HomeMy WebLinkAboutNotes, Meeting CMO 5/7/2007
City of Spnngfield
Regular Meetmg
MINUTES OF THE REGULAR MEETING OF
THE SPRINGFIELD CITY COUNCIL HELD
MONDAY, MAY 7, 2007
The City of Spnngfield Council met m regular sessIOn m the Council Meetmg Room, 225 Fifth
Street, Spnngfield, Oregon, on Monday, May 7, 2007 at 7 00 pm, With Mayor Leiken presldmg
ATTENDANCE
Present were Mayor Lelken and Councilors Lundberg, Wylie, BaJJew, Ralston, Woodrow and
Plsluonen Also present were Clty Manager Gmo GrImaldi, ASSistant City Manager Jeff Towery,
City Attorney Joe Leahy, City Recorder Amy Sowa and members ofthe staff
PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Mayor Le1ken
SPRINGFIELD UPBEAT
I Earth Day Poster Wmners
Public InfonnatlOn and EducatIOn SpeCIalist from the EnVIronmental Services Department,
Rachael Chilton, presented thiS Item T1us year marks the first Mayor's 5th Grade Earth Day
Poster Contest The contcst IS a way for the CIty of Spnngfield to connect With our commumty's
children m a fun and educatIOnal way Spnngfield IS a cIty of nvers, bound by the McKenzie
River to the north and the Willamette River to the south, makmg t/us year's theme of "keep our
nvers clean" relevant to aJJ of us who live here Lookmg at the 225 entnes, It was apparent that
the children of tlus commurnty understand the IIDportance of protectmg our waterways Across
the board the entnes displayed artlsl1c talent and bngbt Ideas whIch made selectmg the top five a
very difficult job The five wmmng posters WIJJ be on dIsplay m the lobby of CIty Hall through
the month of May
I st Place Adeyline Starlmg Gabuya from Centenrnal Elementary
2nd Place Antorno Escobedo Castro from Douglas Gardens Elementary
3rd Place Bree Fowler from Thurston Elementary
4th Place Tasha Flippen from Centenmal Elementary
5th Place -MIChael WillIams from Oouglas Gardens Elementary
Mayor Lelken said he was very Impressed WIth the students that entered the contest He called
the wmners forward and congratulated the three wmners that were present
2 Spnngfield Educallon Day ProclamatIOn
Mayor LeIken said Spnngfield School Dlstnct held a literacy event at Lane Commumty College
last year on Spnngfield EducatIOn Day Mayor Lelken procl21med May 3 I, 2007 as Spnngfield
Educal10n Day He thanked the partnerslup With the TEAM Spnngfield members mcludmg the
Spnngfield School Board
CIty of Spnngfield
Counct! Regular Meetmg Mmutes
May 7, 2007
Page 2
3 Arts Week Proclamation
Mayor LeIken proclaImed May 20-27, 2007 as Arts Week He mtroduced Dottie Chase, Emerald
Arts Center, Mike FIsher, A3 Academy, Bob Keefer, WIllamalane, Tom Draggoo, WIlillsh
Theater and SRDC, and DavId Stayton, Spnngfield Museum He also mentIOned Debt DaVIs, a
member of the LID Board, who was not present He acknowledged the partnerslup WIth these
people and theIr respective agencIes WIth the CIty
CONSENT CALEND~
IT WAS MOVED BY COUNCILOR LUNDBERG WITH A SECOND BY COUNCILOR
WOODROW TO APPROVE THE CONSENT CALENDAR THE MOTION PASSED
WITH A VOTE OF 6 FOR AND 0 AGAINST.
Clauns
a Approval to Accept the Fmanclal Reports for March 3 I, 2007
2 Mmutes
a Apnl 16, 2007 - Work SeSSIOn
b Apnl 16, 2007 - Regular Meetmg
c Apnl 23, 2007 - Work SeSSIOn
d Apnl 23, 2007 - SpeCIal Regular Meetmg
3 ResolutIOns
4 Ordmances
5 Other Routme Matters
a Authonze the CIty Manager to Slgu an ExtensIon of the Current AudIt ServIces Contract
for FY07 Wlth the Fmn of Grove, Mueller and Swank, P C
11 EMS REMOVED FROM THE CONSENT CALENDAR
PUBLIC HEARINGS - Please lumt comments to 3 mmutes Request to speak cards are avaIlable
at both entrances Please present cards to CIty Recorder Speakers may
not YIeld theIr time to others
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FIscal Year 2007-2008 One-Year ActIOn Plan of the Eugene-Spnngfield Consohdated Plan
for Housmg and Commumty Development (CIty of Spnngfield Section) :
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Housmg Manager Kevm Ko presented the staff report on t1us Item In May of 2005, the CIties of
Eugene and Spnngfield submItted to HUD a five-year consohdated Plan for Housmg and
Commumty Development, effectIve July I, 2005 and expmng June 30, 2010 One-Year ActIOn
Plans must be submItted to HUD pnor to the begmnmg of each fiscal year as amendments to the
five-year Consohdated Plan, and are deslgued to mdlcate how commumltes mtend to fulfIll the
pnontles estabhshed 10 the Consohdated Plan At a meetmg on Apnll6, 2007, CouncIl dIrected
Clly of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7,2007
Page 3
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staff to provIde more mformatJon regardmg a CDBG proposal for Wynant's Farlllly NutntJon
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Tills packet contaInS the requested mfozmatlOn and a staff recommendatIOn for fundmg
The CIty of SpnngfieJd receIves Commullity Development Block Grant (CDBG) funds as an
entItlement communIty and HOME Investment PartnershIps Program (HOME) funds as a
partIcIpant m a HOME consortIUm agreement WIth the CIty of Eugene CDBG funds are awarded
to COmmUllil1eS who carry out communIty development actlVltJes dIrected towards netghborhood
revltahzal1on, economIc development, and the provIsIOn of IIllproved communIty faclhtles and
servtces HOME fundmg IS a housmg block grant program alJocated to commUnIl1es to be used
for housmg rehabllttatlOn, new constructIOn, acqmsltIon and tenant based rental assIstance
actlVll1es A pubhc heanng was held on Apnl 16, 2007 to hear testJmony on seven apphcatJons
for CDBG or HOME fundmg CouncIl approved fundmg for SIX of the seven projects A fundmg
declSlon on the Wynant's fanuly NutntlOn project was postponed IIlltzl May 7, 2007 CounCIl
dIrected staff to present addltJonal mformatlOn about the Wynant's project, and pOSSIble fundmg
strategIes for t/us project The CouncIl also dtrected staff to present pOSSIble cntena for
consldenng future fundmg apphcal10ns by pnvate for-profit busmesses Staff WIll be presentmg
the requested mformatlon at t/us pubhc heanng, and WIll make a fundmg recommendatIon for the
Wynant's project Also presented for future conslderal1on IS a memorandum dlscusSlllg pOSSible
cntena for awardmg CDBG funds to pnvate for-profit buslllesses
The FY2007 -2008 One Year ActIOn Plan mcludes the CDBG and HOME fundmg allocatIOns for
projects and aCl1vltJes and must be approved by both the CIty of Spnngfield and City of Eugene
pnor to submISSion to HUD The CIty of Spnngfield sectIOn of the document (less fmal fund
allocal1ons) was avaIlable for a Hurty-day revIew and comment penod endmg May 7, 2007 As
of Apnl 30th, no wntten comments have been receIved Oral tesl1mony may be proVIded at a
publtc heanng before the CouncIl on May 7, 2007 The CIty of Eugene sectJon of the Plan IS
bemg adopted separately by the Eugene CIty CounCil The combmed Eugene-Spnngfield One-
Year ACl10n Plan IS due to HUD on May 15,2007
Mayor Lelken opened the pubhc heanng
I Joan Havdn. 3764 Old Kendall Road. Dexter, OR Ms Haydn SaId she represented the
Wynant's Natural Food Store project at 722 South A m downtown Spnngfield She thanked
the CouncIl for theII conslderatJon of theIr grant apphcatlOn She saId she understood the
CounCIl's heSItatIon SlDce It was an unusual request She said the store had the abIlIty to offer
a convellient natural food shoppmg optIOn m downtown Spnngfield to keep Spnngfield
shoppers m Spnngfield and would gIve the Spnngfield Chamber a locatIOn to recommend to
vIsItors lookIng for natural food chOices She saId they were eXCIted to be part of the solul1on
and ongomg regeneratIOn and rebIrth of the downtown Spnngfield area and looked forward to
workmg WIth the CIty to ensure deSIgn compatlblltty WIth the downtown theme
Mayor Lelken closed the publtc hearmg
CouncIlor Ballew asked what would normally be an eqUIty Investment compared to the amount
borrowed
CounCIlor Woodrow saId III the personal bUSIness that he currently ran, the company mvested
$50,000 In a $500,000 pIece of property The company's Income was greater than the payments
to payoff the loan
CIty of Sprungfield
CouncIl Regular MeetIng MInutes
May 7, 2007
Page 4
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CouncIlor Ballew saJd there was a lot of outstandIng debt i
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CouncIlor Woodrow SaId that was common when busmesses unproved and grew
CouncIlor Ballew asked how many people the store was proposmg to employ
Mr Ko SaId five to ten employees HUD requIrements were a m1lll1Ilum of three FTE
CounCIlor Ballew asked about the wage those employees would be malang
Mr Ko saId he hadn't talked to the Wynant's about wage HUD dI1dn't specIfy a wage, Just an
opportumty for low mcome people to work there
Councllor Woodrow saId there had been concern about allowmg for-profit bUSIness to receIve
thIS grant The CIty had asked bUSInesses to move downtown and had made speCIal proVISIons to
bnng bUSInesses downtown ThIs busllless met two of the cntena to receIve these funds TJus
company would be paYIng taxes that would help the CIty He asked for CouncIl support to allow
thIS grant to be awarded to get Wynant's downtown and the people employed by them
Councllor Lundberg dIscussed the optIOns avaIlable m the agenda packet She saId the bUSIness
plan had not been revIewed yet She recalled that sometune In the past, It was stated that If an
entIty could fimsh the project WIthout the CDBG money, the grant wouldn't be awarded
Normally, that Included non-profits that dI1dn't have a lot of other optIOns for finanCIng She
would prefer to choose one of the optIOns lIsted In the agenda packet, but wanted to see the
revtew of the bUSIness plan first She confirmed that as long as the money was set aSIde, the store
could submIt what was requITed
Mr Ko SaId there were federal safeguards for the funds and CounCIl could put addItIOnal terms,
restnctlOns and requIrement as safeguards CounCIl could Illstruct the CIty Manager not to SIgn
the CDBG agreement untIl he was satIsfied WIth the busllless plan CondItIons had been placed
on agreements In the past
CounCIlor Lundberg asked If Oplton I was stIlI for $90,000 Yes She thought that was too
much She hked the Idea of lookIng at speCIal cntena for for-profit bUSInesses to receIve these
funds She felt more comfortable haVIng a set aSIde, a revIew of the finanCIal plan and a
dISCUSSIOn In the near future
Mr Ko saId the optIOns lIsted were only a few of many posslbIllltes I
CounCIlor Plsluonen saId he concurred WIth CouncIlors Lundberg and Woodrow on dIfferent
pOInts He wanted to see the bUSIness plan reVIew, wanted to help them moveiforward WIth the
project, but noted the CounCil dId have an oblIgatIon to the publIc because thIS was taxpayer
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money Oplton I C made sense and held the bUSIness at nsk The key was that the oblIgalton
was satIsfied after an establIshed penod of publIc benefit had been met That fit all concerns
CounCIlor Ballew saId she was In favor of reservmg the money for Wynant's, havmg the CIty
Manager revIew the bUSIness plan and make the deCISIon on the amount to award, and
lInplementlllg condItIons on the property relatIve to ItS use
CIty of Spnngfield
CouncIl Regular Meettng MInutes
May 7, 2007
Page 5
Councilor Woodrow SaId he appreciated Counc.ls' pos.tlOn Staff had recommended OptJon I C,
and he felt that was a good chOIce, wIth the add.l1on of a conwl1on regardIng use of the property
CounCIlor Ralston sa.d It was a great business to be downtown, but he dIdn't feel the CIty needed
to gIve out such large sums of pubhc money to bnng busmess downtown He would be m favor
of giVIng them $45,000 and settmg as.de the remamder for other projects downtown m problem
areas He dIdn't hke Opl1on I at all He suggested gIVIng them half of the $90,000 as long as
some cntena were estabhshed for future offers He dIdn't want to set a bad precedence
Councuor P.slnonen concurred Wlth Counc.lor Ballew He was m support oftlns bUSiness only,
not sometlnng less desU1lble The store was asking for just what they needed regarding the dollar
amount There were already funds set as.de for downtown CounCIl needed to look forward to
other projects, but Wynant's needed the amount they requested
CouncIlor Lundberg saId there were two .ssues Downtown cntena wasn't yet In place and there
wasn't a prenner project set for downtown The other .ssue was her concern about losmg that
amount of money If there was a default sItual10n She sa.d there were other sltual10ns when
propertIes had come back to the CIty Loans were questIOnable, so she would be more
comfortable WIth a smaller amount m the $40,000 range
CouncIlor Wyhe SaId she would hke to see the bUSiness plan The Federal gUldelmes were
deSIgned to protect the taxpayers, so .fWynant's met the reqUIrements, she was sal1sfied It
would bnng famlhes downtown and would make It safer downtown WIth Increased famIly
acltvlty She Said .t would also upgrade the bUlldmg stock downtown The funds were to
Improve bUlldmgs Ifthey met the gUldelmes, she was fine WIth glvmg approval She would not
be opposed to a lesser amount, but wanted to encourage tlns busmess to move downtown
Councilor Woodrow saId .fthe project receIved the fundmg, they could create more Jobs, stay
open later m the evenmg and open by September 2007 The Federal gUldehnes were speCIfic and
protected the taxpayers and the process The C.ty had asked busmesses to come downtown and
Wynant's was already takmg the nsk He felt the CounCIl should gIve them as much support as
they gave non-profits, as tlns would pay taxes and bnng jobs
CounCIlor P.slnonen saId .fthe busilless was askmg for $90,000, gIvmg them less could decrease
their ablhty to become successful They followed the gUldehnes and the Council was now asking
for the bUSiness plan If the CIty Manager felt It was a healthy busmess plan, .t should be funded
Councilor Lundberg saId ill years past, apphcants had to take only a portIOn of what was asked
for and were appreclaltve of whatever they receIved They often had to come back year after year
to get all the fundmg they needed The CIty had a good track record m getting projects started
and completed Wynant's sa.d they would do th.s whether they rece.ved the funds or not All of
the Council wanted to see the reVIew of the busmess plan She would hke Council to cons.der a
lesser amount and put together cntena for future use of the huudlng Staff could then bnng tins
back to Council
CounCIlor Woodrow noted that some of the places that receIved funds over several years d,dn't
open until the fundmg was complete at the end of three or four years Tlns project wanted to be
open and operatlOnalm September 2007 OptIOn I set the money as.de and wa.ted for the CIty
CIty of Spnngfield
CouncIl Regular MeetIng Mmutes
May 7, 2007
Page 6
Manager to review the busmess plan Council could walt until the City Manager passed hIS
recommendatIOn along to Councl] OptIOn C bUIlt ill another safeguard to protect the Council and
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the taxpayers' money to make sure It was a good deCISIon The applicant had asked for what they
needed and they should be commended He felt they should go forward WIth Option I C With the
addItion ofCounC1!or Ballew's request for a condItion on future use
Councilor Ballew said Council seemed to be at an ill1passe She said Option I C would work
With the City Manager revlewillg the bUSIness plan Ifhe determmed $90,000 was not warranted,
he could award a lesser amount, With the rest gomg back to the downtown pool
IT WAS MOVED BY COUNCILOR WOODROW WITH A SECOND BY COUNCILOR
PISHIONERI TO APPROVE WYNANT'S FUNDING IN ACCORDANCE WITH
OPTION l.c WITH THE ADDITION THAT THE CITY MANAGER MAKE THE
FINAL DETERMINATION AFTER REVIEWING THE BUSINESS PLAN TO SEE IF
$90,000 IS THE CORRECT AMOUNT OR A LESSER AMOUNT WOULD BE MORE
ACCEPTABLE, INCLUDING APPROPRIATE CONDITIONS OF UTILIZATION OF
THE PROPERTY.
Mr Leahy said the more the property was conditioned the more difficult It could be to secure the
bank loan
Mayor Lelken agreed
Mr Leahy said language for the condItIOn to proillblt the property from becommg an adult store
would probably be acceptable, but further conditions could make It difficult to secure a bank loan
CounCIlor Lundberg asked Mr Ko to review past agreements WIth conditIOns to see how the
condItIOns could be apphed to thIS project
CounCIlor Plsillonen asked for clanficatIOn on the motion
Mr Gnmaldl restated the details of the motIon
Councilor PlshlOnen smd he would hke mformatJon back If the amount was reduced
Mayor Lelken smd tills was a very good delIberatIon This proposal was very ~dJfferent, but one
of the tlungs that made Jum comfortable was that tills store had been m busmess for a number of
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years The new locatIOn was not m the core of downtown, but was a ruche busmess and very
umque The clIentele would follow the store wherever they went CounCIl w~uld need to begm
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lookmg at cntena regardmg downtown development as more Ideas and plans came forward He
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commended Wynant's for lookmg Into tIus grant opporturuty He thanked Councilor Ballew for a
good compromIse motIon I
Councilor Lundberg saId she would like to move forward on downtown cnten:a as qUIckly as
pOSSible so CouncIl would not be In the same posItion next year
CounCIlor Ballew said downtown had become more focused for CounCil She would lIke a
portfolio put together that showed what the City could offer relative to fmanclal mcentlves, loans
Clly of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 7
or CDBG funds to busmesses that wanted to locate downtown Such a portfolIo could help
Council be more mformed and prepared and would gIve the CIty somethmg to offer
CouncIlor Woodrow thanked Council for theIr conslderal1on and agreed that cntena was needed
as soon as pOSSIble to address for-profit busmesses commg forward requestmg grant funds
Mr Ko Said staff would work on that nght away
THE MOTION PASSED WITH A VOTE OF 5 FOR AND I AGAINST (Ralston)
IT WAS MOVED BY COUNCILOR LUNDBERG WITH A SECOND BY COUNCILOR
WOODROW TO APPROVE THE SPRINGFIELD SECTION OF THE FY2007-2008
ONE-YEAR ACTION PLAN. THE MOTION PASSED WITH A VOTE OF 6 FOR AND 0
AGAINST.
2 Amended Request by the RehefNursery to Purchase CIty-Owned Property for a Proposed
cluldcare F aCll1ty
Housmg Manager Kevm Ko presented the staff report on tlus Item The CIty owns a I 37 acre
parcel located at 870 South 42nd Street CouncIl held a publIc heanng on December 4,2006 and
approved the sale of the property to the RelIef Nursery for the appraIsed value of $267,000
Based on subsequent mformatlOn from a survey and d,scusslOO WIth staff, the property IS shghtly
smaller than mdlCated on the appraIsal The RelIef Nursery IS seekmg to purchase the property at
an adjusted pnce of $248,836
On December 4, 2006, a publIc hearing was held to receIve tesl1mony and make a deCISIOn
regardmg the proposed sale of CIty owned property to the RelIef Nursery The property IS
located at 870 South 42nd Street, and was appratsed for $267,000 m Apnl, 2006 At the
conclUSIOn of the publIc heanng, the CouncIl approved the sale of the property for the appraIsed
value As part of the due dIlIgence process, a survey of the property was conducted by the RelIef
Nursery A surveyor's report dated January 17,2007 was proVIded mdlCatmg thc measured area
of the property was I 32 acres, wluch IS approxunately 10% less than m the I 47 acres on whIch
the appraIsal was based ThIs was due m part to an adjustment made to proVIde necessary nght-
or-way for Improvements to South 42nd Street Based on the survey, the RelIef Nursery sought
to revIse the sale pnce downward to $240,300 After d,SCUSSIOn WIth the CIty engmeenng staff, It
was detenmned that the amount ofnght-or-way needed was less than what was reflected III the
survey Staff concluded that the SIZe ofthe property was approxunately I 37 acres, and based on
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the ImtIal value establIshed by the appraIsal, the revIsed value of the property should be
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$248,836 ThIs value was agreed to by the RelIef Nursery I
An Agreement of Purchase and Sale IS attached for Council's revIew Part 24 of the Agreement
descnbes the CIty'S optIon to repurchase the property from the RelIef Nursery for $248,836 If
constructIOn of the faclhty has not commenced by January I, 20 I 0 Staff IS recommendmg that
the City sell the property to the Rehef Nursery for the pnce of $248,836 WIth the tenns and
condll1ons prOVIded III the Agreement of Purchase and Sale Because of the Iustory of the SIte, the
proceeds from ItS sale would become CDBG "program funds" If the sale IS approved, staff
recommends that proceeds from the sale be earmarked for CDBG-elIglble downtown
redevelopment acl1vll1es
CIty of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 8
Mayor Letken opened the public heanng
1 Rodl!er TerralL 3117 North RJdl!e Wav. EUl!ene. OR Mr Terrall was currently the preSIdent
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of the Relief Nursery Board The Relief Nursery was requestmg an amendment to the pnce
for the decrease m footage found m the property He thanked CouncIl for the effort they had
put mto tlus project and asked for approval They were located on 18th and M Street m
Spnngfield and had been well received and gamed a lot of support from the famIlies Mr
Terrall acknowledged School Supenntendent Nancy Golden who served on the board
Mayor Letken closed the public heanng
CouncIlor Ballew asked how the dlscrepancy occurred
Mr Ko explamed The appralsal was ongmally taken off RegIOnal Land Inventory Database
(RLID) RLID was not down to the exact square footage, but the property had now been
accurately surveyed
CouncIlor Ralston asked If part of the change was because 42"" Street was WIdened
Mr Ko sald that was part of the change He explamed
IT WAS MOVED BY COUNCILOR LUNDBERG WITH A SECOND BY COUNCILOR
WOODROW TO ACCEPT WITH CONDITIONS THE OFFER FOR THE RELIEF
NURSERY TO PURCHASE CITY-OWNED PROPERTY AT 870 SOUTH 42ND STREET.
THE MOTION PASSED WITH A VOTE OF 6 FOR AND 0 AGAINST.
