HomeMy WebLinkAboutCorrespondence CST 3/17/2007
,
"
A>
-"
SATRE ASSOCIATES, P.c.
Planners, Landscape Architects and Environmental Spec18hsts
132 E"t Broadway Suite 536, Eugene, Oregon 97401
(541) 465-4721 . Fax (541) 465-4722 . 1-800-662-7094
www satrepc com
....
-
SAIRE
ASSOCIATES
March 17,2007
THE VILLAGES AT MARCOLA MEADOWS
REVISED GOAL 9 FINDINGS: METROPOLITAN PLAN AMENDMENT
LPR 2006-00027
Goal 9 - Economic Development To pi oVlde adequate opportul11tres throughout the state fOl a
variety of economIc actiVIties vital to the health, welfm e, and pi osperlty of Oregon's citIzens
ResDonse
StatewIde Planmng Goal 9 - Economy of the State, reqUIres commumtIes to Inventory, plan, and
zone enough commercIal and Industnal land to support the dIversIficatIOn and Improvement of
the economy Pursuant to thIS, the City ofSpnngfield has adopted the folloWIng documents
Eugene-Splll1gfield Metl opohtan Area General Plan (Metlo Plan), RevIsed 2004
Spll11gfield Commercwl Lands Study, February 2000
Metl opohtan Industl wI Lands Specwl Study
Metl opohtan Industl wi Lands InventOlY Report, July 1993
Metropohtan Industrlal Lands Polzcy Report, July 1993
Also relevant to thIs dIscussIOn are studIes regardmg other statewIde plannIng goals These other
documents Include
Spll11gfield Natw al Resource Study RepOl t, October 2005
Eugene-Splll1gfield ReSIdential Lands Study, 1999
The Metropolitan Industllal Lands Special Study (MILSS) commenced In 1989 and produced
two documents, the Metropohtan Industrial Lands InventOl)' Report (MILIR) and the
MetropolItan Industllal Lands Pohcy RepOlt (MILPR) In 1995, the Sprl11gfield Commelcwl
Lands Study (SCLS) was InitIated The CIty of Spnngfield adopted the study In 2000 and the
Oregon Departrnent of Land ConservatIon and Development (DLCD) acknowledged the SCLS
as a penodlc revIew task The study looked only at lands wIthIn Spnngfield's urban h'fOwth
boundary and dId not make changes to either the Metro Plan or the Spnngfield Development
Code However, as an area specIfic penodlc revIew task, It updates the "EconomIc Element" of
the Metlo Plan and Includes findIngs, polIcIes and ImplementatIOn strategIes regardIng the
supply of commercIal lands
."
Because the proposed aInendment would shift land frorn Industnal to CornmercIaI and
ResIdentIal, the two addItIOnal documents lIsted above are relevant FIndIngs of the Eugene-
Spllllgfield ResidentIal Lands Study were Incorporated Into the Metlo Plan along wIth other
penodlc revIew amendments In the '2004 Update The Sprlllgfield NatUlal ResoUlce Study
Repol t (SNRS) updated Inventones of ReSIdentIal, CommercIal, and Industnal lands, and was
acknowledged by the DLCD m December 2006
Oregon AdmInIstratIve Rule (OAR) 660-009-000 et seq (DIvIsIOn 9) establIshes the
applIcabIlIty of Goal 9 rules to Post Acknowledgernent Plan Amendments (PAPA), and specIfies
certaIn 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 procedures relevant to thIS applIcatIOn and states
Nor.1'lthstandlllg pm aglGph(2) , [660-009-00 I 0(2)], a jUllsdlctlOn wlllch changes Its plan
deSignatIOns of lands 1Il e\cess of two aCI es to 01 fi om commel CIaI 01 Industrzal use,
plllsllant to OAR 660-DlvlslOn 18 (a post acknowledgement plan amendment), must
add, ess all applicable planmng I equlI ements, and
(a) DemonstlGte that the proposed amendment IS consIstent with the parts of Its
acknowledged comprehensIve plan whIch add,ess the lequlrements of thiS diVISIOn,
or
(b) Amend Its compl ehenslve plan to explall1 the plOposed amendinent, pursuant to OAR
660-009-0015 through 660-009-0025, 01
(c) Adopt a combll1atlOn of the above, consistent with the I eqllll ements of tillS diVISIOn
The plan deSignatIon changes antICIpated by the proposed PAPA WIll remove 56 0 acres of
Campus Industnal deSl6'11atlOn In ItS stead, the supply ofland wIth CommercIal deslgnallon wIll
mcrease 370 acres and the remaInIng 190 acres wIll receIve a MedIUm DenSIty Resldenllal
deSIgnatIOn AddItIonally, 26 0 acres of the Cornmerclal land wIll also have a Nodal
Development Area overlay deslgnallon See ExhIbIts 3 and 4 and Table I of the complete
