HomeMy WebLinkAboutComments CAO 6/30/2008
MEMORANDUM
OFFICE OF CITY ATTORNEY
RECEIVED
DATE June 26, 2008
FROM
Amy Sowa, City Recorder
Karen LaFleur, Program Technician
Joe Leahy ..1.-
Office of City Attorney
JUN 302008
BY:~/~
TO
SUBJECT
SCrivener's Error In Ordinance No 6196 (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
This office has reViewed Ordinance No 6196 (General) as described above A copy IS attached
The second WHEREAS to that Ordinance contains a Scrivener's error In a Tax Lot and Map
Identification number That SCrivener's error IS as follows
Tax Lot 02300, Assessor's Map 17-03-26-11 should read
Tax Lot 02300, Assessor's Map 17-03-25-11
In summary the Section number should be 25 and not 26
The Scrivener's error IS self eVident on the face of Ordinance No 6196 and should be corrected
for three reasons
1 The SCrivener's error IS simply In the WHEREAS clause, not contained In the Ordination
clause, and not set forth In Section 3 of the Ordination clause which utilizes the reference to
the legal deScription In Exhibit B, and not the Assessor's map Identification numbers
2 Assessor's Map 17-03-26-11 does not describe a Lane County Assessment and Taxation real
property, Within the confines of Exhibit B
3 Assessor's Map 17-03-25-11 does describe a Lane County Assessment and Taxation real
property Within the confines of Exhibit B
4 The real property described by Assessor's Map 17-03-26-11 IS not Included Within the map
set forth on Exhibit C to the Ordinance
5 The real property described by Assessor's Map 17-03-25-11 IS Included Within the map set
forth on Exhibit C to the owner
It would be my recommendation to you that you simply file this Memorandum In your files, and
make an adjustment to the face of the Ordinance, to correct the Scrivener's error and have the
correct citation In the second WHEREAS of Ordinance No 6196, be Tax Lot 02300, Assessor's
Map 17-03-25-11
Thank you for your attention to this matter and the opportUnity to be of service
JJL Ilk
Enclosure
N \Qty\Plannlng Zomng\GENERAL\Memo to lafleur RE Scrtvener's Error wpcl
MEMORANDUM
OFFICE OF CITY ATTORNEY
DATE
June 2~, 2008
TO
Amy Sowa, City Recorder
Karen LaFleur, Program Technician
FROM
Joe Leahy
Office of City Attorney
SUBJECT Scrivener's Error In Ordinance No 6196 (General) An Ordinance Amending the
Springfield ZOning Map by ReZOning 56 Acres from Campus Industnal to,
Community Commercial, Medium DenSity Residential, and Mixed Use Commercial
on Land Located North of Marcola Road and West of 28th/31st Streets ..J
po. c",,'1 ,S "-~c
This office has reviewed Ordinance No 6196 (General) as descnbed above ~The second
WHEREAS to that Ordinance contains a Scnvener's error In 'l- ij,apJEentlficatlon number That
Scnvener's error IS as follows ~.....c Lo--r- "...j
Tax Lot 02300, Assessor's Map 17-03-26-11 should read
Tax Lot 02300, Assessor's Map 17-03-~-11
In summary the ~ctlon number should be 25 and not 26
The Scrivener's error IS self eVident on the face of Ordinance No 6196 and should be corrected
for three reasons
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It would be my recommendation to you that you simply file thiS Memorandum In your files, and
make an adjustment to the face of the Ordinance, to correct the SCrivener's error and have the
correct Citation In the second WHEREAS of Ordinance No 6196, be Tax Lot 02300, Assessor's
Map 17-03-25-11
Thank you for your attention to thiS matter and the opportUnity to be of service
JJL Ilk
Enclosure
N \Oty\Planmng zomng\GENERAL\Memo to L-aFleur RE Scnvener 5 Error wpd
~[E@[EOW(EJ
~J JUN 18 07
-
ORDINANCE NO. 6196 (General)
AN ORDINANCE AMENDING THE SPRINGFIELD ZONING MAP BY REZONING 56 ACRES
FROM CAMPUS INDUSTRIAL TO COMMUNITY COMMERCIAL, MEDIUM DENSITY
RESIDENnAL, AND MIXED USE COMMERCIAL ON LAND LOCATED NORTH OF
MARCOLA ROAD AND WEST OF 28TH/31sT STREETS
By
THE COMMON COUNCIL OF THE CITY OF SPRINGFIELD FINDS THAT.
WHEREAS, Article 12 of the Spnngfield Development Code sets forth procedures for Spnngfield
ZOning Map amendments, and
WHEREAS, on September 29, 2006, the applicant Inlliated the following Spnngfleld ZOning Map
amendment
Rezone 56 acres of land from Campus Industnal to Community Commercial (11 Acres), Medium
DenSity Resldenbal (19 Acres), and MIXed Use Commercial (26 Acr~), Case Number ZON 2006-
00054, Tax Lot 01800, Assessor's Map 17-02-30-00 and Tax Lot 02300, Assessor's Map 17-03-;'
26-11, and ~,
,
WHEREAS, on January 9, 2007, staff determined to conSider the appllcabon to be complete, and
WHEREAS, on March 14,2007, the applicant held a neighborhood meeting to explain the
proposed development to the nearby residents and
WHEREAS, on March 27, 2007, the Spnngfield Planning Commission held a work session and a
public hearing to accept tesbmony and hear comments on this proposal A request was made to hold the
wnnen reCOrD open for 7 days The Planning Commission closeo me public heanng ana voteo to nOlO me
written record open unlil April 3, 2007, allow rebuttal by the applicant and staff by Apnl10, 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
matenals 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 teslimony and hear comments on thiS proposal A request was made to
hold the wntten record open for 7 days The City Council closed the public heanng and voted to hold the
written record open un!ll May 14, 2007, allow rebuttal by any person submllting wntten matenals by May
21,2007, allow rebuttal by the applicant by May 29, 2007, and to reconvene on June t8, 2007 to conSider
the written materials and deliberate
WHEREAS, on June 18, 2007, the Spnngfield City Council conSidered the additional written
testimony and IS now ready to take aclion on thiS proposal based upon the above recommendalion and
the eVidence and testimony In the entire record In the matter of adopbng thiS Ordinance amending the
Spnngfield ZOning Map
NOW THEREFORE, THE CITY OF SPRINGFIELD ORDAINS AS FOLLOWS
Section 1 The above findings, and the findings set forth In Exhlbrt A and Incorporated
herein by reference are hereby adopted
Section 2 The Spnngfield Planning Commission and City Council added the follOWing
Condllions of approval as allowed under SDC 12 040
~~@~OW~]
ill JUN 1 8 01 )
Condition of ADDroval #1
By
The subml!tal and approval of a Master Plan application pnor to any deveJoprT)ent on the
subject site shall be required
Condition of Aooroval #2
Submittal of documentation from the Department of State Lands and/or the Army Corps
of Engineers With the Master Plan application demonstrating the eXisting drainage ditch IS
not a regulated waterccurse/ wetland, and If necessary, submittal of a wetland delineation
for other wetlands that may be on the subject site
Condition of ADDroval #3
Subml!tal of a Master Plan application that Incorporates the relocation of the exIsting
drainage ditch and ccnverslon 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 ccndltlons referenCing "Phase 1" must be Incorporated Into
proposed Master Plan Phase 1 development
Condition of ADDroval #4
Submittal of a Master Plan application that addresses compliance wrth the Dnnklng Water
Overlay DlStnct standards In SDC Article 17 and how these regulatJons Will be applied for
each proposed phase
Cond,lIon of AODrovaJ #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 concemlng the timing and
development of the future park
Condition of ADDroval #6
Submittal of a Master Plan application that addresses coordination With EWEB to
deterrmne If any easements are required In order to cross the EWEB Bike Path to access
the future park
Condrllon of ADDroval #7
Subml!tal of a Master Plan application that shows the proposed home Improvement
center bUilding extenor deSign Similar to the existing bUilding In Sccttsdale, Anzona as
depicted In the photographs of the extenor of the Scottsdale Center In the record, or a
building deSign that complies With the current building deSign standards In SDC Article 21
Condition of ADDroval #8
Submittal of a Master Plan application that demonstrates that residential development Will
occur at not less than 12 dwelling units per net acre
]~@~CW~]I
JUN 1 8 01
Condillon of Aooroval #9
By
Submittal of preliminary design plans with the Master Plan application addressing the
proposed mlbgabon of Impacts discussed In the TIA The plans shall show the proposed
traffic control changes allowing left-tums from the eastbound ramp center lane at the
eastbound ramps of the Mohawk Boulevard/Eugene-Spnngfleld Highway Intersection
The Intent of thiS condrtlon IS to have the applicant demonstrate to OOOT that the
proposed mltlgabon IS feaSible from an englneenng perspective and Will be constructed
on a schedule that IS acceptable to ODOT PrOVided that construction of the proposed
mlbgabon IS deterrmned to be feaSible, then dUring Master Plan review and approval a
condlbon shall be applied reqUiring the mlbgatlon to be accomplished pnor to the
temporary occupancy of any uses In Phase' of the devc;v"",cnt
Condition of Aooroval #10
Submittal of a Master Plan appllcabon that Incorporates a "Development PhaSing Plan'
shall be required In order to comply With SDC Section 37030('2) The Intent of thiS
condmon IS to
a) Address the "Intemal tnp" Issue by reqUiring a certain percentage of the resldenbal
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
Condition of Aoorovai #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 pari of Phase'
Condlllon of Aooroval #12
Submittal of a Master Plan appllcabon that shows the construction of all streets serving
the CC and MUC portions of the subject site being constructed shall be required as part
of Phase 1
Condition of Aoorovai #13
Submrtlal of a Master Plan appllcabon that shows proposed connecbvlty between the
resldenbal and commercial development areas
Condmon of ADDroval #14
The Master Plan shall be submitted wrthln one year of the City CounCil approval of these
appllcabons
Section 3 The Spnngfield ZOning Map IS hereby amended from Campus Industnal to
Community Commercial, Medium Density Resldenbal, and MIXed Use Commercial, as more
particularly desCribed In Exhlbrt A and Incorporated herein by reference
Seeben 4: The legal descnptlon of the enbre property IS specified In Exhibit B The
proposed zOning IS shown on the map In Exhlbrt C The precise boundaries of the zOning districts
descnbed In Exhibit A shall be detemuned as a condition of approval of the required Master Plan
ADOPTED by the Common Council of the City of Springfield by a vote of ~ for and L-
against, thiS 18th day of June ,2007
ATTEST
APPROVED by the Mayor of the City of Springfield, thiS 18tldayof June 2007
~~
City Recorder
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-:~ICE OF CITY ATIORNEY
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JUN 1 8 01
By
EXHIBIT B
K & D ENGINEERING, Inc.
Engineers' Planners' Surveyors
Legal descriptIon
For
''Marcola Meadows" Comp Plan and Zone Change
,
Two (2) Parcels oflDlld located m Springfield, Oregon tha181C more -~'~. ,J1, rru [t; 0 m rc: l
descn bed as follows ~ u:: \ID l1 ~ l1
JUN 1 8 01
J
i
By
Parcell
Beg:1.nning at a pol.nt on the ~orth margl.n of Marcela Road, saJ.d p01.nt be1.ng North e,
571 30' Bast 261160 feet and North 00. 021 DO' West 4S 00 feet from the Southwest
corner of the Felix Scott Jr D L C No 51 ~n Townshl.p l' South, Range 3 West of the
WLllamette Meridl.an, thence along the North margl.D of Marcola Road South 89 571 JDu
"est 1419 22 feeL to the Southeast corner of Parcel 1 of Land Partl.t3.0n Plat No 94-
PD~91, thence leav:l.ng the North marg:l.n of Marcela Road and runnJ.ng along the East
boundary of said parcell and the Northerly exteos:l.on thereof North 00 021 00. West
516 00 feet to a po~nt on the South boundary of NICOLE PARK as platted and recorded ~n
File 74, Slides 30-33 of the Lane County Oregon Plat Records, thence along the South
boundary of sa~d NICOLE PARK North 89 57' 30. East 99 62 feet to the Southeast corner
of sa~d NICOLE PARK, thence along the Bast boundary of said NICOLB PARK North 00 02'
OO~ West 259 92 feet to the Northe~st corner of said NICOLE PARK, thence along the
North boundary of sa~d NICOLE PARK South 89 58' 00. West 6 20 feet to the Southeast
corner of LOCH LaMOND TERRACE FIRST ADDITION, as platted and recorded 10 Book 46, page
20 of Lhe Lane County Oregon plat Records, thence along the East boundary of sa~d LOCH
LaMOND TERRACE FIRST ADDItION North 00 021 00- West 112 98 feet to the Southwest
corner of AUSTIN PARK SOUTH as platted and ,recorded ~n F11e 7~, S11des 132-134 of the
Lane County Plat Recoras, thence along the South boundary of said AOSTIN PARK South
North DS. SB' 00. EaDt 260 00 feet to ~he Southeast corner of 8a~d AUSTIN PARK South
thence along Lhe Eant boundary of said AUSTIN PARK South North 00 021 ooq West 909 69
feet to the Northeast ~orner of sa~d AUBt~ Park Soutb, said po~nt be~ng on the South
boundary of that certa~n tract of land descr1bed in a deed recorded July 31, 1941, ~
Book 359, Page 285 of the Lane County Oregon Deed Records, thence along the Bouch
boundary of sa1d last described tract North 79' 41' 541 Dnst 1083 15 feet to tbe
lntersection or the South l~ne of the last descr~ed tract and the East l~ne of that
certa~n tract of land conveyed to R H P~erce and E~izabeth C pierce and recorded In
Book 238, Page 464 of the Lane County Oregon Deed Records, thence along the East l~ne
of B~d last ~escribed tract Soutb 00 02\ 000 East 1991 28 feet to the po~t of
beginnlng, all ~n Lane county. Oregon
276 N W HIckory Street. POBox 725' Albany, OR 97321' (541) 928-2583 . Fa.
Page 1 of 2
(541) 967-3458
K & D ENGINEERING, Ine
P arce12
EngUlem . PlannerA'~J~@>~ ~ ill [E 1,1
~ JUN 1 8 01 ~
Bv
Beg1.ml1ng at a pClnt 1.n the cc.n.ter of County Road No 153, 347D 24 feet South i1nd
1319 9 feet Bast of the Northwest corner ot che Felix Scott Donat1.oD land Claim No
82, 1D TOWDS~p 1/ south, RAnge ~ Nest of the willa~ette Mer1d~an. aDd being DGG feet
South of the Sout.heast ccruer of tri1ct of land couveyed by 'the Travelers Insurance
Company to R 0 Karcher by deed recorded 1U Book iD3, Page 2GB, Lane county oregon
Deed Records thence Mest 1310 teet to a p01.nt 15~links Bast of the West l~ne of ~c
FeL1X Scott ~onation Land Claim No. 82, Not1f1cation No 3255, ~ Township 17 So~th,
RAnge 2 'Nest of tne. tl1.11amette Meridian, a.nd :runrur1g th.ence south parallel w1th and 15
lJ.nka d1.atant from said Hest h.ne of said DQAatioo. Land Cla:L.DI; a c1istance of 'Z3 04 76
feet t.o a point lS links hst 01 the southwest corne.r or: sil.J.d Dona.tipn wnd Claim,
t.hence East following ;.long the. center line of County Road No 21B a. distAnCe of 1310
feet to a po1.nt l.n the cente.r of Ba.J.d County Road No 218 due South. of the place. of
beg.J...Im1.1lg, the.nce Nortb following the center lJ.ne of eaid County aoad No 153 to tb.e
point ot beginning, a.ll 1J1 l"ane. county, Oregon,
EXC1!P'I' the rigllt of way of the Euge=-Wendling Bra.nch of tlle Southern PIlc1hc
llaJ.lroad I
JU.SO 2XCBPT that port1.on descnbc.d 1.n deed to The CJ.ty of Eugene, recorded in
lIock 359, Page. 285, Lane Count.y oregon Deed Recorc1sr
ALSO E'XCEPT beqi:cning a.t il point w}-~c~ is lSB9 4.., feet South and 1327 33 feet
Ea.st of tne Southwest corner of Section ~9. TOwns~P ~7 South, Range 2 West.
NJ.llamctte Her1.d1.an, Lane county. Oregon~ said point also be1.ng oppo81te and
20 feet Easterly fTDm Stat1.Dn 39+59 43 P 0 S T , sa1d Stat10n being in the
center line of the old route of County Road No 142-5 (formerly 8153), thence
South 0 11' West lBJ 75 feet to the ~tersection with the Northerly Ra1.lroad
Righ~ of Way l~e, ~ence South 64. 45' West l~7 33 feet, thence South 79 30'
Weal 4B 17 teet to tb.e J..Ilte.J:'sectioIl of scu.d R.a.uroad lUght of Way l1.ne with
the Southerly IUght of way lJ.ne of the relocated Bal.d County Road No 742-5,
thence along the arc of a J16 4B foot rBd1.us curve left (the chord of which
~bearB North 39 0)1 1S' East 261 BJ feet) a distance a! 26~ 54 feet to the
plac~ of beglnning, in LAne COunty, Oregon,
A1~O nxc~PT that port~Dn described ~n deed to Lane County recorded October 19.
~95S, Recept~cn No &8852, Lane county Oregon Dee~ Records,
ALSO EXCEPT tbat portJ.on dcsr;ribe.d in deed to Lane CCUhty recorded January 20.
1986. Reception ~o 860221i, Lane County Off~c~al Recorda,
ALSO EXCEPT that portion descr1.bed in that Deed to willamnlane Park and
Recreation Distr~ct recorded December 4. 1992, Reccpt10n No 92687(9, and
COr%ection need recorded February 9, 1~93, Reception No 930StES. Lane County
Offlclal ~ecords,
ALSO EXCBPT thut port.on deacrloed ~n Exhiblt A of that Deed Lc the City of
Spr1.ngfield, recorded September 22, 1993, ReceptJ.on No 93&0016, Lane County
OfflC1.al aecor~
lILSO EXc:EP'l' Marcola
S11dea 897, 898 and
276 N W HIck." Street. r 0
Road Industr~al Pa~, aa platted and recorded J.e Pile
899. Lane County plat Rccords, Lane County. Oregoc
75,
Page 2 of 2
Sox 725 . Albany, OR 97321 . (541) 92&-25&3 . Fax (541) 967-3458
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ORDINANCE NO 6196 (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 Spnngfield Development Code sets forth procedures for Springfield
ZOning Map amendments, and
WHEREAS, on September 29, 2006, the applicant Initiated the folloWln9 Spnngfield ZOning Map
amendment
Rezone 56 acres of land from Campus Industnalto 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 17-02-30-00 and Tax lot 02300, Assessor's Map 17-03-
.2!l-11, and
:1.5 al~P-
WHEREAS, on January 9,2007, staff determined to conSider the application to be complete, and
WHEREAS, on March 14, 2007, the applicant held a neighborhood meeting to explain the
proposed development to the nearby residents and
WHEREAS, on March 27, 2007, the Spnngfield Planning Commission held a work session and a
public heanng to accept tesllmony 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
wntten record open until Apnl 3, 2007, allow rebuttal by the applicant and staff by April 1 0, 2007, and to
reconvene on Apn117, 2007 to deliberate and make their decIsion, and
WHEREAS, on Apn117, 2007, the Springfield Planning Commission accepted the wntten
matenals 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 A request was made to
hold the written record open for 7 days The City Council closed the public heanng and voted to hold the
wntten record open until May 14, 2007, allow rebuttal by any person submitting wntten matenals by May
21,2007, allow rebuttal by the applicant by May 29,2007, and to reconvene on June 18,2007 to conSider
the wntten matenals and deliberate
WHEREAS, on June 18, 2007, the Spnngfield City Council conSidered the additional wntten
tesllmony and IS now ready to take action on thiS proposal based upon the above recommendallon and
the eVidence and testimony In the entire record In the matter of adopllng thiS Ordinance amending the
Spnngfield ZOning Map
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 Springfield Planning Commission and City Council added the follOWing
Conditions of approval as allowed under SDC 12 040
~
Condition of ADDroval #1
The submittal and approval of a Master Plan application pnor to any development on the
subject site shall be required
Condition of ADD.oval #2
Submittal of documentation from the Department of State Lands and/or the Army Corps
of Engineers with the Master Plan application demonstrating the eXisting drainage ditch IS
not a regulated watercourse/ wetland, and If necessary, submittal of a wetland delineation
for other wetlands that may be on the subject site
Condition of ADDroval #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 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 conditions referencing "Phase 1" must be Incorporated Into
proposed Master Plan Phase 1 development
Condition of ADDroval #4
Submittal of a Master Plan application that addresses compliance with the Dnnklng Water
Overlay DiStnct standards In SDC Article 17 and how these regulations will be applied for
each proposed phase
Condition of ADDroval #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 explanabon of any coordination efforts WIth Wlllamalane concerning the timing and
development of the future park
Condition of ADD.oval #6
Submittal of a Master Plan application that addresses coordlnalion with EWEB to
determine If any easements are reqUired In order to cross the EWEB Bike Path to access
the future park
CondItion of ADD.oval #7
Submittal of a Master Plan application that shows the proposed home Improvement
center bUilding extenor deSign SImilar to the eXisting bUilding In Scottsdale, Anzona as
depicted In the photographs of the extenor of the Scottsdale Center In the record, or a
bUilding deSign that compiles With the current bUilding deSign standards In SDC Article 21
Condition of ADD.oval #8
Submittal of a Master Plan appllcabon that demonstrates that reSidential development Will
occur at not less than 12 dwelling 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/Eugene-Spnngfield Highway Intersection
The Intent of this condition IS to have the applicant demonstrate to ODOT that the
proposed mlllgatlon IS feasible from an englneenng perspective and will be constructed
on a schedule that 's acceptable to ODOT Provided that construction of the proposed
mlllgatlon IS determined to be feasible, then dunng Master Plan review and approval a
condition shall be applied reqUlnng the mitigation 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"
shall be required In order to comply With SDC Section 37 030(12) The Intent of thiS
condition IS to
a) Address the "Internal tnp" Issue by reqUlnng a certain percentage of the residential
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 '
Condltoon of Aoomval #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 shall be required as part
of Phase 1
Condotoon of Aooroval #13
Submittal of a Master Plan application that shows proposed connecllvlty between the
residential and commercial development areas
CondItIon of Aooroval #14
The Master Plan shall be submitted within one year of the City Council approval of these
applications
SectIon 3 The Spnngfield Zoning Map IS hereby amended from Campus Industnal to
Community Commercial, Medium DenSity Resldenllal, and Mixed Use Commercial, as more
particularly descnbed In Exhibit A and Incorporated herein by reference
SectIon 4 The legal descnptlon of the entire property IS speCified In Exhibit B The
proposed zOning IS shown on the map In Exhibit C The precise boundanes of the zOning dlstncts
descnbed In Exhibit A shall be determined as a condition of approval of the reqUired Master Plan
ADOPTED by the Common Council of the City of Spnngfield by a vote of ~ for and ..L..
