accordance With Seclion 3 050 of the Springfield
Development Code Timely and suffiCient notice of the public heanng, pursuant to Section 14 030 of
the Spnngfield Development Code, has been provided
3 On March 27, 2007 the Planning CommiSSion held a public hearing on the proposed amendments
The Development Services Department staff notes and recommendation together With the oral
testimony and written submittals of the persons testifying at that heanng have been consldererl and -
are part of the record of thiS proceeding -
CONCLUSION
On the baSIS of thiS record, the proposed amendments are consistent With the crltena of SDC Sections
7 030 and 12030 ThiS general finding IS supported by the specific findings of fact and conclUSion In the
Staff Report and Findings
ORDER/RECOMMENDATION
It IS ORDERED by the Springfield Planmng CommiSSion that approval of CASE NUMBER LRP 2006-
00027, and CASE NUMBER ZON 2006-00054, be GRANTED and a RECOMMENDATION for approval
forwarded to the Spnngfield City CounCil
Planmng CommiSSion Chairperson
ATTEST
AYES
NOES
ABSENT
ABSTAIN
~~@~Dm~]
m MAY 7 07
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6-69
ATTACHMENT 2
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6.-76
ATTACHMENT 3
Legal Description for the Zoning map Amendment
6-77
~~@~~IJ]~~)
m MAY 7 01 .J
By
EXHIBIT 1
K & D ENGINEERING, Inc.
Engmeers . Planners. Surveyors
Legal description
For
"Marcola Meadows" Comp Plan and Zone Change
,
1 wo (2) Parcels ofland located ill Springfield, Oregon that are more partlcularly
descnbed as follows
Parcell
Beg~nn~g at a po~nt on the North marg~n of Marcela Road, sa~d p01Dt be~ng North 89
57' 30. East 2611 60 feet and North 00 021 001 Webt 45 00 feet from the Southwest
corner of the Felix Scott Jr D L C No 51 LD Town9~P 17 South, Range 3 West of the
w111amette Mer~d1an, thence along the North marg1D of Marcela Road south 89' 571 30.
West ~4l9 22 feeL to the southeast corner of Parcel ~ of Land partit10n plat No 94- I
P0491, Lhence leav1ng the North marg1u of Marcela Road and runnlng along the Bastr I
boundary of said parcell and the Northerly extenB10n thereof North 00 021 OOA West
516 00 feet to a p01nt on the South boundary of NICOLE PARK as platted and recorded 1ll
File 74. S11des 30-33 of the Lane County oregon plat Records, thence along the South
boundary of sa1d NICOLE PARK North 89 57' 30P Bast 99 62 feet to the Southeast corner
of sa~d NICOLE PARK, thence along the East boundary of said NICOLB PARK North 00 02'
00" West 259 82 feet to the Northeast corner of Ba~d NICOLE PARK, thence along the
North boundary of said NICOLE PARX South 89 58' OOn west 6 20 feet to the southeast
corner of LOCH LaMOND TERRACE FIRST ADDITION, as platted and recorded 1n Book 46. page
20 of the Lane County oregon Plat Records, thence along the East boundary of sa~d LOCH
LOMOND 'lERRACE FIRST ADDITION North 00 02' 00. West 112 BB feet to the Southwest
corner of AUSTIN PARK SOUTIi as platted and recorded ~n F~le 14, Sl~des 132-134 of the
Lane County Plat Records, thence along the South boundary of sa1d AUSTIN PARK south
North 09. 58' OOft Bast 260 00 feet to tbe Southeast corner of sa~d AUSTIN PARK South
thence along the East boundary of said AUSTIN PARK South North 00 02' 00" West 909 69
feet to the Northeast corner of sa~d Aust~n Park South, said po~nt be~ng on the South
boundary of thaL certa~n tract of land descr1bed ~n a deed recorded July 31, 1941, in
Baok 359, Page 285 of the Lane County oregoe Deed Records, thence along the South
boundary of Sd1d last descr~ed tract North 79 41' 54A Cust 10a3 15 feet to the
~ntersection of the South 11ne of the last descr1bed tract and the East 11ne of that
certa~n tract of land conveyed to R H Plerce and Elizabeth C pierce and recorded In