wntten statement for more InformatIOn The folloWIng facts wIll dernonstrate that the proposed
amendment IS consistent with the most recent economIc opportumtles analysIs and wIth the
sectIOns of the acknowledged Metlo Plan whIch address the reqUIrements of DIvIsIOn 9
The Meflopolitan Industrial Lands InvellfOlY RepOlt (MILPR) estImated that the Industnalland
supply at the begInnIng of the plannIng penod (study year) was about 3,600 acres wIthIn the
Metro UGB The CaInpUS Industnall share of all vacant unconstraIned Industnal land was 27%
(denved from Table 5 of the MILIR, p 47) About 709 acres of the MetropolItan study year
mdustnalland supply was wIthIn the Spnngfield portIOn of the UGB (MILPR, Table 5, p 47)
The MILPR does not estIrnate demand wIthIn the Spnngfield UGB alone, nor does It segregate
the estImated demand for Campus Industnal land In the Metro area The subJect sIte was
Included In the lIst of short-tenTI sItes for new Industry (MILPR, p 20 and p 45, SubregIOn 7,
SIte 5) The study further estImated that the proJected 20-year dernand for Industnal land for the
Metro UGB would be between 650 and 1,172 acres, one-fifth to one-thIrd of the supply
I The MILSS uses the tenn "Special Light" wh,ch has smce been changed 10 "Carnpus Industnal" In IhlS report we
will u.e the later tenn "Carnpus Industnal"
The Vlllages at M&cola Meadows - Metro Plan Amendment ApphcatlOn
RevlSed Goal 9 Fmdmgs - March 17,2007
Page 2 of 12
.J
"..-.,.- ~
,
(MILPR, P 7) In response to thIs study, the Metro Plan was amended deletIng a findIng that the
supply was not adequate to meet the proJected growth In the commercIal and lIght manufactunng
scgments of the economy (MILPR, p II)
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
Industnal land In the adopted and acknowledged studIes If we apply the same 23% and 42%
low and hIgh depletIOn rates seen In the overall Industnal supply, we denve a range of 148 to
196 acres of CI land In Spnngfield at the end of the plannmg penod
The 2004 Metlo Plan update estImated the supply of MedIUm DensIty ResldenllaJ land In the
study year to be 828 acres, and proJected the consumptIOn of 589 acres dunng the planmng
penod, leavIng a plan year (2015) Inventory of 239 acres The Spllngfield Commelczal Lands
Study (SCLS) updated plan year estImates of Spnngfield's CommercIal land Inventory (wIthIn
the UGB) It projected a slgmficant defiCit of bUIldable land by 2015 If the hlstonc rate of
consumptIOn contmued
The Inventones of all three general categones of land were studIed by the Spllllgfield Natural
Resource Study Report to gauge the Impact of settIng aSIde Goal 5 lands wIthIn the Spnngfield
UGB The 2005 study modIfied earlIer Inventory estImates by IncludIng plan aInendments
approved SInce the ongInal studIeS and consldenng the maxImum possIble Impact of Goal 5
protectIon measures These modIfied estImates are the baSIS of TabJes 2, 9, 10, II, 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 thc adopted
and acknowledged Inventones oflands The estImates most speCIfic to the sItuatIOn are used
Table 2 Proposed Impact on Projected Plan Year Land InventOries
Acres
General Use UBG Plan Yr Inventory PAPAl::. Total 1::.% Sou rce
Med DenSity Res Metro 2015 239 19 258 8% Metro Plan
Commercial Springfield 2015 -172 37 -135 22% SNRS
Industrial (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 EqUllIbnum between them IS mutually beneficIal and
essentIal to the overall economIc and SOCIal health of the commumty The table above shows
that the proposed PAPA has a relatIvely Inslgmficant affect on the supply ofIndustnalland The
proportIOn of gaIn for MDR land IS tWIce the loss of Industnalland, and the proJected defiCIt of
CornmercIalland IS reduced 22% '
I
I
Decldmg to reduce the supply of CI land IS not an easy chOIce, a matter of robbIng Peter to pay
Paul Nonetheless, If we pOSIt that provldmg 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 housmg costs
for theIr employees and managers There IS synergy between ReSIdentIal, lndustnal and