against, this 18th day of June ,2007
APPROVED by the Mayor of the City of Spnngfield, this 18tldayof June ,2007
ATTEST ~~
(tJ~TJ~
City Recorder
. t 1:!. I' ~lI:'QO'tC~~
, n I'f)""
~O'>~r'.\...J L.vo.\M,
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"::ICE OF CITY ATIORNEY
ATTACHMENT 1
STAFF REPORT, FINDINGS AND ORDER
CITY OF SPRINGFIELD, DEVELOPMENT SERVICES DEPARTMENT
I Applicant
Satre AssocIates PC, Applicant, representing SC Spnngfield, LLC
Requests ThIs IS a consolidated staff report for amendments to the
Metro Plan diagram and the Springfield ZOning Map These
applicatIons Involve 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)
1 The Metro Plan DIagram Amendment proposes to change the
Campus Industnal portIon of the subject sIte to
CommerclallNodal Development Area, Community CommerCIal
and MedIum Density ReSIdentIal/Nodal Development Area The
net effect on desIgnated areas WIll be as shown below
EXIsting and Proposed Plan DesignatIons
Acres
EXlsllng Proposed
357 547
86 196
00 26
560 00
1003 1003
00 807
Plan DesIgnation
Medium Density Resldenllal/ND
CommerCial
CommerclallND
Camous Industnal
Total
IND Nodal Development Area Overlay
%Change
53%'
128%
n/a
-100%
Springfield Zoning Map Amendment Case Number ZON 2006-
00054 proposes to change the zOning from Campus Industnal to
Industnalto Community CommerCIal, MIxed Use CommerCIal
and MedIum DensIty ReSidential The net effect on zOning WIll
be as shown below
2
EXIsting and Proposed Zoning
Zonong Dlstnct
MedIum Density Resldenllal
Community CommerCIal
Mixed-Use CommerCial
Camous Industnal
Acres
EXisting Proposed
35 7 54 7
86 196
00 260
560 00
Total 1003 1003
EXHIBIT A - PAGE 1
%Change
53%
128%
n/a
-100%
Case Numbers
LRP 2006-00027
ZON 2006-00054
Procedure Type
Type IV - Metro Plan
dIagram amendment
QuaSI-JudICIal zone
change raIsed to a Type
IV procedure
VICINITY MAP
II EXECUTIVE SUMMARY
The applicant IS proposmg to amend the Metro Plan diagram from Campus Industnal (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 mcludes 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 mclude a Master Plan for the entire site which Will address phasmg 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
unW these applications are approved The applicant has Included a 'Prelimlnary Plan illustration" (see
Attachment 4) that IS Intended 10 be II depiction of the fulure 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
Prellmmary Plan illustration mcludes elements consistent with nodal deSignation The proposed
development will Include deSign elements that support pedestrian environments and encourage transit
use, walkmg and bicycling, a transit stop which IS within walking distance (generally'!. mile) of anywhere
In the node, mixed uses so that services are available wlthm walking distance, public spaces, such as
parks, public and pnvate open space, and public facilities, that can be reached without dnvmg, and a mix
EXHIBIT A - PAGE 2
of housing types and resldenbal 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 applicallon showed a "piece-meal" developmem proposal without a comprehensive development
proposal for the entire 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 deSignation and zOning
The "Pierce" property has been marketed as an industrial site for many years Various characteristics of
the site as well as changing market forces have worked against the development of the site The
proximity of the Kingsford Charcoal plant and potential Vibration from the nearby rail spur has
dIScouraged high-tech development of the site Market forces are affecting the types of development that
are attracted to campus industrial sites Of the many employers located In the City'S other Campus
Industrial site (Gateway), only one, Shorewood Packaging, IS a manufacturing use
The Justification 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 Addlllonallnformatlon 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 g, "Economic Development", and 2) State-wide Planning Goal 12, "Transportallon" are
essential and therefore, are speCifically discussed In this executive summary
Comolianr.e With St~tA-wlrle Plannln0 Goo.1 9 "Economic Develooment".
The Home Depot Metro Plan diagram amendmenVzone change application (2001) proposed to change
7 79 acres from Campus Industrial to Community Commercial leaving approximately 48 acres of CI
deSignated and zoned land There was Significant neighborhood OppOSition to the development but the
request was denied by the City Council for the follOWing reasons
1) The reduction of the Clland use deSignation and the variety of high tech manufacturing sector family
wage Jobs that might be lost as a result, and the fact that the CI deslgnallon was one of the City'S
smallest Inventories and could not eaSily replaced because the "high tech" Industry demands large,
constraint-free campus-llke settings
2) The apparent inconsistency of the Home Depot proposal With the Intent of Policy 12 of the Economic
Element of the Metro Plan, which states "Discourage future Metropolitan Area General Plan
amendments that would change development ready lands (Sites defined as shoTt-tenn m the
metropolitan Industnal Lands Special Study, 1991) to non-mdustnal deslgnatJons "
3) The then recently adopted Springfield Commercial Lands Study conclUSions were used as a
substantial Justification for the proposal The fact that there was a shortage of vacant, developable
commercial land In 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 ciled above are stili applicable and have been addressed by the applicant and staff's fi'1dlngs
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 primary 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 StateWide Planning Goal g,
EXHIBIT A - PAGE 3
Metro Plan policies and adopted land inventories that Campus Industnalland 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 Industnalland while uSing somewhat dated commercial and Industnalland
surveys
Com alia nee with Stat....wlde Plan nino Goal 12 "Trans~ortatlon"
The applicant submitted Informal1on requesting a "tnp cap" which can be Implemented via a "Trip
Momtonng Plan" to demonstrate compliance with Goal 12 and which argues In favor of mixed use
development within a potenl1al nodal development area
1) The Oregon Transportation Planmng Rule requires metropolitan areas with populations under one
million to plan for a 5 percent per capita reducl10n 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 altern alive strategy to meet the VMT standard The
City Council selected and adopted the Nodal Development Area concept after reviewing a prelimInary
assessment of several potenl1al Nodal Development Area sites In 2003 (78 In Rlverbend, 8A In
Glenwood, 88 In Downtown Springfield, 9A In Mohawk, and 9H and 9J In Natron) Last year, a
prevIous Metro Plan dlagram/Zomng Map amendment application Imtlated a portion of Proposed
Nodal Development Area 9C at 30'" and Main Streets The TransPlan Potential Nodal Development
Areas map shows that the subject site IS within the boundary of Proposed Nodal Development Area
7C Area 7C has not been "offiCially" approved by the City CounCil Upon approval, these applications
Will add approximately 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 Transportal1on Planning
Rule The trip cap establishes a "worst case" scenario for tripS generated by the current zomng for the
entire Site, In thiS case CI, MDR and CC Trips 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 condll1oned, by Gary McKenney, Spnngfield Transportal1on Planmng Engineer and Ed Moore from
the Oregon Department of Transportation's Springfield office (see Attachment 5)
L.!!. STAFF/APPLICANT HISTORY
DUring the early stages of thiS development proposal, representatives of the current property owners (SC
Spnngfield LLC who purchased It In 2006 from the Pierce Trust) had several meetings with City staff
before applYing for a Development Issues Meeting (ZON 2005-00028) 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 Stal10n development) for a peer
review of the application, which occurred In July, 2006 Crandall Arambula listed 6 suggestions 1)
Relocate and redeSign Main Street Retail, 2) Reconfigure the home Improvement center Site, 3) Include a
park as a focus and active recreation amemty for new residential development, 4) Include an off-street
pedestrian and bicycle trail system to prOVide safe and convement access to "destinations" and
"attractions" on and off the project Site, 5) Make the residential street configural1on pedestnan friendly,
and 6) The reSidential bUildings need a tranSition between the publiC and private realm All but one of
Crandall Arambula's suggesl10ns (the reorientation of the home Improvement center from east-west to
north-south due to a 42" samtary sewer line) has been Incorporated Into the Preliminary Plan illustration
(see Attachment 4) The Pre-Application Report application IS on hold until these applications are
approved Satre AsSOCiates submitted these applications on September 29, 2006 These applications
EXHIBIT A - PAGE 4
were determined to be Incomplete and staff met with Satre ASSOCiates on October 24, 2006 to diSCUSS the
completeness Issue The addltJonal 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 Industnal dlstncts because It
would create "de facto mixed use dlstncts" The applicant onglnally proposed that the
approximately 14 acre home Improvement center site be deSignated and zoned Light-Medium
Industnal (LMI) based on a recent Planmng Commission interpretation allowing this use In the
City'S LMI, Heavy Industnal (HI) and SpeCial Heavy Industnal (SHI) zoning dlstncts 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 Dlstnct, It can go
Into the Community Commercial Olstnct 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 deslgnal10n and
zonmg to CC due to Issues raised by OLCO Fmally staff met With OLCO representative Marguente
Nabeta and the applicant to review OLCO comments made on March 12, 2007 (see Attachment 6)
Addll1onallnformatlon has been added Into thiS staff report (The Goal 9 response was reVised dated
March 17, 2007) andlor Will be submitted pnor to the pUblic heanng
I !!l PROPERTY DESCRIPTIONILAND USE HISTORY
Pronertv DescrlOhon and EXlsttna ConditIOns
The subject site IS located north of Marcola Road, west of 31" Street, east Mohawk Marketplace
Shopping Center and south of the EWES bike path and IS 100 3 acres In size The applicant has
submitted the follOWing Information
"Sublect Site
The subject site has been used for a vanety of agncultural uses It IS currenily vacant, With the exception
of a small mdustnal bUlldmg to the south of the subject site The Spnngfield CTty Limits abuts the subject
sIte on small portions on the west and northeast Tax Lot 2300 IS partially developed wlfh a vacant
mdustnal bUlldmg Tax Lot 2300 was platted m 1994 as Parcel 3 of land partlflon plat 94-P0491 A
property Ime adjustment was recorded With Lane County In 1997 affectmg the common boundary
between Parcels 2 and 3 of Land Partition Plat 94-P0491 m so domg completmg the current configuration
ofthe subject site (City of Spnngfield file# 97-02-029) Tax Lot 1800 IS vacant A stann dramage faCIlity
runs through the center of the subject slfe runnmg east to west The storm dramage facility IS proposed to
be enhanced through the process of development of the subject site The site IS located outSIde of both
the 100-year flood and SOO-year flood areas (see Exhibit 7, FIRM Map 41039C11S3F)
AddJtfOnal detail on ad/Beenf uses IS as follows
North The property to the north of the subject site IS separated by an EWEB utliJty 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 1S00 and 2300), Bnggs Middle School and Yolanda Elementary (Tax Lots
2200 and 3002) and Single famIly reSidentIal properties The properties to the Immediate north are zoned
MedIUm-DenSity ReSidential With PubliC Land and Open Space zonrng on the School and part of the
Wlllamalane and EWEB properties
West The property to the west IS zoned and developed wlfh low-denSity smgle-famlly reSidential
dwellmgs
Southwest The property to the southwest IS zoned CommunTty CommercIal and IS developed With a
vanety of retail commercial uses mc/udmg a grocery store and a bank
EXHIBIT A - PAGE 5
South The property to the south IS zoned and developed with low-denslty single-family resIdential
dwellings
Southeast To the southeast are properties that are zoned for ught.Medlum Industnal (across North 2Ft'
Street) and Heavy Industnal (across Marcola Road) Several of these properties are currently developed
with Industnal uses
East To the east (across North 2Ft' Street) are properties zoned and developed with low-denslty slngle-
family residential dwellings "
land Use Hlstorv
Staff has prepared the following abbreviated land use history which IS discussed here for two reasons 1)
It establishes the eXisting plan designation and ZOning acreages, and 2) It lists the Home Depot
applications which were d~nled, an Issue that has a direct bearing on the proposed applications
The "Pierce" property originally stretched from 191h Street to 31 ~ Street and beyond to the base of Moe
Mountain, and from Marcola Road to Briggs Middle School, north of the EWEB Bike Path Since the
.P,erce" property was annexed In 1 975, there have been approximately 40 plan deslgnatlon/zonlng 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 191h Street and Marcola Road eastward a distance of approximately 1350 feet, 48 7
acres of Medium Density ReSidential. 594 acres of Special llghtlndustnal (now Campus Industrial), and
25 acres of lIght-Medium Industnal (located east of the subject site) There was 175 acres of low
Density Resldenlial 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'
b) The creation of a new street to smooth th~ transItion between 281h and 31" Streets %~
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 Industrial 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
Willamalane's Park and Recrealion ComprehenSive Plan as a proposed Neighborhood Park See
also the diSCUSSion under State-wide Planning Goal 8
The Pierce Trust dedicated the nght-of-way and the 281h 131" 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 Potenbal Nodal Development Area
7C
95-02-036 ThiS City Inlbated Metro Plan amendment and Zone Changes elimmated Inconsistencies
between the zOning approved by Ordmance 5160 and the updated 1987 Metro Plan dIagram Ordinance
5785 was adopted by the City CounCil on May 15, 1995 ThiS apphcabon also
a) Added 5 acres of Community Commercial zOning along Marcola Road, taken from the Medium
DenSity ReSidential zOning,
EXHIBIT A - PAGE 6
b) Changed the Low Density Residential/Medium Density Residential zoning shown In Atlee 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 time
(see 96-10-208)
Ordinance 5785 also required specific landscaped buffer areas applicable to all future development
96-10-208 This City Initiated Metro Plan Amendment and applicantlnttlated Zone Changes application
eliminated additional zoning and plan diagram Inconsistencies The zone changes were from
a) Commumty Commercial to Medium Density Residential for 1 28 acres (extending the residential
zontng to the south) so that the northern boundary of the commercial zontng would be located within
a 20 foot-wide samtary sewer easement, and
b) Campus Industnal to Community Commercial for 1 28 acres (extending the commercial zoning east)
to keep the commercial zontng at the same acreage The zone changes were approved by the
Planntng Commission on February 19, 1997
The Metro Plan diagram amendment was from Heavy Industnal to Light-Medium Industnal for 11 5 acres
located east of the 28"'/31" Street connector and north of Marcola Road Ordinance 5851 was approved
by the City CounCil on April 7, 1997 (Note these 11 5 acres IS outside of the boundary of the subject
property)
97 ~2~29 ThiS Property Line Adjustment moved the common property line of Parcels 2 and 3 of Partition
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 Apnl 3, 1997
The current acreages are as follows 1) Communtty Commercial 8 8 acres, 2) Campus Industnal 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 Industnalto Commumty 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 dented thiS application, those applicatIons were dented also
IIV APPLICATION TEAM
Owner/Applicant
SC Spnngfield, LLC
5440 LOUIe Lane, SUite 102
Reno, Nevada 89511
Alln Jeff Belle
The property owner has put together the following development team
Project Developer
The Martin Company
PO Box 1482
Albany, Oregon 97321
Alln Bob Martin
EXHIBIT A - PAGE 7
PlannerlLandscape Architect
Satre Associates, P C
Planners, Landscape Architects and Environmental Specialists
132 East Broadway, SUIte 536
Eugene, Oregon 97401
Attn Richard M Satre, ASLA, AICP
Architect
Waterbury Shugar Architecture LLC
225 West 5th Avenue
Eugene, Oregon 97401
Attn Richard Shu9ar, AlA
CIvil En91neerlSurveyor
K & D Engineering, Inc
PO Box 725
Albany, Oregon 97321
Attn Dan Watson, PE
Transportation Engineer
Access Englneenng, LLC
134 East 13"' Avenue, Surte 2
Eugene, Oregon 97401
Attn Mike Welshar, PE
-l V PROPOSED DEVELOPMENT
The applicant states that "This PAPA, submitted concurrently wllh the zone change application, IS In
preparation for appropnate land use permll applications to construct a mixed-use reSidential, and
commercial development as descnbed herein The appropnate land use pennll applications Include [but
are not limited to] Master Plan Review and Traffic Impact AnalYSIS ReView
Although applications for Master Plan, SubdiVISion and 51te Plan approvals would be premature at hiS
time, elements of the anticipated Preliminary Plan illustration are matenal to the current application To
proVide speCific Infonnatlon about the Intended mixed-use development and ItS relevance to the current
application, a Preliminary Plan illustration has been submrtted as [Attachment 41 and as descnbed below
The Villages at Marcola Meadows IS a proposed mixed-use development compnsed of residential,
office and retail Villages ReferenCing the dramatic wooded backdrop of the Coburg and Marco/a hills to
the north, and the large plane of valley floor meadow on slle, Marcola Meadows has been conceived to
blend In With thiS overall setting while creating a bndge and supportive tranSition In the scale and intensity
of larger commerCial uses to the south wllh qUiet residential neighborhoods to the north Within Marcola
Meadows a sUite of eight Villages will eXist Four residential Villages compnsed of Single family homes,
apartment homes, townhomes and an assisted lIVing facl/lIy wllh senior cottages Will occupy the northern
extent of the Site, buffenng eXisting reSidential developments to the northwest, north, and northeast One
office Village, consisting of profeSSional offices, Will occupy the southeast area Three retail Villages,
general retail, neighborhood retail, main street retail Will face 28'" Street and Marco/a Road Each of the
Villages IS envISioned to be unique, yet part of the whole The overall Meadows theme Will appear
throughout. With the use of meandenng waterways, native plans and generous open space Wllhln each
Village, Pacific Northwest deSign aesthetiC will prevail, supported wllh the generous use of stone, wood
and steel Marcola Meadows Will not only be a great place to call home, but an exclllng place to shop,
with specialty retail shops and unique dining venues Stores Will have welcoming front doors, large
Windows and high ceilings, 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 community will be connected With all-weather multi-use off street pathways It Will be convenient,
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 cOmmUnities, lighting, bndges, seating, and overlooks to support
EXHmlT A - PAGE 8
walkmg and relaxmg It Will be a healthy place, WITh ample use of oxygen-generatmg trees to cleanse the
aIr, catch the wmd and cool the temperature It Will be an envIronmental place, ut,lizmg a network of
bloswales, shallow seasonal ponds, and a meandanng dramageway to capture and cleanse stormwater
In all, The Villages at Marcola Meadows WIll not only be a great additIon to the commumty but a wise use
of land and smart approach to design'
I VI TYPE OF METRO PLAN AMENDME_tiTrTHE ZONING MAP AMENDMENT AS A..TYPE IV REVIEW
1) ThiS Metro Plan diagram amendment application Involves the site-specific amendment of the Metro
Plan diagram from Campus Industrial to Campus Industrial portion of the subject site (currently 56
acres) to CommerclaVNodal Development Area, Community Commercial and Medium DenSity
Residential/Nodal Development Area ThiS Metro Plan amendment,s a Type II amendment as
defined In SDC Section 7 030 because It does not have "reglonallmpacr by
"(a) Changing the urban growth or theJunsdlctlonal boundary of the Metro Plan because the
subject site IS Within the CIty lImIts,
(b) Requmng an exception to a State-wIde goal, and
(c) Requlnng a non-sIte speCIfic amendment of the Metro Plan text."