Book 238, Page 464 of the Lane County oregon Deed Records, thence along the Bast l~ne
of sa1d last described tract Soutb 00 021 00" Cast 1991 2B feet to the po~t of
beglnn~ng, all ~n Lane County, Oregon
'fD) ~ @ ~ 0 \1] ~ ]
llil MAY 7 07 I
. Q , Page 1 of 2
276 N.W Hickory Slreet. POBox 725' Albany. OR 97321' (541) 928-2583' Pa: IJ~l) >"'-H~M
6-79
K & D ENGINEERING"Inc
Engineers · Planners. Suneyors
ParcelZ
Beg1nn1ng at a po~nt in the center of CounLy Road No 753. 3470 24 teet South and
1319 9 feet East of the Northwe~t corner of the Fel~x Scott Donat1on land Cla~m No
82, 10 Townsh~p 11 South, Range 2 west of the W111amette Mer1d1an, and be~ng 866 feet
South of the SoutheasL ~orner of tract of land conveyed by The Travelers Insurance
Company to R D Kercher by deed recorded 1n Book 189, Page 260, Lane County Oregon
Deed Records, thence West 1310 feet to a p01nt 15 I1nks Bast at Lhe West 110e of the
Fe11x 5cott Donat1on Land Claim No 82, Not1f1cation No 3255, 10 Township 17 South,
Range 2 West of the W111amette Mer1d1an, and runn1ng thence south parallel w1th and 15
l~ka d1stant from said WesL 11ne of sa1d Donat~on Land Cla~m a distance of 2304 76
feet to a point 15 links East of the Southwest corner of sa~d Donat~pn Land Cla~m,
thence East follow1ng along the center l~ne of County Road No 278 a d1stance of 1310
feet to a p01nt in the center of sa1d county Road No 278 due South of the place of
beg1nn~g, thence North following the center l~ne of sa1d County Road No 753 to the
p01nt of beg1~ng, all ~ Lane County, Oregon,
EXCB~r the r1ght of way of the Lugene-Wendl1ng Branch of the Southern Pac1f1c
Ra11road,
ALSO EXCEPT thaL portion described 1n deed to The city of Eugene, recorded 10
Book 359, Page 285, Lane County Oregan Deed Records,
ALSO EXCEPT beg1Dn1ng at a po~nt Wh1Ch 1S 1589 47 feet South and 1327 33 feet
East of the Southwest corner of Sect10n 19, Townsh1p 11 South, Range 2 West,
W11lamette Mer1d1an Lane County, oregon, sa1d point also be1ng Oppos1te and
20 feet Easterly from Stat10n 39+59 43 P 0 ST. sa1d Station being 1n the
center line of the old route of County Road No ~42-5 (formerly 0753), thence
South 0 11' West 183 75 feet to the 1nteraect1on with the Northerly Ra11road
R1ght of Way I1ne, thenc~ South 84 45' West 117 33 feet, thence South 79. 301
West 48 37 feet to Lhe 1ntersection of sa1d Ra1lroad R1ght of Way l1ne w1th
the Southerly R1ght of Way l~ne of the relocated Ba1d County Road No 742-5,
thence along the arc of a 316 48 foot rad~us curve left (the chord of which
bears North 39 031 35- East 261 83 feet) a d~stance of 269 94 feet to the
place of beg1nning, in Lane County, Oregon,
AI~SO EXCEPT that port1on described 1D deed to Lane County recorded October 19,
1955, Recept10n No 68852, l~ne County oregon Deed Records,
ALSO EXCEPT that port~on described 1n deed to Lane County recorded January 20,
1986, Reception No 9602211, Lane County Off1c1al Records,
ALSO EXCEPT that portion described 1D that Deed to W11lamalane Park and
Recreat10n Distr~ct recorded December 4, 1992, Recept10n No 9268749, and
Correct1on Deed recorded February 9, 1993, Reception No 9308469, Lane County
Off1c1al Records,
ALSO EXCEPT that port1on descr1bed 1n Exhib1t A of that Deed Lo the C1ty of
Spr~ngfield. recorded September 22, 1993, Recept10n No 9360016, Lane County
Offlc~al Records
ALBO EXCEPT Marcola Road Industr1al Park,
Sl~des 897, 898 and 899, Lane County Plat
ao platted and recorded 1n Flle
Records, Lane Countv OYegoD
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MAY 7 D1
J
By
Page 2 of2
276 N W HIckory Street. POBox 725. Albany, OR 97321. (541) 928-2583 . Fax (541) 967-3458
6-80
ATTACHMENT 4
The Preliminary Plan illustration (a rendering of the proposed Master Plan)
-
6-81
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OAK PRARIE HOMES.