Cornmerclalland uses and a balance should be maIntaIned PolICIes m the Metlo Plan, weIghed
carefully, support the proposed PAPA
The Vlllages at Marco]a Meadows - Metro Plan Amendrnent ApphcatlOn
ReVised Goal 9 Fmdmgs - March 17,2007
Page3 of 12
.~
COMPREHENSIVE PLAN POLICIES
The Metlo Plan has the followmg polIcIes dIrectly relevant to the proposed PAPA
EconomIc Element PolICY #B 6
Incl ease the amount of undeveloped land zoned fOl lzght IIldustrzal and commercial uses
con elatll1g the effective supply III terms of sUlIabllzty and avazlabllrty wIth the projectIOns of
demand
EconomIc Element Policy #B.12
Discourage futUle Metro Plan amendments that would change development-ready II1dustnal
lands (slles defined as short-term 111 the metropolztan Industrzal Lands Special Study, 1991) to
non-lI1dustrzal deSignatIOns
Clearly, these two polIcIes often WIll be m conflIct WIth a lImIted supply of urbamzable land,
mcreasmg the amount of undeveloped commercIal land wIll frequently be at the expense of the
mventory of mdustnalland The Metro Plan addresses the Issue of conflIct between polIcIes
"The respective jUllsdlctlOns I ecogmze that there are apparent conflIcts and
II1conslstencles between and among some goals and polzcles When makll1g deCISIOns
based on the Metl 0 Plan, not all of the goals and polzcles can be met to the same degree
111 evelY 1I1stance Use of the Metlo Plan requires a balanclllg ollis varIOus components
on a case-by-case baSIS, as well as a selectIOn of those goals, objectIves, and pOlzCICS
most pel tment to the Issue at hand"
The Splmgfield CommerCial Lands Study, the most recent econornlc opportumtIes analysIs
regardIng land supply, contaInS the folloWIng key polIcIes
"PolIcy I-A Mamtam a rnlxed supply of large and small cornrnerclal sItes through strategIes
such as rezolllng or annexatIOn to serve Spnngfield's future populatIOn"
"PolIcy I-B Ensure that an adequate amount of commefCIal land IS deSIgnated In 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 I-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"
"PolIcy 3-A RedesIgnate and rezone portIOns of mdustnal land or resldenllal land wlthm
IdentIfied Employment Center, NeIghborhood Center, or Comrnerclal Center nodes to
MIxed-Use Cornmerclal to achIeve the obJectIves of TransPlan, TransportatIon Plannmg
Rule 12, and to mcorporate hIgher mtenslty development m conJunctIOn wIth resldenllal and
employment opportumtIes "
The VIllages al Marcola Meadows - Metro Plan Arnendrnent ApphcatlOn
ReVIsed Goal 9 FIndIngs - March 17,2007
Page 4 of 12
J
\
CONVERSION TO COMMERCIAL DESIGNATIONS
A proJectIOn of a CommefClal land Inventory deficIt wlthm the planmng penod IS unacceptable
under the rules of StatewIde Planmng Goal 9 The necessIty of replemshIng the Inventory IS not
debatable Nonetheless, the Issue of tradIng Industnal land, In thIS case Campus Industnal, for
CommercIal land needs to be examIned carefully Because meetmg all land use pollcles
perfectly and completely IS ImpossIble, theIr pnonty must be consIdered Mev 0 Plan EconomIc
Element "Pollcy #B 6" IS ImperatIve and provIdes clearer gUIdance than "Pollcy #B 12," WhlCh
merely dIscourages The polIcIes of the Spllngfield CommelclOl Lands Stud\', partIcularly
"Pollcy 3-A," clearly trurnp "PolIcy #B 12" when consldenng the proposed PAPA The
proposed PAPA places the Nodal Development Area overlay desIgnatIOn on most of the Site,
addressIng "Pollcy I-B," and "PolIcy 3-A "
The Land ConservatIOn and Development CommIssIOn (LCDq recently reported to the
Governor on the conversIOn of Industnal land to non Industnal land The report was concerned
wIth maIntaInIng an adequate local supply of Industnalland and preventIng conversIOns of pnme
mdustnal land to non-mdustnal uses TheIr report was tItled "Promotmg Prospenty ProtectIng
Pnme Industnal Land for Job Growth" It made the folloWIng observatIon
"The Issue of conversIOn of Industnallands IS llnked dIrectly to the goal of provIdIng an
adequate supply of mdustnal and other employment land for a vanety of economIc
actIvltIes UntImely or undesIrable conversIOn of Industnallands, partIcularly conversIOn
