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Home My WebLink AboutApplication APPLICANT 3/12/2007 .. Dregon Theodore R Kulongoskl, Governor Department of Land ConservatIOn and Development 1140 WlllaglIlesple Rd ,Ste 13 j Eugene, OR 97401-6727 I (541) 686-7807 Fax (541) 686-7808 wwwled state or us March 12, 2007 Mr Gary Karp City of Spnngfield 225 Fifth Street Spnngfield, Oregon n444 -> ~ RE EUQ:ene/S1)rmQ:field PAPA 001-07 Plan dJaeram aJl1endment and PAPA 003-07 ,snnnefield zone chanQ:e) for 56 acre~ Dear Gal)', Please submit thIS letter lI1to the record of the proposed Metro Plan Amendment aIld zone chaIlge requested for the "Vlllages at Marcola Meadows" development In additIOn, the department supports the recommendatIOns to address Goal 12 aIld the traIlsportatlOn plannll1g rule (TPR) provided to the CIty by the Ed W Moore, ODOT 011 March 9, 2007 aIld enclosed We would only request an additIOnal conditIOn of approval to be 111 comphaIlce WIth Goal 12 that the commerCIal development provide connectlVlty Wlth the eXIstll1g, as well as new resldenl1al development , We have read the apphcatlOn and whlle there appears to be compellll1g reasol1s to redeSIgnate the property to CommerCIal, the eVIdence to date does not adequately baJa\lce nor answer the mall1 questIOn of contll1ual Shlftll1g of one plan deSIgnatIon and resultant zone category that IS 111 low supply to aIlother and vIce versa We certamly advocate the contmued efforts by the CIty to provide the type of analYSIS of current mventones that could then be adopted for use as the factualll1formatlOn for deCISIOn makmg aIld should better address the CIty'S employment laIlds needs We do see tills proposal as potentially vulnerable for appeal however aIld, hke you, not sure 011 how to resolve thIS pOll1t 1I111me for the everyday actIOns of the CIty of Spnngfield These are Il11tJal areas ,of concern that , we are wlllll1g to work WIth the CIty to see If they CaIl be resolved to assIst 111 makll1g a deCISIon on tlus plaIl aJl1endment Please do call me to dISCUSS the attached Issues Smeerely, ~ar~~~~, !~-b S Wlllamette Valley RegIOnal RepresentatIve Enclosure) Cc File Ed W Moore, ODOT ~ 6-111 PAPA 001-07 Oregon Department of Land Conservation and Development March 12,2007 1 Key Issue Sprmgfield IS low on Campus IndustrIal land, yet the apphcant proposes convertmg a large percentage of ItS short-term supply to commercIal and resIdentIal uses meetmg a need under those zonmg categorIes There are two ways to reach complIance wIth Goal 9 a quantItatIve analysIs of the supply of needed SItes m a land use category, or a quahtatIve analYSIS of the partIcular SIte as to ItS SUItabIlIty for the zoned use 2 The apphcant does not supply the cumulatIve actIOns to meet CommercIal needs that have been occurrIng smce the 2002 CommercIal study. The apphcant prOVIdes analysIs from a data base that has not been adopted for land use purposes nor has It been coordmated wIth the state of Oregon The state does not know nor has It been prOVIded an opportumty to dISCUSS the assumptIOns m the data base. 3 The apphcant prOVIdes general comments of a qualItatIve nature regardmg the SIte mcludmg the eXIstence of power hnes and an IrrIgatIon ditch, and the SIte's pro",{Imlty to reSIdentIal and the Kmgsford plant However, no anal)SIS or reasonable conclUSIOns to Justify redesIgnatIOn are prOVIded 4. PotentIal problem areas that need better or additIonal dISCUSSIOn a The subJect sIte IS mcluded m the 2006 update c,fthe MetropolItan Industnal Lands Il1ventory Report as one of the development-ready sites for short-term mdustnal use It has been reserved as a development-ready mdustnal site smee 1995 So far the applIcation doesn't reconCIle the bOITowmg from one plan element to assist WIth another b Metro Plan's Economic Element PolIcy B 12 dIscourages plan aIllendments that change development-ready ll1dustl1al sItes to non- mdustrJaI deSignatIOns The proposal IS not consistent WIth Oi\R 660- 009-0010(4) because It IS not consIstent WIth the cIty's own mdustnal conversIOn pohcles The applIcant does prOVide other counterbalancmg polICies but doesn't prOVide the dISCUSSIOn of how to weIght the balanc1l1g c Aceord1l1g to the apphcatlOn, at least 155 acres of 1l1dustnalland m Spnngfield have already been converted to reSidential or commercIal use Is thiS a large percentage of the