ThiS Metro Plan amendment IS a Type II amendment as defined In SDC Section 7 030 because It IS a
site speCific diagram amendment, not a speCific text amendment
"(a) Amendment of the Metro Plan diagram, and
(b) Is a sIte speCIfic text amendment"
2) SDC 12020(1 )(a)1 states ", Zoning Map amendments shall be reviewed as follows
(a) LegislatIve Zoning Map amendments Involve broad publIC polICY deCISIons that apply to other
than an mdlvldual property owner, generally affecting a large area and/or reqUire a concurrent
Metro Plan dIagram amendment as speCIfIed In Article 7 of thIS Code LegIslatIVe Zoning Map
amendments shall be reviewed uSing Type IV procedure
1 Metro Plan dIagram amendment deteml/natlon An amendment to the Metro Plan dIagram shall
be reqUlrecl,f the proposed Zoning Map amendment IS not consIstent WIth the Metro Plan
dIagram Both amendments may be processed concurrently"
The applicant has submitted the Zoning Map amendment application concurrently With the Type II Metro
Plan diagram amendment application
Type of Metro Plan Amendment ConclUSIon and Finding'
Springfield IS the "home City" for thIS proposal because the subject site IS located Within 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
I VII PROCEDURAL RE.~l!IREMENTS
Procedural reqUirements for Metro Plan diagram amendments are descnbed In SDC Article 7, Springfield
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 Cltlzen 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
EXHIBIT A - PAGE 9
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 14 030(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 heanng In addition, notice IS required to be mailed to all property owners and occupants Within 300
feet of the subject site
The applicant submitted applications that have Similar cntena of approval Where the applicant's
submittal responds to a Similar crltenon IS used In another application, staff Will reference the location of
that response Where the applicant's subrTlIttal responds to a crltenon that IS not used In another
application, staff Will address that response as such
Procedural ReaUlrement ConclUSion and Flndmos
Satre ASSOCiates, representing SC Spnngfield. LLC has Imtlated 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
(DLeD) on February e, 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
heanng as required by ORS 197610 Due to the applicant's deCISion to change the originally proposed
LMI deSignation and zomng 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
Notice of the public hearings cong>rmng 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 concermng these
applications was published on March 16, 2007 In the Register Guard These notices advertised both the
heanng before the Spnngfield Planning Commission on March 27, 2007 and the City Council on April 16,
2007 The content of the notJces followed the direction given In SDC Section 14 030(2) for legislative
actions and the direction given," ORS 227 186
Procedural reqUirements descnbed In SDC Articles 7.12 and 14 have been followed as well as notJee
reqUirements established by DLCD for legislative applications
I VIII DECISION CRITERIA AND FINDINGS
The Metro Plan diagram and Zomng Map amendments have been combined Into one staff report for ease
of review Both applications have criteria reqUiring consistency With State-wide Planning Goals and Metro
Plan pohcles Rather than repeat these cntena for each apphcatlon, they Will be addressed only once and
then referenced where appropriate Cntena that are different Will be addressed separately, the end result
Will be that all apphcable crltena Will have been addressed and findings prepared
!IX METRO PLAN AMENDMENT CRITERA AND FINDING~
ArlIcle 7 descnbes the erltena to be used In approving a Type II Metro Plan amendment SDC Secbon
7070(3) states that "The fallOWing cntena shall be applied by the City Council In approving or
denYing a Metro Plan amendment application (a) The amendment must be consistent With the
relevant statewide planmng goals adopted by the Land Conservation and Development
EXHIBIT A - PAGE 10
CommiSSion, and (b) Adoption ofthe amendment must not make the Metro Plan Internally
inconsistent"
I SDC Secbon 7 070(3) uta) The amendment must be consistent with the relevant statewide planning I
floals adopted bIt the Land Conservatton and Development Commission, and"
GOAL 1 CITIZEN INVOLVEMENT
"To develop a citIzen Involvement program that Insures the opportUnity for citizens to be Involved
In all phases of the planning process"
Aoolicant's Submittal
The City of Spnngfield has an acknowledged cItizen mvolvement program and an acknowledged process
expressed 10 the Spnngfield Development Code for secunng cdrzen mput on all proposed zone map
amendments It msures the opporlundy for Citizens to be mvolved 10 all phases of the plannmg process
and sets out reqUirements for such mvolvement The amendments proposed do not amend the
acknowledged cdlzen mvolvement program The process for adoptmg these amendments compIles wdh
the reqUirements of the CItizen mvolvement provISIons
The Metro Plan contams an acknowledged CItizen mvolvement program satlsfymg Goal 1 The cdlzen
mvolvement program IS m Metro Plan Chapter III, pp III-K-1 to III-K-4 The proposed amendment
compiles wdh and does not affect or amend the CItizen mvolvement element 10 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 m SDC 3100(1) through (7), WhiCh, along With
the remamder of the Code and WIth State-wide Goals and state statutes, proVide the proVISIons for CItIzen
mvolvement
The City'S acknowledged program for CitIzen mvolvement, mcludmg public notice, public heanngs at the
level of the plannmg commiSSion and city council, notmcal/on of deCISion and notmcatlon of the nght of
appeal, provides CItizens the opportUnity to revIew and make recommendal/ons 10 wntten and oral
testImony on the proposed amendments to the Metro Plan Diagram and on the proposed zone map
amendment These acknowledged citizen mvolvement proViSIons afford ample opporlundy for Citizen
mvolvement consIstent wdh Goal 1
For the reasons cded, mcludmg the Metro Plan's and the City of Spnngfield's acknowledged programs for
Citizen Involvement, the amendment IS consIstent WIth Goal 1 '
Staff's ReSDonse
Staff concurs With the applicant's submittal Goal 1 reqUIres a cllizen Involvement program The applicant
has deSCribed that program above and staff concurs WIth that dISCUSSIon Combined Metro Plan dIagram
and Zo",ng Map amendments reqUIre an I",lial publIC hearing before the Planning CommIssIon and a
legIslatIve public hearing before the CIty CounCil DLCD and neIghborhood notIce of these heanngs,
IncludIng local JUrisdIctIon referral was prOVIded as deSCribed In Seclion VI (Procedural Proceedings) of
thIS staff report
In addItion, the applicant held a neighborhood meeting on March 14, 2007 The applicant maIled notIce of
thIS meeting to all property owners Within 300 feet of the subject site (the same notice area as mandated
to the City by the State), IndiViduals on staffs Interested persons list, and to affected public agencIes
ApprOXimately 40 people attended
Staff Flnd.nq
These applications comply With Goal 1 because they are being reVIewed under an acknowledged Citizen
Involvement program and public notice procedures were complied With
EXHIBIT A - PAGE 11
GOAL 2 LAND USE PLANNING
"To establIsh a land use plannmg process and pol/cy framework as a basIs for all decIsion and
actions related to use of land and to assure an adequate factual base for such decIsIOns and
actIons"
Aoollcant's SubmIttal'
-
"Goal 2 reqUires that plans be coordinated wIth the plans of affected governmental umts and that
opportunItIes be provIded for reVIew and comment by affected governmental unIts In order to comply wIth
the Goal 2 coordinatIon reqUirement, the CIty will be responsIble for coordinating the adoptIon of thIS
amendment by provIding notIce to all affected governmental 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 Springfield Code. and the State-wIde
Planmng 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 Resoonse
Staff concurs With the applicant's submittal On August 23, 1982, DLCD acknowledged that the Metro
Plan and the alllmplemenllng measures were found to be In compliance With the State-Wide Planmng
Goals pursuant to ORS 197 245 and 197 250 ThiS act established, for the Eugene-Springfield
metropolitan area and for Springfield In particular, a land use planning process and polley framework for
all deCISion and actions related to use of land and assurance for an actual factual base for such deCISions
and actions The Metro Plan has been amended several tImes since 1982 The SDC was adopted In
May 1986 and also has been amended several times The SDC Implements the poliCies and direction of
the Metro Plan
In addition, the Metro Plan and the SDC contam gUidelines and regulations for amendments, mcludlng
makmg a dlstmctlon between the "type" of Metro Plan amendment (either a "I" or a "II"), who mayor must
parltclpate 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, vanous adopted refinement plans and specific area plans, including TransPlan, prOVide
more detailed direction for planmng under the umbrella of the Metro Plan TransPlan gUides regional
transportation system planmng 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 des/gnatlon to
the subject. Th/s land use deslgnatJon emphas/zes"_ a mIx of dIverse and compatJble land uses
and publIC and pnvate Improvements deSIgned to be pedestnan and transIt onented n The subject
site IS Within TransPlan Potential Nodal Development Area 7C (See the response to Goal 12)
As the heanng process evolves from the Planmng CommiSSion to the City Council, the record of the
heanngs Will Include all testimony and factual eVidence Intended to support the deCISion
Finally, the SDC requires affJrmatlVe findings In support of the applicable cntena In order to approve these
applications The application of the Implementing zoning dlstncts Will be consistent WIth the Metro Plan
diagram and any applicable Metro Plan text Citations of Metro Plan compliance are Included In thiS
report under cntenon SDC Section 7 070(3)(b)
EXHIBIT A - PAGE 12
Staff Flndlno
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 maintam agnculturallands "
Goal 3 defines "agricultural lands. by staling, In part, that they" do not mclude land wlthm
acknowledged urban growth boundanes 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 located within
the city limits of Spnngfield and does not affect land designated for agncultural use Therefore, Goal 3 IS
not applicable or relevant to the amendment"
Staffs ReSDonse
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 Flndlno
Goal 3 does not apply to these applications because the subject site IS wilhln 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 and 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 agnculture "
Aoohcant's Submittal"
"ThiS amendment IS for property located Within the City "mils of Spnngfield and does not affect land
deSIgnated for forest use Therefore, Goal 4 IS not applicable or relevant to 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 boundaries
Staff Flndmo.
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 hlstonc areas and open spaces "
EXHIBIT A - PAGE 13
Aoohcant's Submittal
"Pursuant of Goal 5, the CIty of Spnngfield has adopted the followmg documents
. Eugene-Spnngfield Metropolitan Area Generaf Plan, revised 2004
. City of Spnngfield, Local and NatIonal Wetlands Inventory Map, December 2005
. City of Spnngfield Natural Resource Study, adopted, November 2005
Oregon AdmInistratIve Rule 660-023-0250 establtshes the appltcablllty of Goal 5 rules to Post
Acknowledgement Plan Amendments (PAPA), and speCIfies certam procedures and reqUIrements for
local govemments to follow m the adoptIon or amendment of all plan or land use regulations pertammg to
Goal 5 resources The rule states
"(3) Local govemments are not 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"
(a) The PAPA creates or amends a resource Itst or a portion of an acknowledged plan or land use
regulatIon adopted m order to protect a Significant Goal 5 resource or to address speCific reqUIrements of
Goal 5,
(b) The PAPA allows new uses that could be confllctmg uses With a particular SIgnificant Goal 5 resource
site on an acknowledged resource Itst, or
(c) The PAPA amends an acknowledged UGB and factual mformatlon IS submitted demonstrating that a
resource Site, or the Impact areas of such a SIte, IS mcluded m the amended UGB area'
The followmg dISCUSSion Will demonstrate that the proposed PAPA does not raIse any Issues that would
reqUIre the CIty of Spnngfield to apply Goal 5
Firstly addressmg OAR 660-023-250(a) The changes sought by thiS applIcatIon do not create or amend a
resource lIst or any portIOn of an acknowledged plan or land use regulatIon adopted m order to protect a
SIgnificant Goal 5 resource on the subject site
~
Secondly addressmg OAR 660-023-250(b) The changes sought by thiS applIcation Will not allow new
uses that could conflIct WIth a SIgnificant Goal 5 resource site There are no Significant Goal 5 resources
on the sIte Itself None of the vanous studIes mventones, refinement plans, and faCilIties plans lIst thIS
speCific site as a Significant resource, apply a Goal 5 resource overlay, or otherwIse regulate or limit the
redevelopment of thiS site as a Goal 5 resource
There IS dramage ditch on the sIte that was mventoned and listed (M32) by the CIty of Sprmgfield Natural
Resource Study It was classified as a Low Quality Wetland and did not meet the SIgnificance cntena of
the Oregon Freshwater Wetland Assessment Methodology The closest Goal 5 resource Idenl1fied by the
City of Spnngfield Natural Resource Study IS the Irving Slough located approximately 550 feet to the east
It IS Itsted as both a High Quality Rlpanan Resource Site (S20 and S21) and a Moderate Qualtty 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 WIll not conflict WIth a Goal 5 resource
Lastly addreSSing 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 CIty
IS not reqUIred to apply Goal 5
Oregon AdminIstratIve Rule 660-023-0250 "Appltcab1llty' 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 ctrcumstances (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 of the three cIrcumstances are
-
EXHIBIT A - PAGE 14
raised by the proposed emendment, and therefore the amendment will not affect a Goal 5 resource The
City IS not reqUired to apply Goal 5 when consldenng the proposal The City of Spnngfield can find that
the action requested by thiS application IS consistent with State-wide Planning Goal 5 "
Staff's Resoonse
Staff concurs with the applicant's submittal Goal 5 proteclion 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
confllcling uses fully (OAR 660-016-0010) The City has an acknowledged hlstonc structures Inventory, a
local wetland Inventory and recently adopted a natural resources Inventory that considered uplands,
wildlife habitat and npanan cOrridors The subject site has been planned and zoned for intensIVe urban
development and use pnor to Metro Plan acknowledgement In 1982 (see Section II of thiS staff report,
Property Descrlptlon/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 dUring the Master Plan application process (a condllion of approval of
these applications)
Staff Fmdmo.
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 appllcalion 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 dunng the
Master Plan approval process The Metro Plan diagram and ZOning Map amendment appllcalions are
concurrent SDC Seclion 12040 gives the City authority to add conditions" as may be reasonably
necessary 10 order to allow the Zonmg Map amendment to be granted" The Master Plan application
process Will reqUire a public heanng and approval by the Planning CommiSSion ThiS note applies to all of
the additional condllions 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 watercoursel
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 RE:>OURCES QUALITY OAR 660-015-0000(6)
"To mamtam and Improve the quality of the air, water and land resources of the state"
Aoohcant's Submittal
"Nothmg 10 the proposal or the character of the site or potential uses mdlcates a future development that
would compromise aI(, water and land resources Future development of the site will be 10 conformance
With local, state and federal law mcludmg aspects of the Spnngfield Code As mdlcated 10 findmgs
_EXHIBIT A - PAGE 15
regardmg Goal 11, Incorporated herem by reference, options for accessmg or provldmg the necessary
urban servIces are available Therefore, the amendment IS consistent wrth Goal 6
Goal 6 reqUires all waste and process discharges from eX/stmg and future development to be consistent
with applicable state for federal envIronmental qual1ty statutes SpecIfically, It reqUires local governments
to establish that there IS a reasonable expectation that a proposed use WIll be m complIance w1/h the
applicable state and federal envIronmental quall/y standards (Fnends of the Applegate v Josephme
County, 44 Or LUBA)
There are three federal environmental quall/y acts relevant to State-wide Plannmg Goal 6 Clean Water,
Clean AIf, and the Resource Conservation and Recovery Acts' These acts are enforced by the
EnvIronmental Protection Agency (EPA) to mamtam alf, water, and land resource quality
The EPA delegates authonty to Oregon Department of EnVironmental Quality (DEQ) to enforce federal
erlvlronmental statutes m the State of Oregon (I e Clean AIf Act, Clean Water Act. and Resource
Conservation and Recovery Act) The DEQ admlmsters the federal statutes (acts) through the Oregon
Admm/stratlve Rules (OAR), Oregon Revised Statutes (ORS), and Department programs
The OARs regulate nOise control, groundwater qualIty proteclton, sol1d waste. hazardous waste
management, ambient alf quality standards, and transportation conforml/y The ORSs prOVIde procedures
for complrance w1/h sewage treatment and dIsposal systems. solid waste management, reuse and
recyclmg, hazardous waste and hazardous matenals, nOise control, and alf and water quality standards
At the local level, the Eugene-Spnngfield Metropolitan Area General Plan (Metro Plan) contams pol1cles
related to Goal 6 that mamtam alf. 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
urbamzatlon. flood control, urban storm runoff. recreatIon. and water quality along the Wlllamette and
McKenZie RIvers
C 26 Local governments shall contmue to mon1/or, to plan for. and to enforce appl1cable alf and water
quality standards and shall cooperate m meetmg appl1cable federal, state, and local alf and water quall/y
standards
-~
C 27 Local governments shall contmue to cooperate m developmg and Implementmg programs necessary
to meet alf quality standards ThIS effort should mclude but not be I1mlted to
a RevIew of all major publrc cap1/al expendIture projects for potential alf quality
Impacts
b IntegratIOn of alf qual1ty 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 the Central Lane Metropo/1/an Planmng Orgamzat/on 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 /he federal Transportation Equl/y Act for
the 21" Century (TEA 21), National Ambient AIf Qual1ty Standards. and the State of Oregon
Transportation Planmng Rule (TPR) AddItionally the RTP must demonstrate conSideration for system
preservatIon and effiCiency, energy conservation, and congestion rel1ef
I The Clean Water Act establ1shes the basiC regulatory struCture for regulatmg discharges of pollutants m the waters
of the Umted States The Clean Water Act IS unplemented through mdustry standards and requltements The Clean
AIt Act regulates alt emiSSIons from area, stattonary. and moblle sources This Act sets maximum pollutant
standards and dltects states to develop state unplementauon plans (SipS) applicable to ayy.vy"ate mdustnal sources
Fm.lly, the Resource Conservauon and Recovery Act controls hazardous waste from the "cradle,to,grave", wlllch
mcludes the generatIOn, transportauon, treatment, slorage, and disposal of hazardous waste This act also sets forth a
framework for the management of non-hazardous wastes
EXHIBIT A - PAGE 16
The proposed Post Acknowledgement Plan Amendment (PAPA) does not amend any of the RegIonal
TransportatIon Plan goals, objectIVes, or policIes Future land use plannmg applications (CondItIonal Use
Pemllt 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 Construction Permits for the
proposed parkmg facilItIes
In the Eugene-Spnngfield metropolttan area, Lane County, Lane CouncIl of Governments (MetropolItan
Plannmg Orgamzatlon), Lane RegIOnal AIr Pollution Agency, and the CIty of Eugene mamtam compliance
wIth DEO regulaflons by the followmg
. Lane County proVIdes residents wIth waste management servIces through a network of dIsposal
sItes The County's waste reductIon and recyclmg programs are managed to conserve resources and
prevent waste
. The Lane CouncIl of Governments proVIdes wastewater and stormwater systems, ground and surface
water, drmkmg water source assessment, watershed assessment studies and plannmg and protection
for the Eugene-Sprmgfield Metropolitan Area AddItionally, 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 Spnngfield PublIc Works Department mamtams water quality m the CIty through
metropolitan sewage stormwater treatment systems that are reqUIred to operate under specIfic
gUldelmes set forth by the DEO The City of Spnngfield also has design standards for wastewater and
stormwater collection systems m the CIty of Spnngfield Public Works, Standard 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 D/stncf, ArtIcle 27 - FP Floodplam Overlay Dlstnct, ArtIcle 32
- PublIC and Pnvate Improvements
~
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 al/ applicable local, state, and federal regulatIons that protect aIr, water and
land resources As mdlcated m findmgs regardmg Goal 11, mcorporated herem by reference, optIons for
accessmg or provldmg the necessary urban sefVIces are avaIlable Therefore the proposed amendments
are consistent with Goal 6
In addItion to the precedmg facts, the eVidence supports a reasonable expectatIon that future
development resultmg from the proposed PAPA Will be consistent With Goal 6 reqUIrements Therefore,
the City of Sprmgfield can reasonably expect that future development under the propos9d PAPA Will
comply With applicable stat" anJ federal enVIronmental quality standards The proposed PAPA IS
conslst9nt WIth Goal 6
Staff's Resoonse_
Staff concurs With the applicant's submittal The purpose of Goal 6 IS to Improve and maintain the quality
of the air, water and land resources of the state
EXHIBIT A - PAGE 17
The subject site IS located within Potenlial Nodal Area 7C as shown on the on the Potential Nodal
Development Area Map m TransPlan The proposed development Will Implement mlxed-use and nodal
development standards Intended to reduce automobile tnp frequency and duralion both on-site (between
the praposed community commercial services In the south and the propased medium density residential
areas m the narth of the subject site) and aff-slte (between the eXlstmg nearby residential development
and eXlsling Industrial uses, to the east and sauth of the subject site) The prapased development Will
also. allow higher density, transit supportive development that also prOVides opportunities far bicycle ar
pedestnan tnps both mternally and externally For these reasons the proposed develapment Will help
maintain the air resources af the state and Will not alter the environmental protections prOVided by the
Metro Plan for airborne discharges
The propased MUC portlan of the development Will require compliance With mixed use design standards
speCified In SDC Article 40 The proposed MDR portion of the develapment area Will require compliance
wrth design standards for Multi-Family development (apartments) and far Cluster Develapment (smgle-
family housing) m SDC Article 16 These deSign standards foster pedestnan safety and mfill develapment
Site dramage Issues Will be addressed dunng the Master Plan, Site Plan ReView and SubdiVISion
application review pracesses and thus Will be subject to. the development permlttmg and approval pracess
of the SDC, various bUlldmg safety codes and the Public Works DeSign Manual for on-site storm water
management, and other applicable state and federal regulations
Fmally, the City has an adopted dnnkmg water proteclion plan and overlay zone requmng observance of
certam development standards and prohlbllions of speCific chemicals and chemical storage The subject
site must comply With the Dnnklng Water Protection Overlay Dlstnct standards, regardless af plan
deSignation ar ZOf1!~g The "Pierce" wellhead protection area IS propased but has the same standmg as If
a well was already m place The City'S adopted wellhead protection map shows the proposed wellhead
on the WI llama lane Park and Recreation Dlstnct property outSide of the subject Site, narth of the EWEB
Bike Path Site speCific dnnklng water proteclion Issues are addressed dUring the application review
process (SDC Articles 17 Dnnklng Water Protection Overlay District and Article 31 Site Plan ReView)
These regulations espeCially apply to the proposed home Improvement center
Staff Fmdlno'
As condltlaned, these applications camply With Goal 6 because the PAPA Implements the Nodal
Development Area Metro Plan deslgnatlan and thereby TransPlan Patentlal Nadal Area 7C, and there are
regulations currently In place concerning stormwater management and protecling the City'S dnnklng 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 eXlsling dramage 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 Impravement center ThiS means that thiS
and all other conditions referencmg "Phase 1" must be mcorporated mto proposed Master Plan Phase 1
development
Condltlan of Aocroval #4
Submittal of a Master Plan application that addresses compliance With the Drinking Water Overlay Dlstnct
standards In SDC Article 17 and how these regulations Will be applied for each proposed phase
GOAL 7 AREAS SUBJECT TO NATURAL HAZARDS
"To. protect people and praperty from natural hazards ..
EXHIBIT A - PAGE 18
Aoohcant's SubmIttal
"Goal 7 reqUIres that development subject to damage or that could result In loss of life not be planned or
located In known areas of natural hazards and dIsasters WIthout 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/Springfield 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 subject site to be within a know hazards area The
proposed amendments do not affect any addItional geographIC area than the subject sIte, nor IS any
specific development proposed at this time In due tIme, future development of the subject site Will 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 Resoonse
Staff concurs With the apphcant's submittal Goal 7 IS Intended to minimiZe the nsk of hazards to human
health and the risk of loss of human life Goal 7 also Intends to minimiZe costs associated With
redeveloping after a natural disaster by restricting development In areas that are prone to natural
disasters and hazards Two primary areas of concern Involve development In the flood plain and on
steep slopes The subject site IS flat and IS not located Within a floodway
Staff Fmdmo.