of strategIc sites wIth umque market features, can Interfere wIth accomplIshIng the goal
of provIdIng adequate land development opportumtIes for economlC growth and Job
creatIOn" (p II)
<
"The GMELS' [Greater MetropolItan Employment Lands Study] Phase I findIngs
remforce the commIttee's assertIOn that tradItIOnal Industnal areas, IncludIng those
featunng heavy manufactunng, warehouse/dlstnbutlOn, Industnal servIce and waste
management actiVItIes should be protected from encroachment by mcompatIble non-
Industnal uses by plaCIng these areas In so-called Industnal sanctuanes" (p 19)
However, the report also observed,
"To better understand the concept of 'employment lands,' the commIttee examIncd the
Phase I findIngs 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
WIthIn the greater Portland metropolItan regIOn CommIttee members concurred WIth a
maJor findIng of GMELS that the lIne between mdustnal and non-Industnal use IS
becornIng IncreasIngly blurred In the new economy because many traded-sector and
Industnal actIvItIes are now carned out In office and tech-flex settmgs The latter type of
Industnal uses IS perfectly compatIble WIth other employment actIvItIes and, thus, can be
accommodated In mIxed-use zomng dlstncts that Include retaIl, office, InslltutlOnal
and/or llght Industnal and even resIdentIal uses" (p 18)
"New and emergIng Industnal uses These are high-tech, bIOtech, some manufactunng
and research and development and are often located In office and tech-flex settIngs They
are rnost productIve when adJacent to SImIlar compames and theIr non-Industnal
The VIllages al Marcola Meadows - Metro Plan Arnendrnent Appl1catlOn Page 5 of 12
RevlSed Goal 9 Fmdmgs - March 17,2007
.'""
supplIers, lenders and support systems SUItable locatIons for these acllvltIes mclude
many mIxed-use zones, as long as theIr scale, desIgn and operatIOnal charactenstlcs are
cornpatIble WIth surroundIng uses" (p 20)
Although the converSlOn of Clland to other deslgnatlOns may seem to have a negatIve effect on
the potentIal for econornlc development, the net effect IS very posItIve when consldenng the
benefits of addmg to the extrernely scarce supply of cornmefClalland As the DLCD report to
the Governor pOInts out, hIgh-tech research and development firms are most productIve when
non-mdustnal supplIers and supportIng servIces are avaIlable to thern AddItIOnally,
CommercIal land IS SUitable for many hIgh-wage, economIc export employers New and
grOWIng sectors ofthe economy blur the lIne between commercIal and Industnalland use
SITE SPECIFIC ISSUES
The Campus Industnal portIOn of the sIte has been reserved as development ready land SInce
1995 It was desIgnated as SpeCIal LIght Industnal (the precursor of Carnpus Industnal) for
years before that DespIte the dWIndlIng supply of CI land, not one Industnal developrnent has
been proposed for It The reasons It has not yet been developed are complex However, the sIte
IS not Ideal with regard to the qualItIes that the CI desIgnatIon IS mtended to foster and preserve
To attract the desIred Industnes, the zone Imposes perfonnance standards to rcduce conflIcts wIth
adJacent zomng dlstncts and negatIve Impacts between sites wIthIn the CI dlstnct Itself From
the Metro Plan, "The actIvItIes of such finns-are enclosed wIthIn attractIve extenors and have
mInllnal envIronmental Impacts, such as nOIse, pollutIOn, and vlbratIon, on other users and on
surroundIng areas"
However, the sIte and surroundIng areas are already subJect to some of these Impacts, whIch may
partIally explaIn why the sIte has not yet been developed wIth CI uses The CIty's pre-
applIcatIOn report lIsts "alr pollutants from surroundIng heavy Industnal uses, overhead electncal
lInes and nearby raIl Imes whIch cause problems for certaIn types of hIgh technologIcal
Industnes Several/ugh tech firms had conSIdered the PIerce Property for a potentIal locatIOn,
and all found It unSUItable because of these problems"
Lane Metro PartnershIp confirms thIS InformatIOn The agency prOVIdes economIc development