NUMBER OF NET AREA.
HOMES (ACRESl
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NU DENSITY
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NUMBER. Of NET AREA NET DENSITY
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CAMAS MEADOW .APART~ENT HOMES
NUMBER OF NET AREA NET CENSITY
HOMES (ACRESI (UNITS/ACREj
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A.t;,HWOOO COTTAGER SENIOR LIVING.
NUMBER Of NET AFlEA NET DENSITY
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COMMERCIAL VILLAGES
E\UlLDlNlJ PARCEL IL1.USTRATlVf
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ALDER PlAZA PROFESSIONAL OFFICE
PO-I 7\100 10100 31
Po-2 311400 g100 30
Po-3 23600 5SOO 11
PCl--4 lillOO 1200 Ii
PO-~ 33500 1.200 U
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NR, 61IlOO 5400 11
NR2 55200 IBOOB 30
NR3 Q0300 11400 53
NR-<4 2&.800 41lOD 15
NRII 3C1100 3600 12
NR~ 34600 5900 III
NR1 11Booo 38000 108
NRI 1<<000 24600 74
REQUIRED 321
PROVIDED 354
ALDER PLAZA GENERAL RETAIL
lOR 1 642000 111000 REQUIRED 513
PROVlDI:DI21
Al.DER PLA7A MAIN STREET RETAll_
MSR1 63100 i:SOO
MSR:! 151100 7.aoo
MSR3 10.4600 115500
MSR-<4 31400 7600
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shopplfll Ilwlronment. Front facades are
archltflcwnlly ardcwt,d with windows
Clnoples WiU mounted Iljhu and tuncln&
"IN TaU crownlnllueet trees provldt! an
ultimate snla Wide sldeWollka are fiJrnlshed
with attractive planters benches IUId Wolter
features Window shopplnals enco~led
Smt.1I tUl1IIces and pb.l'u an located on
bulldlnJ (omen The backlldu of the reaU
buildings allo lu.ve windows and li.pde aJ'"
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The street profile seamleuly continues ITom MaIn Street to the community reoD area with
bulldmp bnlnJ the untlt. Parklrw Is not allowed between buUdlnp and Mudn Boulevard but 1110-
cued either at the blck or me Ildu of the reall bulldlllll Dulldln&: fa~des are articulated on aU visI-
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ThtlltlMAI reQIJ bulldloi of Alder lhopplfll pan ha1 an archlcect1J~1y anlculated bc:ada and a luJe
percentIle of .roundnoor windows ThUl the bulldlnl prollldes lnW"en at 111. pedelU"~ uale To--
lether with the "back sides of M~n So-eel shop. and the neJlhborhood reall bulldlnls thllleneral
reQIJ Ia,..de aeatl' a durly defined, pedestrian sated edge aroLllld iI carefully des1lned parldn,w:
;U-ei1 This parkln,l piau hi. fUW"ed shade provlded by the airy crOWN of A5h and Alder uees In
addldon the p;lrklna;u-u II spalially divided In UctlON by blo.wales with natNe Inues and lIowerifll
wedand planu A10nl the lentlAI reaU bulldlol II drlvo is de~&ned a5 a pedestrlin frle.ndl, sueeL
Thedr!ve has side valkt on either sldo :' r;',f j,,' ~'P'~~~..~f';:-~" iliM\f~ 1;":,, ,~\