These appilcahons comply wllh Goal 7 because It has been demonstrated that the subject site IS not
located Within an inventoried hazard area
GOAL 8 RECREATIONAL NEEDS
"To satisfy the recreational needs of the citizens of the state and VISitors and, where appropriate,
to proVide for the sltmg of necessary recreational faCilities mcludmg destmat/on resorts"
ADohcant's SubmIttal
"Regarding recreatIon, State-wIde Planning 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, facilitIes and opportumtles
1 In coordinatIon with pnvate enterpnse,
2 In appropnate proportions, and
3 In such quantity, quality and locations as IS consIstent With the availability of the resources to
meet such reqUIrements'
Pursuant to Goal 8 requ'rements, the CIty of Spnngfield and other local Junsdlctlons have developed the
followmg relevant plan documents
. Eugene-Spnngfield Metropolitan Area General Plan (Metro Plan), ReVised 2004
. Rivers to RIdges, Metropolitan RegIonal Parl<s and Open Space Study, 2003
. Lane County Parks Master Plan, 1980
. Willamalane 20-year Parl< and Recreation ComprehenSIVe Plan, 2004
EXHIBIT A - PAGE 19
The proposed Metro Plan Land Use DIagram amendment wIll not change the status of any recreation
area, facilIty or opportUnity that has been Inventoned and desIgnated by the Metro Plan or any other
relevant facllfty plans regarding recreatIonal needs None of the vanous studIes, Inventones, and faCIlItIes
plans have desIgnated the subject sIte for parks and open space In an adopted Inventory, declared It a
SIgnificant resource, or slated thIs pnvate/y owned property for acqUIsItIon
The Willama/ane Park and RecreatIon Dlstnct, responsIble for parks and recreatIon planning In the CIty of
Spnngfield, has developed the Wlllama/ane 20-year Parks and RecreatIon ComprehenSIve Plan The
City of Spnngfield has adopted thIs plan as a refinement of the Metro Plan The plan proposes a 5 5 acre
community park on two undeveloped parcels north of the subject sIte, between Bnggs Middle School and
the EWEB utll1ty easement (bIke path), and owned by the Willama/ane Parks and Recreation Dlstnct
The Wlllama/ane 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 Dlstnct and EWEB on future Improvements
to the P,erce property as a neIghborhood park and a waYSIde for the EWEB Blka Path' (pg A-46-7)
The Wlllamalane 20-year Parks and RecreatIon ComprehensIve Plan, 'Tab/e 1 Neighborhood Parks' Ifsts
actIon Items for neighborhood parks Action 1 4 suggests, 'InvestIgate axpanslon 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 illustration for the subject site Includes several pedestnan and bicycle connections to the
EWEB path and the proposed parks to the north The subject sIte Itself WIll Include extensIVe public open
spaces As a commenting agency, the Wlllamalane Parks and RecreatIon Dlstnct WIll have, through the
Preliminary Plan illustration and sIte plan review processes, the opportunity to coordinate plans wIth
future development
Rivers to RIdges, Metropolrtan RegIonal Parks and Open Space Study does not IdentIfy the subject sIte
as a resource The study maps the EWEB bIcycle path that borders the northern boundary of the subject
site as an element of the area's 'Major PubliC Parks and Open Space' However, thiS bicycle path IS
outSide the boundanes of the subject site
No part of the subject sIte IS deSignated by the Metro Plan as Parks and Open Space The Wlllama/ane
20-year Park and Recreation ComprehenSive Plan does not Identify the subject site as an 'existing park
and recreation resource' No acknowledged plan declares It a SIgnificant resource or slates thiS pnvately
owned property for acqUIsItIon Therefore, the proposed PAPA IS consistent WIth State-Wide Planning
Goal 8
-,
StafFs ReSDonse
Staff generally concurs With the applicant's submittal Wlllamalane Parks and Recreation District IS the
local agency responSible for park planning Within Springfield's City limits and Urban Growth Boundary
Wlllamalane's ComprehenSive Plan (WCP) was adopted by the City as the acknowledged Goal 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 EWES 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 pnvate provIsIon of
qualIty parks, urban plazas, trails, Imear parks, rooftop open space, and other amen/hes m pnvate
developments, where consIstent WIth the goals and standards of thiS Plan" (P 23)
On the Preliminary Plan 11Iustratlon, the applicant shows a proposed private park that Will serve the
reSidents of thiS development Off-street pedestrian walkways are also shown along the proposed water
feature that Will cross the subject site from east to west
EXHIBIT A - PAGE 20
The applicant states "None of the vanous studies, mventones, and facilities plans have designated the
subject site for parks and open space m an adopted mventory, declared It a significant resource, or slated
this pnvately owned property for acqUisItion" [and] "No acknowledged plan declares It a significant
resource or slates thiS pnvately owned property for acqUisition"
The applicant also states "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 Willamalane Parks and Recreation Dlstnct The Willamalane comprehensIVe plan refers to
these parcels as ~he Pierce property, ' donated m 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 Dlstnct and EWEB on future Improvements to the Pierce property as a neighborhood park and a
wayside for the EWEB Bike Path"
Staff would like to c1anfy the applicant's statements above by citing the following sections of the WCP
AZO 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,"
(P29)
Table 1 Neighborhood Parks lists
"ProJect 1 3 Yo/anda/Bnggs/Plerce School Park - Work WIth SD 19 to develop and develop a
school/park master plan for the PIerce property and adjacent Bnggs and Yolanda school grounds
that proVides for coordmated development and optimizes outdoor recreational facIlitIes" (P 40)
"ProJect 1 4 Pierce property ExpansIon - Investigate expansion of the park onto the vacant land to
the south" (P 40)
Dunng the approval process for these appllcabons, 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 reSidential and Wlllamalane park development occurs, reSidents will
need to cross the EWES faCility to utilize the park/recreation facilities The EWEB nght-of-way IS
approximately 60 feet-Wide and the eXisting bike/pedestrian path, Within that nght-of-way IS approximately
10 feet-Wide The Preliminary Plan illustration shows pedestnan connections from the subject site to the
blke/pedestnan path As part of the Master Plan and other reqUired land use applications, the applicant
Will be reqUired to obtain the necessary easements from EWES to allow reSidents of the proposed
development to cross their faCility
These applications can be conditioned to fully comply With Goal 8
Staff F.ndma
As conditioned, these applications comply With Goal 8 because In addition to pnvate on-site open space,
there are nearby park faCilities that can selVe future reSidential development
Condition of ADDroval #5
Submittal of a Master Plan application that addresses the relallonshlp 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 W,llamalane concermng the timing and development of the future park
EXHIBIT A - PAGE 21
Condition of AODroval #6
Submittal of a Master Plan apphcabon that addresses coordination with EWES to determine If any
easements are required In order to cross the EWES Bike Path to access the future park
GOAL 9 ECONOMIC DEVELOPMENT
"To provIde adequate opportunities throughout the state for a vanety of economIc actIvitIes vital
to the health, welfare, and prospenty of Oregon's citizens"
Note These apphcatlons were submitted to the City on September 29, 2006 The apphcantls uSing
eXisting, adopted land Inventones and supplemental land use Informalion to make the case for Goal 9
and related Goals (10) and (12)
AODhcant's Submittal
"'Resoonse
Statewide Planning Goal 9 _ Economy of the State, f9qUlres communitIes to Inventory, plan, and zone
enough commercial and Industna/land to support the diversification and Improvement of the economy
Pursuant to thiS, the City of Spnngfield has adopted the follOWing documents
Eugene-Spnngfield Metropolitan Af9a General Plan (Metro Plan), Revised 2004
Spnngfield CommercIal Lands Study, February 2000
Metropoltlan Industnal Lands SpeCial Study
Metropoltlan Industnal Lands Inventory Report, July 19S3
Metropolitan Industnal Lands Policy Report, July 1993
Also f9levant to thiS dISCUSSion af9 studies f9gardlng other stateWide planning goals These other
documents Include
Spnngfield Natural Resource Study Report, October 2005
Eugene-Spnngfield ResIdential Lands Study, 1999
The Metropolttan Industnal Lands SpeCial Study (MILSS) commenced In 1989 and produced two
documents, the Metropolitan Industnal Lands Inventory Report (MILlR) and the Metropoltlan Industnal
Lands PoliCY Report (MILPR) In 1995, the Spnngfield Commercial Lands Study (SCLS) was initiated
The City of Spnngfield adopted the study In 2000 and the Of9gon Department of Land ConselVatlon and
Development (DLCD) acknowledged the SCLS as a penodlc f9VleW task The study looked only at lands
wlthm Spnngfield's urban growth boundary and did not make changes to either the Metro Plan or the
Spnngfield Development Code However, as an area specific penodlc f9V1eW task, It updates the
"EconomIc Element" of the Metro Plan and mcludes findings, poliCIes and Implementation strategies
regardmg the supply of commercial lands
Because the proposed amendment would shdt land from Industnal to Commercial and ReSidential, the
two addItional documents listed above are relevant Findings of the Eugene-Spnngfiefd ReSidential Lands
Study were mcorporated mto the Metro Plan along With other penodlc f9V1eW amendments In the 2004
Update The Spnngfield Natural Resource Study Report (SNRS) updated mventones of ReSidential,
CommercIal, and Industnallands, and was acknowledged by_the DLCO m December 2006
Of9gon AdmInistratIVe Rule (OAR) 660-009-000 et seq (DIVISion 9) establishes the applicabIlity of Goal 9
rules to Post Acknowledgement Plan Amendments (PAPA), and speCifies certam procedures and
reqUirements for local governments to follow In the adoption or amendment of all plan or land use
regulations pertaining to Goal 9 In OAR-660-009-0010(4) the rule discusses proceduf9s relevant to thiS
application and states
EXHIBIT A - PAGE 22
'Notwlthstandmg paragraph(2),[660-009-0010(2)}, a junsdlctlOn which changes Its plan designatIOns of
lands m excess of two acres to or from commercial or mdustnal use, pursuant to OAR 660-Dlvlslon 18 (a
post acknowledgement plan amendment), must address all applicable planmng reqUirements, and
(a) Demonstrate that the proposed amendment IS consistent with the parts of Its acknowledged
comprehensive plan which address the reqUirements of this diViSion, or
(b) Amend Its comprehensIVe plan to explam the proposed amendment, pursuant to OAR 660-
009-0015 through 660-009-0025, or
(c) Adopt a combination of the above, consistent with the reqUirements of thiS divIsion'
The plan deSignation changes anticipated by the proposed PAPA Will remove 56 0 acres of Campus
Industnal deSignation In Its stead, the supply of land with Commercial deSignation Will Increase 37 0
acres and the remalmng 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 follOWing facts will demonstrate that the proposed amendment IS consistent with the
most recent economic opportUnities analysIs and with the sections of the acknowledged Metro Plan which
address the reqUirements of DIVISion 9
The Metropolitan Industnal Lands Inventory Report (MILPR) estimated that the Industnalland supply at
the beginning of the planmng penod (study year) was about 3,600 acres within the Metro UGB The
Campus Industnar share of all vacant unconstrained Industnalland was 27% (derived from Table 5 of the
MILlR, p 47) About 709 acres of the Metropoirtan study year Industnalland supply was within 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 Industnalland In the
Metro area The subject site was Included In the list of short-term sites for new Industry (MILPR, P 2.0
and p 45, Subregion 7, Site 5) The study further estimated that the projected 20-year demand for
Industnalland for the Metro UGB would be between 650 and 1,172 acres, one-fifth to one-thmi of the
supply (MILPR, P 7) In response to thiS study, the Metro Plan was amended deletmg a findmg that the
supply was not adequate to meet the projected growth In the commercial and light manufactunng
segments of the economy (MILPR, p 11)
The MILPR reported that In the study year there were 255 acres of the Campus Industnalland In the
Spnngfield UGB Unfortunately, there are no estimates of the depletion of Campus Industnalland In the
adopted and acknowledged studies If we apply the same 23% and 42% low and high depletion rates
seen In the overalllndustnal supply, we denve a range of 148 to 196 acres of Clland In Spnngfield at the
end of the plannmg 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 planning penod, leavmg a plan
year (2015) Inventory of 239 acres The Springfield Commercial Lands Study (SCLS) updated plan year
estimates of Sprmgfield's Commercial land mventory (wlthm the UGB) It projected a slgmficant deficit of
bUildable land by 2015 If the hlstonc rate of consumption continued
The mventorres of all three general categorres of land were studied by the Spnngfield Natural Resource
Study Report to gauge the Impact of settmg aSide Goal 5 lands within the Spnngfield UGB The 2005
study modified earlier Inventory estimates by mcludmg plan amendments approved since the ongmal
studies and consldenng the maximum possible Impact of Goal 5 protection measures These modified
estimates are the baSIS of Tables 2, 9, 10, 11, and 12 The exceptIOn IS the Inventory of MedIUm DenSity
Residential land which was not reported separately by the SNRS These tables analyze the Impact of the
proposed PAPA on the adopted and acknowledged Inventones of lands The estimates most specific to
the Situation are used
2 The MILSS uses the term "Special Light" wluch has SIDce been changed to "Campus Industnal" In!lus report we
Will use the later telll2 "Campus Industrial"
EXHIBIT A - PAGE 23
Table 2 Prooosed Imoact on Prolected Plan Year Land Inventones
Acres
General Use UBG Plan Yr Inventory PAPA 6 Total 6% Source
. M ed Density Res Metro 2015 239 19 258 8% Metro Plan
Commercial Springfield 2015 .172 37 -135 22% SNRS
Industnal (high est) Metro 2010 2.122 -56 2,066 -3% SNRS
Industrial (lowest) Metro 2010, 1,600 -56 1,544 -4% SNRS
All three categones of land are Important EqUlllbnum between them IS mutually benefiCIal and essentIal
to the overall economIc and socIal health of the community The table above shows that the proposed
PAPA has a relatIvely insIgnificant affect on the supply of Industnalland The proportIon of gain for MDR
land IS twIce the loss of Industna/land, and the projected defiCIt of Commercial land IS reduced 22%
-
Deciding to reduce the supply of Clland IS not an easy choice. a matter of robbing Peter to pay Paul
Nonetheless, If we pOSit that proViding land for the Industnal sector IS essential to our economy. we must
also acknowledge that manufacturers consldenng new sItes WIll consIder only areas that proVide the
commercial support they reqUire They also look closely at hOUSing costs for thelf employees and
managers There IS synergy between ReSidential, Industnal and Commercial land uses and a balance
should be maintained PoliCIes In the Metro Plan, weIghed carefully. support the proposed PAPA
COMPREHENSIVE PLAN POLICIES
The Metro Plan has the follOWing 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 mdustnal
lands (sItes defmed as short-tenn in the metropolitan Industnal Lands Special Study, 1991) to
non-mdustnal desIgnatIons'
.-
Clearly, these two polICIes often WIll be In conflict With a limIted supply of urbanlzable land, increasing
the amount of undeveloped commercial land Will frequently be at the expense of the Inventory of rndustnal
land The Metro Plan addresses the Issue of conflIct between poliCIes
'The respectIVe junsdlctlons recogmze that there are apparent conflIcts and mconslstenc/es
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 ba/ancmg of Its vanous 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 regardrng land
supply, contains the followrng 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 Jasper/Natron 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-C Mamtam at least a five-year supply of commercIal land wlthm the Urban Growth
Boundary (UGB) that IS currently served or readily serviceable WIth a range of urban publIC
faCIlities and servIces'
EXHIBIT A - PAGE 24
'Pollcy 3-A Redesignate and rezone portIons of mdustnalland 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
r
mcorporate higher mtenslty development m conjunctIon with residentIal and e"1ployment
opportumtles ' I
I
CONVERSION TO COMMERCIAL DESIGNA TIONS
A prOJection of a Commercial land mventory deficll wlthm the planmng penod IS unacdeptable under the
rules of Statewide Plannmg Goal 9 The necessity of replemshmg the mventory IS not debatable
Nonetheless, the Issue of tradmg Industnalland, m this case Campus Industnal, for CommercIal land
needs to be exammed carefully Because meeting all land use policies perfectly and completely IS
Impossible, theJ( pnonty must be considered Metro Plan Economic Element "Policy #B 6" IS Imperative
and provides clearer gUIdance than "Policy #B 12," which merely discourages The policies of the
Spnngfield Commercial Lands Study, particularly "Policy 3-A," clearly trump "Policy #B 12" when
consldenng the proposed PAPA The proposed PAPA places the Nodal Development Area overlay
designation on most of the slle, addressmg "Policy 1-B, " and "Policy 3,A "
The Land Conservation and Development CommiSSion (LCDC) recently reported to the Governor on the
conversion of mdustnalland to non Industnalland The report was concerned with maintaining an
adequate local supply of Industnalland and preventing conversions of pnme Industnalland to non-
Industnal uses Their report was Med "Promoting Prospenty Protecting Pnme Industnal Land for Job
Growth" It made the following observallon
'The Issue of conversIOn of mdustnallands ~s Imked directly to the goal of provldmg an adequate
supply of mdustnal and other employment land for a vanety of economic actIVIties UntImely or
undesirable conversIon of mdustnallands, partIcularly conversion of strategic sites WIth umque
market features, can mterlere With accompllshmg the goal of provldmg adequate land
development opportumtles for economic growth and Job creatIOn' (p 11)
'The GMELS' [Greater Metropolitan Employment Lands Study] Phase 1 findmgs remforce the
committee's assertIon that tradItional mdustnal areas, mcludmg those featunng heavy
manufacturmg, warehouse/dlstnbutlon, mdustnal service and waste management actIVItIes
should be protected from encroachment by mcompatlble non-mdustnal uses by placmg these
areas m so-called mdustnal sanctuanes ' (p 19)
However, the report also observed,
'To better understand the concept of 'employment lands,' the committee exammed the Phase I
findmgs of the Greater Metropolitan Employment Lands Study (GMELS) The study IS based on an
assessment of the need for a broad category of employment lands 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 mdustnal actiVitIes are now camed out m office and tech-flex
r
settmgs The latter type of mdustnal uses IS perlect/y compatrble WIth other employment actIVIties
and, thus, can be accommodated m mixed-use zonmg dlstncts that mclude retaIl, office,
mstotutlonal and/or lIght mdustrlal and even reSIdential uses' (p 18) I
'New and emergmg mdustnal uses These are hIgh-tech, biotech, some manuf~ctunng and
research and development and are often located m offIce and tech-flex settmgs They are most
productive when adjacent to Similar compames and theIr non-mdustnal suppliers, lenders and
support systems SUItable locatIons for these actiVitIes mclude many mIxed-use zones, as long as
their scale, deSIgn and operational charactenstlcs are compatible WIth surroundmg uses' (p 20)
Although the conversion of Clland to other deSignations may seem to have a negatIve effect on the
potential for economic development, the net effect IS very pOSitive when consldenng the benefits of
EXHIBIT A - PAGE 25
addmg to the extremely scarce supply of commercial land As the DLCD 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 mdustnalland use
SITE SPECIFIC ISSUES
The Campus Industflal portIon of the site has been reserved as development ready land smce 1995 It
was deSignated as Special light Industnal (the precursor of Campus Industnal) for years before that
Despite the dwmdlmg supply of Clland, not one mdustnal development has been proposed for It The
reasons It has not yet been developed are complex However, the site IS not Ideal WIth regard to the
quaMles that the CI deSignation IS mtended to foster and preserve To attract the deSired mdustfles, the
zone Imposes performance standards to reduce conflicts WIth adjacent zomng dlstncts and negatIVe
Impacts between sites wlthm the CI dlstnct Itself From the Metro Plan, 'The actlvlfies of such firms are
enclosed wlthm attractIVe exteriors and have minimal environmental Impacts, such as nOise,
pol/utlon, 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 pol/utants from surroundmg heavy mdustrlal uses, overhead electncallmes 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 lac at/on, and aI/ found It unSUItable
because of these problems'
Lane Metro Partnership confirms thiS mformatlon The agency proVides economIc deve/opmPJlt and
busmess mformatlon for Eugene, Spnngfield and Lane County, and mamtams a computenzed mventory
of vacant mdustnalland and bUlldmgs They report that while numerous mqUlres about the subject Site
are receIVed from busmesses consldeflng It as a locatIOn for new faclMles, there are common objections
These mclude 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 AIf Pollution Authonty, allows the Kmgsford plant to emit up to 1,075 tons of particulate
and gaseous pollutants per year
COMPETING SITES
Long after the subject sde was zoned for mdustnal use, the McKenZie-Gateway Corporate Park became
available It has drawn light-mdustnal and high-tech uses while the subject site has remamed fallow
Compames bUlldmg or acqumng facilities there have mcluded Sony, Symantec, and Shorewood
Packagmg However, the Gateway Park has undergone S/gmficant pressure from the pent-up demand for
CommerCial property Most of the Sony faCility has been converted to office use Symantec focuses on a
customer service call center rather than research and development In 2004, the City reVised CI
regulations to further limIt types of commercial uses and limit thelf 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
deSirable locatIon Though conversion of the subject site would reduce the mventory of Clland, d would
take some of the commercial development pressure off Gateway ThIS would help reserve Gateway for
mdustnal development, thus sacnficmg a margmal resource to foster more productIve use of a supenor
o~e
COMPARING WAGES
How might the conversIon of the subject site's Clland to Commercial affect the ability of Spnngfield to
attract Jobs that proVide a family wage? We begm by askmg what a famIly wage IS m Spnngfield
Although there IS no preCise definition of "family wage, " the term came mto use dunng the Industnal
Revolution when work was separated from home to a degree not seen before The concern was that the
breadwmner earn enough to allow the spouse to stay home tendmg the house and children It became a
somewhat controversIal term, some commentators ass/gnmg sexist overtones to It Data m the follOWing
EXHmlT A - PAGE 26
tables create a statistical context for the diScussion If "family wage" can be defined as the gross mcome
needed to cover tYPical expenses of the average famtly, the tables below estimate these figures m
Spnngfield and Oregon
Table 3 Spnnflfield, Oreflon Avera",e Household and Family Size
Number of Individuals
Average Household 2 55
Averaqe Family _ 3 03
Source U S Census Bureau, Census 2000 Summary File 3
Table 4 Spnngfield, Oregon Tyo/cal 2004 Family Expenses
Source Two Adults, Two Adults,
One ChIld Two Children
Poverty In Amenca 1 $34,905 $43,862
E P I' $36,408 $41,748
1 Poverty m Amenca Project, Penn State Umverslty
2 Economic Poltcy 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 mcomes of mdlvlduals and households
Note that the family household mcome IS slgmficantly higher than the highest mdlvldual median mcome
Data about the proportion of two-mcome households or the average wage of pnnclple breadwmners IS not
available Heads of family households may be makmg slgmficantly more than the average or many
households may have two mcomes Some combmatlon of the two IS likely Regardless, It mdlcates
caution should be used when makmg assumptIOns about family wages
Table 5 Sonnflfield and Oreqon Median Incomes
Oregon
Spnngfield, Oregon
Family Households - $55,196 $43,539
Non-family households $29,209 $23,734
All Households $46,393 $37,452
Male full-bme, year-round workers $41,485 $35,118
Female full-time, year-round workers $30,591 $25,524
Source U S Census Bureau, Census 2000 ;ummary Ftle 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 m
the relevant land use deSignations The table below uses mformatlon from the Lane County Council of
Govemments and the Oregon Labor Market InformatIOn SeMce to correlate the estimated number of
people employed by each mdustry sector wlthm a plan deSignation, and the Lane County average pay
wlthm each sector, to denve an estimated average pay for employment m a land use deSIgnation
EXHIBIT A - PAGE 27
Table 6 Plan Deslqnatton Averaqe Waqe
Commercial
Employment
676 2%
779 2%
767 2%
585 2%
8,890 25%
2,455 7%
Industry
Construction
Manufactunng
Trans, Comm , and Utilities
Wholesale Trade
Retail Trade
Finance, Insurance and Real
Estate
Services
Government
Total
Weighted Average Pay
20,348 57%
1,218 3%
35,718 100%
$25,73213
Comm Mixed Use
Employment
107 4%
99 4%
128 5%
68 3%
332 13%
342 13%
1,252 48%
279 11%
2.607 100%
$30,90580
Average Pay
$37,751 00'
$38,05721
$35,090 20
$40,62286
$19,30919
$34,73705
$27,340 14
$37,239 00
Source of wage data OLMIS Lane County 2000 Inausiry sec;or average adjusted for 2004 Consumer
Pnce Index except the figure for Government which IS from 2004
Source of Industry sector employment by plan deSignation LCOG - 2004
To better understand the Impact of the PAPA on conditions In Spnngfield, the next table proVides an
overview of the types of bUSinesses and the approximate number of employees currently located In the
Gateway area (the only other CI zone In Spnngfield with Slgmficant development Most of the bUSinesses
/lsted In the table would be allowed wltlM the proposed PAPA redeslgnatlons
EXHIBIT A - PAGE 28
Tab/e 7 TYDes of Busmesses and Ao!)roxlmate EmD/O!!eeS for Gateway Deve/oDment
Gateway Businesses Address Type ApproxImate Number
of Employees
Royal Canbbean CruIse Lines 1000 Royal Canbbean Way Travel sales call center 250-500
(3900 Sports Way)
Symantec 555 Intematlonal Way Computer Support Call 1200
Center, Camp Tech
PaclficSource Health Plans 110 IntemallOnal Way Health Insurance 275
Headquarters
Oregon MedIcal Laboratones! 123 International Way MedIcal Laboratones 300
Oregon Vetennary Laboratory
Sacred Heart Medical Center Financial services 260
Foundation
123 International Way
Sacred Heart MedIcal Center Matenals (Supply 30
Matenals Management handlers )
Shorewood Packaging Inc 500 International Way Manufacture paperboard 60
packagrng products
Wholesale dlstnbubon
Globallndustnes 950 I ntemabonal Way automobve parts and 10-19
accessones
Grand Slam USA 921 Intematlonal Way Indoor recreation Balling 1-4
cages, basketball, etc
McKenZIe AthletiCS 909 Intemabonal Way Unrfonns screen pnnbng 10-19
and embroidery
Pacific Office Automabon 911 IntemallOnal Way Copier sales and cOPYing 20-49
services
Rex Myers Transfer 9151nlemabonal Way Moving and storage 5-9
FedEx 700 Intemabonal Way Couners and messengers 20-49
Learning Tree 100 Intematlonal Way Child Day Care NlA
Planned Busmesses A
ProfeSSIonal Credit Service Collecllon Agency 177
McKenZIe Leasing and Finance Heavy equipment leasing 13
Source !nfonnatlon gathered from Dex, Lane Metro Partnership, and GLM/S Info and finks
A Professlona! Credit Service and McKenZie Leasing and Finance purchased 7 acres In Gateway and
Will move headquarters there Source The Register Guard - Tuesday, November 14, 2006
EXHIBIT A - PAGE 29
Table 8 below shows the estimated wages for employment typical of the busmesses m the above table
Companng this data with Table 6 mdlcates that the average pay for employment m the designations
proposed by the PAPA are similar to the average pay m Spnngfield's developed CI designated lands
Table 8 Emaloyment and Wage Estlm-tes for SpnnQfield CI Busmesses 50 or more employees
Employment
Number Percent
177 6 40%
535 1930%
1,200 43 30%
300 1080%
Occupation
Bill and account collectors
Billing and Posbng Clerks
Computer Support Specialist
Medical and Clinical Laboratory
Technicians
Miscellaneous Manufactunng
Travel Customer Service
Representative
Total employees 2,772 100%
WeIghted Avera~e Pay $29,97594
Source Wage data for Lane County 2004 from OLMIS webslte except Travel Customer SeNlce Rep
startmg pay published In Portland Business Journal - November 111, 2004
Source Employment data from Lane Metro Partner ship and from mfoUSA webslte
Average Pay
$30,060 00
$26,956 00
$34,874 00
$27,083 00
60
500
220%
1800%
$32,292 00
$22,880 00
COMPREHENSIVE PLAN RESIDENTIAL POLICIES
Residential Land Use and HousIng Element
Res/dentlal Density #A.10
'Promote higher residential denSity mSlde the UGB that utilizes eXlstmg mfrastructure, Improves
the effiCIency of publiC seN/ces and faCilitIes, and conseNes rural resource lands outside the
UGB'
ResIdential Land Use and Housmg Element
ResIdential DenSity #A 11
'Generally locate higher denSity residential development near employment or commercial
seNlces, m proXimity to major transporlat/on systems or wlthm transporlation-effic/ent nodes'
Residential Land Use and Housmg Element
Residential DenSity #A 12
'Coordmate higher denSity residential development With the proVISion of adequate infrastructure
and seNlces, 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 Metropolitan area Yet here agam, 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 Industnalland between ReSidential and Commercial In
the proportion proposed IS entirely appropnate
While the mventory of Spnngfield Commercial land Will be entirely depleted by the end of the planmng
penod and the pnonty of creating more IS ObVIOUS, Metro Area surpluses are projected for both Industnal
and ReSidentIal The case for reapaortlOnmg these mventones must be made To Illustrate the need for
an adjustment of the Inventones, the follOWing table looks at the relative rates of Inventory depletIon over
the plannmg penods studied
-
EXHIBIT A - PAGE 30
Table 9 Protected Deo/etlons of Land Inventones Dunng the Plannmg Penod
Acres
t.