and busmess InfonnatlOn for Eugene, Spnngfield and Lane County, and maIntaInS a
computenzed Inventory of vacant Industnalland and bUildIngs They report that whIle numerous
mqUlres about the subJect sIte are receIved from busInesses consldenng It as a locatIOn for new
faCIlItIes, there are common obJectIons These Include the sIte beIng too close to establIshed
resldentlal areas for Industnal uses, and too close to the KIngsford charcoal plant for hIgh-end
office or research facllIlles OperatIng PermIt 204402, Issued by the Lane RegIOnal AIr PolutIon
Authonty: allows the Kmgsford plant to emIt up to 1,075 tons of partIculate and gaseous
pollutants per year
COMPETING SITES
Long after the subJect sIte was zoned for mdustnal use, the McKenZIe-Gateway Corporate Park
became avaIlable It has drawn IIght-mdustnal and hIgh-tech uses whIle the subJect sIte has
remaIned fallow Compames bUIldIng or acqumng facllItles there have Included Sony,
Symantec, and Shorewood Packagmg However, the Gateway Park has undergone SIgnIficant
The VIllage, at Marcola Meadows - Metro Plan Amendrnenl Apphcauon Page 6 of 12
Rev"ed Goal 9 Fmdmg, - March 17,2007
,/
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 re!,'lllatlOns to further lImIt types of commercIal
uses and lImIt theIr coverage to 40% of gross acreage Gateway !,'fOSS acreage In commercIal use
IS now nearly 30% WhIle the market place has clearly IndIcated the supenonty of Gateway over
the subJect sIte as a locatIOn for Campus Industnal development, the shortage of Commercial
land threatens the remaInIng bUIldable land at the more desIrable 10<;atJOn Though conversIOn of
the subJect sIte would reduce the Inventory of CI land, It would take some of the commercIal
development pressure off Gateway ThIs would help reserve Gateway for Industnal
development, thus sacnficIng a margInal resource to foster more productIve use of a supenor
one
COMPARING WAGES
How mIght the conversIOn of the subJect sIte's CI land to CommercIal affect the abIlIty of
Spnngfield to attract Jobs that prOVide a famIly wage? We begIn by askIng what a famIly wage
IS In Spnngfield Although there IS no precIse defimtlOn of "famIly wage," the tenn CaIne Into
use dunng the Industnal RevolutIOn when work was separated from home to a degree not seen
before The concern was that the breadwInner earn enough to allow the spouse to stay home
tendIng the house and chIldren It becmne a somewhat controversIal tenn, some commentators
asslgmng sexist overtones to It Data In the folloWIng tables create a statIstIcal context for the
discussIOn If "famIly wage" can be defined as the gross Income needed to cover tYPIcal
expenses~of the average famIly, the tables below estImate these figures In Spnngfield and
Oregon
Table 3 Sprmgfield, Oregon Average Household and Family Size
Number of IndIviduals
255
303
Average Household
Avera~e Family
Source U S Census Bureau Census 2000 Summary File 3
Table 4 Sprmgfield, Oregon Typleal 2004 Family Expenses
Poverty In Arnenca 1
E P 12
Two Adults,
One Child
$34,905
$36,408
Two Adults,
Two Children
$43,862
$41,748
Source
1 Poverty 10 Amenca ProJect, Penn State UnIversIty
2 EconomiC Policy Institute
Figures are for typical expenses Figures for One Adult and Two Children
are Within approxImately one percent of Two Parent One child expenses
The table below gIves U S Census data regardIng the medIan mcomes of IndIVIduals and
households Note that the famIly household Incorne IS slgmficantly hIgher than the hIghest
IndIVIdual medIan Income Data about the proportIOn of tWO-Income households or the average
wage of pnnclple breadWInners IS not avaIlable Heads of farnlly households may be makIng
slgmficantly more than the average or many households may have two Incornes Some
combInallon of the two IS lIkely Regardless, It IndIcates cautIon should be used when makmg
assumptIOns about famIly wages
The VIllages at Marcola Meadows - Metro Plan Amendmenl Apphcallon
RevIsed Goal 9 Fmdmgs - March 17,2007
Page 7 of 12
Table 5 Sprmgfield and Oregon MedJan Incomes
Oregon
Springfield, Oregon
'.