3 Proposed Amendments to the Metropohtan Area General Plan Dtagram and the Spnngfield
Zonmg Map
ORDINANCE NO I - AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD
METROPOLITAN GENERAL PLAN DIAGRAM BY REDESIGNATING 56 ACRES
FROM CAMPUS INDUSTRIAL TO COMMUNITY COMMERCIAL. MEDIUM
DENSITY RESIDENTIAL/NODAL DEVELOPMENT AREA. AND
COMMERCIAUNODAL DEVELOPMENT AREA ON LAND LOCATED NORTH OF
MARCOLA ROAD AND EAST OF 28T"/31 ST STREETS (FIRST READING) -
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ORDINANCE NO 2 - AN ORDINANCE AMENDING THE SPRINGFIELD ZONING
MAP BY REZONING 56 ACRES FROM CAMPUS INDUSTRIAL TO COMMIINlTY
COMMERCIAL. MEDIUM DENSITY RESIDENTIAL. AND MIXED USE
COMMERCIAL ON LAND LOCATED NORTH OF MARCOLA ROAD AND EAST OF
281H/31s1 STREETS (FIRST READING)
CIty Planner Gary Karp presented the staff report on thIS Item The subject sIte was formerly
known as the "PIerce" property The current Metro Plan deslgnaltons and zorung are Campus
Industnal (56 acres), MedIUm DenSIty Resldenltal (35 7 acres) and CommunIty CommercIal (8 6
acres) The applicant requests approval of a Type II Metro Plan dtagram amendment to change
the 56 acre Campus Industnal deslgnalton to CommunIty Commemal (I 1 acres), MedIUm
DenSIty ResldentIallNodal Development Area (19 acres), and CommerctallNodal Development
Area (26 acres), and amendment of the Spnngfield Zonmg Map from Campus Industnal to
CIty afSpnngfield
Caunetl Regular Meetmg Mmutes
May 7, 2007
Page 9
Commumty Commercial, Mixed Use Commercial and Medmm DensIty Residential (same
acreages) Both apphcatIons are mterrelated, they both must be approved because of the reqUIred
consistency between the Metro Plan deSIgnatIOn and zomng All Issues related to the effects of
the proposed development on nelghbonng propertIes raIsed dunng the Planrung CommISSIOn
pubhc hearing are Issues that WIll be addressed dunng the Master Plan reView process, a
condlhon of approval of these applicatIons, wluch Will be reViewed by the Planmng ComnllssIOn
at a future pubhc heanng The Master Plan will contam proposed mlhgahons to poslhvely
respond to the Issues raised by the neighbors In makrng their deCISIOn on these applicatIOns, the
City COWlcll should consider If the City Will be better served by convertmg Campus Industnal
land to CommerCial and Multi-family Resldenhal, Spnngfield's CItIzens, espeCIally the neIghbors,
can be assured that a "quality" development Will be constructed over tune, and whether the
removal of the Campus Industrial deSignatIOn can be absorbed or should be offset by a
commensurate additIOn of Campus Industrial deslgnahon elsewhere m the City as an element of
the upcommg commerclaVmdustnalland supply demand analYSIS
Mr Karp saId tins was a quaSI-judICIal pubhc heanng and DeNovo DeNovo meant there would
be no IInlltal10ns on who tesl1fied or what eVidence was offered At the commencement of a
public hearmg such as thIS, It was stated m ORS 197763(5) that the cntena of approval must be
listed The zonmg map amendment was from 12030(3) ofthe Spnngfield Development Code
and cntena of approval were a) consistency WIth applicable Metro Plan poliCIes and Metro Plan
DIagram, and b) consIstency With applIcable Refmement Plans, Plan Dlstnct Maps, conceptual
development plans and functIonal plans The property was presently prOVided WIth adequate
public faclhtIes, services, and transportatIon to support the use The above notcd servIces and
transportatIOn networks were planned to be proVIded concurrently WIth the development of the
property The Metro Plan cntena of approval were from SectIOn 7 070(3) a) the amendment
must be consIstent WIth the relevant stateWIde plannmg goals adopted by the Land ConservatIOn
and Development CommiSSIOn (LCDC) and b) adoptIOn of the amendment must not make the
Metro Plan mternally consIstent The staff report was ulthzed usmg those cntena The testunony
should adhere to those emma or other cntena m the plan or land use regulahon whICh the person
beheved apphed to the declSlon Failure to raise an Issue accompamed by statements or eVidence
suffiCIent to afford the decIsIOn maker or partIes an opporturuty to respond to the Issue precluded
appeal to the Land Use Board of Appeals (LUBA) based on that Issue
Mr Leahy saId for the clltzens tesltfymg tomght, the cntena were noted m the staff report and on
the wall behmd the Council The heanng was quaSI-judiCIal and DeNovo DeNovo meant that
any lssue, procedural or substantive, could be raised that was relevant to the approval cntena
QuaSi-judICIal meant that certam due process procedural nghts were assOCiated WIth tlus deCISIOn
makmg process Those nghts mcluded the nght to notIce (whICh had been do~e), the nght to
,
present eVIdence, the nght to have a wntten declSlon based upon standards (set forth m the
cntena), and to an ImpartIal deCISIOn maker, the CounCIl The pnmalY purpose of tins heanng
was to establIsh a record upon wluch a deCISion could be made The eVldenhary rules aSSOCIated
wlth the heanngs were less restrlchve than those used m CirCUIt Courts and all relevant testunony
(relatmg to the cnterla), mcludmg heresy testImony, could be conSidered It was Important to
note that those glvmg teshmony were to raise procedural and substanltve ISSUes at thiS hearmg, or
they would be probtblted or precluded from ralsmg those Issues subsequently on an appeal before
the Oregon LUBA If they raIsed an Issue, they must support It With statements or eVIdence
suffiCiently specific so the Council could understand It and the CounCIl had an opportumty to
respond to the concern or Issue The applIcant must raIse any concerns regardmg any proposed
CIty ofSpnngfield
CouncIl Regular Meenng Mmutes
May 7, 2007
Page JO
conchtlOns of approval to preserve their nght to appeal and/or to seek damages III CIrcUIt Court,
which would be on a Dolan clarm
. Burden of Proof In this proceedrng, the burden of proof was on the applicant to show by a
preponderance of the eVidence that all of the applicable approval cntena (noted rn the staff
report and on display behind the Council) had been met The record III this manner conSisted
of the applicahon and any supportmg mformahon, any staff report and any supportIng
documents, and any testImony and documentary eVidence admitted dunng the PlannIng
CommiSSIon heanng and the City CouncIl heanng If anyone wanted an Item entered mto the
record, they needed to present It to the City Recorder orally or m wntmg If there was any
questIOn whether any matenals were m the record, the person submlttmg the testImony
should make a pOInt of askIng that It be accepted mto the record By statute, anyone giVIng
testlIDony had the nght to request that the record be held open for seven days They dId not
have to gIve a reason for the request, but must make the request before the heanng was
closed If new eVidence was mtroduced dunng that hme, the record may be held open for an
additIOnal penod of tIme to allow other partIes an opportumty to respond to the eVidence He
gave an example In a DeNovo heanng, the applicant always had the last word There was
also the abIlity of anyone to request contrnuance of the heanng, whIch was dIfferent than
keepmg the record open A contmuance of the heanng was dlscrehonary With the City
Coumcil and the party requestmg It must show that prejudice to his or her nghts would not be
cured by merely holdlllg the record open, or the City Council could deCIde on ItS own that
they wanted adchhonal mformahon and hold the heanng open
. Teshmony This heanng was belDg recorded on tape He asked those that WIshed to teshfy
to follow a few procedures I) Teshfy from the podIum, not from the audience Don't holler
something to the Council and expect It to show up m the record In approval or non-approval
of a statement, 2) Begm testImony by statmg your name, address for the record ThIs would
enable the CIty Recorder and Council to IdentIfy the teshmony offered by each speaker and
Will assIst m creatmg a transcnpt of the heanng If that IS necessary, and 3) If you want a
wntten copy of the wntten deCISIOn, please proVide your name and address to the City
Recorder
Mr Leahy outlined the procedure the Mayor would follow
I applicant testlIDony
2 teshmony by those In fdvor
3 testlIDony by those neutral
4 testimony by those opposed
5 staff summary If staff chooses to summanze or respond to InformatIOn presented or
questIOns from the CouncIl :
6 rebuttal by the applicant
7 public heanng closed unless Council determmes to extend the public heanng
8 diSCUSSion of the public heanng and whether or not to keep the public record open
9 diSCUSSion on pohcy Issues and compliance With adopted plans
10 deCISIon by Council- the deCISIon could be tomght or after the record was kept open
or after the public heanng was contmued
The Council would Issue a wntten deCISIOn wlthm a speCified hme of the date the record was
closed at another heanng Council would give drrechon regardmg a declSlon and the staff
would present findmgs for the CounCil Any person that partlClpated m thIS heanng or was
C1ly of Spnngfield
CouncIl Regular Meetmg Mmnles
May 7, 2007
Page 11
on the record before the Planrung CommlsslOn may appeal the CouncIl's declslOn to the
LUBA Please consult an attorney regardmg a deadlme for that appeal and the form of the
appeal '
. Impartlahty The Oregon Land Use Law requITed that the CouncIl dIsclose any exparte
contacts or confucts of mterest related to thIs matter and allow any person to challenge the
CounCIlor for biaS Generally, a confhct of mterest mvolved a sltuatlOn where the deCISIOn
maker, lus or her famIly, or busmess would benefit or suffer by the deCISIOn An exparte
contact was a commumcatlOn to the declSlon maker that mcluded substantIve Issues regardmg
the apphcatlOn and occurred outSIde the pubhc venue
Mr Leahy asked for any ex parte contact or confhct of mterest
There were no conflIcts of mterest or ex parte contact from the Mayor and CouncIl
Mr Karp asked Councd to turn to page 4 - 5 ofthe zomng ordmance, condItIon # I In that
condItIon, number 10 stated "eIther/or" Upon further revIew of that condItIOn, staff determmed
It should be made clearer Staff dIscussed the change WIth the apphcant, and the apphcant
concurred WIth the change He saId when the ordmance came back to the CounCIl, staff would
prefer the "or" language
Mr Karp descnbed the property and the Metro Plan amendment and zomng amendment bemg
requested CounCIl needed to consIder whether the CIty would be bctter served WIth tlus zone
change Spnngfield CItIzens, espeCially neIghbors, could be assured that a quahty development
would be constructed over tIme He dIscussed the posslblhty of addItIOnal Campus Industnal
property m other parts ofthe CIty Staff recommended approval of both apphcatIons WIth
condItIons
Mayor Le1ken called the apphcant forward
I RIck Satre. PreSIdent of Satre and ASSOCIates. 132 East Broadwav. SUIte 536. Eu~ene. Or
Mr Satre saId he was the apphcant's representaltve He Said tomght's heanng was regardmg
planrung and zomng, yet much had been saId m pnor testlIDony and ID the medIa about a
certalD home Improvement center These apphcaltons were not about Lowe's or any other
home Improvement center or any other partIcular tenant or occupant If Lowe's went away,
the project would go on If Lowe's were to move to another sIte m Spnngfield, tins project
would go on Tomght's heanng was about a 100 acre master plan commumty, a mIxed-use,
reSIdentIal, commercIal master plan ThIs property had long been known as the PIerce
Property, and was now a master plan commumty known as the VIllages at Marcola Meadows
He referred to a shde show that showed the potentIal development and the type of bUlldmgs
Ihat would be meluded ID tins area, mcludmg open space He saId tlus commumty would be
good for Spnngfield and would offer excltmg places to shop, a hIgh quahty outdoor
envITonment, and a sufficlCnt amount of open space He saId wlthm the 100 acres, 54 7 acres
would be medIum denSIty reSIdentIal and the balance would be commerCial Of the 54 7
reSIdentIal, nearly twenty percent would be dedIcated as common open space avaIlable to the
pubhc at large There would be a WIde vanety of uses, occupatIOns, and reSIdences Wllhm
thIS master plan commumty In addItIon to medIUm denSIty reSIdentIal and a number of
reSIdentIal types, there would be a number of commerCIal types, IDcludmg opportumtIes for a
lugh quahty office enVIronment mtegrated WIth open space and pedestnan connectIOns
Clty of Spnngfield
Counctl Regular Meetmg Mmutes
May 7, 2007
Page 12
There would be a vanety of places to hve mc]udmg townhomes, apartments and cottages
The master plan commumty was paymg attentIOn to the concerns expressed by tbe
neIghborhood and the community at large The apphcant held a neIghborhood meetmg on
March ]4 at Bnggs MIddle Schoo], WIth nearly 80 attendmg Forty SIgned up on the
attendance sheet, the apphcant took questIOns and proVIded wntten response to those that
entered theIr name and address on the sheet TheIr wntten responses were part of the pubhc
record
Mr Satre dIscussed the color booklet that was receIved mto the puhhc record and by the
CouncIl He then entered mto the record three new docwuents I) pIe chart md,catmg that of
] 00 acres, twenty percent of the resldenbal would be open space, accessIble to the
commumty at large, mcludmg a I 5 acres addlbon to the undeveloped W1l1amalane PIerce
Park, connectIOns to the Eugene Water and Electnc Board (EWEB) comdor, and connectIOns
to the schoo] grounds The apphcant had met WIth the represental1ves from the school
dlstnct, from EWEB and Wlllama]ane to make sure that as the master plan took shape, the
apphcant would respect those eXlstmg commumty resources and make due connectIOns and
relatIOnshIps WIth the proposed master plan and those eXlstmg parks and school grounds, 2) a
dIgItal illlage of what the faclhty would look hke from the south SIde of Marcola Road
showmg that the mountam VIeWS would stIll be VISIble They were proposmg a thuiy foot
landscaped buffer from the north SIde of the Marcola Road nght-of-way, and 3) a one-page,
tWO-SIded docwuent that was ongmally shared WIth the neIghbors at the neIghborhood
meetmg to prOVIde a httle more narral1ve about the VISIOn behmd Marcola Meadows
Mr Satre explamed why he felt CounCIl should approve these proposals The request met all
apphcable cntena as stated by staff and agreed upon by the Plannmg CommIssIOn The
apphcant had worked WIth staff over the last eIghteen months to develop a master planned
commumty wluch met all apphcable cntena, met Spnngfield's goals for resldenbal denSItIes,
apphed the nodal overlay for tlus development and hmIted vehIcle tnps The apphcant was
Implementmg Spnngfie]d's recently adopted mIXed-use commercIal zone The nodal and
mIxed-use commercIal zone would help Spnngfie]d comply WIth TransPlan and WIth TPR
regardmg tnp reductIOn In addItIon, they were best utlhzmg vacant land WJthm the urban
growth boundary (UGB) ThIs project "ould add to the tax base and would create Jobs The
apphcant had met WIth the neIghborhood, representatIves from the school dlStnCt, EWEB,
WIJ1amalane, and DLCD regardmg statewIde goal comphance, partlcu]arly WIth respect to
the land mventory and the Job creal10n
Mr Satre saId m the adopted and acknowledged mventones for commercIal and mdustnal
land Wlthm the plan year of 20]5, there was a documented shortage of commerCial lands m
the commumty There was also a documented projectIOn of surplus mdustnalland m the
commumty In the Campus Industnal (CI) dlstnct m Spnngfield, as of March ]3,2007, there
was sbll ]] 6 acres of vacant C] land m the Gateway area There was also a posslblhty of a
large amount of CI would be deSIgnated m the Jasper Natron area I
Mr Satre summanzed Ius presental10n Demand for mdustnal manufactunng uses ongmaJ1y
mtended for thts CI dlstnct had greatly dilll11llshed The PIerce Property had been shovel
ready Clland for over thrrty years, but there had been no CI development proposal submItted
The ongmal Specla] LIght Industnal (SLl) and later CI deslgnabon of thIS property was
adopted to assIst m the dIversificatIOn of the metro areas declme m the wood products
mdustry twenty to twenty-five years ago There was a change m market forces regardmg the
CIty ofSpnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 13
hIgh tech mdustry that CI was mtended to address He gave the example of Sony
Manufactunng locatmg m Spnngfield, but then later closmg due to new technologIes The
last mdustnal use that was developed m the Spnngfield commurnty on CI land was ten years
ago There was not a htgh demand for mdustnal property m Spnngfield In the adopted
acknowledged mventones there was projected to be a surplus of nearly sIXteen hundred acres
of mdustnal land m the metro area, whtle there was nearly a two hundred acre defiCIt of
commercIal land m Spnngfield alone Mr Satre saId thIS proposal satIsfied Goal 9 and
DLCD's concern regardmg land supply The apphcant met wIth staff and DLCD
representatives and wscussed therr concerns The CIty's findmgs needed to be based on the
adopted and acknowledged mventones In addItIOn, the apphcant had commurncated wIth
representatIves from the Oregon Department of TrnnsportatIon (ODOT) regardmg trnffic
The apphcant proposed a tnp cap Tlus was not a hmlt on tnps, but was a lInllt on tnp
generatIon development so that under the proposed planmng and zomng, the trip generatmg
development (I e the amount of square foot of commercIal use and the number of dwellmg
umts) would not exceed the tnp generatIon that could occur under the eXlstmg plannmg and
zomng In addItIOn to that, there was a letter from ODOT m the agenda packet, statmg that
ODOT had revIewed and agreed WIth the apphcant's traffic analYSIS and mItIgatIOn The
applIcant was planmng a number of Improvements to CIty street system, and the ODOT
controlled on and off ramps at 1-105 and the Mohawk Road overpass Springfield and ItS
cItIzens would be better served by changmg CI to commercIal land due to the current
shortage ThIs proposal mtroduced eqUlhbnum m the supply by mcreasmg the supply of
commercIal land Addressmg the projected shortage would assIst WIth econoffilc
development
Mr Satre thanked CounCIl for therr conslderntIon He Said he would be available after the
publIc heanng for any questIons
Mayor Lelken opened the pubhc heanng
2
Karen Boden. 2187 North 23'" Street. Sonngfield. OR Ms Boden saId she lIved drrectly
behmd thts property She saId WIth a total of 192 homes, 123 townhouses and 120
apartments, that would equal 435 dwellmgs m that area She saId she was concerned WIth the
schools m that area because Yolanda Elementary, Bnggs MIddle School and Thurston lligh
School were already very fulJ She dIscussed tnp generatIon and felt that the trnffic numbers
would be very htgh Llvmg directly behmd thts development, she was concerned WIth the
waterway and asked If there would be a bamer She asked If there would be a wall to keep
,
the nOIse level down for the reSIdential area She SaJd she was opposed to thts development
She would prefer to see a retammg walJ, but noted she would no longer see the mountams
from her locatIOn She satd all of those from the neighborhood were nervdus and trymg to
help each other fill out therr cards, but the developer was stanwng nearby:
I
Jean Fraga. 2074 Lomond Ave. Snnngfield. OR Ms Frnga saId she hved on Lomond
A venue for thuty-elght years She saId some of the lots m the ongmal subwvlSlon were a
quarter of an acre She satd she was concerned about packmg too many homes m thIS area
and was most concerned about puttIng another home unprovement store m thts area There
was already a Jerry's nearby
3
Gail Wagenblast. 2457 Otto Street. SonnRfield. OR Ms Wagenblast satd she was opposed
to thts proposal More than the commerCIal development, she was opposed to addmg more
CIty of Spnngfield
CouncIl Regular Meetmg Mmules
May 7, 2007
Page 14
medlUm density resldentlal There was not a shortage of housmg m Spnngfield She said the
neighbors had gotten mixed messages from the developer on what type of housmg they
wanted to mcorporate She said It could equate to 228 addlltonal residences on the mneteen
acres, If there were twelve homes per acre She said Bnggs MlddJe School was very full and
she was not sure where any new students would fit She said the lot size was a concern
because It gave no area for children to play She said part of the open space was In the
commercial area She referred to the thirty foot swatch along the road willch was part oftherr
open area That area was not sUitable for cillldren to play She saId we couldn't rely on the
schools to allow kids to play there because part of the schoolgrounds could have to be used to
build something new Another concern was the dramage system She Said the system didn't
work now m the area and addmg all the cement and butldmgs With no addItIOnal dramage
would be a problem The roads around that area flooded every willter She referred to the
argument that we have a surplus of CI ill the Gateway area, but most of that CI land was not
usable and was located m the flood plaill She referred to the InDIted vehIcle tnps and noted
that they were addmg 1491 parkIng spots to tills development If they weren't planmng on
havmg cars dnve to tills area, they wouldn't need that many spaces The traffic was also a
concern
4 Nancv Falk, 2567 Marcola Road, SonoQfield, OR Ms Falk saId she had owned the property
smce 1957 It was created as North View SubdIVISIOn by former Governor Bob Straub and
she noted that the Jasper Road ExtenSIOn was named after Mr Straub She Said a better way
to honor illm would be by not placmg tills development m thiS area She asked why the
apphcant would want to put a home unprovement store m the middle of thIS development
She saJd there was no need for another home unprovement store with Jerry's nearby There
were other places avaIlable for development, such as Centenmal and Mohawk or Glenwood
She Sald there was l'<Ul'~.~J on the old Wildlsh property south of Frankhn Boulevard The
parcel was on the west Side and had a railroad spur wruch could be benefiCIal for a home
Improvement store It was also off the mam thoroughfare and could draw traffic from other
areas
5 Lou Chnstlan, 80767 Turkev Run Road Creswell. OR Mr chnstlan saId he represented the
Plumbers and Steamfitters Local 290 on 2861 Pierce Parkway m Spnngfield He saId they
were opposed to seemg thiS project put m with the rezomng of the CI area The current
zomng was meant to prOVide family wage Jobs and the commercIal and reSidentIal would add
more residents to the area with lower payung jobs than generally CI would present TIns
would reduce the CI mventory by nearly one-thtrd and much of what would remam would not
be usable for any medium Sized campus It would take out a very Vital part of the CI
mventory He noted that CI and Industnal were very different Lowe's bUIlt a regIOnal
dlstnbulton center usmg a lot of tax money from people m Oregon through economIc
development funds and used many out of state contractors The umon strongly recommended
retammg CI m tills area It was needed to proVIde famIly wage jobs He referred to an artIcle