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METALUClGIl.AY
SThEETUGHTS
HETALUCI GRAY
TAU.I'AAkING
N.!A UCiHTS
MARCOlA MEADOWS
ALDER PlAZA GENERAL RETAIL
*'
LANDCuA~ENT
III
SATRE
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~
/;{FE @ FE D fJJ [Em
. MAY 7 07 I~~
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GENERAL RETAIL
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MARCOLA MEADOWS
ALDER PLAZA
GENERAL RETAIL
~ SAf~
The nellhborhood reall bulldll1p Ill'"
rQund AJdar pIuc alo"l MarCQ\i Road and
Miron Boulevard
Parklnl: II nlver 10Q[ld between thele
streets i1nd the nelJ;horhood r~alI buDd
Inls Instud bulll"11 UI 100lted atonl the
streets ilnd define the lhopplnl envl
roment. Corners at driveway. i1nd roads
ire allo verdcaUy defined by a buUdIJia In
addItion everveen shrubs and ornamental
crallel Itreen parkin. arlilS alonl Harcola
Road Outdoor leadna: &rus ovulQQklnl
Willow Creek an IflCorporated where
bulldlnls border 00 the creek area
0'>
I
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ALDER PLAZA
NEIGHBORHOOD RETAIL
"ffi[E rE; [E D ill ~ f
MAY 7 Ot II
.J
~y
1
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1 I _1,1 ~~ __J'} -,
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NElGHlIO/l.HOOD IlETAlL ALONG HAACOLA l\OAD
~"'~
V
ASH"'"
'"
GAASSES
LOWEVEl\GIl.EfN
I'AAKING SCREEN
HETAU.IClGllAY
5TI1.EETUGHTS
MARCOlA MEADOWS
ALDER PLAZA
NEIGHBORHOOD RETAil
- ~ - -,..~.;;.,-
~ SATRE
LANOCUAAENT
,~~"~y ~ ~~;J
By
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NEIGHBORHOOD RETAIL
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MARCOLA MEADOWS
ALDER PLAZA
NEIGHBORHOOD RETAIL
~--~ - ...
- - ----- ~#
--~---- -
-~ - -
J.\~!Il- SATRE
Ol!iltlTl~W't.Sl: '\ ' 1\ 1-\1,"
ALDER PLAZA
PROFESSIONAL OFFICE
Professional Officel define Huob Road
and Sen. Bo~.'Al'"d. The officu hlVl
artIcuI:ued faades with I lUll per
centaje of wlndOWl on illI visible build
Inllldes Parklnlls arnrlled at the
biock of the bulldlnl' and thus
screened from the lU'"roundinl stnea
Akml WWOW Cruk offlcel hi'ltl wtll-
dows and opdON.l outdoor sealinJ at'
UI thu look out over this Vllln envl
ronmenL PedeltrJan walkways SUI'"
round and conola the buUdlfIIl The
walkWoll)'S convenlUltly connect to the
sldewallu a1QnJ BeD, 60uievard and the
mutli-u5C ~th alona Willow uer.k.
en
I
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TYPICAl SECTlClN TH/I.OUGH IB..U! 100000000AAD
IUlOlNGi HAVE WLNDOWSAND AAO~..,~ .....~~.....'J.~~:-:~ ~~tri~ ':\
")OS 10' ~ 'I ill I 01
\ U S I~F ~ J I:J ~ 'I
Uti MAY 7 01 1\
By
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ITONOWATIllI<<I<UYoOTHN>.o.'I"
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ASHTRliS
Oll.NA.MENT........