-589
-4,565
-5637
-1,482
-2,004
General Use
Med Density Res
All Res (lowest)
All Res (high est)
Industnal (lowest)
Industnal (high est)
Study Yr
828
5,830
5,830
3,604
3,604
Plan Yr
239
1,265
193
2,122
1,600
t.%
-71%
-78%
-97%
-41%
-56%
Source
Metro Plan
SNRS
SNRS
SNRS
SNRS
The table above shows that, over the planning penod, the Inventory of Medium DensIty ResIdentIal land IS
being depleted at a far faster rate than Industnalland (Note that the Metro Plan did not subtract
reductIons of Goal 5 Inventones the SNRS subtracted from the broader Inventones) Sacnficlng a small
portion of Industnalland to replenish the more rapIdly dIminishing Inventones IS Justifiable and prudent
To Illustrate the pOint further, the follOWing table compares the final plan year Inventones of Industnal and
Resldentlalland The two planning penods end five years apart, so the Inventones are not simultaneous
However, the companson IS stili instructIVe CommercIal land was left out of the table because the
Spnngfield plan year Inventory IS negatIve All combinations of high and low estImates are calculated
Table 10 Combmed Plan Year Inventory EstImates
Total acreage Residential (low) Residential (high)
193 1265
1,793 2,865
2,315 3,387
Industnal (lowest)
Industnal (high est)
1600
2122.
Table 11 RelatIve ProoortlOns of Total Plan Year Land Inventory
Res Ulnd H Res Ulnd L I Res H/lnd H
834% 1080%1 3740%
91 70% 89 20% 6270%
Residential
Industnal
Res H/lnd L
44 20%
55 90%
BALANCING INVENTORIES
To evaluate the WIsdom of shifting lands from one general use to another, we must establtsh a Viable ratio
between them The projected Inventones of Industnal and Residential land can be analyzed by finding a
ratIo of jobs to households, and then relating the number of dwellings supported by the ReSidential
Inventory WIth the jobs supported by the Industnallnventory According to the U S Census Bureau's
2000 Census, the median earnings of employed indIViduals In the Eugene-Spnngfield MetropolItan Area
are approxImately $30,000 From the same source, the average household Income IS approxImately
$45,000 ThIS gives us a rule of thumb ratIo of 1 5 jobs per household The Metro Plan target densIty IS 6
dwelling Units per gross acre Therefore, the corresponding numbers of jobs needed to support the hIgh
and low estImates of plan year Residential Inventory are 11,385 and 1737
The Department of Land ConselVatlon and Development, In theIr publtcatlon "Industnal and Other
Employment Lands AnalYSIS GUIdebook" recommends uSing ratIos from 6 4 to 9 6 when estImating jobs
per gross acre of Industnalland USing the Industnalland Inventory hIgh and low estimates, the table
below compares the resulting numbers of jobs WIth the ReSidential Inventory
Table 12 Jobs Suoported bv Prolected Plan Year Land Inventones-
Acres dulac lob/du Joblacre lobs
193 6 1 5 1737
1600 64 to 9 6 10,240 to 15,360
1265 6 15 11385
2122 64t096 13380t020371
ReSidential (lowest)
Industrial (lowest)
ReSidential (high est)
Industnal (high est)
EXHIBIT A - PAGE 31
In the slowest growth projechon, the mventones are not m eqUlllbnum If consumption of land supplies IS
on the high Side, and Inventones are low, there IS a gross dlspanty We should also remember that when
mventones get extremely low, such as less than 200 acres of bUIldable land In a metropolitan area of thIS
Size, the supply curve shifts up as people begm to hoard and pnce gouge m antlcl{Jatlon of greater
shortages Clearly, for the health of the Metro economy, these mventones should be adjusted New
employers will not locate In the area If there IS no housmg for themselves or their employees Shlftmg
land from Industnal deSignations to ReSidential deSignations IS Justified
ConclUSion
Adopted and acknowledged mventones mdlcate that well before the year 2015, Spnngfield's Inventory of
Commercial land Will be severely, " not completely, depleted Metro Plan Policy #8 6 directs the CtIy to
correlate the effective supply of economic lands m tenns of SUItability and availability With the projections
of demand While the mventory of Clland may be small, OAR - DIVISion 9 (Economy) does not prohibit
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] In thiS Situation, the need for Commercial Land
Will not be met by the end of the plannmg penod, and the mventory of Residential land lags far behmd
Industnal, yet the acknowledged mventones mdlcate a Campus Industnal Inventory surplus An
adjustment IS warranted to mamtam eqUlllbnum and support other Metro Plan poliCies encouragmg
mcreased reSidential densities and supportmg Nodal Development areas
There IS a synergistic relationship between the three general categones of land use that reqUIres 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 pnorltles establtshed by
adopted and acknowledged poliCies Therefore, the amendment IS consistent With stateWide plannmg
Goal 9 "
3\ Staff Resoonse
Staff coneurs With the applicant's submittal However, the DLCD memo dated March 12, 2007 stated that
both quantltahve and qualltabve data should be conSidered In the Goal g response
Quanhtahve Data
Note The Lane County Industrial-Commercial Buildable Lands Study (CIBL) The applicant referenced
CIBL In the February 28,2007 version of the response to Goal 9 ThiS revised response dated March 17,
2007 no longer references CIBL However, the DLCD memo dated March 12, 2007 (see Attachment 6)
raised a concern about uSing data that was not adopted by the local JUrisdictions andlor fully reViewed by
DLCD 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 opportumtJes 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 condItIons
and status led the Metro area elected offiCIals and Lane Metro PartnershIp to co-sponsor an
evaluatIon of the metro area supply The report Included a newly developed database of cutTent
condItIons and offered an array of data sets that are useful for government and the pnvate sector
In consldenng appropnate development sites for a partIcular use That being said, It IS important
to note that ECONorthwest's report IS not the complete Inventory reqUired by law, nor IS It a policy
document The reqUirements for commercIal and Industnal bUildable lands Inventones Include the
supply, a demand analYSIS (not Included In thIS report) and proVISIons to match projected demand
With an adequate supply. WhIle thIS report made no assertIons or assumptIonS that the supply
Included In thiS database IS adequate, the report dId IdentJfy addltllmal work necessary to get to
EXHIBIT A - PAGE 32
that pOint and Includes a list of policy options for additional consideration, including an
endorsement of the complete bUildable lands Inventory as specified In Oregon Administrative
Rules II
In November 2006, staff slated that while there may be additional options or vanatlons on these ophons,
staff agreed with the suggestion by ECONorthwest that creating a complete mventory 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
applicahons
The pnmary data sources used by the applicant are the Spnngfield Commercial Lands Study, February
2000 and the Metropolitan Industnal 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 dunng 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 resldenlial In addition to these diSCUSSions, staff raises the follOWing Issues
a) The up-ta-date land Inventory In the Gateway CI Dlstnct
Since the amendment of Article 21, Campus Industnal DiStriCt, staff has been keeping track of the
available vacant Campus Industnalland In the Gateway CI DiStriCt The Gateway CI Dlstnct 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 In all regIons of the state Such plans shall be
based on inventories of areas sUItable for Increased economic growth and activity after taking
Into conSideratIon the health of the current economIc base, materials and energy availability and
cost, labor market factors, educational and technIcal training programs, availability of key publiC
facilities, necessary support faCIlities, current market forces, location relatIVe to markets,
availability of renewable and non-renewable resources, availability of land, and pollutIon control
reqUIrements lJ
The "current market forces" do not Include light industrial development In the CI Dlstnct IS a trend smce
the late '90's ThiS trend IS plaCing pressure on the Gateway CI Dlstnct 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 Spnngfield'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 adoplion process for thiS plan
wlthm the year
Qualitative Data
a) Background DISCUSSion on SpeCial LlghVCampus Industnal DeslgnalionslZomng
The ongmal mtent of the "SpeCial Llghtlndustnal" (SU) land use deSignation and zOning was to allow
"high tech" Industnal users that paid "family wages" and had a mmlmum "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 planning poliCIes should be developed
whIch WIll create an appropnate envIronment for Industnal and research parks" (Ref P 32)
EXHIBIT A - PAGE 33
In 1982, when DLCD acknowledged the Metro Plan, both the Metro Plan designation and the zOning
dlstnct were called SLI The Metro Plan SLI designation stated "ThIS IS a specIalIzed concept
developed to deal WIth relatIVely large (projected employment of at least 500 per firm) lIght
mdustnal firms, such as manufacturers of semI-conductors, medIcal and dental supplIes,
photographIC equIpment, computers and other electronic eqUIpment, and large-scale research
and development complexes The actIvIties mvolved are generally charactenzed by hIghly skilled
and technical labor and are located mdoors Often, preCISIon IS of such Importance that aIr
pollutants, nOIse and VIbratIon assOCIated WIth heavy mdustry are not compatible These
mdustnes are often located m campus-type mdustnal parks and are generally mvolved m the
manufacture or assembly of final products of small Unit sIze or research-type development m an
office-based atmosphere There are generally no effluents or other emISSIons to create
problems Heavy transport IS not Important Supportmg office-based commerCIal
development shall be conSIdered an appropnate use when planned to complement the pnmary
mtent of specIal lIght mdustnal development. "
In 1994, the Metro Plan SLI deslgnabon was changed to today's Campus Industnal (CI) The current
Metro Plan CI deSignation states "The pnmary objecttve of thIs deSIgnatIon IS to provIde
opportUnities for dIversIfIcatIOn of the local economy through sltmg of lIght mdustnal firms m a
campus-lIke settmg The actiVItIes of such firms are enclosed wlthm attractIVe extenors and have
mmlmal envIronmental Impacts, such as nOIse, pollutton and VIbration, on other users and
surroundmg areas Large-scale light mdustnal uses, mcludmg regIonal dlstnbutlon centers and
research and development complexes, are the pnmary focus of thIS deSIgnatIon ProVISIon IS also
made for small- and medIum-scale mdustnal uses wlthm the context of mdustnal busmess parks
whIch WIll mamtam the campus-like settmg WIth minimal enVIronmental Impacts Complementary
uses such as corporal!' office headquarters and supportmg commerCIal establIshments servmg
pnmary uses may also be SIted on a limIted basis Conceptual development plannmg, mdustnal
park standards and sIte revIew processes shall be applied to ensure adequate CIrculatIon,
compatIbIlity of uses and avaIlabIlIty of large sItes for lIght mdustnal firms "(Ref P II-G-8)
The primary difference between the SLI and Clland use deslgnalions IS there no longer IS a reference to
a specific employment threshold or speCific types of hght industrial uses
The Springfield Development Code was adopted In May 1986 and Included Article 21, Special light
Industnal District In 1994, thiS Article was amended and renamed the CI DistriCt. consistent With the
Melro Plan deSignation change Cited above The CI District IS primarily an industrial zone that allows the
siting of hghtlndustnal manufactUring and to a lesser extent, officelcommerclal uses In 2004, the City
CounCil approved a number of amendments to Article 21, the Campus Industnal Dlstnct One of these
amendments placed a 40 percent hmltalion on the siting of permitted office/commerCial (bUSiness park)
uses to keep the "industrial" Integnty of the dlstnct against the demand for bUSiness park uses because
thiS ZOning dlstnct IS prlmanly an Industnal dlstnct The hmltatlon was established because In the
Gateway CI DiStriCt, there has been a great demand to Site office! 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 apphcant'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
The current SDC Article 21 CI Dlstnct purpose statement conforms With the current Metro Plan
deSignation statement "The C! Dlstnct IS mtended to fully Implement the Metro Plan Campus
Industnal DeSIgnatIon and any applIcable refinement plans The CI Dlstnct prOVIdes opportunitIes
for dIversificatIon of the local economy by offenng pnme sites m a campus enVIronment for large-
scale light manufactunng firms emphaslzmg modern technology and employmg skIlled workers m
famIly wage jobs The term "campus" mcludes mnovatlve bUlldmg deSIgn, enhanced landscapes,
large open spaces Bnd substantial pedestnan amenitIes Small- and medIum scale light
manufacturmg may and supporting commerclal/ office uses shall be located wlthm a busmess
park, prOVided that combined busmess parks do not exceed 40 percent of the gross acreage of a
CI Dlstnct. Busmess parks may Include several bUlldmgs WIth multiple stones and a mIx of uses
EXHIBIT A - PAGE 34
Supportmg retaIl uses such as banks, restaurants and day care faclllbes shaJ/ pnmanly serve the
employees m the CI Dlstnct, not the general public AJ/ uses m the CI Dlstnct shaJ/ meet s/bng and
operabonal performance standards to minimize Impacts wlthm the CI Dlstnct and surroundmg
areas Penn/tted uses, mcludmg the storage of matenals and vehicles necessary for the
operation of the use, shall occur entirely wlthm enclosed bUlldmgs "
Today, there are two Clland use designations and zonmg dlstncts m Spnngfield Gateway, In northwest
Spnngfield, and the subject site west of 31" Street and north of Marcola Road The Gateway CI site IS
regulated by the Gateway Refinement Plan, adopted by the City Council In 1992 A portion of the
Gateway CI area has been developed With both hghtlndustnal manufactunng uses and bus mess parks
The Gateway CI Dlstnct has approximately 275 total acres, of which approximately 116 are vacant The
56 acre "Pierce" CI site IS not wlthm an adopted refinement plan area and has not been developed to
date
b) SUitability of the Subject Site for CI Development
Under "SUltablhty", the apphcant cited staff's concerns about the subject site's appropnateness for CI
development Staff would hke to expand on thiS pomt In a memo dated October 14,1981 the
Metropohtan Planning Team discussed the proposed amendments to the adopted August 1980
Metropohtan Plan diagram Item 28 stated "Reconsider land use designatIOns on the 'P,erce
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 sanitary sewers extended m the near future The
'Pierce Property' has CIty servIces and would prOVide Spnngfield With an ImmedIately avaIlable
sIte ThIS SLI SIte provIdes opportunitIes for combmmg mdust,,!''', commercIal and medium
densIty reSIdential uses m a balanced scheme" The memo went on to state "Problems
assocIated WIth the sIte mclude aIr poJ/utants from surroundmg heavy mdustnal uses and
overhead electncal Imes 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 aJ/ have found It unSUitable because of these problems Another problem
With the sIte IS opposItion to mdustnal use from neIghborhood residents" However, In the end,
approximately 60 acres of land was deSignated and zoned SLl/CI) There have been a number of land
use apphcatlons attemptmg to receive development approval on the subject site over the years, but not
one has been for SpeCial Light Industnal (the prevIous name of the CI deSignation/zone) or CI
development
c) Implementation of Potential Nodal Development Area 7C
ThiS Issue, which Will allow for a mix of residential and commerCial development IS discussed m more
detail In the Goal 12 response under thiS cntenon and In the response to cntenon 7 030(3)(b)
4\ Staff ConclUSion
Under Quantitative Data
ThiS staff report demonstrates that there IS a shortage of SUitable commerCial sites Within the Spnngfield
UGB to meet the long-term demand for commercial land, as mdlcated by the SCLS :
ThiS shortfall can result In greater competition, and can Impede the potential for healthy economic
development, as busmesses and retail are forced to locate outSide Spnngfield due to a lack of SUitable
sites The defiCit of commercial lands does not conform to State-wide Planning Goal 9 which reqUires
Junsdlctlons to maintain an adequate supply of commerCially zoned lands to meet projected demand for
commercial land through the planning penod The SCLS also notes that size and location further hmlt the
supply of bUildable land Goal 9 reqUires not only enough net buildable acres but also sites of vaned
"Sizes, types, locations and service levels" In order to foster economic growth and commerCial
development.s It essential that the City maintain a diverse supply of bUildable commercial land In vanous
EXI!~!lIT A - PAGE 35
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 rezomng consistent With the CAe'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 Industnalland 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 malntalO an adequate supply of commercIal land as
well as Industnalland, 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 utlllzatlon In the CI Dlstnct,
espeCially 10 the Gateway area
--
The onglnal concerns by the Metro Plan team about the sUitability of the "Pierce" properly for SLI/CI
development, which apparently has had some Impact on why such development has not occurred over
time on a "shovel ready" IOdustnal site
The fact that the subject site IS stili under Single ownership and upon approval of these apgllcatlons, a
Master Plan Will be reqUired to gUIde development on the subject properly over time This mix of
commercial and reSidential development Will also Implement Proposed Nodal Development Area 7C
Finally, the CI Dlstnct 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 dlstncts have
deSign standards The Commumty 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 10 Scottsdale,
Anzona The front of the bUlldmg IS broken up so that one gets away from the Image of one continuous,
long, tilt-up wall Staff wants the same or Similar deSign for Spnngfield A condition of approval IS added
to assure that thiS Issue shall be addressed at the Master Plan review/approval process
SI Staff FlOdlOo
As conditioned, these applications comply With Goal 9 pnmanly because given the lack of an up-to-date
commerclal/lndustnallands study, there IS a demonstrated shortage of developable commercial land and
a surplus of Industnalland and that these applications are consistent With applIcable Metro Plan poliCies
and there IS a demonstrated lack of demand for the types of Industnal uses once envIsioned for the
Campus Industnal DiStrict
EXHIBIT A - PAGE 36
- - -- ----- ------ ~ -
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 for the hOUSing needs of cItIzens of the state"
Aoohcant's Submittal
"Goal 1 0 reqUires bUIldable lands for reSIdentIal use to be mventoned and reqUIres plans to encourage
the avat/abllity of adequate numbers of needed housmg units at pnce ranges and rent levels
commensurate wIth the financial capabIlities of Oregon households Oregon AdministratIve Rule 660
DIVISIon 8 defines standards for compliance with Goal 10 OAR 660-008-0010 reqUIres that
'Sufficient bUIldable land shall be deSIgnated on the comprehenSIVe plan map to satJsfy hOUSing
needs by type and denSity range as determined 10 the housmg needs projectIOn The local
bUIldable lands mventory must document the amount of bUIldable land 10 each resIdential plan
designation'
Approval of the applicant's proposed PAPA changmg approximately 19 acres from Campus Industrial to
MedIUm DenSity ReSidentIal on the Metro Plan dIagram and zOning map, reqUIres compliance with
statewIde plannmg Goal 1 0, Housmg (OAR 660, DIvISion 8) (The total acreage of Medium Densrty
Residential land IS proposed to mcrease from 35 7 to 54 7 acres) The Post 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 10 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 C6flservatlon and Development Commission as bemg consIstent
With Goal 1 0 The purpose of the RLS was to compare resIdential land needs With available land supply
The analYSIS does not reqUIre bUlldout of partIcular denSIties or numbers of Units on speCific sites or
wlthm the metro area as a whole
The RLS contams a detat/ed site mventory 10 the Techmcal AnalYSIS, which IS summanzed below (Table
13) as It pertams to the subject sIte
Table 13 ReSidentIal Land Studv Site Inventory Marcola Meadows Prooerty
Site (Subarea 18) Total Acres UnbUlldable Acres Constrained 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 resldenttal gross acreage that was mcluded 10 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, mcludmg public and CIVIC uses, roads, etc
Subtractmg thIS 32% leaves 25 2 net 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 10 the MDR deSignation Rather, it outlmes the
range of allowable densities (14 28 to 28 56 Units per net acre) WhiCh comclde With the gross densrty
range descnbed 10 the Metro Plan (10 through 20 Units per gross acre) It also descnbes the assumed
EXHIBIT A - PAGE 37
dlstnbutlon of housmg types wdhm each resIdential designatIon (page 21) and the assumed density by
housmg type (page 22)
The RLS also con tams 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 densities between 21 and 23 umts per net acre for multI-
family development (RLS Techmcal AnalysIs, p 21) No longer-term trend analysIs IS available
These figures reflect bUIlt densIty for multi-family projects only, not all development bUIlt m the MDR
desIgnation Smce smgle family houses and duplexes are allowed m MDR, the average density across
the designation IS likely sIgmflcantly lower While average densIty figures have not been calculated for
MDR areas due to the difficulty of obtammg the data, smgle famIly development occurred at roughly 4
unds per acre and duplex development at 10 unds per acre dunng the same years (RLS Techmcal
Ahalysls, 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 densdy reSidential land m particular The companson
of residential land supply and demand IS shown m Table 14 below
Table 14' Com,?anson of ReSIdentIal Land Suopl'( and Demand, In Acres
Medium DenSity Resldenbal All ReSidential
Supply 828 5,802
Demand 589 4,564
Surplus 239 1,238'-'
Source RLS Techmcal AnalYSIS, 1999, page 52
The supply figures also do not mclude mixed use and commercial deSIgnations that can accommodate
resIdential development In additIon to ca/culatmg supply and demand m acres, the RLS conSidered the
supply and demand for housmg umts ThiS comparison 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 SUJlPI'( and Demand, In Umts
Medium DenSity ReSidential All ReSidential
Supply 13,078 48,519
Demand 9,432 40,406
Surplus 3,646 7,913
Source RLS Techmcal AnalYSIS, 1999, page 53
If the assumed surplus of medium denSIty umts (3,646) IS diVIded by the assumed number of surplus
medIUm denSity acres (239), the denved density for MDR land IS 15 25 umts per net acre ThIS IS not,
however, an adopted denSIty assumptIOn
The RLS does not specify how to determme expected denSity or number of umts on a particular site One
source of expectation IS the McKenZIe Gateway MDR sIte Conceptual Development Plan, which
accommodates a total of 1,195 umts across 185 acres, at an average denSity of 11 umts per acre, m ds
preferred alternatIVe (Scenano E) AlternatIvely, one can estImate the amount of expected development
on the sIte by extrapolating assumptIons contamed wdhm the ReSidential Lands Study dseif
In fact, the applicant's proposal retams a surplus m the reSIdential housmg mventory, while mcreasmg the
mtens/ty of reSidentIal development ThIS strategy supports nodal development and fulfills the
reqwrements of Goal 1 0 by accommodating a quantdy of umts that can be reasonably defended gIven the
adopted findmgs, analYSIS, and poliCIes contamed m the RLS
Densd/es WIll m fact be mcreased over what would otherwise likely be bUIlt The ReSidentIal Lands Study
concluded that through the plannmg honzon (2015), the area would have a surpius of land m all types of
EXHIBIT A - PAGE 38
residential land use categones The study was adopted and mcorporated mto the Metro Plan In 1999,
and was acknowledged by LCDC as meetmg the area's Goal 10 reqUIrements Specifically, the RLS
concluded that there was a surplus of239 acres and 3,646 units m the MDR category (Metro Plan, pages
/II-A-3 and II-A-4)
In addil/on, the applicant's proposal IS supported by applicable Metro Plan housmg pollc/es, mc/udmg
those m the residential land supply and demand, res/dent/al densIty, and design and mixed use areas, as
outlmed m the Metro Plan Specific Elements sect/on
OAR _ DIVIsion 8 does not prohibit creatmg additional res/dent/alland after a local government has
established an adequate supply Therefore, for the purposes of DIVIsion 8, It /s not necessary to establish
a maximum acreage or to Justify the designation of residential land m excess of projected land needs
The Res/dentlal Lands and Housmg Study estimates of the long term projected land needs, and the
determmatlon that there /s an adequate mventory, selVed to demonstrate that the minimum needs had
been met They did not establish a maximum and did not freeze the residential land supply
If the proposed PAPA sought an exception from a State-wide plannmg 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 except/on would apply, the eVidence would have to establ/sh that "Areas which do not reqUIre a
new exception cannot reasonably accommodate the use" However, pursuant to OAR 660-004-0010(2),
such an exception IS not reqUIred In this case Determmmg the extent of the Goal 1 0 land supply IS
merely a matter of policy for the local JUrisdiction
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 pollc/es, and furthers the objectIVes of nodal -
development"
Staffs ResDonse
Staff concurs with the applicant's submittal The Metro Plan diagram amendment application proposes to
change the subject site from Campus Industnal to Medium DensltylNodal Development Area and amend
the Spnngfield-~omng Map from Campus Industnal to Medium Density ReSidential Goal 10 reqUires that
local Junsdlctlon adopt a housing study that contains an Inventory of bUildable lands, and that the
" housmg elements of a comprehenSIVe plan should, at a mlmmum, mclude (1) a companson of
the dlstnbut/on of the eXlstmg population by mcome With the dlstnbutlOn of available housmg
Units by cost, (2) a determmatlon of vacancy rates, both overall and at varymg rent ranges and
cost levels, (3) a determmat/on of expected housmg demand at varymg rent ranges and cost
levels, (4) allowance for a vanety of denSities and types of reSidences m each commumty, and (5)
an Inventory of sound hOUSing In urban areas mcludmg umts capable of being rehabilitated H The
Eugene-Spnngfield Metropolitan ReSidential Lands and HOUSing Study, Policy Recommendations Report
(1 999) 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 Butldable Land "PrOVide an adequate supply of bUildable resldenballand
wlthm the UGB for the 20-year plannmg penod at the time of Penodlc ReView" Ref "Key PoliCies",
Page 3 of the Report The twenty-year penod ends In 2015 The applicant shows a surplus of MDR land
In the Inventory that covers the life of the study ThiS IS further supported by Finding 4 "There IS
suffiCient bUildable resldenballand 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 m all residential categones Assuming land Is consumed evenly over the
penod, 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 creating additional residential land after a local government
has establtshed an adequate supply" The applicant proposes to change approximately 18 acres from
EXHIBIT A - PAGE 39
Campus Industrial to Medium DensIty Residential The diScussIon Justlfy10g the reduction of Clland IS
conta1Oed 10 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 mSlde the UGB that
utilizes eXlstmg mfrastructure, Improves the effiCiency of public services and facilities, and
conserve rural resource landsputslde the UGB "Ref "Key PolicIes", Page 3 of the Report
Currently, the eXlst10g 37 plus acres of MDR zoned and deSignated land IS one of the largest mulltple-
family Sites m the City The property IS centrally located and can be served by eXisting public facilities
UtiliZing Landscap10g 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 gUlde/mes m local zomng and development regulatJons "Ref
"Key PoliCies", Page 4 of the Report A major component of the proposed development IS the "water
feature" Incorporaltng the eXlsltng dra10age 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 smgle family cluster subdivISion,
town houses and apartments as well as elderly hous1Og The SDC contains specific deSign standards for
these uses The SDC also contams speCifiC deSign standards for MUC Finally due to the loss of Clland,
land proposed to be zoned CC Will be conditioned to meet CI and/or MUE deSign standards as part of thiS
appllcalton
DenSity ~
The applicant states" ThiS strategy supports nodal development and fulfills the reqUirements of Goal
10 by accommodating a quanttly of untls that can be reasonably defended gIVen the adopted findings,
analYSIS, and poltcles contained In the RLS "The residential denSity Issue IS addressed m 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 m order to Implement
"Proposed" Nodal Development Area 7C Transportation poliCies require a mmlmum residential denSity of
12 dwelling units per net acre (the number of dwelling umts per acre of land In resldenltal use, excludmg
dedicated streets, parks, Sidewalks, and public facIlities) SDC Section 16010(2) states the reqUired
MDR denSity IS 10-20 dwelling umts per net acre Implementmg the node Will guarantee that the
mlmmum residential denSity for Marcola Meadows Will be at least 12 dwelling umts per acre It should be
stated that the MUC zomng dIstrict allows residential development to occur, however, to date, the
applicant has not stated If residential development WIll occur'" the MUC If the apphcant chooses thiS
oplton In the future, the same 12 dwelling umt per acre standard must be met For the record, hOUSing IS
not allocated to mIxed use deSignated land due to State Admlmstratlve Rules
Finally, the City has residential bUilding permit mformatlon that demonstrates that mullt-famlly
developments are currently occurring at 11 67 dwelling umts per acre which IS close to the 12 dwelling
unit per acre reqUirement for Implementation of Nodal Development Area deslgnaltons
EXHIBIT A - PAGE 40
Housing DensIty and Housing MIX
Springfield Housing Types and Density
Based on BUIlding Permit Data- July 1999-October 2006
Housing
Type
Conventlona
I Single
FamIly
Manufacture
d Home
-Total SIngle
FamIly
I
I Duplex'
I
1 T rI-Plex
1 Four-Plex
I Apartment
5+
Total Multi-
Family
Units
Excluding
Duplexes
I Total Units
19
99
200
o
200
1
200
2
200
3
200
4
200
5
200
6
Total
Dwellln
gUnlts
Housln
g Type
by%
Total
Acres
Dwelll
ng
Units
Per
Acre
30
209 121 252
230 155 144
116
1257
524%
2276
9
38 46 45
31 26 31
27
253
105%
562
1510
22
30 16 14
18 38 38
17
193
629%
283 8 I 5.32
o
o
o
3 6 0
404
40 6 200
666
84 12 140
o 122 0
3
56
o
30
300
368
80%
I
12%
125%
309
625
61
324 1195 I 515
369 I 359 1 359
219
698
2401
25
941
I 12
1319
163
153% 1512
291% 493 1167
I 100 0% I 364 1 6 60
'Duplexes may be bUiltin both variOus residential zOning districts About 57% of all duplexes are found In
LDR zOning districts Some 36% are found In MDR zones and 5% In Public Land and Open Space
dIstricts (Lane County HOUSing Authority)
See also the applicant's response to Goal 9 under Comprehensive Plan ReSidential PoliCies
Staff Flndlnq
These applications comply with Goal 10 because they address the "Eugene-Springfield Metropolitan
ReSidential Lands and HOUSing Study, Policy Recommendations 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 at12
dwelling Units per net acre
CondItion of Aooroval #8
Submittal of a Master Plan application that demonstrates that residential development Will occur at12
dwelling Units per net acre
EXHIBIT A - PAGE 41
(
GOAL 11 PUBLIC FACILITIES AND SERVICES OAR 660-015-0000(11)
"To plan and develop a timely, orderly and efficient arrangement of public facllltles and services
to serve as a framework for urban and rural development"
Aoohcant's SubmIttal
uGoal11 _ Public FaCilities and Services To plan and develop a tImely, orderly and efficient
arrangement of public faclltlles and seTVIces as a framework for urban and rural development
OAR 660-011-0005(7)(a)-(g) Definition of Public Facilities
(a) Water
(b) Sanitary Sewer
(c) Storm sewer
(d) Transporia/Jon
Pursuant of State-wide plannmg goal 11 , the City of Spnngfield has adopted or endorsed the followmg
documents
. Eugene-Spnngfield Metropolitan Aroa General Plan, revIsed 2004
. CIty of Spnngfield ZOning Map, May 2006
. Eugene-Spnngfield Metropolttan Aroa Public Fac1fltles and ServIces Plan, 2001
. CI/y of Sprmgfield Storm water Management Plan, ReView Draft January, 2004
. City of Spnngfield Stormwater Management Plan, Major Basms/Sub Basms Map, ReView Draft,
January, 2004
. CI/y of Sprmgfield Conceptual Road Network Map, Updated July, 2005
. CIty of Spnngfield Drmkmg Water ProtectIon Plan, adopted May, 1999
ResDQnse
The Eugene-Spnngfield Metropolitan Area General Plan Diagram and the City of Spnngfield Zonmg Map
shows that the _sgbject sIte IS mSlde of the CI/y of Spnngfield Urban Growth Boundary State-wide
Plannmg Goal 11 ensuros that public facliltles and servIces are proVIded m a limely, orderly, and effiCIent
manner ThiS appltcalion proposes to amend the Eugene-Sprmgfield Metropolllan Aroa General Plan
Diagram and Will not affect proViSion and arrangement of publiC facMles and sefYIces The followmg
findmgs demonstrate that the eXlsltng publiC fac1fltles and services have the capacIty to serve futuro
development on the subject slle and Will be proVided m a tImely, orderly, and effiCIent manner
Subsequent plannmg actIons Ilmlled to the subject site (I e Master Plan and Site Plan appltcatlons) m due
time WIll addross the arrangement of publiC fac1fltles and servIces on the subject site See Exhlblls a and
9 for moro mformatlon
Potable Water ServIce
The subject sIte WIll be served by connectmg to eX/stmg Spnngfield Utlltty Board (SUB) water Imes
adjacent to the stle Thero aro SIX potentIal water Imes adjacent to the subject sIte to have the capacIty to
serve future development Thero are two 12" PVC water Imes along 2~ street have the capacIty to serve
development m the southwest portron of the subject site There IS an 1a"water Ime m the Right-of-Way of
31st street that has the capacl/y to serve future development Currently, there are two 10" water Imes that
can serve future development on the west pori~on of the subject sIte One of these water Imes m located
approximately 100' norih of the center Ime of Bonnie Lane and the otherts 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 Marcola Road and 2~ street that has the ablll/y to serve
development m the southern porilon of the subject site The water Imes m Marcola Road and 31" Street
contam suffiCient capaclly to serve the site Therefore, thIS key urban service Will be proVIded m an
orderly and effiCIent manner
EXHIBIT A - PAGE 42
Santtary Sewer
The City of Spnngfield provides samtary sewer service for lands wtthm the CtIy of Spnngfield City limits
The subject sIte IS wtthm the City of Spnngfield cIty limIts and can be served by connectmg to eX/stmg
samtary sewer Imes 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 reqwred m the north The northeast corner of the project will be served by
an eXlsllng sewer m 31" Street Currently, this mam Ime has the capacity to facilitate the proposed
development's samtary sewer needs
There are three sewer Imes that connect to the mam trunk Ime on the subject stte, an 8" PVC Ime
connects to the main trunk Ime from the south, approximately 250' west of the mtersectlon of 211h street
and Pierce Parkway, an 8" PVC Ime runmng 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 runnmg north and south
connects to the mam trunk Ime from the north, approximately 240' west of the northwest boundary of the
subject sIte Therefore, this key urban servIce Will be provided m an orderly and efficIent manner
TransportatIon
The project area IS currently served by Marcola Road, 211h, and 31" streets Marcola Road, the southern
border of the subject site, IS fully Improved and IS designated as a Mmor Artenal 211h and 31" streets
border the eastem boundary of the subject sIte The City of Spnngfield's Conceptual Road Network Map
Identifies 2ff' and 31" streets as the "31" Street Connector" The 211h street portIon of the 31" Street
Connector IS fully Improved and classified as a Collector street Thuty-Flrst Street IS not fully Improved
and also IS classIfied as a Collector street Currently, 31" street IS a two-lane asphalt paved road that
does not have gutters, curbs, or Sidewalks, although there IS a CIty of Spnngfield 10' utlltty and Sidewalk
easement on the west Side of 31" street to facilItate road Improvements m the future
In thIs section of thIs statement addressmg State-wide Planmng Goal 12 - "Transportallon" there are
additIOnal findmgs regardmg public facllttles and servIces, and those dIScussions are hereby referenced
and Incorporated
Storm Water Control
The subject site IS located In #18 Sub-Basm of the West Spnngfield/"Q" Street Major Basm Storm water
facllilles Will be designed as a component of subsequent land use approvals to meet CIty of Spnngfield
stann water poliCies and regulations Preliminary storm water plans will keep the development's stann
water runoff rates equal to pre-development peak storm water runoff rates This Will be achIeved through
multiple on-site detention ponds, blo-swales, and open-channels See Exhibits Band 9 for more
mformatlon
ConclUSIon
The subject site IS inSide of the Eugene-Spnngfield Metropolitan Urban Growth Boundary and City of
Spnngfield ctty limits This enables publiC faclittles and services to be extended to the site In a timely,
orderly, and efficient manner The subject site has eXlsllng publIC facilItIes and seTVIces adjacent to the
site which also have the capacity to serve future development Therefore, thiS amendment IS m
compliance With Goal 11 "
StaWs ReSDonse
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-Springfield 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 Impact of
nodal development and Increased development denSities on the potenlial node sites being conSidered In
the Springfield area
_u~XHIBIT A - PAGE 43
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 offacllitJes and services to areas targeted by the
cities for higher densltJes, mflll, 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 avaJlable to the subject site and
other vacant properties In thiS area, including tire and police protection, parks, sanitary and storm sewer,
public transportation, schools, street systems and utilities The property IS served by Spnngfield Utility
Board for water and electriCity, by Wlllamalane Park and Recreation DiStriCt, by School District 19, and by
the City of Spnngfield for maintenance of sewers, streets, alleys, library and development and permit
services
Staff Flndlnc
These applications comply With Goal 11 because there are urban level public services available to the
subject site
GOAL 12 TRANSPORTAnON
"To provide and encourage a safe, convement and economic transportation system"
Aoollcant's Submittal
"Goal 12 IS Implemented through DIVISion 12.-OAR 660-012-0000 et seq The goal and diVISion are
Implemented at the local level by the Eugene-Spnngfield Metropolitan Area TransportatIOn Plan
(TransPlan) acknowledged forcompl18nce With Goal 12/n 2001
Plan amendments and land use regulation amendments are regulated under OAR 660-012-0060, the
Transportation Planning Rule ' If an amendment significantly affects a transportation facIlity, a local
government must provide a form of millgatlon OAR 660-012-0060(1) states
'A plan or land use regulation amendment Significantly affects a transportation 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 planning per/ad Identified In 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 faCIlity,
(B) Reduce the performance of an eXlstmg or planned transportatIon faCIlIty below the minimum
acceptable performance standard IdentJfled In the TSP or comprehenSive plan, or
(C) Worsen the performance of an eXlstmg or planned transportation faCility that IS otherwise
projected to perform below the mmlmum acceptable performance standard ,dentlfled m the TSP
or comprehenSive plan'
OAR 660-012-0060(1)
EXHIBIT A - PAGE 44
With regard to OAR 660-012-0060(1)(a) and (b), the proposed Post Acknowledgement Plan Amendment
(PAPA) would not change the functional classification of any transportation facility, nor would It change
the standards for Implementmg 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 m levels of travel or access which are Inconsistent With the functional classification of a
transportation facility The poliCies of the City of Spnngfield Development Code and the TransPlan
establish the requested plan designation as appropnate to the claSSification of the streets servmg the site
SpeCific reqUirements for access to those streets Will be deterrmned through the Master Plan and Site
Plan reviews and approved only upon demonstration of compliance With the provIsions of the
acknowledged comprehensive plan and Implementing regulations
With regard to OAR 660-012-o060(1)(c)(B) and (C), a Traffic Impact AnalYSIS (TlA) evaluatmg the
performance of eXlstmg and planned faclfltles as a result of the development proposed by thiS application
has been pertonned That T1A /s submitted concurrently With thiS wntten statement and the findmgs of
that analYSIS are hereby mcorporated by reference
T1A Scooma
When detennmmg the effect of a proposed PAPA, the TPR reqUires local govemments to evaluate
Impacts to planned facMles as well as those already eXlstmg Accordmg to OAR 660-012-0660(4)(b)(C),
transportation faCilities, Improvements or seMces mcluded m a metropolitan plannmg orgamzatlon's
federally-approved, finanCially constrained regional transportation system plan must be mcluded m the
analYSIS The Metropolitan Plannmg Committee adopted the Central Lane Metropolitan Plannmg
Orgamzatlon Regional Transportation Plan on December 9, 2004 The MPO-RTP established a plannmg
honzon of 2025 ThiS IS the plannmg honzon used by the TIA The followmg projects (Tabl/!s 16, 17 and
18) are wlt/lln the study area of/he T1A and are listed m MPO-RTP Table 1a - Fmanc/ally Constramed
Capital Investment Actions Roadway Projects'
Table 16 Prorect Cateqorv Arterial Capacity Improvements
Name GeographiC Limits DeSCription JUriSdiction
42nd Street @ Marcola Road T raffle control Springfield
Improvements
42nd Street at 42nd SVHwy 126 Traffic control Spnrlgfield
Highway 126 Improvements
Eugene-Spnngfield @ Mohawk Boulevard Add lanes on ODOT
Hlohwav (SR-126\ InterchanQe rames
Table 17 PrOlect Cateoorv New Collectors
Name GeographiC Limits Descnptlon
JUriSdiction
VSlreet
31st Street to Marcola New 2 to 3-laoe Spnngfield
collector
Table 18 Prolect Category Urban Standards
Name GeographiC Limits Descnptlon
Junsdlctlon
42nd Street
Marcela Road to
Railroad Tracks
Reconstruct to 3 Spnngfield
lane urban
faclllly
Upgrade to 2 to Spnngfield
3-lane urban
faclll~
3fst Street
Hayden Bndge Road to
U Street
Estimated Length Number
Cost
$248 OGO 0 712
$200,000 0 799
$310,000 068 821
Estimated Length Number
Cost
$2 173,000 0 65 777
Estimated Length Number
Cost
$2,551 000 1 03 713
$1,300,000 085 765
Because the ultimate purpose of the proposed PAPA IS to gam approval of a master planned
development, transportatIon modelmg of post-development tnp generation IS based on the street network
depicted In the Prellmmary Plan //Iustratlon In add/tlon to calculatmg the maxImum Impact offuture
EXHIBIT A - PAGE 45
development restncted only by the regulations of the proposed plan designation, the TIA 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 lIIustratton, but
sllll results 10 fewer vehicle tnps than the unrestncted worst-case The TIA compared the Impacts of
future development under the eXlstmg 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
T rafflc Imoact
OAR 660-012-0060(1)(c)(B) Though some fact/ltles wilhm the scope of the study are projected to operate
below the performance standard 10 the plan year, none Will do so as a result of the proposed PAPA
Those fact/ltles projected to operate below the performance standard 10 the plan year Will do so
regardless of the proposal under review Therefore, no faCilities are Significantly affected under thiS
definition
OAR 660-012-0060(1)(c)(C) Withm the scope of the study, one faCIlity that IS otherwise projected to
operate below the performance standard In the plan year IS made worse by the proposed PAPA
Therefore, thiS faCility IS Significantly affected under thiS defimtlon
. Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps
OAR 660-012-0060(3) permits local govemments to approve a PAPA that Significantly affects a fact/lty
Without requmng that mitigations bnng the facility up to the applicable performance standards ThiS IS
allowed only where the facility IS currently operatmg below the performance standard and, despite any
planned facilities as defined 10 Section (4) of the TPR, It IS also projected to operate below the
performance standard 10 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 that mlllgate the net .mpact and aVOid further degradatton 10 the
development (opening) year To address Impacts at the eastbound ramps of the Mohawk Blvd @
Eugene-Spnngfield Hwy mtersectlon the TlA proposes the followmg mitigation
~
. Traffic control changes allowmg left-tums torm the eastbound ramp center lane
With regard to OAR 660-012-0060(l)(c)(8) and (C), the analYSIS has determmed that measured at the
end of the plannmg penod the proposed amendment Will neither reduce the performance of eXlstmg or
planned transportation fact/ltles below the minimum acceptable performance standards Identdied 10
TransPlan nor worsen the performance oftransportetlOn tecMles thet are otherwise projected to perform
below the mlmmum acceptable performance standard Identified In TransPlan
Conr.lusfon
Pursuant to OAR 660-012-0060(1), the proposed PAPA slgmficantly affects a transportatIon faCIlity The
TlA proposes to mlt/gate the degradatIon of the facility under the cond/tlons of OAR 660-012-0060(3) By
requmng development to meet the conditions of OAR 660-012-0060(3), the City may approve the PAPA
10 compliance WIth OAR 660-012-0060 Therefore, the City of Spnngfield can find that the proposed
PAPA IS consistent with StatewIde Plannmg Goal 12
Staff Resoonse
Staff has evaluated the submitted Marcola Meadows Zone Change Traffic Impact AnalYSIS (TIA) prepared
by Access Engineering, dated February 20,2007, With respect to State-Wide Planmng 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 consistent With recogmzed profeSSional
traffic engineering standards and practices
EXHIBIT A - PAGE 46
Goal 12 encourages development that aVOids principal reliance on one mode of transportation MIxed
use development IS Intended to bring people closer to where they shop and work and create, and to
support pedestrlan-fnendly neighborhoods where walking, bicycling and transit use are attractive
transportation choices The subject property IS located In proposed TransPlan Node 7C
The Transportalion 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 U promote the
development of safe, convement and economIc transportatIon systems that are desIgned to
reduce reltance on the automobIle .. The Metro Plan IS Springfield's comprehensIve plan
acknowledged LCDC In 1982 TransPlan (the Eugene-Springfield Metro Area's adopted TSP
(Transportation System Plan) IS the transportation element of the Metro Plan DLCD acknowledged the
current TransPlan In 2001 The Metro Plan was also amended 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
TlA Review DISCUSSion
As discussed In the applicant's submittal above, OAR 660-012-0060 reqUIres a determination as to
whether the proposed amendment would "slgnrficantly affect" a transportation 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 tripS than
under the "Current" deslgnatlonlzonlng The report then analyzes a development scenario that would be
less Intensive than the" Amended" dE;-;lgnatlon/zonlng worst case but substantially more Intensive than
the "Current" deSignation/zoning
Based on analYSIS of the "Amended ZOning Capped" scenariO, the applicant concludes that by limiting
development to the level assumed in that scenariO, and 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 generation estimates as
shown In the follOWing tables
Table 3 Gross Tnps - Current Zomng
Current Land Use (ITE Size Unit ACT PM Peak Hour
Zonm!'! Code'
Rate Tnps Rate TnRs
MDR Apartment (220) 7140 Dwelling 622 4441 057 410
Units
I Shopping Center 1000 SF
CC (8201 1300 GFA 6195 8054 573 744
I CI Research & 336 Acres 7961 2675 1544 519
Develooment (7601
-I Cl BUSiness Park (770) 224 Acres 147 91 3313 1682 377
I Total 18.483 2,050
EXHIBIT A - PAGE 47
Table 4 Gross Trips. Amended ZOning Worst Case
I Amended Land Use (ITE Size Unit ACT PM Peak Hour
ZOnlna Codel
I Rate Trips Rate Tnps
I MDR Apartment (220) 1094 0 Dwelling 615 6725 057 619
Units
I Improvement Store 1000 SF
CC 18621 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
I
L Total 27,935 2,604
Table 4C Gross Trips - Amended Zoning Capped
. Amended Land Use (ITE Code) Size Unit ADT PM Peak Hour
ZOning
Rate Trips Rate Trips
Single-Family Residential 230 973 2237 099 227
MDR (210) 100 Dwelling 642 642 060 60
Townhouses (230) 400 Units 639 2554. - 059 238
Apartment (2201
CC Improvement Store (862) 171 0 1000 SF 2980 5096 245 419
GFA
1000 SF
MUC Shopping Center (820) 3500 GFA 4928 12320 431 1146
General Office (710) 500 1000 SF 1565 782 270 135
GFA
Total 23,631 2,225
The above development scenarios can be compared with the assumed land uses presented In the
submitted 'Prellmlnary Plan lIIustrabon .
Prellmmary Plan illustration
\ Amended Land Use (ITE Code) \ Size Unit
Zonma
Single-Family Residential 192
MDR (210) 123 Dwelling
Townhouses (230) 174 Units
Aoartment (220\
CC Improvement Store (862) 1710 1000 SF
GFA
1000 SF
MUC Shopping Center (820) 2000 GFA
General Office (710) 38.7 1000 SF
GFA
EXHffilT A - PAGE 48 '
This comparison shows that the development scenariO represented by the Preliminary Plan illustration IS
significantly less Intense In both MDR and MUC zones than the Amended ZOning Capped scenano, and
would likewise achieve Goal 12 compliance
Issues
Llmllino Development
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 trip
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 trip cap limll would be malntalrted over time
A dlsadvanlage of a TMP approach IS that It focuses enlirely on triP generation, and places no direct limit
on the type, level or schedule of site development If and when the site Irlp cap IS reached no more
development would be permitted Wllhout amendlrtg the limit
In the present case, It IS more deSirable to acknowledge Ihat the Amended ZOning scenario would
significantly affect Iransportatlon facllll1es, and accomplish Goal 12 compliance through a comblrtatlon 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)
Llmltlrtg deSignations and denSities to those assumed Irt the Amended ZOning Capped scenariO, or a less
Irttense scenariO, would be sufficient to demonstrate Goal 12 compliance
Future Traffic Analvsls ReoUlrements
A key feature of the Irlp generation estlmaltng procedure for various scenarios Irt Ihe TIA IS accounllng for
"lrtternal trips" These are triPS made between different land uses Within a development slle, as opposed
to Irlps Ihat have off-site orlglrts or destlrtatlons Obviously, all the on-site uses Involved Irt this exchange
of Internal tripS must eXist for this concept to have meanlrtg Because the Goal 12 test IS applied at pOint
15 or more years Into the future, assumlrtg full bUild out of the site presents no Issue However, Irt a
phased development there IS a question about how to address "lrtternal tripS" dUring Irttermedlate 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 Prelimlrtary Plan lIIustralton, which will be Irtcorporated Irtto
a Master Plan far the entire site, shows a number of pedestrlanlblke connections from the proposed
reSidential portion Irt the north to the commerCial portion In the south One way to address Ihe "lrtternal
trip" Issue IS to condition the Masler Plan phaslrtg 10 reqUire a certalrt percentage of the resldenltal portion
of the site to be developed With a Similar percentage of the commerCial
Finally, there are additional transportation related Issues that will be speCifically addressed In the reqUIred
Master Plan, but will be condlltoned as part of these applicaltons because approval of the Master Plan
requires consistency between the Metro Plan deslgnalton 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, Irt addlbon to the resolution of the Internal trip Issue and the trip cap discussed
above, staff will require the followlrtg conditions of approval as part of the Master Plan Phase 1
development Construction of the enbre collector street from Marcola Road to V Street, and Construction
of the Irtternal streets In the MUC and CC portions of the site
Staff F,ndmo
As conditioned, these applications comply With Goal 12 because the applicant's traffic Impacts analYSIS
demonstrates that the proposed PAPA would Significantly affect a transportalion faCility, and as
conditioned, degradation of the affected facility would be mitigated per OAR 660-012-0060(3)
EXHIBIT A - PAGE 49
CondItion of ADoroval #9
Submittal of preliminary design plans with the Master Plan application addressing the proposed mlllgallon
of Impacts discussed In the TIA The plans shall show the proposed traffic control changes allowing left-
turns from the eastbound ramp center lane at the eastbound ramps of the Mohawk Boulevard/Eugene-
Springfield Highway Intersecllon The Intent of this condll1on 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 dUring Master Plan review and approval a condition shall be applied
reqUiring the mitigation to be accomplished prior to the temporary occupancy of any uses In Phase 1 of
the development
ConditIOn of AODroval #10
Submittal of a Master Plan applicallon 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
Condition of Aooroval #11
Submittal of a Master Plan applicallon that shows the entire length of the collector street from Marcola
Road to V Street being const'?lcted as part of Phase 1
CondItion of Aooroval #12
Submittal of a Master Plan application that shows the construction of all streets serYIng 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 resldenl1al and
commercial development areas
Staff Flndlnq
As conditioned, these applications comply With Goal 12 because the applicant's traffic Impacts analYSIS
demonstrates that the proposed PAPA would Significantly affect a lransportalion 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 "
Aoo',cant's Submittal
"Resoonse
The purpose of thiS Metro Plan DIagram Amendment (PAPA) application IS to re-deslgnate land on the
subject site to 1) expand the amount of land deSIgnated for Medium DenSity ResIdential, 2) re-deslgnate
th8 land currently deSignated for Campus Industnal to Light Medium Industnal and Mixed-Use
CommercIal, 3) and re-deslgnated the Community Commercial land on the subject slfe to Mixed-Use
Commercial
EXHWIT A - PAGE 50
The Metro Plan IS an acknowledged plan by the Oregon Department of Land ConselYatlon and
Development Therefore, the Metro Plan IS currently consIstent wIth the proVIsIons of State-wIde
Planmng Goal 13 The Clly of Spnngfield adopted the Metro Plan (Ordmance No 6087) on May 17,
2004 ThIS application does not amend any component of the Metro Plan that IS related to Goal 13 as
adopted by Spnngfield City council on May 17, 2004 Therefore, thIs PAPA applicatIon IS consistent with
the Metro Plan and State-wIde Planmng Goal 13 .
Staff's 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 In the TransPlan as having potenl1al for nodal development (see the Goal 12
discussion) Development of the subject site with commercial uses has the potential to reduce automobile
tripS both In duration and frequency by providing commercial services In close proximity to the proposed
residential areas In the north of the subject site, other eXisting nearby residential development and
eXisting and future industrial development to the east By redUCing the frequency, number and dural10n 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
Local1ng 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 bulldmg codes Intended to maximize
energy efficiency
Staff Flndmq
These applications comply With Goal 13 because Implementation of Nodall)evelopment Area 7C Will help
conserve energy
Goal 14 URBANIZATION
"To prOVIde for an orderly and effiCIent tranSItion from rural to urban land use"
ADDhcant's Submittal.
"ReSDonse
All of the parcels affected by thIS applicatIon are currently wlthm the Urban Growth Boundary and were
annexed mto the Clly of Spnngfiefd The annexatIon was made m compliance WIth an acknowledged
comprehenSIve plan and Implementing ordmances, and established the avaIlabIlity of urban faCilitIes and
selYlces Therefore the amendment IS consIstent WIth State-wIde Planmng Goal 14
Staff's ResDonse
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
Recommendal1ons 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 Industrial Lands Inventory Report (1992)
Goal 14 also encourages compact forms of development Within Urban Growth Boundanes
EXHIBIT A - PAGE 51
These applications apply to land within the CIty limits and wIthin the City'S Urban Growth Boundary
Future development approval will Increase and Intensify land use within the City limits This alleVIates
pressure to urbanize rural lands The subject site IS also fully served by urban servIces and WIll capitalize
on public expendItures made for thiS purpose The proposed amendments address the studies listed
above In responses to Goals 9 and 10 and the availabIlity of public facllllles and services In Goal 11
Staff Fmdmo.,
These applications comply With Goal 14 because the City has adopted resldenllal, commercIal and
Industnalland Inventones and the subject site IS located within Spnngfield's Urban Growth Boundary
GOAL 15 WILLAMETTE RIVER GREENWAY OAR 660-015-0005
"To protect, conserve, enhance and mamtam the natural, sceniC, hIstorical, agrIcultural, economic
and recreational qualIties of lands along the WI/lamette RIver as the WI/lamette RIver Greenway"
Aoollcant's SubmIttal.
Resoonse
"The subject site IS not within the Willamette River Greenway Therefore, thiS goal IS not relevant and the
amendment Will not affect complIance With Goal 15 .
Staffs Resoonse
Staff concurs with the applicant's response
Staffs Fmdmo
Goal 15 IS not applicable to these appllcallons because the subject site IS not located on or near the
Wlllamette River
Goals 16 through 19 _ Estuarme Resources, Coastal Shorelands, Beaches and Dunes, and Ocean
Resources
Aoollcant's Subnllttal
"Resoonse
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 compliance
with Goals 16 through 19 .
Staffs Resoonse:
Staff concurs WIth the applicant's response
Staffs Fmdmll
Goals 16 _ 19 do not apply In Spnngfield because they pertain to coastal areas
Staffs ResDonse and Fmdmq
As conditioned, these applications comply With the applicable State-Wide Planning Goals as discussed
above
E~HIBIT A - PAGE 52
I see SectIon 7 070(3) "(b) Adoption of the amendment must not make the Metro Plan Internally
mconslstent"
Aoohcanl'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 appl1catlon are currently within the Spnngfield portion of the Metropoltfan
Urban Growth Boundary and have been Incorporated Into the City of Spnngfield The annexation was
made In compl1ance with an acknowledged comprehenSIVe plan and Implementing ordinances, and
established the avallabll1ty of urban facllttles and SeNICeS
As such, the subject srte IS proViding for compact urban growth and has the essential seNICeS 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 currently wrthln the UGB and
underutlltzed for an urban area The development of the site Will proVide needed commercial employment
opportunrtles and alsa-provlde medIUm density 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 densIty for all reSidentially deSignated and zoned land of
approximately twelve dwelling unrts per net acre The future development of the Site, therefore, Will help
the region achieve ItS 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 servIces'
ReSDonse
The subject stfe IS currently underdeveloped With access to readily available publ1c facll1tles and seNlces
Approval of thiS proposal Will capltal1ze on the publ1c SeNICeS and expenditures already made and
planned for In the Immediate area In short, the underdeveloped subject stfe IS surtable for reSidential and
commercIal uses (speCifically the proposed mixed res/dentlal and commercial area) and has access to
public fecllrt/eS and seNlces
Metro Plan SpeCific Elements
A ReSidential Land Use and HOUSing Element
ReSDonse
With the adoption of the Eugene-Spnngfield Metropolitan Area General Plan 2004 Update (effective
February 2006) the subject site's reSidentially deSignated land was removed from the Inventory of land
deSignated for low-denSity reSidential useS and was deSignated for medlum-denstty reSidential uses (An
application concurrent WIth thiS appl1catlon proposes to "fix' the boundary of the reSidentially deSignated
EXHIBIT A - PAGE 53
land) Therefore, the current MDR, Medium Densrty Resldenlial zone IS m compliance wJth the current
Metro Plan designation
Metro Plan, Policy A 8 'ReqUIre development to pay the cost, as determmed by the local
junsdlctlOn, of extendmg publIC selVlces and Infrastructure The cIties shaff examme ways to
proVide SubSidies or mcent,ves for proVldmg mfrastructure that support affordable housmg
and/or higher densIty housmg ,
The applicant shall conform With Crty of Spnngfield reqUirements for paymg the fair cost of extendmg
publiC seNlces and mfrastructure A vanety of housmg types are proposed as part of the Prelimmary Plan
fffustratlon mcludmg small lot smgle-famlly detached, townhomes, apartments, semor cottages and a
congregate care facllrty
Metro Plan, PolICY A 10 'Promote higher residential denSity InSide the UGa that utilizes eXlstmg
mfrastructure, Improves the effiCiency of publiC selVlces and facilIties, and conselVes rural
resource lands outsIde the UGa '
Metro Plan, PoliCY A 11 . Generaffy locate higher denSity residential development near
employment or commercial selVlce, m proXImity to major transportation systems or wlthm
transportation-effiCient nodes'
Metro Plan, Policy A 12 "Coordmate higher denSity reSIdential development WIth the proVISion of
adequate mfrastructure and selVlces, open space, and other urban amemtles
Metro Plan, PoliCY A 13 'Increase overaff reSidential denSity <'I the metropolitan area by creatmg
more opportumtles for effectlvety deSigned m-"ff, redevelopment, and mixed use white
consldermg Impacts of mcreased res/dentlal denSity on hlstonc, ex/stmg and future
neighborhoods'
The proposed Prelimmary Plan fffustratlon development Will promote higher densrty development by
mcreasmg the total supply of medium denSity deSignated and zoned land wlthm the metropolitan area
The applicant IS proposmg to develop the reSidential portion of the site under the Spnngfield standards for
nodal development. With a mmlmum net denSity of 12 umts per acre In addition, the portion that IS
proposed as smgle-famlly development IS proposed under the standards for cluster development With
notably smaller lot sizes and common open space proVided The mix of smgle-fam/ly small lot
development and multi-family development IS located near 'PotentIal Nodal Development Area 7C'
(TransPlan) and the applicant IS proposmg to develop a mix of commercial uses that shall mclude
employment and commercial opportumtles for future reSidents of the proposed development and eXlstmg
reSidents of the metropolitan area The proposed development IS located at the mtersectlon of North 21!"
Street and Marcola Road approXimately one-quarter mile east of the Marcola Road/North 19'" Street
mtersect/on WIth Highway 126, as such thiS proposed development IS m close proXImity to major
transportation routes and IS deSigned to be a walkable communrty that promotes a combmatlon of higher
denSities and employment and commercial opportumtles
The proposed Prel/mmary Plan fffustratlon development effectively mtegrates the higher densrty
development With the eXlstmg neighborhoods m several ways Most Importantly the lowest denSity
development, smgle-famlly detached lots, IS located adjacent to the reSidential neIghborhoods to the west
and north The hlqher denSity housmg (apartments, cottages and congregate care) IS located along the
east Side of the subject slle, and mtemally north of the proposed commercial and mdustnal properties
The proposed development Will mmlmlze the disturbance to eXlstmg development while achlevmg the
City'S and regIons need for hIgher denSity, mixed-use development
Metro Plan, PoliCY A 17 'ProVIde opportUnities for a fuff range of chOice m housmg type, denSIty,
Size, cost, and location'
EXHIBIT A - PAGE 54
The applicant's proposed Preliminary Plan illustration Includes a vanety of housing types including small-
lot single-family development, townhomes, apartments, semor cottages and congregate care The denSity
of development IS proposed within the desired ranges for medium density residential and Includes more
than 20% of common open space for use by the residents of the development The location of the
hOUSing IS central to the proposed nodal development area 7C (TransPlan) and shall provide a vanety of
employment and commercial opportumtles for the eXisting residents of the area and future residents of
the development
Metro Ptan, PolIcy A 20 'Encourage home ownershIp of all housmg types, particularly for low-
mcome households'
The applicant's proposed development will Include a vanety of home ownership options on small sIngle-
family lots and townhome lots The Size of the lots and the options for home ownership will Increase the
supply of affordable ownership hOUSing m the region
Metro Plan, PolIcy A 22 'Expand opportumtles for a mIx of uses in newly deve/opmg areas and
eXlstmg neIghborhoods through local zonmg and development regulatIons'
The proposed Prellmmary Plan illustration mcreases the mix of uses by proViding residential, commercial
(mam street, neighborhood retail, professional office) and mdustnal opportUnities, while also mfillIng In an
area of more typical suburban development The Increased commercial and employment opportunities
will benefit the eXisting resIdents and future residents of the development site
B EconomIc Element
ReSDonse
A detailed analysIs of Economic Element policies IS contained In the applicant's response State-wide
Plannmg Goal 9 _ "Economic Development" Those responses are hereby Incorporated by reference
-
F TransportatIon Element
Resoonse
The project area IS currently selVed by Marcola Road, 2ft", and 31" streets Marcola Road, the southern
border of the subject slle, IS fully Improved and IS deSignated as a Minor Artenal 2e" and 31" streets
border the eastern boundary of the subject site The City of Spnngfield's Conceptual Road Network Map
idenllfies 2ft" and 31" streets as the "31" Street Connector" The 2e" street portion of the 31" Street
Connector IS fully Improved and clesslfied as a Collector street Thlrty-Flfst Street IS not fully Improved
and IS classified as a Collector street Currently, 31" street IS a two-lane asphalt paved road that does
not have gutters, curbs, or SIdewalks There IS a City of Spnngfield 10' utility and Sidewalk easement on
the west Side of 31" street to facilitate road Improvements In the future
Additional Infonnatlon 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 m areas selected by each
JunsdlctIon that have IdentIfied potentIal for thIS type of transport at JOn-efficIent land use pattern '
ReSDonse
The subject site IS ,dentlfied In TransPlan as "Potential Nodal Development Area" 7C The applicant
seeks to develop the maJonty of the site under tne nodal standards as detdlled In the Springfield
Development Code The applicant's proposed development Will mclude resldent,al, Industnal and
commercial development creating a mix of uses that complements the nodal standards
Metro Plan, PolJcy F 13 'Support transportatJon strategIes that enhance neIghborhood Ilvablltty .
Metro Plan, Policy F 14 Address the mobility and safety needs of motonsts, transJt users, bicyclists,
pedestnans, and the needs of emergency vehicles when plannmg and constructing roadway system
Improvements
_EXH~I!~~ A - PA_G~ ~5
Metro Plan, Poltcy F 26 Provide for a pedestnan environment that IS well mtegrated with adjacent land
uses and IS designed to enhance the safety, comfort, and convemence of walkmg
Resoonse
The prop~sed development shall be served by the eXlstmg streets (Marcola Road, North 2Ff' Street,
North 31 Street) and future streets mcludmg a collector and local streets It Will be easy to get around,
and to do so on foot All streets Will have Wide Sidewalks, any of them setback from vehicle traffic The
entire community Will be connected with all-weather multi-use off street pathways It Will be convement,
and safe, to wall from one Village to the next
Metro Plan, PoliCY F 36 'ReqUIre that new development pay for ItS capacIty Impact on the
transportation system
RasDonsa
Based on the Traffic Impact AnalYSIS, the PAPA Will not have a capacity Impact upon the transportation
system Please see Attachment 1, TlA 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
Metro Plan mtemally mconslstent
G PubliC Fac'lltJes and Se/Vlcas Element
Metro Plan, PolICY G 1 . Extend the mlmmum level and full range of key urban faCilities and
se/Vlces In an orderly and effiCient manner consIstent With the growth management polICies In
Chapter It-B, relevant poliCIes In thIS chapter, and other Metro Plan pOlICieS'
Resoonse
The two parcels affected by thiS application are currently wlthm the Urban Growth Boundary and were
annexed mto the City of Spnngfield The annexatIOn was mad9 m compliance With an acknowlectged
comprehenSIVe plan and Implementmg ordmances, and established the availability of urban facMles and
services A detailed analYSIS of the availability of those seNlces IS contamed m the applicant's response
State. wide Planmng Goal 11 - "Public Facilities and Services' Those responses are hereby
mcorporated by reference
Metro Plan, PoliCY G 5 'Conslder wellhead protectIon areas and surface water supplIes when
planning stormwater facllltJes '
Resoonse
A stormwater management plan shall be created dunng the master plan process SpeCial emphaSIS Will
be placed upon the wellhead protection area and surface water suppltes when plannmg stormwater
faCilities See Exhibits 8 and 9 for more mformatlon
H Parks and RecreatJon Element
Rasoonsa
The changes proposed by tillS application 'A "I have no Impact on any recr!'atlon area facility or
opportunity that has been mventoned and deSignated by the Metro Plan or any relevant faClltty plan
regardmg the City's recreational needs The recreational needs of the commumty are adequately met by
the eXlstmg and planned facllltlas enumerated m the Willamalane 20-year Park and Recreation
ComprehenSIVe Plan, 2004 and other assOCiated documents A detailed analYSIS of the subject site m
relation to the vanous parks and recreation system studies, mventones, refinement plans, and facilities
plans IS contamed m the applicant's response State-Wide Planmng Goal 8 - 'Recreation' Those
responses are hereby mcorporated by reference With regard to the Parks and Recreation Element of the
Metro Plan, the City can find that the proposed PAPA will not make th9 Metro Plan mtemally mconslstent
EXHIBIT A - PAGE 56
I Hlstonc Preservation Element
,Resoonse
The changes proposed by this applicatIon will have no Impact on any hlstonc resource that has been
mventoned and desIgnated by the Metro Plan or any relevant facility plan or mventory regardmg the City's
hlstonc resources Wllh regard to the Hlstonc Preservation Element of the Metro Plan, the City can find
that the proposed PAPA wIll not make the Metro Plan mternally mcons/stent
J Energy Element
Metro Plan, Goal 1 MaxImIze the conservation and effiCIent utilization of all types of energy
ResDonse
The proposed PAPA and subsequent development of the slle Will encourage conservatIon and effiCient
utilizatIon of energy by a concentration of employment, services and reSIdences on the Site, and enablmg
transll servIces to the slle
Metro Plan, Poltcy 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 applicant shall deSIgn future development accordmg the standards of the Spnngfield Development
Code mcludes all standards relevant to solar of/entatIon
Metro Plan, Poltcy J 8 'CommercIal, reSIdential, and r6ll".reatlonalland uses shall be mtegrated to
the greatest extent possIble, balanced WIth all plannmg poltcles 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 the subsequent zone
changes and development of a master planned mixed use development that shall proVIde employment,
servIces and reSIdentIal opportumtles (see Preltmlllary Plan illustration ) The proposed development
enVISIons a senes of eight (8) Villages that mclude mam street retaIl, neighborhood retail, general retaIl
and reSIdential uses (smgle-famlly detached, townhomes, apartments, semor cottages and congregate
care) Workers and reSidents will have the optIon to obtam dmmg, shoppmg, and other commercIal
amendles Jess than a mile from the subject sIte consistent WIth Poltcy J 8's mandate to balance all
plannmg poliCIes to reduce travel dIstance EX/stmg 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 facilllate development of an mtegrated master planned mixed-use .
development With a mIx of commercIal, reSIdential and adjacent mdustnal zonmg near recreational land
uses (all wllhm reasonable walkmg dIstance, whIch allows mlxmg of uses and reduces travel distances) II
IS consIstent WIth thIS poltcy (see Preltmmary 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 meaningful, ongomg CItizen mvolvement m the commumty's -
plannmg and plannmg Implementation processes consIstent WIth mandatory stateWIde planmng
standards'
Response As noted m appltcant's findmgs regardmg State-wIde Planmng Goal 1, CItIzen Involvement,
the City's acknowledged program for clllzen mvolvement proVides CItizens the opportumty to reView and
make recommendatIons m wntten and oral testImony on the proposed PAPA, consistent wllh Goal 1 The
actIon proposed IS consIstent wllh and does not amend the CItizen mvolvement element of the Metro Plan
EXHIBIT A - PAGE 57
Aspects of the Metro Plan that have not been discussed wlthm thiS application will be dealt with dunng
future development proposals mcludmg site review and conditional use perrntl .
Staffs ReSDDnse.
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 cntenon
1 Additional Metro Plan Text
"B 23 ProVide for limited mIXIng of office, commercial, and mdustnal uses under procedures which'
clearly define the condlbons under which such uses shall be pen7lltted and which (a) preserve the
SUItability of the affected areas for their primary uses, (b) assure compabb1llty, and (c) conSider the
potenbal for mcreased traffic congesbon "
These applications address "Marcola Meadows", west of 28"/31" Streets The TransPlan Potential Nodal
Development Areas Map shows proposed Node 7C Includes areas east of 28"/31" Streets The southern
portion of thiS area IS zoned and designated light-Medium Industrial This area IS almost fully developed
The northern portion of thiS area IS zoned and designated Low Density ReSidential This area IS fully
developed The pOint IS that the "greater area" of Proposed Nodal Development Area 7C Will comply with'
Policy B 23 by prOViding "for IImrted mixing of commercial and Industnal uses while preserving the area for
industrial uses"
~'-
The definition of nodal development area IS prOVided In the Metro Plan
"Nodal Development Area (Node) Areas IdentIfied as nodal development areas m TransPlan are
conSidered to have potenllal for thIS type of land use pattern Nodal development IS a mixed use,
pedestnan friendly land use pattern that seeks to mcrease concentrations of populabon and
employment m well defined areas With good transit service, a mix of diverse and compatible land
uses, and publiC and pnvate Improvements deSigned to be pedestnan ans! transit onented
Fundamental charactensllcs 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
node,
. Mixed uses so that services are available wlthm walkmg distance,
. PublIC spaces, such as parks, publiC and pnvate open space, publiC faCIlities, that can be
reached Without drlvmg, and
. A mIx of housmg types and residentIal dens/bes 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 submllled a Preliminary
Plan lIIustrallon, an example of what the required Master Plan application, which IS a condition of
approval of these applicatIOns, may look like
The Transportation Element of the Metro Plan supports the applicant's proposal The compact development
configurallon proposed by the applicant Will reduce dependence on the automobile, shorten trip lengths,
reduce trip frequency, shorten trip duration, and lower systems costs The proposal Will limit air pollullon
and urban sprawl The proposed applications are consistent With the Growth Management PrinCiples of the
Plan that encourage compact growth and carnes out the Intent of the Transportation Element
EXHIBIT A - PAGE 58
2 Whether the PAPA makes the Metro Plan Internally Inconsistent
The purpose of the Metro Plan's economic element IS to Implement State-wide Planning Goal 9" to
diversify and Improve the economy of the state In order to grow the region's economy It IS essentIal
that the supply of land m each zonmg desIgnatIon mclude not only sites sufficient m Size to
accommodate the needs of the commercial or mdustnal operatIons (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
"B 6 Increase the amount of undeveloped land zoned for light mdustnal and commercial uses
correlatIng the effectIve supply m tenns of SUitability and availability With the projectIons of
demand ,..
"B 12 Discourage future Metropolitan Area General Plan Amendments that would change
development-ready mdustnallands (sites defined as short-tenn m 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 MILlR 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 DiStriCt as shown on the applicant's Table 7 (see Goal 9)
thiS T.-wle lists all of the eXls1ln9 bUSinesses In that dlstnct In a diStriCt that requires 60 percent of the
acreage to be dedicated to light Industrial uses, there IS currently only one such use, Shorewood Packaging,
which was constructed In 1997 Since that lime no light Industnal use has gone Into the Gateway CI Dlstnct
There has been no CI development appllcalions ever submitted for the subject site Redeslgnalion and
rezoning were Identified as methods to Increase the supply of commercial land In the SCLS Any rezoning
essenlially reduces other land use Inventones, espeCially the CI DiStrict Approval of these appllcalions Will
exchange an Industnal development ready site for a predominantly commerCial development ready site In
light of any more up-to-date commerclaillndustnalland studies, one must use the eXisting studies which
were adopted With 20 year honzons In order to comply wrth the Metro Plan and ultimately Goal 9 (see the
CIBL diSCUSSion under Goal g) These appllcalions 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 Industrial development east of
2S"'/31" Streets that compnse Proposed Nodal Development Area 7C
Under PoliCY B 12, staff contends the "discourage" language does not contain an outright prohlbltton on
changing development ready rndustnal srtes to non'lndustnal (commerCial and reSidential) deSignations It IS
Important to keep In mind that when making deCISions based on the Metro Plan, not all of the goals and
poliCies can be met to the same degree In every Instance, some of the goals, objectives and poliCies
conflict Therefore, use of the PoliCY B 6 suggests correlating the supply of land zoned for Industrial and
commercial uses With demand Given the surplus of Industnally zoned land and the defiCit of commercial
land there IS not a correlation between eXlsllng supply and demand for the two categones The "correlalion
policy" conflicts Wlth Policy B 12 which discourages rezoning development ready industrial parcels to other
deSignations Given the defiCit of commercial lands In the City, staff contends the policy of correlating
eXlsling supply With demand IS more Important than the policy of not converting development rwdy light
medium Industrial Sites to other uses
The requirement of thiS cntenon that adoption of these proposed applications not make the Metro plan
Internally InconSistent does not mean that every goal, obJeclive, 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 Diagram Amendment
The applicant submitted findings the various Metro Plan poliCies Cited above and In response to Goal 9
EXHIBIT A - PAGE 59
which are beneficial to the Planning Commission and City Council In weighing the relevant portions of the
Metro Plan as they perform the required balancing
The Planning Commission and the City Council should determine If the applicant and staff demonstrate
that In order to comply With Statewide Planning Goal 9, Metro Plan policies and adopted land InventOries
that Campus Industnalland should be converted 10 commercial and residential and that condll1ons 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 condll1ons 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 Industnalland, regardless of current
trends Given thiS sltualton and the requirement that the City maintain an adequate supply of commercial
land as well as industrial land, the Planning Commission and City Council must make a chOice The baSIS of
thiS chOice IS - Will approval of these applical10ns be In the best Interests of Springfield's Citizens
Staff's Fondlna:
The text of the Metro Plan, specifically the poliCies, supports thiS cnterlon In much the same way that
these applical10ns 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 LSPRINGFIELD ZONING MAP AMENDMENT CRITERA AN~.FINDINGS
SDC Article 12 describes the cnterla to be used In approving a Springfield Zoning Map amendment SDC
Section 12030(3) lists "Zoning Map amendment>critena of approval (a) Consistency with
applicable Metro Plan policIes and the Metro Plan dIagram, (b) Consistency with applIcable
Refinement Plans, Plan DIstrict maps, Conceptual Development Plans and functtonal 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) Leglslattve Zoning Map
amendments that Involve a Metro Plan Diagram amendment shall 1 Meet the approval cntena
specified In Article 7 of thiS Code, and 2 Comply with Oregon Admimstrattve 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, "
ADDhcant's Submittal
"ReSDonse.
The adopted Metro Plan 'Land Use DIagram' (2004 update) shows three land use deSignations
on the subject slle Campus Industnal, 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 wrlh and Implement the Metro Plan 'Land Use
DIagram'
Note The applicant cited the same Metro Plan poliCies In the response to thiS cnterlon that were used In
addreSSing SDC 7 070(3)(b) Therefore, those cltal10ns are not listed again In the applicant's response to
thiS criterion
EXHmlT A - PAGE 60
Staffs Resoonse and Flndlno_
The applicant has cited "consistency with Metro Plan policies and the Metro Plan diagram" In the
response to SDC Secllon 7 070(3)(b), above Staff found that the applicant complied with that criterion
and therefore, complies wIth criterion 12 030(3){a)
I SDC Section 12 030(3)(b) "Consistency with applicable Refinement Plans, Plan District maps,
Conceptual Development Plans and functlonal plans, and"
Aoollcant's Submittal
"Resoonse
A Conceptual Development Plan (COP), previously created for the 56 acres of eXlstmg 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
entlre 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 zonmg from the subject site and a forthcommg Master Plan application [see Attachment - Preliminary
Plan illustration! for the entire subject site (mcludmg all fand wlthm the previously adopted COP)
consistent With these amendments shall be submitted to the City, as such, the previously approved COP
Will be supplanted by the forthcommg Master Plan per SDC 37 010 et seq As such a findmg of
consistency wrth the conditions of the prevIOusly adopted COP (98-02-47) IS not applicable to thiS
proposal "
Staffs Resoonse
The subject site IS not Within an adopted refinement plan or plan district 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
Staffs Flndlno
These appllcallons comply With SDC Section 12 030(3)(b) because there are no applicable refinement
plans or plan districts 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 condlllon of these appllcallons
SectIon 12 030(3)(C) "The property IS presently provided With adequate publiC facllltles, 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 compliance wrth Statewide Plannmg Goa111- 'Public Facll:t,as end
Services,' and Goal 12 - Transportation' 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 complies With thiS cntenon
Staffs Resoonse
Staff concurs With the applicant's statement Criterion (c) IS also addressed In staff's response to Goals
11 and 12, under crltenon 7 070(3)(a)
__ _EXJ!IBIT A - PAGE 61
Staff's Findlno .
The apphcant has shown that the subject site can be served by urban services In the response to SDC
Section 7 070(3)(a), above Staff found that the apphcant comphed with that cnterlon and therefore,
comphes with criterion 12 030(3)(c)
Section 12 030(3)(d) "LegIslatIve Zoning Map amendments that Involve a Metro Plan DIagram
amendment shall 1 Meet the approval cntena specIfied In Article 7 of thIS Code, and 2. Comply
wIth Oregon AdminIstratIve Rule (OAR) 660-012-0060, where applIcable n
Staff's ReSDonse and Fmrmo
These apphcatlons comply With SDC Section 12 030(3)(d) because thiS criterion IS addressed In staffs
response to SDC Section 7 070(3) used In approving a Type II Metro Plan amendment, and the response
to State-wide Planning Goal 12 In SDC Section 7 030(3)(a) In particular
I XI CONCLUSION. RECOMMENDATION OF STAFF AND RECAP OF CONDITIQNS
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 manufactunng actiVItIes, (c) diversification of the non-manufactunng
segments of the local economy, pnmanly In trade, services, finance, Insurance, and real estate,
and (d) the development of thIS metropolitan area as a regIonal trade and service center serving
. southern and eastern Oregon ..
The Spec,alllght Industrlal/Campus Industrial designation was adopted to assist In the diversification of
the metro area's economy In the tranSition after the wood products Industry dechne Staffs 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 ready" for-over 30 years and has not been developed Has the demand for the
light Industnal manufactunng uses originally Intended for the CI district disappeared? The apphcant's
Table 7 shows that there IS only one manufactUring faclhty In the Gateway CI, Spnngfield's other CI
District If these applications are approved, there Will stili be over 100 acres of CI zoned and deSignated
vacant land In the Gateway CI District
Approval of these applications will Implement TransPlan Nodal Development area 7C, resulting In a
master planned commerclaVresldent,al mixed use development for the entire sIte
,
In the Executive Summary, staff stated there were two primary Goals 9 and 10 that needed to be
addressed Staff contends that, as conditioned, these apphcatlons addressed both Goals and all other
apphcable crltena 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 ne'ghbors, be assured that a ~quaJily" development Will be constructed over time
Re-cao of Conc'ltlons of Aooroval.
CondItion of Aaaroval #1
The submittal and approval of a Master Plan application prior to any development on the subject site
EXHIBIT A - PAGE 62
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 hlghlightmg potential
Issues as part of these applications that must be addressed dUring the Master Plan approval process
The Metro Plan diagram and Zomng Map amendment applications are concurrent SDC SectJon 12040
gIves the City authority to add condllions" as may be reasonably necessary In order to allow the
Zonmg Map amendment to be granfed " The Master Plan application process will reqUIre a public
hearing and approval by the Plannmg CommiSSion This note applies to all of the addllional conditions of
approval that relate to the reqUired Master Plan application
ConditIon of Aooroval #2
Submittal of documentation from the Department of State Lands andlor the Army Corps of Engmeers with
the Master Plan application demonstrating the eXlstmg dramage ditch IS not a regulated watercoursel
wetland, and If necessary, submIttal of a wetland delinealion for other wetlands that may be on the
subject site
CondItIon of Aooroval #3
Submittal of a Master Plan applicalion that mcorporates the relocation of the eXisting dramage ditch and
conversion to a major water feature that Will be an mtegral 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 mclude the home Improvement center This means that this
and all other conditions referenCing "Phase 1" must be mcorporated mto proposed Master Plan Phase 1
development
CondItion of Aooroval #4
Submittal of a Master Plan application that addresses compliance With the Drinking Water Overlay District
standards m 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 relalionshlp of the proposed development to
Wlllamalane's future park on the north Side of the EWES Slke Path and an explanation of any
coordination efforts With Wlllamalane concermng the timing and development of the future park
Condition of Aocroval #6
Submittal of a Master Plan applicatIon that addresses coordmation With EWES to determine If any
easements are required m order to cross the EWES Bike Path to access the future park
CondItion of Aooroval #7
Submittal of a Master Plan application that shows the proposed home Improvement center bUilding
deSign Similar to the eXisting bUlldmg In Scottsdale, ArIzona or a bUilding deSign that complies WIth the
current bUlldl'1g deSign standard- m SDC Article 21
CondItIon of Aooroval #8
Submittal of a Master Plan application that demonstrates that reSidential development Will occur at12
dwelling units per net acre
EXHIBIT A - PAGE 63
CondItIon of ADoroval #9
Submittal of preliminary desIgn plans with the Master Plan applicalion 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 mlligatlon IS feasible from an engineering perspective and will be constructed on
a schedule that .s 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
reqUlnng the mitigation to be accomplished pnor to the temporary occupancy of any uses In Phase 1 of
the development
CondItion of ADDroval #10
Submittal of a Master Plan application that Incorporates a "Development Phasing Plan" The Intent of this
plan .s to address the "Internal trIp' Issue by reqUlnng 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
CondItIon of ADDroval #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 ADDroval #12
Submittal of a Master Plan application that shows the construction of all streets selVlng the CC and MUC
portions of the subject site berng constructed as part of Phase 1
Cond.l1on of ADDroval #13
Submittal of a Master Plan application that shows proposed connectivity between the residential and
commercial development areas
ConclUSion and Recommendation
As conditioned, staff has demonstrated that the proposed applications comply With the applicable cntena
of approval listed In SDC Sections 7 030 and 1203.0
Staff recommends the Planning CommiSSion Approve the attached Order and forward the proposed
applications, as may be amended, to the City Council With a recommendation for adoption
_ ~X!DBIT A - PAGE 64
EXHIBIT B
K & D ENGINEERING, Inc.
Engineers' Planner. . Surveyors
Legal descrIption
For
"Mal cola Meadows" Comp Plan and Zone Change
,
Two (2) Parceb oflmld located In Spllngfield, Olegon that me more pmtlculatly
described as follows
,
Parcell
Beg~nn1ng at a po~nt on the ~orth margLn of Marcola Road, sa1d po1nt belng North 89
57' 3011 East 2611 60 feet and North 00 021 001l West 45 00 feet from the southwest
corner of the relix Scott Jr D L C No 51 In Townshlp 17 South, Range 3 West of the
Willamette Mer1dJ.an, thence along the North margJ.D of Marc..ola Road South 89 571 JOIl
West 1419 22 feeL to the Southeast corner of Parcell of Land PartJ.tlon Plat No 94-
P0191, thence leavJ.ng the North margl.n of Marcola Road and runnlng along the Cast
boundary of Bal.d parcell and the Northerly cxtenSl.on thereof North 00 02' 0011 West
516 00 feet to a pOlnt on the South boundary of NICOLE PARK as platted and recorded ~n
File 74, Slides 30-33 of the Lane County Oregoll plat Recorda, lhence along lhe South
boundary of sald NICOLE PARK NorLh a9 571 30P East 99 62 feet to the Southeast corner
of Ba~d NICOLE PARK, thence along the East boundary of said NICOLE PARK North 00 02'
00" West 259 B2 feet to the Northeast corner of Bald NICOLE PARK, thence along the
North boundary of sald NICOLE PARK South 69 58' 00" West 6 70 feet to the Southeast
corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and recorded ~n Book 46, Page
20 of Lhe Lane County Oregon Plat Records, thence along the Eaal boundary of sa~d LOCH
LOMOND '1I::RRACB FIRST ADDITION North 00 02' 00. West 112 88 feet to the I~outhwest
corner of AUSTIN PARK SOUTH as platted and recorded ~n folIe 14, Slldes 132-l34 of the
Lane County Plat Records, thence along the South boundary of sa~d AOSTIN PARK South
North B9 sa' 00. Eant 260 00 feet to ~he Southeast corner of sa~d ~UST1~ PARK South
thence along lne East bOU1'ldary of sa~d AUSTIN PARK South North 00 021 0011 West 909 69
feet to the Northeast corner of sa4d AU8t~n Park South, said po~nt be~ng on the South
bounddry of LhaL cerla~n tract ot land descrlbed ~n a deed recorded July 31, 1941, lD
Book 359, Page ~B5 of the Lane County Oregon Deed Records, thence along the South
boundary of Sdld last descrlbed Lract North 79 411 5411 I::D.st 1083 15 feet Lo the
lnteruection of the South llne of the last descrlbed tract and the ~dst llne of that
certa~n tract of land conveyed to R H Plerce and EILzabeth C Plerce and recorded ~n
Book 238, Puge 464 of the Lane County Oregon Deed Records, then~e along the Cast l~ne
of sa~d last deacdbed tract South 00 021 0011 r::ast 1991 28 feet to the pOl.nt of
be9~nnlng, all In Lane County, Oregon
Page 1 012
276 N W Hickory Street. POBox 725. Albany, OR 97321 . (~41) 92R-2~83 . Fax (541) 967-3458
K & D ENGINEERING, Inc.
Enguleers . Plarlners . Surveyors
Pal eel 2
Be~~nn~n9 at a pOlot ~n the center of County Road No 1S3~ 3470 24 feet South and
1319 9 feet ~ast of the Northw~~t corner of the Felix Scott Donat~on land Claim No
82, ~n Townsh~p 11 south, Range 2 west of the Wlllamette. Merld.an. and belng 866 feet
South of the Southeast corner of cract of land conveyed by The Travelers Insurance
Company to R D Kercher by deed recorded 1D aook lD~, page 26B, Lane County Oregon
Deed Records, thence Mest 131.0 feet to a pOJ.nt 15. links East ot. Lbe West h.ne of tbe
Fellx Scott Donation Land ClaiM No 82, Notlficaeton No ]255. J.D To~nship 17 South,
Range 2 West of the Millametce Meri~an, and runnlng Lhence South parallel wlth and 15
l~ka dJ.Dtant from said WeaL Ilne of said Donation Land Clal~ a distance of 2304 76
feet to a point lS links East of the southwest corner ot sa~d Donation Land Cla~m,
thence EMSt follow~ng along ~he center line of county Road No 2'8 a distance of 1310
feet to a po~nt 1n the center of sa~d County Road No 278 due South of the place of
beginn~g, thence North following the center Ilne of said County Road No 153 to the
point of begi~n9f all ~ Lane county, Oregon.
EXCEPT the right of way of the Eugene-Wendl1ng Branch of the Southern Paclf~c
Ra1lrcadl
ALSO EXCEPT that port10n descrlbed ~n deed to The City of Eugene, recorded in
Book 359, page ~as, Lane County Oregon Deed Records,
ALSO EXCEPT begi~ng at a pOLnt wh1ch is 1589 47 feet South and 1327 33 feet
East of the southwest corner of section 19. Townshlp 17 South, Range 2 West,
Wlllamette Mer1d1aD, Lane county, oreson, aa1d point also be1ng oppos~te and
20 feet Easterly from Stat~on 39+59 43 P 0 S T , sald Stat~on being in the
center line of the old route of County Road No 142-5 (fOrMerly 0753), thencp
South 0 11' West 183 7S feet to the ~ntersect~on with the Northerly Ra~lroad
Right of way lloe. thence South 84' 45' West 111 3J feet, thence SOULh 79' 30'
Weat 48 37 teet to the ~nterGection of sald Ra11road R1ght of Way l~ne w~th
the Southerly ~9ht of Way l~e of the relocated saiQ County Road No 742-S,
thence along the arc of a 316 48 foot ra~ius curve left (the chord of which
bears North)9 0)' 3S- East 261 83 feet) a d~stance ot 269 94 feet to the
place of beg1nniny. in Lane County I Oregoc,
AI~O EXCEPT that port~on described 1n deed to Lane County recorded October 19,
1955. Recept~on No 68852 r lane county Oregon Deed Records 1
ALSO EXCEPT tbat port~on described in deed to Lane county recorded ~anuary 20,
~3B6, Reception No 8602211, Lane County Off1c~al Records,
ALSO E...<.CEPT thOlt porti.on described J.n that Deed 1.0 w1l1amalane Park and
Recreation DiBtr~ct recorded December 4, 1992, Recept10n No 92687t5, and
Correct1on Deed recorded FeQruary 9, 1993, RecepLion No 9308469, Lane county
Off1c1al Records.
ALSO EXCEPT th~t port1on deacrlbed 1n Exh~b~t A of Lhat Deed ~o the Clty of
Spr~gfield. recorded September 22, 1993, Recept~on No 9360016, Lane County
OfflClal Records
ALSO EXCEPT Marcola Road Industrlal pa~k, an platted and recorded 1D Pile 75,
S11des 891, 89B and 899, Lane County plat Records, Lane County, Oregon
Page 2 of 2
276 N W Hlckury Street. PO Bux 725 . Alb.nY'9<:~ 9732l . (54!) 92&-2583 . Fax (54!) 967-345i
i.
EXHIBIT C
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~ HIgh DenSIty Resldentlal
I 1 Medium Densrty Resldentral
Low Density Resldenllal
~ 1 MIXed Use ReSIdential
Zonmg Dlstnct Boundanes
... Community Commel'Clal
'II" III Major Reta,l Commerc,al
l1li Mixed Use Commerclal
C Nleghborhood Commeraal
i j ught Medium Industrlal
~ Campus Industnal
_ Heavy Industnal
_ Pub~c Land & Open Space
Miscellaneous
Boundanes
i........., Spnngfield
:'un; City Limits
" Exlsbng
__ Parcels
CJ Subject
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The Villages at Marcola Meadows
ProDosed Zoninq
o "'" 600
',200
.~
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