m the Oregoman that came out Apn130, 2007 tltled "The Payrolls Grow, but not so the
Paychecks" The article dIscussed the mdustry that was left and the downward sprral of the
wages He proVided a copy of the article to the City Recorder for the record Bnngmg m thIS
type of development and more houses put more pressure on the wages Mr ChnstIan
requested that the record remam open for 7 days
6 Bnan Jones. 2491 16'" Street. Snnn"fjelct OR Mr Jones said he approved ofmlXed-use and
commercial, as the CIty had a great need for that He grew up m the area and yet often had to
CIty of Spnngfield
CounCIl Regular Meetmg Mmutes
May 7, 2007
Page 15
go to Eugene for shoppmg He would prcfer to stay m Spnngfield The only commercIal
area Spnngfield had was Gateway and that area would be mconvement WIth the added
fac1l1ltes gomg mto that area Havmg a commercIal area centrally located would be a benefit
to the commumty He Said It depended on the type ofhousmg that was put m to the
development and also the commercIal use located there He referred to the shoppmg center
off Coburg Road that had turned Itself around He noted the development m outlymg areas
because of shortage ofhousmg m Spnngfield He saId It dId put a burden on the schools and
mfrastructure, but there were ways to get around those Issues We needed to look at ways to
Improve our commumty, not detract from It If done m the nght way, tlus commercIal center
and housmg could be a SIgnIficant benefit to the Spnngfield area
7 Laun SegeL Goal One Coahlton. 642 Chamelton # 100. Eugene. OR Ms Segel saId she was
a commIttee planner and although she dllln't hve m Spnngfield, she hved m the
Eugene/Spnngfield commumty and dId care about hvablhty She commented on Issues
regardmg Goals 9 and 12 and nodal development She felt that staff mcorrectly dIsmIssed the
appltcablhty of the proVISIons ofGoaI 9, ammrustratlve rules that became effectIve January
2007 Staff's response to wntten and oral testunony msmuated that because the apphcatlOn
was submItted m September of 2006, pnor to the effectIve date of changes made to Goal 9 by
DLCD, that the new ruJes dIdn't apply That was mcorrect ORS 227 178(1) establtshed that
"except as prOVIded m subsecltons (3) and (5) of thIs seclton, the governmg body of the CIty
or ItS deSIgnee shall take fmal actIOn on an appltcalton for a permIt, ltmlted land use decISIon
or zone change (of whIch a plan amendment IS not part of) mcludmg resolulton of all appeals
under ORS 227 189, wttlun 120 days after the apphcatlon IS deemed complete" The current
proposal mcluded a plan amendment, wluch was not a permItted land use deCISIOn or zone
change,ORS 197 175(2) states, "pursuant m relevant part, each CIty and County m tlus state
shall prepare, adopt, amend and revIsed ComprehensIve Plan m comphance WIth the goals
approved by the CommISSIOn" Tlus provISIon estabhshes that plan amendments must
comply WIth the goals In thIS case, that meant the new Goal 9 rules Ms Segel spoke
regardmg the mdustnalland The apphcant mostly rehed on two of the thIrty-two economIc
element pohcles m the Metro Plan, Pohcles 6 and 12 The apphcant seemed to beheve that
Pohcy 6 was Imperaltve and prOVided clearer guIdance than Pohcy 12, however, thIS pohcy
addressed zorung only, not plan deSIgnatIon and concerned the necessIty ofhavmg adequate
supphes ofland of both commercIal and mdustnal deslgnalton, and saId notlung concenung
the apphcablhty of favonng one plan deslgnalton over the other Pohcy 12 stated
"dIscourage future Metro Plan amendments that would change development ready mdustrlal
lands, sItes Idenltfied as short term m the Metropohtan Industnal Lands SpecIal Study, to
non-mdustnal deslgnalton"
8 Darlene Hrouda. 2595 Marcola Road. Sonngfield. OR Ms Hrouda saId she had a lot of
concerns because she hved on Marcola Road Traffic was already bad enoullh and she had
trouble gettmg out of her dnveway She saId a speedmg car Just rolled over m her neIghbor's
yard She was not as opposed to the mdustnal part as she was the resldenltal She Said there
could be about 489 reSIdences, totalmg about 1200 people WIth between 500 - 1200 cars a
day m and out of there m an area that was already saturated She saId there were not enough
roads to support that amount of traffic She saId she moved to Spnngfield from Eugene
because It was more open than Eugene She had a problem WIth overcrowdmg the schools
and there would be nowhere for the lads m tlus development to play and they would get mto
trouble She was concerned about what tlus development would do to theIr property taxes as
CIty of Sprmgfield
COUlle" Regular Meetmg Mmutes
May 7, 2007
Page 16
homeowners and the property value She had real concerns and would like to request to leave
the record open
IT WAS MOVED BY COUNCILOR LUNDBERG WITH A SECOND BY COUNCILOR
WOODROW TO LEAVE THE WRITTEN RECORD OPEN FOR ONE WEEK UNTIL
5'00 PM ON MAY 14, PROVIDE THE APPLICANT AND STAFF ONE ADDITIONAL
WEEK TO RESPOND TO THIS TESTIMONY AND RECONVENE FOR COUNCIL
CONSIDERATION OF THIS APPLICATION AT 7'00 P.M. ON JUNE 4 IN THESE
CHAMBERS. THE MOTION PASSED WITH A VOTE OF 6 FOR AND 0 AGAlNST
Staff response
Mr Karp saId some of the Issues addressed were not to the cntena of approval and would be
addressed dunng the master plan process If the amendments were approved by counc" He saId
staff would revIew the Issues related to Goal 9 and Goal 12 Staff would also reVIew what was
submItted Into the record tomght and reply on june 4
Applicant rebuttal
Mr Satre SaId a number of legItImate concerns were expressed tomght and deserved due
conSIderatIon The master plan would address those Issues, such as dramage, nOIse, etc There
would be public notIce and a public heanng for the master plan He addressed the concern
regardmg school overcrowdIng On page 7-21 of the agenda packet, there was a letter from the
Spnngfield Public Schools statmg that there was adequate capacIty In the school system for aU of
the allowable housmg on these acres WIth respect to the open space, someone had tesllfied that
the thIrty foot setback along Marcola Road was part of the open space and that was Incorrect
Twenty percent of the reSIdentIal acreage would be the common open space He addressed the
Issues regardmg Goal 9, Metro Plan PoliCIes 6 and 12 bemg In conflIct WIth each other He
encouraged CounCIl to contmue readmg or re-read therr packet, In partIcular page 6-28 of the
packet whIch mcluded a Metro Plan statement that saId It was 0 k If there were confucts and
InConsIstencIes between vanous poliCIes WIthIn the Metro Plan When local junsdlctIons
dIscovered that there may be InconsIstencIes and confhcts, It was up to CounCIl to sort those out
In regard to denSIty, number ofhousmg, traffic, and thmgs related to tnp generatIOn, he remInded
CouncIl that they had voluntanIy proposed a tnp cap He reIterated that tnp cap was not a Inmt
on tnps, but a limIt on the amount of commerctal square footage, a lnmt on dwellmg umts so that
the number of tnps generated by thIS development would not exceed the number of tnps that
would be generated by the eXIstIng planmng and zomng use
Mr Satre thanked CounCIl for therr consIderatIOn
Mayor Lelken saId the wntten tesllmony would contmue to be open for one week No deCISIOn
would be made tomght
Mr Leahy SaId there would be no public testilllony on June 4 Wntten testImony would be open
unlll5 OOpm on May 14
CouncIlor Ralston asked whIch Items dIscussed were part of the cntena He asked If TransPlan
was part of the Metro Plan Yes Anythmg related to traffic had relevance to the cntena
Counctlor Lundberg saId she would hke a foUow-up WIth the School Dlstnct She asked where
the two new schools would be located that were part of the School Dlstnct's last bond measure
CIty of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 17
She wanted to know If that was why the dlstnct was saYIng they could accommodate, or would It
mean mOVIng students to other areas She would lIke more clanficalion regardmg absorbmg
students There was somethtng currently m the legIslature regardmg school Input when
development was proposed It was a crlllcallssue to tills applIcatIOn
CouncIlor Ballew asked about the wntten record bemg held open
Mr Leahy saId the record was bemg held open for one week, unliI Monday, May 14 at 5 OOpm
He suggested a slIght change to the rest of the schedule He suggested that If any new
mformalion came m dunng that week by eIther the applIcant or anyone opposed to the
development, eIther party could comment on the new mformalion dunng the next week (through
May 21) There could be a three day lime penod after that for the applIcant to make any rebuttal
and no new mformallon could be mtroduced at that tIme Per Counctlor Lundberg's request, new
mformatlOn would be entered mto the record that would need comment
. FIrst penod Wntten record open through 5 OOpm on May 14
. Second penod Respond to new mformallon from all parties through May 2 I
. ThIrd penod ApplIcant to file rebuttal by May 29
Jun Splckerman, attorney for the applIcant, 975 Oak Street, SUlte 800, Eugene, Oregon addressed
Mr Leahy regardmg the tunelIne He saId by statute, the applIcant had one week for the,.
argument He also noted that dunng the last week, he could comment on anythmg m the record,
not just new mformatlOn
Mr Leahy asked Mr Karp about tune for staff to prepare the mfonnatlOn to bnng back to
CounCIl
Mr Karp said m order for illm to prepare the Infonnallon for the Counctl packet, he would need
to schedule tills to come back for the meetmg on June 18
Mr Leahy s3ld he would prefer to have a record that everyone could be mvolved m and the
CounCil had all the mfonnallon It needed
Mayor Letken noted that he would not be m attendance on June 18
Mr Leahy s3ld If there was a lie, the CounC1l could contInue the meetmg and the Mayor would
revIew the record before commg back for a final declSlon
CounCIlor Ralston asked about a park called PIerce Park that was shown on the map He asked If
PIerce Park was pnvate or a WIllamalane Park
Mr Satre said It was WIllamalane property that had not yet been developed PIerce Park was the
name gIven to that property by WIllamaIane
Mayor Lelken thanked all those that had come to testify before Counctl and for their thoughtful
testunony
NO ACTION REQUESTED FIRST READING ONLY
CIty of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7. 2007
Page 18
Mayor Lelken announced that Council would take a five mmute recess (9 10 pm)
Mayor Lelken resumed the Counctl meetmg at 9 17 P m
BUSINESS FROM TIIE AUDIENCE;
COUNCIL RESPONSE
CORRESPONDENCE AND PETITIONS
BIDS
QRDINANCES
BUSINESS FROM TIIE CITY COUNCIL
Busmess from Counctl
a CommIttee Reports
Counctlor Ballew smd she went to an all day Oregon Metropohtan Plannmg
OrganIzatIOns Consortium (OMPOC) meetmg on Fnday Not a lot was
accomphshed, but she had a couple of thmgs to dlstnbute to Counctl regardmg a
leglslal1ve pohcy that was dIscussed She dIdn't want to commIt to anytlung WIthout
full Counctl approval
Counctlor Ballew also reported on the Little Look meetmg that she and Counctlor
Woodrow attended today The faclhtator was very nIce and would be puttmg
together a collecl1ve statement of what appeared to be the attItude of the three
agencies There was a lot of dIfference m opmlOns
2 CounCIlor Woodrow smd he also attended the Little Look meetmg The Eugene CIty
CounCIl was unhappy that thiS wasn't brought to them ahead of tune Mayor PIercy
stated that Eugene and Spnngfield were not fightmg about tlus Issue, but were
wscussmg It Most of the questIons at the session were ambIguous
3 Counctlor Lundberg attended the ribbon cuttmg for the Northwest Credit Urnon
located on Mam Street m Spnngfield She said It was another Carl Sherwood deSIgn,
was beautIful and was all done m wood The first NW Cred,t UllIon member was at
the nbbon cuttmg She encouraged everyone to stop by to see tlus beaul1ful faclhty
4 Counctlor Wyhe said she had been appomted to the Blue RIbbon CommIttee to
fmance homelessness and housmg programs It was a Eugene Mayor program, but
they seemed happy to have a Spnngfield CounCilor on board that was also famlhar
With socIal semces She wtll keep CounCIl mfonned on the plans of tlus committee
5 Counctlor PlshlOnen attended leaderslup trammg last week for two days and found It
to be very benefiCial It was put on by League of Oregon Cll1es (LOC) He Will
return at the end of the month for the second part of the trammg
City of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 19
6 Mayor LeIken said HB3337 passed 50-5 at the House It would now be determmed
which Senate committee It would be gomg to
BUSINESS FROM THE CITY MANAGER
Councll ImtlatlOn of Vacation of RIght-of-Way
Poltce Chief Jerry Smith presented the staff report on thts Item When the deSign of the Jushce
Center began m December 2005, the project archItect was required to examme the eXlstmg site
and to develop options for the use of the sIte ImtIally, more than 15 concepts were exammed and
ultimately 4 site ophons were developed On February 28, 2006, the Council considered these
options and selected OptIOn 2 This ophon was determmed to be most lIkely to provide for the
CIty's reqUlrements for the new faclltty whlle also meetmg the CIty'S budget constramts This sIte
deSign optIOn has been the baSIS of the deSign of the Jusl1ce Center project In order for the
constructlOn of the project to proceed as deSIgned, the one-block section ofB Street between 4th
Street and PIOneer Parkway East must be vacated
Oregon ReVised Statue secl10n 27 I 130 proVides for the Clty Councll to 1llitlate vacatIOn of
publtc nghts of way If the Councll deCides to Imtlate thiS action, staff Will process the vacal10n
appltcatlOn usmg the cntena approved by the City Councll on Apnl 2, 2007 Tlus cntena IS
related to vacatIOn ofpubltc nghts of way, easements and otherpubltc lands that will remam m
publtc ownership and publtc use The procedures for the review of thiS vacatIOn appltcatlOn will
be as any other request for vacatIOn of nght of way Staff WIll review the appltcahon m
accordance WIth the cntena and will prepare a staff report which WIll mclude draft findmgs This
report Will be scheduled for a Publtc Heanng by the Planrung CommIssIOn and the Plannmg
CommIssIOn will make a recommendation regardmg the appltcatlOn to the City Council
Followmg the Plannmg Commission heanng, a Public Heanng will be scheduled for the Council
to hear testunony regardmg the appltcatlOn
If the CouncLl decIdes to approve the vacatIOn appllcal1on, the construction ofthe Jusl1ce Center
WIll proceed as deSIgned If the CounCil does not approve the vacal10n appllcatlOn, some
components of the Jusl1ce Center wlll be re-deslgned to remove the secure parkmg and Anc1l1ary
BUlldmg from the B Street nght-of-way and construcl1on of the project w1l1 proceed as re-
deSigned
IT WAS MOVED BY COUNCILOR WOODROW WITH A SECOND BY COUNCILOR
PISHIONERI TO INITIATE VACATION OF THE ONE BLOCK SECTION OF B
STREET BETWEEN 4TH STREET AND PIONEER PARKWAY EAST. THE MOTION
PASSED WITH A VOTE OF 4 FOR AND 2 AGAINST (BaIIewlLundberg)
2 Jomt PartICipatIon With Eugene and Lane County m a Ballot Measure 37 Claun
Planmng Manager Greg Mott presented the staff report on this Item A Ballot Measure 37 claun
has been filed With Eugene, Spnngfield and Lane County allegmg dunmlshed value as a result of
Metro Plan pol1cles The claun was filed WIth each of the Metro Plan's co-slgnatones despIte the
property's locatIon west ofI-5 between the Urban Growth Boundary and Plan boundary The
questIOn IS "Should the City of Spnngfield apply the plan amendment procedures regardmg
junsdlcl10nal partiCIpatIOn m Plan amendments to a BM 37 claun?" The law establlshmg clauns
CIty of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 20
for dImlmshed value clearly exempts this process from the "land use declSIon" and "hmlted land
use deCISIon" process specIfied m ORS 197
NotWIthstanding thiS dlstmctIon, the BM 37 claun wIll result m compensatIOn, I e functIOnal
eqUIvalent of a development dernal, or waiver of the land use regulatIOn, I e functIonal eqUIvalent
of a development approval In eIther case, Spnngfield's partICIpatIon, IftJus was a land use
deCISIOn under ORS 197 and the Metro Plan, would be optIonal, not compulsory "All three
governmg bodies must approve non-slte-specIfic text amendments, SIte speCific Metro Plan
DIagram amendments that mvolve a UGB or Plan Boundary change that crosses the WIllamette
or McKenZie RIvers or that crosses over a ndge mto a new basm, and, amendments that mvolve a
goal exceptIOn not related to a UGB expansIOn" (Metro Plan, page IV-3)
The claIm seeks approval to develop property between the McKenzIe RIver and the UGB, west of
1-5, With reSIdentIal development ofvarymg denSItIes Under Metro Plan land use procedures,
the property owner would request an amendment to the Urban Growth Boundary and concurrent
Plan dIagram amendments from agncultural to reSIdentIal Because none of the site-speCIfic
gUldelmes IdentIfied at Metro Plan IV -3 Cited above apply to tJus claIm, SpnngfieId would
receive a referral to allow for determmatlon of "RegIOnal Impact" and subsequent deCISion to
"opt-m" or "opt-out" In prevIOUS land use actIons west ofI-5 of sunIlar purpose and scope, the
Spnngfield City CouncIl has declmed to partiCipate, consIstent WIth the provISIons of the Metro
Plan and the Spnngfield Development Code, Article 7
Mr Mott explamed how the unplementatlOn of the junsdlctIonal responslblhty eXIsted and the
optIons for CounCil
CouncIlor Ballew asked about the Metro Plan and the responSlblhtIes noted m that plan
Mr Leahy SaId It was a contract With no end Part of the terms of that contract conlatned
prOVISIOns for CouncIl to opt out Mr Mott was recommendmg that CouncIl opt out and
elunmate thIS BM37 claun
CouncIlor Ralston said If Spnngfield opted out, would the claunant stIlI go forward WIth the
BM37 claun
Mr Matt saId that was correct
CounCIlor BalJew asked If they were fiJmg the claIm agamst alJ three junsdlctIons
Mr Leahy said he dIscussed thiS WIth the claimant's attorney, Mr Kloos
IT WAS MOVED BY COUNCILOR WOODROW WITH A SECOND BY COUNCILOR
PISmONERI TO DECLINE PARTICIPATION, THE MOTION PASSED WITH A
VOTE OF 6 FOR AND 0 AGAINST.
Mr GnmaIdl remmded CouncIl that there was a Budget Committee tomorrow rnght
CouncIlor Ballew saId the Museum was hononng the Over the HIli Gang, mcludmg Don Lutes,
on Fnday, May II from 5 00-7 OOpm
CIty of Spnngfield
CouncIl Regular Meetmg Mmutes
May 7, 2007
Page 21
CouncIlor Lundberg noted the wonderful artlCle about Don Lutes rn the paper today
BUSINESS FROM THE CITY ATTORNEY
Mr Leahy saId he attended a mumcIpal attorneys' workshop last week A panel on Saturday
mormng rnc\uded Eugene CIty Attorneys, a Eugene RIsk Management staff member, and another
law firm that Eugene hIred regardmg the Pohce cases WhIle the Eugene law firm was defendrng
the cases, they lured a law firm from Portland wIth the goal of settlrng the cases
He thanked the CouncIl He saId he attended the Cmco DeMayo event at the ReglOnal Sports
Center and thought It was great to have It m Spnngfield.
D,scusslOn was held regardmg the Issues around nammg of that facIlIty
ADJOURNMENT
The meetmg was adjourned at approxunately 9 32 P m
<
~v(Q
SI(h,ey....w Lel~
Maypf
Mmutes Recorder Amy Sowa
Attest
flWA-I ~
CIty Re#der
,
<
. B
cny COUNCL AGENCA ~
CIty of Spnngfield _ 225 Fifth Street _ Springfield _ Oregon - 97477 - (541) 726-3700
Contact Amy Sowa _ City Manager's Office
www CI springfield or ~,~
The meetIng locatIon IS wheelchaIr-accessible For the heanng-Impmred, an mterpreter can be proVided With 48 hours
notIce pnor to the meetIng For meetIngs m the Council MeetIng Room, a "Personal P A Receiver" for the heanng
Impaired IS available To arrange for these servIces, calJ 726-3700 Meetmgs will end prIOr to 10 00 P m unless
extended by a vote of the Council
All proceedIngs before the CIty CouncIl are recorded
May 7, 2007
5 45 pm Executive SessIOn
Pursuant to ORS 192501(1), ORS 40 225
ORS 192 502(1), ORS 192 660(2)(h) and ORS 192502(9)
Jesse MaIne Room
CALL TO ORDER
ROLL CALL - Mayor Lelken _, CouncIlors Ballew_, Wyhe_, Ralston_, Lundberg_, Woodrow _'
and PlshlOnen_
Consult WIth COWlSel Regardmg PendIng LItIgatIOn
[Len GoodWIn/SUSie SmIth]
(30 MInutes)
ADjOURNMENT
6 IS P m Work SessIOn
jesse MaIne Room
CALL TO ORDER
ROLL CALL - Mayor Lelken --' CounCilors BalJew_, Wyhe_, Ralston_, Lundberg_, Woodrow _'
and PlshlOnen
Proposed Amendments to the Metropohtan Area General Plan DIagram and the Spnngfield Zomng Map
[Gary Karp] (30 MInutes)
2 Proposed Storrnwater and Wastewater User Fees
[Susie SmIth]
(15 Mmutes)
~
CouncIl Agenda
May 7, 2007
Page 2
ADJOURNMENT
7 00 p m Regular Meetmg
CouncIl Meetmg Room
CALL TO ORDER
ROI L CALL - Mayor Lelken _, CouncIlors Ballew_, Wyhe_, Ralston_, Lundberg_, Woodrow _,
and PlshlOnen
PLEDGE OF ALLEGIANCE
SPRINGFIELD UPBEAT
Earth Day Poster Wmners
[Rachael ClultonlMayor Lelken]
(05 Mmutes)
2 Spnngfield EducatIOn Day ProclamatIOn
[Ma yor Lelken]
(05 Mmutes)
3 Arts Week ProclamatIOn
[Mayor Lelken]
(05 Mmutes)
CONSENT CALENDAR
Claims
a Approval to Accept the Fmanclal Reports for March 31, 2007
2 Mmutes
a Apnl 16, 2007 - Work SessIOn
b Apnl 16,2007 - Regular Meetmg
C Apnl 23, 2007 - Work SessIOn
d Apnl 23, 2007 - SpecIal Regular Meetmg
3 ResolUTIons
4 Ordmances
5 Other Routme Matters
~
CouncIl Agenda
May 7, 2007
Page 3
a Authonze the CIty Manager to SIgn an ExtensIOn of the Current AudIt ServICes Contract for FY07 WIth the Firm
of Grove, MueIJer and Swank, P C
MOTION APPROVE/REJECT THE CONSENT CALENDAR
ITEMS REMOVED FROM THE CONSENT CALENDAR
PUBLIC HEARINGS - Please lImit comments to 3 mJRutes Request to speak cards are available at both
entrances Please present cards to CIty Recorder Speakers may not Yield their tIme to
others
FIscal Year 2007-2008 One-Year ActIOn Plan of the Eugene-Spnngfield ConsolIdated Plan for Housmg and
Commumty Development (CIty of Spnn~..field SectIOn)
[Kevm Ko] (15 Mmutes)
MOTION APPROVEINOT APPROVE CDBG FUNDING FOR WYNANT'S FAMILY NUTRITION
MOTION APPROVEINOT APPROVE THE SPRINGFIELD SECTION OF THE FY2007-2008 ONE-
YEAR ACTION PLAN
2 Amended Request by the RelIef Nursery to Purchase CIty-Owned Property for a Proposed Childcare FaCIlIty
[Kevm Ko] (10 Mmutes)
MOTION ACCEPT/ACCEPT WITH CONDITlONS/ OR REJECT THE OFFER FOR THE RELIEF
NURSERY TO PURCHASE CITY-OWNED PROPERTY AT 870 SOUTH 42'n STREET
3 Proposed Amendments to the MetropolItan Area General Plan DIagram and the Spnngfield Zomng Map
[Gary Karp] (60 Mmutes)
ORDINANCE NO I - AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD METROPOLITAN
GENERAL PLAN DIAGRAM BY REDESIGNATING 56 ACRES FROM CAMPUS INDUSTRIAL TO .
COMMUNITY COMMERCIAL MEDIUM DENSITY RESIDENTIALINODAL DEVELOPMENT AREA. AND.
COMMERCIALINODAL DEVELOPMENT AREA ON LAND LOCATED NORTH OF MARCOLA ROAD
AND EAST OF 28 IH/31" STREETS -
NO ACTION REQUESTED FIRST READING ONLY
ORDINANCE NO 2 - AN ORDINANCE AMENDING THE SPRINGFIELD ZONING MAP BY REZONING
56 ACRES FROM CAMPUS INDUSTRIAL TO COMMUNITY COMMERCIAL MEDIUM DENSITY
RESIDENTIAL AND MIXED USE COMMERCIAL ON LAND LOCATED NORTH OF MARCOLA ROAD
AND EAST OF 28 I "/31" STREETS .