GA.WES
HfTAWCI GMY
nWT UGHT$
MARCOLA MEADOWS
ALDER PlAZA
PROFESSIONAL OFFICE
- >I:. SATRE
LANOCUAAENT " I r I \
~~@~D\il~~
.
R MAY
7 01
-.J
By
___~~_n_}"="'t:r"( PLAZ.lI
PROFESSIONAL OFFICE
-At.. ""
_._"Jt~'~~'..J~L:,~
MARCOLA MEADOWS
ALDER PLAZA
PROFESSIONAL OFFICE
~~--- ~~ --
--. -- ~~--
------
- ~---
~ SATRE
Y'Ul.lli!ilJl"," ~ " ~ \, 1\ I ^ I I
O/\.EGONOAIC
SIGNATURE TRE!
/'0
OAK PRIARIE HOMES
,UJIII,.O.WN
At Oak Prl1lrle Homes sl~e fvnlly hemes are roeated on
reladvely small tou WIth limited Ittb,l,l:ks The Itreets an
narrow IDd tla.ve QI\ weet pa:r\dlll Parklnl bays; are paved
difrerently from che street Itself which make the Itreets
leem even more lntImate Street treel are located In
Ireen Itrlpl. Ulparadnl pedestrlVU Ind can Tojether
these characterlsdcs provide an Indmue, sat, pedelitrlan
friendly envlronmenL Houliel an vertically olbet from che
Itreet by two Ot' three neps Garailli an accened from
alley ways; which further enhances tho pedllitrlan friendly
charatter of the vllla,e A Ireen square lies at che center
of the vIllal' It provldes unpropmmed open lipace and a
small play yard The vetn squ.re II connected to paric.
b.nd to the north of ~rcob. Meadows A tree lined
SUllet with sIdewalks and a litormwater liwalll connens
the vUlale and lu jreen squara to Willow Creek Town-
homelivlll;!.Je to UlIIIOuch
"""......
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ASHTIIEES
waco SLATTa>
SENatU
~
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HETALUCI GRAY
n1\fET UGHT$
,ANlAAU.'MTl1_1\Ill
ONiOONOAKlNA'ATCHC#
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ffl~
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ECOSTONE
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J'~ ' ' :~- 111["11 ~p~~ ,
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nw.ump..uTlCl4...."""T'oCN lHIU-C5I'YP.IlCAl..IP'AMl!a\l
MARCOlA MEADOWS
OAK PRIARIE HOMES
~~~~_M~_
~~ ~ ...----~~
~~_._--
- ---~-
II~(;IT ;'~I
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,- {';I'i~;1
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lli MAY 7 01 I
I
- 1t. SATRE
LANDCUflRENT L 1 \ I
TYI'lOJ. STl\EET IN THE SINGE fAMILY VIlJ.),GE
By
'0 fE @ fE 0 ill fE-il
[ft' MAY 7 o~ }/
-.I:
CD
I
co
.....
?y
OAK PRARIE HOME_S
MARCOLA MEADOWS
OAK PRARIE HOMES
~llfi SA:(RE
4""0l'U~1~'" \ 1 ,',
\
low Creek illld the nuln cot
lector road Suna luVI lU'ana
buildln& edau The to'M'lhouses luv.
au-Ies acceulble from alley Wolys
A1001 WIDow Creek tha houses an
In 0/1 a hip plinth with arelUsed
promontories Alena dul collectOr
roads the flrat noors of che town-
houses WI venlaUy albet from the
weetlevelwlthlhrIlIlStep"wt.Ue
townhouses are ilCceued on Ir.r.de
from Internal streetS
WILLOW CREEK TOWNHOHES
CD
I
Cl:J
CO
10 ~ @ fH [l]f< '1
uV MAY 7 07 j I
LI
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fj, ';
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SECllON Fll.OM 'NlllOWaEEK TO HAATlNaOULfYAADlH.ololN COUfCTOllI
''''''''''~
LOWUTIoINNIJWJ.u.
~
~m~
lOWPf.ClNT
Y~KNCi ........-rl'q.---
,~) ---<-.,.. > --71 -""~// "~
~ \,,',,~,,Wl- --~ ,~' --L
c..>:! ~" ~ ("~ I iIr"lI. F--~
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(tfflO.ONCIJ,'QIAOI"" 1HlU-lIl'1I'troa'A'
HOlAUM.ONCI..,_ac.<D .......,..s~~_
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GINGKO TMU
WEEl'ING WlLOWS
WOOO!LATTED
",,,,us
HrTAlUO GRAY
STIlErTUGHTIi
UNlTI'A-VEAS
LOW WJl,OUGHT
Ill.ON f FRONT
Y AAD fENCU
nas...
MARCOlA MEADOWS
WILLOW CREEK TOWNHOMES
-- ~
LANDCuAAENT
Mr _ _
-.... - ~-~~
- --- -
II
SATRE
Iri<M~-!\;~: ]
:)1
. '"
I
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--......;..-- -
_ WIl,.l,.QYl'-<;REEK_-r:OVl1!'lI:lOM~l)
MARCOLA MEADOWS
WILLOW CREEK TOWNHOMES
.
~_ SATRE
~ ~el..n<'T~H. I
ASHWOOD COTTAGES - SENIOR LIVING
Olle story accenlbll! lefllor cotGJtS are
pnw.teIy Ioated arOUlld a circulu drive ii1nd
smaU seuonaJly wet ffiudow The cottages
are off5et from the wllet on iiI IllBhtty metier
zrade thus d. emphultlnl the lueet. Alanl
Willow Creek prlvilte ter..c!!. look OUt on
this centn.lareen spine The road Is curbleu
V1d lined with shallow swales Thll sll.lhdy
undulillna bodlnpe Is covered with mdve
halrcr.nlllS and CMlUJ nowen Alh trees dot
the lillldlope flukl". Ueil and drlvtva)'
ilppl"o.iI.chu u!! created from unit p;lvers
Wooden bolw-ds le~te pedeururu; and
can ChMcoai colored concrete walks
bned with woad lilat benchos proVIde fOf"
strolllnJ opportunities ind cormect to sur
rouodln& hvlng. Ihopplna areal ;l.Od open
spllces
en
I
~
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o
,
U MAY 7 07 ~_
By
\
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'~~ <' ,,'" (~llt/' Is
- ~ t ~ ,) . ~* tW: t
'-fi - );f: - "" ., (~~~O
'r ~,-, ,jf;, I
\j-- _ l .'~ '/ rT<;-;-~ ~tIi;, llldi "'~" I
, I _ J'~ '" ' " "J:;,"::( ,.irY. .
.o--i-"~-~c-~f~JI ~ If' _"" f1:rr- -~' 1~""i..r,"J\l ,I
I' I l: nil' ':;11 ,..1'- --"-"'- 'v.."""
\ I,'" 'r ..~~ ,'"I-Y'/,..,J..... 'j_'"
<<~\~/,~;dL~I'<#~~III{\I~/,l'.i'{"",:r1 \ ;-}~Hr '1, ;~~."
\\\l "\\IJ--<jU~VJ)r -- I \ I~II~>
,.1'/)~~<~1 _ I j ~ - '~U;;,:J~(l1 - '"
~< . \~~Hjfl~IW/~~11
TYf1c.-.t. STIl.EET VIEW IN ASHWOOO COTTAGES YIU.AGE
J,
~T'AVfN~
CUUIUil:I~To,g,t,O
.-.--
,
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<~
IlIlIHr ..... '''''
T I II i
I .
r.- .........
..
.
TY/'ICAl STREET SfCfION IN ASHWOOD COTTAGES VILLAGE
rt
HI"""".
CAMAS MEADOWS
ASHT1'EES
WOOD SLATTU
IlENCH ES WITH
AIlMJl.UT!
HETALUCI GRAY
ST~ETUGHTS
UNlT.....VD.SOl\
ECOSTONE
WOOD 100lAAOS
MARCOLA MEADOWS
ASHWOOD COTTAGn
SENIOR LIVING
--..a:....-
LANOCUAAENT
~
SAfRE
, '"
.!..
o
~
[~~~ ~7D ~7~11
By
.
--- ~---
CAMAS MEADOW
APARTMENT HOMES
~
MARCOLA MEADOWS
CAMAS MEADOW
APARTMENT HOMES
~_ SATRE
~"'O'''UC'l;U'. \ 1 \ I
CAMAS MEADOW APARTMENT HOMES
Camu meidow ;ljW'UTI~
homes are located around
a veen dut provides open
spateillldaplayuuf'rlvate
Ul r raCei border the IrIltn
meadow The Iree.n Is i1lso ~ of a
10"1 view corridor Wt extends from
the 5lna1e bmlly v11l:a&e Townhouse
style ipV'UJIenu farm iI DalIsldon
from thll slnale bm1ly homes to the
ilpartment fIilB Pukinl staIb an
clustered tOlemer /bllied Juect II"
eas dow down traffic
m
I
~
o
N
,......., - '"
~-II '\ ' 7' "
'- ~~!:. l' 1 ,J~rI"" illlilt:l.~:)"
_l__ ";:l Y(4']r? .J.1t\ "/"';--'1111:\[ ',-{,:: _ ' 1 I
=-1 ~ - l'll II ' _-T,o- j r A '-' ,. ,I
~U -\4-1 IlJ- ~ ~ - 'J . I
..1... -~~ \ ,=r (<::.
TYI'ICAL STI\EET VIEW IN CAt1A.S MEADOW VIlLAGE
-/
4/ ?-
',,! l
,11
.
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\D1 ~ ~ ~ Q ~ lfl\
\ill MAY 7 01 J
By
,
--~
"'AADUNn
\.NT",vrNlCOSI1:lI'a
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"
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, I,
",'11'
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>>ARTMENTS HOMES WrTH PlllVATE TEMCES lOOKING OUT ON THE GIlEEN
~
HAJII.GMS5I
CAHAS MEADOW
RAYWOOOASH
"""
WEEI'ING
WILLOWS
WOOD SLATTID
BENCHES
METAWO GUY
STRfETUGHTS
SCOW)
CONClIETE
CllOSSWALKS
I'NtKINGIN
UNIT I'AVfRS
MARCO LA MEADOWS
CAMAS MEADOW APARTMENTS
---..t-
LANOCURRENT
~~
-.
SATRE
.
~~@~DW~
<
~ MAY 7 07
----,
.J
~.
ASHWOOD_ COT}AGI;S
SENIOR LIVING
"1 'l1!;^'
)>"~1.... '" 1!1,~,,.,..
",1,"", 'I" J' t
~Jtt~:;;~.j~~ ~~\
<&~ J~~ 4...",; to....
, "
~
",
"
MARCO LA MEADOWS
ASHWOOD COTTAGES
SENIOR LIVING
~It~ SATRE
......'uc'ru..
ATTACHMENT 5
ODOT Correspondence
'\0) ~ @ ~ G W [r~
llil MAY 7 01- ~\
By I
6-105
'.
.