Family Households $55,196 $43,539
Non-family households $29,209 $23,734
All Households $46,393 $37,452
Male full-time, year-round workers $41,485 $35,118
Fernale full-time, year-round workers $30,591 $25,524
Source U S Census Bureau Census 2000 Summary File 3 adjusted to 2004 Consumer Pnce Index
To assess Impact of the PAPA on famIly wage Jobs, we can estImate the average wage of
employment III the relevant land use desIgnatIOns The table below uses IllformatlOn frorn the
Lane County CouncIl of Governments and the Oregon Labor Market Informallon ServIce to
correlate the estImated number of people employed by each Illdustry sector wlthm a plan
desIgnatIOn, and the Lane County average pay wIthIn each sector, to denve an estImated average
pay for employment III a land use deslgnallon
Table 6 Plan DeSIgnatIOn Average Wage
Commercial
Employment
676 2%
779 2%
767 2%
585 2%
8,890 25%
2,455 7%
Industry
Construction
Manufacturing
Trans, Cornm , 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%
$25,732 13
Comm Mixed Use
Employment
107 4%
99 4%
128 5%
68 3%
332 13%
342 13%
1,252 48%
279 11%
2,607 100%
$30,905 80
Average Pay
$37,751 00
$38,057 21
$35,090 20
$40,622 86
$19,30919
$34,73705
$27,340 14
$37,23900
Source of wage data OlMIS Lane County 2000 Industry sector average adjusted for 2004 Consumer Pnce Index except the figure
for Government which IS from 2004
Source of Industry sector employment by plan designatIon LCOG ~ 2004
To better understand the Impact of the PAPA on condItIOns In Spnngfield, the next table
provIdes an overvIew of the types of busmesses and the approxImate number of employees
currently located m the Gateway area (the only other Cl zone III Spnngfield wIth SIgnIficant
development Most of the busIllesses lIsted III the table would be allowed wlthIll the proposed
PAPA redeslgnatIons
The Vlllages al Marcola Meadow, - Melro Plan Arnendrnenl ApphcatlOn
RevISed Goal 9 Fmdmgs - March 17,2007
Page 8 of 12
Table 7 Types of Bu<messes and ApproXlrnale Employees for Gate"ay Development
Gateway Businesses Address Type Approximate Nurnber
of Ernployees
Royal Caribbean Cruise Lines 1000 Royal Caribbean Way T ravel sales call center 250-500
(3900 Sports Way)
Symantec 555 International Way Computer Support Call 1200
Center, Comp Tech
PaclficSource Health Plans 110 International Way Health Insurance 275
Headquarters
Oregon Medical Laboratonesl 123 International Way Medical Laboratories 300
Oregon Veterinary Laboratory
Sacred Heart Medical Center FinancIal servIces 260
Foundation
123 International Way
Sacred Heart Medical Center Materials (Supply 30
Matenals Management handlers )
Shorewood Packaging Inc 500 International Way Manufacture paperboard 60
packaging products
Wholesale distribution
Global Industries 950 International Way automotive parts and 10-19
accessanes
Grand Slam USA 921 International Way Indoor recreation Batting 1-4
cages, basketball, etc
McKenZle Athletics 909 International Way Uniforms screen pnntlng 10-19
and embroidery
PaCific Office Automation 911 International Way Copier sales and cOPYing 20-49
services
Rex Myers Transfer 915 International Way MOVing and storage 5-9
FedEx 700 International Way Couners and messengers 20 - 49
Learning Tree 100 International Way Child Day Care N/A
Planned Busmesses A
ProfeSSIOnal Credit Servlce Collection Agency 177
McKenZle LeaSing and Finance Heavy equipment leaSing 13
Source InformatIon gathered from Dex Lane Metro PartnershIp, and GLMIS Info and links
A ProfessIonal CredIt ServIce and McKenZIe LeaSing and Finance purchased 7 acres In Gateway and will move headquarters
there Source The RegIster Guard - Tuesday, November 14, 2006
The Vlllages at Marcola Meadows - Metro Plan Amendrnent ApphcatlOn
RevlSed Goal 9 Fmdmgs - March 17, 2007
Page 9 of12
"
Table 8 below shows the estImated wages for ernployment typIcal of the busInesses In the above
table Companng thIs data wIth Table 6 IndIcates that the average pay for employment In the
desIgnatIons proposed by the PAPA are sImIlar to the average pay In Spnngfield's developed CI
desIgnated lands
Table 8 Emplovment and Wage EstImates for Sprmgfield CI Busmesses 50 or more emplovees
Employment
Number Percent
177 640%
535 1930%
1,200 43 30%
300 1080%
OccupatIon
B]1l and account collectors
B]lling and Posting Clerks
Computer Support Spec]alist
Med]cal and CI]nlcal Laboratory
Technlc]ans
M]scellaneous Manufacturing
Travel Customer Service
Representat]ve
Total ernployees
We]!lhted Avera!le Pay
Average Pay
$30,060 00
$26,956 00
$34,87400
$27,083 00
60 2 20%
500 1800%
$32,292 00