rema1l1mg 1I1ventory or not? Should make a dIfference to deCISion makers and could 1l1form a way to balance as suggested 111 "b" above 2 6-112 , PAPA 001-07 Oregon Department ofLaIld ConservatIOn aIld Development ,March 12,2007 I d According to the apphcatlOn, both short-term aIld long-terill supplIes of Campus Industnal (CI) laIld are cntIcally ll1adequate, and thIS applIcatIOn proposes cOl1vertlng 29% of that cntlcally Inadequate supply to commercial use e According to the apphcatIon, Spnngfield's supply ofCI laIld WIll be depleted by 20 IS ~ f The fact that this Site has not yet developed with any CI uses does not JUStIfy converting It to a regIOnal commercial retml use aIld redUCing the cIty'S dWindling CI land supply even further - CI code was Just revised 2 years ago to potentIally' assist In sltmg Issues - we acknowledge that applIcant does have market expert, LaIle METRO dIscuss ViabIlIty of SIte as better for commercIal, but then how to balaIlce It agalllst loss of CI lllventory? g The CIty may not utIlIze for land use decIsIon making but CaIl conSIder the draft Jasper Natrol1 SpeCific Development PlaIl desIgnatIOns III determining whether thiS apphcatlOn WIll negatively affect the CI land supply The City may only use plans and plaIl polICIes that It has adopted h The 1999 Eugene Spl1ngfield Lands Study shows a surplus of all types of reSIdentIal land If thIS IS stIll true In 2007, thel1 the city may not convert CI land whIch IS In short supply, to a reSIdentIal use (Part of the proposal IS to lllcrease the amount of MDR land on the sIte) The apphcant doesn't dISCUSS lllformatlOn from the CIty'S momtol1ng program Is the informatIOn avmlable from the city for the apphcant to use? 5 There IS no diSCUSSIon of why a regIOnal large retml store (e g , a home Improvement center) IS all appropnate use In a MetroPlaIl Nodal Development Area (#7C) Several large retml stores, including another local large Home Improvement Center eXIst In close proxImIty to the site They all functIon as I regIOnal retml prOVIders TYPlcaJly commercIa] uses at a smaJler-scale local or neIghborhood commercial grocery store, bank are utilIzed for nbdal developments That IS not to say that a larger retml store couldn't serve that purpose but what role It WIll play In serving a nodaJ development (to take tnps off ofthe traIlsportatlOn system), aIld prOVIde connectIVIty to dense reSIdentIal development should be discussed ( 6 A large retml store such as a home Improvement cel1ter IS not, as des en bed III the apphcatlOn:a "supportIve traIlSltlOn m scale aIld mtenslty betv.een reSIdentIal 3 6-113 PAPA 001-07 , Oregon Department of LaIld , ConservatIOn aIld~Development March 12, 2007 I I neighborhoods and larger commercial uses" On the contra!)', a home , I Improvement center IS the type of larger regIOnal commercIal use that IS I mcompatlble With a resIdential neIghborhood In the context of thIS ,SIte, It very well may be a transitIOn between mIddle aIld hIgh density residentIal and other I heavy 1I1dustnal uses Perhaps worth dlSCUSS1l1g i ' > I I 7 Mixed-use development IS a deSlfed type of development for a desIgnated node, but tills proposal IS tradItIOnal development USIng the catch words of mixed-use The dIfferent uses (commercial, resIdentIal, office) are segregated Into different areas ("VIllages") over a very large (1 OO-acre) area True mixed-use' combInes I uses WIthIn bUlldll1gs (vertIcal mixed-use), or at least locates bUIldIngs With dIfferent uses next to each other (honzontal mIxed-use) A large regIOnal one- story retml store lIke a home Improvement center IS gene rail y not co'nsldered mixed-use or part of mixed-use, unless the bUIldIng has upper floors' of hOUSIng I Ul11ts i , I 8 Because they have not been adopted mto the city's comp plan, the September I 2006 ECONorthwest Lane County Commerclal and Industnal LaIldlSupply Report and the economic growth predIctIOns for the South WIllaJl1e~e Valley may not be used for thIS PAPA or other planmng purposes "Endorsement" IS not I suffiCIent, the city must adopt by ordInance Without the reqUIred c,oordInated analYSIS the raw data base does not comply With Goal 9 EconomIc Development I 9 The proposal should state when the cIty adopted the 200 1 Eugene-Spl1ngfield Metro Area PublIc FacllIl1es and ServIces Plan on whIch It relIes ! ~ , 10 The proposal does not appear to comply With the Goal 2 coordIna119n reqUIrement There should be adequate findll1gs regardIng coordInation WIth the I CIty of Eugene because of the regional nature of the MetroPlaIl and the UGB I I a Spnngfield should also coordInate WIth Eugene on thIS proposal because the MetropolItan Industnal LaIlds Inventory Report doesn't 'segregate out a speCIfic land need for the CIty of Spnngfield i i , II We do agree that the 1999 Eugene Spnngfield LaIlds Study may b~ too old to be useful, but until more contemporary work IS completed the apphcallt must do eomparatlVe aIlalySIS : 4 6-114 ATTACHMENT 7 TransPlan Proposed Nodal Development Area Map 6-115 .,_e ., ~~~.'''~' .' '" "'" ~~ If(fi,;; 'I ~ .f;-. _~~~~~. ~:;;m Legend Potential Nodal Development Areas for the Eugene-Spnngfleld Metro Area o Nodal Development Areas ,"l Urban Growth Boundary Areas identified 015 nodal development .-r... are considered 10 NVIl poumuallof IN5 Iype of land U51l p.IIUIlI'" Clher ale as l'lOl dlllilgnilled 'or nodal development may also be lound 10 nilv. polanllal 101 nodal development ATTACHMENT 7 APRIL 17, 2007 PLANNING COMMISSION PACKET ATTACHMENT 7-1 MEMORANDUM CITY SPRINGFIELD DATE OF PLANNING COMMISSION ACTION April 17, 2007 FROM Springfield Planning CommisSion Gary M Karp, Planner III 6 ~ PLANNING COMMISSION TRANSMITTAL MEMORANDUM TO SUBJECT Metro Plan Diagram Amendment - Case Number LRP 2005-00027 Springfield ZOning Map Amendment - Case Number ZON 2005-00054 Satre Associates, ApplIcant - RepresentIng SC Springfield, LLC ISSUE At their March 27" public hearing, the Planning Commission was asked to hold the record open to consider additIonal written material concerning the proposed Metro Plan diagram and Springfield ZOning Map amendments On April 17lh, the Planning Commission Will deliberate on thiS matter and forward a recommendation to the City Council DISCUSSION The subject Site, formerly known as the "Pierce" property IS located north of Marcola Road, west of 31'1 Street, east of Mohawk Marketplace Shopping Center and south of the EWES bike path The Planning Commission held a work session and conducted a public hearing on March 27'h on the proposed Metro Plan diagram and ZOning Map amendments Two letters were entered Into the record and nine persons spoke at the hearing Two people requested that the written record be held open The Plann,rg Commission complied With these requests Four written comments were submitted to staff by the speCified date of April 3'" (Attachment 1) Responses to Issues raised are found In Attachment 2 The applicant submitted formal rebuttal written materials by the speCified date of April 10" (Attachment 3) All Issues related to the effects of the proposed development on neighbOring properties are Issues that Will be addressed dUring the Master Plan review process The requirement for a Master Plan IS a condition of approval of these applications The Master Plan Will be reViewed by the Planning CommiSSion at a future publiC hearing The Master Plan Will contain mitigation reqUirements that Will allow the Planning CommiSSion to positively respond to the Issues raised by the neighbors Rescheduling the Planning CommiSSion action to April 17lh reqUired revIsing the City Council work session and public hearing Originally scheduled for April 161h as follows The City CounCil work session has been changed to May 7'h The City Council public hearing Originally scheduled for April 161h Will be opened and continued until May 7'h No testimony Will be heard on April 161h A reVised notice was mailed adVISing property owners and Interested parties of the schedule change RECOMMENDATION Staff recommends approval of the proposed Metro Plan diagram Springfield Zoning Map amendments, as conditioned, based on the attached findings, In both the staff report and the additional attached information 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 hearing on April 16, 2007 ATTACHMENTS Attachment 1 Written Comments Submitted by April 3'" Attachment 2 Responses to Written and Oral Testimony Attachment 3 Applicant's Rebuttal Submitted by Aprll10lh Attachment 4 Draft Minutes - March 27'h Planning CommiSSion Work Session Attachment 5 Draft Minutes - March 27" Planning CommiSSion Public Hearing Attachment 6 Order and Recommendation 7-3 ATTACHMENT 9 SPICKERMAN'S CONCERNS ABOUT A "DE NOVO" PUBLIC HEARING ATTACHMENT 9-1