NO ACTION REQUESTED FIRST READING ONLY
BUSINESS FROM THE AUDIENCE - L,mited to 20 mJRutes Please lImIt comments to 3 mJRutes
Request to Speak eards are available at both entrances Please present
cards to City Recorder Speakers may not Yield their lime to others.
.
CouncIl Agenda
May 7, 2007
Page 4
COUNCIL RESPONSE
CORRESPONDENCE AND PETITIONS
BIDS
ORDINANCES
BUSINESS FROM THE CITY COUNCIL
1 Busmess from CouncIl
a CommIttee Reports
b Other BusIness
BUSINESS FROM THE CITY MANAGER
CouncIl Imtlanon of VacatIOn of RIght-of-way
[jerry Slll1th)
(10 MInutes)
MOTION INITIATE/NOT INITIATE VACATION OF THE ONE BLOCK SECTION OF B STREET
BETWEEN 4TII STREET AND PIOl\EER PARKWAY EAST
2 JOInt PartIcIpatiOn WIth Eugene and Lane County In a Ballot Measure 37 ClaIm
[Greg Mott)
(15 Mmutes)
BUSINESS FROM THE CITY ATTORNEY
ADJOURNMENT
CIty of Spnngfield
Work SessIOn Meetmg
MINUTES OF THE WORK SESSION MEETING OF
THE SPRINGFIELD CITY COUNCIL HELD
MONDAY, MAY 7, 2007
The City of Spnngfield Council met m a work seSSion m the Jesse Mame Meetmg Room, 225
Flftb Street, Spnngfield, Oregon, on Monday, May 7, 2007 at 6 22 pm, With Mayor Lelken
presIdIng
ATTENDANCE
Present were Mayor Lelken and Councilors Lundberg, Wyhe, Ballew, Ralston, Woodrow and
PlshlOnen Also present were CIty Manager Gmo Gnmaldl, ASSIstant CIty Manager Jeff
Towery, CIty Attorney Joe Leahy, CIty Recorder Amy Sowa and members of the staff
I Prooo<ed Amendments to the MetrooolItan Area General Plan Dla= and the Sonnl!field
Zorunl! Mao
CIty Planner Gary Karp presented the staff report on thIS Item The subject sIte was formerly
known as the "PIerce" property The current Metro Plan deSIgnatIOns and zomng are Campus
Industnal (56 acres), MedIUm DenSIty ReSIdentIal (35 7 acres) and CommunIty CommercIal (S 6
acres) The apphcant requests approval of a Type II Metro Plan dIagram amendment to change
the 56 acre Campus Industnal deSIgnatIon to Commumty CommercIal (I I acres), MedIUm
DenSity ResldentIallNodal Development Area (J 9 acres), and CommercIallNodal Development
Area (26 acres), and amendment of the Spnngfield Zomng Map from Campus Industnalto
Commumty CommercIal, MIxed Use CommercIal and MedIUm DenSIty ReSIdentIal (same
acreages) Both apphcatlOns are mterrelated, they both must be approved because of the reqUIred
consIstency between the Metro Plan deSIgnatIOn and zomng All Issues related to the effects of
the proposed development on nelghbonng propertIes raised dunng the PlannlOg CommIssIon
pubhc heanng are Issues that wlll be addressed dunng the Master Plan revIew process, a
condItIon of approval of these apphcatlOns, whIch WIll be revIewed by the PlannIng CommIssIon
at a future pubhc heanng The Master Plan WIll contaIn proposed mItIgatIOns to pOSItIvely
respond to the Issues raIsed by the neIghbors In making their declSlon on these apphcatIons, the
CIty CounCIl should conSIder If the CIty Will be bctter served by convertlOg Campus Industnal
land to CommercIal and MultI-famIly ReSIdentIal, Spnngfield's CItIzens, espeCIally the
neIghbors, can be assured that a "quahty" development WIll be constructed over tIme, and
whether the removal of the Campus Industnal deSignatIon can be absorbed or should be offset by
a commensurate addItIon of Campus Industnal deSIgnatIOn elsewhere 10 the CIty as an element
of the upcomIng commerclal/lOdustnalland supply demand analYSIS
Mr Karp dlstnbuted matenals that had been dlstnbuted to the Plannmg CommISSIOn of a Lowe's
10 Stockdale, Anzona He also dtstnbuted the first dIagram of the Metro Plan
Councllor Ralston hsted several concerns and questIOns I) How much mdustnalland was
avatlable 10 Spnngfield?, 2) How would the traffic lssues be resolved? 3) Campus Industnal was
a better fit for tills area and would prOVIde more hvmg wage jobs, 4) It could work agaInst
redevelopment 10 the Mohawk area
Mr Karp asked Mr Tamulorus to dISCUSS the IndustnaI Lands m Spnngfield
CIty of Spnngfield
CouncIl Work SessIOn Mmutes
May 7, 2007
Page 2
Mr Tamuloms chscussed the h,story of the PIerce Property and the property where WalMart was
currently located He dIscussed some of the Issues WIth thIS area that had prevented other
companIes from locatlllg In thIs area He noted the large amount of Campus Industnal property
stlJl aVaIlable In Gateway and other areas In Spnngfield, currently over 100 acres The Jasper
Natron area could also Include nearly 180 acres of Campus Industnal property
Transportation Planmng Engmeer Gary McKenney addressed the traffic Issue He saId the
application was for a plan amendment and zone change, and was requrred to address the Goal 12
Transportation Planmng Rule CondItIOns would be Illcluded III the plan analYSIS to meet Goal
12 Part of the master plan would reqUIre addItIonal transportation analYSIS and other
requrrements at that tIme The condItion would Illclude havlllg no greater unpact than If the
property was developed as currently zoned
CouncIlor Ralston saId most traffic would take the Mohawk eXIt to access that area He noted
the dIfficulty WIth traffic In that area at the present tune
Mr McKenney saId one condItion was to make a mInor ODOT Improvement now to address
traffic Issues ODOT and the CIty would be Illvolved m any transportatIon planmng as
appropnate More analYSIS would be done dunng the master planmng
CouncIlor Lundberg asked about tnp caps She saId one of the reasons PeaceHealth was a fit out
III Gateway was because traffic mItIgatIOn could be done by scheduhng hospital staff With
different slufts The proposal tornght mcluded high amounts of reSIdential and bUSIness WIth no
set travel tunes She asked how the trIp caps were momtored
Mr McKenney said tlus calculation Included both reSIdential and commercial It was not a tnp
cap, but a method of hmltIng the amount of development In each zone based on trIps It would
be lunlted to the condItIons recommended The traffic analYSIS used a techmque that considered
the reSidential gOIng to commercIa] Without the reSIdential wlthm thIs development, there
could be higher tnps from travelers needmg to travel from other locatIOns He explamed one of
the condItions of approval regardmg tnps
CounCIlor Lundberg saId she was not a proponent of planmng too far In the future because thmgs
changed The proposed site was never very good as Campus Industnallll the frrst place She
noted the conSIderatIOn ofhavlllg reSIdentIal near places hke Kingsford It didn't seem
reSidentIal would be a good fit III thIS area for a lot of reasons
CounCilor PlshlOnen discussed nodal development and asked If there was currently a nodal
deSIgnated III thIs area
Mr Karp said on page 6-1 17 III the agenda packet, there was a map of potential nodal
development areas III the TransPlan Tlus property was located III Site 7C on that map
Mr Metzger said CouncIl gave direction to staff for SIX nodal sites The PIerce property was
noted as a property WIth a lugh potential for nodal, but wasn't Illcluded III the top SIX The Pierce
Property could be a successful node
CIty of Spnngfield
Council Work SessIOn Mmutes
May 7, 2007
Page 3
A CouncIlor saId It seemed contrary to where CouncIl wanted to go for nodal development
,
Mr Metzger saId the character and densIty of homes was unponant for nodal development
CouncIlor PlshlOnen SaId he noted a large lIst of neIghbors WIth concerns He hoped there had
been and would be a lot of commumcatIon WIth the neIghbors regardmg theIr concerns
Mr Karp saId the applicants had a neIghborhood meeting before the Planmng CommIssIon
public heanng Many of the quesl10ns from the neIghbors weren't addressed In the cntena of
approval, but would be addressed m the master plan The master plan would mclude mll1gal1on
condItIOns to hopefulJy address those Issues T1us appllcal10n had not been as emotIonal as the
Home Depot request several years ago There were a lot oflegll1mate questIons
CouncIlor Woodrow asked what areas would Involve ODOT
Mr McKenney saId the lllterchanges at Mohawk and 42n' Street from HIghway 126
CouncIlor Wylie SaId It was excIting to see tills type of development She asked how many
employees there would be at Lowe's
The applicant, Mr Satre, saId he dldo't know off hand
CouncIlor Ralston asked lftlus would affect redevelopment m Mohawk He asked about
restnctlOns on truck traffic
Mr Karp saId the master plan would mcJude more detaIl
Mayor LeIken saId CouncIl would hear testImony and conduct the first reading of the proposed
amendment ordinances dunng theIr regular meetmg He remmded CounCIl tills appllcal10n was
for a zone change and CounCil needed to deterrnme whether to alJow somethIng to move forward
WIth dIfferent zomng He saId he was mterested to hear what the publIc had to say
2 Prooosed Storrnwater and Wastewater User Fees
EnVIronmental ServIces Manager SusIe SmIth presented the staff report on thIs Item She noted
that for almost twenty years Gary ColwelJ had run the figures for these rates ,WIth ills passmg
came a need to have someone step In to do the work She saId she apprecIated JeffPaschalJ and
,
Meg AlJoco for steppmg up and getting the figures prepared I
I
I
The current rates for local and regIOnal wastewater and local storrnwater user fees were adopted by
the CouncIl In May of 2006 At current rates, the local and regIonal wastewater, user fees WIlJ not
produce suffiCIent revenue to fulJy fund the proposed FY 07-08 budget and the CouncIl-adopted
CapItal Improvements Program (CIP) The attached CouncIl Bnefmg Memoraridum proVIdes an
evaluatIOn of alternatIve rate mcrease optJons for CouncIl conslderatJon No rat~ mcrease IS
proposed for stormwater user fees
Rel!lOnal Wastewater User Fees The Metropolitan Wastewater Management CommIssIOn
(MWMC) adopted an 8% IRcrease m regIonal wastewaternser fees to become effectIve July I,
City of Spnngfield
Council Work SessIOn Mmutes
May 7, 2007
Page 4
2007 foiJowmg a publlc heanng on Apnl 19th The pnmary factor dnvmg thiS and projected
future mcreases IS the CommISsIOn's capital financlOg plan associated with ImplementatIOn of
the 2004 MWMC Facllltles Plan The Plan mcludes a twenty-year hst of capital projects
IOtended to proVide sufficient envITonmental performance and treatment capacIty to serve
commuOlty growth through 2025 The twenty-year cost ofthese projects IS $196 ffillhon (m
2006 doiJars)
Local Wastewater User Fees The CouncIl IS requested to conSider optIOns for an IOcrease 10
local wastewater user fees rangmg from 3 5% to 6% The factors ImpactlOg the operatlOg budget
revenue requITements 10 the commg year mclude mflalIon, IllIgalIon costs, and a modest mcrease
m personnel services However, the pnmary factor dnvlOg the need for mcreased wastewater
fees m FY 07-08 and subsequent years relates to the fundmg requirements of the local
wastewater CIP Unt1l wastewater system development charge (SDC) revenues mcrease
substantlaiJy, user fee revenues wIlJ contmue to be the pnmary fundmg source for capital
projects Updates to the Samtary Sewer Master Plan and the SDC methodology are undelWay,
with expected completIon m early-to-mld FY 07-08 Each of the user fee rate optIOns presented
for Counc1l conSIderatIOn assumes mcreased SDC revenues 10 the future A 0% mcrease optIOn
IS not presented, as It would result m madequate revenue to fund the CIP, wmch reflects Counc1l
pnonlIes for commumty growth and whIch was recently adopted by the Counc1l
Three local wastewater user fee alternatives have been developed OptIOn liS an mcrease of
user fees by 3 5%, OplIon 2 IS a 5% mcrease, and OplIon 3 IS a 6% mcrease Staff IS
recommendmg OptIOn 3 An analYSIS ofthese optIOns and the Impact on future years IS provided
m Attachment A 10 the agenda packet
Stormwater User Fees. No user fee mcrease IS proposed for FY 07-08 Additional mformal1on
on the financIal conditIOn of the stormwater program fund IS prOVided In Attachment A mcluded
m the agenda packet
Ms SmIth referred to the deta1led memo m the agenda packet She discussed the three options
and noted that there would stliJ be slgmficant borrowlOg with any of the optJons
Counc1lor Ballew asked when the SDC study would be complete
Ms Smith Said optunlstlCaiJy by January 1, 2008
CouncIlor BaiJew asked If the SIX percent mcrease was for three years
Ms Smith Said Counc1l would be acting on next year's rates only It would add approxlOlately
75 to the average resIdential b1l1
Councilor BalJew recommended lookmg at Cottage Grove's rates as a comparable and mdlcated
that Cottage Grove's rates were qUite mgh
CouncIlor Ralston Said It looked like the combinatIOn of mcreases would be approximately $1 68
per household With the SIX percent mcrease m local wastewater user fees He said the
responsIble thmg to do would be to raIse the fee SIX percent
CouncIlor P,smonen asked If SIX percent was too low What could they do With more?
CIty of Spnngfield
COunCll Work SeSSIOn Mmutes
May 7, 2007
Page 5
Ms Snnth saId staff would be updatmg the plan and the SDC process That would gIve the CIty
an opportumty to place more of the burden on new development, so they would pay the" fa"
share
Counctlor Lundberg saId she would prefer looktng at the SDC's to make sure the burden wasn't
placed on mdlvldual users
ADJOURNMENT
The meetmg was adjourned at 7 05 pm
Mmutes Recorder- Amy Sowa
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S~dD;~ Letl[~
Mayor
Attest
~~~
Amy So~
CIty Recorder
THE VILLAGES AT MARCOLA MEADOWS
The Villages at Marcola Meadows is a
livable, walkable high-quality neighborhood
comprised of distinct, yet interconnected
villages. The villages are characterized by
human-scaled buildings and linked open
spaces featuring shallow streams and
meadow habitats.
In addition the Villages feature Pacific
Northwest characteristics and architectural
styles within a set of common design ideas,
creating a unified whole with variations.
Inherent in each village is a common green space. sometimes shared with neighboring villages; walkways meander from
one village to next stringing these green spaces together.
Pedestrian connections are provided to existing commercial and residential districts to the west and to the EWEB
pathway and future neighborhood park, Pierce Park, to the north.
A winding open space along the central stream, Willow Creek, forms the main green pedestrian spine for the whole
community. Commercial buildings along Willow Creek have terraces overlooking the waterway.
Buildings are located in close proximity, facing open spaces, streets and walkways; they feature human scale details with
facades divided into smaller segments.
Commercial areas provide small terraces and plazas. A bustling main street provides a destination for both residents of
this community and shoppers from outside.
Together buildings and open spaces form a continuous pedestrian experience of small open spaces and varied
architecture.
As a whole Marcola Meadows encourages social interaction between its residents and an opportunity for a healthy less
car -depended life style.
Within the Marcola Meadows a suite of nine villages
will exist:
. four residential villages - single family housing,
apartment homes, town homes and assisted living
facility with senior cottages
. one office village - professional and medical offices
. four retail villages - general retail, community retail,
neighborhood retail and main street retail
THE VILLAGES AT MARCOLA MEADOWS
General and Community Retail
Neighborhood Retail
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Oak Prairie Homes
Pedestrian scale setting
Walkways from
residential areas
Front facades with
visual transparency
Pedestrian scale setting
Single family homes
Small scale, quiet,
safe and secure
environment
Intimate scale though
setbacks
Camas Meadow Apartment Homes
Two to three-story
buildings
Organized around
open space
Sense of community
and a link to
neighboring villages
Wide sidewalks, street
trees and occasional
on-street parking
Small terraces and
plazas
Medical and
professional offices
Adjacent and strongly
connected with
commercial villages
Two to three-story town I
homes
Centrally located
Strong connections to
Main Street, shopping
areas and the
waterway environment
Park like setting with
central common space
Connected to
neighboring villages
Main Street Retail
Office Village
Willow Creek Townhomes
Ashwood Cottages
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THE VILLAGES AT MARCOLA MEADOWS
Alder Piau ..
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Alder Ploza Main Street Retail, 4.8 Ie _
Alder PI... G..-ol Retan, 14.1 Ie
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Rollal, 12.1
Alder PllIZII P
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Open Space, 10.5 M:
Wdlow Creek Town Homo.. 8.5 M:
Carna. Moadow A ,
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LAND USE
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THE VILLAGES AT MARCOLA MEADOW~
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OBk ProlrlB Homos, 23.8 Be
AId... PIaZII ....In StrlMl RBtall, 4.8 oe _
AId... PI... NBIg~
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I RoUlII, 12.1
Alder Plaza I I
3.5oe
Open Spoc., 10.5 lie
Willow Creek Town Homo.. 6.5 lie
Cama. Meadow, ,
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Home.,
LAND USE
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GOAL ONE COALITION
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Goal One IS Citizen Involvement
City of Spnngfield Planrung CotnIllisslon
Gary Karp, Planner III
City of Spnngfield
225 FIfth Street
Spnngfield, OR 97444
May 7, 2007
RE: LRP 2006-00027/Z0N 2006-00054, Pplan Amendment & Zone Change
Dear Members of the CotnIllisslOn
The Goal One Coalition (Goal One) IS a nonprofit orgaruzatlOn whose llliSSlOn IS to provide
assistance and support to Oregoruans m matters affectmg theIr commUIlltJes Goal One IS
appcanng m these proceedmgs at the request of and on behalf of Its memberslup resldmg m
Lane County TIns testunony IS presented on behalf of Goal One and Its memberslup,
LandWatch Lane County, 642 Chamelton Swte 100, Eugene, OR 97401, and LandWatch's
memberslup m Lane County, specifically to mclude President Robert Emmons, 40093 Little
Fall Creek Road, Fall Creek, OR 97438, as an mdlVldual
I. IntroductIOn
This proposal IS for a site-specific metropohtan plan amendment (pAPA) to amend the Metro
Plan Dlagrarn)and a concurrent zone change Wlthm the Spnngfield City IlIll1ts
The proposal concerns 56 acres of a 100 3 acre site located north of Marcola Road at Its
mtersectJon With north 28th Street and approxunately Y. lllile east of north 19th StreetJMarcola
Boulevard m Spnngfield OR The property IS 1003 acres Identified as Tax Lot 1800, Map
17-02-30 and Tax Lot 2300, Map 17-03-25-11 TL 2300 was platted m 1994 as parcel 3 of
land partll10n plat 94-P0491 A property Ime adjustment was recorded With Lane County m
1997 affectIng the common boundary between parcels 2 and 3 ofland partltJon plat 94-P0491,
completmg the current configuratIOn of the subject site (City ofSpnngfield file # 97-02-029)
The Comprehensive Plan proposal IS to change the Campus Industnal portIOn of the site to
CommerclallNodal Development Area, COmmUIllty Commercial, and MedIUm Density
ResldentJa1INodal Development Area The Zone Change proposal IS to change zonmg from
Campus Industnal to CommUIllty Commercial, Mixed Use Commercial and MedlWll Density
ResldentJaI
The site IS currently planned and zoned a combmatlOn of MedlWll Density
ResldentJallNDlMedlUm DenSity ReSIdential (MDR) (357 acres), CommerclallCommUIllty
Commercial (8 6 acres), and Campus IndustrIal/Campus IndustrIal (56 acres)
-
Eugene office 642 Chamelton SUite 100 Eugene OR 97401 541-431-7059 Fax 541-431-7078
Lebanon office 39625 Almen Dnve Lebanon OR 97355 541-258-6074 Fax 541-258-6810
www goal1 org
GOAL ONE COALITION
, .
The plan amendment and zone change would allow an addItional 19 acres of MDRIND
developmcnt, and an addItional II acres of CommercIal/Commumty CommercIal
development The plan amendment and zone change would allow an addItIOnal 26 acres of
CommerclalIND/MlXed Use CommercIal on the entIrety of the 1003 acre slte The proposals
would ehmmate all the Campus Industnal plan desIgnation and zorung (56 acres) from the
100 3 acre sIte
II Cntena appheable to the request
Local approval cntena are found m the fo11owmg documents Spnngfield Development (-/.-+
Code, Metro General Plan as provided by the staff report I L \ \ \ \ Ii. \,1 0"-
b...l"'-o.{ e.... \f'\d I \ \ "'^ \1 €d\. lY"
The proposed plan amendment must also be found to be consIsten~th apphcabIe stateWIde
planrung goals ORS 197 175(2)(a) Apphcable goals mclude;Qoal 2, Land Use Planrung,
Goal 9, Economy of the State, Goal 10, Housmg, and Goal 12, TransportatIOn The proposed
plan amendment must also comply WIth adrrurustratlve rules 1Illplementmg apphcable
stateWIde planrung goals
ill AnalYSIS
COMPREHENSIVE PLAN CONSISTENCY AND COMPLIANCE WITH
STATEWIDE GOALS
All comprehensIve plan amendments are reVIewable for comphance WIth the stateWIde
planrung goals Reszdents of Rosemont v Metro, 173 Or App 321 (2001),1000 Fnends of
Oregon v Jackson County, 79 Or App 93, 97, 718 P2d 753 (1986), rev den 301 Or 445
(1987), Opus Development Corp v Czty of Eugene, 141 Or App 249, 254, 918 P2d 116
(1996)
Goal 2 - Land Use Plannmg IS "To estabhsh a land use planrung process and pohcy
framework as a basIS for all deCISIOns and actIons related to use of land and to assure an
adequate factual base for declSlons and actions" SpecIfically, local land use actions "shall be
consIstent WIth the comprehensIve plans" Goal 2, Part I Further, the InformatIon upon
winch land use deCISIOns are made "shall be contamed m the plan document or supportIng
documents" Goal I , Part I
A planrung deCISIOn based on a study not mcorporated mto the comprehensIve plan, such as
the SCLS, IS not a planrung deCISIon that IS made on the basIS of the comprehensIve plan and
acknowledged planrung documents, as requIred by Goal 2 D S Parklane Development, lnc
v Metro, 165 Or App 1, 22, 994 P2d 1205 (2000) Also, the CIty camlOt rely on an
unacknowledged mventory over one that IS part of an acknowledged plan 1000 Fnends of
Oregon v Czty of Dundee, 203 Or App 207,216, 124 P3d 1249 (2005) In thIs case, there
appears to be rehance on the Spnngfield Commercial Lands Study (SCLS) winch, although
acknowledged, does not address the entIre Metro UGB area, and IS not a refinement plan of
the Metro Plan The 1992 Metropohtan Industnal Lands Study, however, does address the
entIre Metro UGB area, and IS part of the Metro Plan
The suggested fmdmgs m the Staff Report rely on reports and other documents contammg
mventones, assumptions, and data that have not been estabhshed for the entIre Metro UGB
area or mcorporated mto the comprehensIve plan ThIs matenal mcludes data used to JustifY
Marcola Meadows, LRP 2006-00027 & ZON 2006-00054
2
GOAL ONE COALITION
findmgs of compliance WIth goal 9 Any decIsIon reJymg on such fmdmgs would not comply
WIth Goal 2
GoalS
Respondmg to mltIal comments from Goal One CoaltlOn concerrung applicabIlity of
land mventones pursuant to Ordmance #6150, adoptmg the Spnngfield Natural
Resource Study, staff's posItIon IS that mventones established pursuant to Goal 5 are
relevant conSIderatIOns m consldenng avaIlabIlity of commercIal and mdustnalland
WhIle It may be true that these mventones are relevant to the Marcola Meadows Plan
Amendment and Zone Change proposal, the 'relevant' analyses (tables 11-2 and 11-
3) actually show little Impact on the commercIal lands mventory from Goal 5
protectIOn measures, and provIde no little If any analyses of land aVailabIlity wltlun
the entIre Metro UGB area, rather than Just the Spnngfield UGB area Table 11-2,
AnalysIs of Maxunum PossIble Impact on Supply of CommercIal Lands wltlun the
Spnngfield Urban Growth Boundary shows an Impact of I I 56 acres on Spnngfield's
(not the urban growth boundary area m It'S entuety) commercIal land supply
AddItIOnally, the analysIs pursuant to Ordmance #6150 frnls to account for lands ADDED TO
the commercial mventory smce 2000, mcludmg but not lmuted to the Gateway MDR sIte's
100 acres, provldmg a skewed pIcture of the actual commercIal land mventory
To skew the pIcture even further, the analysIs of maxunum pOSSible unpact from Goal 5
protectIon measures on supply of mdustnal lands (Ordmance #6150, table 11-1) consIders
ALL mdustnal lands Wlthm the entIre Metro UGB area, rather than Just the Spnngfield portIon
of the UGB, and does not proVIde a breakdown of number of mdustnally zoned acres m
Spnngfield vs Eugene The 2000 SCLS, however (Table 3-2) shows that the number of
campus mdustnal acres by plan desIgnatIon (I e - light mechum mdustnal acres) m the
Spnngfield UGB area IS 198 77
Goal 6 - Air, Water, and Land Resources Quahty IS "To mamtam and Improve the
quality of the air, water and land resources of the state" Goal 6 proVIdes that dIscharges
from future development, combmed WIth dIscharges from eXlstmg development, shall not
"(I) exceed the carrymg capacIty of such resources, consldenng long range needs, (2)
degrade such resources, or (3) threaten the aVailabIlity of such resources"
The Staff Report concludes that addItIonal traffic from development allowed by the plan
amendment WIll be no more SIgnIficant than that allowed WIth the current plan
desIgnatIOn However, the proposed plan amendment and zone change would allow for
and encourage more of the automobIle-dependent, fossIl-fuel dependent, and greenhouse-
gas spewmg development patterns that are degradmg the air quality of Earth's
atmosphere and threatemng humamty's very eXIstence The adverse Impacts on C02
ellliSSlOns resultmg from development allowed by the plan amendment and zone change
have not been evaluated or conSIdered
Marcola Meadows, LRP 2006-00027 & ZON 2006-00054
3
GOAL ONE COALITION
Goal 9 - EconomIc Dcvelopment IS: "To proVIde adequate opporturutles throughout the
state for a vanety of econOlIllC actlvll1es Vital to the health, welfare, and prospenty of Oregon's
cItIzens "
,
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The Staff Report's dIscussIon of Goal 9 IS basedl(upon hooo Spnngfield CommercIal Lands
Study (SCLS) The Staff Report does mdlcate that the SCLS has not been adopted as part of
the Metro Plan Goal 2 reqUITes that mformal1on upon wluch land use deCISIOns are made be
contamed m the plan document or supportrng documents If the SCLS has not been adopted
as part of the Metro Plan, any relIance on that study for Justlfical10n of the proposed plan
amendments are mappropnate and unjustIfied
Oregon Adrrurustratlve Rule OAR 660 009 0000 , DIVISIon 9 establIshes the applIcabIlIty of
Goal 9 rules to Post Acknowledgement Plan Amendments (pAPA's) and specIfies certaIn
procedures and requll"ements for local governments to follow m the adopl1on or amendment of
all plan or land use regulatIOns pertaImng to Goal 9 In OAR 660 009 00 I 0 0!)the rule
dIscusses procedures relevant to thIS applIcal10n
Staff has mcorrectly dlslIllssed the applIcabtlIty of the new proVISions of the Goal 9
adrrurustratlve rule that became effectIve January 1,2007 In staffs "responses to wntten and
oral testllllony", staff msmuates that because "the applIcatIOn was sublIlltted m September
2006, pnor to the effecl1ve date of changes made to Goal 9 by DLCD", the new Rules don't
apply That IS mcorrect
ORS 227 178 [Fmal acl10n on certaIn applIcatIOns reqUIred Wlthm 120 days, procedure,
excepl1ons, refund of fees] at subsectIOn (1) establIshes "Except as provIded m subsectIOns
(3) and (5) oftlus sectIOn, the govemmg body ofa CIty or Its deSIgnee shall take fmal aCl10n on
an applIcal10n for a penrut, IlIDlted lang use deCISIOn or zone change (emphasIs added),
mcludmg resolutIon of all appe8.1S under ORS- 227 [80, WIthin 120 days after the applIcatIon IS
deemed complete"
The current proposal mcludes a plan amendment, wluch IS not a penrut, IlIDlted land use
deCISIOn, or zone change ORS 197175 [CItIes' and counl1es' planmng responslbllIl1es, rules
on mCV.!N.a110ns, complIance WIth goals] at subsectIOn (2), states "Pursuant to ORS
chapters 195, 196 and 197, each CIty and county m t1us state shall (a) Prepare, adopt, amend
and revIse comQIl;.!lenslve p[3lJS (emphasIs added) m complIance WIth goals approved by the
comrmsslOn;' Tlus provIsIOn establIshes that plan amendments must comply WIth the Goals,
m t1us case that means the new Goal 9 rules
The newly amended Goal 9 Adrrurustral1ve Rule (OAR 660-009-0010 at subsectIon (4) IS
NOT the provIsIon that the applIcant has addressed m thell" March 17 revIsed Goal 9 findmgs
The applIcant has yet to address the correct prOVISIOns of OAR 660-009-0010 (4) and
subsecl10n (a) that state
(4) For a post-acknowledgement plan amendment under OAR chapter 660, dlVlslOn 18, that
changes the plan deSignatIon ofland m excess of two acres Wlthm an eXlstmg urban growth
boundary from an mdustnal use deSIgnatIOn to a non-mdustnal use deslgnal1on, or an other
employment use deSIgnatIon to any other use deSIgnatIon, a CIty or county must address all
applIcable planmng requll"emcnts, and
Marcola Meadows, LRP 2006-00027 & ZON 2006-00054
4
GOAL ONE COALITION
(a ) Demonstrate that the proposed amendment IS consistent WIth ItS most recent econollllc
opportumtIes analysIs and the parts of Its acknowledged comprehensive plan wluch address
the reqmrements of t1us diVISIOn, G
The plan deSIgnatIon changes antIcipated by the proposed PAPA WIll remove 56 acres of
Campus Industnal deSignatIon In so domg, the supply ofland WIth Commercial deSIgnatIOn
IS proposed to mcrease by 37 acres WIth the remammg 19 acresJroposed for conversion to
MedIum Density ReSidentIal deslgnatlOn( vJ '-\--\..../I'\D CJ~~, \1
AdditIonally, 26 of the 37 acres of new Commercially deSignated land IS proposed to mclude a
Nodal Development Area overlay deSignatIon
The proposal would decrease the City'S campus mdustnalland mventory by 56 acres The
applIcant has not JustIfied the conversIOn of scarce, shovel ready mdustnal land, especially
land deSignated and zoned campus mdustnal mslde the Metro UGB
SubsectIOn (a) of 660-009-0010 reqUITes that the applIcant demonstrate that the proposed
amendment IS consistent WIth the CIty'S most recent economic VjJIJV' ~umtIes analysls-iJ!lil
(emphasis added) the parts of Its acknowledged comprehensive plan wluch address tlle
reqmrements of t1us diVISion
In addressmg applIcabilIty of the Spnngfield Commercial Lands Study (SCLS) adopted m
2000, the applIcant appears to try to separate the Metro Area by junsdlctlOnal boundary
However, Eugene and Spnngfield have a shared and adopted UGB, Comprehensive Plan, and
Industnal Lands study However, the junsdlctIonally focused SCLS does not analyze supply
and demand for the entire Metro UGB area and carmot be relIed upon to establIsh consIstency
WIth the reqmrements of OAR 660-009-00 I 0 (4)
A related problem WIth relIance on the SCLS to establIsh Goal 9 complIance IS that m
anaIyzmg supply and demand, the study falls to consider or otherWIse account for lands added
to the commercial mventory VIa applIcant lllltIated and approved zone changes and plan
amendments One very obvIOUS example of an addition by the City of Spnngfield to the
commercJallands mventory was the 2003 plan amendment and zone change at the 100-acre
Gateway Medium Density ReSidentIal site wluch had the effect of rezomng and redeslgnatmg
100 acres of residential land to commercIal The applIcant and staff have failed to address the
additIon of commercial land to the SCLS
The applIcant also relIes m part on mventones establIshed m conjunctIon WIth adoptIOn of
Spnngfield's Nattrral Resource Study, by Ordmance #6150 on November 28,2005 WIule
those mventones may be relevant to t1us proposal, the analYSIS of mffiomum pOSSible unpact
on supply of commercial lands pursuant to the study IS lmuted to the area WItlun the
Spnngfield portIOn of the Metro UGB (table 11-2) Because Eugene and Spnngfield share a
UGB and a comprehenSive plan, an analYSIS of the entIre UGB area IS necessary to establIsh
an accurate picture of the supply of commercial lands
Marcola Meadows, LRP 2006-00027 & ZON 2006-00054
5
GOAL ONE COALITION
LOSSOF~USTIUALLAND
The proposed plan amendments and zone changes would remove 56 acres of shovel ready
campus mdustnal land from the Metro UGB area mdustnal lands mventory The apphcant
has cIted two comprehensive plan (Metro Plan) pohcles from the 'Econonuc Element'
(Chapter III, SectIon B) of the Plan as "directly relevant" to the proposed PAPA The two
Plan pohcles considered by the apphcant as relevant to the supply of mdustnal land are
pohcles 6 and 12
Policy 6 merely states "Increase the amount of undeveloped land zoned (emphasIs added) for
hght mdustnal and commercial uses correlatmg the effectIve supply m terms of sUltablhty and
aVaJlablhty WIth the projectIOns M demand" The apphcant seems to believe that tins pohcy IS
"unperatlve and provides clearer guidance than Pohcy 12" However, tins pohcy addresses
O^I~J
zorung, not plan deSignatIon, and concerns the necessity of havmg adequate supphes of land
of both commercial and mdustnal deSignatIOns It says notlung concerrung the applIcablhty of
favonng one plan deSignatIon over the other
Policy 12 states "DIscourage future Metro Plan amendments (emphasis added) that would
change development-ready mdustnalJandS (sites defulea-iiS-short-term m the metropohtan
Industnal Lands Special Study, 1991) to non-mdustnal deSignatIons (emphasis added) The
subject property, IdentIfied m the Industnal Lanas .POliCY Keport(1993) as bemg m RegIOn 7,
site #5, IS noted m the Industnal Lands Pohcy Report (page 50) as appropnate for a campus
mdustnal Plan catcgory The site IS also noted m the same document as a "short term site"
(page 20) Although the apphcant states that these two poliCies "WIll often be m conflIct"
because "mcreasmg the amount of undeveloped commercIal land WIll frcquently be at the
expense of the mventory ofmdustnalland", tins optruon IS not substantIated by eVIdence m
the record estabhshmg how much mdustnalland (designated, not zoned) has been converted
to commercial land In fact, 100 acres of land deSignated reSidentIal was approved for
conversIOn to commercial by Spnngfield City CouncIl m 2003 Both staff and apphcant are
sIlent on the Issue of conversIOns TO commercIal from other deSignatIons Wltlun the Metro
UGB area
"'''~
A major onuSSlon found m the apphcatlOn and staff report IS an analysIs of all the Metro Plan
Econollllc Element pohcles other than the two addressed by the apphcant (pohcles 6 and 12)
The remaJrung 30 pohcles should be addressed m some marmer More specIfically, the
followmg pohcles are dIrectly relevant to the mventory of mdustnallands throughout the
Eugene-Spnngfield Metro UGB area
5 - ProVide eXlsl1ng mdustnal actIvItIes suffiCient adjacent land for future expansIOn Tlus
Plan provIsIOn IS apphcable because the adjacent developed land IS deSignated campus
mdustnal, and bUIlt out to take advantage of that plan deSignatIOn and zorung Tlus proposal
to ehmmate 56 acres of campus mdustnal zonmg adjacent to eXlstmg and developed campus
mdustnal zorung, plan deSignatIon, and uses IS clearly mconslstent WIth the Metro Plan
Econonuc element
7 - Encourage mdustnal park development, mcludmg areas for warehousmg and dIstrIbutIve
mdustnes and research and development actIVItIes
Marcola Meadows, LRP 2006-00027 & ZON 2006-00054
6
, .
GOAL ONE COALITION
, .
] 5 - Encourage compatIbilIty between mdustnally zoned lands and adjacent areas m local
planrung program
] 6 - UtIltze processes and local controls whIch encourage retentIon of large parcels or
consoltdatIon of small parcels of mdustnally or commercially zoned land to facllttate their use
or reuse m a comprehensive rather than piecemeal fasmon
2] - Reserve several areas Wltlun the ugb for large scale, campus type, ltght manufactunng
uses
28 - RecognIZe the vital role of neighborhood commercial facllttles m provl(lmg servIces and
goods to a partIcular neighborhood Tlus PAPA proposal requests nodal deSignatIOns and
zomng yet has not considered or otherWIse addressed the appltcabllIty of neighborhood
commercial zomng vs commWllty commercial zomng
Although not enumerated m these comments, the remamder of the Economic Element poltcles
are appltcab]e to tlus applIcation, and should have been addressed by the appltcant
Goal 10 - Housmg IS "To proVide for the housmg needs of cItIzens of the state Goal] 0
reqUIres that cItIes mamtam an mventory of bUIldable land for reSidentIal uses OAR 660
DlVlslOn 8 mterprets and unplements Goal]O OAR 660-008-0010 reqwres that
"[ s ]ufficlent bwldable land · · · be dcslgnated on the comprehensive plan map to satIsfY
housmg needs by type and denSity range as detenmned m the housmg needs projectIOn The
local bwldable lands mventory must document the amount of bwldable land m each
reSidential plan designatIon"
The Staff Report discusses the avmlabllIty of land for housmg Wlthm the Metro UGB area,
and relIes on any acknowledged BLI m reaclung Its conclusIOns that there IS a surplus of
bUIldable land through the 2015 planmng hOrIZon Approval of the proposed plan
amendment to add an additIonal ] 9 acres of reSidentIal land IS not JustIfied on a need for
additIonal reSidentIal deSignatIon and zomng Fmdmgs must show that mcreasmg the City'S
already adequate supply of bUildable reSidentIal lands at the expense of losmg 56 acres of
scarce shovel ready campus mdustnal land IS consistent WIth the Housmg and Econonuc
polICies of the Metro Plan
Goa] 12 - TransportatIon IS "To provide and encourage a safe, convement and economic
transportatIOn system" OAR 660 DlvlSlon ]2 Implements Goal ]2
OAR 660-0]2-0060 (the TPR) reqUires a companson of traffic Impacts aJlowed under
pre- and post-amendment plan and zomng by companng the most traffic mtenslve use
allowed m each zone However, the proper pomt of companson IS "aJlowed land uses,"
not uses aJlowed under a specIfic development plan, partlcular]y development plans that
can be modified at any tIme Without a plan amendment or zone change Griffiths v City
ofCorvallzs, 50 Or LUBA 588 (2005)
To adequately address the reqUirements of the TPR, the T]A must assume the most
mtense traffic-generatmg use aJlowcd under the proposed zomng and must assume that
use IS developed at the maximum aJlowed mtenslty The proposal to apply the IND
deSignatIOn to the entIre 54 7 acres of proposed MDR deSIgnatIOn and zomng would be
appropnate If tlus were to be a truly nodal development However, the mcluslOn of a
Marcola Meadows, LRP 2006-00027 & ZON 2006-00054
7
GOAL ONE COALITION
Lowe's Home Improvement store adjacent to proposed residential development raises
concerns about traffic and congestIOn and safety that would not otherwise be an Issue In a
pedestrIan, transit orIented area
In apphcant's dISCUSSion of why a home Improvement center IS approprIate In a Nodal
Development Area, apphcant states that the "apphcatIOn does not seek to apply the Nodal
Development Area desIgnatIOn to the land on wluch the home Improvement store will be
proposed by the Master Plan apphcatIOn "
Wlule statIng that the PAPA would have the effect of estabhslung a node on 80 acres of
MediUm DenSity ReSidential and Commercial land that do not rnclude the possible site of
the home Improvement center, the apphcant does not diSCUSS or JustIfy the
approprIateness of sItIng a home Improvement center Wltlun the boundarIes of a Nodal
area
AccordIng to the apphcant "a home Improvement center affihated with the proposed
Nodal Development Area will augment the neIghborhood retaIl traffic of the stores wltlun
the Nodal Development desIgnatIOn thereby IncreasIng their chances for commercial
success" However, as a result of the level of traffic expected from tlus kInd of
development, the applIcant has suggested estabhshIng 'trIp caps' that Will hmlt the
number of dwelhng unitS alJowed In the 54 7 acres of proposed MDRlND deSIgnated
land Tlus Internal Inconsistency (/ND to alJow more denSity to support a walkIng,
transit orIented area IS lost In the shuffle to deal with extra traffic actually generated by
Lowes' more so than by additIonal reSidential denSity which IS not just allowed but
expected pursuant to the /ND designatIOn) IS an IndicatIOn that a commercial deSignation
for Lowe's and a nodal desIgnatIOn IS InconsIstent with the TransportatIOn element of the
Metro Plan
An adequate transportatIOn Impacts analysIs must assume the most Illtense traffic-
generatIng use alJowed under the proposed zomng and plan designatIOn and must assume
that use IS developed at the maxImum alJowed Intensity Tlus proposal has faIled to do so
and cannot be rehed upon to adequately evaluate potentIal transportatIOn system Impacts
as reqUIred by the TPR
The subject property IS actually located wIthIn Y, 1ll1le of an "Interstate Interchange
area "I The close proXI1ll1ty of the 1-105/126 Eugene-SpnngfieId Hlgway and 19th Street
IntersectIOn to the subject 'nodal site' IS hkely to alJow and encourage a large amount of
regIOnal shoppers travehng by automobIle to eaSily access thIS sIte ConsideratIOn of
thiS situatIOn as Inconsistent wIth the pohcIes supportIng Nodal Development In the
Metro Plan (TransportatIOn element) has not been addressed by the applIcant or staff
I OAR 660-0 I 2-0060(4)(e)(C) defines "mterchange area"
"Interstate Interchange area means
"(I) Property wllhm one-half mIle of an eXlstmg or planned mterchange on an Interstate
Highway as measured from the center pomt of the mterchange, or
"(II) The mterchange area as defined m the Interchange Area Management Plan adopted as an
amendment to the Oregon HIghway Plan"
Marco!a Meadows, LRP 2006-00027 & ZON 2006-00054
8
.
GOAL ONE COALITION
, .
The proposal states only that the suggested mitIgatIOn at this mtersectlOn WIIJ help aVOid
further degradatIOn of the system m the plan year 2025" "A vOids further degradatIOn" IS
not the applIcable standard the mlligatlOn must meet the City standard and mamtam LOS
D or better The mlligalion must meet the state standard and "assur[ e] that the alJowed
land uses are consistent with the functIOn, capacity and performance standards of the
facIlIty
As has been prevIOusly discussed, m determmmg whether the applIcable standards are
met the TIA must assume the most mtense traffic-generatmg use alJowed under the
proposed CR zomng and must assume that use IS developed at the maximum allowed
mtenslty
Goal 13 - Energy IS "To conserve energy" Goal 13 reqUires "Land and uses
developed on the land shalJ be managed and controlJed so as to maxlllllze the
conservatIOn of all forms of energy, based upon sound economic pnnclples "
The Staff Report makes conclusory findmgs regardmg Goal 13 However, the proposed
findmgs are not supported by any eVidence whatsoever
The type of development that would be enabled by the plan amendment and zone change
IS nothlllg else than more of the auto-dependent development that has led to the energy
and clImate cnses we face Truly energy-efficient development would be smalJer m scale
so that the market area drawn upon by the facllIlies would truly llllllted to sUIToundlllg
neighborhoods, and so the facIlIties would be accessible not by cars but by people - by
foot, bicycle, and publIc transportalion
No studies have been done demonstratmg that customers of development alJowed by the
amendments would m fact come from the market area defined by the sUIToundmg
neighborhoods No studies have been done evaluatmg the energy consequences of
alternalive development patterns - of relYlllg on more, smaller, and well-dlstnbuted
commercial and office areas rather than larger and fewer areas
In the absence of any analysIs of the energy consequences of the proposed amendments,
findmgs of complIance With Goal 13 cannot be made or Juslified
m. ConclusIOn \ \ 1 \ I I J
5h (eS\~\'I\<'; Q-,,,fl\ (J.- Y\OJ~. d'Ne\c)f~\!\.\'^Y('V\
The proposed amendments would create a"'acre commercial site for "IieIDh~~ ,\ Ie
':!F'bt- (0 jV\ - ofC '" 0. C r !....\
GOJ1U1\ertuall' \A!~tmt., ~X'~vR'\ tj)R)j~e",IW~~ excess of the ~ neeael to I
accommodate V~~~~~~ An appropnate mqUlry Illto
~tem~tJve sites would look at .~Ites of a sIZe and localion sUitable for the proposed use;' \,J ~ \ c.\,... do il'-ot-
NJ2.d\ IA.. 'f 1,0\.... CA. 'MiJNJ\ w '^ ,-- "'"'c\ ":;2.oM.....-(. kC/"""o(...
The proposed plan amendment IS not logical and harmomous with the land use pattern for
the greater area The proposed change IS not "logICal and harmomous" because It IS not
consistent with the development pattern envIsIOned m the Metro Plan
The plan amendment would alJow for "bIg box" or other hlgh-mtenslty retaJl
development, development could not be lImited m scope so as to be appropnate to the
sUIToundmg neighborhoods and commumty
Marcola Meadows, LRP 2006-00027 & ZON 2006-00054
9
GOAL ONE COALITION
. ,
Development allowed by the proposed amendment would disrupt and be mcompal1ble
With the surroundmg residential environments and IS not consistent With the Metro Plan
As explamed above, the proposed amendment IS mconslstent With the mtent of the Econonuc
Element of the Metro Plan, and does not comply With Metro Plan pollCles Therefore It cannot
be found to be compal1ble With these Plans
Compliance With stateWide planrnng goals, mcludmg goals 1,2,6,9, 10, 12, and 13, has not
been established In particular, It has not been established that the Eugene-Spnngfield Metro
UGB area's supply of campus mdustnalland Will be protected pursuant to the PAPA and zone
change proposal
The requested plan amendment does not comply With poliCies of the Metro Plan and
Metropolitan Industnal Lands Special Study
The requested plan amendment and zone change does not benefit the public are not
appropnate
Goal One and other partlCS whose addresses appear m the first paragraph of tlus letter request
notice and a copy of any deCISion and fmdmgs regarding tlus matter
Respectfully subnutted,
Laun Segel
Commuruty Planner
Marcola Meadows, LRP 2006-00027 & ZON 2006-00054
10
- May 7,2007
Work
Session/Regular
Oevelopment
ServIces
Staff Contact, Gary M Karp GI/.4.Lt.
S P R I N G FIE L D Staff Phone No 726-3777 ")cf'v
C I T Y C 0 U N C I L EstImated TIme 30/60 minutes
,-
ITEM TITLE PROPOSEO AMENDMENTS TO THE METROPOLITAN AREA GENERAL PLAN
OIAGRAM ANO THE SPRINGFIELD ZONING MAP
Hold a work sessIon to diSCUSS the proposed Metro Plan diagram and Spnngfleld
ZOlllng Map amendments and open the public hearing continued from Apnl16 for a
first reading of
- ~..'
_.S,;S~ AGENDA
ITEM SUMMA'
Meetmg Date
Meetmg Type
ACTION
REQUESTED
ISSUE
STATEMENT
ATTACHMENTS
DISCUSSION
Department'
AN OROINANCE AMENOING THE EUGENE-SPRINGFIELD METROPOLITAN
GENERAL PLAN OIAGRAM BY REOESIGNATING 56 ACRES FROM CAMPUS
INOUSTRIAL TO COMMUNITY COMMERCIAL, MEOIUM OENSITY
RESIDENTIAL/NOOAL OEVELOPMENT AREA, AND COMMERCIAL/NODAL
OEVELOPMENT AREA ON LANO LOCATED NORTH OF MARCO LA ROAD ANO
WEST OF 28TH/31ST STREETS
AN OROINANCE AMENDING THE SPRINGFIELD ZONING MAP BY REZONING
56 ACRES FROM CAMPUS INDUSTRIAL TO COMMUNITY COMMERCIAL,
MEDIUM OENSITY RESIOENTIAL, ANO MIXEO USE COMMERCIAL ON LAND
LOCATED NORTH OF MARCOLA ROAO AND WEST OF 28TH/31sT STREETS
The applIcant's Intent IS to obtain the proper Metro Plan deSignations and zoning on
1003 acres to allow the construction of a phased mIxed-use reSIdential and
commerCial development within d nodal development area (80 7 acres) called the
VIllages at Marcola Meadows The applicant must also obtain Master Plan approval
and then, indiVIdual Site Plan and SubdIVIsion approval
Attachment 1 Planlllng CommiSSion Order and RecommendatIon
Attachment 2 Olfferences Between 2001 and 2007
Attachment 3 Ordinance Amending the Metro Plan Olagram
Attachment 4 Ordinance Amending the Springfield ZOlllng Map
Attachment 5 Wntten Matenals Entered Into the Planlllng CommiSSIon Record
Attachment 6 March 27, 2007 Planlllng CommiSSIon Packet
Attachment 7 April 17, 2007 Planning CommISSion Packet
Attachment 8 Apn117, 2007 Planlllng CommiSSIon Oraft MInutes
Attachment 9 Splckerman's Concerns About a "Oe Novo" Public HearlnfJ
The subject sIte was formerly known as the "PIerce" property The current Metro
Plan deSIgnatIons and zoning are Campus Industnal (56 acres), MedIum Oenslty
ReSIdential (35 7 acres) and Commulllty CommerCIal (86 acres) The applicant
requests approval of a Type II Metro Plan diagram amendment to change the 56
acre Campus Industrial deSIgnation to Commulllty CommerCial (11 acres), MedIum
Oenslty ReSidential/Nodal Oevelopment Area (19 acres), and CommerCial/Nodal
Development Area (26 acres), and amendment of the Springfield ZOlllng Map from
Campus Industrial to Commulllty CommerCIal, Mixed Use CommerCial and Medium
Oenslty ReSidential (same acreages) Both applications are Interrelated, they both
must be approved because of the required consistency between the Metro Plan
deSIgnatIon and zoning All Issues related to the effects of the proposed develop-
ment on nelghbonng properties raised dunng the Planning CommISSion public
heanng are Issues that WIll be addressed dUring the Master Plan review process, a
conditIon of approval of these applIcatIons, which Will be reVIewed by the Planlllng
CommiSSion at a future public hearing The Master Plan WIll contain proposed
mitIgatIons to POSItIvely respond to the Issues raIsed by the neighbors In making
theIr deCISIon on these applications, the City Council should conSIder If the CIty WIll
be better served by converting Campus Industrial land to CommerCial and Multi-
family ReSidential, Spnngfield's Citizens, espeCially the neIghbors, can be assured
that a "quality" development Will be constructed over time, and whether the removal
of the Campus Industrial deSIgnation can be absorbed or should be offset by a
commensurate additIon of Campus Industrial deSIgnatIon elsewhere In the City as
an element of the upcomlnfJ commerclalilndustrlalland supply demand analvsls
r);I ) r
ATTACHMENT 1
PLANNING COMMISSION ORDER AND RECOMMENDATION
ATTACHMENT
1-1
. .
BEFORE THE PLANNING COMMISSION
OF THE CITY OF SPRINGFIELD, OREGON
ORDER AND RECOMMENDATION FOR ]
A METRO PLAN DIAGRAM AMENDMENT ]
AND A SPRINGFIELD ZONING MAP AMENDMENT
CASE NUMBER LRP 2006-00027
CASE NUMBER ZON 2006-00054
NATURE OF THE APPLICATIONS
This IS a consolidated application for the above referenced case numbers The applicant IS proposing to
amend the Metro Plan dIagram from Campus Industnal (CI) to CommercIal/Nodal Development Area
(C/NDA), Community Commercial (CC) and Medium Density Residential (MDR/NDA), and to amend the
Springfield ZOning Map from CI to CC, Mixed Use Commercial (MUC) and MOR The applicant Intends to
obtain the proper Metro Plan designatIons and zoning to allow the submittal and approval of the
appropnate applicatIOns (including, but not limited to Master Plan, SubdivIsion and Site Plan Review) In
order to construct a phased mixed-use resIdential and commercial development Implementing TransPlan
nodal regulations whIch WIll Include design elements that support pedestrian enVIronments and
encourage transit use, walking and bicycling, a transit stop which IS Within walkIng distance (generally'/.
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 applicatIons were Initiated and submitted In accordance WIth SectIOn 3050 of the Springfield
Oevelopment Code on September 29, 2006 and accepted as complete on January 11, 2007 The
applications were further revised on February 28, 2007 to change the requested LMI deslgnatloll and
ZOning to CC due to Issues raised by OLCD
2 Timely and sufficient notice of the public hearing and changed hearing dates caused by the wntten
record being held open has been prOVided, pursuant to SectIOn 14030 of the Springfield
Oevelopment Code
3 On March 27'", the Planning CommisSion held a work sessIon and public heanng on the proposed
amendments The staff report and written comments were entered Into the record Dunng the course
of the publtc hearing, the Planning CommisSion was asked to hold the written record open until April
3"', allow the applicant to submit rebuttal matenals by April 10th and to deliberate arid make their
deCISion on April 17'"
4 Four people submitted written correspondence by the April 3"' date
5 The applicant submitted rebuttal materials by the April 10th date
6 On April 17th, the additional matenals were entered Into the record and the Planning CommisSion
deliberated and forwarded a recommendation to the City Counetl based on the additional materials,
the Original Development Services Department staff notes and recommendation together With the oral
testimony and written submIttals of the persons testifying at the March 27th public heanng
7 The March 27'" staff report contained the follOWing conditIOns of approval
(:ondltlon 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 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 12040
gives the City authOrity to add conditions" as may be reasonably necessary In order to allow the
ZOning Map amendment to be granted" The Master Plan application process Will require a public
hearing and approval by the Planning CommiSSion ThiS note applies to all of the additional conditions of
approval that relate to the required Master Plan application
1
1-3
Condllion 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 watercourse/
wetland. and If necessary, submittal of a wetland delineation for other wetlands that may be on the
subject site
CondItion of Aporoval #3
Submittal of a Master Plan application that Incorporates the relocation of the eXIsting drainage ditch and
conversIon to a major water feature that will be an Integral part of the proposed development area The
construction of the entire water feature must be completed as part of the Phase 1 development'
. The applicant has stated that Phase 1 will Include the home Improvement center This means that this
and all other conditions referencIng "Phase 1" must be Incorporated Into proposed Master Plan Phase 1
development
CondItIOn of Approval #4
Submittal of a Master Plan application that addresses compliance with the Orlnklng Water Overlay Olstnct
standards In SDC Article 17 and how these regulations will be applied for each proposed phase
ConditIon of Approval #5
Submittal of a Master Plan application that addresses the relationship of the proposed development to
WIlIamalane's future park on the north side of the EWEB BIke Path and an explanation of any
coordination efforts wIth WIlIamalane concerning the timing and development of the future park
Condllton of Aoproval #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 compiles With the
current bUIlding deSign standards In SOC Article 21
CondItion of Aoproval #8
Submittal of a Master Plan application that demonstrates that residential development Will occur at 12
dwelling units per net acre
CondItion of Approval #9
Submittal of preliminary deSign plans With the Master Plan appllcatton addreSSing the proposed mltlgatton
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 englneenng perspective and Will be constructed on
a schedule that IS acceptable to ODOr Provided that construction of the proposed mltlgatton IS
determined to be feasible, then dunng Master Plan review and approval a condition shall be applied
reqUlnng the mitigation to be accomplished prior to the temporary occupancy of any uses In Phase 1 of
the development
1-4
. '
,
2
c
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 tnp" Issue by reqUlnng a certain percentage of the residential portion of the
site to be developed with a similar percentage of the commercial The specific percentages will be made
part of the approved Master Plan The Intent of this COndition IS to also ensure that the proposed land
uses In Table 4C do not exceed the IndIvidual caps for these uses
Condition of Aooroval #11
Submittal of a Master Plan application that shows the entire length of the collector street from Marcola
Road to V Street being constructed as part of Phase 1
CondItion of Aooroval #12
Submittal of a Master Plan application that shows the construction of all streets serving the CC and MUC
portions of the subject site being constructed as part of Phase 1
ConditIon of Aooroval #13.
Submlltal of a Master Plan application that shows proposed connectivIty between the residential and
commercial development areas
~
8 At the April 17lh Planning CommisSIon publiC meeting, dUring the Planning Commission deliberations,
a 14'" condition of approval was added
ConditIon of t>.orlroval #14
The Master Plan shall be submitted Within one year of the City CounCIl approval of these applications
CONCLUSION
On the basIs of this record, the proposed amendments are consistent With the cntena of .5DC Sections
7 030 and 12030 This general finding IS supported by the speCific findings of fact and conclUSion In the
Ih
Staff Report and Findings and the additional Information submitted for the April 17 meeting
ORDERlRECOMMENDATION
It IS ORDERED by the Springfield Planning CommisSion that approval, With conditions, of CASE
NUMBER LRP 2006-00027, and CASE NUMBER ZON 2006-00054, be GRANTED and a
RECOMMENDATION for approval, With conditions, be forwarded to the Spnngfield City Council for their
consld;J7{;dth
Plann1g (tomin.,ss,on Chairperson
ATTEST
AYES 5
NOES 2-
ABSENT P
ABSTAIN ;zr
3
1-5
,
ATTACHMENT 2
OIFFERENCES BETWEEN 2001 ANO 2007
ATTACHMENT
2-1
,
DIFFERENCES BETWEEN 2001 AND 2007
1 The 2001 Home Depot applicatIon (Jo No 00-12-254) attempted to convert approximately 8 acres
from the 56-acre Campus Industnal (CI) portion of the sIte to Community Commercial There was an
approved Conceptual Oevelopment Plan (1999) covenng onlv the CI pOrtion of the subject property
The 2007 Marcola Meadows proposal Includes a proposed Lowes as well as multI-family, mixed use
commercIal and other community commercial uses A condition of approval of these applications IS a
Master Plan for the 100 3 acre sIte whIch will govern how development may occur for all proposed
zones on the entire property (see also #7 ,below) The proposed development scenano was peer
reviewed by Crandall Arambula (an urban design/planning firm In Portland which desIgned Hlllsboro's
Orenco Station development) In July, 2006 Crandall Arambula listed 6 suggestions 1) Relocate and
redesign Main Street RetaIl, 2) Reconfigure the home Improvement center site, 3) Include a park as a
focus and active recreation amenity for new residential development, 4) Include an off-street
pedestnan and bIcycle traIl system to proVIde safe and convenient access to "destinatIons" and
"attractions" on and off the project sIte, 5) Make the resIdential street configuration pedestnan fnendly,
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 line) has been Incorporated Into the Preliminary Plan
Illustratlon submItted In the Planning Commission packet
2 The 2001 Home Depot denial Included a finding that there were other Industnal sites SUitable for the
proposed use In 2006, the Planning CommiSSIon approved'a SOC InterpretatIon (lON 2006-024)
stating that home Improvement centers are permitted In Industnal ZOning dlstncts When staff
proposed to amend the SOC to allow home Improvement centers as a permItted use earlier thiS year,
the Department of Land Conservation and Oevelopment (OLCD) stated that home Improvement
centers should not be permItted In Industnal dlstncts because It would create "de facto mixed use
districts" Staff then Withdrew the proposed SOC amendment According to OLCD, a home
Improvement center IS a retaIl use that IS more appropnate In a commercial zone The applicant
onglnally proposed that the tlome Improvement center sIte be desIgnated and zoned Light-MedIum
Industnal based on the Planning CommissIon Interpretation, Cited above When made aware of
OLCO's pOSition, the applicant reVised these applications to request Community Commercial for the
proposed home Improvement site
3 The 2001 Home Depot applicatlon focused on the Spnngfield Cllnventory only In 2007, staff has
demonstrated that there are stili a total of 116 vacant acres In the Gateway CI Dlstnct In the Planning
Commission staff report However, the Metropolitan Industnal Lands Poltcy Report (MILPR) Includes
both Spnngfield's and Eugene's Inventory WhIle the MILPR did not prOject demand speCifically for CI
land, the nearly 1,000 acres of land recommended for CI designation m the adopted and
acknowledged MILPR was deemed suffiCient until at least the end of the planning penod Since the
Inventory was completed, the net result of designation changes has mcreased the supply of Clland
by over 160 acres
4 In 2004, staff, under City CounCil direction, amended SDC Article 21, CI Olstnct, because there was
Intense demand for commerCial development (bUSiness parks, business headquarters, etc ) In what IS
pnmanly an Industnal dlstnct That amendment allows these and other commerCIal uses (WIth
lImitations on retail uses) of up to 40 percent of the gross acreage of either CI site For the record,
there has been no ~ "mdustnal" development In the Gateway CI Dlstnct smce Shoreward was
approved In 1 997 The Pierce Property has been "shovel ready" for 30 years but for reasons Cited In
#6 , below or for reasons known only to the prevIous owner, no CI development applications have
ever been submitted for thiS site
2-3
, '
,
5 In March, 2007, DLCD stated that "The cIty may not utilIze for land use deCISIon makmg but can
consIder the draft Jasper Natron SpecIfIc Development Plan deSIgnatIons m deternllnmg
whether thIs applIcatIOn wIll negatIvely affect the Clland supply "The draft Jasper Natron
Specific Oevelopment Plan IS now closer to reality because In March, Lane County commISSioners
ensured that the rest of the Bob Straub Parkway will be constructed, when they approved fundlllg for
the prolect's second phase The parkway IS expected to be completed by late 2009 and WIll open up
approxImately 600 acres for residential development, 180 acres for campus-industnal development
and 22 acres for commercIal development
6 There IS IIlfOrmatlon III the record statlllg that the subject property IS not an Ideal CI site The
Industnal Study Task Force Final Reoort, L-COG, Apn11981, stated In part "Problems assocIated
wIth the sIte mclude aIr pollutants from surroundmg heavy mdustnal uses and overhead
electrlcallmes and nearby rail Imes whIch cause problems for certam types of hIgh
technologIcal mdustnes Several 'hIgh tech' firms have consIdered the 'PIerce Property' for a
potentIal locatIon, and all have found It unsUItable because of these problems Another
problem wIth the sIte IS opposItIon to mdustnal use from neIghborhood resIdents"
AddItIonally, as stated In the Planning CommIssIon staff report, the Lane Metro Partnership confirmed
this Information
7 In 2001 the Home Depot tesl1mony was confrontational The tesl1mony to date has not been
confrontational On March 14'h, the applicant held a "neIghborhood meetlllg" at Bnggs School to
Introduce the Marcola Meadows development scenano The meeting was attended by approxImately
40 nearby property owners and/or renters The Home Depot applicant did not utIlize this IIlformatton
sharlllg format pnor to that public heanng process The Issues raIsed at thIs rneetlllg and the Plannlllg
CommIssIon public heanng IIlcluded the Impact on schools, dralllage, traffoc Impacts, bUlldlllg heIght
and street Improvement costs The Issues raised WIll be fully addressed by the required Master Plan
which must be approved after a publtc heanng by the Planning CommissIon
8 In 2001, OLCO suggested that the City should deny the proposed Home Oepot Metro Plan diagram
amendment because the property was located In an area proposed to be deSignated as a Nodal
OevelopmentlMlxed Use Employment Dlstnct In the draft "revIsed" TransPlan OLCO also suggested,
In the alternatIve, that the Clt" "delay adoptIOn" until the revised TransPlan, the MIxed Use ZOning
Olstncts and Nodal Development Overlay Dlstncts were adopted by the CIty DLCO also contended
that approval of the subject application must be shown to be consistent with the "nodal development
strategy for thIs area and cItYWIde" TransPlan was amended In November of 2001 The Metro
Plan was also amended at that time to Include the Nodal Development Area land use deSignatIon
The CIty has several nodal areas that have been approved by the City Council The proposed Metro
Plan diagram amendment Will Implement portions of Proposed TransPlan Nodal Development Area
9C The Metro Plan Nodal Oevelopment Area deSignation IS proposed to be applied to the MDR and
MIxed Use Commercial porl1ons (80 7 acres of the 100 3 acres) of subject property The MIxed Use
Commercial zoning dlstncted WIll be Implemented upon approval of these applications
2-4
,
ATTACHMENT 3
OROINANCE AMENOING THE METRO PLAN OIAGRAM
ATTACHMENT
3-1
ORDINANCE NO
(General)
AN OROINANCE AMENOING THE EUGENE-SPRINGFIELD METROPOLITAN GENERAL
PLAN OIAGRAM BY REOESlGNATING 56 ACRES FROM CAMPUS INOUSTRIAL TO
COMMUNITY COMMERCIAL, MEDIUM DENSITY RESIDENTIAUNOOAl OEVElOPMENT
AREA, AND COMMERCIAUNOOAl OEVELOPMENT AREA ON LANO LOCATED NORTH
OF MARCOLA ROAD AND WEST OF 28TH/31sT STREETS
THE COMMON COUNCil OF THE CITY OF SPRINGFIELD FINDS THAT
WHEREAS, ArtIcle 7 of the Springfield Development Code sets forth procedures for Metro Plan
dIagram amendments, and
WHEREAS, on September 29, 2006, the applicant Initiated the follOWing Metro Plan diagram
amendment
RedeSignate 56 acres of land from Campus Industrial to Community Commercial (11 Acres),
Medium Density ResidentIal/Nodal Development Area (19 Acres), and Commercial/Nodal
Oevelopment Area (26 Acres), Case Number lRP 2006-00027, Tax lot 01800, Assessor's Map
17-02-3-00 and Tax lot 02300, Assessor's Map 17-03-26-11, and
WHEREAS, on January 9, 2007, staff determined to conSider the application to be complete, and
WHEREAS, on March 14, 2007, the applicant held a neighborhood meeting to explalll the
proposed development to the nearby reSIdents and
WHEREAS, on March 27, 2007, the Springfield Planning CommiSSion held a work session and a
public heanng to accept testimony and hear comments on thIS proposal A request was made to hold the
written record open for 7 days The Planning CommiSSion closed the publiC heanng and voted to hold the
wntten record open until April 3, 2007, allow rebuttal by the applicant and staff by April 10, 2007, and to
reconvene on April 17, 2007 to deliberate apd make their deCISion, and
WHEREAS, on Apn117, 2007, the Springfield Planning CommiSSion accepted the written
materials Into the record, deliberated and voted 5 In favor, 2 opposed, to forward a recommendatIOn of
approval, WIth conditions to the City CounCil, and
WHEREAS, on May 7, 2007, the Springfield City CounCil held a work session and a public
heanng (first reading) to accept testImony and hear comments on thIS proposal The City CounCil IS now
ready to take action on thiS proposal based upon the above recommendation and the eVidence and
testimony already In the record as well as the eVidence and testimony presented at thIS publiC heanng
held In the matter of adopting thiS Ordinance amending the Metro Plan diagram
NOW THEREFORE, THE CITY OF SPRINGFIELD ORDAINS AS FOllOWS
SectIon 1 The above findIngs, and the findings set forth In Exhibit A and Incorporated
herein by reference are hereby adopted
Section 2 The Metro Plan deSignation of the subject property IS hereby amended from
Campus Industrial to Community Commercial, Medium DenSity ReSidential/Nodal Development
Area, and Commercial/Nodal Development Area, more particularly deSCribed In Exhibit A and
Incorporated herein by reference
SectIon 3 The specific boundanes of the zOning districts shall be deterrmned as a
condition of approval of the reqUIred Master Plan
3-3
. '
ADOPTED by the Common CouncIl of the CIty of Spnngfield by a vote of _ for and _
against, this _ day of , 2007
APPROVED by the Mayor of the CIty of Sprmgfield, thIs _ day of
.2007
ATTEST
Mayor
CIty Recorder
~<.:lo..,<;,-r'\""'" .J L('......t::\\-'r\
5"I'2-l01
3-4
, .
ATTACHMENT 4
ORDINANCE AMENOING THE SPRINGFIELO ZONING MAP
ATTACHMENT
4-1
, .
OROINANCE NO
(General)
AN ORDINANCE AMENDING THE SPRINGFIELD ZONING MAP BY REZONING 56 ACRES
FROM CAMPUS INOUSTRIAL TO COMMUNITY COMMERCIAL, MEOIUM OENSITY
RESIDENTIAL, AND MIXED USE COMMERCIAL ON LANO LOCATEO NORTH OF
MARCOLA ROAO AND WEST OF 28THI31ST STREETS
THE COMMON COUNCIL OF THE CITY OF SPRINGFIELO FINDS THAT
WHEREAS, Article 12 of the Springfield Oevelopment Code sets forth procedures for Spnngfield
ZOning Map amendments, and
WHEREAS, on September 29, 2006, the applicant InitIated the follOWing Spnngfield Zoning Map
amendment
Rezone 56 acres of land from Campus Industrial to Community CommercIal (11 Acres), Medium
Density Residential (19 Acres), and Mixed Use Commercial (26 Acres), Case Number ZON 2006-
00054, Tax Lot 01800, Assessor's Map 17-02-3-00 and Tax Lot 02300, Assessor's Map 17-03-
26-11, and
WHEREAS, on January 9, 2007, staff determined to conSIder the application to be complete, and
WHEREAS, on March 14, 2007, the applicant held a neighborhood meeting to explain the
proposed development to the nearby residents and
WHEREAS, on March 27, 2007, the Spnngfielo Planning CommIsSion held a work session and a
publiC hearing to accept testimony and hear comments on this proposal A request was made to hold the
wntten record open for 7 days The Planning CommissIon closed the public hearing and voted to hold the
written record open until April 3, 2007, allow rebuttal by the applicant and staff by Apnl1 0,2007, and to
reconvene on April 17, 2007 to deliberate and make their deCISIon, and
,
WHEREAS, on April 17, 2007, the Spnngfield Planning Commission accepted the wntten
materials Into the record, deliberated and voted 5 In favor, 2 opposed, to forward a recommendation of
approval, With condItions to the City CounCil, and
WHEREAS, on May 7, 2007, the Spnngfield CIty CounCil held a work session and a publiC
heanng (first reading) to accept testimony and hear comments on this proposal The City Council IS now
ready to take action on this proposal based upon the above recommendation and the eVidence and
testimony already In the record as well as the eVidence and testimony presented at this public hearing
held In the matter of adopting this Ordinance amending the Metro Plan diagram
NOW THEREFORE, THE CITY OF SPRINGFIELD ORDAINS AS FOLLOWS
Section 1 The above findings, and the findIngs set forth In Exhibit A and Incorporated
herein by reference are hereby adopted
SectIon 2 The Springfield Planning CommIssion and City CounCil added the follOWing
Conditions of approval as allowed under SDC 12040
ConditIon of Aooroval #1
The submittal and approval of a Master Plan application prior to any development on the
subject site shall be reqUired
4-3
CondltJon of Aooroval #2
SubmIttal of documentation from'the Department of State Lands and/or the Army Corps
of Engineers with the Master Plan applicalton demonstraltng the eXisting drainage dItch IS
not a regulated watercourse! wetland, and If necessary, submittal of a wetland delineation
for other wetlands that may be on the subject site
CondItIon of AoorovaI #3
Submittal of a Master Plan application that incorporates the relocatIon of the eXisting
drainage dItch and conversion to a major water feature that WIll be an Integral part of the
proposed development area shall be required The construclton 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 Onnklng Water
Overlay Dlstnct standards in SDC ArtIcle 17 and how these regulations WIll be applied for
each proposed phase
CondltJon 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
CondltJon 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 EWES Bike Path to access
the future park
CondItIon of AoorovaI #7
SubmIttal of a Master Plan application that shows the proposed home Improvement
center bUilding deSign similar to the eXlsltng bUIlding In Scottsdale, Arizona or a bUilding
deSign that complies with the current bUilding deSign standards In SOC Article 21
Condition of Aooroval #8
Submittal of a Master Plan appllcalton that demonstrates that residential development Will
occur at 12 dwelling umts per net acre
CondItion of Aooroval #9
SubmIttal of preliminary deSign plans With the Master Plan application addreSSing the
proposed mitigation of Impacts discussed In the TIA The plans shall show the proposed
traffic control changes allowing left-turns from the eastbound ramp center lane at the
eastbound ramps of the Mohawk Boulevard/Eugene-Springfield Highway intersectIon
The intent of thIs condition IS to have the applicant demonstrate to OOOT that the
proposed mItigation IS feasible from an engineering perspecltve and Will be constructed
4-4
, .
.
on a schedule that IS acceptable to OOOT Provided that construction of the proposed
mitigation IS determined to be feasible, then dUring Master Plan review and approval a
condition shall be applied requlrmg the mitigation to be accomplished pnor to the
temporary occupancy of any uses In Phase 1 of the development
CondItion of Aooroval #10
Either
Submittal of a Master Plan application that Incorporates a "Development Phasing Plan"
The Intent of this plan IS to address the "Internal tnp" Issue by reqUlnng a certain
percentage of the residential portion of the site to be developed WIth a similar percentage
of the commercial The specific percentages will be made part of the approved Master
Plan The Intent of thiS condition IS to also ensure that the proposed land uses In Table
4C do not exceed the individual caps for these uses
Or
Submittal of a Master Plan application that Incorporates a "Development PhaSing Plan"
shall be reqUired The Intent of thiS condition IS to
a) Address the "Internal tnp" Issue by reqUlnng a certain percentage of the residential
portion of the site to be developed With a similar percentage of the commercial
portion The specific percentages Will be made part of the approved Master Plan, and
b) Ensure that, for each type of land use, the amounts proposed do not exceed those
shown In Table 4C of the TIA
CondItIon of Aooroval #11
Submittal of a Master Plan appl1catlon that shows the entire length of the collector street
from Marcola Road to V Street being constructed as part of Phase 1
Cond.l1on of Aooroval #12
Submittal of a Master Plan appl1catlon that shows the construction of all streets serving
the CC and MUC portions of the subject site being constructed shall be reqUIred as part
of Phase 1
Condll1on of Aooroval #13
Submittal of a Master Plan appl1catlon that shows proposed connectivity between the
residential and commercial development areas
Condll1on of Aooroval #14
The Master Plarl shall be submItted Within one year of the City Council approval of these
applications
SectIon 3 The Springfield Zoning Map IS hereby amended from Campus Industrial to
Community Commercial, MedIum DenSity Residential, and Mixed Use Commercial, more
particularly descnbed In Exhibit A and Incorporated herein by reference
SectIon 4 The legal deSCription of the subject property IS specified In Exhibit B The
speclnc boundaries of the zoning dlstncts shall be determined as a condition of approval of the
requIred Master Plan
4-5
.
ADOPTED by the Common Council of the City of Spnngfield by a vote of _ for and -
against, this _ day of _ ' 2007
APPROVED by the Mayor of the City of Spnngfield, this _ day of.
,2007
ATTEST
Mayor
City Recorder
~o>,--",~ ~ '->--^'."'"'__
5" I '2- I "'1
4-6
, .
EXHIBIT '6
K & D ENGINEERING, Inc
Engweers. Plannels. S'lfveyors
Legal descrIptIOn
For
"Mal cola Meadows" Comp Plan and Zone Change
,
1 wo (2) Parcel; ofJand located ill Spuugfield, Olegon that ale mOle prutlculally
dcscnbcd as follows
Pal cell
Beg~nn~ng at a po~nt on the North marg~n of Marcela Road, sald pOlot be~ng North 89
571 3011 East 2611 60 feet and North 00' 021 DO" Weflt 45 00 feet from the Southwest
corner of the Pel~x Scott Jr D L C No 51 ~n To~msr~p 17 South, Range 3 Weat of the
Wlllamette Merl.d~an, thence along the North rnargln of Man.ala Road South 89 57' 30 II
West 1419 22 feeL to the Southeast corner of Parcell of Land Partlt~on Plat No 94-
P0491, Lhence leavlng the North margJ.l1 of Marcola Road and runnl.ng along the Cast
boundary of sal.d parcell and the Northerly cxtenslon thereof North 00 02' 00" West
516 00 feet to a pOlnt on the South boundary o[ N1CO~ PARK as pJatted and recorued lU
F:tle 74, &lJdes 30-33 of the Lane County Oregon Plat Records, lhence along the South
boundary of sald NICOLE PARK NOl Lh 89 5 II 30]1 East 99 62 teet to the Southeast corner
of sa~d NICOLE PARK, thence along the Edst boundary of saJd NICOLE PARK North 00 02'
OO~ Went 259 62 feet La the Northe~st corner of sald NICOLE PARK, thence along the
North boundary of sald NICOLE PARK South 89 58' OO~ West 6 20 feet to the Southedst
corner of LOCH LOMOND TERRACE [o'IRST ADDITION, as platted and recorded 1-n Book 46, l!age
20 of lhe Lane County Oregon Plat Records, thence along the East boundary of sa1d LOCH
LOMOND lI:RRACE FIRST ADDITION North 00 02 I 00" West 112 88 feet to the SouLhwest
corner of AUSTIN PARK SOUTH as platted and recorded In r~le 71, Slldes 132-134 of the
Lane County Plat Records, thence along the South boundary of ElaJd AOSTIN PARK South
North 09 581 Don East 260 00 feet to the Southeast corner of su~d AUSTIN PARK South
thence along the East boundary of said AUSTIN PARK South North 00 021 00" We.!;1L 909 69
feet to the Northeast corner of sa~d Aust1n Park South, sa~d pOlnt belng on the South
boundary of LhaL certa~n tract of land dcscrlbed in a deed recorded July 31, 1941, 1.n
Book 359, Page 2BS of the Lane County Oregon Deed Records, thence along the South
boundary of Sdld last desen.bed tlact North 79 41' 5411 Cust 1083 15 feet La tl-J.e
lnter~e~tlon or the South Ilne of the last descrlbed tract and the East Ilne of that
certaLn tract of land conveyed to R H Plerce and Elizabeth C Plerce and recorded lTI
Book 238, Page 464 of the Lane county Oregon Deed Records, then~e along the Cabt Ilne
of sald last descr]bed tra~t South 00 021 001t Cast 1991 28 feet to the pOLnt or
beginning, all 1n Lane County, Oregon
276 N W l!JckolY Stleet. POBox 725 . Alb,ny, OR 97321' (541) 923-2';83 ' fax
Page 1 of 2
(541) 967-3458
4-7
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K & D ENGINEERING, Inc
Ellgilleers. Plannels. Swveyols
Pal cel2
Beg~nn~ng aL d ~oLnt tn the ccnLer of CounLy Road No 753, 3170 24 teet South and
1319 9 feel East of the Northwebt corner o( the Fel~x Scott Donat~on land Cla~m No
02, ~n Townsh~p 11 South, Range ~ West of the W~llamette Merld1Qn, and be~ng 066 feet
South of the SoutheasL corner of tr~ct of land conveyed by The Travelers Insurance
Company to R D Kercher by deed recorded Jon Book 109, Page 260, Lane county Oregon
Deed Records, th~nce Wesl 1310 feet to a p01nt 15 links East at the West 11ne of the
Fel~x &cott DonatJ.on Land ClaJ.m No 82, Not1fJ.catlon No 325S, 1n Township 17 South,
Range 2 West o[ the Wl.llamette Merldlan, and runnlng Lhence South parall/?'l WJ.Lh and 15
I1nks d~stant from sa~d Weal line of sa~d Donat~on Land Cla~m a distance of 2304 76
feet to a pOlnt 15 Ilnks East of the southwest corner of sa~d Donat~on Land Clalm,
Lhence East (o11ow~ng along the cenLer l~ne of County Road No 278 a dLstance of 1310
feet to a pa~nt ~n the center of sa~d County Road No 279 due South of the place of
beglnn~ng, thence North following the center 1]oe of sald County Road No 753 La the
po~nt of beg1nnlng, all ~n Lane County, Oregon,
EXCEPl the right of way of the cugene-Wend11ng Branch of the Southern P~~l[L~
Railroad,
ALSO ExcePT LhaL porLLon descr~bed 1n deed to The C1ty of Eugene, recorded ~n
Book 359, page 285, l,ano County Oregon Deed Records,
ALSO eXCEPT beg~nnlng at a pOlot Wh1Ch 15 1589 17 Eeet South and 1327 33 feet
Cast of the SoulhwesL corner of Sect~on 19, Townshlp 17 South, Range 2 West,
W~11amette Merld~an Ldne County, Oregon, sa~d p01nt also be~ng Opposlte and
20 feet Casterly from Stat~on 39+59 43 P 0 S T I sald Stallon be1ng In the
center ll.ne of the old route of County Road No 1q2~5 (formerly 0753), thE'ncf'
South 0 111 WesL 183 75 feet Lo the lntersecLlon w1th the Northerly Ral.lroad
Rl.ght of Way Ilne, Lhence South 84 45' t'lest 117 33 feet, Lhence SouLh 79 301
Wear 48 37 feet to the l.ntersect1on of sald Ral.lroad R~ght of way l~ne wlth
the Southerly Rl.ght of Way 11ne of the relocated sa~d County Road No 742-5,
thence along the arc of a 316 49 foot radlus curve left (the chord of Wh1Ch
bears North 39 OJ 1 3511 East. '61 83 feet) a d.lst"ance of 269 94 feet to the
place of beg~nnl.ng, in Lane County, Oregon,
ALSO l1:XCCPT that porll.on described 1.n deed to Ldne County recorded Oclober 19,
1955, Receptlon No 68a52, i~ne County Oregon Deed Records,
ALSO EXCEPT thaL port~on descr1.bed 111 deed Lo Lane County recorded January 20,
1986, Rpcept~on No 860221/, Lane County OEE~c1al Records,
ALSO t:.{CEP'l that porL~on descrl.bed 1n that Deed to N~llamalane Park and
Recreat~on Dlstrlct recorded December 4, 1992, Recept~on No 9268749, and
Corre~tlon Deed recorded February 9, 1993, Recepll.on No 9308469, Lane Cou~ty
OEflcLal Records,
ALSO EXCDPT that port~on descrlbed 10 Fxhl.b1t A of Lhat Deed Lo the Clty of
SprLngfleld, recorded September 22, 1993, Reception No 9360016, Lane County
Offlclal Records
ALSO EXCEPT Marcola Road lndustrl.al Park,
Slldes 897, 898 and 899, Lane County Plat
aD platted and recorded 1n F~le
Records, Lane County, Oregon
75,
Page 2 012
276 N W HIckory Stteet. POBox 725' Albany, OR 97321' (541) 928-2583' Fa. (541) 967.J458
4-8
ATTACHMENT 5
WRITTEN MATERIALS ENTEREO INTO THE PLANNING COMMISSION RECORO
On March 27th the following correspondence was entered Into the record at the Planning
CommIssIon publ1c hearIng and added here for City Council revIew JIm and Brenda Wilson,
Darlene Hrouda, and Rick Satre
On March 271h, the Planning CommIsSion allowed the written record to remain open for 7 days
(until AprIl 3"') The follOWIng persons submitted wrItten correspondence after AprIl 3'd and are
now entered Into the record Lou ChrIstian, G Keith and June Roberts, and Leon Thompson
ATTACHMENT
5-1
. .
Jun And Brenda Wilson
2541 Marcola Road
Spnngfield, Oregon 97477
RF"T-i'i"' ~c::'D
MAP z 3 LuBi
BY'iriM{ _..
yri1Jf2.:iO
p@:-oP-tJ
We want to keep the zorung as IS on the "Pierce Property'
We would hke to keep the ongmal Metro Plan DIagram and
~e Spnngfie1d Zorung Map~. . I~_.""tt;-- IrS I 5 .
Marcola Road WIll not handle the added traffic of many addlbonal
commercial busmesses Already Marcola Road has mcreased by about half
m the five years that we have hved here, because of the bUlldmg ofWalmart
and Jerry's on OlympIc Street Marcola Road has become the maID path for the flow of traffic
to these busmesses The additIOnal housmg that IS planned for the area off of2Sth and 31 ~ Streets
WIll only add to the traffic flow problem as well
Added nOIse from commercial busmesses would make hvmg on Marcola Road almost
unbearable BIg trucks would be dehvenng freight at all hours of the rught, as they do now for
Walm~ Truck traffic IS already bad enough
Our 'dew of the Coburg HIlls would be almost completely blocked off by unsightly buildmgs
Anythmg over one story iugh along Marcola Road would be considered too illgh Also I would
hke to see the busmesses spaced at an appro[pnate space so they '.'Iould be appealmg to our eyes
Smcerely
11m and Brenda Wilson
5-3
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f rJ;1;
r /).7
PUBLIC HEARING NOTICE, CITY OF SPRINGFIELD
PLANNING COMMISSION AND CITY COUNCIL
f~ 2.
';--'~
1 - I.t'-"'~
/ M - - '-",fVpl""';
I AIr;d. _ ~l..J
_ ' 6 t007
L_-" _Pi
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CASE NUMBERS LRP 2006-00027 and ZON 2006-00054
APPLICANT Rick Satre, Satre ASSOCiates Representing SC Spnngfield, LLC {3f~r:JO (\J(V
NATURE OF THE APPLICATIONS LRP 2006-00027 IS a Metro Plan Diagram Amendment fro~tJ J /27
Campus Industnal (56 acres) to Commumty Commercial (11) acres, Commercial/Nodal Development
Area (26 acres) and Medium DenSity Resldenlial/Nodal Development Area (19 acres) ZON 2006-00054
IS a Spnngfield Zoning Map amendment from Campus Industnal (56 acres) to Community Commercial
(11 acres), Mixed Use Commercial (26 acres) and Medium DenSity Resldenlial (19 acres)
AUTHORIZED USES Uses III the Medium DenSity, Commumty Commercial and Mixed Use Commercial
Zonlllg Dlstncts are regulated by SOC Articles 16, 18 and 40 available In City Hall or on line at
htto /lwww CI sOrlnofield or us/dsd/Plannlllol
APPLICABLE CRITERIA SDC Section 7 030(3) contallls the approval crltena for Metro Plan
amendments and SDC Section 12030 contallls the approval cntena for Zomng Map amendments The
speCific criteria are available In City Hall or on line at htlo /lwww CI sOrlnofield or us/dsdlPlannlllol
SUBJECT PROPERTY LOCATION The subject site, formerty known as the 'Plerce Property" IS located
north of Marcola Road, west of 31~ Stree~ east of Mohawk Marketplace Shopplll9 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 Plannlllg CommiSSion Tuesday,
March 27, 2007 at 700 pm, City CounCil on Monday April 16, 2007 at 700 P m Both public hearings
Will be held III the CounCil Chambers of Spnngfield City Hall, 225 Fifth Street Work sessions Will be held
pnor 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 IIlspectlon 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 wntten testimony c/o DSD, 225 Fifth Street,
Springfield OR 97477, or attend the meeting and state your views The hearings Will be conducted III
accordance with SDC Article 14
FAILURE TO RAISE AN ISSUE Failure of an Issue to be raIsed at the heanng, III person or In wntlllg, or
failure (Q provloe statements or eVloence suffiCient to afforo tne oeclslon-ma>-er an opportunity tu lespond
~ I wI 07recludes appeal to the Land Use Board of Appeals on that Issue
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SATRE
"--(~~= := ~
Satrc Assocmtes, P C
132 East Bruadwav
SUite 536
EUl!.ene Ore20n 97401
Ph~ne ~4 t 46:l 47:; J
Fax 541 4bS 4722
I 800 D62 7094
www satrepc com
March 26, 2007
@VflJJ?I3?J
/N{7J
P- r;:.t: (1(7;r1
3/27
CIty of Spnngfield
Development ServIces
225 FIfth Street
Spnngfield, Oregon 97477
Attn Gary Karp Planner
Re The VIllages at Marcola Meadows
City FlIes LRP 2006-00027 and ZO)\; 2006-00054
Dear Gary,
Please accept the enclosed document for the record as the appl1cant's response to
the I1st of concerns received from DLCD ill thetr March 12,2007, letter addressed
to the Clty of Spnngfield We apprecIate DLCD's revIew or our appl1catlOn and
tlus oppOlturnty to reply
Please contact us should you l.ave any questlOns or requITe any addltlOnal
mfonnatton m tlus regard
Smcerely,
'R. U;JU;LVcL- /vi 5 ca-v~
R1chard ly[ Satre AICP, ASLA, CSI
Encl Responses to March 12 DLCD LIst of Concerns
Planners Landscape Architects and EI1"1I onmental SpeCIalIsts
5-7
SATRE ASSOCIATES, P.C.
Planners, Landscape ArchItects and Environmental SpeCialIsts
132 East Broadway, SUIte 536, Eugene Oregon 97401
(541) 465-4721 . Fax (54!) 465.4722 . 1-800-662-7094
www satrepc com
~
iii
SATRE
AS SOCLATES
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 CONCERJ'lS
Marguente Nabeta, AICP, South Wlllamette Valley RegIOnal RepresentatIve of the
Department of Land ConservatIOn and Development, sent a letter and an attached hst of
concerns dated March 12,2007 to Gary M Karp, Planner for the CIty of Spnngfield
Development ServIces Department Commuruty Plannmg DIvIsIon, the staff planner
assIgned to these apphcatlons Mr Karp forwarded Ms Nabeta's letter to us for
responses Our responses are glVen below
QU A.LIT A TIVE ,<\NAL YSIS
OLCO Comments I, and 3
Item # 1 pomts out that Goal 9 comphance may be addressed WIth both quantltattve and
quahtatlve analyses Item #3 acknowledges qualttatlve comments, but alleges that no
analysIs or reasonable concluSIOns are prOVIded to justtfy redeslgnatlOn
In the apphcant's revIsed Goal 9 findmgs of March 17,2007, a quahtatlve analysIs IS
presented m the sectlons tttled "SIte SpeCIfic Issues," "Competmg SItes," and
"Companng Wages" on pages 6 through 10 of 12 pages AddltlOnal mformatlon
regardmg the qualItIes of the sIte affectmg Its sUltablhty for development under ItS
current deslgnalion IS presented m the Plannmg CorruruSSlOn Staff Report for March 27,
2007, m the 'Executlve Summary," and on pages 1-34 through 1-37
In these two documents, there IS extensIve matenal regardmg the Iustory, context,
condlltons, and marketablltty of the subject slte The sUltablhty of the sIte IS analyzed m
the context of changmg market forces and m companson to the progress of development
m the Gateway Campus Industnal OIStnct, locatIOn of the maJonty of Spnngfield s
The Villages aI Marcola "'leadows - Responses to DLCD Concerns
March 26, 2007
page \ of6
5-9
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 wJlI ease commercIal development pressures on the best CI mventory,
willie sacnficmg a sIte that m 23 years has shown no potenllal for development under Its
CI deslgna110n
ACK."iOWLEDGED I:'i'VENTORIES
DLCD Comment s 2, 4 c, e, 8, II
Item #2 asks about "cumulal1ve actIOns since the 2002 [SIC] CommercIal study" and
questIOns the use of figures from the 2006lndustnal-Commercral Buzldable Lands Study
(CIBL) Item #4 c refers to a figure m the applIcant's February 28, 2007 responses to
Goal 9 denved from older mventones Iterns #4 d and 4 e refer to figures m the same
February 28, 2007 document that were based on the CIBL study Items #8 and #1 I
further questIOn studIes used In 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 DLCD These melude the
most recent acknowledged mventolj, the 2005 Sprl/lgfield Natural Resource Study
Report, which updated Industnal and ReSIdential mventones In the Metropohtan UGB
and the CommercIal mventory In the Spnngfield UGB ThIS document was
acknowledged by the DLCD m December 2006
CONSISTENCY WITH THE METRO PL4N
DLCD Comment 4 b
Item #4 b alleges that the proposal IS not consIstent With OAR 660-009-00 I 0(4) because
!tIS not consistent WIth the CIty s mdustnal converSIOn pohcles In fact, the apphcant 5
responses, reVIsed responses, and the Planrung ComnusslOn Staff Report dISCUSS t1us
Issue at length and present substanl1ve arguments demonstl atmg comphance WIth
comprehenSIve plan pohcles
As discussed beglnrung on page 4 of the March 17, 2007 reVIsed Goal 9 responses, and
begmnmg on page 1-60 of the Planrung ComnusslOn Staff Report, there IS no
reqUIrement to meet every pohcy perfectly and completely and WIthOUt contradictIOn
The Metl 0 Plan acknowledges thIS fact and addl ess conflIcts and mconslstencles between
and among goals and pohcles Although the proposal IS mconslstent WIth EconoIDlc
Pohcy B 12, It IS conSIstent WIth EconoIDlc Pohcy B 6 and other econolTIlc pohcles In the
Metl 0 Plan and the Spl zngfield Commercral 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 EqUlhbnum" sectIOn of tills document
The Villages at Marcola Meadows - Respon5I.,.S to DLCD Concerns
March 26, 2007
page 2 of6
5-10
, .
present methods of correlatmg the relevant mventones and deterrmmng a reasonable
balance between them '
NODAL DEVELOPMENT
DLCD Comments 5, 6, 7
I
Items #5, 6, and 7 all questlOn the mcluslOn of a home Improvement center m the
prelmllnary plan for the project Item #5 states that there IS no dlSCUSSlOn of why a home
Improvement center IS appropnate m a Nodal Development A.rea In fact, tillS
apphcatlon does not seek to apply the Nodal Development Area deSIgnatIon to the land
on wluch the home Improvement store will be proposed by the Master Plan apphcatlon
Potenttal Node 7C IS not an offiCIal node The proposed PAPA would create an offictal
node on 80 acres of MedIum DenSity ResIdentIal and Commercial land that do not
mclude the pOSSIble sIte of the home Improvement center As proposed by the apphcant,
a home Improvement center affihated WIth the proposed Nodal Development Area wIll
augment the neighborhood retatl traffic of the stores wltlun the Nodal Development
deslgnatlOn, thereby mcreasmg therr chances for commerCial success
Item #6 dIsputes the transltlOnallayout, scale, and deSIgn of the prehmmary plan that
accompames tillS apphcatlon It states that a home unprovement center IS mccmpatIble
WIth a resIdentIal neighborhood However, the prelumnary plan separates the home
Improvement center from the proposed MedIUm DenSIty ReSIdentIal development by
means of an eAtenslvely landscaped area for wetland mItIgatIon and open space Drrect
views of the home unprovement center wIll be screened from the resldenttal sectlOn by
heavIly planted benns agatnst an 8-foot retatnmg wall Verucular and pedestnan paths
from new and eAItmg re"ldentlal areas to the home Improvement center will first pass
tIn ough neIghborhood conllnercIal areas The home Improvement center Itself WIll be
deslgned,to resemble a senes of smaller retail spaces, slmtlar m scale to the others, rather
than a smgle monohtruc fayade The proposed commerCial areas wIll be a very effective
11 ansJtlon between the new and eXlstmg resIdentIal areas to the west and north, and the
eXlstmg heavy tndustnal uses to the southeast
Item #7 reIterates the earher challenge to a home Improvement center m a tillxed-use
project, but agam, the center IS not a part of the areas deSIgnated for Nodal Development
or MLxed-use The comment also espouses a verSlOn of what "true till xedfuse" IS, that It
must be vertically mtegrated or at least honzontally mtegrated to some undefined
standard However the Spnngfield Development Code has no such stan~ards for Mlxed-
Use Zonmg and Nodal Development O,erlays The prehmmary plan haslbeen plepared
to meet or exceed all of the req\illements of the adopted Nodal and MIxed-Use
regulatIOns
The VIllages at Marcela Meadows - Respons...s to DLeD Concerns
March 26, 2007
page 3 of6
5-11
INVE~TORY EQUILIBRI1JM
DLCD Comments 4 a, b, d, f, h
Items #4 a, b, d, f. and h all request further dlScusslon, analysIs and ratlOnale for shtftmg
land m the CI mventory to other desIgnatiOns
The apphcant's March 17, 2007 document revIsed pI eVlOUS 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 pnnclple land mventones
(residentIal, commercIal, and mdustnal) are econorrucally mterdependent and eqUlhbnum
between the mventones lS essentIal to economIc health To put It sImply, people need
places to work, shop, and live Growth m one sector of the economy wIll spur growth m
the other two If the mventory of land for one sector, mdustry for mstance, IS especIally
large compared to the others, that mventory may be elastIC and affordable and therefore
contnbute to, or at least faclhtate, an expansiOn of that sector However, small or non-
eXlstent mventones of land for the other sectors create very melasllc supply curves As
expanslOn of the mdustnal sector creates an upward ShIft of the resIdentIal and
conunercmlland demand curves, the melastlclty of supply will dnve up pnces rapIdly
Because the sectors are mterdependent, nsmg pnces ofland for the other sectors wIll
squelch the expanslOn of the mdustnal sector, despite ItS apparently adequate land supply
Thts cause _ effect sequence doesn't have to be played out step by step for the
mecharusm to work Industnes consldenng eJ\pansiOn wIll study the overall land market
and anticIpate these problems Unless these market forces are undel stood by pohcy
mah.el s, the lack of growth ill a sector well supphed WIth land will have no apparent
cause Conversely, If the illventones for all three pnnClple sectors are suffiCIent and
balanced, expansiOn of one sector WIll spur orderly and proportiOned growth m the
others Therefore It IS essentIal for the health of the economy to mamtam eqUlhbnum
between the mventones
TIllS rmses the questlOn of how to detemune when the mventones are out of eqUlhbnum
and how to restore It In thts partlcular mstance, commercial mventones are prOjected to
be completely depleted by the end of the planmng penod That fact alone IS enough to
justIfy shtftmg land from an mventory "here there IS a so-called' surplus" The quesnon
remaInS how should we compare and If needed, reapportiOn !\YO mventones (mdustnal
and reSIdentIal) when poslllve balances of each are projected for the end of the planmng
penod
The method presented on pages II and 12 of the March 17th reVIsed Goal 9 findmgs uses
data from the U S Census Bureau and gUldelmes from the 01 egon Department of Land
ConservatlOn and Development to estabhsh a correlatIon between the mventones of
mdustnal and resldennalland Bnefly, the method estunates the denslly of full-tune
employees hvmg on residential land and Job denslly on mdustnalland Employee
denSIty IS denved from U S Census data on mdlVldual and household mcome, and
The \i i11ages at Marcola Meadows - Responses to DLCD Concerns
March 26, 2007
page 4 of6
5-12
Men 0 Plan target dwellmg densities Job density IS based on DLCD econorrnc
opportunity analysIs gUldelmes
This method of analySlS establIshes a clear and ratIOnal Jusl1ficauon for reapportlOrung
land as proposed by the applIcatIOn Shlftmg land from one mventory to another to
achteve eqUlhbnum between the mventones IS sound econorrnc and land planrung
practice that will facIlItate and stablhze econorrnc growth and the efficient use ofland
DLCD COMME~T #9
Item #9 asl.s when the Eugene-Sprzngfield Metropolitan Area PuMc Facdllles and
Services Plan, 200 I was adopted by the City Sprmgfield approved Ordmance 1'<0 5992
November 5, 2001 adoptmg the Eugene-Sprzngfield Mellopolitan Area Public FacIlitIes
and Services Plan as a refmement plan of the Men 0 Plan
DLCD COMMENT #10
Item # I 0 questions whether Goal 2 requlfements for coordmatlOn with other Junsdlct!ons
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 apphcant's fmdmgs and the
Plannmg CorrnrusslOn Staff Report for March 27,2007 mclude diSCUSSIOns
demonstratmg compltance With Goal 2 In additIon to those comments, the followmg IS
offered regardmg coordmatlOn With other junsdlctlOns
The Eugene'Sprmgfidd Met!opol1tan A..rea Cenetal Plan (Metro Plan) provides pohcy
regardmg coordmatlOn wlthjunSdlctlOnal partners wlthm the metropohtan mea m revIew
and declslOn-makmg on proposed amendments to the }deno Plan Specifically, ''vfetlo
Plan polICies are contamed m the iden 0 Plan document's Chapter IV Me/1 0 Plan
Rl?VleW Amendmenrs, and Refinements Wlthm said chapter, PoliCY 3 stipulates that
Velro Plan amendments shall be classified as a Type I or Type n amendment PoliCY 3 a
states
'A r."pe I amendment ,hallll1clude anY change to the urban growth boundarv (UGB)
or the Metl 0 Plan Bound",)' (Plan Boundan) of the Metlo Plan any change that
req/Ill es a goal exceptIOn to be ta~en under StateWide Planmng Goal] that IS not
related to the GGB e-cpanslOll, and all) amendment to the _"'fen 0 Plan te>.t that IS non-
SIte specific"
PolIcy 3 b states
"A Type II amendment Ihall mclude any change to the Jfetro Plan Dzagram or Metro
Plan text that IS szte specIfic and not otherWise a Tvpe I category amendment"
The \ i11ages at Marcola }'-1e:ldowS - Respon.:.es to DLCD Concerns
March 26, 2007
page 5 of 6
5-13
Poltcy 5 sets forth the condltlOns under wluch the goverrung bodIes of the three
metropolitan junsdlctlons paItlclpate m the approval process for Metro Plan amendments
Policy 5 estates
"Dec!sIOns on all Tl'pe II amendments wllhzn cLf)' /zmlls shall be the sole
respons!btl!ty of the home CIty ..
Tlus proposed amendment
. Includes sIte-specIfic changes to the Metro Plan Dmgram
. 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 Planrung Goal 2
that IS not related to the UGB expansIOn, and
. Does not mclude any non-SIte specIfic amendment to the Metro Plan text
Therefore, this proposed amendment must be clasSified as a Type II amendment The
specific sIte for whIch the amendment IS proposed IS located wholly wlthm the
Spnngfield City lmuts, as demonstrated by the Spnngfield Zorung Map Given these
Clfcumstances and the CIted Metro Plan poliCies, the City of Spnngfield IS the home CIty
and has sole responsibIlIty for the deCISIon on tlm amendment The CIty IS responsible
for provldmg notice to all affected governmental UnIts, wluch It has done The CIty IS
also responsible for respondmg m ItS findmgs to the leglllmate concerns or' affected
governmental umts At thiS time the public record has not closed and there remam
opportumlles for comments and City to responses Therefore, to the degree that a
detennmatlOn can be made at hiS lime, and With regard to coordmatlOn, the proposal IS
consIstent WIth Goal 2
The Vlllages at Marcola Meadows - Responses to DLCD Concerns
March 26, 2007
pase 6 of6
5-14
Page 1 of 1
KARP Gary
From
Sent
To
Cc
Subject
LouC [LouC@UA290 org]
Wednesday, Apnl 04, 2007 4 38 PM
KARP Gary
Johne, lynette4
Public Heanng TestImony
Re Case Numbers LRP2006-00027 and ZON 2006-00054
To the CIty of Springfield Planning CommIssIon and City Council
My name IS Lou Christian I am a Business Agent for Plumbers and Steamfitters Local 290, wIth a total membershIp
of over 4,000 dedicated men and women In the plumbing and plpefittlng Industry We vehemently oppose the zoning
change for the 56 acres dIrectly across from our union hall and training center The current zoning, campus industrial,
IS a benefit for all those cItizens who love and work In this area
The proposal to change to communIty commercial for the benefit of a Lowe's Home Improvement IS an extremely bad
Idea Just check theIr record They are a bad neIghbor and gained a very poor reputation when they recently
constructed theIr Lebanon, Oregon regIOnal dIstributIOn center They don't value Oregon wages or working
conditions TheIr Idea of Improving the local community was to bring In out-of-state workers and out-of-state
contractors wIth no ties to the local economy
We strongly recommend retaining the Campus Industrial desIgnation
Thank you for your conSIderation
Lou ChrIstian
Business Agent Local 290
2861 Pierce Pkwy
Springfield, OR
5-15
4/16/2007
,. I.
KARP Gary
From
Sent
To
Subject
G KEITH ROBERTS JUNE ROBERTS ~robts@msn com]
Fnday, Apn113, 20074 17 PM
KARP Gary
RE Pierce property
Ap,,~l 13, 2007
Dear P:r Karp,
I reallze thlS e-mall 1S a bit late but I hope you will stlll cons1der it
My obJect.on #1 to the proposed bu~ld~ng on th~s property, ~e, the zone change has to
do wlth lncreased traffiC l~ the area Slnce Wa~l-~art came 1n the traffic has 1ncreased
qu~te notably espec~ally co~~ng off of Lomond onto 19th street No~se.s also a concern
My prope"ty, at 2370 Loch dr~ve, has an easement go~ng to t~e f~eld ~p back of my home
ThiS also presents problems that I have encountered w1th other properties 1n the area wltn
easements The area, I'm sure wnen new will look pr1st1ne and then down the Ilne these
areas are trash durnp~ng grounds I also oppose erect~ng mult~-fam~ly dwell~ngs that w~ll
obstruct the v~ew of the h~~ls If the stuffed su~ts ~e, Ke~nedy, ca~ turn down needed
energy wndrnllls, 7 miles out off t~e coast of ~A , because he th1nks them too unslghtly,
the~ I tb~nk th_s ~s a val~d concern
While I feel sure these, at least some of them, have been addressed prior to mine, I would
l~ke to at be able to have m~ne heard
S~ncerely,
June Roberts
746-7911
1
5-17
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ATTACHMENT 6
MARCH 27, 2007 PLANNING COMMISSION PACKET
ATTACHMENT
6-1
MEMORANOUM CITY OF SPRINGFIELO
OATE OF WORK SESSION/PUBLIC HEARING March 27, 2007
SUBJECT
Spnngfield Planning CommisSion PLANNING COMMISSION
/,:.,1/\ TRANSMITTAL
Gary M Karp, Planner III V] r I MEMORANOUM
,
I
Metro Plan Olagram Amendment - Case Number LRP 2006-00027
Spnngfield ZOning Map Amendment - Case Number ZON 2006-00054
Satre Associates, Appl1cant - Representing SC Spnngfield, LLC
TO
FROM
ISSUE
Conduct a work session and a public heanng on the proposed Metro Plan dIagram and Spnngfield ZOnlng 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 31" Street,
east of Mohawk Marketplace ShopplRg Center and south of the EWEB bIke path The subject site IS 100 3
acres lR size The current Metro Plan designations and ZOnlng are Campus Industnal, Medium Density
Residential and Communlty CommercIal The applicant requests approval of a Type II Metro Plan dIagram
amendment to change the Campus Industnal desIgnated portion of the subject site (currently 56 acres) to
Commercial/Nodal Oevelopment Area, Communlty Commercial and Medium Oenslty Residential/Nodal
Oevelollment Area, and amendment of the Spnngfield ZOnlng Map from Campus Industnalto Communlty
Commercial, MIxed Use Commercial and Medium Oenslty Resldenttal The applicant's lRtent IS to obtalR the
proper Metro Plan deslgnattons and zOnlng to allow the construction of a phased mixed-use resIdential and
commercial development with nodal attnbutes called the VIllages at Marcola Meadows These applications are
the first step lR the process to obtalR development revIew approval The next steps are Master Plan approval
and then, Individual Site Plan and SubdivIsion approval The public Will be noticed dunng each revIew process
These applications use similar cntena of approval and have been combined Into one staff report for ease of
revIew Both applications are lRterrelated the proposed Metro Plan diagram amendments must be approved lR
order for the ZOnlng Map amendments to be approved because the plan designation and zOnlng must be
consistent In maklRg their deCISions, the PlannlRg CommisSion and the City Council should consider If the City
Will be better served by convertIng Campus Industnalland to Commercial and Multi-family ResIdential, If
Spnngfield's CitIzens, espeCIally the neighbors, can be assured that a "quality" development Will be constructed
over time, and If the removal of the Campus Industnal designation can be absorbed or should be offset by a
commensurate addltton of Campus Industnal designation elsewhere In the CIty as an element of the upcomIng
commercial and lRdustnalland supply demand analYSIS
RECOMMENOA TION
Staff recommends approval of the proposed Metro Plan diagram Spnngfield ZOnlng Map amendments, as
condItioned, based on the attached findlRgs I
I
ACTION REQUESTEO I
AdVise the City Council, by motIon and Signature of the attached order and recommendation by the Plannlng
CommisSion Chairperson, to approve these applications, as conditioned, at their publiC heanng on Apn116,
2007
ATTACHMENTS
Attachment 1 Staff Report, FlndlRgs and Order
Attachment 2 Maps Submitted by the ApplIcant
Attachment 3 Legal Oescnptlon for the ZOnlng Map Amendment
Attachment 4 The PrelimlRary Plan Illustration (a rendenng of the proposed Master Plan)
Attachment 5 OOOT Correspondence
Attachment 6 OLCO Correspondence
Attachment 7 T ransPlan Proposed Nodal Oevelopment Area Map
6-3
ATTACHMENT 1
STAFF REPORT, FINDINGS AND ORDER
CITY OF SPRINGFIELD, DEVELOPMENT SERVICES OEPARTMENT
Appl1cant
Satre Associates PC, Appl1cant, representmg SC Springfield, LLC
Requests This IS a consol1dated staff report for amendments to the
Metro Plan dIagram and the Sprmgfield Zonmg Map These
appl1cal1ons mvoIve two parcels under common ownership totaltng
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, Communoty 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
Commerclal/ND
Campus Industrial
Total
/ND Nodal Development Area Overlay
%Change,
53%
128%
n/a
-100%
Sprmgfield Zonmg Map Amendment Case Number lON 2006-
00054 proposes to change the zonong from Campus Industrial to
Industrial to Communoty CommercIal, MIxed Use Commercial
and Medium DenSity Resldenl1al The net effect on zonmg WIll
be as shown below
2
EXlstmg and Proposed Zonong
Zonong DIstrict
Medium DenSity ResIdential
Community Commercial
Mixed-Use Commercial
Campus Industrial
Acres
EXisting Proposed
357 547
86 196
o 0 26 0
560 00
Total 1003 1003
6-5
%Change
53%'
128%
n/a
-100%
. Case Numbers
LRP 2006-00027
ZON 2006-00054
Procedure Type
Type IV - Metro Plan
diagram amendment
QuasI-JudICial zone
change raised to a Type
IV procedure
VICINITY MAP
II EXECUTIVE SUMMARY
The applicant IS proposIng to amend the Metro Plan diagram from Campus Industrial (CI) to
Commercial/Nodal Oevelopment Area (NOA), Community CommerCial (CC) and MedIum Oenslty
Residential (MDR)/NDA, and to amend the Springfield ZOning Map from CI to CC, Mixed Wse CommerCial
(MUC) and MOR Attachment 2 Includes diagrams shOWing the current and proposed Metro Plan
deSignations and zOning These applIcatIons are the first steps towards Implementing a comprehenSive
new development plan for the 100 3 acre site
Future applIcations Include a Master Plan for the entire site whIch Will address phaSing of development
and the timing of Infrastructure Installation, IndiVidual SubdiVISion and SIte Plan ReView applications, and
other applicatIons, as necessary The applicant cannot concurrently submIt a Master Plan application
because the Metro Plan deSignation and ZOning must be In compliance Compliance WIll not be achIeved
untIl these applications are approved The applicant has Included a "Preliminary Plan Illustration" (see
Attachment 4 ) that IS Intended to be a depIction of the future Master Plan for use WIth these applicatIons
The "Pierce" property IS listed In TransPlan as a potential nodal development area and was mentioned
among the areas conSidered by the City CounCIl for formal deslgnalton as a node The applicant's
Preliminary Plan Illustration Includes elements consIstent With nodal deSignation The proposed
development will Include deSign elements that support pedestrian enVIronments and encourage transit
use, walking and bIcycling, a transit stop which IS Within walking distance (generally Y. mile) of anywhere
In the node, mixed uses so that services are available Within walking distance, public spaces, such as
parks, publiC and pnvate open space, and publIC faCilities, that can be reached WIthout driVing, and a mIx
6-6
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 Oevelopment Plan for the Campus
Industnal portion of the subject site However, that plan showed only proposed lot layouts and a street
system The applicant's proposal shows speCific plans for the commercial and residential development
that would replace the Campus Industnal desIgnatIon and zomng
The "Pierce" property has been marketed as an industnal site for many years Vanous charactenstlcs 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 industnal sites Of the many employers located In the City'S other Campus
Industnal site (Gateway), only one, Shorewood Packaging, IS a manufactunng use
The Justification for converting the industrial portIon of the subject sIte to commercial and residential uses
are descnbed 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 Planmng Goal 12, "Transportation" are
essential and therefore, are speCifically discussed in thiS executive summary
Comollance With State-wide Plannlllc Goal 9. "EconomIc Oevelooment"
The Home Depot Metro Plan diagram amendment/zone change application (2001) proposed to change
7 79 acres from Campus Industrial to Communtty CommercIal leaving approximately 48 acres of CI
designated and zoned land There was slgntficant neighborhood OPPOSItion to the development but the
request was dented by the CIty CounCil for the follOWing reasons
1) The reduction of the Clland use designation and the vanety 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-term m the
metropolitan Industnal Lands SpeCial Study, 1991) to non-mdustnal 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
pnmanly under the responses to Goals 9,10 and 12 There are also changes in circumstance pertaining
especially to the lack of mdustnal development in the Campus Industrial OIStrlCt that should be
conSidered These changes are discussed under the response to Goal 9
While there appears to be more demand for commercial than ,ndustnal development currently, thiS fact
alone should not be the primary reason for the City CounCil to remove a "shovel ready" CI property In
exchange for commercial development The Plannmg CommIssion and the City CounCil should
determIne If the applicant and staff demonstrate that In order to comply With StatewIde Plannmg Goal 9,
6-7
.
Metro Plan pohcles and adopted land IIlventones that Campus Industnalland should be converted to
commercial and residential and that conditions that apphed dunng the Home Oepot review process In
2001 have changed Staff contends these Issues have been addressed III this staff report and
recommends approval of these applications, with condItions In maklllg their decIsIons, the Planning
Commission and the City Council should consider the Impact of pIece-meal conversions on the future
avallablhty of developable Industnalland while uSing somewhat dated commercIal and Industnalland
surveys
Comohance with State-wide PlannlnC' Goal 12. "Transoortatlon"
The apphcant submItted IIlfOrmatlon requestIng a "tnp cap" which can be Implemented vIa a "Tnp
MOnltorlllg Plan" to demonstrate comphance with Goal 12 and whIch argues III favor of mixed use
development wlthlll a potential nodal development area
1) The Oregon Transportation Planning Rule requires metropohtan areas WIth populations under one
mllhon to plan for a 5 percent per capIta reductIon In vehicle miles traveled (VMT) over the 20 year
plannlllg honzon The revIsed TransPlan adopted by Spnngfield, 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 Oevelopment Area concept after revIewIng a prehmlllary
assessment of several potential Nodal Oevelopment Area sites In 2003 (7B In Rlverbend, 8A In
Glenwood, 8B In Oowntown Spnngfield, 9A III Mohawk, and 9H and 9J In Natron) Last year, a
prevIous Metro Plan diagram/ZOning Map amendment apphcatlon Initiated a portIon of Proposed
Nodal Development Area 9C at 30th and Malll Streets The TransPlan PotentIal Nodal Oevelopment
Areas map shows that the subject site IS wlthlll the boundary of Proposed Nodal Oevelopment Area
7C Area 7C has not been "offiCially" approved by the City CounCIl Upon approval, these apphcatlons
Will add approximately 80 acres of MUC and MOR designated and zoned land to Spnngfield's
"offiCial" