HomeMy WebLinkAboutCorrespondence CST 3/27/2007
,
SATREi
f.sSOCIATES!
Satre Assocl3tes, PC
132 East Broadway
SUite 536
Eugene Oregon 97401
Phone 541 465 472 J
Fax 541 4654722
I 800 662 7094
www satrepc com
March 26, 2007
~&V
I ",tv
p. ~tlt24
3/27
City of Spnngfield
Development Services
225 Fifth Street
Spnngfield, Oregon 97477
Attn Gary Karp, Plarmer
Re The VIllages at Marcola Meadows
City FIles LRP 2006-00027 and ZON 2006-00054
Dear Gary,
Please accept the enclosed document for the record as the applIcant's response to
the lIst of concerns receIved from DLCD m their March 12,2007, letter addressed
to the CIty ofSpnngfield We appreciate DLCD's revIew or our applIcatIOn and
this opporturuty to reply
Please contact us should you Lave any questIons or reqUIre any additIOnal
mformatlOn m this regard
Smcerely,
'R~CL-M S~,.-€/
RIchard M Satre, AICP, ASLA, CSI
Encl Responses to March 12 DLCD List of Concerns
Planners, Landscape Architects and EIll-lronmental Speclalzsts
- -
.....
iii
SATRE
ASSOCIATES
SATRE ASSOCIATES, P C.
Planners, Landscape ArchItects and Em'lronmental SpecIalIsts
132 East Broadway SUlte 536 Eugene, Oregon 97401
(541) 465-4721 . Fax (541) 465-4722 . 1-800-662-7094
www satrepc com
March 26, 2007
THE VILLAGES AT MARCOLA MEADOWS
METROPOLITAN PLAN AMENDMENT LRP 2006-00027
ZONE CHANGE ZON 2006-00054
RESPONSES TO MARCH 12,2007 DLCD LIST OF CONCERNS
Marguente Nabeta, AICP, South WIllamette Valley ReglOnal Represental1ve oflhe
Department of Land Conserval1on and Development, sent a letter and an attached hst of
concems dated Match 12,2007 to Gary M Karp, Planner fOl the City ofSpnngfield
Development Services Depill1ment CommuJllty Planmng DlvlslOn, the staff planner
assigned to these apphcatlOns Mr Karp forwarded Ms Nabeta's letter to us for
responses Our responses are gIven below
QUALITATIVE ANALYSIS
DLCD Comments I, and 3
Item #1 pOInts out that Goal 9 comphance may be addressed WIth both quanl1tattve and
quahtatlve analyses Item #3 acknowledges qualItatIve conunents, but alleges that no
analYSIS or reasonable concluslOns are prOVIded to JustIfy redestgnatlOn
In the apphcant's revIsed Goal 9 findIngs of March 17,2007, a quahtatlve analYSIS IS
presented In the sectIOns l1tled "Site SpeCific Issues," "CompetIng SItes," and
"Companng Wages" on pages 6 through 10 of 12 pages AddltlOnal InfOrmatlOn
,
regardIng the quahl1es of the sIte affectIng ItS sUltablhty for development under ItS
current deslgnal10n IS presented In the PlannIng COIrumsslOn Staff Report for March 27,
2007, In the "Execul1ve Summary," and on pages 1-34 through 1-37
In these two documents, there IS extensIve matenall egardmg the hIstory context,
condll1ons, and malketablhty of the subject sIte The SUItabIlIty of the sIte IS analyzed In
the context of changIng market forces and In comparIson to the progress of development
In the Gateway Campu~ Induslnal Dlstnct, 10cal1on of the majonty ofSpnngfield's
The Villages at Marcola Meadows - Re,ponses to DLCD Concerns
March 26, 2007
page 1 of6
(
shovel-ready CI land These dIscussIOns demonstrate the mfenonty of the subject sIte
compared to the rest of the CI mventory. and also pomt out the pressure for CommercIal
development on more sUItable sItes A reasonable conclusIOn IS made that redeslgnatmg
the subject sIte WIll ease commercIal development pressures on the best CI mventory,
while sacnficmg a sIte that m 23 years has shown no potentIal for development under Its
CI deSIgnatIOn
ACKNOWLEDGED INVENTORIES
DLCD Comment s 2, 4 c, e, 8, II
Item #2 asks about "cumulatIve actIOns smce the 2002 [SIC] CommercIal study" and
questIOns the use of figures from the 2006 Industnal-Commel cwl BUildable Lands Study
(CIBL) Item #4 c refers to a figure m the applIcant's February 28, 2007 responses to
Goal 9 denved from older 1m entones Items #4 d and 4 e refer to figures m the same
February 28, 2007 document that \\ ere based on the CIBL study Items #8 and #11
further questIOn studies used m the prevIOus versIOn of the applIcatIOn
The applIcant's March 17,2007 document revIsed prevIous Goal 9 responses to rely only
on mventones and studIes that ha\e been coord mated With the DLCD These mclude the
most recent acknowledged mvento'j, the 2005 Splll1gfie/d Natll/al Re\OUlce Study
RepOlt, \\hlch updated Industnal and ResIdentIal mventones m the MetlOpolItan UGB
and the Commercial Inventory In the Spnngfield UGB ThIS document was
acknowledged by the DLCD m December 2006
CONSISTENCY WITH THE METRO PLAN
DLCD Comment 4 b
Item #4 b alleges that the proposal IS not consIstent With OAR 660-009-0010(4) because
It IS not consistent With the City'S mdustnal conversIOn polICIes In fact. the applIcant's
responses, revIsed responses. and the Planning CorrumsslOn Staff Report dISCUSS thIS
Issue at length and present substantIve arguments demonstratmg complIance WIth
comprehensIve plan polICIeS
As discussed begmrung on page 4 of the March 17,2007 revIsed Goal 9 responses, and
beglnnmg on page 1-60 of the Planmng ConumsslOn Staff Report, there IS no
reqUIrement to meet every polIcy perfectly and completely and WIthout contradIctIOn
The Metro Plan acknowledges thIS fact and address conflicts and mconslstencles between
and among goals and polICIes Although the proposal IS mconslstent WIth Economic
PolIcy B 12, It IS consIstent \\ Ith EconoITI1c PolIcy B 6 and other econOITI1C polICIes m the
Metlo Plan and the Spll11gfield Commel cwl Lands Study
Item #4 b also calls for "a dISCUSSIOn of how to weight the balancmg" The reVIsed Goal
9 responses and the dISCUSSIOn m the 'Inventory EqUllIbnum" sectIon of t1us document
The Villages at Marcela Meadows - Responses to DLCD Concerns
March 26, 2007
page 2 of6
present methods of correlatmg the relevant mventones and determmmg a reasonable
balance between them
NODAL DEVELOPMENT
DLCD Comments 5, 6, 7
Items #5, 6, and 7 all questIon the mcluSlOn of a home Improvement center m the
prelumnary plan for the project Item #5 states that there IS no diSCUSSIOn of why a home
Improvement center IS appropnate m a Nodal Development Area In fact, this
apphcatlOn does not seek to apply the Nodal Development Area deSignation to the land
on which the home Improvement store will be proposed by the Master Plan apphcallon
Potentml Node 7C IS not an official node The proposed PAPA would create an officml
node on 80 acres of MedIUm DenSity Resldenllal and CommelClalland that do not
mclude the pOSSIble slle of the home Improvement center As proposed by the apphcant,
a home l1nprovement center affihated with the proposed Nodal Development Area will
augn1ent the neIghborhood retail traffic of the stores wlthm the Nodal Development
deslf,'I1allon, thereby lOCI easmg theu chances for conunerclal success
Item #6 disputes the translllonallayout, scale, and deSign of the prehmmary plan that
accompames tlus apphcatlOn It states that a home Improvement center IS mCGmpallble
wIth a residential neighborhood However, the prehmmary plan separates the home
l1nplOvement center from the proposed MedIUm DenSIty Resldenllal development by
means of an eAtenslvely landscaped area for wetland nullgatlon and open space Direct
views of the home llTIprovement center wIll be screened from the reSidential sectIOn by
heavIly planted berms agamst an 8-foot letammg wall Velucular and pedestnan paths
from new and exllmg resldenllal areas to the home Improvement center will first pass
through neighborhood conunercml areas The home Improvement center Itself will be
deSigned to resemble a senes of smaller retaIl spaces, Similar m scale to the others, rather
than a smgle monohthlc fayade The proposed commercial areas will be a very effective
tranSitIOn between the new and eXlstmg resIdential areas to the west and north, and the
eXlstmg heavy mdustnal uses to the southeast
Item #7 reiterates the eat her challenge to a home Improvement center m a nuxed-use
project, but agam, the center IS not a pat1 of the areas deSignated for Nodal Development
,or Mixed-use The comment also espouses a versIOn of what "true nuxed-use" IS, that It
must be verllcally mtegrated or at least honzontally mtegrated to some undefined
standard However, the Spnngfield Development Code has no such standards for Mlxed-
Use Zomng and Nodal Development Overlays The prehmmary plan has been prepared
to meet or exceed all of the reqUirements of the adopted Nodal and Mixed-Use
regulatIOns
The Villages at Marcola Meadows - Responses to DLCD Concerns
March 26, 2007
page 3 of6
INVENTORY EQUlLIBRlUM
DLCD Comments 4 a, b, d, f, h
Items #4 a, b, d, f and h all request further diSCUSSIOn, analYSIS and ratIOnale for shlftmg
land m the CI mventory to other deslgnatJOns
The apphcant s March 17, 2007 document revised prevIous Goal 9 responses to address
these comments The analYSIS and ratIOnale fOl the proposed slufts of 1m entory are
discussed further below
The three sectors of the economy represented by the three pnnclple land mventones
(resldenl1al, commercIal, and mdustnal) are econonucally mterdependent and eqUlhbnum
between the mventones IS essenl1al to economIc health To put It Simply, people need
places to work, shop, and hve Gro\\ th m one sector of the economy \\ III spur grO\\ th m
the other two If the m\ entory ofland for one sector mdusl1y for mstance, IS especially
large compared to the others. that mventory may be elasl1c and affordable and therefore
cont1lbute to, or at least faclhtate, an expansJOn of that sector However, small or non-
eXistent mventones ofland for the other sectors create very melasl1c supply curves As
expansIOn of the mdustnal sector creates an upward shift of the resldenl1al and
conunerclalland demand curves, the melastlclty of supply Will dnve up pnces rapidly
Because the sectors a1 e mterdependent, nsmg pnces ofland for the other sectors WIll
squelch the expansJOn of the mdustnal sector, despite ItS apparently adequate land supply
ThiS cause - effect sequence doesn t have to be played out step by step for the
mechamsm to work Industnes consldenng expansJOn Will study the overall land market
and antIcipate these problems Unless these market forces are understood by pohcy
makers, the lac~ of grO\\ th m a sector well supphed With land Will have no apparent
cause Conversely, If the mventones for all three pnnclple sector~ al e suffiCIent and
balanced, expansIOn of one sector Will spur orderly and proportIOned growth m the
others Therefore It IS essenl1al for the health of the economy to mamtam eqUlhbnum
between the mventones
ThiS raIses the quesl10n of how to determme when the mventones are out of eqUlhbnum
and how to restore It In tlus particular mstance, commercial m\ entones are projected to
be completely depleted by the end of the plalUlmg penod That fact alone IS enough to
JUSl1fy sluftmg land from an mventory where there IS a so-called "surplus' The questIOn
remams how should we compare, and If needed, reapportIOn two mventones (mdustnal
and resldenl1al) when pOSitive balances of each are projected for the end of the planrung
penod
The method presented on pages 11 and 12 of the March 17th reVised Goal 9 findmgs uses
data from the U S Census Bureau and guldehnes from the Oregon Department of Land
Conserval1on and De\ elopment to estabhsh a correlatIOn between the mventones of
mdustnal and resldenl1alland Bnefly, the method estlffiates the denSity of full-tlffie
employees hvmg on resldenl1alland and Job denSity on mdustnalland Employee
denSity IS denved from U S Census data on mdlvldual and household mcome, and
The Villages at Marcola Meadows - Respon.es to DLCD Concerns
March 26, 2007
page 4 of6
Metlo Plan target dwellIng densll1es Job densIty IS based on DLCD econorruc
opportumty analysIs gUldelmes
ThIS method of analysIs establIshes a clear and ratIOnal JustIficatIOn for reapportlOrung
land as proposed by the applIcatIOn Shlftmg land from one mventory to another to
aclueve eqUllIbnum between the mventones IS sound economIc and land planmng
pracl1ce that Will facIlItate and ~tabllIze economic growth and the effiCIent use of land
DLCD COMMENT #9
Item #9 asks when the Eugene-Spllllgfield Met/opolitan Area Public Fac,[ltles and
ServILCs Plan, 2001 was adopted by the CIty Spnngfield approved Ordmance No 5992
November 5, 200] adoptmg the Eugene-Sprlllgfield Metlopolitan Alea Public Fac,[ltles
and Sell'lces Plan as a refinement plan of the Metl 0 Plan
DLCD COMMENT #10
l,tem # I 0 questIOns whether Goal 2 reqUirements for coordmal1on wIth other JunsdlctlOns
have been met Referral of .he proposed Metl 0 Plan dIagram amendment was sent to the
City of Eugene and Lane County on March 16,2007 The applIcant's findmgs and the
Planmng CommiSSIOn Staff Report for March 27, 2007 mclude diSCUSSIOns
demonstratmg complIance with Goal 2 In addition to those comments, the followmg IS
offered regardmg coordmatlOn With other JUllsdlctlOns
The Eugene/Spnngfield MetropolItan Area Genetal Plan (Metlo Plan) provIdes polIcy
regardmg coordmatlOn WIth JunsdlctlOnal partners wlthm the metropolItan area m revIew
and declslOn-makmg on proposed an1endments to the Metl 0 Plan SpecIfically, Metl 0
Plan polICIes are contamed m the Metl 0 Plan document's Chaptel IV Mel1 0 Plan
ReV/eli', Amendments and Refinements Wlthm said chapter, PolIcy 3 Sl1pulates that
Metlo Plan amendments shall be classIfied as a Type I or Type II amendment PolIcy 3 a
states
"A Type I amendment shallll1clude any change to the U1 ban g/owth boundary (UGB)
or the Metro Plan Boundwy (Plan Boundary) o/the Metlo Plan, any change that
I eqlllres a goal exGeptlOn to be taken undel StateWide Plannlllg Goal 2 that IS not
related to the UGB ex pam IOn, and any amendment to the Metl 0 Plan tat that IS non-
sIte spec:.ific "
Pohcy 3 b states
"A Type II amendment shallll1clude an) change to the Met/o Plan Dzagram or Metro
Plan text that /s sile specific and not other\Vl~e a T)pe I categOlJ' amendment"
The Villages at Marco!a Meadows - Responses to DLCD Concerns
March 26, 2007
page 5 of6
Policy 5 sets forth the condlllOns under which the governmg bodies of the three
metropolItan Junsdlctlons partIcipate m the approval process for Metro Plan amendments
Policy 5 estates
"DecISIons on all T1'pc II amendments wlthll7 Clf)' hmlfs shall be the sole
1 esponszbIilf)' of the home CII}
Tlus proposed amendment
. Includes site-specIfic changes to the Metro Plan Dlab'Tam
. Does not mclude any change to the UGB or the Metro Plan Boundary
. Does not reqUIre a goal e>.ceptlOn to be taken under Statewide Plaruung Goal 2
that IS not related to the UGB expanSIOn, and
. Does not mclude any non-site specI fic amendment to the Metro Plan text
Therefore, tlus proposed amendment must be claSSified as a Type II amendment The
speCific site for", hlch the amendment IS proposed IS located" holly wlthm the
Spnngfield CIty limits, as demonstrated by the Spnngfield Zomng Map Given these
CIrcumstances and the clled Metro Plan poliCies, the City of Spnngfield IS the home City
and has sole responsibility for the deCISIOn on this amendment The City IS responSIble
for provldmg notice to all affected governmental umts, which II has done The CIty IS
also responSible for respondmg m ItS findmgs to the legll1mate concerns oi affected
governmental umts At thIs l1me the publIc lecord has not closed and there remam
opportuml1es for cornments and City to responses Therefore, to the degree that a
detenmnatlOn can be made at Ius l1me, and With regaJd to coordmatlOn, the proposal IS
consistent With Goal 2
The VIllages at Marcola Meadows - Responses to DLCD Concerns
March 26, 2007
page 6 of6
SPRINGFIELD CITY HALL' JESSE MAINE ROOM' 225 FIFTH STREET' 541 726-3753
Tuesday March 27, 2007 5:30 pm
WORK SESSION
Tonight's Work Session involves a discussion of the following items:
1.
APPLICATION:
APPLICANT(s) NAME,
CASE NUMBER:
PROJECT SITE,
Metro Plan Amendment, Spnngfield ZonIng Map Amendment
Satre AssocIates, ApplIcant - RepresentIng SC Spnngfield, LLC
LRP2006-00027, ZON2006-00054
North of Marcola Road, west of 31 '" Street, east of Mohawk
Marketplace and South of the EWEB bike path
PROJECT PROPOSAL,
The applIcant IS propOSIng to amend the Metro Plan diagram from
Campus Industnal (CI) to CornmerclallNodal 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
PLANNER,
Gary Karp, Planner III
2, ADJOURN
PLANNING COMMISSIONERS
Frank Cross, ChaIr
Bill Carpenter, Vice Chair
Steve Moe
Lee Beyer
Gayle Decker
DaVid Cole
Johnny KIrschenmann
NOTE Work SessIons are I8tended for the Plan8lng CommIssIon and Staff to dISCUSS specific Issues that may
or may not appear on the Regular Agenda There IS no formal opportU8Ily for cItizen particIpation dunng
Work SesSIOns,
The meetmg locatIOn IS wheelchalr-accesslble For the hearing-Impaired an mterpreter can be prOVided With 48 hours notice pnor to the
meetmg For meetmgs m the Councd Meetmg Room a' Personal PA ReceIver' for the hearmg-ImpaIred IS available 10 arrange/or these
servlces phone 726-2700
Blones
Page 1
3/2712007
.P~lNGFlaLD
..~
~
SPRINGFIELD CITY HALL * CITY COUNCIL CHAMBERS * 225 FIFfH STREET * 541726-3753
Tuesday March 27, 2007 7 00 pm
REGULAR SESSION
I PLEDGE OF ALLEGIANCE-
2 REPORT OF COUNCIL ACTION -
3, BUSINESS FROM THE AUDIENCE -
4 LEGISLATIVE PUBLIC HEARING-
Subject,
LRP2006-00027 Metro Plan Amendment,
ZON2006-00054 Spnngfield Zonmg Map Amendment
Proposal
The applIcant IS proposmg to amend the Metro Plan diagram from Campus
Industrial (CI) to CommerclaVNodal Development Area (NDA), Community
Commercial (CC) and MedIUm DenSity ResIdential (MDR)/NDA and to
amend the Spnngfield Zonmg Map from CI to CC, MIxed Use Commercial
(MUC) and MDR
LocatIon,
North of Marcola Road, west of31" Street, east of Mohawk Marketplace and
South of the EWEB bike path
ApplIcant
Satre ASSOCiates, ApplIcant - Representmg SC Spnngfield, LLC
Staff:
Gary Karp, Planner III
CONDUCT OF LEGISLATIVE PUBLIC HEARING BEFORE THE PLANNING COMMISSION
. Commencement ofthe heanng
. Staff report
. Testimony of those m support
. Testimony of those m oppoSItIon
. TestImony ofthose neutral
. QuestIOns from the CommISSIOn
. SummatIOn by Staff
. Close of pubhc testImony
. DISCUSSion of pohcy Issues and comphance WIth adopted plans (possible questIons to staff or
pubhc)
. MotIOn to recommend approval, approval With modIficatIon or not to adopt the proposal based on
staff report and/or oral/wntten testImony and dlfectmg of Chair to SIgn RecommendatIOn to the
CIty Council
The meetmg loca/lOn IS whee/chair-accessible For the heanng-ImpOlred, an interpreter can be prOVIded wllh 48 hours notlce pnor to
the meehng For meetmgs In the CouncJI Meetmg Room, a 'Personal fA Recerver" for the hearmg-ImpOlred IS avazlab/e To arrange
for these serv.ces, phone 726-2700
PC Agenda - Brenda Jones
Page 1
3127/2007
5, BUSINESS FROM THE DEVELOPMENT SERVICES DIRECTOR
6, BUSINESS FROM THE COMMISSION
7 ADJOURN REGULAR
PLANNING COMMISSIONERS
Frank Cross, ChaIr
Bill Carpenter, Vice ChaIr
Steve Moe
Lee Beyer
Gayle Decker
DavId Cole
Johnny Kirschenmann
The meetmg locatlon IS wheelchaIr-accessible For the hearmg-lfilpazred an Interpreter can be provided with 48 hours notice prlOr /0
the meetmg For meetings In the Councz/ Meetmg Room, a 'Personal fA Receiver for the hearmg-Impalred IS avaz/able To arrange
for these serVlces phone 726-2700
PC Agenda - Brenda Jones
Page 2
3/27/2007
,
We want to keep the zonmg as IS on the "Pierce Property"
RF,r;r..n'" ~c:D
MAR ~ 3 alGi
eY,~- __
-l3VJ1if2~
f2-GC-'"'{2....(}
I tJjl;
s/)....]
Jun And Brenda Wilson
2541 Marcola Road
Spnngfield, Oregon 97477
We would hke to keep the onglnal Metro Plan Diagram and
the Spnngfield Zonmg Map lltR,;,~i,-",:__- IrS I 5 -
Marcola Road Will not handle the added traffic of many addll10nal
commercial businesses Already Marcola Road has mcreased by about half
In the five years that we have lived here, because of the bUlldmg o(Walmart
and Jerry's on OlympiC Street Marcola Road has become the mam path for the flow of traffic
to these busmesses The additIOnal housmg that IS planned for the area off of 28th and 31 st Streets
Will only add to the traffic flow problem as well
Added nQlse from comm<::rclal busmesses would make hvmg on Marcola Road almost
unbearable Big trucks would be delivenng freight at all hours of the rught, as they do now for
Walm~ Truck traffic IS already bad enough
Our view of the Coburg Hills would be almost completely blocked off by unsightly bUlldmgs
Anythmg over one story !ugh along Marcola Road would be considered too !ugh Also I would
like to see the busmesses spaced at an appro[pnate space so they would be appealmg to our eyes
Sincerely,
Jim and Brenda Wilson
PUBLIC HEARING NOTICE, CITY OF SPRINGFIELD
PLANNING COMMISSION AND CITY COUNCIL
I~ 2..
/ L .,~~
I ["Ai(;),., ~~
, Ii 1007
I
CASE NUMBERS LRP 2006~0027 and ZON 2006~0054
APPLICANT Rick Satre, Satre Associates Representing SC Springfield, LLC G~ fN/U
(),9dUJ 3/27
NATURE OF THE APPLICATIONS LRP 2006-00027 IS a Metro Plan Diagram Amendment fro~' -
Campus Industrial (56 acres) to Community CommerCial (11) acres, Commercial/Nodal Development
Area (26 acres) and Medium Density Residential/Nodal Development Area (19 acres) ZON 2006~0054
IS a Springfield Zoning Map amendment from Campus Industrial (56 acres) to Community CommerCial
(11 acres), Mixed Use CommerCial (26 acres) and Medium Density Residential (19 acres)
AUTHORIZED USES Uses In the Medium DenSity, Community CommerCial and Mixed Use CommerCial
ZOning Districts are regulated by SDC Articles 16, 18 and 40 available In City Hall or on line at
htto Ilwww CI sannofleld or usldsdlPlannlnal
APPLICABLE CRITERIA SDC Section 7 030(3) contains the approval cnterla for Metro Plan
amendments and SDC Section 12030 contains the approval cntena for Zoning Map amendments The
speCific cnterla are available In City Hall or on line at hila Ilwww CI sOrlnafleld or us/dsdlPlannlnal
SUBJECT PROPERTY LOCATION The subject Site, formerly known as the "Pierce Properly" IS located
north of Marcola Road, west of 31" Street, east of Mohawk Marketplace Shopping Center and south of
the EWEB bike path (Lane County Assessor's Map 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot
2300)
DATE, TIME, PLACE AND LOCATION OF THE PUBLIC HEARINGS Planning Commission Tuesday,
March 27, 2007 at 7 00 pm, City CounCil on Monday April 16, 2007 at 700 P m Both public hearings
Will be held In the CounCil Chambers of Spnngfield City Hall, 225 Fifth Street Work sessions Will be held
prior to each public hearing on the same date
ADDITIONAL INFORMATION The applications, all documents and eVidence submitted by or on behalf
of the applicant are available for inspection at City Hall at no cost and Will be proVided for a reasonable
cost The staff report Will be available 7 days prior to each hearing date
CONTACT PERSON Gary M Karp at (541) 726 3777 Send written testimony c/o DSD, 225 Fifth Street,
Springfield OR 97477, or attend the meeting and state your views The hearings Will be conducted In
accordance With SDC Article 14
FAILURE TO RAISE AN ISSUE Failure of an Issue to be raised at the heanng, In person or In Writing, or
rallure to prOVide statements or eVidence suffiCient to afford tne oeclslon-maker an opportUnity to I espond
~ I wi 07recludes appeal to the Land Use Board of Appeals on that Issue
--1 oppOS~ tLl7Lj C--It0/7CfP 5 1-0 ~
ex! -sf1 ().3 )0(1/(1 J t2;Jd ()'l2i1o plt2fl 8
To ~ I}/I/ Oz~ fj) (J;wOrlIa.
/J1L 0/ tJU-)S
HD-17~ ~
1(/ ~ (UttJ ucJ:u 2SQ5 rnJl!liH~ iii
.. p~v
;
MEMORANDUM
DATE OF WORK SESSION/PUBLIC HEARING
CITY OF SPRINGFIELD
March 27, 2007
FROM
Springfield Piannlng Commission
Gary M Karp, Planner III q-X
PLANNING COMMISSION
TRANSMITTAL
MEMORANDUM
TO
SUBJECT
Metro Plan Diagram Amendment - Case Number LRP 2006-00027
Springfield ZOning Map Amendment - Case Number ZON 2006-00054
Satre Associates, Applicant - Representing SC Springfield, LLC
ISSUE
Conduct a work session and a public hearing on the proposed Metro Plan diagram and Springfield ZOning Map
amendments and deCide whether to advise the City Council to approve, approve With conditions or deny these
applications
DISCUSSION
The subject site, formerly known as the "Pierce" property IS located north of Marcola Road, west of 31st Street,
east of Mohawk Marketplace Shopping Center and south of the EWEB bike path The subject site IS 100 3
acres In Size The current Metro Plan designations and zOning are Campus Industrial, Medium Density
ReSidential and Community Commercial The applicant requests approval of a Type 11 Metro Plan diagram
amendment to change the Campus Industrial designated portion of the subject site (currently 56 acres) to
Commercial/Nodal Development Area, Community Commercial and Medium Density ReSidential/Nodal
DevelciJment Area, and amendment of the Springfield ZOning Map from Campus Industrial to Community
Commercial, Mixed Use Commercial and Medium Density ReSidential The applicant's Intent IS to obtain the
proper Metro Plan designations and zOning to allow the construction of a phased mixed-use reSidential and
commercial development With nodal attributes called the Villages at Marcola Meadows These applications are
the first step In the process to obtain development review approval The next steps are Master Plan approval
and then, IndiVidual Site Plan and SubdiVISiOn approval The public Will be noticed dUring each review process
These applications use Similar criteria of approval and have been combined Into one staff report for ease of
review Both applications are Interrelated the proposed Metro Plan diagram amendments must be approved In
order for the ZOning Map amendments to be approved because the plan deSignation and zOning must be
consistent In making their deCISions, the Planning CommiSSion and the City CounCil should conSider If the City
will be better served by converting Campus Industrial land to Commercial and Multi-family ReSidential, If
Springfield's Citizens, espeCially the neighbors, can be assured that a "quality" development Will be constructed
over time, and If the removal of the Campus Industrial deSignation can be absorbed or should be offset by a
commensurate addition of Campus Industnal deSignation elsewhere In the City as an element of the upcoming
commercial and Industnalland supply demand analYSIS
RECOMMENDATION
Staff recommends approval of the proposed Metro Plan diagram Springfield ZOning Map amendments, as
conditioned, based on the attached findings
ACTION REQUESTED
AdVise the City CounCil, by motion and signature of the attached order and recommendation by the Planning
CommiSSion Chairperson, to approve these applications, as conditioned, at their public heanng on April 16,
2007
ATTACHMENTS
Attachment 1 Staff Report, Findings and Order
Attachment 2 Maps Submitted by the Applicant
Attachment 3 Legal DeSCription for the Zoning Map Amendment
Attachment 4 The Preliminary Plan illustration (a rendering of the proposed Master Plan)
Attachment 5 ODOT Correspondence
Attachment 6 DLCD Correspondence
Attachment 7 TransPlan Proposed Nodal Development Area Map
i
ATTACHMENT 1
STAFF REPORT, FINDINGS AND ORDER
CITY OF SPRINGFIELD, DEVELOPMENT SERVICES DEPARTMENT
Applicant
Satre Associates PC, Applicant, representmg SC Springfield, LLC
Requests ThiS IS a consolidated staff report for amendments to the
Metro Plan diagram and the Springfield ZOning Map These
applications mvolve two parcels under common ownership totaling
1003 acres (Assessor's Map 17-02-30-00, Tax lot 01800 and 17-03-25-
11, Tax lot 02300)
The Metro Plan Diagram Amendment proposes to change the
Campus Industrial portion of the subject site to
Commercial/Nodal Development Area, Community Commercial
and Medium DenSity Residential/Nodal Development Area The
net effect on deSignated areas Will be as shown below
1
EXlstmg and Proposed Plan DeSignations
Acres
EXisting Proposed
357 547
86 196
00 26
560 00
1003 1003
00 807
Plan DeSignatIOn
Medium DenSity Residential/NO
Commercial
Commercial/NO
Campus Industnal
Total
/ND Nodal Development Area Overlay
%Change
53%
128%
n/a
.100%
Springfield Zonmg Map Amendment Case Number ZON 2006-
00054 proposes to change the zOning from Campus Industrial to
Industrial to Community CommercIal, MIxed Use Commercial
and MedIUm DenSity Residential The net effect on zOning Will
be as shown below
2
EXlstmg and Proposed Zonmg
ZOning DIstrict
Medium DenSity Residential
Community Commercial
Mixed-Use Commercial
Campus Industnal
Acres
EXisting Proposed
357 547
86 196
00 260
56 0 0 0
Total 1003 1003
ATTACHMENT
1-1
%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 SU~RY
The applicant IS proposing to amend the Metro Plan diagram from Campus Industnal (CI) to
Commercial/Nodal Development Area (NDA), Community Commercial (CC) and Medium Density
Residential (MDR)/NDA, and to amend the Spnngfield ZOning Map from CI to CC, Mixed Use Commercial
(MUC) and MDR Attachment 2 Includes diagrams showing the current and proposed Metro Plan
designations and zoning These applications are the first steps towards Implementing a comprehensive
new development plan for the 100 3 acre site
Future applications Include a Master Plan for the entire site which will address phasing of development
and the timing of Infrastructure Installation, individual SubdivIsion and Site Plan Review applications, and
other applications, as necessary The applicant cannot concurrently submit a Master Plan application
because the Metro Plan designation and zoning must be In compliance Compliance will not be achieved
until these applications are approved The appilcant has Included a "Preliminary Plan Illustration" (see
Attachment 4) that IS Intended to be a depiction of the future Master Plan for use with these applications
The "Pierce" property IS listed In TransPlan as a potential nodal development area and was mentioned
among the areas considered by the City Council for formal designation as a node The applicant's
Preliminary Plan Illustration Includes elements consistent with nodal designation The proposed
development will Include design elements that support pedestnan enVIronments and encourage transit
use, walking and bicycling, a tr.anslt stop which IS within walking distance (generally Y. mile) of anywhere
In the node, mixed uses so thal services are available within walking distance, public spaces, such as
parks, public and pnvate open space, and public facilities, that can be reached without dnvlng, and a mix
1-3
.<
of housing types and residential densities that achieve an overall net density of at lease 12 umts per net
acre
In 2001, the City Council demed a Metro Plan amendment on the "Pierce" property to site a Home Depot
That application 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 Industrial 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 Additional information on the history of the site and
changing market forces are also Included
Of the several Criteria of approval that apply to these applications, compliance With 1) State-Wide
Planning Goal 9, "Economic Development", and 2) State-Wide Planning Goal 12, "Transportation" are
,"ssentlal and therefore, are speCifically discussed In thiS executive summary
ComDliance With State-Wide Plannlno Goal 9. "Economic Develooment".
The Home Depot Metro Plan diagram amendmenUzone change application (2001) proposed to change
779 acres from Campus Industrial to Community CommerCial leaving approximately 48 acres of CI
designated and zoned land There was Significant neighborhood OppOSition to the development but the
request was denied by the City CounCIl for the follOWing reasons
1) The reduction of the Clland use deslgnal10n and the variety of high tech manufactUring sector family
wage Jobs that might be lost as a result, and the fact that the CI designation was one of the City's
smallest inventories and could not easily replaced because the "high tech" Industry demands large,
constraint-free campus-like settings
2) The apparent inconsistency of the Home Depot proposal WIth the Intent of Policy 12 of the Economic
Element of the Metro Plan, which states "DIscourage future Metropolitan Area General Plan
amendments that would change development ready lands (sites defined as short-tenn In the
metropolttan Industrial Lands SpeCIal Study, 1991) to non-industrial desIgnatIOns"
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 Cited above are stili applicable and have been addressed by the applicant and staffs findings
primarily under the responses to Goals 9, 10 and 12 There are also changes In circumstance pertaining
especially to the lack of industrial development In the Campus Industrial District that should be
conSidered These changes are discussed under the response to Goal 9
While there appears to be more demand for commerCial than industrial development currently, thiS fact
alone should not be the prlmar,y reason for the City CounCil to remove a "shovel ready" CI property In
exchange for commerCial development The Planmng Commission and the City CounCil should
determine If the applicant and staff demonstrate that In order to comply With Statewide Planning Goal 9,
1-4
.,
Metro Plan policies and adopted land Inventones that Campus Industnalland should be converted to
,
commercial and residential and that conditions that applied dunng the Home Depot review process In
I
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
Comoliance With State-wide Plannlnc Goal 12. "TransoortatJon".
~
The applicant submitted information requesting a "tnp cap" which can be Implemented via a "Tnp
Monltonng Plan" to demonstrate compliance With Goal 12 and which argues In favor of mixed use
development Within a potential nodal development area
1) The Oregon Transportation Planning Rule requires metropolitan areas With populations under one
million to plan for a 5 percent per capita reduction In vehicle miles traveled (VMT) over the 20 year
plannmg honzon The revised TransPlan adopted by Spnngfleld, Eugene and metro Lane County In
2001 allows for Nodal Development Areas as an alternative strategy to meet the VMT standard ,The
City Council selected and adopted the Nodal Development Area concept after reviewing a preliminary
assessment of several potential Nodal Development Area sites In 2003 (78 In Rlverbend, 8A In
Glenwood, 88 In Downtown Spnngfield, 9A In Mohawk, and 9H and 9J In Natron) Last year, a
prevIous Metro Plan diagram/Zoning Map amendment application Initiated a portion of Proposed
Nodal Development Area 9C at 30th 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 appllcatlo~s
Will add approXimately 80 acres of MUC and MDR designated and zoned land to Spnngfield's
"offiCIal" Nodal Development Areas
2) The tnp cap IS an acceptable traffiC capacity limitation tool allowed In the Transportation Planning
Rule The tnp cap establishes a "worst case" scenano for tnps generated By the current zOning for the
entire Site, In thiS case CI, MDR and CC Tnps generated by future MUC, MDR and CC uses cannot
exceed the established tnp cap The response to the Goal 12 cntenon was reviewed and accepted,
as conditioned, by Gary McKenney, Spnngfield Transportation Planning Engineer and Ed Moore from
the Oregon Department of Transportation's Spnngfield office (see Attachment 5)
II STAFF/APPLICANT HISTORY
Dunng 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 meellngs 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 Hillsboro's Orenco Station 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 amenity for new residential development, 4) Include an off-street
pedestnan and bicycle trail system to prOVide safe and convenient access to "destinations" and
"attractions" on and off the project site,S) Make the residential street configuration pedestnan friendly,
and 6) The residential bUildings need a transition between the publIC and pnvate realm All but one of
Crandall Arambula's suggestions (the reonentatlon of the home Improvement center from east-west to
north-south due to a 42" sanitary sewer Ime) 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
1-5
"
were determined to be Incomplete and staff met with Satre Associates on October 24, 2006 to discuss the
completeness Issue The additional Information was submitted on December 21, 2006 and the
appllcallons were determined to be complete for review on January 11, 2007
Note The Oregon Department of Land Conservation and Development (DLCD) IS currently on record
stating that home Improvement centers should not be permitted In industrial districts because It
would create "de facto mixed use districts" The applicant Originally proposed that the
approximately 14 acre home Improvement center site be designated and zoned Light-Medium
Industrial (LMI) based on a recent Planmng Commission Interpretation allowing this use In the
City's LMI, Heavy Industrial (HI) and Special Heavy Industrial (SHI) zomng districts This means
a home Improvement center can be sited only on property designated and zoned Commercial
However, due to Its Size, this use IS not allowed In the Mixed Use Commercial DiStriCt, It can go
Into the Community Commercial District The proposed nodal development area Will not Include
the home Improvement center site
The applications were further revised on February 28 to change the requested LMI designation and
zonrng to CC due to Issues raised by DLCD Finally staff met With DLCD representative Marguerite
Nabeta and the applicant to review DLCD comments made on March 12,2007 (see Attachment 6)
Additional information has been added Into this staff report (The Goal 9 response was reVised dated
March 17, 2007) andlor will be submitted pnor to the public heanng
1111 PROPERTY DESCRIPTIONILAND USE HISTORY
-. Prooertv DescnotlOn and EXlstlna Conditions
The subject site IS located north of Marcola Road, west of 31st 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 currently vacant, With the exceptIon
of a small mdustnal bUlldmg to the south of the subject site The Sprmgfield CIty Limits abuts the subject
site on small portions on the west and northeast Tax Lot 2300 IS partially developed With a vacant
mdustnal bUlldmg Tax Lot 2300 was platted m 1994 as Parcel 3 of/and partitIon plat 94-P0491 A
property Ime adjustment was recorded With Lane County m 1997 affectmg the common boundary
between Parcels 2 and 3 of Land PartItion Plat 94-P0491 m so domg completmg the current configuratIon
of the subject SIte (CIty of Spnngfleld file# 97-02-029) Tax Lot 1800 IS vacant A storm dramage faCIlity
runs through the center of the subject site runmng east to west The storm dramage fac1lJty 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)
Addlt.onal detail on ad/a cent uses IS as follows
North The property to the north of the subject site IS separated by an EWEB ut1lJty corndor that also
serves as a multI-use path North of the EWEB corndor IS property owned by Willamalane Park and
Recreaf10n Dlstnct (Tax Lots 1500 and 2300), Bnggs Middle School and Yolanda Elementary (Tax Lots
2200 and 3002) and smgle famIly reSIdential properties The properties to the Immediate north are zoned
MedIUm-DenSIty Resldenf1al WIth PUb/IC Land and Open Space zomng on the School and part of the
Wlllamalane and EWEB properties
West The property to the west IS zoned and developed With low-denSity smgle-famlly reSIdential
dwellmgs
Southwest The property to the southwest IS zoned Commumty CommercIal and IS developed WIth a
vanety of retail commercial uses mcludmg a grocery store and a bank
1-6
",
~
South The property to the south IS zoned and developed with low-density smgle-famlly residential
dwellmgs
Southeast To the southeast are properties that are zoned for Light-MedIUm Industnal (across North 28.h
Street) and Heavy Industnal (across Marcola Road) Several of these properties are currently developed
with mdustnal uses
East To the east (across North 28'h Street) are properties zoned and developed with low-denSIty smgle-
family reSidential dwellmgs "
Land Use H.storv
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 denied, an Issue that has a direct bearing on the proposed applications
The "Pierce" property originally stretched from 19th 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
"Pierce" property was annexed In 1975, there have been approximately 40 plan deslgnalion/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 19th Street and Marcola Road eastward a distance of approximately 1350 feet, 48 7
acres of Medium Density ReSidential, 594 acres ot Special Light Industrial (now Campus Industrial), and
25 acres of Light-Medium Industrial (located east of the subject site) There was 17 5 acres of Low
Density ReSidential that was not rezoned The City Council adopted Ordinance 5160 on June 6,1983
Conditions of zOning approval Included
a) The dedication of land for a park of at least 5 acres In the VICInity of the EWEB Bike Path With access
1
to a publiC street and the bike path
b) The creation of a new street to smooth the transition between 28th and 31" Streets 2
c) A "collector" street beginning opposite V Street for approximately 1900 feet and then turning south to
connect With Marcola Road to serve as the boundary between the Campus Industrial and the Medium
Density Resldenlial 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
Wlllamalane's Park and Recreation Comprehensive Plan as a proposed Neighborhood Park See
also the diSCUSSion under State-Wide Plannln9 Goal 8
The Pierce Trust dedicated the nghl-of-way and the 28th /31 ,t Connector was constructed In 1993
The collector street (V Street to Marcola Road - TransPlan Chapter 3, Page 21) IS shown on the
TransPlan Federally Designated Roadway Functional ClaSSification Map and as Project # 777 on the
FinanCially Constrained Roadway Projects Map In AppendiX A of TransPlan See also the diSCUSSion
under State-Wide Planning Goal 12 concerning both thiS Issue and Potential Nodal Development Area
7C
95-02-036 ThiS City Initiated Metro Plan amendment and Zone Changes eliminated InconSistencies
between the zoning approved by Ordinance 5160 and the updated 1987 Metro Plan diagram Ordinance
5785 was adopted by the City CounCil on May 15, 1995 ThiS application also
a) Added 5 acres of Community Commercial zoning along Marcola Road, taken from the Medium
Density ReSidential ZOning,
1-7
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) Did not change the Campus Industrial 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 Pian Amendment and applicant Initiated Zone Changes application
elimmated additional zOning and plan diagram inconsistencies The zone changes were from
a) Community Commercial to Medium DenSity Residential for 1 28 acres (extendmg the residential
zoning to the south) so that the northern boundary of the commercial zoning would be located Within
a 20 foot-wide sanitary sewer easem~nt, and
b) Campus Industrial to Community Commercial for 1 28 acres (extending the commercial zOning east)
to keep the commercial zOning at the same acreage The zone changes were approved by the
Planning CommiSSion on February 19, 1997
The Metro Plan diagram amendment was from Heavy Industrial to Light-Medium Industrial for 11 5 acres
located east of the 28'h/ 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 -02-029 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 April 3, 1997
The current acreages are as follows 1) Community Commercial 8 8 acres, 2) Campus Industrial 56
acres, and 3) Medium DenSity ReSidential 35 5 acres
00-12-254 Metro Plan Amendment application Home Depot requested a Metro Plan diagram
amendment from Campus Industrial to Community Commercial for 779 acres On June 18, 2001 the City
Council voted 4-1 With one absent to deny the request The approval of concurrent zone change and Site
Plan ReView applications was dependent upon the adoption of the Metro Plan diagram amendment
Since the City CounCil denied thiS, appllcalion, those applicalions were denied also
IV APPLICATION TEAM
Owner/Applicant
SC Springfield, LLC
5440 LOUIe Lane, SUite 102
Reno, Nevada 89511
Attn Jeff Belle
The properly owner has put together the follOWing development team
Project Developer
The Martin Company
PO Box 1482
Albany, Oregon 97321
Attn Bob Martin
1-8
. ,
Planner/Landscape Architect
Satre Associates, P C
Planners, Landscape Architects and EnVIronmental Specialists
132 East Broadway, SUite 536
Eugene, Oregon 97401
Attn Richard M Satre, AS LA, AICP
Architect
Waterbury Shugar Architecture LLC
225 West 5th Avenue
Eugene, Oregon 97401
Attn Richard Shugar, AlA
CIvil EnglneerlSurveyor
K & 0 Englneenng, Inc
PO Box 725
Albany, Oregon 97321
Attn Dan Watson, PE
Transportation Engineer
Access Engineering, LLC
134 East 13th Avenue, SUite 2
Eugene,Oregon 97401
Attn Mike Welshar, PE
~I V PROPOSED DEVELOPMENT
The applicant states that "This PAPA, submitted concurrently With the zone change application, IS m
preparatIOn for appropnate land use permit applications to construct a mixed-use reSidential, and
commercial development as descnbed herem The appropnate land use permit applications mclude [but
are not limited to] Master Plan ReView and Traffic Impact AnalYSIS ReView
Although applications for Master Plan, SubdivIsion and Site Plan approvals would be premature at hiS
time, elements of the anticipated Prelimmary Plan JIIustratIon are matenal to the current application To
provide specific mformatlon about the mtended mixed-use development and Its relevance to the current
application, a Prelimmary Plan JIIustratlon has been submitted as [Attachment 4] and as descnbed below
The Villages at Marcola Meadows IS a proposed mtxed-use development compnsed of residential,
office and retatl villages Referencmg the dramatic wooded backdrop of/he Coburg and Marcola hills to
the north, and the large plane of valley floor meadow on sIte, Marcola Meadows has been conceived to
blend m With thiS overall settmg whtle creatmg a bndge and supportIVe transition m the scale and mtenSlty
of larger commercial uses to the south With qUiet reSidential neighborhoods to the north WIthm Marcola
Meadows a sUite of eight Villages Will eXist Four reSidential Villages compnsed of smgle family homes,
apartment homes, townhomes and an aSSisted livmg factlity With senior cottages Will occupy the northern
extent of the Site, buffenng eXlstmg residential developments to the northwest, north, and northeast One
office Village, cons/stmg of profeSSional offices, Will occupy the southeast area Three retail Villages,
general retail, neighborhood retatl, mam street retatl wtll face 28'h Street and Marcola 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 watelWays, native plans and generous open space Wlthm each
Village, Pacific Northwest deSign aesthetic Will prevail, supported With the generous use of stone, wood
and steel Marcola Meadows Will not only be a great place to call home, but an excltmg place to shop,
wIth specialty retail shops and unique dmmg venues Stores Will have welcommg front doors, large
wmdows and high cetlmgs, all With natural matenals and muted colors It Will be easy to get around, and
to do so on foot All streets Will have Wide Sidewalks, many of them setback from vehicle traffic The
entire commumty Will be connected With all-weather multi-use off street pathways It wtll 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, Ilghtmg, bndges, seatmg, and overlooks to support
1-9
,
walking and relaxing It will be a healthy place, wIth ample use of oxygen-generating trees to cleanse the
air, catch the wind and cool the temperature It will be an environmental place, utilIzing a network of
bJoswales, shallow seasonal ponds, and a meandenng dralnageway 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 AMENDMENTfTHE ZONING MAPAMENDMENT AS A TYPE IV REVIEW
1) ThiS Metro Plan diagram amendment applicatIon Involves the Site-specIfIc amendment of the Metro
Plan diagram from Campus Industnal to Campus Industnal portion of the subject site (currently 56
acres) to Commercial/Nodal Development Area, Community Commercial and Medium Density
Residential/Nodal Development Area ThiS Metro Plan amendment IS a Type II amendment as
defined In SDC SectIOn 7 030 because It does not have "regional Impact" by
"(a) Changing the urban growth or the JUrisdictional boundary of the Metro Plan because the
subject site IS within the city /tmlts,
(b) Requiring an exceptIOn to a State-wide goal, and
(c) Requiring a non-site specific amendment of the Metro Plan text "
ThiS Metro Plan amendment IS a Type II amendment as defined In SDC Section 7 030 because It IS a
site speclfic dlagram amendment, not a speclflc text amendment
"(a) Amendment of the Metro Plan diagram, and
(b) Is a site specific text amendment"
2) SDC 12 020(1)(a)1 states " Zoning Map amendments shall be reviewed as follows
(a) LegislatIVe Zoning Map amendments mvolve broad public po/tcy decIsions that apply to other
than an mdlvldual property owner, generally affectmg a large area and/or reqUIre a concurrent
Metro Plan diagram amendment as speCifIed 10 Article 7 of thiS Code LegislatIVe Zonmg Map
amendments shall be reViewed usmg Type IV procedure
1 Metro Plan diagram amendment determmatlon An amendment to the Metro Plan diagram shall
be reqUIred If the proposed Zonmg 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 Fmdmg
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 Spnngfield City CounCil However, referrals
have been sent to both the Eugene and Lane County Planning Directors as specified In SDC Section
7050
L VII PROCEDURAL REQUIREMENTS ....
Procedural reqUirements for Metro Plan diagram amendments are described In SDC Article 7, Springfield
Zoning Map amendments are described SDC Article 12, and notice reqwrements are described In SDC
Article 14
SDC Article 7 Indicates that the City Councilor a Citizen can Initiate Metro Plan diagram amendments
These amendments of are reviewed under a "Type IV" procedure and reqUire publiC heanngs before the
Planning Commission and the 'City CounCil Type IV procedures are detailed In SDC Section 3 100
1-10
. .
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 1 DO
SDC Section 14030(2) requires that legislative land use decIsions be advertised In a newspaper of
general CIrculation, proViding Informallon about the legislative action and the time, place and location of
the hearing In addition, notice IS required to be mailed to all property owners and occupants within 300
feet of the subject site
The applicant submitted appllcallons that have Similar criteria of approval Where the applicant's'
submittal responds to a Similar criterion IS used In another application, staff will reference the location of
that response Where the applicant's submittal responds to a criterion that IS not used In another
application, staff will address that response as such
Procedural Reoulrement ConclUSIOn and FlndlnQS
Satre ASSOCiates, representing SC Springfield, LLC has initiated these applications The Metro Plan
diagram IS a Type IV review procedure and the quasI-Judicial Zoning Map amendment has been raised
from a Type 111 review procedure to a Type IV review procedure for concurrent review
"Nolice of Proposed Amendment" was mailed to the Department of Land Conservation and Development
(DLCD) on February 8, 2007, alerting the agency of the City'S Intent to amend the Metro Plan diagram
and Springfield Zoning Map The notice was mailed more than 45 daY.:Lcn advance of the first eVldenliary
hearing as required by ORS 197610 Due to the applicant's deCISion to change the Originally proposed
LMI deSignation and zOning to CC for the home Improvement center portion of the subject Site, revised
documents reflecting these changes were mailed to DLCD on March 6, 2007
Referral of the proposed Metro Plan amendment was sent to Eugene and Lane County on March 16,
2007 as speCified In SDC Section 7 050
Notice of the publiC hearings concerning these applications was mailed to property owners and reSidents
Within 300 feet of the subject site on March 15, 2007 Notice of the public hearings concerning these
applications was published on March 16, 2007 In the Register Guard These notices advertised both the
hearing before the Springfield Planning Commission on March 27, 2007 and the City CounCil on April 16,
2007 The content of the notices followed the direction given In SDC Section 14030(2) for legislative
actions and the direction given In ORS 227 186
Procedural requirements deSCribed In SDC Articles 7, 12 and 14 have been followed as well as nollce
reqUirements established by DLCD for legislative applications
I VIII DECISION CRITERIA AND FINDINGS
The Metro Plan diagram and Zoning Map amendments have been combined Into one staff report for ease
of review Both applications have criteria reqUiring consistency With State-wide Planning Goals and Metro
Plan poliCies Rather than repeat these criteria for each application, they Will be addressed only once and
then referenced where appropriate Criteria that are different Will be addressed separately, the end result
Will be that all applicable criteria Will have been addressed and findings prepared
~ METRO PLAN AMENDMENT CRITERAA~I;l..!:~J)INGS
Article 7 deSCribes the criteria to be used In approving a Type II Metro Plan amendment SDC Section
7070(3) states that "The follOWing cntena shall be appl1ed by the City CounCil In approving or
denYing a Metro Plan amendment application (a) The amendment must be consistent With the
relevant statewide planning goals adopted by the Land Conservation and Development
1-11
"
CommiSSion, and (b) Adoption of the amendment must not make the Metro Plan Internally
inconsistent"
I SDC Section 7 070(3) "(a) The amendment must be consistent With the relevant statewide planmng I
goals adopted by the Land Conservation and Development Commission, and"
,
GOAL 1 CITIZEN INVOLVEMENT
"To develop a citizen Involvement program that Insures the opportumty for CItIZens to be Involved
In all phases of the planmng process"
Aoollcanl's SubmIttal
The City of Spnngfleld has an acknowledged citizen Involvement program and an acknowledged process
expressed In the Spnngfield Development Code for secunng citizen Input on all proposed zone map
amendments It Insures the opportunity for citizens to be Involved In all phases of the planning process
and sets out reqUirements for such Involvement The amendments proposed do not amend the
acknowledged citizen Involvement program The process for adopting these amendments complies With
the requirements of the Citizen Involvement proVISions
The Metro pran contains an acknowledged Citizen Involvement program satisfying Goal 1 The Citizen
Involvement program IS In Metro Plan Chapter III, pp III-K-1 to III-K-4 The proposed amendment
compiles With and does not affect or amend the citizen Involvement element In the Metro Plan
The Metro Plan diagram amendment IS subject to the public notification and public heanng processes
provided for Type IV application procedures as stipulated In SDC 3 100(1) through (7), WhiCh, along With
the remainder of the Code and With State-wide Goals and state statutes, prOVide the proVISions for Citizen
Involvement
The City's acknowledged program for Citizen Involvement, including public notice, public heanngs at the
level of the planning commiSSion and city council, notification of deCISion and nollficatlOn of the nght of
appeal, prOVides Citizens the opportunity to review and make recommendations In wntten and oral
testimony on the proposed amendments to the Metro Plan Diagram and on the proposed zone map
amendment These acknowledged Citizen Involvement proVISions afford ample opportunity for Citizen
Involvement consIStent With Goal 1
For the reasons Cited, including the Metro Plan's and the Clly of Springfield's acknowledged programs for
Citizen Involvement, the amendment IS consistent With Goal 1 "
Staff's Resoonse
Staff concurs With the applicant's submittal Goal 1 requires a citizen Involvement program The applicant
has deSCribed that program above and staff concurs With that diSCUSSion Combined Metro Plan diagram
and Zoning Map amendments require an initial publiC hearing before the Planning Commission and a
legislative publiC hearing before the City CounCil OLCO and neighborhood notice of these hearings,
including local JUrlsdlCllon referral was prOVided as deSCribed In Section VI (Procedural Proceedings) of
thiS staff report
In addition, the applicant held a neighborhood meeting on March 14, 2007 The applicant mailed notice of
thiS meeting to all property owners Within 300 feet of the subject site (the same 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 Fmdma
These applications comply With Goal 1 because they are being reviewed under an acknowledged Citizen
Involvement program and publiC notice procedures were complied With
H2
. ,
GOAL 2 LAND USE PLANNING
"To establish a land use planning process and policy framework as a basIs for all decIsIon and
actions related to use of land and to assure an adequate factual base for such deCISions and
actions"
P.oohcanl's Submittal
"Goal 2 reqUITes thaf plans be coordlnafed wlfh fhe plans of affected govemmental Units and that
opportunities be prOVided for review and comment by affected governmental Units In order to comply with
the Goal 2 coordination reqUITe me nt, fhe City will be responsible for coordinating the adoption of thiS
amendment by prOViding notice to all affected governmental unlfs and responding In Its findings to the
legitimate concerns of affected governmental Units There are no Goal 2 Exceptions reqUired
The Eugene/Springfield Metro Area General Plan (Metro Plan), the Spnngfield Code, and the State-wide
Planning Goals and applicable state statutes and administratIVe regulatIOns, provide policies and crltena
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 Springfield 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 all Implementing meDsures were found to be In compliance With the State-wide Planning
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 policy framework for
all deCISion and actions related to use of land and assurance for an actual factual base for such deCISions
and actions The Metro Plan has been amended several 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 contain gUidelines and regulations for amendments, including
making a distinction between the "type" of Metro Plan amendment (either a "I" or a "II"), who mayor must
partiCipate as deCISion-makers (home City, regional Impact), and how each level of amendment IS
processed These applications are being reviewed under a Type II Metro Plan amendment procedure
Nol1flcatlon of these applications has been sent to both Eugene and Lane County
Furthermore, various adopted refinement plans and speCific area plans, including TransPlan, proVide
more detailed direction for planning under the umbrella of the Metro Plan TransPlan gUides regional
transportation system planning and development In the Eugene-Springfield area TransPlan was last
amended In December 2001 With the goal of reducing vehicle miles traveled Consistent With thiS goal,
the applicant IS proposing to apply the Metro Plan "Nodal Development Area" land use deSignatIOn to
the subJect ThiS land use deSignatIOn emphasizes" a mix of dIVerse and compatible land uses
and publiC and private Improvements deSigned to be pedestnan and transit oriented" The subJect
site IS Within TransPlan Potenlial Nodal Oevelopment Area 7C (See the response to Goal 12)
As the hearing process evolves from the Planning Commission to the City CounCil, the record of the
hearings will Include all testimony and factual eVidence Intended to support the deCISion
Finally, the SDC reqUIres affirmative findings In support of the applicable criteria In order to approve these
applications The application of the Implementing zOning districts 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 criterion SDC Section 7 070(3)(b)
,
H3
, ,
Staff Fmdmq
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 maintain agnculturallands "
Goal 3 defines "agnculturallands" by stating, In part, that they " do not Include land Within
acknowledged urban growth boundanes ar land Within acknowledged exceptIOns to. Goals 3 or 4 "
Aoohcant's SubmIttal
,
"ThIS goal applIes to lands that are designated Agncultural ThIS amendment IS for property locafed w/fhm
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"
Staff's Resoonse .
Staff concurs With the applicant's submittal The subject site IS located Within the city limits on land
planned and zoned for urban use for over 30 years The City does not have any agricultural zoning
diStriCtS, either Within ItS city limits or Within the urban growth boundary
Staff Fmdmq
Goal 3 does not apply to these applications because the subject site IS Within Springfield's city limits and
the City does not have any agricultural lands
GOAL 4 FOREST LANDS
"To conserve forest lands by malfltalnlng the forest land base and to protect the state's forest
ecanamy by making pOSSible economically effiCient forest practices that assure the continuous
growing and harvesting of forest tree species as the leading use on forest land consistent With
sound management of SOIl, aIr, water, and fish and wildlife resources and to prOVide far
recreational opportumtles and agnculture "
Aoollcanl's Submittal
"ThiS amendment IS for property located WIthin the cIty limits of Spnngfield and does not affect land
deSignated for forest use Therefore, Goal 4 IS not applIcable or relevant to the amendment"
Staff's 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 Fmdma
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"
1-14
. ,
Aoollcant's SubmIttal
"Pursuant of Goal 5, the Clly of Spnngfield has adopted the follOWing documents
. Eugene-Springfield Metropolitan Area General Plan, revised 2004
. City of Spnngfleld, Local and National Wetlands Inventory Map, December 2005
. City of Spnngfield Natural Resource Study, adopted, November 2005
Oregon Administrative Rule 660-023-0250 establIshes the appllcabIilty of Goal 5 rules to Post
Acknowledgement Plan Amendments (PAPA), and speCifies certain procedures and reqUirements for
local governments fo follow In the adoption or amendment of all plan or land use regulatIOns pertaining to
Goal 5 resources The rule states
"(3) Local governrnents are not reqUITed to apply Goal 5 In conslderaflon of a PAPA unless the PAPA
affects a Goal 5 resource For purposes of thiS sectIOn, a PAPA would affect a Goal 5 resource only If
(a) The PAPA creates or amends a resource lIst or a portion of an acknowledged plan or land use
regulatIOn adopted In order fa protect a significant Goal 5 resource or to address speCific reqUirements of
Goal 5,
(b) The PAPA allows new uses that could be conflicting uses With a particular Significant Goal 5 resource
SIte on an acknowledged resource lIst, or
(c) The PAPA amends an acknowledged UGB and factual Informallon IS submitted demonstrating that a
resource slfe, or the Impact areas of such a Site, IS Included In the alnended UGB area"
The follOWing diSCUSSion wI/I demonstrate that the proposed PAPA does not raise any Issues thaf would
reqUire the City of Springfield to apply Goal 5
Ff(stly addreSSing 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 regulaflon adopted In order to protect a
Significant Goal 5 resource on the subJecf site
Secondly addreSSing 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, Inventones, refinement plans, and facilities plans lIst thiS
speCific slfe 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 drainage ditch on the slfe that was inventoried and listed (M32) by the City of Springfield Natural
Resource Study It was claSSified as a Low QualIty Wetland and did not meet the Significance criteria of
the Oregon Freshwater Wetland Assessment Methodology The closest Goal 5 resource Identified by the
City of Springfield Natural Resource Study IS the Irving Slough located approximately 550 feet to the east
It IS listed as both a High Quality Rlpanan Resource Site (S20 and S21) and a Moderate Quality Wetland
(M16b and M16c) However, the resource Impact area, defined by the study, does not reach the subJect
site Therefore, the uses allowed by fhe proposed PAPA wI/I not conflict With a Goal 5 resource
Lastly addreSSing OAR 660-023-250(c) The changes sought by thiS applIcation do not amend the
acknowledged Clfy of Springfield Urban Growth Boundary Therefore, With regard to thiS crlfenon, the City
IS not reqUired to apply Goal 5
Oregon AdministratIVe Rule 660-023-0250 "Appllcabl/lfy" 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 fhat rule, the section lIsts three circumstances (OAR 660-023-
0250(3)(a), (b), and (c) quoted above) under WhiCh, and only under WhiCh, a Post Acknowledgment Plan
Amendment would affect a Goal 5 resource As eVidenced above, none of the three circumstances are
H5
, ,
raised by the proposed amendment, and therefore the amendment Will not affect a Goal 5 resource The
City IS not reqUITed to apply Goal 5 when consldenng the proposal The City of Spnngfleld 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 protection begins With an acknowledged Inventory of
Goal 5 resources and then proceeds through an economiC, SOCial, enwonmental and energy analYSIS to
determine whether the resource should be protected from conflicting uses, limit confilctlng uses, or allow
confilctlng uses fully (OAR 660-016-0010) The City has an acknowledged historic structures Inventory, a
local wetland Inventory and recently adopted a natural resources Inventory that conSidered uplands,
Wildlife habitat and riparian corndors The subject site has been planned and zoned for IntenSive urban
development and use prior to Metro Plan acknowledgement In 1982 (see Section II of this staff report,
Property Oescrlptlon/Land Use History) The Oepartment of State Lands and the Army Corps of
Engineers have determined that the eXisting drainage ditch did not fall under either agency's JUrlsdlclion
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 condition 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 application prior to any development on the subject site
Note The applicant has stated the property owner's Intent to submit a Master Plan application Rather
than require a separate Memorandum of Understanding or Similar document at thiS time, staff IS
highlighting potential development Issues as part of these applications that must be addressed dUring the
Master Plan approval process The Metro Plan diagram and Zoning Map amendment applications are
concurrent SDC Section 12 040 gives the City authOrity to add conditions" as may be reasonably
necessary In order to allow the Zoning Map amendment to be granted" The Master Plan application
process Will require a publiC hearing and approval by the Planning Commission ThiS note applies to all of
the additional conditions of approval
CondItIOn of Aooroval #2
Submittal of documentation from the Department of State Lands andlor the Army Corps of Engineers With
the Master Plan application demonstrating the eXisting drainage ditch IS not a regulated 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 RESOURCES QUALITY OAR 660-015-0000(6)
"To maIntain and Improve the qual1ty of the air, water and land resources of the state"
Aoolicanl's Submittal
"Nothing In the proposal or the character of the site or potential uses indicates a future development that
would compromIse air, water and land resources Future development ofthe site Will be In conformance
With local, sfate and federal law including aspects of fhe Spnngfield Code As indicated In findings
H6
. ,
regarding Goal 11 , Incorporated herein by reference, optIOns for accessing or providing the necessary
urban seNlces are available Therefore, the amendment IS consIStent With Goal 6
Goal 6 reqUires all waste and process discharges from eXisting and future development to be consistent
With applicable state for federal environmental quality statutes Specifically, It reqUires local governments
to establish that there IS a reasonable expectation that a proposed use will be In compliance With the
applicable state and federal enVironmental quality standards (Fnends of the Applegate v Josephine
County, 44 Or WBA)
There are three federal environmental quality acts relevant to State-wide Planning Goal 6 Clean Water,
Clean Air, and the Resource Conservation and Recovery Acts' These acts are enforced by the
EnVIronmental Protection Agency (EPA) to maintain air, water, and land resource qualify
The EPA delegates authonty to Oregon Oepartment of EnVIronmental Quality (DEQ) to enforce federal
environmental statutes In the State of Oregon (I e Clean Air Act, Clean Water Act, and Resource
Conservation and Recovery Act) The DEQ administers the federal statutes (acts) through the Oregon
AdministratIVe Rules (OAR), Oregon Revised Statutes (ORS), and Department programs
The OARs regulate nOIse control, groundwafer quality protection, solid waste, hazardous waste
management, ambient aIT quality standards, and transportation conformity The ORSs proVide procedures
for compliance With sewage treatment and disposal systems, solid waste management, reuse and
recycling, hazardous waste and hazardous matena/s, nOIse confrol, and air and water quality standards
At the local level, the Eugene-Spnngfield Metropolitan Area General Plan (Metro Plan) contains poliCies
related to Goal 6 that maintain air, water and land resource quality In the mefropolitan area and are as
follows
C 25 Spnngfield, Lane County, and Eugene shall consider downstream Impacts when planning for
urbanization, flood control, urban storm runoff, recreation, and water quality along the Willamette and
McKenZie Rivers
C 26 Local governments shall continue to mOnitor, to plan for, and to enforce applicable air and water
quality standards and shall cooperate In meeting applicable federal, stafe, and local air and water quality
standards
C 27 Local governments shall continue to cooperafe In developing and Implementing programs necessary
to meet air quality standards ThiS effort should Include but not be limited to
a ReView of all maJor public capital expenditure proJects for potential air quality
Impacts
b IntegratIon of air quality concerns Into the comprehenSIVe land use plan
c Active participatIOn In developing and Implementing additIOnal controls, as needed
Supplemental to the Metro Plan IS the Central Lane Metropolitan Planning Organization Regional
Transportation Plan (RTP) ThiS plan IS the federal Regional Transportation Plan for the Eugene-
Spnngffeld metropolitan area A plan as such, must comply With the federal Transportation EqUity Act for
the 21" Century (TEA 21), NatIOnal Ambient AIT Quality Standards, and the State of Oregon
Transportation Planning Rule (TPR) Additionally the RTP must demonstrate consideratIOn for sysfem
preservation and effiCiency, energy conservation, and congestion relief
I The Clean Water Act establIshes the baSIC regulatory structure for regulatmg dIScharges of pollutants m the waters
of the Umted States The Clean Water Act IS unplemented through mdustry standards and requIrements The Clean
Arr Act regulates aIr emISSIOns from area, statIonary, and mobIle sources ThIS Act sets maXImum pollutant
standaIds and drrects states to develop state unplementatlOn plans (SIpS) applIcable to approprIate mdustrIal sources
Fmally, the Resource ConservatIOn and Recovery Act controls hazardous waste from the "cradle-ta-grave", whIch
mcludes the generation, transportatIOn, treatment, storage, and dISposal of hazardous waste ThIS act also sets forth a
framework for the management of non~hazardous waste<.;
H7
.
The proposed Post Acknowledgement Plan Amendment (PAPA) does not amend any of fhe Regional
Transportation Plan goals, obJectIVes, or policies Future land use planning applications (Conditional Use
Permit and Slfe Plan) will conform to federal, sfate, and local regulations related to State-wide Planning
Goal 6 Further, when land use approvals are procured, af that time the applicant will obtain the relevant
air quality permits from the Lane Regional Air Protection Agency (LRAPA) Specifically, the applicanf Will
obtain Air Contaminant Discharge Perrmts as needed and Indirect Source Construction Permits for the
proposed parking faCilities
In the Eugene-Spnngfield metropolitan area, Lane County, Lane Council of Governments (Metropolitan
Planning Organization), Lane Regional Air Pollution Agency, and the City of Eugene maintain compliance
With DEO regulations by the follOWing
. Lane County prOVides reSidents With waste management seMces through a network of disposal
slles The County's waste reductIOn and recycling programs are managed to conserve resources and
prevent wasfe
. The Lane Council of Governments proVides wastewater and storm water systems, ground and surface
water, drinking water source assessment, watershed assessment studies and planning and protection
for the Eugene-Spnngfield Metropolitan Area Additionally, the Lane Regional Air Pollution Agency
regulates regional air quality In Lane County through regulations, programs and permits for reSidents
and businesses
. The City of Springfield PubliC Works Department maintains water quality In the city through
metropolitan sewage stormwafer treatment systems that are reqUired to operate under speCific
gUidelines set forth by the DEO The City of Springfield also has design standards for wasfewater and
stormwater collection systems In the City of Spnngfield Public Works, Standard Construction
SpeCifications and the Engineering Design Standards & Procedures The Clly of Spnngfield's
Development Code has three articles relevant to Goal 6 that proVide resource protection Article 17-
DWP Drinking Water Protection Overlay Dlstnct, Article 27 - FP Floodplain Overlay DiStriCt, Article 32
- Public and Pnvate Improlements
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 Implementing those poliCies As demonsfrated In
responses regarding Goal 11 , Incorporated herein by reference, these urban services are available
Because the proposed PAPA does not authonze any speCific development at thiS time, there can be no
direct Impact to air, water, or land resource quality When development occurs on the subJect Site, all
development will comply With all applicable local, state, and federal regulations that protect air, water and
land resources As indicated In findings regarding Goal 11, Incorporated herein by reference, options for
accessing or proViding the necessary urban services are available Therefore the proposed amendments
are consistent With Goal 6
In addition to the preceding facts, fhe eVidence supports a reasonable expectatIOn that fufure
development resulting from the proposed PAPA Will be consistent With Goal 6 reqUirements Therefore,
the City of Spnngfield can reasonably expect that future development under the proposed PAPA will
comply With applicable state and federal environmental quality standards The proposed PAPA IS
consistent With Goal 6
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
H8
. ,
The subject site IS located within Potential Nodal Area 7c as shown on the on the Potential Nodal
Development Area Map m TransPlan The proposed development will Implement mixed-use and nodal
development standards mtended to reduce automobile trip frequency and duration both on-site (between
the proposed community commercial services In the south and the proposed medium denSity residential
areas In the north of the subJect site) and off-site (between the eXisting nearby residential development
and eXisting mdustrlal uses, to the east and south of the subject site) The proposed development will
also allow higher denSity, transit supportive development that also provides opportunities for bicycle or
pedestrian tripS both mternally and externally For these reasons the proposed development will help
mamtaln the air resources of the slate and will not alter the enVIronmental protections proVided by the
Metro Plan for airborne discharges
The proposed MUC portion of the development will reqUire compliance With mixed use deSign standards
speCified In SDc Article 40 The proposed MDR portion of the development area will reqUire compliance
With deSign standards for Multi-Family development (apartments) and for Cluster Development (smgle-
family hOUSing) In SDc Article 16 These deSign standards foster pedestrian safety and Infill development
Site drainage Issues will be addressed dUring the Master Plan, Site Plan ReView and SubdiVISion
application review processes and thus will be subJect to the development permlttmg and approval process
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
Finally, the City has an adopted drlnkmg water protection plan and overlay zone requIring observance of
certam development standards and prohibitions of speCific chemicals and chemical storage The subJect
site must comply With the Drinking Water Protection Overlay District standards, regardless of plan
deSignation or zon!~g The "Pierce" wellhead protection area IS proposed but has the same standmg as If
a well was already In place The City's adopted wellhead protection map shows the proposed wellhead
on the Willamalane Park and Recreation OIStrlCt property outSide of the subJect site, north of the EWEB
Bike Path Site speCific drinking water protection Issues are addressed dUring the application review
process (SDc Articles 17 Drinking Water Protection Overlay District and Article 31 Site Plan ReView)
These regulations especially apply to the proposed home Improvement center
Staff Fmdmq
As conditioned, these applications comply With Goal 6 because the PAPA Implements the Nodal
Oevelopment Area Metro Plan deSignation and thereby TransPlan Potential Nodal Area 7C, and there are
regulations currently In place concerning stormwater management and protectmg the City's drinking water
supply, 95 percent of which IS from groundwater
Condition of Aooroval #3
Submittal of a Master Plan application that mcorporates the relocation of the eXlstmg dramage ditch and
converSion to a major water feature that will be an mtegral part of the proposed development area The
construclion 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 mto proposed Master Plan Phase 1
development
Condition of Aooroval #4
Submittal of a Master Plan application that addresses compliance With the Orlnkmg Water Overlay District
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 property from natural hazards"
1-19
Aoollcanl's SubmIttal
"Goal 7 reqUires thaf development subJect fa damage or that could result In loss of life not be planned or
located In known areas of natural hazards and disasters wlthouf appropriate 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 Metropolifan Area (Metro Hazard ptan) that was adopted by the City of Springfield 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 fiood 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 addlflonal geographic area than the subJect site, nor IS any
speCific development proposed af this time In due time, future development of the subJect site will Include
a full analYSIS of hazard nsk and mitigate the nsk through appropriate construction As such this
amendment IS In compliance With Goal 7"
Staff's Resoonse
Staff concurs With the applicant'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 applications comply With 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 appropnate,
to prOVide for the siting of necessary recreatIOnal facll1tles Including destInation resorts"
Aoohcant'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 governmenfal agencies haVing responslbllify for recreation
area, facilities and opportunltles
1 In coordination With pnvate enterprise,
2 In appropnafe proportions, and
3 In such quantity, quality and locaflons as IS consistent With the availability of the resources to
meet such reqUirements'
Pursuant to Goal 8 reqUlremenfs, the Clfy of Springfield and of her local Junsdlctlons have developed the
follOWing relevant plan documents
. Eugene-Springfield Metropolifan Area General Plan (Metro Plan), ReVised 2004
. Rivers fa Ridges, Metropolifan Regional Parks and Open Space Study, 2003
. Lane County Parks Masfer Plan, 1980
. WI/lamalane 20-year P,ark and Recreation ComprehensIVe Plan, 2004
1-20
The proposed Metro Plan Land Use DIagram amendment will not change the status of any recreation
area, facility or opportunity that has been Invenfoned and designated by the Metro Plan or any other
relevant facility plans regarding recreational needs None of the various studies, Inventones, and facilities
plans have designated the subJect site for parks and open space In an adopted Invenfory, declared It a
SIgnificant resource, or slated fhls privately owned property for acqUisition
The Wlllamalane Park and RecreatIOn Dlstnct, responsIble for parks and recreatIOn planning In the City of
Spnngfield, has developed the Willamalane 20-year Parks and Recreation ComprehensIVe Plan The
City of Spnngfield has adopted Ihls 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 SJle, between Bnggs Middle School and
the EWEB utility easement (bike path), and owned by the Willamalane Parks and Recreation Dlstnct
The WII/amalane comprehenSIVe plan refers to these parcels as 'the 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 Pierce property as a neighborhood park and a wayside for the EWEB Bike Path' (pg A-46-7)
The Willama/ane 20-year Parks and Recreation ComprehenSIVe Plan, 'Table 1 NeIghborhood Parks' lists
action Items for neighborhood parks ActIon 1 4 suggests, 'Investigate expansion of the park onto the
vacant land to the south,' the subJect site However, such investIgatIons, If they have been pursued, have
led to no further defined action or poliCY Action 1 5 suggests, 'pursue opportunitIes fa Improve the EWEB
bicycle path and develop park facilities on adJacent land to help meet neighborhood park needs ) The
Preliminary Plan f/fustratlon for the subJect site Includes several pedestnan and bicycle connections to the
EWEB pafh and the proposed parks to the north The subJect site Itself Will Include extensIVe publiC open
spaces As a commenting agency, the Willamalane Parks and Rerreatlon Dlstnct WIll have, through the
Preliminary Plan II/ustratlon and sIte plan review processes, the opportunity to coordinate plans With
future development
RIVers to RIdges, Metropolitan Regional Parks and Open Space Study does not IdentJfy the subJect site
as a resource The study maps the EWEB bicycle path that borders the northern boundary of the subJect
sJte 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 Willamalane
20-year Park and RecreatIon ComprehenSIVe Plan does not Identify the subJect site as an 'exlsflng 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 wJth State-wide Planning
GoalB
Staff's Resoonse
Staff generally concurs With the applicant's submittal Wlllamalane Parks and Recreation District IS the
local agency responsible for park planning Within Springfield's City limits and Urban Growth Boundary
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 EWEB bicycle path
Chapter 4 of the WCO contains strategies and actions for parks and open space
A3 under Parks and Open Space states "Work With the City to encourage the pTlvate provIsion of
quality parks, urban plazas, tralls, linear parks, rooftop open space, and other amenities In pTlvate
developments, where consistent With the goals and standards of thiS Plan" (P 23)
On the Preliminary Plan Illustration, 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
1-21
The applicant states "None of the vanous studies, Inventones, and facilities plans have designated the
subJect slfe for parks and open space In an adopted Inventory, declared If a slgnlficanf resource, or slafed
this pnvafely 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 commumty 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 Wlllamalane Parks and Recreation District The Willamalane comprehensIVe plan refers to
these parcels as 1he Pierce property,' donated In 1993 and elsewhere Idenflfled With adJacent parcels as
the 'Yolanda/BnggslPlerce School Park' The plan observes that '1here are opportumf/es 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 clarify the applicant's statements above by citing the follOWing sections of the WCP
A20 under Neighborhood Parks states "Develop partnerships With public agencies, developers, and
property owners to help meet neighborhood park needs In served, as well as unserved areas"
(P 29)
Table 1 Neighborhood Parks lists
"ProJect 1 3 Yolanda/Briggs/Pierce School Park - Work With SD 19 to develop and develop a
school/park master plan for the Pierce property and adJacent Briggs and Yolanda school grounds
that provides for coordinated 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)
OUrlng the approval process for these appllcatlorls, staff IS requesting that the applicant begin a dialogue
by diSCUSSing the proposed development With representatives from Wlllamalane and whether there can
be coordlnal1on to achieve park development north of the subJect property In conJunction With Marcola
Meadows development
In addition, when Marcola Meadows residential and Willamalane park development occurs, reSidents Will
need to cross the EWEB faCility to utilize the park/recreatlon faCilities The EWEB right-of-way IS
approximately 60 feet-wide and the eXisting bike/pedestrian path, Within that right-of-way IS approximately
10 feet-wide The Preliminary Plan illustration shows pedestrian connections from the subject site to the
bike/pedestrian path As part of the Master Plan and other reqUired land use applical1ons, the applicant
Will be reqUired to obtain the necessary easements from EWEB to allow reSidents of the proposed
development to cross their faCility
These applications can be conditioned to fully comply With Goal 8
Staff Fmdma
As conditioned, these applications comply With Goal 8 because In addition to private on-site open space,
there are nearby park faCIlities that can serve future residential development
Condll1on of Aooroval #5
Submittal of a Master Plan application that addresses the relationship of the proposed development to
Wlllamalane's future park on the north Side of the EWEB Bike Path and an explanation of any
coordination efforts With Wlllamalane concerning the timing and development of the future park
1-22
ConditIon of Aooroval #6
Submittal of a Master Plan application that addresses coordination with EWEB to determine If any
easements are reqUired In order to cross the EWEB Bike Path to access the future park
GOAL 9 ECONOMIC DEVELOPMENT
"To provide adequate opportunities throughout the state for a vanety of economic activities Vital
to the health, welfare, and prospenty of Oregon's cItizens"
Note These applications were submitted to the City on September 29, 2006 The applicant IS uSing
eXisting, adopted land Inventories and supplemental land use information to make the case for Goal 9
a~d related Goals (10) and (12)
Aoohcant's Submittal
"Resoonse
Statewide Planning Goal 9 - Economy of the State, reqUires cOmmUnitIes to Inventory, plan, and zone
enough commerCial and industrial land to support the dIVerSificatIon and Improvement of the economy
Pursuant to thiS, the City of Spnngfleld has adopted the following documents
Eugene-Springfield Metropolitan Area General Plan (Metro Plan), ReVised 2004
Springfield CommerCial Lands Study, February 2000
Metropolitan Industnal Lands SpeCIal Study
Metropolitan Industnal Lands Inventory Report, July 191,'3
Metropolitan Industnal Lands Policy Report, July 1993
Also relevant to thIS discussion are studies regarding other stateWIde planning goals These other
documents Include
Spnngfield Natural Resource Sludy Report, October 2005
Eugene-Springfield ReSidential Lands Study, 1999
The Metropolitan Industnal Lands SpeCial Study (MILSS) commenced In 1989 and produced two
documents, the Metropolitan Industnal Lands Inventory Report (M/UR) and the Metropolitan Industrial
Lands Policy Report (MILPR) In 1995, the Spnngfield CommerCial Lands Study (SCLS) was Initiated
The Clly of Spnngfield adopted the study In 2000 and the Oregon Department of Land Conservation and
Developmenf (DLCD) acknowledged the SCLS as a penodlc reVIew fask The study looked only at lands
WIthin Spnngfleld'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 review task, It updates the
"EconomIC Element" of the Metro Plan and Includes findings, poliCies and Implementaflon strategies
regarding the supply of commercIal lands
Because the proposed amendment would shift land from Industnal to CommerCIal and ReSIdential, the
two additional documents lisfed above are relevant Findings of the Eugene-Spnngfleld ReSidential Lands
Study were Incorporated Into the Metro Plan along With other penodlc review amendments In the 2004
Update The Spnngfield Natural Resource Study Report (SNRS) updated Inventones of ReSidential,
CommerCial, and Industnallands, and was acknowledged by the DLCD In December 2006
Oregon 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 certain procedures and
reqUlrernents 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) fhe rule dIscusses procedures relevant fo thiS
applicatIon and states
1-23
'Notwithstanding paragraph(2),[660-009-0010(2)}, a Junsdlctlon which changes Its plan deslgnatJons of
lands In excess of two acres fa or from commercial or industrial use, pursuant to OAR 660-Dlvlslon 18 (a
post acknowledgement plan amendment), must address all apP/lcable planning reqUirements, and
(a) Demonstrafe that the proposed amendment IS conslstenf With the parts of ItS acknowledged
comprehensive plan which address the reqUirements of this divISion, or
(b) Amend Ifs comprehensIVe plan to explain the proposed amendment, pursuant to OAR 660-
009-0015 through 660-009-0025, or
(c) Adopt a comblnaflon of fhe above, consistent With the reqUirements of/his divIsion'
The plan deslgnatJon changes anticipated by the proposed PAPA will remove 560 acres of Campus
Industnal designation In ItS stead, the supply of land wllh Commercial designation will Increase 37 0
acres and the remaining 19 0 acres will receIVe a MedIUm Density Residential designation Additionally,
260 acres of the Commercial land will also have a Nodal Development Area overlay designation [See
Attachment 2J 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) esflmated that the Industnalland supply at
the beginning of the planning penod (study year) was about 3,600 acres Within the Metro UGB The
Campus Industnal' share of all vacant unconstrained industrial land was 27% (derived frorn Table 5 of the
MIL/R, p 47) About 709 acres of fhe Metropolitan study year Industnalland supply was within the
Spnngfleld portIOn of the UGB (MILPR, Table 5, p 47) The MILPR does not estimate demand Within the
Spnngfleld 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 7D
and p 45, Subregion 7, Site 5) The study further estimated that the proJected 20-year demand for
Industnalland for fhe Metro UGB would be between 650 and 1,172 acres, one-fifth to one-third of the
supply (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
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
Springfield 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 overall Industrial supply, we derive a range of 148 to 196 acres of Clland In Spnngfield at the
end of the planning penod
The 2004 Metro Plan update estimated the supply of MedIUm Density Residential land In the study year
to be 828 acres, and projected the consumption of 589 acres dunng the planning penod, leaving a plan
year (2015) Inventory of 239 acres The Springfield CommerCial Lands Study (SCLS) updafed plan year
estimates of Spnngfield's Commercial land Inventory (within the UGB) It proJected a significant defiCit of
bUildable land by 2015 If the hlstonc rate of consumptIOn continued
The Inventones of all three general categones of land were sfudled by the Spnngfleld Natural Resource
Study Report to gauge the Impact of setting aSide Goal 5 lands Within the Spnngfleld UGB The 2005
study modified earlier Inventory estimates by including plan amendments approved since the anginal
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 Denslfy
Residential/and which was not reported separately by the SNRS These tables analyze the Impact of the
proposed PAPA on the adopfed and acknowledged Inventones of lands The estimates most speCific to
the slfuatlon are used
1 The fvfJLSS uses the term "SpeCIal LIght" which has smce been changed to "Campus Industnal" In thiS report we
Will use the later te1111 "Campus Industnal"
1-24
., J.
Table 2 Proposed Impact on Projected Plan Year Land Inventones
Acres
General Use UBG Plan Yr Inventory PAPAf1 Total ll% Source
Med Density Res Metro 2015 239 19 258 8% Metro Plan
Commercial Spnngfield 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 categories of land are Importanf EqUilibrium 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 fhe supply of Industnalland The proportion of gain for MDR
land IS twice the loss of industrial land, and the proJected defiCit of Commercial land IS reduced 22%
Deciding 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 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
commerGIal support they reqUire They also look closely at hOUSing costs for their 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 Industnal and commercial uses
correlating the effective supply In 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 Industnal
lands (sites defined as short-term In the metropolitan Industnal Lands SpeCial Study, 1991) to
non-Industnal designations'
Clearly, these two poliCies often Will be In confilct With a limited supply of urbanIzable land, increasing
the amount of undeveloped commercial land will frequently be at the expense of fhe Inventory of Industnal
land The Metro Plan addresses the Issue of conflict between poliCies
'The respective Junsdlctlons recognize that there are apparent conflicts and inconsistencies
between and among some goals and poliCies 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 Use of the Metro
Plan reqUIres a balanCing of ItS various components on a case-by-case baSIS, as well as a
selection of those goals, obJectIVes, and poliCies most pertinent to the Issue at hand'
The Springfield Commercial Lands Study, the most recent economic opportunities analYSIS regarding land
supply, contains the follOWing key poliCies
'PoliCY 1-A Maintain a mixed supply of targe and small commercial sites through strategies such
as rezoning or annexatIOn to serve Springfield's future populatIOn'
'PoliCY 1-B Ensure that an adequate amount of commercial land IS deSignated In the undeveloped
Identified nodes such as JasperlNatron and McKenZIe/Gateway, to accommodate a portIOn of the
demand for commercial acreage, and to Implement the poliCies and obJectives of the TransPlan '
'PoliCY 1-C Maintain at least a fIVe-year supply of commercial land Within the Urban Growth
Boundary (UGB) that IS currently served or readily serviceable With a range of urban publiC
faCIlities and services'
1-25
, .
'PolIcy 3-A Redesignate and rezone portions of Industnalland or residential land within 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
Incorporate higher mtenslty development In conJunction with residential and employment
opportumtles '
CONVERSION TO COMMERCIAL DESIGNA TlONS
A proJection of a Cornrnerclalland Inventory deficIT within the planning penod IS unacceptable under the
rules of Statewide Planning Goal 9 The necessity of replenishing the Inventory IS not debatable
Nonetheless, the Issue oftradlng Industnalland, In this case Campus Industnal, for Commercial land
needs to be examined carefully Because meeting all land use policies perfectly and completely IS
Impossible, their 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 slfe, addressing "Policy I-B, " and "PoliCY 3-A "
The Land Conservation and Development Commission (LCDC) recently reported to the Governor on the
conversion of Industnalland to non Industnalland The report was concerned With maintaining an
adequafe local supply of Indusfnalland and preventing conversions of pnme Indusfnalland to non-
Industnal uses Their report was Wed "Promoting Prospenty Protecting Prime Industnal Land for Job
Growth" It made the follOWing observation
'The Issue of converSIOn of mdustnallands ~5 linked directly to the goal of proViding an adequate
supply of Industnal and other employment land for a vanety of economic activities Untimely or
undeSirable conversIOn of mdustrlallands, particularly conversIOn of strategic sites With unique
market features, can Interfere With accomplishing the goal of providing adequate land
development opportunities 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, mcludlng those featurmg heavy
manufacturmg, warehouseldlstnbutlon, mdustnal service and waste management actiVities
should be protected from encroachment by incompatible non-Industnal uses by plaCing these
areas In so-called mdustrlal sanctuanes' (p 19)
However, the report also observed,
'To better understand the concept of 'employment lands,' the committee examined the Phase I
findings of the Greater Metropo/Jtan 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
metropo/Jtan regIon Committee members concurred With a maJor finding of GMELS that the Ime
between Industnal and non-mdustnal use IS becoming increasingly blurred m the new economy
because many traded-sector and Industnal actIVities are now carrIed out In office and tech-flex
settings The latter type of Industnal uses IS perfectly compatible With other employment actiVIties
and, thus, can be accommodated In mixed-use zoning dlstncts that mclude retail, office,
mstltutlOnal and/or light Industnal and even residential uses' (p 18)
'New and emergmg Industnal uses These are high-tech, biotech, some manufactunng and
research and development and are often located In office and tech-flex settmgs They are most
productive when adJacent to Similar companies and their non-Industnal 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 surrounding uses' (p 20)
,
Although fhe conversion of CI fand 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
1-26
'O. '.
adding to the extremely scarce supply of commerGIalland As the DLCD report to the Governor pOints
out, high-tech research and development firms are most productIVe when non-Industnal suppliers and
supporting services are available to them Additionally, CommerCial/and IS sUitable for many high-wage,
economic export employers New and growing sectors of the economy blur the line between commerCial
and industrial land use
SITE SPECIFIC ISSUES
The Campus Industnal portion of the slfe has been reserved as development ready land Since 1995 It
was deSignated as Special Light Industnal (the precursor of Campus Industnal) for years before that
Despite the dWindling supply of CI land, not one Industnal development has been proposed for It The
reasons It has not yet been developed are complex However, the site IS not Ideal with regard to the
qualities thaf the CI deSignatIOn IS Intended fa foster and preserve To attract the deSired Industnes, the
zone Imposes performance standards to reduce confilcts with adJacent zoning dlstncts and negatIVe
Impacts between sites within the CI dlstnct Itself From the Metro Plan, 'The actiVIties of such firms are
enclosed wlthm attractive exteriors and have mmlmal envlronmentat Impacts, such as nOise,
pollutIOn, and vIbration, on other users and on surroundmg areas'
However, the slfe 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 'air pollutants from surroundmg heavy mdustnal uses, overhead electTlcallmes and nearby
raJllmes which cause problems for certam types of hIgh technological mdustTles Several high
tech firms had conSidered the Pierce Property for a potential locatIOn, and all found It unsUItable
because of these problems'
Lane Metro Partnership confirms thiS information The agency proVides economic developmcnf and
bUSiness information for Eugene, Springfield and Lane County, and maintains a computerized Inventory
of vacant Industnal land and bUildings They report that while numerous inqUires abouf the subJect siJe
are receIVed from bUSinesses conSidering It as a location for new faCilities, there are common obJections
These Include the site being too close to established residential areas for Industnal uses, and too close to
fhe Kingsford charcoal planf for high-end office or research facilities Operating Permit 204402, Issued by
the Lane Regional Air Pollution Authonty, allows the Kingsford 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 industrial use, the McKenzle-Gafeway Corporate Park became
available It has drawn Ilght-Industnal and high-tech uses while the subJect site has remained fallow
Companies bUilding or acqu/(/ng facilities there have Included Sony, Symantec, and Shore wood
Packaging However, the Gateway Park has undergone Significant pressure from fhe 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 rafher than research and development In 2004, the City revised C/
regulations to further limit types of commercia/ uses and limit their coverage to 40% of gross acreage
Gateway gross acreage In comrnerclal 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
desITable location Though converSion of the subJect siJe 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 saCrifiCing a marginal resource to foster more productive use of a supenor
one
COMPARING WAGES
How might fhe 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 definitIOn of "family wage," the term came Into use during the Industnal
Revolution when work was separated from home fa a degree not seen before The concem was that fhe
breadWinner earn enough fa aI/ow the spouse to stay home tending the house and children It became a
somewhat controversial term, some commenfators assigning sexist overtones to It Data In the follOWing
1-27
tables create a statistical context for the diScussion If "family wage" can be defined as the gross Income
needed to cover tYPical expenses ofthe average family, the tables below estimate these figures In
Springfield and Oregon
Table 3 Springfield, Oregon Average Household and Famlly Size
Number of IndiVIduals
Average Household 2 55
Averaqe Family I 3 03 ,
Source U S Census Bureau, Census 2000 Summary File 3
Table 4 SpringfIeld, Oregon TYPical 2004 Family Expenses
Source Two Adults, Two Adults,
One ChIld Two ChIldren
Poverty In America 1 $34,905 $43,862
E P I' '_ $36,408 $41,748
1 Poverty In Amenca ProJect, Penn State University
2 Economic PoliCY Inslltute
Figures are for typical expenses Figures for One Adult and Two Children
are Within approximately one,percenf of Two Parent, One child expenses
,~
The table below gIVes U S Census data regarding the medIan Incomes of individuals and households
Note that fhe family household Income IS Significantly 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 offamlly households may be making Significantly more than the average or many
households may have two Incomes Some combination ofthe two IS likely Regardless, It indicates
caution should be used when making assumptions about family wages
Table 5 Springfield and Oregon Median Incomes
Oregon
Springfield, Oregon
Family Households $55,196 $43,539
Non-family households $29,209 $23,734
All Households $46,393 $37,452
Male full-time, year-round workers $41,485 $35,118
Female full-tIme year-round workers .___ '$30,591 $25,524
Source US Census Bureau, Census ;,-uuu Summary File 3, adJusted to 2004 Consumer Pnce Index
To assess Impact of the PAPA on family wage Jobs, we can estimate the average wage of employment In
the relevant land use deSIgnations The table below uses information from the Lane County Council of
Governments and the Oregon Labor Markef InformatIOn Service to correlate the estimated number of
people employed by each Industry sector Within a plan deSignation, and the Lane County average pay
Within each sector, to denve an estImated average pay for employment In a land use deSIgnation
1-28
, ,
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, Comm , and Utilities
Wholesale Trade
Retail Trade
Finance, Insurance and Real
Estate
Services
Government
Total
Weighted Average Pay
20,348 57%
1,218 3%
35718 100%
$25,73213
Comm Mixed Use
Employment
107 4%
99 4%
128 5%
68 3%
332 13%
342 13%
1,252 48%
279 11%
2607 100%
$30,905 80
Average Pay
$37,751 00'
$38,057 21
$35,09020
$40,62286
$19,30919
$34,737 05
$27,340 14
$37,23900
. __ I
Source of wage data OLMIS Lane County LUOO Industry secfor 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 Springfield, 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 sigmficanf development Most of the bUSinesses
listed In the table would be allowed Witte,,) the proposed PAPA redeslgna/lOns
1-29
i
, '
Table 7 Types of Businesses and Approximate Employees for Gateway Development
Gateway Businesses Address Type Approximate Number
of Employees
Royal Caribbean CrUise Lines 1000 Royal Caribbean Way Travel sales call center 250-500
(3900 Sports Way)
Symantec 555 International Way Computer Support Call 1200
Center, Comp Tech
PaclficSource Health Plans 110 Intematlonal Way Health Insurance 275
Headquarters
Oregon Medical Laboratonesl 123 International Way Medical LaboratOries 300
Oregon Veterinary Laboratory
Sacred Heart Medical Center Financial servIces
Foundation 260
123 International Way
Sacred Heart Medical Center Matenals (Supply 30
Materials Management handlers)
Shorewood Packaging Inc 500 Intematlonal Way Manufacture paperboard 60
packaging products
Wholesale distribution
Global Industries 950 Internabonal Way automotive parts and 10-19
accessones
Grand Slam USA 921 International Way Indoor recreation Batting 1-4
cages, basketball, etc
McKenZie AthletiCS 909 Internabonal Way Uniforms screen printing 10-19
and embrOidery
Pacrfic Office Automation 911 Internabonal Way Copier sales and cOPYing 20 -49
servIces
Rex Myers Transfer 915 Intematlonal Way Moving and storage 5-9
FedEx 700 Intematlonal Way Couners and messengers 20 - 49
Leamlng Tree 100 Intematlonal Way Child Day Care N/A
Planned Businesses A
ProfeSSional Credit Service Collection Agency 177
McKenZie Leasing and Finance Heavy equipment leasing 13
Source Information gathered from Dex, Lane Metro Partnership, and GLMIS Info and links
A ProfeSSional Credll Service and McKenZie Leasing and Finance purchased 7 acres In Gafeway and
Will move headquarters there -Source The Register Guard - Tuesday, November 14, 2006
1-30
Table 8 below shows the estlmafed wages for employment tYPIcal of the businesses In the above table
Comparing this data with Table 6 indicates that the average pay for employment In the desIgnations
proposed by the PAPA are slm1lar to the average pay In Springfield's developed CI designated lands
Table 8 Employment and Wage Estimates for Spnngfield CI Busmesses 50 0,- more employees
Employment
Number Percent
177 640%
535 1930%
1,200 43 30%
300 1080%
Occupation
Bill and account collectors
Billing and Posting Clerks
Computer Support Specialist
Medical and Clinical Laboratory
Technicians
Miscellaneous ManufactUring
Travel Customer ServIce
Representative
Total employees 2,772 100%
WeIghted Average Pay $29,97594
Source Wage data for Lane County 2004 irom uLMIS 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 Info USA webslte
Average Pay
$30,060 00
$26,95600
$34,87400
$27,08300
60
500
220%
1800%
$32,292 00
$22,880 00
COMPREHENSIVE PLAN RESIDENTIAL POLICIES
ReSidential Land Use and Housing Element
ReSIdential Density #A 10
'Promote higher residential densIty inside the UGB that utilIZes eXisting mfrastructure, Improves
the effiCiency of public services and faCIlities, and conserves rural resource lands outSide the
UGB'
ReSidential Land Use and Housing Element
ReSidential Density #A 11
'Generally locate higher density reSidential development near employment or commercial
services, In proximity to maJor transportatIon systems or Within transportation-efficient nodes'
ReSidential Land Use and Housing Element
ReSidential Density #A 12
'Coordinate higher density residential development With the provIsion of adequate mfrastructure
and servIces, open space, and other urban amenities'
These reSIdentIal poliCies make clear the Importance of higher densIty resIdential development to the
future of the Eugene-Springfield Metropolllan area Yet here again, there IS an apparent conflict between
policies, namely Policy 3-A of the SCL and fhe resldenllal poliCies of the Metro Plan Just Cited As the
follOWing analYSIS WIJ/ show, splitting the converted Industrial land between ReSidential and Commercial In
the proportion proposed IS entirely appropnate
Wh1le the Inventory of Spnngfield CommercIal land w1I1 be entITely deplefed by the end of the planning
penod and the pnonty of creating more IS ObVIOUS, Metro Area surpluses are proJected for both Industrial
and ReSidential The case for reapportioning these inventories must be made To IJ/ustrate fhe need for
an adJustment of the Inventones, the follOWing table looks at the relatIVe rates of Inventory depletIOn over
the planning penods studIed
1-31
, .
Table 9 Projected DepletIOns of Land InventoTles Dunnq the Plannmg Penod
Acres
A
-589
-4,565
-5,637
-1,482
-2,004
General Use
Med Density Res
All Res (lowest)
All Res (high est)
Industrial (lowest)
Industrial (high est)
Study Yr
828
5,830
5,830
3,604
3,604
Plan Yr
239
1,265
193
2,122
1,600
A%
-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 fasfer rate than Industnal/and (Note that the Metro Plan did not subtract
reductions of Goal 5 inventories the SNRS subtracted from the broader Inventones) Sacnficlng a small
portIon of Industrial land to replenish the more rapidly diminishing inventories IS Justifiable and prudent
To Illustrate the pOint further, the following table compares fhe final plan year Inventones of Industnal and
ReSidentIal land The two planning penods end five years apart, so the Inventones are not Simultaneous
However, fhe companson IS stJ/I Instructive CommercIal land was left out of the table because the
Springfield 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
Industrial (lowest)
Industrial (high est)
1600
2122
Table 11 Relative ProportIOns of Total Plan Year Land Inventory
Res Ulnd H Res Ulnd L Res H/lnd H J
834% 1080% 3740%1
91 70% 8920% 6270%
ReSidential
Industrial
Res H/lnd L
44 20%
55 90%
BALANCING INVENTORIES
To evaluate the Wisdom of shlftmg lands from one general use to another, we must establish a VIable ratIO
between them The proJected Inventones of Industnal and ReSidential/and can be analyzed by finding a
ratio of Jobs to households, and then relaflng the number of dwellings supported by the ReSidential
Inventory With the Jobs supported by the Industrial Inventory According to the U S Census Bureau's
2000 Census, the median earnings of employed indIVIduals In the Eugene-Spnngfleld 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 correspondmg 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 ConservatIon and Development, In theIr publication "Industnal and Other
Emp/oyment Lands AnalYSIS GUidebook" recommends uSing ratios from 64 fo 9 6 when estimating Jobs
per gross acre of Industnal land USing the Industnalland Inventory high and low estimates, the table
below compares the resulting numbers of Jobs with the ReSidential Inventory
Table 12 Jobs Supported by Prolected Plan Year Land InventoTles
Acres dulac job/du lob/acre Jobs
ReSidential (lowest) 193 6 1 5 1737
Industrial (lowest) 1600 64 to 9 6 10,240 to 15,360
ReSidential (high est) 1265 6 1 5 11385
Industrial (high est) 2122 '64t096 13,380 to 20,371
1-32
In the slowest growth projection, the inventories are not In eqUllibnum If consumption of land supplies IS
on the high side, and Inventones are low, there IS a gross dlspanty We should also remember thaf when
Inventones get extremely low, such as less than 200 acres of bUildable land In a metropoilfan area of thiS
Size, fhe supply curve shifts up as people begin fa hoard and pnce gouge In anticipation of greater
shortages Clearly, for the health of the Metro economy, these Invenfones should be adJusted New
employers will not locate In the area If there IS no hOUSing for fhemselves or their employees Shlftmg
land from Industrial deSignations to Res.denflal deSignations IS Justified
Conclusion
Adopted and acknowledged Inventones indicate that well before the year 2015, Springfield's Inventory of
Commercial land Will be severely, If not completely, depleted Metro Plan PoliCY #8 6 dlrecfs the Clfy to
correlate the effectIVe supply of economic lands In terms of sUitabilIty and availabilIty with the proJections
of demand While the Inventory of Clland may be small, OAR - DIVISion 9 (Economy) does not prohibit
converting Industnalland to anofher category of employment land, or fa another Goal Invenfory, as long
as a local government maintains an adequate supply OAR 660-009-0025(2) states, "The total acreage
of land deSignated In each slfe cafegory shall at least equal the proJected land needs for each category
dunng the 20-year planning penod" [EmphasIs added] In thiS Situation, the need for Commercial Land
will not be met by the end of the planning penod, and the Inventory of Residential land lags far behind
Industna/, yet the acknowledged Inventones indicate a Campus Industnal Inventory surplus An
adJustment IS warranted to maintain eqUllibnum and support other Metro Plan poliCies encouraging
Increased residential densities 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 sustain economic diverSity The proposed redeslgnatlon of Campus Industnal
land to Commercial, Commercial Mixed-Use, and MedIUm DenSity Resldentl;>! development will support
the dIVerSification and Improvement of the economy It IS consistent With the pnontles established by
adopted and acknowledged poliCies Therefore, the amendment IS consistent With statewide planning
Goal 9 "
3) Staff Resoonse
Staff concurs With the applicant's submittal However, the DLCD memo dated--March 12, 2007 stated that
both quant.tatlve and qualitative data should be conSidered In the Goal 9 response
Quantitative Data
Note The Lane County Industrial-Commercial SUlldable Lands Study (CISL) The applicant referenced
CISL In the February 28, 2007 verSion of the response to Goal 9 ThiS reVised response dated March 17,
2007 no longer references CISL However, the OLeO 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 follow.ng CISL 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 industrial and other
employment land sUitable, available and necessary for economic development opportunities for a
20 year period 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 current
conditions and offered an array of data sets that are useful for government and the private sector
In conSidering appropriate 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 mdustrlal bUildable lands inventories Include the
supply, a demand analYSIS (not Included In thiS report) and prOVISions to match proJected demand
With an adequate supply Wnlle thiS report made no assertIOns or assumptIons that the supply
Included In thiS database IS adequate, the report did Identify additIOnal work necessary to get to
1-33
, .
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"
In November 2006, staff stated that while there may be additional options or variations on these options,
staff agreed With the suggestion by ECONorthwest that creating a complete Inventory IS the most logical
next step to take The current status of the CIBL report IS that staff has prepared an "Issue Paper" for the
City Council's consideration As of the date of this report, the Issue Paper has been funded Any
acreage reference by the applicant to the CIBL study should be not considered as part of these
applications
The primary data sources used by the applicant are the Springfield Commercial Lands Study, February
2000 and the Metropolitan Industrial Lands Special Study Metropolitan Industrial Lands Inventory Report,
July 1993 and the Metropolitan Industrial Lands Policy Report, July 1993 These are the same reports
used dUring the review process for Home Depot In 2001 The applicant has provided additional
information pertaining to the Natural Resource Study, adopted by the City In 2005 and a diScussion on
the conversion of Cllands to reSidential In addition to these diScussions, staff raises the follOWing Issues
a) The up-to-date land Inventory In the Gateway CI District
Since the amendment of Article 21, Campus Industrial DiStriCt, staff has been keeping track of the
available vacant Campus Industrial land In the Gateway CI District The Gateway CI District has about
275 total acres and as of March 13, there are stili 116 acres that are vacant
~
b) Current Market Forces
Explanation language under State-wide Planning Goal 9 states "Comprehensive plans and poliCies
shall contnbute to a stable and healthy economy In all regions of the state Such plans shall be
based on Inventones of areas SUitable for Increased economic growth and activity after taking
Into consideratIOn the health of the current economic base, matenals and energy avallabll1ty and
cost, labor market factors, educatIOnal and technical training programs, avaJlabll1ty of key publiC
faCilities, necessary support faCIlities, current market forces, location relatIVe to Inarkets,
avallabll1ty of renewable and non-renewable resources, avallabll1ty of land, and pollution control
reqUirements U
The "current market forces" do not Include light Industrial development In the CI District IS a trend since
the late '90's ThiS trend IS plaCing pressure on the Gateway CI District and IS the reason why staff
amended SDC Article 21 to create the 60/40 spilt (see the discussed under "qualitative" below)
c) The Jasper-Natron Area
The applicant cites the draft Jasper NatrDn SpeCific Development Plan which proposes to add about 20
acres of Commercial and 118 acres of Clland to Springfield's long-term supply by the year 2015 While
thiS plan has not been adopted, the Lane County Commissioners recently voted to keep the Eugene-
Springfield Highway extension project alive and the City Will begin the adoption process for thiS plan
Within the year
Qualitative Data
a) Background O,Scusslon on SpeCial Light/Campus Industrial Deslgnatlons/Zonlng
The Original Intent of the "Special Light Industrial" (SLI) land use deSignation and zoning was to allow
"high tech" industrial users that paid "family wages" and had a minimum "employee-per-acre" base The
history of thiS land use deSignation goes back at least 35 years to the metro area's first "general plan",
"The 1990 Plan", adopted In 1972 That Plan stated "Local planning poliCIes should be developed
which Will create an appropriate environment for Industnal and research parks" (Ref P 32)
1-34
In 1982, when DLCD acknowledged the Metro Plan, both the Metro Plan designation and the zoning
district were called SLI The Metro Plan SLI deslgnal10n 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 characterized 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
industries are often located m campus-type industrial parks and are generally Involved In the
manufacture or assembly of fmal products of small Unit size or research-type development In an
office-based atmosphere There are generally no effluents or other emisSions to create
problems Heavy transport IS not Important Supporting office-based commercial
development shall be considered an appropriate use when planned to complement the pnmary
mtent of special light industrial development"
In 1994, the Metro Plan SLI deSignation was changed to today's Campus Industrial (CI) The current
Metro Plan CI deSignation states "The primary obJective of thiS deSignatIOn IS to provide
opportunities for diversification of the local economy through siting of I1ght Industnal firms m a
campus-like setting The activities of such firms are enclosed wlthm attractIVe exteriors and have
minimal environmental Impacts, such as nOise, pollution and vibration, on other users and
surroundmg areas Large-scale light mdustnal uses, including regIOnal distributIOn centers and
research and development complexes, are the primary focus of thiS deSignation PrOVISion IS also
made for small- and medIUm-scale mdustrlal uses wlthm the context of Industnal bUSiness parks
which will malntam the campus-l1ke settmg With minimal environmental Impacts Complementary
uses such as corporat? office headquarters and supporting commercial establ1shments serving
primary uses may also be sited on a limited baSIS Conceptual development planning, industrial
park standards and site review processes shall be applied to ensure adequate circulatIOn,
compatlbll1ty of uses and availability of large sites for I1ght Industnal firms "(Ref P II-G-6)
The primary difference between the SLI and Clland use deSignations IS there no longer IS a reference to
a specific employment threshold or specific types of light industrial uses
The Springfield Development Code was adopted In May 1986 and Included Article 21, SpeCial Light
Industrial District In 1994, thiS Article was amended and renamed the CI DiStriCt, consistent With the
Metro Plan deSignation change cited above The CI District IS primarily an industrial zone that allows the
siting of light Industrial manufactUring and to a lesser extent, office/commerclal uses In 2004, the City
Council approved a number of amendments to Article 21, the Campus Industrial District One of these
amendments placed a 40 percent limitation on the siting of permitted officelcommerclal (bUSiness park)
uses to keep the "industrial" Integrity of the district against the demand for bUSiness park uses because
thiS zOning district IS primarily an industrial district The limitation was established because In the
Gateway CI 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 applicant's Table 7 shows the current development
trends In the Gateway CI bUSiness parks With no light Industrial development since Shorewood
Packaging, Inc In 1997 Shorewood Packaging IS the only Industrial use shown on the applicant's Table
7
The current SDC Article 21 CI District purpose statement conforms With the current Metro Plan
deSignation statement "The CI District IS Intended to fully Implement the Metro Plan Campus
Industrial DeSignation and any appl1cable refmement plans The CI District prOVides opportunities
for dIVerSIfication of the local economy by offering prime sites m a campus environment for large-
scale light manufactUring firms emphaSIZIng modern technology and emplOYing skilled workers In
famlly wage Jobs The term "campus" Includes mnovatlVe bUlldmg deSign, enhanced landscapes,
large open spaces and substantIal pedestrian amenities Small- and medIUm scale I1ght
manufacturing may and supportmg commerclal/ office uses shall be located Within a bUSiness
park, prOVided that combined bUSiness parks do not exceed 40 percent of the gross acreage of a
CI District BUSiness parks may Include several bUildings With multiple stories and a mix of uses
1-35
, .
Supportmg retall uses such as banks, restaurants and day care facilities shall pnmanly serve the
employees m the CI Dlstnct, not the general publtc All uses m the CI Dlstnct shall meet s/tmg and
operatIOnal performance standards to minimiZe Impacts wlthm the CI Dlstnct and surroundmg
areas Permitted 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 zOning districts In Springfield Gateway, In northwest
Springfield, and the subJect site west of 31'1 Street and north of Marcola Road The Gateway Cl site IS
regulated by the Gateway Refinement Plan, adopted by the City Council In 1992 A portion of the
Gateway CI area has been developed with both light industrial manufactUring uses and business parks
The Gateway CI District has approximately 275 total acres, of which approximately 116 are vacant The
56 acre "Pierce" CI site IS not within an adopted refinement plan area and has not been developed to
date
b) SUitability of the Subject Site for CI Oevelopment
Under "SUitability", the applicant cited staffs concerns about the subJect site's appropriateness for CI
development Staff would like to expand on this pOint In a memo dated October 14, 1981 the
Metropolitan Planning Team discussed the proposed amendments to the adopted August 1980
Metropolitan Plan diagram Item 28 stated "ReconSider land use designations on the 'Pierce
Property' The Industnal Study Task Force Fmal Reoort, L-COG, Apn11981, recommended about
50 acres of this property be designated 'speCial light mdustnal' (SLI) The Task Force concluded
the North Gateway SLI site could not have sanitary sewers extended m the near future The
'PIerce Property' has city services and would proVide Sprmgfleld with an Immediately available
site ThiS SLI Site provides opportunities for combmmg mdustF,~J, commercial and medIUm
density reSidential uses m a balanced scheme" The memo went on to state "Problems
associated wIth the site mclude air pollutants from surroundmg heavy mdustnal uses and
overhead electncallmes and nearby ralllmes which cause problems for certam types of high
technological mdustnes Several 'high tech' firms have considered the 'Pierce Property' for a
potential locatIOn, and all have found It unSUitable because of these problems Another problem
with the site IS Opposition to mdustnal use from neighborhood residents" However, In the end,
approximately 60 acres of land was designated and zoned SLi/CI) There have been a number of land
use applications attempting to receive development approval on the subJect site over the years, but not
one has been for SpeCial Light Industrial (the prevIous name of the CI deslgnatlon/zone) or CI
development
c) Implementation of Potential Nodal Development Area 7C
ThiS Issue, which Will allow for a mix of resldentJal and commercial development IS discussed In more
detail In the Goal 12 response under thiS criterion and In the response to criterion 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 Springfield
UGB to meet the long-term demand for commercial land, as Indicated by the SCLS
ThiS shortfall can result In greater competition, and can Impede the potential for healthy eCOrlomlC
development, as bUSinesses and retail are forced to locate outside Springfield due to a lack of sUitable
sites The defiCit of commercial lands does not conform to State-Wide Planning Goal 9 which reqUIres
JUriSdictions to maintain an adequate supply of commercially zoned lands to meet prOjected demand for
commercial land through the planning period The SCLS also notes that size and location further limit the
supply of bUildable land Goal,9 reqUires not only enough net bUildable acres but also sites of varied
"SIZes, types, locatIOns and service levels" In order to foster economic grow1h and commercial
development IS It essential that the City maintain a diverse supply of bUildable commercial land In various
1-36
sizes and locations The CAC found In the SCLS that there IS a need for a supply of both larger and
smaller sites to provide choice, diversity and economy In the marketplace Given the current shortage of
larger sites, rezoning or annexation may be necessary for this to occur The proposal would Improve the
supply of vacant commercial land through rezoning consistent with the CAC's recommendation
This staff report demonstrates that there IS stili a surplus of Industrial lands, Including Cllands In the
Gateway area
Staff agrees with the applicant's contention that there IS a demonstrated shortage of developable
commercial land and a surplus of industrial land and that these applications are consistent with applicable
Metro Plan policies and current commercial and Industrial land inventories
Given these facts and the requirement that the City maintain an adequate supply of commercial land as
well as industrial land, the situational changes cited In a)-c), above, and If the two questions raised at the
beginning of this staff report can be answered In the affirmative - will the City be better served by the
proposed development and will the City be assured that the quality development as proposed Will be
constructed over time, then both the Planning CommisSion and the City Council should conSider that the
applicant has compiled with Goal 9
This staff report demonstrates there Will be a shortage of Medium Oenslty Residential lands near the end
of the life of the Eugene-Springfield Residential Lands Study
Under Quantitative Data
There are changed conditions pertaining to the history and current land utilization In the CI DiStrict,
espeCially In the Gateway area
The Original concerns by the Metro Plan team about the sUitability of the "Pierce" property for SLl/CI
development, which apparently has had some Impact on why such development has not occurred over
time on a "shovel ready" industrial site
The fact that the subJect site IS slill under single ownership and upon approval of these applications, a
Master Plan Will be reqUired to gUide development on the subJect property over time This mix of
commercial and resldenlial development Will also Implement Proposed Nodal Development Area 7C
Finally, the CI District contains design standards that are Intended to achieve a "campus-like"
enVIronment The applicant proposes to remove the CI deSignation and zoning, replaCing It With the
follOWing zOning districts Community Commercial, Mixed Use Commercial and Medium DenSity
Residential The Mixed Use Commercial and the Medium DenSity Residential zOning districts have
deSign standards The Community Commercial District does not The proposed home Improvement
center Will be sited In the Staff IS concerned about the aesthetic appearance of the proposed home
Improvement center Staff has seen photos of an eXisting home Improvement center In Scottsdale,
Arizona The front of the bUilding IS broken up so that one gets away from the Image of one continuous,
long, tilt-up wall Staff wants the same or similar deSign for Springfield A condition of approval IS added
to assure that this Issue shall be addressed at the Master Plan revlewlapproval process
5) Staff Fmdmq
As condllioned, these applications comply With Goal 9 primarily because given the lack of an up-to-date
commerclal/lndustrlallands study, there IS a demonstrated shortage of developable commercial land and
a surplus of industrial land and that these applications are consistent With applicable Metro Plan poliCies
and there IS a demonstrated lack of demand for the types of Industrial uses once envIsioned for the
Campus Industrial District
1-37
Condll1on 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 Inventoned and reqUires plans to encourage
the avallabJlity of adequate numbers of needed housing Units af pnce ranges and rent levels
commensurate With the financial capabJlitles of Oregon households Oregon Administrative Rule 660
DIVISion 8 defines standards for compliance wlfh Goal 10 OAR 660-008-0010 reqUires that
'SuffiCient bUIldable land shall be designated on the comprehensIVe plan map to satisfy housing
needs by type and density range as determined In the housing needs proJectIOn The local
bUIldable lands Inventory must document the amount of bUIldable land In each residential plan
designation'
Approval of the applicant's proposed PAPA changing approxlmafely 19 acres from Campus Industnal to
MedIUm Denslfy Residential on the Metro Plan diagram and zOning map, reqUires compliance With
stateWide plann,~g Goal 10, Housing (OAR 660, DIVISion 8) (The total acreage of MedIUm Density
Residential land IS proposed to Increase from 35 7 to 54 7 acres) The Post Acknowledgement Plan
Amendmenf (PAPA) IS consIStent wlfh the parts of the Metro Plan which address the reqUlremenfs of
Goal 10
The Eugene-Spnngfield Residential Lands Study (RLS) was complefed In 1999 as a fechnlcal document
informing policy changes to the Mefro Plan as part of the area's periodic review reqUirements The RLS
was acknowledged by the state Land Conservation and Development CommisSion as being consistent
With Goal 10 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
within the metro aree es a whole
The RLS contains a detailed slfe Invenfory In fhe Technical AnalYSIS, which IS summanzed below (Table
13) as It pertains to the subJect site
Table 13 ReSIdentIal Land Study SIte Inventory Marcola Meadows Property
Site (Subarea 18) Total Acres Un bUildable Acres Constramed BUIldable Acres
2 37 1 04 0 0 36 7
Source ReSidential Lands and HOUSing Study Dreft Inventory Document, 1999 page 64
Of the subJect site's total bUildable residential gross acreage that was Included In the Inventory, all371
acres IS deSignated for MedIUm Density ResldentJal development The RLS assumes that 32% of
residential lands WIJ/ be developed With non-residential uses, including publiC and CIVIC uses, roads, etc
Subtracting thiS 32% leaves 25 2 nef acres that one can reasonably assume was conSidered available for
development In the RLS
DenSity Assumptions
The RLS does not specify an assumed average denSity In the MDR deslgnatJon Rather, It outlines the
range of allowable denSities (1428 to 28 56 Units per net acre) which COinCide With the gross denSity
range descnbed In the Mefro Plan (10 through 20 umts per gross acre) It also descnbes the assumed
1-38
dlstnbutlOn of housing types within each reSidential designation (page 21) and the assumed density by
housing type (page 22)
The RLS also contains data summanzlng actual bUilt densities In the metro area However, only limited
data was available, and builf densities were assumed based upon data from years 1986, 1992, and 1994
USing these three years, the data show bwlt densities between 21 and 23 Units per net acre for multi-
family development (RLS Technical AnalysIs, p 21) No longer-term trend analysIs IS available
These figures reflect built density for multi-family proJects only, not all development bUilt In the MDR
designation Since Single family houses and duplexes are allowed In MDR, the average denslfy across
the designation IS likely Significantly lower While average density figures have not been calculafed for
MDR areas due to the difficulty of obtaining the data, Single family development occurred at roughly 4
Units per acre and duplex development at 10 umfs per acre dunng the same years (RLS Technical
AnalYSIS, Page 21)
Surplus of ReSidential Land
There IS documented a net surplus of reSidential land to serve metro housing needs through 2015, for all
resldentJalland categones combined, and medIUm density reSidential land In particular The comparison
of residential land supply and demand IS shown In Table 14 below
Table 14 Comparison of ReSidential Land Supply and Demand, In Acres
Medium Density ReSidential All ReSidential
Supply 828 5,802
Demand 589 4,564
Surplus 239 1,238" -
Source RLS Technical AnalYSIS, 1999, page 52
The supply figures also do not Include mixed use and commercial designations that can accommodate
residential development In additIOn to calculating supply and demand In acres, fhe RLS conSidered the
supply and demand for hOUSing unlfs ThiS companson also shows a net surplus across all reSidentially
deSignated land, and Within the MDR deSignation In particular, as shown In Table 15 below
Table 15 ComiJarlson of ReSidential Land Supply and Demand, In U,:'ts
Medium DenSity Resldenl1al All ReSidential
Supply 13,078 48,519
Demand 9,432 40,406
Surplus 3,646 7,913
Source RLS Technical AnalYSIS, 1999, page 53
If the assumed surplus of medIUm densily Units (3,646) IS diVided by the assumed number of surplus
medium denSity acres (239), the denved denSity for MDR land IS 1525 Units per net acre ThiS IS not,
however, an adopted denSity assumption
The RLS does not specify how to determine expected denSity or number of Units on a particular site One
source of expectation IS the McKenZie Gateway MDR site Conceptual Development Plan, which
accommodates a total of 1,195 Units across 185 acres, at an average denSity of 11 Units per acre, In ItS
preferred alternatIVe (Scenano E) AlternatIVely, one can estimate the amount of expected development
on the site by extrapolating assumptIOns contained Within the ReSidential Lands Study Itself
In fact, the applicant's proposal retains a surplus In the reSidential hOUSing Inventory, while increasing the
intensity of residential development ThiS strategy supports nodal development and fulfills the
reqUirements of Goal 10 by accommodating a quantity of Units that can be reasonably defended gIVen the
adopted findings, analYSIS, and poliCies contained In the RLS
-
DenSities Will In fact be Increased over what would otherwise likely be bUilt The ReSidential Lands Study
concluded that through the planning honzon (2015), the area would have a surplus of land In all types of
1-39
residential land use cafegones The study was adopted and Incorporated Into the Metro Plan In 1999,
and was acknowledged by LCDC as meeting the area's Goal 1 0 reqUirements Specifically, the RLS
concluded that fhere was a surplus of 239 acres and 3,646 Units In the MDR category (Metro Plan, pages
III-A-3 and II-A-4)
In addition, the appllcanf's proposal IS supported by appllcab/e Metro Plan housing policies, including
those In the residential land supply and demand, reSidential denslfy, and desIgn and mixed use areas, as
outlined In the Metro Plan Specific Elements sectJon
OAR _ DIvIsion 8 does not prohibit creating additional residential land after a local government has
established an adequate supply Therefore, for the purposes of DIVISion 8, illS not necessary to establish
a maximum acreage or to Jusllfy the deSignation of residential/and In excess of proJecfed land needs
The Resldenllal Lands and HOUSing Study estimates of the long ferm proJected land needs, and the
determinatIOn that there IS an adequate Inventory, served to demonstrate that the minimum needs had
been met They did not establish a maximum and did not freeze the resldentla//and supply
If fhe proposed PAPA sought an excepllon from a State-Wide planning goal, there would be a greater
burden of Justification for the expansion of reSidential lands The exacting standards for taking a Goal 2,
Part II exception would apply, the eVidence would have to establish that "Areas which do not reqUire a
new exception cannot reasonably accommodate fhe use" However, pursuant to OAR 660-004-0010(2),
such an exception IS not reqUITed In thIS case Determining the extent of the Goal 1 0 land supply IS
merely a matfer of policy for the local JUriSdiction
~
In summary, our analYSIS finds that the applicant's plan amendment proposal meets the reqUirements of
State-Wide planning Goal 1 0, supports applicable adopted policies, and furthers the obJectives of nodal
development"
Staff's Resoonse
Staff concurs With the applicant's submittal The Metro Plan diagram amendment application proposes to
change the subject site from Campus Industrial to Medium DenSity/Nodal Development Area and amend
the Springfield ZOning Map from Campus Industrial to Medium DenSity Residential Goal 1 0 reqUires that
local JUriSdiction adopt a hOUSing study that contains an Inventory of bUildable lands, and that the
" hOUSing elements of a comprehensIVe plan should, at a minimUm, Include (1) a comparison of
the distributIOn of the eXisting populatIOn by Income With the distributIOn of aVailable hOUSing
Units by cost, (2) a determinatIOn of vacancy rates, both overall and at varying rent ranges and
cost levels, (3) a determination of expected hOUSing demand at varying rent ranges and cost
levels, (4) allowance for a variety of denSities and types of reSidences In each community, and (5)
an Inventory of sound hOUSing In urban areas including Units capable of being rehabilitated" The
Eugene-Springfield Metropolitan ReSidential Lands and HOUSing Study, Policy Recommendations Report
(1999) contains thiS information and the Metro Plan was amended accordingly Staff concurs With the
applicant's submittal, above
Staff Will address the follOWing Issues
Adequate Supply of BUildable Land "PrOVide an adequate supply of bUIldable residential land
Within the UGB for the 20-year planning period at the time of PeriodIC Review" Ref "Key PoliCies",
Page 3 of the Report The twenty-year period ends In 2015 The applicant shows a surplus of MDR land
In the Inventory that covers the life of the study ThiS IS further supported by Finding 4 "There IS
suffiCient bUIldable residential land Within the UGB to meet the future hOUSing needs of the
prOJected population In fact, the 1992 reSidential bUIldable land supply exceeds the 1992-2015
reSidential demand In all reSidential categones Assuming land IS consumed evenly over the
period, by 1999, there Will be at least a 20-year supply of residential land remaining inSide the
UGB "Ref "ReSidential Land,Supply and Demand", Page 13 of the Report The applicant also states that
"OAR _ DiVISion 8 does not prohibit creating additIOnal resIdential land after a local government
has established an adequate supply" The applicant proposes to change approximately 18 acres from
1-40
Campus Industrial to Medium Density Residential The discussion Justifying the reduction of Clland IS
contained In the response to Goal 9
Note The City has recently Initiated a Residential Lands Study However, until that study has been
adopted by the City, the current study showing a surplus a MDR residential bUildable land IS stili In effect
Develop Land within the UGB First " Promote higher residential density inside the UGB that
utilizes eXisting Infrastructure, Improves the effICiency of public servIces and facIlIties, and
conserve rural resource lands outSide the UGB "Ref "Key Policies", Page 3 of the Report
Currently, the eXisting 37 plus acres of MDR zoned and deSignated land IS one of the largest multlple-
family sites In the City The property IS centrally located and can be served by eXisting public facilities
Utilizing Landscaping and Architectural DeSign Standards" Reduce Impacts of higher denSity
residential and mixed use development on surrounding uses by conSidering Site, landscape and
architectural deSIgn standards or gUIdelines In local zoning and development regulations "Ref
"Key PoliCies", Page 4 of the Report A maJor component of the proposed development IS the "water
feature" incorporating the eXisting drainage ditch which IS Interlded to be relocated ThiS Will form a
"natural" boundary between the proposed MDR and commercial development, the majority of which Will
be mixed use The proposed residential development Will consist of Single family cluster subdivISion,
town houses and apartments as well as elderly hOUSing The SOC contains speCific deSign standards for
these uses The SDC also contains speCific deSign standards for MUC Finally due to the loss of Clland,
land proposed to be zoned CC Will be conditioned to meet CI andlor MUE deSign standards as part of thiS
application
~-
Density.
The applicant states" ThiS strategy supports nodal development and fulfills the reqUirements of Goal
1 0 by accommodating a quantity of umts thai can be reasonably defended gIVen the adopted findings,
analYSIS, and poliCies contained In the RLS "The residential denSity Issue IS addressed In more detail
under the response to Goal 12 However, the applicant IS proposing to apply the Nodal Development
Area Metro Plan diagram deSignation to properties zoned MDR and MUC In order to Implement
"Proposed" Nodal Development Area 7C Transportallon poliCies reqUire a minimum residential denSity of
12 dwelling units per net acre (the number of dwelling Units per acre of land In reSidential use, excluding
dedicated streets, parks, Sidewalks, and public faCilities) SDC Section 16010(2) states the reqUIred
MDR denSity IS 10-20 dwelling Units per net acre Implementing the node Will guarantee that the
minimum residential denSity for Marcola Meadows Will be at least 12 dwelling Units per acre It should be
stated that the MUC zOning district allows residential development to occur, however, to date, the
applicant has not stated If reSidential development Will occur In the MUC If the applicant chooses thiS
option In the future, the same 12 dwelling Unit per acre standard must be met For the record, hOUSing IS
not allocated to mixed use deSignated land due to State Administrative Rules
Finally, the City has reSidential bUilding permit Information that demonstrates that multi-family
developments are currently occurring at 11 67 dwelling Units per acre which IS close to the 12 dwelling
Unit per acre reqUirement for Implementation of Nodal Development Area deSignations
,
,
1-41
, .
Housmg Density and Housmg MIx
Spnngfield Housing Types and Density
Based on BUilding Permit Data- July 1999-0ctober 2006
Housing , 19 ' 200 ' 200 ' 200 200 ' 200 ' 200 200 ' Total ' Housm ' Total ' Dwelh
Type 99 0 1 2 3 4 5 6 Dwellm g Type Acres ng
g Units by% Units
Per
Acre
Conven!Jona 30 209 121 252 230 155 144 116 1257 524% 2276
I Single
Family
I Manufacture g 38 46 45 31 26 31 27 253 105% 562
d Home
I Total Single 1510 629% 2838 532
Family
I
I Duplex' 22 30 16 14 18 38 38 17 193 80% 309 625
I
I T rI-Plex 0 3 6 0 6 6 6 3 30 12% 1 2 25
Four-Plex 0 4 0 4 84 12 140 56 300 125% 31 9 941
Apartment 0 40 6 200 0 122 0 0 368 163
5+ 153% 1512
Total Multi-
Family
Units
Excluding
Duplexes 698 291% 493 1167 j
I Total Units 61 324 195 515 369 359 359 219 2401 1000% 3641 660
I
'Duplexes may be bUilt In both various residential ZOning districts About 57% of all duplexes are found In
LDR zoning districts Some 36% are found In MOR 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 Flndmo
These applications comply with Goal 1 0 because they address the "Eugene-Springfield Metropolitan
ReSidential Lands and HOUSing Study, PoliCY Recommendations Report (1999)" which was adopted by
OLCD and Incorporated Into the HOUSing Element of the Metro Plan by all three local JUrisdictions In 1999
These applications Will specifically add to the supply of bUildable MDR Inventory and by Implementing the
Nodal Development Area Metro Plan deSignation In TransPlan Potential Nodal Area 7C and reqUiring
Master Plan approval prior to development Will guarantee that reSidential development Will occur at 12
dwelling units per net acre
CondItion of Aooroval #8
Submittal of a Master Plan application that demonstrates that residential development Will occur at 12
dwelling units per net acre
1-42
GOAL 11 PUBLIC FACILITIES AND SERVICES OAR 660-015-0000(11)
"To plan and develop a timely, orderly and efficIent arrangement of publIc facIlities and services
to serve as a framework for urban and rural development"
Aoollcant's Submittal
"Goal 11- PublIc Facilities and ServIces To plan and develop a timely, orderly and efficient
arrangement of public facilities and seMces as a framework for urban and rural development
OAR 660-011-0005(7)(a)-(g) DefinitIOn of Public FacIl1tles
(a) Wafer
(b) Sanitary Sewer
(c) Storm sewer
(d) Transportation
Pursuant of State-wide planning goal 11 , the City of Spnngfield has adopted or endorsed the follOWing
documenfs
. Eugene-Spnngfield Metropolitan Area General Plan, revised 2004
. City of Springfield ZOning Map, May 2006
. Eugene-Spnngfield Metropolitan Area Public Facilities and Services Plan, 2001
. City of Springfield Stormwater Management Plan, ReView Draft January, 2004
. City of Springfield Storm water Management Plan,-MaJOr BaSins/Sub BaSinS Map, ReView Draft,
January, 2004
. City of Springfield Conceptual Road Network Map, Updated July, 2005
. City of Springfield Dnnklng Water Protection Plan, adopted May, 1999
Resoonse
The Eugene-Springfield Metropolitan Area General Plan Diagram and the Clfy of Springfield Zoning Map
shows that the subJect SIte IS inside of the City of Spnngfield Urban Growth Boundary State-wide
Planning Goal 11 ensures that public facilities and seMces are provided In a timely, orderly, and effiCient
manner ThiS applicatIOn proposes to amend the Eugene-Spnngfield Metropolitan Area General Plan
Diagram and will not affect provIsion and arrangement of publIC facilities and seMces The follOWing
findings demonstrate that the eXisting public facilitIes and services have the capacity to serve future
development on the subJect site and wI/I be prOVided In a timely, orderly, and effiCient manner
Subsequent planning actions limited to the subJect SIte (I e Master Plan and SIte Plan applications) In due
time will address the arrangement of public facilitIes and services on the subJect site See Exhibits 8 and
9 for more informatIon
Potable Water Service
The subJect site Will be served by connectIng to eXisting Spnngfield Utility Board (SUB) water lines
adjacent to the site There are SIX potential water lines adjacent to the subJect site to have the capacity to
serve future development There are two 12" PVC water lines along 28Ih street have the capacity to serve
development In the southwest portion of the subJect SIte There IS an 18- wafer line In the Right-of-Way of
31" street that has the capaclly to serve future development Currently, there are two 10" water lines that
can serve future development on the west portion of the subJect site One of these water lines In located
approximately 100' north of the center line of Bonnie Lane and the other IS approximately 120' south of
the center line of Bonnie Lane AddlflOnally, there IS a 16" water line on the south Side of Marcola Road
approximately 1075 ft west of the intersectIOn of Marcola Road and 28'h street that has the ability to serve
development In the southern portIon of the subJect SIte The water lines In Marcola Road and 31" Street
contain suffiCient capacity to serve the site Therefore, thiS key urban service will be prOVided In an
orderly and effiCient manner
1-43
Sanitary Sewer
The City of Spnngfield provides sanitary sewer service for lands within the City of Spnngfield City limITs
The subJect site IS within the City of Spnngfield city limits and can be served by connecting to eXisting
samtary sewer lines adJacent to the property The subJect site IS located In the North Springfield waste
water basin and currently has adequate capacity A 42" concrete main line for the Crty of Springfield
traverses the lower third of the subJect site that flows east to west and coJlects all samtary sewer water for
fhe subJect site with some fill reqUired In the north The northeast corner of the proJect Will be served by
an eX/sflng sewer In 31st Street Currently, thiS main line has the capacity to faclllfate the proposed
development's samtary sewer needs
There are three sewer lines that connecf to the main trunk line on the subJect Site, an 8" PVC line
connects to the main trunk line from the south, approximately 250' west of the IntersectJon of 2Efh street
and Pierce Parkway, an 8" PVC line running north and south along 31st sfreet connects to the main trunk
line from the north In the publiC Right-of-Way for 31st street, an 10" concrete line running north and south
connects to the main trunk line from the north, approximately 240' west of the northwest boundary of the
subJect site Therefore, thiS key urban service Will be provided In an orderly and effiCient manner
Transportation
The proJect area IS currently served by Marcola Road, 28'h, and 31" streets Marcola Road, the southern
border of the subJect slfe, IS fully Improved and IS deSignated as a Minor Artenal 2Efh and 31st streets
border the eastern boundary of the subJect site The City of Spnngfield's Conceptual Road Network Map
Idenl1fies 2Efh and 31'1 streets as the "31" Street Connector" The 28'h street portIOn of the 31'1 Street
Connector IS fully Improved and classified as a CoJlector street Thllty-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
cI0es not have gutters, curbs, or Sidewalks, although there IS a City of Springfield 10' ut1l1ly and Sidewalk
easement on the west Side of 31st street to facilitate road Improvements In the future
In thiS section ofthls statement addreSSing State-wide Planning Goal 12 - "TransportatJon" there are
addlflOnal findings regarding publiC faCilities and services, and those diSCUSSions are hereby referenced
and Incorporated
Storm Water Control
The subJect site IS located In #18 Sub-BaSin of the West Spnngfield/"Q" Street MaJor BaSin Stann water
faci/lfles wi/I be deSigned as a component of subsequent land use approvals to meet City of Spnngfield
storm water poliCies and regulations Preliminary storm water plans WIJl keep the development's storm
water runoff rates equal to pre-development peak storm water runoff rates ThiS Will be achieved through
multiple on-slfe detentIOn ponds, blo-swales, and open-channels See Exhibits 8 and 9 for more
information
ConclUSion
The subJect site IS inSide of the Eugene-Spnngfield Metropoilfan Urban Growth Boundary and City of
Springfield city Iimlfs ThiS enables publiC facilities and services to be extended to the site In a timely,
orderly, and effiCient manner The subJect site has eXisting public facilities and services adJacent to the
site which also have the capaclly to serve fufure development Therefore, thiS amendment IS In
compliance With Goal 11 "
Staff's Resoon"e
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 potential node sites being conSidered In
the Springfield area
1-44
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 coordinate the proVIsion of facilities and services to areas targeted by the
cities for higher denSities, Infill, mixed uses, and nodal development" (PFSP, pg 12) These
applications do not preclude the coordination of services In nodal areas
All urban services needed for eXisting uses and new development are available to the subject site and
other vacant properties In thiS area, including fire and police protection, parks, sanitary and storm sewer,
public transportation, schools, street systems and utilities The property IS served by Springfield Utility
Board for water and electriCity, by Wlllamalane Park and Recreation DiStriCt, by School District 19, and by
the City of Springfield for maintenance of sewers, streets, alleys, library and development and permit
services
Staff Fmdmo
These applications comply with Goal 11 because there are urban level public services available to the
subject site
GOAL 12 TRANSPORTATION
"To prOVide and encourage a safe, convenient and economic transportation system"
Aoo/lcant's Submittal
...
"Goal 12 IS Implemented through DIVis/on 12roOAR 660-012-0000 et seq The goal and diVIsion are
Implemented at the local'evel by the Eugene-Spnngfield Metropolitan Area T ransportat/on Plan
(TransPlan) acknowledged for compliance with Goal 12 In 2001
Plan amendments and land use regulation amendments are regulated under OAR 660-012-0060, the
'Transportation Planning Rule' If an amendment slgmficantly affects a transportatIOn faci!Jty, a local
government must proVide a form of mitigation O{1R 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 eXisting or planned transportatIOn faCility (exclUSive
of correctIon of map errors In an adopted plan),
(b) Change standards Implementing a functional claSSification system, or
(c) As measured at the end of the planning period Identified In the adopted transportation system
plan
(A) Allow land uses or levels of development that would result In types or levels of travel or
access that are inconsistent with the functional class/flcatlOn of an eXisting or planned
transportation faCility,
(B) Reduce the performance of an eXisting or planned transportatIOn facility below the minimum
acceptable performance standard Identified In the TSP or comprehenSive plan, or
(C) Worsen the performance of an eXisting or planned transportation faCility that IS otherwise
proJected to perform below the minimum acceptable performance standard IdentIfied In the TSP
or comprehenSIVe plan'
OAR 660-012-0060(1)
"
,
1-45
With regard to OAR 660-012-0060(1)(a) and (b), the proposed Post Acknowledgement Plan Amendmenf
(PAPA) would not change the functional classification of any transportation fac1l1ty, nor would If change
the standards for Implementing a functional classificatIOn system
With regard to OAR 660-012-0060(1)(c)(A), the PAPA would not allow types or levels of uses which
would result In levels of travel or access which are inconsistent with the funcflOnal classification of a
transportaflon facility The policies of the City of Spnngfield Development Code and the TransPlan
esfablish the requesfed plan deSignation as appropnate to the classification of the streets serving fhe site
Specific reqUirements for access to those streets Will be determined through the Masfer Plan and Site
Plan reviews and approved only upon demonstration of compliance With the proVIsions of the
acknowledged comprehensive plan and Implementing regulations
With regard to OAR 660-012-0060(1 )(c)(B) and (C), a Traffic Impact AnalYSIS (T1A) evaluating the
performance of eXlsflng and planned fac1l1tles as a result of the development proposed by thiS application
has been performed That T1A IS submitted concurrently With thiS wntten statement and the findings of
that analYSIS are hereby Incorporated by reference
TIA SCOOlnO
When determining the effect of a proposed PAPA, the TPR reqUires local governments to evaluate
Impacts to planned faCilities as well as those already eXisting According to OAR 660-012-0660(4)(b)(C),
transportaflon fac1l1tles, Improvements or services Included In a metropolitan planning organization's
federally-approved, financially constrained regional transportation system plan must be Included In the
analYSIS The Mefropolltan Planning Committee adopfed the Central Lane Metropolitan Planning
Organization Regional Transportation Plan on December 9, 2004 The MPO-RTP established a planning
honzon of 2025 ThiS IS the planning honzon used by the T1A The follOWing projects (Tables 16, 17 and
18) are Within the study area of the T1A and are listed In MPO-RTP 'Table 1a - FinanCially Constrained
Capital Investment Actions Roadway ProJects'
Table 16
Name
PrOject Category Artenal CapacIty Improvements
I GeographiC Limits DeSCription JUriSdictIon
42nd Street @ Marcola Road TraffIC control Spnngfield
Improvements
42nd Street at 42nd SUHwy 126 TraffiC control Spnngfield
Highway 126 Improvements
Eugene-Springfield @ Mohawk Boulevard Add lanes on ODOT
HIQhwav (SR-126) Interchanqe ramps
Table 17 Protect Category New Collectors
Name GeographiC Limits Descnptlon
JUriSdiction
v Street
31st Street to Marcola New 2 to 3-lane Spnngfleld
collector
Table 18 Project Category Urban Standards
Name GeographiC Limits DeSCription
JUriSdiction
42nd Street
Marcola Road to Reconstruct to 3 Springfield
Railroad Tracks lane urban
faCility
Hayden Bridge Road to Upgrade to 2 to Springfield
U Street 3-lane urban
facIlItv
31 st Street
Estimated Length Number
Cost
$248 000 0 712
$200,000 0 799
$310,000 068 821
Estimated Length Number
Cost
$2 173000 065 777
Estimated Length Number
Cost
$2,551000 103 713
$1 300,000 085 765
Because fhe ulflmate purpose of the proposed PAPA IS to gain approval of a master planned
development, transportation modeling of post-development tnp generaflOn IS based on the street network
depicted In the Preliminary Plan illustration In addition to calculating the maXimum Impact of future
1-46
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 Preliminary Plan Illustration, but
sl1/l results In fewer vehicle tnps than the unrestncted worst-case The TIA compared the Impacts of
future development under the eXisting plan designations, under the proposed plan deSignations wllhout
restncl1ons, and under the restncted proposed plan deSignations The Integnty of the post-development
transportation modeling assumptions can be assured by the conditional approval of the proposed PAPA
and maintained by subsequent site plan review and development constraints
Traffic Imoact
OAR 660-012-0060(1 )(c)(B) Though some facliltles Within the scope of the study are proJected to operate
below the performance standard In the plan year, none Will do so as a result of the proposed PAPA
Those facliltles proJected to operate below the performance standard In 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) Within the scope of the study, one faclilty 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 definition
. Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps
OAR 660-012-0060(3) permits local governments to approve a PAPA that significantly affects a faclilty
Without requJr/ng that mitigations bnng the facility up to the applicable performance standards ThiS IS
aI/owed only where the facility IS currently operating below the performance standard and, despite any
planned faCilities as defined In Section (4) of the TPR, It IS also proJected to operafe below the
performance standard In the plan year Taking Into account the planned facilities previously discussed,
the T1A demonstrates that these conditions are met for the faclilty listed above OAR 660-012-0060(3)
reqUires transportation Improvements that mitigate the net Impact and avoid further degradation In the
development (opening) year To address Impacts at the eastbound ramps of the Mohawk Blvd @
Eugene-Spnngfield Hwy intersection the TIA proposes the follOWing mitigation
. Traffic control changes allOWing left-turns form the eastbound ramp center lane
With regard to OAR 660-012-0060(1)(c)(B) and (C), the analYSIS has determined that measured at the
end of the planning penod the proposed amendment will neither reduce the performance of eXisting or
planned transportation facilities below the minimum acceptable performance standards Idenlified In
TransPlan nor worsen the performance of transportation facllllles that are otherwise proJected to perform
below the minimum acceptable performance standard Identified In TransPlan
ConclUSion
Pursuant to OAR 660-012-0060(1), the proposed PAPA slgmficantly affects a transportation faclilty The
T1A proposes to mitigate the degradation of the facility under the conditions of OAR 660-012-0060(3) By
requJr/ng development to meet the conditions of OAR 660-012-0060(3), the City may approve the PAPA
In compliance With OAR 660-012-0060 Therefore, the Clly of Spnngfield can find that the proposed
PAPA IS consistent With Statewide Planning 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 Planning Goal 12 per
OAR 660-012-0060 and the 1999 Oregon Highway Plan (OHP) as reqUired by SDC 7 070(3)(a) Staff
finds that the assumptions, methods and data used In the TIA are consistent With recognized profeSSional
traffic engineering standards and praclices
1-47
, .
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 pedestrian-friendly neighborhoods where walking, bicycling and transit use are attractive
transportation chOices The subject property IS located In proposed TransPlan Node 7C
The TransportatJon Planning Rule (TPR) (OAR 660-12-0000 - 660-12-0070), adopted In 1991, and last
amended In March 2005 Implements Goal 12 The Intent of the Transportation Rule IS to" promote the
development of safe, convenient and economic transportation systems that are designed to
reduce relIance on the automobIle "The Metro Plan IS Springfield's comprehensive plan
acknowledged LCOC In 1982 TransPlan (the Eugene-Springfield Metro Area's adopted TSP
(Transportation System Plan) IS the transportatJon element of the Metro Plan DLCD acknowledged the
current TransPlan In 2001 The Metro Plan was also amended at that time to Include the Nodal
Development Area land use designation Both documents Implement Goal 12 and the Transportation
Rule In the Eugene-Springfield metropolitan area
TIA Review DIscussion
As discussed In the applicant's submittal above, OAR 660-012-0060 reqUIres a determination as to
whether the proposed amendment would "Significantly affect" a transportation faCility
The approach taken In the TIA compares traffic generation estimates for development of the subject site
under "Current" versus" Amended" deslgnatlonlzonlng, assuming "reasonable worst case" development
scenarios The TIA concludes that the worst-case development scenariO under the "Amended"
deslgnatlon/zonlng would generate 50% more dally vehicle tripS and 27% more PM Peak-hour tripS than
under the "Current" designation/zoning 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" deslgnatlonlzonlng
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 Zoning
Current Land Use (ITE Size Unit ADT PM Peak Hour
ZOning Code'
Rate Tnps Rate Tnps
MDR Apartment (220) 7140 Dwelling 622 4441 057 410
Units
Shopping Center 1000 SF
CC (820) 1300 GFA 6195 8054 573 744
CI Research & 336 Acres 79 61 2675 1544 519
Development (760)
CI Business Park (770) 224 Acres 14791 3313 1682 377
Total 184R~ 2.050
1-48
Table 4 Gross Trips. Amended Zonmg Worst Case
Amended Land Use (ITE Size Unit ADT PM Peak Hour
ZOnlnQ Code'
Rate Trips Rate Trips
Ie MDR Apartment (220) 10940 Owelllng 615 6725 057 619
Units
I Improvement Store 1000 SF
CC (862) 1710 GFA 2980 5096 245 419
Shopping Center 1000 SF
3500 GFA 4380 15331 409 1431
MUC (820) 500 1000 SF 1565 782 270 135
General Office (710) GFA
Total 27,935 2,604
Table 4C Gross Trips - Amended Zonmg Capped
I Amended Land Use (ITE Code) Size Unit ADT PM Peak Hour
ZonmQ --
I Rate Trips Rate Trips
Single-Family Residential 230 973 2237 099 227
MDR (210) 100 Dwelling 642 642 060 60
Townhouses (230) 400 <Units 639 255~~- 059 238
Apartment (220)
CC Improvement Store (862) 1710 1000 SF 2980 5096 245 419
GFA
1000 SF
MUC Shopping Center (820) 3500 GFA 4928 12320 431 1146
General Office (710) 500 1000 SF 1565 782 270 135
GFA
Total 23,631 2,225
The above development scenarios can be compared with the assumed land uses presented In the
submitted "Preliminary Plan illustration"
Prehmmary Plan IllustratIOn
I Amended Land Use (ITE Code) Size Unit
ZonmQ
I
Single-Family Residential 192
MDR (210) 123 Owelling
Townhouses (230) 174 Units
Apartment (220\
CC Improvement Store (862) 1710 1000 SF
GFA
1000 SF
MUC Shopping Center (820) 2000 GFA
General Office (710) 387 1000 SF
GFA
1-49
This comparison shows that the development scenario represented by the Preliminary Plan Illustration IS
significantly less Intense In both MDR and MUC zones than the Amended Zoning Capped scenariO, and
would likewise achieve Goal 12 compliance
Issues
Llmltlno Oevelooment
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 limit would be maintained over time
A disadvantage of a TMP approach IS that It focuses entirely on trip generation, and places no direct limit
on the type, level or schedule of site development If and when the site trip cap IS reached no more
development would be permitted Without amending the limit
In the present case, It IS more desirable to acknowledge that the Amended ZOning scenario would
Significantly affect transportation facilities, and accomplish Goal 12 compliance through a combination of
the proposed mitigation and "Altering land use deSignations, denSities, or design reqUirements to reduce
demand for automobile travel and meet travel needs through other modes" per OAR 660-012-0060(2)(c)
Limiting designations and denSities to those assumed In the Amended Zoning Capped scenariO, or a less
Intense scenariO, would be suffiCient to demonstrate Goal 12 compliance
Future Traffic Analvsls ReoUlrements
A key feature of the tnp generation estimating procedure for various scenarios In the TIA IS accounting for
"Internal trips" These are tripS made between different land uses Within a development Site, as opposed
to tripS that have off-Site Origins or destinations ObViously, all the on-site uses Involved In thiS exchange
of Internal tripS must eXist for thiS concept to have meaning Because the Goal 12 test IS applied at pOint
15 or more years Into the future, assuming full bUild out of the site presents no Issue However, In a
phased development there IS a question about how to address "Internal tripS" dUring intermediate years
Except for the 19 acres proposed to be designated and zoned Community Commercial, the remaining 80
plus acres Will be established as a node The Preliminary Plan illustration, which Will be Incorporated IrltO
a Master Plan for the entire Site, shows a number of pedestrlan/blke connections from the proposed
reSlderltlal portion In the north to the commercial portion In the south One way to address the "Internal
trip" Issue IS to condition the Master Plan phaSing to reqUire a certain percentage of the reSidential portion
of the site to be developed With a Similar percentage of the commercial
Finally, there are additional transportation related Issues that Will be speCifically addressed In the reqUIred
Master Plan, but Will be conditioned as part of these applications because approval of the Master Plan
reqUires consistency between the Metro Plan deSignation and the zoning The applicant has stated that
construction of the home Improvement center Will be Phase 1 of the proposed Marcola Meadows
development Therefore, In addition to the resolution of the Internal trip Issue and the trip cap discussed
above, staff Will reqUire the follOWing conditions of approval as part of the Master Plan Phase 1
development Construction of the entire collector street from Marcola Road to V Street, and Construction
of the Internal streets In the MUC and CC portions of the site
Staff Flndmo
As conditioned, these applicatIOns comply With Goal 12 because the applicant's traffic Impacts analYSIS
demonstrates that the proposed PAPA would Significantly affect a transportation faCIlity, and as
conditioned, degradation of the affected faCility would be mitigated per OAR 660-012-0060(3)
1-50
. .
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-
Springfield Highway Intersection The Intent of this condition IS to have the applicant demonstrate to
ODOT that the proposed mitigation IS feaSible from an engineering perspective and will be constructed on
a schedule that IS acceptable to ODOT Provided that construction of the proposed mitigation IS
determined to be feaSible, then 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 Aooroval #10
Submittal of a Master Plan application that Incorporates a "Development Phasing Plan" The Intent of this
plan IS to address the "Internal trip" Issue by reqUiring a certain percentage of the residential portion of the
site to be developed With a Similar percentage of the commercial The speCifiC percentages Will be made
part of the approved Master Plan The Intent of this condition IS to also ensure that the proposed land
uses In Table 4C do not exceed the IndiVidual caps for these uses
Condlllon of Aooroval #11
Submittal of a Master Plan application that shows the,E'ntlre length of the collector street from Marcola
Road to V Street being constr~lcted as part of Phase 1
Condition of Aooroval #12
Submittal of a Master Plan application that shows the construction of all streets serving the CC and MUC
portions of the subJect site being constructed as part of Phase 1
Condition of Aooroval #13
Submittal of a Master Plan application that shows proposed connectivity between the residential and
commercial development areas
Staff Fmdmo
As conditioned, these applications comply With Goal 12 because the applicant's traffic Impacts analYSIS
demonstrates that the proposed PAPA would Significantly affect a transportation faCility, and as
conditioned, degradation of the affected faCility would be mitigated per OAR 660-012-0060(3)
GOAL 13 ENERGY CONSERVATION
"To conserve energy" land and uses developed on the land shall be managed and controlled so
as to maXimize the conservation of all forms of energy, based upon sound economic prmclples "
Aoohcant'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
the 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 site to Mixed-Use
Commercial
1-51
The Metro Plan IS an acknowledged plan by the Oregon Department of Land Conservation and
Development Therefore, fhe Metro Plan IS currently consistent with the provIsions of State-wide
Planning Goal 13 The City of Spnngfield adopted the Metro Plan (Ordinance No 6087) on May 17,
2004 This application does not amend any component of the Mefro Plan that IS relafed to Goal 13 as
adopted by Spnngfield City council on May 17, 2004 Therefore, this PAPA appllcafJOn IS consistent with
the Metro Plan and State-wide Planning Goal 13 n
Staff's Resoonse
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 potential for nodal development (see the Goal 12
diScussion) Development of the subJect site with commerGIal 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 duration of
automobile tripS the proposal Will conserve energy Nodal development of the type proposed here Will
also conserve energy by promoting Infill development and intenSification of land use within the UGB
Locating commercial uses In nodal areas rather than In a tYPical linear fashion Will also help conserve
energy Finally, the develop merit of the subject site Will be subject to bUilding codes Intended to maXimize
energy effiCiency
Staff Fmdmq
These applications comply with Goal 13 because,lmplementatlon of NodakDevelopment Area 7C Will help
conserve energy
Goal 14 URBANIZATION
"To provIde for an orderly and effiCient transItion from rural to urban land use"
Aoohcant's Submittal
"ResDonse
All of the parcels affected by thiS application are currently within the Urban Growth Boundary and were
annexed Into the City of Spnngfleld The annexatIon was made In compliance wllh an acknowledged
comprehenSive plan and Implementing ordinances, and established the availability of urban facilities and
services Therefore the amendment IS consistent With State-wide Planning Goal 14
Staff's Resoonse
Staff concurs With the applicant's submittal Goal 14 requires Cities to estimate future growth and needs
for land and then plan and zone enough land to meet those needs There are three studies that address
thiS Issue
1 The Eugene-Springfield Metropolitan ReSidential Lands and HOUSing Study, Policy
Recommendations Report (1999),
2 The Springfield 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 Boundaries
1-52
. '
These applications apply to land within the City limits and within the City's Urban Grow1h Boundary
Future development approval will Increase and mtenslfy land use within the city limits This alleviates
pressure to urbanize rural lands The subJect site IS also fully served by urban services and Will capitalize
on public expenditures made for this purpose The proposed amendments address the studies listed
above In responses to Goals 9 and 10 and the availability of public facilities and services In Goal 11
Staff Flndmo
These applications comply with Goal 14 because the City has adopted residential, commercial and
mdustrlalland Inventories and the subJect site IS located wlthm Springfield's Urban Grow1h Boundary
GOAL 15 WILLAMETTE RIVER GREENWAY OAR 660-015-0005
"To protect, conserve, enhance and maintain the natural, sceniC, hlstoncal, agncultural, economic
and recreatIOnal qualities of lands along the WlIlamette RIVer as the Wlllamette River Greenway"
Aoohcant's Submittal
Resoonse
"The subJect site IS not within the Willametfe River Greenway Therefore, thiS goal IS not relevant and the
amendment Will not affect compliance With Goal 15 "
Staff's Resoonse
"-
Staff concurs With the applicant's response
Staff's FlndmQ
Goal 15 IS not applicable to these applications because the subject site IS not located on or near the
Wlllamette River
Goals 16 through 19 - Estuanne Resources, Coastal Shorelands, Beaches and Dunes, and Ocean
Resources
Aoollcant's Submittal
"Resoonse
There are no coastal, ocean, estuarine, 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 1 9 n
Staff's Resoonse
Staff concurs With the applicant's response
Staff's Fmdlno
Goals 16 - 19 do not apply In Springfield because they pertain to coastal areas
!)taff's Resoonse and Flndlno
As conditioned, these applications comply With the applicable State-wide Planning Goals as discussed
above C
,
1-53
, ,
I SDC Section 7 070(3) "(b) AdoptIOn of the amendment must not make the Metro Plan Internally
inconsistent II
~oolicant'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 services shall be
concentrated inSide the UGB '
Resoonse
The two parcels affected by this application are currenfly Within the Spnngfield portion of the Metropollfan
Urban Growth Boundary and have been Incorporated Into the City of Spnngfield The annexation was
made In compliance With an acknowledged comprehensIVe plan and Implementing ordinances, and
established the availability of urban facilities and services
As such, the subJect site IS providing for compact urban growth and has the essential services available
for development As defined In the glossary of the Metro Plan, compact urban growth IS defined as
'The filling In of vacant and underutllized 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 Within the UGB and
underulll1zed for an urban area The development of the site will provide needed commercial employment
opportunities and a/sG provide medIUm denSity residential development
Metro Plan, PoliCY 24 'To accomplish the Fundamental Pnnclple 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 '
Resoonse
The proposed development seeks to achieve a denSity for all reSidentially deSignated and zoned land of
approXimately twelve dwelling Units 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 services are available, thus capitalIZIng on pUblIC expenditures already
made for these services'
Resoonse
The subJect site IS currently underdeveloped With access to readily available public faCilities and services
Approval of thiS proposal will capitalize on the public services and expenditures already made and -
planned for In the Immediate area In short, the underdeveloped subject site IS sullable for reSidential and
commercial uses (speCifically the proposed mixed residential and commerCial area) and has access to
public facilities and services
Metro Plan SpeCifiC Elements
A ReSidential Land Use and HOUSing Element
Resoonse
With the adoption of the Eugene-Spnngfield Metropollfan 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 medIUm-denSity reSidential uses (An
application concurrent with thiS application proposes to "fix" the boundary of the reSidentially deSignated
1-54
land) Therefore, the current MDR, Medium Density Residential zone IS In compliance wllh the current
Metro Plan designation
Metro Plan, Policy A 8 'ReqUire development to pay the cost, as determined by the local
JUTlSdlctlon, of extending public services and mfrastructure The cities shall examine ways to
provide SubSidies or mcentlves for provldmg Infrastructure that support affordable housmg
and/or higher denSity housmg ,
The applicant shaJ/ conform with City of Spnngfield reqUlTements for paYing the fair cost of extending
public services and Infrastructure A vanety of hOUSing types are proposed as part of the Preliminary Plan
illustration including small lot single-family detached, townhomes, apartments, senior cottages and a
congregate care facility
Metro Plan, PoliCY A 10 'Promote higher reSidential denSity mSlde the UGB that utlltzes eXlstmg
Infrastructure, Improves the efficiency of public services and facilities, and conserves rural
resource lands outside the UGB '
Metro Plan, PoliCY A 11 'Generally locate higher denSity reSidential development near
employment or commercial service, m proximity to maJor transportatIOn systems or within
transportatIOn-efficient nodes'
Metro Plan, PoliCY A 12 "Coordmate higher denSity reSidential development with the provIsion of
adequate Infrastructure and services, open space, and other urban amenities
Metro Plan, Poltcy A 13 'Increase overall reSidential denSity VI the metropolitan area by creating
more opportUnities for effectIVely deSigned m-f1Il, redevelopment, and mixed use while
consldeTlng Impacts of Increased reSidential denSity on historiC, eXisting and future
neighborhoods'
<.
The proposed Preliminary Plan illustration development will promote higher denSity development by
increasing the fatal supply of medium denslfy deSignated and zoned land Within the metropolitan area
The applicant IS proposing to develop the reSidential portIOn of the slfe under the Springfield standards for
nodal development, With a minimum net denSity of 12 Units per acre In addition, the portion that IS
proposed as Single-family development IS proposed under the standards for cluster development With
notably smaller lot sizes and common open space proVided The mix of Single-family smaJ/ lot
development and multi-family development IS located near 'Potential Nodal Development Area 7C'
(TransPlan) and the applicant IS proposing to develop a mix of commerCial uses that shall Include
employment and commerCial opportunities for future reSidents of the proposed development and eXlstln~
reSidents of the metropolitan area The proposed development IS located at the intersection of North 2i!
Street and Marcola Road approximately one-quarter mile east of the Marcola Road/North 19'h Street
intersection With Highway 126, as such thiS proposed development IS In close proximity to major
transportallon routes and IS deSigned to be a walkable commumty that promotes a combination of higher
denSities and employment and commerCial opportunities
The proposed Preliminary Plan illustration development effectively Integrates the higher denSIty
development WIth the eXisting neighborhoods In several ways Most Importantly the lowest denSity
development, Single-family detached lots, IS located adjacent to the reSidential neighborhoods to the west
and north The higher denSity hOUSing (apartments, cottages and congregate care) IS locafed along the
east Side of the subJect Site, and Infernally north of the proposed commercial and Industnal properties
The proposed development will minimiZe the disturbance to eXisting development while achieVing the
City'S and regions need for higher denSity, mixed-use development
Metro Plan, Poltcy A 17 'PrOVide opportunities for a full range of chOice m hOUSing type, denSity,
Size, cost, and location'
1-55
, .
The applicant's proposed Preliminary Plan //Iustratlon Includes a vanety of housing types including small-
lot single-family development, townhomes, apartments, senior 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 vanetyof
employment and commercial opportunities for the eXisting residents of the area and fufure reSidents of
the development
Metro Plan, PolIcy A 20 'Encourage home ownership of all hOUSing types, particularly for low-
Income households'
The applicant's proposed development will Include a vanety of home ownership optIOns on small slngle-
family lots and townhome lots The size of the lots and the options for home ownership Will Increase the
supply of affordable ownership hOUSing In the regIOn
Metro Plan, Po!icy A 22 'Expand opportunities for a mix of uses In newly developing areas and
eXisting neighborhoods through local zOning and development regulations'
The proposed Preliminary Plan //Iustratlon Increases the mix of uses by prOViding residential, commercial
(main street, neighborhood retail, profeSSional office) and Industnal opportUnities, while also infilling 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
Planning Goal 9 - "Economic Development" Those responses are hereby Incorporated by reference
F TransportatIOn Element
Resoonse
The proJect area IS currently served by Marcola Road, 21th, and 31" streets Marcola Road, the southern
border of the subJect Site, IS fully Improved and IS deSignated as a Minor Artenal 28'h and 31" streets
border the eastern boundary of the subJect site The City of Spnngfield's Conceptual Road Network Map
Identifies 21th and 31" streets as the "31" Street Connector" The 21th street portion of/he 31" Street
Connector IS fully Improved and classified as a Collector street Thirty-First 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 information In fhls statement's response to State-wide Planning Goal 12 - "TransportatIOn" IS
hereby referenced and Incorporated
Metro Plan, PoliCY F 1 'Apply the nodal development strategy In areas selected by each
JunsdlctlOn that have Identified potential for thiS type of transportatIOn-efficient land use pattern '
Resoonse
The subJect site IS Identified In TransPlan as "Potential Nodal Development Area" 7C The applicant
seeks to develop the maJonty of the site under the nodal standards as detailed In the Springfield
Development Code The applicant's proposed development Will Include residential, Industnal and
commerGIal development creating a mix of uses that complements the nodal standards
Metro Plan, Po!icy F 13 'Support transportatIOn strategies that enhance neighborhood !ivabllity ,
Metro Plan, Policy F 14 Address the mobility and safety needs of motonsts, transit users, bicyclists,
pedestnans, and the needs of emergency vehicles when planning and constructing roadway system
Improvements
1-56
Metro Plan, Pol1cy F 26 Provide for a pedestnan enVIronment that IS well Integrated with adJacent land
uses and IS designed to enhance the safety, comfort, and convemence of walking
Resoonse
The proposed development shall be served by the eXisting streefs (Marcola Road, North 2B'h Street,
North 31" Street) and future streets Jncludlng 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
enlire commumty Will be connecfed 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
Resoonse
Based on the Traffic Impact AnalYSIS, the PAPA will not have a capacity Impact upon the transportation
system Please see Attachment 1, T1A for more Informalion
A detailed analYSIS of the PAPA's consistency With the State Transportation P/anmng Rule, OAR DIVISion
12, 660-012-0000 et seq, (TPR) IS contained In the appl1cant's response State-wide Planning Goal 12 -
"Transportation" Those responses are hereby Incorporated by reference Wlfh regard to the
Transportation Element of the Metro Plan, the City can find that the proposed PAPA will not make the
Metro Plan Infemally inconsistent
G PubliC Far'l1tles and Services Element
Metro Plan, PoliCY G 1 'Extend the minimum level and full range of key urban faclIltles and
services In an orderly and effiCient manner consistent With the growth management poliCies In
Chapter II-B, relevant poliCies In thiS chapter, and other Metro Plan policies'
Resoonse
The two parcels affected by thiS appl1catlon are currently Within the Urban Growth Boundary and were
annexed Into the Clfy of Spnngfield The annexation was made In compl1ance With an acknowledged
comprehensive plan and Implementing ordinances, and estab/Jshed the availability of urban facilities and
services A detailed analYSIS of the availability of those services IS contained In the appl1cant's response
State-wide Planning Goal 11 - "Public Facliltles and Services" Those responses are hereby
Incorporated by reference
Metro Plan, Policy G 5 'Consider wellhead protection areas and surface water supplies when
planning stormwater facIlities'
ResDonse.
A stormwater management plan shall be created dunng the master plan process Special emphaSIS Will
be placed upon the wellhead protectIOn area and surface water supplies when planmng stormwater
faCilities See Exhibits 8 and 9 for more information
H Parks and Recreation Element
ResDonse
The changes proposed by thiS application Will have no Impacf on any recreation area, facility or
opportumty that has been Inventoned and deSignated by the Metro Plan or any relevant faCility plan
regarding the Clly's recreatIOnal needs The recreational needs of the commumty are adequately met by
the eXisting and planned faCilities enumerated In the Wlllamalane 20-year Park and Recreation
ComprehensIVe Plan, 2004 and other associated documents A detailed analYSIS of the subJect site In
relation to the vanous parks and recreation system studies, Inventones, refinement plans, and facilities
plans IS contained In fhe applicant s response State-wide Planning Goal 8 - 'Recreation' Those
responses are hereby Jncorporated 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 the Metro Plan Internally inCOnSistent
1-57
I Hlstonc PreservatIOn Element
Resoonse
The changes proposed by this application w1I1 have no Impact on any hlstonc resource that has been
Inventoned and deSignated by the Metro Plan or any relevant facdIty plan or Inventory regarding the City's
hlstonc resources With regard to the H/stonc Preservation Element of the Metro Plan, the City can find
that the proposed PAPA will not make the Metro Plan Internally inconsistent
J Energy Element
Metro Plan, Goal 1 MaXimize the conservatIOn and efficient utllizaflon of all types of energy
Resoonse
The proposed PAPA and subsequent development of the site Will encourage conservation and effiCient
utilization of energy by a concentration of employment, services and residences on the Site, and enabling
transil services to the site
Metro Plan, Policy J 3 'Land allocatIOn and development patterns shall permit the highest
pOSSible current and future utilIzatIOn of solar energy for space heating and cooling, In balance
With the reqUirements of other planning polICies, and'
Resoonse
The applicant shall deSign future development according the standards of the Spnngfield Development
Code Includes all standards relevant to solar onentatlon
Metro Plan, Policy J 8 'Commercial, reSIdential, and rl1f'JeatlOnalland uses shall be Integrated to
the greatest extent pOSSible, balanced With all planning poliCIes to reduce travel dIstances,
optimize reuse of waste heat, and optImize potential on-sIte energy generatIOn'
Resoonse
The requested approval of the F!APA proposed herein, If approved, w1I1 enable the subsequent zone
changes and development of a master planned mixed use development that shall prOVide employment,
services and reSidential opportunities (see PrelimInary Plan illustration ) The proposed development
envISions a senes of eight (8) Villages that Include main street retail, neighborhood reta1l, general retail
and reSidential uses (slngle-fam1ly detached, townhomes, apartments, senior cot/ages and congregafe
care) Workers and reSidents Will have the option to obtain dining, shOPPing, and other commercial
amenities less than a m1le from the subJect site consistent With Policy J 8 's mandate to balance all
planning poliCies to reduce travel distance ExISting reSidential neighborhoods are adJacent to the subJect
site The presence of schools and the W1Ilamalane Park to the north proVides proximity to recreational
land uses
Because the amendments facilitate development of an Integrated master planned mixed-use
development With a mix of commerCIal, reSidential and adJacent Industnal zoning near recreaflonalland
uses (all Within reasonable walking distance, which allows mIXIng of uses and reduces travel distances) It
IS consistent wlfh thiS poliCY (see Preliminary Plan illustration for more Infonnatlon)
K CItizen Involvement Element
Metro Plan, Goal 'Continue to develop, maintain, and refine programs and procedures that
maximize the opportUnity for meaningful, ongoing CItizen Involvement In the commumty's
planning and planning Implementation processes consistent With mandatory stateWide planning
standards'
Response As noted In applicant's findings regarding State-Wide Planning Goal 1, Clllzen Involvement,
the City's acknowledged program for clflzen Involvement prOVides Citizens the opportunity to review and
make recommendations In wntten and oral testimony on the proposed PAPA, consistent With Goal 1 The
action proposed IS consistent With and does not amend the citizen Involvement element of the Metro Plan
1-58
Aspects of the Metro Plan that have not been discussed within fhls application will be dealt with dunng
future development proposals including slfe review and conditIOnal use permit"
Staff's Resoonse
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 criterion
1 Additional Metro Plan Text
"B 23 Provide for limited mIXIng of office, commercial, and industrial uses under procedures which
clearly define the conditions under which such uses shall be permitted and which (a) preserve the
sUitability of the affected areas for their primary uses, (b) assure compatibility, and (c) consider the
potential for Increased traffic congestion"
These applications address "Marcola Meadows", west of 28'h/31" Streets The TransPlan Potential Nodal
Development Areas Map shows proposed Node 7C Ineludes areas east of 28lh/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 Oenslty 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 limited mixing of commercial and Industrial uses while preserving the area for
industrial uses"
~--
The definition of nodal development area IS provided In the Metro Plan
"Nodal Development Area (Node) Areas Identified as nodal development areas In TransPlan are
considered to have potential for thiS type of land use pattern Nodal development IS a mixed use,
pedestrian friendly land use pattern that seeks to Increase concentrations of populatIOn and
employment In well defined areas With good transit servIce, a mIx of diverse and compatible land
uses, and publiC and private Improvements deSigned to be pedestrian and transit Oriented
Fundamental characteristics of nodal development reqUire
. DeSign elements that support pedestrian enVIronments and encourage transit use and
bicycling,
. A transit stop which IS Within walking distance (generally Within Y. mile) of anywhere In the
node,
. Mixed uses so that services are available Within walking distance,
. PubliC spaces, such as parks, publiC and private open space, public faCilities, that can be
reached Without dnvlng, and
. A mix of hOUSing types and reSidential denSities that achieve an overall net density of at
least 12 dwelling Units per net acre"
Approval of applications Will allow the area to realize the nodal development potentlalldentrfled In
TransPlan (7C) consistent With the definition of Nodal development Cited above Transportation Issues
are more fully addressed under the Goal 12 diSCUSSion The applicant has also submitted a Preliminary
Plan illustration, 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
configuration proposed by the applicant Will reduce dependence on the automobile, shorten trip lengths,
reduce trip frequency, shorten t[lP duration, and lower systems costs The proposal will limit air pollution
and urban sprawl The proposed applications are consistent With the Grow1h Management PrinCiples of the
Plan that encourage compact grow1h and carnes out the Intent of the Transportation Element
1-59
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 In each zoning designation mclude not only sites sufficient In size to
accommodate the needs of the commercial or industrial operatIOns (including expanSion), but also
Includes sites which are attractive from the standpOint 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 industrial and commercial uses
correlating the effectIVe supply In terms of SUitability and availability With the proJections of
demand lit
"B 12 Discourage future Metropolitan Area General Plan Amendments that would change
development-ready Industnallands (sites defined as short-term In the Metropolitan Industnal Lands
Special Study, 1991) to non-Industnal designatIOns"
In the response to Goal 9, the applicant has demonstrated that the SCLS shows a shortage of commercial
land and the MIUR shows a surplus of industrial land In Springfield
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 showrI on the applicant's Table 7 (see Goal 9)
ThiS 1=;ilile lists all of the eXisting bUSinesses In that district 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 time no light Industrial use has gone Into the Gateway CI District
There has been no CI development appllcaltons ever submitted for the subject site Redeslgnatlon and
rezoning were Identified as methods to Increase the supply of commercial land In the SCLS Any rezoning
essentially reduces other land use inventories, especially the CI District Approval of these applications Will
exchange an industrial development ready site for a predominantly commercial development ready site In
light of any more up-to-date commerclallindustrlalland studies, one must use the eXisting studies which
were adopted With 20 year hOrizons In order to comply With the Metro Plan and ultimately Goal 9 (see the
CIBL diSCUSSion under Goal 9) These applications Will add a total of 34 acres of Community Commercial
and Mixed Use Commercial to the commercial land Inventory and faCilitate the proVISion of commercial
services to reSidents of the area and employees of current and future industrial development east of
28th/31" Streets that comprise Proposed Nodal Development Area 7C
Under PoliCY B 12, staff contends the "discourage" language does not contain an outright prohibition on
changing development ready Industrial sites to non-Industrial (commercial and resldenltal) deslgnaltons 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 Industnal and
commercial uses With demand Given the surplus of industrially zoned land and the defiCit of commercial
land there IS not a correlation between eXisting supply and demand for the two categories The "correlation
policy" conflicts With Policy B 12 which discourages rezOning development ready Industnal parcels to other
deSignations Given the defiCit of commercial lands In the City, staff contends the policy of correlating
eXisting supply With demand IS more Important than the policy of not converting development ready light
medium Industrial sites to other uses
The reqUirement of thiS criterion that adoption of these proposed applications not make the Metro plan
Internally inconsistent does not mean that every goal, obJective, finding and poliCY of the Metro Plan must
support these applications Because of recognized conflicts In the Metro Plan, the proper InqUiry IS
whether on balance the most relevant of the Plan poliCies support the Metro Plan Diagram Amendment
The applicant submitted findings the various Metro Plan poliCies Cited above and In response to Goal 9
1-60
. .
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 Industrial land should be converted to commercial and reSidential and that conditions that
applied dUring the Home Depot review process In 2001 have changed Staff contends these Issues have
been addressed In this staff report and recommends approval of these applications, With conditions In
making their deCISions, the Planning Commission and the City CounCil should conSider the Impact of
piece-meal conversions on the future availability of developable industrial land, regardless of current
trends Given this situation and the requJrement 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 applications be In the best Interests of Springfield's citizens
Staff's Fmdlno
The text of the Metro Plan, speCifically the poliCies, supports this criterion In much the same way that
these applications were found to be consistent With the applicable State-wide Planning Goals (especially
Goals 9 and 12) The Metro Plan poliCies cannot eXist Without acknowledgement and acknowledgment
cannot eXist Without findings of Goal consistency
I X SPRINGFIELD ZONING MAP AMENDMENT CRITERA AND FINDINGS
SOC Article 12 deSCribes the CrIteria to be used In approving a Springfield ZOning Map amendment SDC
Section 12030(3) lists "Zonmg Map amendment-cntena of approval (a) Consistency With
applIcable Metro Plan poliCies and the Metro Plan diagram, (b) Consistency With applicable
Refmement Plans, Plan Dlstnct maps, Conceptual Development Plans and functIOnal plans, and
(c) The property IS presently prOVided With adequate pub/Jc facI/Jtles, services and transportatIOn
networks to support the use, or these faCilities, services and transportatIon networks are planned
to be prOVided concurrently With the development of the property (d) LegislatIVe Zoning Map
amendments that mvolve a Metro Plan Diagram amendment shall 1 Meet the approval cntena
speCified m Article 7 of this Code, and 2 Comply With Oregon AdministratIVe Rule (OAR) 660-012-
0060, where app/Jcable"
I SDC SectIOn 12 030(3)(a)" Consistency With applicable Metro Plan poliCies and the Metro Plan
dIagram," - --
Aoohcant's Submittal
"Resoonse.
The adopted Metro Plan 'Land Use Diagram' (2004 update) shows three land use deSignations
on the subJect slfe Campus Industnal, Commercial and MedIUm Denslly ReSidential [see
Attachment 2] A Metro Plan diagram amendment changing the land use deSignations IS under
concurrent review With thiS zoning map amendment application If the concurrent amendment to the
Metro Plan diagram changing the allocation of land use deSignations for the property IS approved, the
proposed Zoning Map Amendment will be consistent With and Implement the Metro Plan 'Land Use
Diagram "
Note The applicant Cited the same Metro Plan poliCies In the response to thiS criterion that were used In
addreSSing SOC 7 070(3)(b) Therefore, those Citations are not listed again In the applicant's response to
thiS criterion
1-61
I
Staff's Resoonse and FmdlnQ
The applicant has cited "consistency with Metro Plan policies and the Metro Plan diagram" In the
response to SOC Section 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 Secl10n 12 030(3)(b) "ConsIstency wIth applicable Refinement Plans, Plan Dlstnct maps,
Conceptual Development Plans and functional plans, and"
P.oohcant's Submittal
"Resoonse
A Conceptual Development Plan (CDP), previously created for the 56 acres of eXisting Campus Industrial
(CI) zOning on the subJect site per SDC 21 020, was approved by the Clfy of Spnngfield In 1999 (file
number 98-02-47) SDC 21 020 states that 'A Master Plan shall comply with any applicable
approved Conceptual Development Plan or upon approval of a Master Plan or SIte Plan for the
entire CI Dlstnct, the Master Plan or Site Plan may supplant and take precedence over an
approved Conceptual Development Plan' This proposed zone change, If approved, shall remove the
CI zOning from the subJect site and a forthcoming Masfer Plan application [see Attachment - Preliminary
Plan Illustration] for the entire subJect site (including all land wllhln the preViously adopted CDP)
consistent With these amendments shall be submItted to the City, as such, the preViously approved CDP
wIll be supplanted by the forthcoming Master Plan per SDC 37 010 et seq As such a finding of
consistency wJth the conditions of the preViously adopted CDP (98-02-47) IS not applicable to this
proposal"
Staff's 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
Staff's Flndmo
These applications comply With SDC Section 12 030(3)(b) because there are no applicable refinement
plans or plan districts that currerltly apply, and upon approval of these applications, the current
Conceptual Development Plan Will no longer apply However, there Will be a Master Plan that applies to
the entire subJect site that IS a condition of these applications
SectIon 12 030(3)(c) "The property IS presently provided With adequate public faCilities, services
and transportation networks to support the use, or these faCIlities, services and transportation
networks are planned to be prOVIded concurrently With the development of the property"
Aoohcant's Submittal
"Response
The diSCUSSion of compliance With StateWide Planning Goal 11 - 'Public Facilities and
Services, ' and Goal 12 - 'Transportation' In the findings regarding the StateWide Planning
Goals [see the applicant's response to SDC 7 070(3)(a) that] are Incorporated herein by reference With
the findings established and referenced herein, the proposal complies With thiS crltenon
Staff's Resoonse.
Staff concurs With the applicant's statement Criterion (c) IS also addressed In staffs response to Goals
11 and 12, under criterion 7 070(3)(a)
1-62
. .
Staff's FmdmQ
The applicant has shown that the subject site can be served by urban services In the response to SDC
Section 7 070(3)(a), above Staff found that the applicant compiled with that cnterlon and therefore,
complies 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 catena specified In Article 7 of this Code, and 2 Comply
with Oregon Administrative Rule (OAR) 660-012-0060, where applIcable"
Staff's Resoonse and FmdmQ_
These applications comply With SOC 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 ANO RECAP OF CONDITIONS
The Metro Plan's economic element begins With a background diSCUSSion of the" a) a decline m the
lumber and wood products mdustry as a source of employment, (b) hmlted Increase m
employment In other manufactunng actIvities, (c) dlverslficallon of the non-manufactunng
segments of the local economy, pnmanly m trade, services, finance, Insurance, and real estate,
and (d) the development of thiS metropolitan area as a regional trade and servIce center servmg
southern and eastern Oregon"
The SpeCial Light 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 decline 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 Industrial manufactUring uses Originally Intended for the CI district disappeared? The applicant's
Table 7 shows that there IS only one manufactUring faCility In the Gateway CI, Springfield'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 commerCial/residential 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 applications addressed both Goals and all other
applicable criteria of approval
However, In making their deCISions, the Planning Commission and the City CounCil should conSider 1)
Lacking an updated commerCial and industrial land study, Will the City be better served by converting
Campus Industrial land to CommerCial and Multi-family ReSidential, and 2) Will Springfield's Citizens,
especially the neighbors, be assured that a "quality" development Will be constructed over time
Re-cao of Condlbons of Aooroval
Condition of Aooroval #1
The submittal and approval of a Master Plan application prior to any development on the subject site
1-63
Note The applicant has stated the Intent to submit a Master Plan application Rather than reqUire a
separate Memorandum of Understanding or similar document at this time, staff IS highlighting potential
Issues as part of these applications that must be addressed dUring the Master Plan approval process
The Metro Plan diagram and ZOning Map amendment applications are concurrent SOC Section 12 040
gives the City authOrity to add conditions" as may be reasonably necessary In order to allow the
Zoning Map amendment to be granted" The Master Plan application process Will reqUire a public
hearing and approval by the Planning Commission This note applies to all of the additional conditions of
approval that relate to the reqUired Master Plan application
Cond,l1on 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 watercoursel
wetland, and If necessary, submittal of a wetland delineation for other wetlands that may be on the
subject site
CondItion of Aooroval #3
Submittal of a Master Plan application that Incorporates the relocation of the eXisting drainage ditch and
conversion to a major water feature that Will be an Integral part of the proposed development area The
construction of the entire water feature must be completed as part of the Phase 1 development'
. The applicant has stated that Phase 1 will Include the home Improvement center This means that this
and all other conditions referenCing "Phase 1" must be Incorporated Into proposed Master Plan Phase 1
development
ConditIOn of Aooroval #4
Submittal of a Master Plan application that addresses compliance With the Drinking Water Overlay OIStrlCt
standards In SDC Article 17 and how these regulations Will be applied for each proposed phase
Condll1on of Aooroval #5
Submittal of a Master Plan application that addresses the relationship of the proposed development to
Wlllamalane's future park on the north Side of the EWEB Bike Path and an explanation of any
coordination efforts With Wlllamalane concerning the timing and development of the future park
ConditIOn of Aooroval #6
Submittal of a Master Plan application that addresses coordination With EWEB to determine If any
easements are reqUIred In order to cross the EWEB Bike Path to access the future park
ConditIOn of 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 SOC Article 21
Condll1on of Aooroval #8
Submittal of a Master Plan application that demonstrates that reSidential development Will occur at 12
dwelling Units per net acre
1-64
. .
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 BoulevardlEugene-
Springfield Highway intersection The Intent of this condition IS to have the applicant demonstrate to
ODOT that the proposed mitigation IS feaSible from an engineering perspective and will be constructed on
a schedule that IS acceptable to ODOT Provided that construction of the proposed mitigation IS
determined to be feaSible, then 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
~ondll1on of Aooroval #10
Submittal of a Master Plan application that Incorporates a "Development PhaSing Plan" The Intent of thiS
plan IS to address the "Internal trip" Issue by reqUiring a certain percentage of the residential portion of the
site to be developed With a Similar percentage of the commercial The speCific percentages will be made
part of the approved Master Plan The Intent of thiS condition IS to also ensure that the proposed land
uses In Table 4C do not exceed the IndiVidual caps for these uses
CondItIOn of Aooroval #11.
Submittal of a Master Plan application that shows the entire length of the collector street from Marcola
Road to V Street being constructed as part of P..hase 1
ConditIOn of Aooroval #12
Submittal of a Master Plan application that shows the construction of all streets serving the CC and MUC
portions of the subject site being constructed as part of Phase 1
Cond,l1on of Aooroval #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 criteria
of approval listed In SDC Sections 7 030 and 12030
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
1-65
BEFORE THE PLANNING COMMISSION
OF THE CITY OF SPRINGFIELD, OREGON
ORDER AND RECOMMENDATION FOR
A METRO PLAN DIAGRAM AMENDMENT ]
AND A SPRINGFIELD ZONING MAP AMENDMENT ]
CASE NUMBER LRP 2006-00027
CASE NUMBER ZON 2006-00054
NATURE OF THE APPLICATIONS
This IS a consolidated application for the above referenced case numbers The applicant IS proposing to
amend the Metro Plan diagram from Campus Industrial (CI) to CommerclallNodal Development Area
(NDA), Community Commercial (CC) and Medium Oenslty Residential (MDR)/NDA, and to amend the
Springfield Zoning Map from Clto CC, Mixed Use Commercial (MUC) and MDR The applicant Intends to
obtain the proper Metro Plan designations and zOning to allow the submittal and approval of the
appropriate applications (Including, but not limited to Master Plan, SubdivIsion and Site Plan Review) In
order to construct a phased mixed-use residential and commercial development with nodal attributes
The proposed development will Include design elements that support pedestrian enVIronments and
encourage transit use, walking and bicycling, a transit stop which IS within walking distance (generally y.
mile) of anywhere In the node, mixed uses so that services are available within walking distance, public
spaces, such as parks, public and private open space, and public facilities, that can be reached without
driving, and a mix of housing types and residential densities that achieve an overall net density of at lease
12 Units per net acre
1 The above referenced applications have been accepted as complete
<.
2 The applications were Initiated and submitted In accordance with Section 3 050 of the Springfield
Development Code Timely and suffiCient notice of the public hearing, pursuant to Section 14030 of
the Springfield Development Code, has been prOVided
3 On March 27, 2007 the Planning Commission held a public hearing on the proposed amendments
The Development Services Department staff notes and recommendation together With the oral
testimony and written submittals of the persons testifying at that hearing have been conSidered and
are part of the record of thiS proceeding
CONCLUSION
On the basIs of thiS record, the proposed amendments are consistent With the criteria of SDC Sections
7 030 and 12030 ThiS general finding IS supported by the speCific findings of fact and conclUSion In the
Staff Report and Findings
ORDERJRECOMMENDA TION
ills ORDERED by the Springfield Planning Commission that approval of CASE NUMBER LRP 2006-
00027, and CASE NUMBER ZON 2006-00054, be GRANTED and a RECOMMENDATION for approval
forwarded to the Springfield City Council
Plannmg Commission Chairperson
ATTEST
AYES
NOES
ABSENT
ABSTAIN
1-66
ATTACHMENT 2
Maps SubmItted by the Apphcant
,
ATTACHMENT
2-1
. mi;'''-
: "-...
; (~ ~
'j' U-=';.
. -
-~::::.': :
~<>it ~ . . 7 ~
:'~f-',"_#'f:::.
f+'_<r ,,~ ,.
, - J
1
I
J
"
MInI< " , " Nt1'Tl<ST H,1ni!Jr
", " H1711<51
! ,--' ;- : --.---- .-.-....,
, ,~ 0
, ."
. , ; "'TThP,
N1!TItST 0
,
.., GRfJO"R.Wlsr " ._----_._-~----.
.
. . ,
" ,
-" ---..:
.
, lSN10l:N
,
.
i . i
~ ::: ~ .f
~ ~ ~.f
- : t .f> "'1'5T5'I g
,-- S s
i .--' ~ % ~ I ~
~ :::~l,h' "-"-'-'-'--~--~,--"--~~-------,,,~,"._:..,
ill'~ 'ii~~, -.r& .
e .G-t.l,.;r- :
, " '
_--~i'J.rJ I
~? ,\f"1~11.{>,2 :
.;: "~4~fl
~ ~':P('rrj
:~:f~Wi:..I~3~
<'..~ ..J.,~
"'1I1H$T
.,
, ~ ," (
"
~
~
.,
,-
t^
,
..
." .
.
Leaend
Plan District Boundanes
~ Mixed Use Areas CommerCial
Low Density Residential EE:EE Major Retail Centers
MedIum Density ResIdential .. Heavy Industnal
"..
"'"
""-
""""'"
R~'"
"'"
''''''''
""
RS
The Villages at Marcola Meadows
EXlstmQ Metro Plan DiaQram
2-3
,=,
I
,
I
!
.
,---.-.---.-
: '
.
,
.
,
.
.
,
.
,
.
.
.
.
.
.
.
,
,
,
,
,
,
.
.-
;",
.
-"
,
,
,
.
, \
" .
~ \
,
~
light MedIum Industnal
~ Campus Industnal
1~~lA ParKs and Open Space
o
300 600
... -
Sea'" 1 "'6OO'FHI
"
,
~
<
%
.
<
.
,=
~
,
,
.-------------'
,
N115,
i ·
g
.
'n~
.
O"\'\311.ii.("'O~
j
"
~
~"
~m
",
"
.~,
.
Miscellaneous
Boundanes
: : Spllngfield
..----- City Limits
EXIstIng
Parcels
O Subject
Srte
1200
m
X
~~
SATRE =i
'"
;
c"
,
_n
>
t ~""i<~
r'''~'')
~~'jH. r
.
....,-...,. -~
5:~r;,..~:";t._~r-~
J~ 'f'.-::Jf ~"f~~-"
, -,""".IA,Il~f'" ..~
t !~~~, "J'f-"
~: A '>' ~~t
.~.. 'j oJ, "" 'A
_llnon
" , "
C , , ~
, , "
h
, ,,. ,,' ,
,-, '" .
",:Ji: 1 , i
c " ~
" -," \,';;1::< .
, " ,
,
. ,
~s IUGtH
I
,
\ 1 ~
~ \
~~/, " //"
,/W// 7~";;;~.; ~/::~:
0'0' / ~ // ,,',,~i:~~, ~" 'l'/:' -/ /-/
//, ","", I,~,,- ;:'(~ 0/-//
:// i,.,~i:'f/'~'"1~';); ..1~i<r,~,/ // / //
// ,{. '"~;f,,\:S~";"# // //// //// ~'"
/ / ~~, '. ~'ik,.( l' ,'r"'~J" / ' /
'.-/ / }.\-;J';Fer.~if:'I~~';~ IJ)/ / ~~ /// "0
// {;};;.~~~ l~}~':.~~// // // ///
/ / ",.,,-1.<, r;:; 'fiJ,11~'/~iv.. /0/// / / / / / /
//~r.. J""':\ir'",~~// // ,,/ ,
/ /1<'- ,,!~~,<>~..3f:<i!:p-;:~d: , ' / // ,///
// ' " " ~. / / / / /
/ /, - "~" /" -;. -;.-;. -/-/ 00
, /~; /////
'//////
-;.//////
'''//,/ /~ ';
// -//
~~;
N3.nST .-
<
,
.
,.oP
I
,
./
~~
.
,
_n
.~
n
N21371T
I
,
.
,,_n "
lIZ'S,.
~ .
, ,
I
,
"
.,
.
o~_
I
MTHST
~) \
z
0 '!. ......
'"
-; '>
J:
Leaend
Plan District Boundanes
r, ,'\,
~'\..." Nodal Development Area
Low DenSity ResIdential
Medium Density Residential
CommerCial
W Major Retail Centers
III Heavy Industnal
Light MedIum Industnal
~ Campus Industnal
jk,~ Parks and Open Space
.....
Dale
Om_
"""~~
R_~
"'"
"''''''''
AN
RS
The Villages at Marcola Meadows
Proposed Metro Plan Dia~j1a;rn
o 250 500
,~-
1 Inch equals 500 feet
Miscellaneous
Boundanes
~-----, Spnngfield
~....-' CIty limits
EXisting
Parcels
D Subject
SIte
1,000
, Feet
m
X
~~
SATRE =1
...
t
, ,,~n
NITTHST
,,~
"
h,
!
,
~
.....
'"
.-
%
o
,,~~
~
~
~
~"
=1\-
.~.l : GRfl!_ST
" ,
',--
. "
.....
.
,
: l$>UOZN
,
<
p
.'
,
=~
NlITliST
,,-
j
,
j
/
~
,._'
.--'
,
9
a
<
""'"'~
~ ~
i
p
:!I
:i
,
:;!!l
II
.
,
.
.
,
.
:
.
,
,
,.""
,
c,
,
,
,
,
~<,c,;f-
J;rt<O$T
.~
,
,
,
,
.
,
\, \
, ,
, <
... ..
.;':'ii.i1i'''.'':\.
t.i ~~ "" ~
"-~~
~
Leaend
Zoning Dlstnct Boundaries
High Density ResidentIal 1m CommunIty CommercIal
Medium DensIty Residential 1111111 Major Retall CommerCIal
Low DenSity Residential Mixed Use CommerCial
light Medium Industnal
W Campus Industnal
l1li Heavy Industnal
m Pubhc Land & Open Space
Mixed Use Residential Nleghborhood CommerCIal
Job'
,...
.....
C...."
R.~lnd
'"'"
,.",""
""
RS
The Villages at Marcola Meadows
ExistmQ ZonmQ
o 300 600 1 ,200
~-
SUIe 1 .f!IX1FHI
2-5
~111l< Sf
n
NZ11TST
I
,
1"""<
,
.
o-n30au.o.,
~
~"
"",
'.
l
~
,
,
i
,
,~=
,,-
n
.
,
.
~"
~,
,.
Miscellaneous
Boundanes
: : Spnngfield
..__...' City Limits
EXIsting
Parcels
D Subject
Site
m
X
~~
SATRE =<
'"
1 ,,~ ~
J NTn>l!lT
"'lll'
= ~~
=~
=.
=~-
::.,-
.~
~
j
:~
,
......
I ;~/
.
.
....~:~$l'
. , ,
. '.--
: :!
-..... Nl.-nlST
1 Nll1>>".
I
~
~~"
i
.
~
,
j
,--' ~
too.'
NI7TH5T
"'T1'MPI.
.
j
,
,,-
/
.,
~ % l
u___________~ \. ~~
-. --------
. .
.
,
:liTH"
;)
NJ-iidiT
0 <
, .
,.0#'
\
~~ \
>,
~
z
o
"
-<
:t
Leaend
ZOning Dlstnct Boundanes
High Density Residential ~ Communlty Commercial
Medium Density Resldenttal Major Retail Commercial
Low Density Residential Mixed Use Commercial
Mixed Use ReSidential Nleghborhood Commercial
...
Do<.
""""
"'....
R.YI!Iecl
"""
02128101
""
'"
The Villages at Marcola Meadows
Proposed Zoninq
2-6
.
.
.
.
.
.
.
.
.
:
.
.
i
.
.
,
,
.
.
,
.
.
,
.
,
.
,
./~
.' .
. .
,
,
,
\\
\ \
.
-~
Iif':a.
light Medium IndustnaJ
W Campus Industnal
.. Heavy Industnal
~
~ Public Land & Open Space
o
300 600
- --
Sc.I'- 1 s6Oll'FMI
N1TT1\ST
~
IU1Sl'ST j
J s
\ ,
. ~ % i
,
.
,
i=
~
,
N21Sr
~ .
i
,
,,~
~
.
0"'" 6
.
,
~
-"
.~"
..., -.
">
~
Miscellaneous
Boundanes
, ' Spnngfield
~----_: City Limits
exiSting
Parcels
CJ Subject
Site
1200
m
X
~I
iii
SATRE =<
J'"
ATTACHMENT 3
Legal Descnpl10n for the ZOning map Amendment
,
ATTACHMENT
3-1
EXHIBIT 1
K & D ENGINEERING, Inc.
Engmeers . Planners. Surveyors
Legal descriptIOn
For
"Marcola Meadows" Comp Plan and Zone Change
,
1 wo (2) Parcels ofland located ill Spungfield, Oregon that roe more pm11cularly
descrIbed as follows
Parcell
Beg1nn~ng at a po~nt on the North marg1n of Ma~cola Road, sa1d p01nt be1ng North 89
57' 30R East 2611 60 feet and North 00 021 OOR Webt 45 00 feet from the Southwest
corner of the relix Scott Jr D L C No 51 ~n Townsh1p 17 South, Range 3 West of the
W111amette Mer~d1an, thence along the North marg1D of Mar~ola Road South 89 571 30"
West 1419 22 feeL to the Southeast corner of Parcel 1 of Land Part1t1on plat No 94-
P0191, Lhence leav1ng the North marg1n of Marcola Road and runn1ng along the East
boundary of sa1d parcell and the Northerly cxtens10n thereof North 00 021 ODu West
516 00 feet to a po~nt on lhe South boundary of NICOLE PARK as platted and recorded ~n
F~le 74, blides 30-33 of the Lane County Oregon Plat Records, thence along the South
boundary of sald NICOLE PARK Norlh 89 571 30u East 99 62 feet to the Southeast corner
of sa~d NICOLE PARK, thence along the East boundary of said NICOLE PARK North 00 021
00" Weat 259 82 feet to the Northeast corner of Ba~d NICOLE PARK, thence along the
North boundary of 8a~d NICOLE PARK South 89 58' 00" West 6 20 feet to the Southedst
corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and recorded ~n Book 46. ~age
20 of lhe Lane County oregon Plat Records, thence along the EasL boundary of Bald LOCH
LOMOND 'lERRACE: FIRST ADDITION North 00 021 DON West 112 88 feet to the Southwest
corner of AUSTIN PARK SOUTH as platted and recorded 1.n fo1.1e 74, SlJ.des 132-134 of the
Lane County Plat Recordst thence along the South boundary of saJ.d AUSTIN PARK South
North OS 58' 008 East 260 00 feet to the Southeast corner of said AUSTIN PARK South
thence along Lhe EaDt boundary of sa~d AUSTIN PARK South North 00 021 0011 West 909 69
feet to the Northeast corner of sa1.d Aust~n Park Southl sa~d pOlnt belng on the South
bound~ry of thaL certa1.n tract of land dcscr~bed 1.n a deed recorded July 31, 1941, ~n
Book 359, Page 285 of the Lane County Oregon Deed Recordst thence along the South
boundary of Sdld last descr1.bed tract North 79 411 54~ Cost 1083 15 feet Lo the
~ntersectlon of the south l~ne of the last descrlbed tract and the ~ast 11ne of that
certaln tract of land conveyed to R H P1erce and Elizabeth C pierce and recorded 1n
,
Book 2381 Page 464 of the Lane County Oregon Deed Recordst thence along the East IJ.oe
,
of saJ.d last ,descn.bed tra(..t South 00 021 0011 Cast 1991 28 feet to the pOlnt of
beglnn~ng, all 1n Lane County, Oregon
Page 1 of 2
276 N W HIckory Slreet. POBox 725' Albany, OR 97321 . (541) 928-25&3' Pax (541) 967-345&
3-3
I
Ii
.
K & D ENGINEERING, Ioe
Engl1leers . Plarl1lel s . Surveyors
ParcelZ
Beg~nn~ng at d pOlnt 1n the center of County Road No 753, 3170 24 teet South and
1319 9 feet Bast of the Northwebt corner of the Fellx Scott Donatlon land Clalm No
82, 1D Townshlp 1/ South, Range' West of the wlllamette Merld1an, and belng 866 feet
South of the SoutheasL Lorner of truct of land conveyed by The Travelers Insurance
Company to R 0 Kercher by deed recorded 1n Book 109, Page 260, Lane County Oregon
Deed Records, thence West 1310 feet to a pOlnt 15 lLnks East at Lhe West Ilne of the
Fe12x Scott Donatlon Land Clalm No 82, Notlflcatlon No 3255, 1n Township 17 South,
Range 2 West of the Wlllamette Merldlan, and runnlng Lhence South parallel wlLh and 15
Ilnks dLstant from sald Weal l~ne of sa~d Donat~on Land Cla1m a d~stance of 2304 76
feet to a pOlnt 15 1~nks East of the Southwest corner of sald Donat~pn Land Cla~m,
thence East follow~n9 along the center l~ne of County Road No 278 a d~stance of 1310
feet to a pOlnt In the center of sa1d county Road No 278 due South of the place of
beglnn1ng, thence North following the center 11ue DE sald County Road No 753 to the
pOlnt of begl~ng, all Ln Lane County, Oregon,
EXCEPT the rl.ght of way of the tugene-Wendllng Branch of the Southern P"H.1flC
Rallroad,
ALSO EXCBPT thaL porL1on descr~bed 10 deed to rhe Clty of Eugene, recorded 1n
Book 359, Page 285, 1.anc County Oregon Deed Records,
~-
ALSO EXC~PT beg~nnlng at a pOlnt Wh1Ch 1S 1589 47 feet South and 1327 33 feet
East of the Southwest corner of Bectlon 19, Townsh1p 17 South, Range 2 West,
Wl11amette Merldlan. Lclne County, Oregon, sa1d po~nt also be~ng oppos~te and
20 feet Easterly from Stat10n 39+59 43 P 0 S T , sa1d Stat~on be~ng 1n the
center 11.ne of the old route of County Road No 142-5 (formerly fJ753) , then~f>
South 0 11' West 183 75 feet Lo the 1ntersecL1on with the Northerly RaJ.lroad
R1ght'of Way Ilne, thence South 84 45' West 117 33 feet, thence South 79 3D'
Weat 48 37 feet to Lhe J.otersect1on of sald Ra~lroad RJ.ght of Way l1ne wlth
the Southerly R~9ht of Way I1.oe of the relocated sald County Road No 742-5,
thence along the arc of a 316 40 foot rad~us curve left (the chord of which
bears North 39 0)1 35R EasL 761 83 feet) a dlstance of 269 94 feet to the
place Df beglnnlng, in Lane county, Oregon,
AJ~SO EXCEPT that portlon described 10 deed to Ldne County recorded October 19,
1955, ReceptJ..on No 68852, I,ane County Oregon Deed Records,
ALSO EXCEPT that portJ.on described 1n deed Lo Lane County recorded January 20,
1986, RpceptJ.on No 860221/ Lane County Off1cJ.al Records,
ALSO EXCEPl that porlion de9cr~bed ~n that Deed Lo WJ.llamalane Park and
Recreatlon D1strlct recorded December 4, 1992, Recept20n No 9268749, and
CorreLt1on Deed recorded rebruary 9, 1993, RecepLion No 9308469, Lane County
Off~c1al Records,
ALSO FXCEPT that portlon descrlbed ln Exhlblt A of that Deed Lo the C2ty of
Spr1ngf~eld, recorded September 22, 1993, Receptlon No 9360016, Lane County
O[flc~al Recorda.
ALSO EXCEPT Marcola Road Indubtrlal Park, aD platted and recorded 1n F11e 75.
S11des 997/ 898 and 899, Lane County plat Records, Lane County, Oregon
,
Page 2 of2
276 N W Hickory Street. POBox 725' Albuoy, OR 9732l . (541) 928-2583' Fax (541) 967-3458
3-4
ATTACHMENT 4
The Preliminary Plan illustration (a rendermg of the proposed Master Plan)
)
ATTACHMENT
4...:1
~
___TH~II,.LAGES P."LJ~'AR~9Ll\ MI;P.I:)OW~
....
I
w
SITE OVERVIEW
.-fa
"c"'uc't~..
*
SATRE
I
~
....
I
....
THE VILLAGES AT MARCOLA MEADOWS_
( \
SITE OVERVIEW 2
r~ " ~ ~:::-
~~
-
~g SATRE
AocII.npt.u.i ~ ,1, J
.
0 AlDER PLAZA GENERAL RETAIL
GR' 642000 111000 REOIJIREO ~13
PROVlDEO 821
0 ALOF.R PLAZA MAIN STREET RETAll_ }
MSRl 63100 00'" "
MSR2 51700 18" "
MSRJ ,~~ ,,~ "
USR"( ,.."" ,~ "
MSR6 ""'" "''''' ,.
I REQVlRED131
PROVlOE0210
0 ALDER PlAZA COMMUNITY RETAil
-~, GG' """ 00'" "
GO' ,,~ """ "
GO' ""'" ,,~ tl
FlEOutRE0141
PRO'v1OEDI18
~ PRELIMINARY PLAN Iliijr
ILLUSTRATION
If
..=.........loOfQQl
~nct._
,
!
'0I10Cl"'o'C
.... ,
I
<.n !
"
001
l ~,
.....
..
~
(
DfIAFT
12/20/oe
)
IP':=.=.- ~I~~.:
-----~- ...
-.:::::.-=-~;:.--....::::- --.
---- -,
II
,-:'1
I
THE VILLAGES
AT MARCOLA MEADOWS
6e SPRINGFIELD LtC
-"'...,,"'~-
----- -
If .. D ENOINEERING, IHe.
~'"''olI(_'''''''
_._.w ~i::-r:::'''H
I IATllEASSOClAlTS pc.
=:."-..'::tl;::;..::-'"
..I i'~~....._-
o
RESIDENTIAL VILLAGES
OAK PRARIE HOMES
NUMBER Of NET ARE"
HOMI':S I,o,cRESl
192 184
NETDENSlTY
(UNITS/ACRE)
'"
o
WIllOW CREFK TOWN HOMES
NUMBER Of NET ARE" NET OENSlTY
HOME!'!. (ACRES) IUNITS/ACREI
In 76 184
CAMAS MEADOW APARTMENT HOMES
NlJM8CR OF NET ARfA NET OENSITY
HOMES (ACRES] (UNITSIACIl.El
120 53 228
ASHWOOD COTTA.GES SENIOR lMNG
Nut.lBER OF NET .11.1'1. NeT OENSITY
~OME9 (ACRESl (UN1TS/ACIl.EI
54 15 12
GOMMON OPEN SPACIL
o
o
o
COMMERCIAL VILLAGES
BUILDINO PARCEL IllUSTRATIVE
MJMBER AREAISFl BlOO AAEA (SF] PAAKING
~
AlDER PlAZA PROFESSIONAl. OFFICE
f>O.l 11700 10100 31
Po.2 38 ~oo 9100 30
P03 23600 BliOO 11
PO-<l 19900 1S2lXl 19
f>O.-5 JJSOO 1.200 22
REQlJIRE0119
PROVlOE01JO
ALDER PlAZA NEIGHBORHOOD RETAIL
Nil. I ~1AOO !i.00 17
NR2 55200 10000 30
Nil. 3 90300 11 ~oo S3
Nil..... 2~ 600 ~ BOO 15
NR~ 30 lOll 3 BOO 12
NR-8 3-46OO!i900 18
NRT 110000 3BOOO 108
Nil. 8 1+4 000 2~ l\OO T~
REQUIRED 327
PROVIDED 354
o
Main Street at Marc;ol2 Meadows I. a
vlbn.nt bunllnl pedestrian friendly
shoppmz environment. front bade. are
arctlltecturally articulated v.ith windows
anoples wall mounted IIChu and hanglnl
slCns TaD crowning strHt trees proVIde an
Intimue scal. Wide sklewaUu are furnished
with attractive planters benches and water
features WlndQw shopplnlls encouraged
Small terrace. and pbus are Ioau.d on
bulldlnl Cl)fnen The bacblde5 of the retail
buildings also have windows and hl;llde II"
tlcutadon. and provide a .econdary enu-anCl
from the p,arkl"l area Into dle shops Walk
ways from residential areas connect d'recdy
Into the Main Sueet area
~
I
0'>
I
~;~,.ii~, ,lj'lrJ.'ji:/tl/;!lIil*~
~l JfVlP"l",~(j/',
l II
J ' 0--
-: i
II. ..." .. ~- ~$ I, )
au-
'i
.
..;~(; I
I '
i
,
1 ~ I 1
I I
i
I
TYPICAl t1AJN5T^EET SEcnON
ALDER PLAZA
MAIN STREET
AA==
~KfM;1Oi
-~~
I
,
i
,
- -Tue-,---:--
i I
. I
.~ ~ ~ ~.-./~.
1~~l~~(~JlL/;
~~~
~ -.( r" ~.,. \."'~"'J1I- \ ~
i~jf :'/ -
, "
~t
lICE
an:
0' : II
Ie' -
," ~
~ ~t
old:
em ~;o,oo-.
ui . ~'o 0\
~~Ld-~~ "
. , ~
, "
':;:::""-.>1', -1" J r
-v--- ""l.'!......_ll; U~'!.-if: 1\, % ~
;ro=-- ~'- . '
;%.~?--'-"~ ,
-~-.,..-t,...f'7.!;,..f- -~..........".
.-- ....--- ~:-' ,...,.,...-....~"'~:
, . ~ I co ,_,
~/-......--.-.-/~ ~l,~
"
II:
~'
I] - a
I ,,:DD a
.~;) ~
,.
I.'
I:
:J'~~
l!.~ a
'1111
J
,J -1) ;'
'-
a
.
"
,
~-
~-
~"~
,
~
",-~
- ''f F J'" "_!~
,.....:: ;:'.~~~~'_ ......~.;:;J:.
~!'_"'.'
~~~~........
~&f'l\\/I;\\M!I\'l
~ii'~@jif'.;im'
^EDON( TP.EES
C<tW """"'w
AAnCt.llATED
II.ETAIl fACADES
WOOD $lAmo
BENCHES
\
P\.ANTEII.S
TAlltE!AND
OW"'
I1ETALlIOGI\AT
STII.EETUGHTS
SCOJl,ED
CONCP.fTE
SIOEWAlXS
UNIT "AVE"S AT
CIIOSSWAlJ(.S
MARCOLA MEADOWS
MER PlAZA MAIN STREET
~
LANDCURRENT
~
SATRE
.
,.-:..:..~~ ~ ~(l?" tr{~:;::~'-"', ","" "" r ~
t""-;... "'~lt"'~;~~1r-">'l-...:\"'ft""tl..r"i~ f,; ;:-
('t;k\.;"" l~!""''''''''O ~ 7Jg~ 1>4"'1.~J ,,~:l.'l~-
!.,t: '-\.;l;,ij r~ ~"'\1'1~~~'l,..~~ .. ,r ~'i.AI~ ~-~~~j J~I:~I i'1
l~ "'~'l:'f~~~ ,.~"'r_-CJ ~~~! '.t. 1'". ': ~~
.. t: '4-,.-.....~H...,..~-J:"$' \-..-,j:.. ~
f, d(~ ~~t ~ "Y~,.T t..;.i;I~? ."
~ 'f-:':~\' '1 (1,'" J ~ "~;r;'S
~ '/. l ~r, .~ ' ...
'... ...>
,~- ~ ...
"
, ...1"
,
.. ;<;>
~5 ~,d.'"", ,
.. ~ '- n ~ ';' I 1:
"-- " i<ij.o-~~~
c '-"'t~\
~ ___________i\LI;>ER PLAZA
MAl N-STR-E ET
-
. ,
,.,
, d"
,..\"...._".J
,
,
.__.__ "_,,__.,,~__ . ",.",,--' I
.!~......'1..rl~i..:;.?I',~ ,,-I~ ~;-- -;;j'"~i'
",\'" ....{ "vJlY!~.r ~""t'~ ~~...... r ~ ~ .1"1 "x.
\ 'f,,,j I 1".r l'lft; \.;; ""11 '~ -( ~ ~~.d~, -
'1"', ~ ,-,Jt\ J!~..I1l:J~I",I-,r~'5.{L'l<l'~-""''i1 ;t'i.~r;~
'~.!-11 !:;,;;;10' .' 1, a,~'" Hi() ~ 1 ~'l'f"l
'~:-: ~ h"'~..:aU ~ ~"J';'~~l\' ~ ~"~iut"'l
~. ..'~--;' J ';-t{~'r q_.}tr'~~Jf;
~"11 {!I'~'" b-:f,,1 " 11 \I~"""
t- ", (}l,~ A A/,'''' ~." ~l ,'"
l '1 .\\~ L ~ ,
> '"
, ~
)
MARCOLA MEADOWS
ALDER PLAZA
MAIN STREET
~"
!..- '
,
~~ SATRE
.'<",r.nu"'i ,I
ALDER PLAZA
COMMUNITY RETAIL
The street profile lumlllury ~ondnuel rrom Maln Street to tile communJry reaU area wtth
bulldlnz' IlnlnJ the street. f'<l.rk1na: Is not allowed blmYtlln buJldlnp and M-utln Boulevard but Is lo-
cated either at the back or the side, of the rea.ll bulldlnal Bulldl"l f.lI~dtl are ilrtlcul:ned on all vlst
hIe sides IndudlnJ .lIonl W~low Creek. Bulldlnl' that border on Wl1Iow Creek nave outdoor SUdnl
areas that overlook this ceom1lnen aru
....
I
CO
COMMUNITY II.ETAIL BUlLPlNG WITH FACADE AATICUL..-.TION
0UT000Il. SEATING -'lONG WilLOW CAfE!(
t
.
. .
~~.~". '
'" _'" h"t'; " ] .... " ~;,j
r"~fGr.~1'~
~.~~I
5
#" S;'
".
.'
e&
-1
~,
II~
.
C '
=
III
ID
1CI
alii
III
RED ON( TII.EES
TABLES AND
""'''
METAWC/ GMT
SWElUGHTS
SCOI\EO
CONCRETE
SIDEWALKS
UNIT~AVEIl.S AT
CII.OSSWALKS
MARCOlA MEADOWS
ALDER PLAZA
COMMUNITY RETAil
..-..... SAfRE
LANDCURf1ENT
ALDER PLAZA
-COMMUNITY RETAIL
,
,
, -
/i ~~
....
I
<0
" "
MARCOlA MEADOWS
ALDER PLAZA
COMMUNITY RETAIL
~_ SATRE
...."loq~..
ALDER PLAZA
GENERAL RETAIL
The ,.nenl reuJl buildIng of Alder shoppln, pbn has an ilrchltectUr':l11y articulated f.;u;a.de artd a brze
pertenu,e of ,roundnoor wlndo....., Thus the bulldlnl provldes Interest it the pedenTl1n scale To
lether with the ' bilck sides 01 Mlln Sueet Ihops and me ne1lhborhood fe-all buildings the lenenl
read Ryilde creatltll a. dearly derlOed. pedestrllln scaled ed,e around II. artfully des1lned parldna
area This parkl~ pIau. Ius filtered shade provided by the airy crowns of Ash Ind Alder treu In
addition the parking aru is spulally divided In lectlons by blosw,des with native 1r2lses and flower1n&
wedand plantl Alonl the lenen.1 reali buildlnl II. drtve Is dutr;ned as II. pedestrian friendly strut.
The drive Iusllde Willks on elthe.-slde
and CVlOpy trees with airy crowns At
the lnck of the ieneral reall bulldln&:
the loadln. un Is endrely screened
'rom the nelthborhoods to the north
by an e1lht foot high wall and con
loured twlks of Willow Creek
.j>.
..!...
C>
The comblrnltlon of these unlque solu
dons m~kr5 it poulble for a large geo
enl retail bulldil1a to fit 10 a pedestrian
oriented nelgbOl"hood In a se;amless and
UOQblTUslve rrurtnu
,\
<
,-
~'~~~
,,,,,
\.^
.:/~
11" ;,;.',~'" .n.....o.u.
...:>,) \wl
~j
,
, ,
" '
'<,
I
I
EXAMPlE OF A lAI\GE FJ\<;AOE WITH AIITlCUlATlON
,
'T "//;Il
~'
~'{ 1'M;'; fi
,~ .~
" \1,. at
j
.
',," "'.----
ill' .
. . I
.
TrI'\ClJ. SECTION THROUGH GENElVJ..I\ETAIL BUIlDING AND SHOl'FING STlun-
:,
~
/~~;'~l~
"'-.".w.o.u.
~-....
lB!IilD
~~"-'--'I...""'''--
q
"'"
1!
1
ill:
:/)
....-
<"
"",iilllI
~
""'..
Ill:D
...
,
-~;
e'" < \
...... '""\ .J..
'. ,)1,; f'
nOltl1V<o..na
~~
~
.......
v
--
~
-
IICIl
---
00
...
...
-"... I
~"'( ,I
I t~~_'}' (:~)~;~)
SfOl\,HWAn..
~~
....
.....'""\ -c~~
I - ,.... -/ " I It!' ))
'"'" -
~.~
~~
.-
W'4J<w",'
kED.l1.DERllIElS
8l0SW....lU
HETALUa GMT
STJI.UTl.lGHTS
HETALUOGAAY
TAU. PAAKING
MEA lIGHn
MARCOLA MEADOWS
ALDER PLAZA GENERAL REI All
~
LANDCURAENT
~
SAfRE
.
....
I
~
~
ALDER PLAZA
---- --~----~-
GENERAL RETAIL
;.t~r.J)Pt",j.t! r\.. ..,,:" ~~;:r-.Jl ~'"'I"'\"":Yil~1;'J "'f>-~-'r;~--t j{.F~~;~t?'~~f~l'W&'.:~~r.!.~~~.:""~~'ti'::J.=
"(.'~~:Wt Yli'~,.l~"'; ~~~--:'~.f ,,-.r,.~~{,,' t "_,-/i;,"'t,~~~~_..lil~~) ~ ~<r'1--r...it'A ~o:.'1.-:r~~ ~'i"^,"~~
{~( f~' ~r~~'l...t. ('i'.."~~- "',) , ^1"'''''r.\.'r,- ~li-") ,,~~.. ~"-~~A'If'l""'Q.. ->~ -~~...
,,'t :r"'~-'I:''t~,..,....~~~I'.--<..~ "''\--\l~r ":'l}ii~...,~f\1l'''i~_,::t?~,11_<:~'",l:!.~ '~z-e't; 1l',-1" ",,>.t~~"~~'T1;r
.,., ~,""I '{I" 1,>'~ , ,.ft-t""''"[ I~_:: L<"'" If,. l./"ro ~:':,d.,,"'T.Vt, ~ "'!Pll~[1 ";.:'!J.,Wf""t'f"^~~{:-'l~
..: _ .~ ~ ~r'r l~ '... I..." ~!f "~.r L':-"~~l~? ~ ~~ ;/-<" /f\- ;J.: j}t'}!~
'\ r',.I'"
I ~ '> I '~ ~ '"'
1.:;-_--:-..?'..!''':.'';!-.:,n....;i _""':~/~~
- ~ r ," - -
MARCOlA MEADOWS
ALDER PLAZA
GENERAL RETAIL
~~jr~
ur,\.nc;y,.. J
~
SATRE
, ,
The neighborhood nUll bulldln'l ILF
rounc:l Alder plu;!. 1.10", Hucob. Road and
Milrt1nBOtllevard
Parkin. II never located between thue
streets and thll nel.horhood retail build
tnI' Instud boIdlnlS are located alan. the
streets and "define the shopplnJ: envl-
roment. Comers at driveways and roads
are atsovertlcal1y defined by a bulldln& In
addition everzrllen shrubs and ornamental
Inssu screen parkins arltU alons Harcob
Road Olltdo~ se.nlna: arus overiooldnJ
Willow Creek are Incorporated where
bulldlnSI border on the creek area
....
..!...
""
ALDER PLAZA
NEIGHBORHOOD RETAIL
1
!
.....
~ i ~ "I t--, ---I "') -- ~ -~------
)""> - ~"""p, i!ii ~cr------
o Ill&> 1101 aa
Oll. I\Ure;~4&\~~ 'II
~I 1~3CI ~\~!l em: I
~<?,;'e-'~_!t~~('/':t"'. ':,
.~~ - ~ 1::""" ~ <r.:<-"i ~.....-----)
\. -.... ~_ ., ~,..~.,,;;~~-~-~.Y ~r~:\ " ,'" ~{~~, 'v
! L .. -:.~~~ ~;r~-..i-";:n -,.} }~,~' ~,\.... 1F ::L:
1~
I
" )
-"
NElGHBOAHOOO kETAll ALONG /'1AACOlA II.CMD
NElGHllOkHOOO "ETAlL AlONG HAll.COlA 11.0,0.,0 AND llElL IOUl..EVAll.D
","nn'
oRNAHEmAl.
GAASSE!
lOWEVEI'lGII.EEN
PN\KING SCREEN
HETALllC1Gfl.AY
mEiTUGHTS
MARCOLA MEADOWS
ALDER PLAZA
NEK.HBORHOOD RETAIL
lit
LANOCURRENT
SATRE
..,.
..!....
w
ALDER PLAZA
--- - -~ -- - ~ ~-
NEIGHBORHOOD RETAIL
~
., ,..,.,.-^,...,.<",""", .~,""""," ..",.....,,,,,' J ....,..'"'c
'j,'>"".;..,..,.,.,.....
",/.
.,"',.,,~....,',.,-,.
."" ,,~' ~ '"." ....'.".".. .,.".~-'" .-..-..-.~' -""""'-...',
MARCOLA MEADOWS
ALDER PLAZA
NEIGHBORHOOD RETAIL
~
_qB SATRE
~ tlCH.nCT"U,:;r I \
ProfeuioN.lOfflcndefinet-tarolafload
and BeUe Boulev.ard. The offices have
artlcul:ued badu whh I larle per
centage of windows on all vlslble build
Inl sides. PukIng Is arnnal!d at thl!
M~ck of the bul1dlrtzS and thus
screeOlld from thl!surroundlng streets
Alonl Willow Creek offices have win
dows and optIonal outdoor natltlJ a.r
taS that look out over this green envi
ronment. P!:deltrlvl walkways sur
round and connect the bulldlnls The
WllkWlYs conveniently connect to the
sldew.alks alool 8elll! Boulevard and the
multi use path along Willow Creek.
.j>.
I
~
.j>.
r-
I'
t:r---"-
I !
· I
ALDER PLAZA
PROFESSIONAL OFFICE
j
"
(,
'I'
.
OL~
~I
.
TYI'lCA\.SECTION THllOUGH IEl1.E 80UlEVAAD
IUlDINGS HAVE WINDOWS AND AACHTECTUlVJ.. MTICULATIONS ON AU fACADES
----
I'
I
,
~
~
~' ':'-
~
l'\ANT1NcJN01WflHOIIHAI'IP<fMGAAS>U
ITCW1W.o.TtlI.SVV.o.uWTHN.o.tM
aoca. "UlHI!I.<;MISQ"ND Wl.Ol'\OWIIlt
,l-r ,M
'" f .,,1
Oll.NAMENT At.
"""'"
HETALUCJ GAAY
np.EH UGHTS
MARCOLA MEADOWS
ALDER PLAZA
PROFESSIONAL OFFICE
~
LANDCuRRENT
SATRE
~
ALDER PLAZA
PROFESSIONAL OFFICE
MARCOLA MEADOWS
ALDER PLAZA
PROFESSIONAL OFFICE
~~'1i SATRE
.....tLtJT~O;;<PH ~ I I
At Oak Prlalrle Hamel lingle bmlly homes arB locned on
relnlvely small lots wtth limited setbatks The streets are
narrow and have on street parking Parking N.ys are paved
differently from the street Itself which make the Itreets
seem even more Intlmne Street trees are located In
Ireen strips se~~t1nl pedestrians and ran Together
these cha~ctlNlstlrs provide an Intimate safe pedestrliln
frIendly environment. Houses are vertically offset from the
street by two or three stepS Garale5 are aa:essed I'rom
alley wa~ which further enhances the pedestrian friendly
cha~cter or the village A green square lies at the center
or the V1l1ale It provides unprozra,mmed open space and a
small play yud The Irten square Is connected to park
land to the north of Marcola Meadows A tree tined
ItrUl with lIdevalks and it stormwatet \W':lle. OOnMCU
the vUlage and IU Ireen square to Willow Creek Town-
homeslllltaletothllOurh
.j>.
I
~
en
t'
\
TY"CAL STI\.EET IN THE SINGE fAMlI. Y VlLlAGE
OAK PRIARIE HOMES
J~
j..!~
PI
<J
,'i'l
,
(!'
I
r '1f
ir .
/a
~"'l\II:LO.WN
'AAK.o.n>,WIlliSlGH.O.llJMi
OMGONo.'JC IN A~ATCHOF
_Ac;;I\AS$PANDCAl'1A1
STOIV1WATliA
~~
~Ao'l.I<I'tG"'YS
WIlliKOSTOI'C
,.'
(/ ;iT #i
,I,' lj, ,4t:'I74!/f' ~
1'.:. P rj /' 'CJ:U
;If,,!' ~" t ~ ~3 (~ ~t !If",~1 '
i i
1liIIU rn'\ot~TlCAl-.v.......TIO'l 11<<11 STVVI~1lCA~SD'AIUlTll:lN
, '
I~-I,
, ,
, "
'="--~
~
, \
'<
\ _I
\(fi
,'~
_"J..L
1,1
,r
,. 1';(;'1'11
I'i
I i'"( ."'1',1'''" ~'4
I' I
i
TYI'IC'lt SECTION THROUGH SINGlE fAMilY HOMES Vlt.l..ACiE
~-,.
'"
'"",,=
oflU;QNOAX
SIGNATUIlE TIlEE
I-lAAtGAA$S'
CAMAS flao
ASH TlI.EES
WOOOSLATnO
BENCHES
HETAlUCJGAAY
STIlEETUGHTS
~ T .,:,,;-:t~ ECOSTONE
~{~~~~-~{f~;:~~
&:p-(.~l-
~'::>,,':'''.d:.,,-.....
MARCOLA MEADOWS
OAK PRIARIE HOMES
~
LANOCURRENT
*
SATRE
.
.",.
..!...
-.J
OAK PRARIE HOMES
~"""'A"""'1'....~'":lI~:i'1'~<;:..'o/ ~
..,~.>"R~{<r]~""" ~1''\:!'b;::''1~~r "
1 ~~ ),~6J.j\~1'1rr--~ii_ J~~~'i- i
~ -~, r~"'""- *'h:;-,)>~ ~ "
-.... ~ '
MARCOLA MEADOWS
OAK PRARIE HOMES
~~~,",,,,
!ID"I~~J.-i:: 't:
..'-'''n<~~U '" ~ ~_rr.~
*
SATRE
)~
!\R
.I \ \,
1\',\
,Y'\\; ,'::III,~:,::;'~~~=hO~~'
, low Creek and the main col
lector road Streets mv!! strong
bUlldlnl edges The to........houses tu....e
gan.ges acceulble 'rom alley w;r;ys
Along Willow Creek the hOU!les are
set on a hIgher plinth WIth treHlsed
promontories Along the collector
roads the Ilrh nOOfS of the town
houses are vertlcal1y offset from the
street level with dlree steps. while
townhouses ilre ;u;cessed on 'nlde
fromlnternal5treeu
....
I
~
00
WILLOW CREEK TOWNHOMES
~.=. _ -i>- I
I /~d' ~rn~ TT......... t +,
, l~\\ - k I ~
'iAr::.J~ :-1-
'1"-;/ ^, !~. 'hh
~ I
I
I
-........
',.'c'
/
CONClfTt.lUO'
lr;rNl\ir~wALI.
~-
WlTllTllfWS
lOW'RONt
~AAO'iNCli
"'~14
'.i
-\1 . &
I ,I
-""
,I _..:--
"
rf'
1;.,:"# ,tp ,
f,I'I" , I
" ,~
L.' I .( .:t1.~,
"'
fNTJV.NaATGUV( AT
HCl.U5.....ONGlNTillNALfIOJ.D
/(<1}
V-t}4 t.~,<
";1
'i~
'll i
'-i'/;1
I .
i
SEcnON F"-DM WilLOW CREEl< TO MAlmN f10utEVAIID (MAIN COlLECTOR;
1
I
k-".),
......
'ntU(.S1l!'$TOOl'..r
HOI.lliS.....ONG COUKfOll RCl.O<>I
;;:~
I
,'~'J
'i i
.,
l
E
1
~~~~
r; ;Ih~~;lji{~~;
~11U1
~
GlNGKOTRfES
WEEPING WllCWS
WOOD SlATTED
BENCHES
MflAllIClGAAY
5T1\EET UGHTS
UNIT'AVERS
LOW WROUGHT
\Il.ONll1l.ONT
Y AAD FENCES
TREtUSE$
MARCOLA MEADOWS
WIiLOW CREEK TOWNHOMES
~
LANDCUAAENT
~
SATRE
.
WILLOW CREEK TOWNHOMES
t"
~
co
"'
,r~'\
,
~~
-"
.
MARCOLA MEADOWS
WILLOW CREEK TOWNHOMES
__1V~'''~~!
~ M.~
'e"n.C7~"
SATRE
ASHWOOD COTT/~GES - SENIOR LIVING
One !tory ;accessible senior cota.xes are
privately located uound a circular drive aod
small seasonally wet meadow The (ott21tS
ilre offset from the strtet on a sUShtly higher
Ir.tdethusdeem()hulzlnlthesueet. Alanl
WIllow Creek prlv1te terraces look out on
this cenntgreen spine The rmdIscurbless
and lined With shallow IWoI.les.. This slightly
undubtlng bndsa.pe is covered with native
halrgr.lI5sts anti o.rnas flowers Ash trees dot
the landscape Pa.r1ang artOiS and driveway
;approaches are treated from Unit p:avers
Wooden bollardsll!p:ar.ate pedesU"lilns and
tars Charcoal colored concrete w;llks
bned wll:h wood sin benches prOVIde for
nrolllng opportunn:les ind connoct to SlIT
roundln& living. shopping ilreu and open
SPUtS
.l>-
I
N
o
\
,,,
'~ ~'Ji~@r:h}?!'IJ(~\ , " ,t' {
::- ,"" , , .1'11 :11 ~\ I ,
WII ~i" , ,; t'~' ~,ht)i r,/'[
\IU - r~, \, - 'T --'0< 't1hIMI,1~!' m"~
" ....... I I ."".. /, It: 1')/111 If'''' t.'
~. ~~,,-~='~ of __' I, fi" ~,(1:i;c', J'"l - ''II
I I I [1 tj'...~ I ....)-- ~ ~- ~,!1~:<l:,
11' -1~l~.fn!dlr\C~'~'Yli"'II': '-r-'{
,~,\,j:;~/'t(I~i1tl}l; Illr5!I..c.',,- I'", II, ~ J~J:\' it -I: :'p\'
:Will~dj'b~I,!JI, "~ ", 1!'./11' ' I
~I}IA I "",-;t1 \1""': I
I. Ill~- !~! ~~ .
"\~\\~,\lJ.~lrllli\l'_ r "I
...._~
TYPIC'll 5TlIEET VJEYV IN ASH'WOOO COTTAGES Vll..lAGE
J,
"
~-
\
\,
LNT"'V(IVIC~
IWr<QM~ASI'1[O.[>;IWS
Cl.I'.JI.mASo"HALlOOM>
1.'1" <
J ;J;"1 :,.~ 1/
r, / '
''''i ?~l:dtO,
\{ " .
I j-Lp
1 "
~'1__\. r-'.--<---J.
", '. "',..
,
'j\
....II'r I'; '"
T I i
i .
..,
.
TYf'lCA.l STREET SECTION IN ASHWOOD COTTAGES VIUAGE
~
J~~
i
,
--<
" ,
~:-'~-L-c--4
I:'~~I~~
~ I-;lv.-"
.,,"~ -"'-
-,,~-~~~
HAlP.GRASSJ
CNWM,^""",
ASHTll.EE5
wooo SlATTED
8ENCH ES WITH
ARMRESTS
METALUClGRAY
STM"ETUGHTS
UNIT PAVERS 011.
EC05TONE
WOOD BOUAROS
r1ARCOLA MEADOWS
4<;HWOOD COTTAGES
SENIOR LIVING
~
LANOCURAENT
SATRE
.
.
__ _~AMAS MEADOW
APARTMENT HOMES
~r;~t~ .rr{?)&'\f'ji~ ~~~~Jl~::;'1,;. * ~ 'v "......~~;~~-:;;
..'Y'} ". ~~ .pi < f7 ~,~'f~ ~U1:;~TI~h^"i4;i~'\t'l {.~{W
~" ~f'J;"'V:~ {.~ ltf\~'l: t""l~t,..,'\1 t..t.i})~' ttl,,/.'" {I
~..... ... 'fx/,r:..~~.....~;;; "i>f.-, :rl'" <:.!~ 15- I?- 1.'
Yt.tt~ottt-~;;X~;'" ':;:,~\ f~*"'~fl/~ ,;-,,~~l,;{;'~~~'r J~t,
~/.-1\li....r'~,,"'{1 ""j."j\~ f.'.,....~*~"I.,y\'Ji 4'\~I'-'i~n'f'" ,tr;""I~~....t
. ", 1;-."'" 4<"" t {\ ""'" :; ~<;;~ <,"'~ ~..J..J,.i'''iJ,;l,~ l~, ,-< I ,~
.. _A__/f';~"- '1< '1.1~"::"~~~ !{:. ... ~ ~ >-r-i?'
~ ~'2" "j-(,~"",;~~,> ",,:1'
, J~ 1 ~"P:~j.~l~
~~
"""
I
""
~
MARCOLA MEADOWS
CAMAS MEADOW
APARTMENT HOMES
..,.,....,.,-~";
:!.It' "j.
~<b~
..,...unu..
SATRE
CAl'lAS MEADOW
APARTMENT HOMES
Canu.s mndow :apartment
homes are located around
a green dg,t provides open
space aoo a pby uea Private
ler nees border the Ireen
rne;adow The green Is also part of a.
10111 VIew corridor that extends 'rom
the slntle family vlIll1t Townhouse
style apartmen~ form a U1lnsldon
(rom the sIngle bmlly homes to the
apartment fb.ts Parklnl salls are
dl.lstl!red together Raised street ar
us slow down tr.Iffic
....
I
""
""
" -
_'\.
.~,
_':(,,1'11
- l"' "
1 l~ 'I I I,G--I
__/_ "4-
1-
I
L
T'(P'ICAl IT''EET VIEW IN CAMAS HE,f.OOW VIllAGE
,7// ' ,'..J
\x/;;~' 4{y;..'J 1;V"'i?{~Ii}rt'"
.If ," 'I " 'V,~. '1!>' Ii i
"'r'o ( ,,/" 1\1' I' /
... _ j " 1
~" t-~
I'
I
III
;.
J
"-
-
=
Cl::J
,
~
~'I\. --
r'A
V _
'J<
f-
I,
IV.IllDJTJ\nTAAU.1'mM
iICOMPCON::M'ft
"owo.IHOU!II snu
.......llTnlHTl
1.N'T,..."tIII~
I
L
1\"<,
I"
'j~ "
, ,
8 J ,~l I..' f'l ' I
-('i'it, 11(<" ~h "'f'. (d,\
=ii, , ' '\'
- "
\\\ T
.......:q,1;j '_1\,
L_ ,
,....~. r
,
" J
, -r
! J', :11
.1' J.{'\t f.f." I_
I, ,. r:-.Ilr'1~ ".~d
'J.. ,~ I I' , I
""'"I l.., ,~..It....
1"'111..11
:' ,{.lJ
\1 ~i\JI~1
" '
~ \jrl.
'f'
'~I
-:. \'j
, L
,
'I
ArAATHEI'ffiI-4OMESWITI-l "'-IV"TE TElVoCES lOOKING OUf ON TllE GIIEEN
J1 jJ'~' ,\ I .
fl~~ f~\~'rf1l.~
'~';' r,'~l:'j,jm
'tf,ll'Y:lf ;~l'i~
'.i'I"\ "I ~\\
~'(#r.\~~;:~IiIA\t&
~;.':~'
~- ..
H.a.ll\GIl.A'lSl
CN1AS Ml:ADOW
AAYWOOO ASH
,..'"
WEEPING
WIllOWS
WOOD SlATTED
BENCHES
METAI..l.ICI GMT
mmUGHTS
$COOro
CONO<rn
Cl\OSSWAlXS
PMKINGIN
\JNrrp"VEfts
MARCOLA MEADOWS
CAMAS MEADOW APARTMENTS
~
LANOCURRENT
SAfRE
.
ASHWOOD COTTAGES
SENIOR LIVING
~"
, .
r .(... ;i-;Jl ~~ ~ ""f..""
,... i"'~..": -'o-~- r L
C~l~~ 1l.;;";~?~1t~1~'
H ~ ........~.~........... ~ r~;Jr
~ ...., pI' ..'1{~""'<.iAl:<. ~ 1
,-<....... >L;."',;,,,.;;,,,.1
~tH'fl'r :.r: ~\i""~;>->'''''~/''"'C
1.;.[ I j~" ....~
, .X~'
~ ~".. t.. ....
L
",
I~K:"r,;
~.,
~/,'~~:
~1;~.:'>i'
.
MARCOLA MEADOWS
ASHWOOD COTTAGES
SENIOR LIVING
~,!'"
....,,".~~u..
.
. '
ATTACHMENT 5
ODOT Correspondence
<\TfACHMENT
5-1
.
Oregun
Ted Kulong:>skJ, CkM:mor
Dcpa! tmcnt of Transpol tallon
RegIon 2, Area 5
Planning & Development Office
644 "A" Street
Springfield, OR 97477
5417471354
FAX 541 7562509
ed w moore@odot state or us
9 March 2007
Gary Karp,
City ofSpnngfield
71 SE "0" Street
Spnngfield, OR 97478
Re ODOT comments on the Marcola Meadows proposed Metro Plan amendment and
Zone Change
ThIS letter represents ODOT's comments on the aforementioned proposed Metro Plan
Amendment and Zone Change requested for the Marcola Meadows development located north of
Marcola Road and west of28"'/3 1" Streets In Springfield, Oregon
The proposed Metro Plan designations for the site Include redefining and enlarging the medium
density residential area to 54 7 acres, modlfymg the community commercial designation and
addll1g MUC (commercial with a mixed use overlay), and changing the campus Indust"al
designation to a mix ofCC (148 acres), and MUC (308 acres)
Plan amendments and land use regulatIOn amendments are legulated under OAR 660-012-0060,
the "Transportation Plannll1g Rule" If an amendment Significantly affects d transportation
facility, a local government mllst provide a form of mitigatIon
As stated 10 the Traffic Impact AnalysIs (TIA) for the project, the worst-case Amended Zoning
scenano would generdte significantly more traffic than the Current Zoning scenario In order to
aVOId all but one significant Impact to the transportation system, the applicant IS proposmg to cap
the tnps generated at a level slightly higher than the level that would be generated by the
Prelllnmary Plan (not part of thIs application) The foundation for the trip cap IS based on lim't1l1g
the type and mtenslty of uses allowed wlthm the project hmlts ThiS has been captured and
summarIZed In Table 4C of the TIA
By mcorporatmg the concept of a trip cap, the developcr was able to I educe the traffic Impact of
the development to slightly below what would have occurred With development under the current
zonmg of the property The only locatIOn where the proposed plan and zoning map amendment
will result In a slgOlficant Impact to the transportation system IS at OR 126 @ Mohawk eastbound
off-ramp To address Impacts at the eastbound ramps of the Mohawk Blvd @OR 126
mtersectlOn the T1A proposes the follOWing mitigatIOn
. Traffic control changes allOWing left-turns form the eastbound ramp center lane
,
5-3
.
.
The mitigation proposed by the applicant IS to modify the eXisting ramp which has a single lane
left-turn lane to one have duelleft.turn lanes According to the analysIs preformed In the T1A,
this will result In congestion slightly below what would be anticipated under current zoning
In conclusion, 111 order for the City to approve the Marcola Meadows plan amendment and zone
change and meet the requirements of the TPR, there will need to be two conditions of approval
The type, intensity and mix of development allowed wltllln the project site must be
constrained or limited to that analyzed In the TIA and enumerated In Table 4C
2 Put In place prior to occupancy traffic control changes at OR 126 @ Mohawk Blvd EB
off-lamp as Identified In the TIA
With regard to the mitigation (the introduction of a dual-left at an OOOT-controlled signalized
Intersection) proposed by the applicant for OR 126@ Mohawk Blvd, the applicant Will need to
submIt plans for the traffic control change to the State Traffic Engineer for review and app,oval
Should the State not approve the TIA proposed traffic contlol change, the applicant must be
reqUired to work With ODOT to IdentIfy and Implement necessary mitigatIOn to lImit the traffic
Impact of the proposed development to a level at or below the traffic conditions that would
otherWise be expected at tllne of opening and the end of the plan period (2025) under current
zoning
Please enter thiS letter Into the record for the planl1lng commiSSIon and upcoming City council
heallngs
c Erik Havlg, RegIOn 2 Planning & Oevelopment Manager
Jane Lee, Area 5 Manager
Michael Spaeth, OlstrlCt 5 Manager
Marguerite Nabeta, OLCO Field Representative
5-4
.
\ .
ATTACHMENT 6
DLCD Correspondence
,
,
ATTACHMENT
6-1
..
Dregon
Theodore R Kulongoskl, Governor
Department of Land ConservatiOn and Development
1140 WlltagIllesple Rd ,Ste 13
Eugene, OR 97401-6727
(541) 686-7807
Fax (541) 686-7808
www led sta te or us
March 12,2007
Mr Gary Karp
CIty of Spnngfield
225 Fifth Street
Spnngfield, Oregon 97444
~
RE Eu!!ene/Sonn!!field PAPA 001-07 Plan dla!!ram amendment and PAPA 003-07
Sonn!!field zone chan!!e) for 56 acres
Dear Gary,
Please submIt this letter mto the record of the proposed Metro Plan Amendment and zone
change requested for the "Villages at Marcola Meadows" development In additIOn, the
department supports the recommendallons to address Goal 12 and the transportatIOn
planrung rule (TPR) pn:~Ylded to the city by the Ed W Moore, ODOT on March 9, 2007
and enclosed We would only request an addlllonal condItion of approval to be m
compliance WIth Goal 12 that the commerclal development prOVIde connectlVlty With the
eXlstmg, as well as new resldenllal development
We have read the applicatIOn and wlule there appears to be compelling reasons to
redeSignate the property to Commerclal, the eVidence to date does not adequately balance
nor answer the mam questIOn of contmual shlftmg of one plan deSIgnatIOn and resultant
zone category that IS m low supply to another and VIce versa We certaInly advocate the
contmued efforts by the cIty to prOVide the type of analYSIS of current mventones that
could then be adopted for use as the factual mformatlOn for deCISIOn makmg and should
better address the cIty's employment lands needs We do see thIS proposal as potentially
vulnerable for appeal however and, like you, not sure on how to resolve thiS pomt m llme
for the everyday actIOns of the city of Spnngfield These are lrutml areas of concern that
we are wlllmg to work WIth the city to see If they can be resolved to assIst m makmg a
declSlon on thIS plan amendment Please do call me to diSCUSS the attached Issues
Smcerely,
~~~~~,!+-k
S WIllamette Valley RegIOnal RepresentatIve
Enclosure
Cc File
Ed W Moore, ODOT
@
6-3
;
PAPA 001-07
Oregon Department of Land
ConservatIOn and Development
March 12, 2007
1 Key Issue SprIngfield IS low on Campus Industnalland, )et the applIcant
proposes convertmg a large percentage of ItS short-term supply to
commercIal and resIdential uses meetIng a need under those zonmg
categones There are two ways to reach complIance wIth Goal 9 a
quantitative analysIs of the supply of needed sItes In a land use category, or a
qualItative analysIs of the particular sIte as to ItS sUItabIlIty for the zoned use.
2 The applIcant does not supply the cumulative actIons to meet CommerCIal
needs that have been occurnng smce the 2002 CommerCIal study. The
applIcant provIdes analYSIS from a data base that has not been adopted for
land use purposes nor has It been coordmated WIth the state of Oregon The
state does not know nor has It been provIded an opportuDlty to dIscuss the
assumptIOns m the data base
3 The applIcant provIdes general comments of a qualItatIvc nature regardIng
the sIte Includmg the eXIstence of power lInes and an IrngatIon dItch, and the
SIte'S prOXImIty to reSIdentIal and the Kmgsford plant. However, no analYSIS
or reasonable conclUSIOns to JustIfy redeslgnatlOn are provIded.
4 PotentIal problem areas that need better or addItional dIscussIOn.
a The subject sIte IS mcluded m the 2006 update ofthe Metropolitan
IndustrIal Lands Inventory Report as one of the development-ready sItes
for short-term IndustrIal use It has been reserved as a development-ready
IndustrIal sIte SInce 1995 So far the applicatIon doesn't reconCIle the
borrowIng from one plan element to assIst WIth another
b Metro Plan's EconomIc Element Policy BI2 dIscourages plan
amendments that change development-ready IndustrIal SItes to non-
IndustrIal deSIgnatIons The proposal IS not conSIstent WIth OAR 660-
009-0010(4) because It IS not conSIstent WIth the CIty'S own mdustnal
conversIOn poliCIes The applicant does provIde other counterbalancIng
poliCIes but doesn't proVIde the dIscussIOn of how to weIght the balancmg
c AccordIng to the applIcatIOn, at least 155 acres of Industnalland In
SprIngfield have already been converted to reSldentlal or commerCial use
Is thIS a large percentage of the remaInmg Inventory or not? Should make
a dIfference to decIsIOn makers and could Inform a way to balance as
suggested In "b" above
2
6-4
.
. 't' ,
PAPA 001-07
Oregon Department of Land
ConservatIOn and Development
March 12,2007
d Accordmg to the apphcatlOn, both short-term and long-term supphes of
Campus Industnal (Cl) land are cntlcally madequate, and thIS apphcatlOn
proposes convertmg 29% of that cr1l1cally madequate supply to commercial
use
e Accordmg to the apphcatlOn, Spnngfield's supply ofCI land wIll be
depleted by 2015
f The fact that thIs sIte has not yet developed wIth any Cl uses does not
JUSl1fY convertmg It to a regIOnal commercial retall use and reducmg the CIty'S
dwmdlmg CI land supply even further - CI code was Just revIsed 2 years ago
to potentially assIst m sltmg Issues - we acknowledge that apphcant does have
market expert, Lane METRO dIscuss vlablhty of sIte as better for commercial,
but then how to balance It agamst loss of CI mventory?
. -
g The cIty may not utlhze for land use deCISIOn makmg but can consIder the
draft Jasper N atron SpeCIfic Development Plan deSIgnatIOns m determmmg
whether thIs apphcatlOn WIll negatively affect the CI land supply The cIty
may only use plans and plan pohcles that It has adopted
h The 1999 Eugene Spnngfield Lands Study shows a surplus of all types of
resIdential land If thIs IS still true m 2007, then the cIty may not convert CI
land, whIch IS m short supply, to a resldenl1al use (Part of the proposal IS to
mcrease the amount of MDR land on the sIte) The apphcant doesn't dISCUSS
mformatlon from the cIty's momtonng program Is the mformatlOn aVallable
from the cIty for the apphcant to use?
5 There IS no dIScussIon of why a regIOnal large retaIl store (e g, a home
Improvement center) IS an appropnate use m a MetroPlan Nodal Development
Area (#7C) Several large retall stores, mcludmg another local large Home
Improvement Center eXIst m close proxm11ty to the sIte They all functIOn as
regIOnal retall provIders TYPIcally commerCIal uses at a smaller-scale local or
neIghborhood commercial grocery store, bank are utlhzed for nodal
developments That IS not to say that a larger retall store couldn't serve that
purpose but what role It w1l1 play m servmg a nodal developmerh (to take tllpS off
of the transportatIOn system), and provIde connectlVlty to dense 'resIdentIal
development should be dIscussed
i
\
, I
6 A large retall st9re such as a home Improvement center IS not, as descnbed m the
apphcatlOn, a "supportive transitIOn m scale and ll1tenslty between resldentlal
,
j
6-5
PAPA 001-07
Oregon Department of Land
Conserval1on and Development
March 12,2007
neighborhoods and larger commercial uses" On the contrary, a home
Improvement center IS the type of larger regIOnal commerCial use that IS
mcompal1ble with a resldenl1al neighborhood In the context of this site, It very
well may be a transition between middle and high denSity resldenl1al and other
heavy mdustnal uses Perhaps worth dlscussmg
7 Mixed-use development IS a deSIred type of development for a deSignated node,
but thIS proposal IS traditIOnal development usmg the catch words of mixed-use
The different uses (commercial, resldenl1al, office) are segregated mto different
areas ("Villages") over a very large (IOO-acre) area True mixed-use combmes
uses wlthm bUlldmgs (vertIcal mixed-use), or at least locates bUlldmgs With
different uses next to each other (honzontal mixed-use) A large regIOnal one-
story retail store hke a home Improvement center IS generally not considered
mixed-use 01 part of mixed-use, unless th~_bUlldmg has upper floors of housmg
umts
8 Because they have not been adopted mto the city's comp plan, the September
2006 ECONorthwest Lane County Commercial and Industnal Land Supply
Report and the economic growth predictIOns for the South WIllamette Valley may
not be used for thiS PAPA or other planmng purposes "Endorsement" IS not
suffiCient, the city must adopt by ordmance Without the reqUIred coordmated
analYSIS the raw data base does not comply WIth Goal 9 Economic Development
9 The proposal should state when the city adopted the 2001 Eugene-Spnngfield
Metro Area Pubhc Faclhtles and Services Plan, on willch It rehes
10 The proposal does not appear to comply with the Goal 2 coordmal1on
reqUIrement There should be adequate findmgs regardmg coordmatlOn WIth the
City of Eugene because of the regIOnal nature of the MetroPlan and the UGB
a Spnngfield should also coordmate With Eugene on thiS proposal because
the Metropohtan Industnal Lands Inventory Report doesn't segregate out
a speCific land need for the City of Spnngfield
11 We do agree that the 1999 Eugene Spnngfield Lands Study may be too old to be
useful, but until mor(contemporary work IS completed the apphcant must do
comparal1ve analYSIS -_
6-6
~ 1; ..
.
4
.
. " >
ATTACHMENT 7
TransPlan Proposed Nodal Development Area Map
ATTACHMENT
7-1
.
Legend
''\:<>~''>:t:~m; ~. ":1~' '~'i~~~:~~
'1, l;"'l. t;;l" t..;:~~i:':',~..., ~
~ ~~'If!~J .... "'~$
~ ~ ""J.:~.~n~:;.t )~'fJJ;;a~ '" ~~vlCl
Potential ~
Nodal Development Areas'
for the
Eugene-Springfield Metro Area
o Nodal Development Areas
,"l Urban Growth Boundary
A'f1/1s Idllnlllted as; nodaldeVlllopmllnt ,lIrell:> arll considered
10 havlI pOlenhal for 11m; tvpe 01 hmd use pan..,n. 0111'"
/1111/1& not de&lgnaled 10' nodal development miilV ill&o be
found to have potential for nodal developm''''t
o
1 mile
2 miles
;-
I
ill
SATRB
A ~SOC'IATESI
- -
Satre Associates, PC
132 East Broadway
SUite 536
Eugene On_gon 97401
Phone 541 465 4721
Fax 541 4654722
I 800 662 7094
www ..atrepc com
"
March 26, 2007
CIty of Spnngfield
Development ServIces
225 FIfth Street
Spnngfield, Oregon 97477
Attn Gary Karp, Planner
Re The VIllages at Marcola Meadows
CIty FIles LRP 2006-00027 and ZON 2006-00054
Oear Gary,
Please accept the enclosed document for the record as the apphcant's response to
the hst of concerns receIved from OLCO m then March 12,2007, letter addressed
to the CIty ofSpnngfield We apprecIate OLCD's revIew or our apphcatlOn and
tills OppOrtulllty to reply
Please contact us should you l1ave any questIOns or reqUIre any addItIOnal
mformatlOn m thIS regard
Smcerely,
1(.u;han:;l" /'v1 scaVE?/
RIchard M Satre, AlCP, ASLA, CSI
Encl Responses to March 12 DLCD LIst of Concerns
Planners, Landscape Architects and EnVironmental Specrall'its
....
-
SATRE
ASSOCIATES
,
SATRE ASSOCIATES, P.c.
I
Planners, Landscape ArchItects and EnvIronmental SpecIalIsts
132 Easl Broadway SUIte 536, Eugene, Oregon 97401
(541)465-4721 . Fax(541)465-4722 . 1-800-662-7094
www satrepc com
March 26, 2007
THE VILLAGES AT MARCO LA MEADOWS
METROPOLITAN PLAN AMENDMENT LRP 2006-00027
ZONE CHANGE ZON 2006-00054
RESPONSES TO MARCH 12,2007 DLCD LIST OF CONCERNS
Matguente Nabeta, AICP, South WIllamette Valley RegIonal RepresentatIve of the
Department of Land ConservatIon and Development, sent a letter and an attached lIst of
concerns dated March 12,2007 to Gary M Karp, Planner for the CIty of Spnngfield
Development ServIces Department Commumty PlannIng DIvISion, the staff planner
assIgned to these applIcatIons Mr Karp fOlwarded Ms Nabeta's letter to us for
responses Our respo(lses are gIven below
QUALITATIVE ANALYSIS
DLCD Comments I, and 3
I
Item #1 pOInts out that Goal 9 complIance may be addressed WIth both quantItative and
qualItatIve analyses Item #3 acknowledges qualItal1ve comments, but alleges that no
analYSIS or reasonable conclUSions are proVIded to JustIfy redeslgnatlon I
In the applIcant's revised Goal 9 findIngs of March 17,2007, a qualItatIVe analYSIS IS
presented m the sectIOns tItled "SIte SpecIfic Issues," "CompetIng SItes," and
"Companng Wages" on pages 6 through 10 of 12 pages AddItIOnal InfonnatlOn
regardIng the qualItIes of the site affectmg ItS SUitabIlIty for development under ItS
current desI~,'l1atlOn IS presented In the Planmng CommISSIon Staff Report for March 27,
2007, In the "Executive Summary," and on pages 1-34 through 1-37
In these two documents, there IS extensIve matenal regardIng the hIStory, context,
condll1ons, and marketabIlIty of the subject sIte The SUItabilIty of the sIte IS analyzed In
,
the context of changIng market forces and In companson to the progress of development
10 the Gateway Campus lndustnal DIstnct, locatIon of the maJonty of S!mngfield's
The Villages at Marcola Meadows - Responses to OLeO Concems
March 26, 2007
page 1 of6
shovel-ready CI land These discussIOns demonstrate the mfenonty of the subject site
compaled to the rest of the CI mventory, and also pomt out the pressure for Commercial
development on more sUitable sItes A leasonable conclusIOn IS made that redesIgnatmg
the subject site will ease commercial development pressures on the best CI mventory,
while sacnficmg a site that m 23 years has shown no potentIal for development under ItS
CI designatIon '
ACKNOWLEDGED INVENTORIES
DLCD Comment s 2, 4 c, e, 8, 11
Item #2 asks about "cumulatIve actIOns smce the 2002 [SIC] Commercial study" and
questIons the use of figures from the 2006 Industl wi-Gammel clal B/IIldable Lands Stud)
(CIBL) Item #4 c refers to a figure m the apphcant's February 28,2007 responses to
Goal 9 denved flOm oldel mventones Items #4 d and 4 e refer to figures m the same
February 28, 2007 document thdt wele based on the GIBL study Items #8 and #11
further questIon studies used m the prevIOus versIOn of the apphcatlOn
The apphcant's March 17,2007 document reVised prevIOus Goal 9 responses to rely only
on mventones and studies that have been coordmated With the OLCO These mclude the
most recent acknowledged mventorj;the 2005 Sprlllgfield Natl/lal RewulGe Study
Report, which updated Industrial and ReSidentIal mventones m the Metropohtan UGB
and the Commelclal mventory m the Spnngfield UGB ThiS document was
acknowledged by the OLCO m December 2006
CONSISTENCY WITH THE METRO PLAN
OLCO Comment 4 b
Item #4 b alleges that the proposal IS not consistent With OAR 660-009-001 0(4) because
It IS not consistent With the City'S mdustnal conversIOn pohues In fact, the apphcant's
responses, reVised responses, and the Planmng CommiSSIOn Staff Report discuss thiS
Issue at length and present substantIve arguments demonstratmg comphance With
comprehenSive plan pohcles
As discussed begmrung on page 4 of the March 17,2007 reVised Goa19 responses, and
begmnmg on page 1-60 of the Plannmg CommiSSIOn Staff RepOlt, there IS no
reqUirement to meet every pohcy perfectly and completely and WIthout contradictIon
The Metro Plan acknowledges thiS fact and address conflicts and mconslstencles between
and among goals and pohcles Although the proposal IS mconslstent With Economic
Pohcy B 12, It IS consistent With Economic Pohcy B 6 and other econonnc pohcles m the
Metro Plan and the Springfield Gammel cwl Lands Study
Item #4 b also calls for "a diSCUSSIOn of how to weight the balancmg" The reVised Goal
9 responses and the diSCUSSion m the "Inventory EqUlhbllum" sectIon of this document
The Villages at Marcola Meadows - Responses to DLCD Concems
March 26, 2007
page 2 of6
plesent methods of conelatmg the relevant mventones and detenmnmg a reasonable
balance between them
NODAL DEVELOPMENT
DLCD Comments 5, 6, 7
Items #5, 6, and 7 all questIon the mcluslOn of a home Improvement center m the
prehmmary plan for the project Item #5 states that there IS no dISCUSSIOn of why a home
Improvement center IS appropnate m a Nodal Development Area In fact, thIs
apphcatlOn does not seek to apply the Nodal Development Area desIgnatIon to the land
on whIch the home Improvement stOle will be proposed by the Master Plan apphcatlOn
PotentIal Node 7C IS not an officIal node The proposed PAPA would create an officIal
node on 80 acres of MedIum DenSIty Resldentml and Commercmlland that do not
mclude the pOSSIble sIte of the home Improvement center As proposed by the apphcant,
a home lInprovement center affihated wIth the proposed Nodal Development Area wIll
augment the neIghborhood retarl traffic of the stores wlthm the Nodal Development
deSIgnatIOn, thereby mcreasmg theIr chances for commercIal success
Item #6 dIsputes the transItional layout, scale, and deSign of the prehmmary plan that
accompames thIs apphcatIon It states that a home Improvement center IS mcompatIble
WIth a resldentml neIghborhood However, the prehmmary plan separates the home
Implovement center from the ploposed MedIUm DenSIty ReSIdential development by
means of an extensIvely landscaped area for wetland mItIgatIon and open space DIrect
vIews of the home Improvement center WIll be screened from the reSidentIal sectIon by
heaVIly planted benns agamst an 8-foot retammg wall VehIcular and pedestnan paths
from new and eXltmg reSIdentIal areas to the home Improvement center Will first pass
through neIghborhood commercIal areas The home Improvement center Itselfw1l1 be
deSIgned to resemble a senes of smaller retarl spaces, SimIlar m scale to the others, rather
than a smgle monohthlc fayade The proposed commercIal areas WIll be a very effectIve
transItIon between the new and eXlstmg reSIdentIal areas to the west and north, and the
eXlstmg heavy mdustnal uses to the southeast
Item #7 reIterates the earher challenge to a home Improvement center m a mIxed-use
project, but agam, the center IS not a part of the areas deSIgnated for Nodal Development
or MIxed-use The comment also espouses a versIOn of what "true mIxed-use" IS, that It
must be vertIcally mtegrated or at least honzontally mtegrated to some undefined
standard However, the Spnngfield Development Code has no such standards for Mlxed-
Use Zonmg and Nodal Development Overlays The prehmmary plan has been prepared
to meet or exceed all of the reqUirements of the adopted Nodal and MIxed-Use
regulatIons
The Villages al Marcola Meadows - Responses 10 DLCD Concerns
March 26 2007
page 3 of6
INVENTORY EQUILIBRIUM
DLCD Comments 4 a, b, d, f, h
Items #4 a, b, d, f, and h all request further dIscussIOn, analysIs and ratIOnale for shlftmg
land m the CI mventory to other deslgnal10ns
The applIcant's March 17,2007 document reVIsed prevIous Goal 9 responses to address
these comments The analysIs and ratIOnale for the proposed shIfts of mventory are
dIscussed further below
The three sectors of the economy represented by the three prmclple land mventones
(resldenl1al, commercIal and mdustllal) ale economIcally mterdependent and eqUllIbnum
between the mventones IS essentIal to economIc health To put It sImply, people need
places to wOIk, shop, and lIve GlOwth m one sector of the economy WIll spur growth m
the other two If the mventory ofland for one sector, mdustry for mstance, IS espeCIally
large compared to the others, that mventory may be elasl1c and affordable and therefore
contnbute to, 01 at least faCIlItate, an expansIOn of that sector However, small or non-
eXIstent mventones ofland for the other sectors create very melastlc supply curves As
expansIOn of the mdustnal sector creates an upward shIft of the resldenl1al and
commercIal land demand curves, the melasl1clty of supply WIll dnve up pnces rapIdly
Because the sectors are mterdependent, nsmg pnces ofland for the other sectors WIll
squelch the expansIOn of the mdustnal sector, despIte ItS apparently adequate land supply
ThIS cause - effect sequence doesn't have to be played out step by step for the
mechamsm to work Industnes consldenng expansIOn WIll study the overall land market
and antIcIpate these problems Unless these market forces are understood by polIcy
makers, the lack of growth m a sector well supplIed WIth land WIll have no apparent
cause Conversely, If the mventones for all thIee pnnclple sectors are suffiCIent and
balanced, expansIOn of one sector WIll spur orderly and proportIOned growth m the
others Therefore It IS essenl1al fOl the health of the economy to mamtam eqUIlIbrIum
between the mventones
ThIS raises the questIOn of how to determme when the mventones are out of eqUIlIbrIum
and how to restore It In thIs partIcular mstance, commerCIal mventones are projected to
be completely depleted by the end of the planmng penod That fact alone IS enough to
JustIfy shIftmg land from an mventory where there IS a so-called "surplus" The questIOn
remams how should we compare, and If needed, reapportIOn two mventones (mdustnal
and resldenl1al) when pOSItIve balances of each are projected for the end of the plamung
penod
The method presented on pages II and 12 of the March 17ili reVIsed Goal 9 findmgs uses
data from the U S Census Bureau and gUIdelInes from the Oregon Department of Land
ConservatIOn and Development to establIsh a correlal1on between the mventones of
mdustnal and resldenl1alland Bnefly, the method esl1mates the densIty offull-l1me
employees IIvmg on resldenl1alland and Job densIty on mdustnalland Employee
densIty IS derIved flOm U S Census data on mdlvldual and household mcome, and
The VIllages at Marcola Meadows - Responses to DLCD Concerns
March 26, 2007
page 4 of6
Metro Plan target dwellIng densll1es
opportumty analysIs gUIdelInes
Job densIty IS based on DLCD econOlmc
r
,
,
ThIs method of analysIs establIshes a clear and ratIOnal Jusl1ficauon for reapportlOmng
land as proposed by the applIcal10n Shlftmg land from one mventory to another to
achIeve eqUllIbnum between the mventones IS sound econOilllC and land plannmg
practIce that wIll facIlItate and stabIlIze economIc growth and the efficIent use of land
DLCD COMMENT #9
Item #9 asks when the Eugene-Sprlllgfield Mef1opobtan Area PublzG Faclbtles and
ServIces Plan, 2001 was adopted by the City Spnngfield approved Ordmance No 5992
November 5, 2001 adoptmg the Eugene-Spllngfield MetlOpolitan Area Publzc Faclhtles
and ServIces Plan 'as a refinement plan of the Metl 0 Plan
DLCD COMMENT #10
Item # 10 questIOns whether Goal 2 reqUIrements for coordmatlOn WIth other JUllsdlcl10ns
have been met Referral ohhe proposed Metro Plan dIagram amendment was sent to the
CIty of Eugene and Lane County on March 16,2007 The applIcant's findmgs and the
Plannmg CommIssIOn Staff Report for March 27,2007 mclude dISCUSSIons
demonstratmg complIance WIth Goal 2 In addItIOn to those comments, the,followmg IS
offered regardmg CoOl dmatlOn WIth othel JunsdlctlOns
The Eugene/Spnngfield MetropolItan Area General Plan (Metro Plan) provIdes polIcy
regmdmg cOOldmal1on wIth Junsdlcl10nal partners wlthm the metropolItan area m revIew
and declSlon-makmg on proposed amendments to the Metl 0 Plan SpeCIfically, Mel1 0
Plan polIcIes are contamed m the Metro Plan document's Chaptel IV Metro Plan
ReVIew, Amendments, and Refinements Wlthm saId chapter, PolIcy 3 sl1pulates that
Metlo Plan amendments shall be claSSIfied as a Type I or Type II aInendment PolIcy 3 a
states
"A T)-pe I amendment shalllllclude any change to the urban growth boundary (UGB)
or the Metro Plan Boundmy (Plan Boundary) oj the Metro Plan any change that
reqUIres a goal exceptIOn to be taken under StatewIde Planmng Goal 2 that IS not
1 elated to the UGB expanSIOn, and any amendment to the Metro Plan text that IS non-
"te specrjic "
PolIcy 3 b states
,
"A Type II amendment shalllllclude any change to the Metlo Plan Diagram 01 Metlo
Plan text that IS srte specrjic alld not otherwIse a Type I categol)' amendment"
The VIllages at Marco\a Meadows - Responses to DLCD Concerns
March 26, 2007
page 5 of6
"
PolIcy 5 sets forth the condItIOns under whIch the governIng bodIes of the three
metropolItan Junsdlcllons partIcIpate In the approval process for Metro Plan amendments
PolIcy 5 e st~tes l
"DeclslOn\ on all Type II amendment, w/thlll Glty hmzts shall be the sole
re'polmbdrty Of the home crty "
ThIS proposed amendment
. Includes sIte-specIfic changes to the Metro Plan DIagram
. Does not mclude any change to the UGB or the Metro Plan Boundary
. Does not reqUIre a goal exceptIon to be taken under StatewIde PlannIng Goal 2
that IS not related to the UGB expanSIOn, and
. Does not Include any non-sIte specIfic amendment to the MetlO Plan text
Therefore, thiS plOposed amendment must be classIfied as a Type II amendment The
speCIfic sIte for whIch the amendment IS proposed IS located wholly WIthIn the
Spnngfield CIty lImIts, as demonstlated by the Spllngfield Zomng Map GIven these
Clfcumstances and the cIted Metl 0 Plan polIcIes, the CIty of Spnngfield IS the home CIty
and has sole responsIbIlIty for the decIsIOn on thIS amendment The CIty IS responsIble
for provldmg nollce to all affected governmental umts, whIch It has done The CIty IS
also responsIble for respondIng In ItS findmgs to the leglllmate concerns ill affected
governmental umts At thIS llme, the publIc record has not closed and there remam
opportumtles for comments and CIty to responses TherefOle, to the degree that a
detelmmatJon can be made at hIs llme, and WIth regard to coord mallon, the proposal IS
consIstent WIth Goal 2
The Vlllages al Marcola Meadows - Responses 10 DLCD Concerns
March 26, 2007
page 6 of 6