$22,880 00
2,772 100%
$29,97594
Source Wage data for Lane County 2004 from OLMIS webslte except Travel Customer Service Rep starting
pay published In Portland Business Journal - November 18, 2004
Source Employment data from Lane Metro Partner ship and from InfoUSA webslte
COMPREHENSIVE PLAN RESIDENTIAL POLICIES
Re~ide/lt/Ol La/ld U~e a/ld Hou~lIIg Eleme/lt
Re~lde/lt/01 Demity #A. 10
Plomote higher I eSldent/01 densltv lIIslde the UGB that utllrzes etlstlllg Inft astructUl e, Improves
the efficIency of publrc services and facIlities, and conserves rural resow ce la/lds outside the
UGB
ReMde/lt/01 La/ld U~e and HouslIIg Eleme/lt
ReSIdential De/lslty #A.ll
Generally locate hIgher density resldentlOl development neal employment 01 commercial
serVices, 111 pI oXlmrty to majOI trans pOI tatlOn systems 01 wzthlll tl ansportatlOn-efficlent /lodes
Rewdellf/Ol La/ld Use a/ld Hou~lIIg Eleme/lt
Rewde/ltlal De/lMty #A 12
COOl dlllate hIgher densIty reSIdential developme/lt with the pi OVISIO/I of adequate lIIfi astructw e
and serVIces, open space, and othel UI ban amellltles
These reSIdentIal polICIes make clear the lrnportance of hIgher densIty reSIdentIal development to
the future of the Eugene-Spnngfield MetropolItan area Yet here agaIn, there IS an apparent
conflIct between polICIes, namely PolIcy 3-A of the SCL and the reSIdentIal polICIes ofthe Metro
Plan Just CIted As the follOWIng analYSIS WIll show, splIttIng the converted Industnal land
between ReSIdentIal and CommefCIal In the proportIOn proposed IS entuely appropnate
~
Whlle the Inventory of Spnngfield CommercIal land WIll be entIrely depleted by the end of the
plannIng penod and the pnonty of creatIng more IS ObVIOUS, Metro Area surpluses are proJected
for both Industnal and Resldenllal The case for reapportlOmng these Inventones must be made
The Vlllages at Marcola Meadows - Melro Plan Arnendrnent Apphcallon Page 10 of 12
RevlSed Goal 9 Fmdmgs - March 17,2007
./
,
To Illustrate the need for an adJustment of the Inventones, the folloWIng table looks at the
relatIve rates of mventory depletIOn over the plannmg penods studled
Table 9 Projected DepletIOns of Land Inventories Durmg the Planmng Period
Acres
General Use Study Yr 6 Plan Yr 6% Source
Med DenSIty Res 828 -589 239 -71% Metro ptan
All Res (lowest) 5,830 -4,565 1,265 -78% SNRS
All Res (high est) 5,830 -5,637 193 -97% SNRS
Industnal (lowest) 3,604 -1,482 2,122 -41% SNRS
Industnal (high est) 3,604 -2,004 1,600 -56% SNRS
The table above shows that, over the planmng penod, the Inventory of MedIUm DensIty
ReSIdentIal land IS beIng depleted at a far faster rate than Industnal land (Note that the Metlo
Plan dId not subtract reductIOns of Goal 5 mventones the SNRS subtracted from the broader
lllventones ) Sacnficmg a small portIOn of Industnal land to replemsh the more rapIdly
dImInIshIng mventones IS JustIfiable and prudent To Illustrate the pOInt further, the folloWIng
table compares the final plan year Inventones of lndustnal and ResIdentIal land The two
planmng pen ods end five years apart, so the Inventones are not simultaneous However, the
companson IS stIll mstructIve CommercIal land was left out of the table because the Spnngfield
plan year mventory IS negatIve All comblllatlOns of hIgh and low estImates are calculated
Table 10 Cornbmed Plan Year Inventory EslIrnates
Total acreage
Residential (low)
193
1600 1,793
2122 2,315
Residential (high)
1265
2,865
3,387
Industnal (lowest)
Industnal (high est)
Table II RelatIve ProportIOns of Total Plan Year Land Inventory
Resldenlial
Industnal
Res L/lnd H
834%
9170%
Res L1lnd L
1080%
89 20%
Res Hllnd H
37 40%
62 70%
Res Hllnd L
44 20%
55 90%
BALANCING INVENTORIES
To evaluate the wIsdom of shIftIng lands from one general use to another, we must establIsh a
vIable ratIO between thern The proJected Inventones of Industnal and ResIdentIal land can be
analyzed by findmg a ratio of Jobs to households, and then relatmg the number of dwellIngs
supported by the ResIdentIal Inventory wIth the Jobs supported by the Industnal Inventory
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
SaIne source, the average household mcome IS approxImately $45,000 ThIs gIves us a rule of
thumb ratIO of I 5 Jobs per household The Metro Plan target densIty IS 6 dwellIng umts per
gross acre Therefore, the correspondIng numbers of Jobs needed to support the hIgh and low
estImates of plan year Resldenllal Inventory are 11,385 and 1737
The Village, at Marcola Meadows - Metro Plan Amendment ApphcatlOn
RevIsed Goal 9 Fmdmgs - March 17,2007
Page II of 12
,
, '.