Oregon
Ted~ Go<=1or
Department of Transport all on
Region 2, Area 5
PlanlllOg & Development Office
644 "A" Street
Springfield, OR 97477
541 747 1354
FAX 5417562509
ed w moore@odot state or us
9 March 2007
Gary Karp,
City of Springfield
71 SE "0" Street
Springfield, OR 97478
rr~~ l!\ ~ f\1J ~ 1
MAY 7 DI- 1
,
~y
Re ODOT comments on the Marcola Meadows proposed Metro Plan amendment and
Zone Change
ThiS letter represents OOOT's comments on the aforementioned proposed Metro Plan
Amendment and Zone Change requested for the Marcola Meadows development located north of
Marcola Road and west of 28"'/3 I" Streets m Sprmgfield, Oregon
The proposed Metro Plan designations for the sIte mclude redefiRlng and enlargmg the medIUm
density residential area to 54 7 acres, modlfymg the community commercial desIgnatIOn and
adding MUC (commercial with a mixed use overlay), and changing the campus IOdustnal
designation to a mix ofCC (\48 acres), and MUC (30 8 acres)
Plan amendments and land use regulation amendments are I egulated under OAR 660-012-0060,
the "Transportation Plannmg Rule" If an amendment Significantly affects a transportation
faclltty, a local government must prOVide a form of mItigation
As stated m the Traffic Impact AnalysIs (TIA) for the proJect, the worst-case Amended Zonmg
scenano would generate slgRlficantly more traffic than the Current Zonmg scenano In order to
aVOid all but one SIgnIficant Impact to the transportatIOn system, the appltcant IS proposmg to cap
the tripS generated at a level sltghtly higher than the level that would be generated by the
Preltmmary Plan (not part of this appltcatlOn) The foundation for the tnp cap IS based on hmltmg
the type and IIltenslty of uses allowed wlthlll the project Itmlts ThiS has been captured and
summarIZed m Table 4C of the TIA
By IIlcorporatlllg the concept of a trip cap, the developer was able to reduce the traffic Impact of
the development to sltghtly below what would have occurred With development under the CUIrent
zonlllg of the property The only location where the proposed plan and zonlllg map amendment
wlil result III a SlgRlficant Impact to the transportatIon system IS at OR 126 @ Mohawk eastbound
off-ramp To address Impacts at the eastbound ramps of the Mohawk Blvd @OR 126
mtersectlon the TIA proposes the followmg mItigation
. Traffic control changes allowlllg left-turns form the eastbound ramp center lane
6-107
The mItigatIon proposed by the appltcant IS to modIfy the eXlstlllg ramp whIch has a slllgJe lane
left-turn lane to one have duel left-turn lanes Accordlllg to the analysIS preformed III the TJA,
this wIll result III congestion sltghtly below what would be anticipated under current zonlllg
In conclUSion, III order for the CIty to approve the Marcola Meadows plan amendment and zone
change and meet the requIrements of the TPR, there wlil need to be two conditIons of approval
The type, IIltenslty and mix of development allowed wlthlll the project sIte must be
constramed or limited to that analyzed III the TIA and enumerated III Table 4C
2 Put III place pnor to occupancy traffic control changes at OR 126@ Mohawk Blvd EB
off-ramp as Identified III the TIA
With regard to the mItigation (the IIltroductlon of a dual-left at an OOOT-controlled signalIzed
IIltersectlon) proposed by the appltcant for OR 126 @ Mohawk Blvd. the appl1cant wlil need to
submIt plans for the traffic control change to the State Traffic Engllleer for review and approval
Should the State not approve the TIA proposed traffic control change, the appltcant must be
reqUired to work wIth OOOT to Identify and Implement necessary mItIgatIon to I1m.t the traffic
Impact of the proposed development to a level at or below the traffic condItions that would
otherwise be expected at tune of opening and the end of the plan period (2025) under current
zoning
Please enter thIs letter lIlto the record for the planl1l1lg commIssIon and upcomlllg City council
heallngs
c
Erik Havlg, RegIOn 2 Plannlllg & Oevelopment Manager
Jane Lee, Area 5 Manager
MIchael Spaeth, DIstrict 5 Manager
Marguerite Nabeta, OLCO Field Representallve
1~~~~GWlE~\
\Ill t.\t.Y 7 c), ~
\.,
_D - :-
6-108
.
ATTACHMENT 6
OLCO Correspondence
6-109
\Dl ~ @ ~ D ~ ~ I
iUU MAY 1 01 \
By
._0
__ 0