The Department of Land ConservatIOn and Development, In theIr publIcatIOn "Industnal and
Other Employment Lands AnalysIs GUIdebook" recommends USIng ratIOs from 6 4 to 9 6 when
estImatIng Jobs per gross acre of Industnal land USIng the Industnalland Inventory hIgh and
low estImates, the table below compares the resultmg numbers of Jobs wIth the Resldenllal
Inventory
Table 12 Jobs Supported by Projected Plan Year Land Inventories
Acres du/ac lob/du lob/acre lobs
ReSidential (lowest) 193 6 15 1737
Industnal (lowest) 1600 64 to 9 6 10,240 to 15,360
ReSidential (high est) 1265 6 15 11385
Industnal (high est) 2122 64 to 9 6 13,380 to 20,371
In the slowest growth proJectIOn, the Inventones are not In eqUllIbnurn If consumpllon of land
supplIes IS on the hIgh sIde, and Inventones are low, there IS a gross dlspanty We should also
remember that when Inventones 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 begIn to hoard and pnce
gouge In antIcIpatIon of !,'l"eater shortages Clearly, for the health of the Metro economy, these
Inventones should be adjusted New employers wIll not locate In the area If there IS no hOUSIng
for themselves or theIr employees ShIftIng land from Industnal deSignatIOns to ReSidentIal
deSIgnatIOns IS JustIfied <.
ConclUSIOn
Adopted and acknowledged Inventones mdlcate that well before the year 2015, Spnngfield's
mventory of CommercIal land wIll be severely, If not completely, depleted Metlo Plan PolIcy
#B 6 directs the CIty to correlate the effectIve supply of economIc lands m tenns of SUItabilIty
and aVaIlabIlIty WIth the proJectIons of demand WhIle the mventory of CI land rnay be small,
OAR - DIvISion 9 (Economy) does not prohIbIt convertIng Industnalland to another category of
employment land, or to another Goal mventory, as long as a local government rnaIntaInS an
adequate supply OAR 660-009-0025(2) states, "The total acreage of land deSIgnated In each
site category shall at least equal the proJected land needs for each category dunng the 20-year
planmng penod" [EmphaSIS added] In thIS SItuatIOn, the need for Cornmerclal Land wIll not be
met by the end of the planmng penod, and the Inventory of Resldenllal land lags far behInd
Industnal, yet the acknowledged Inventones IndICate a Campus Industnal Inventory surplus An
adJustment IS warranted to maIntaIn eqUllIbnum and support other Metlo Plan polIcIes
encouragIng Increased reSIdentIal densllles and supportIng Nodal Development areas
There IS a synergIstIc relatIonshIp between the three general categones of land use that reqUIres
balance between them In order to sustam economIc dIVerSIty Thc proposed redeslgnatlOn of
Campus Industnal land to ComrnefCIal, CommercIal MIxed-Use, and MedIUm DenSIty
ReSIdentIal development wIll support the dIversIficatIOn and Improvement of the economy It IS
consIstent WIth the pnontIes establIshed by adopted and acknowledged polIcIes Therefore, the
amcndment IS consIstent WIth stateWIde planmng Goal 9
The Vlllages al Marcola Meadows - Metro Plan Arnendrnenl Apphcal10n
ReVIsed Goa19 Fmdmgs - March 17,2007
Page 12 of 12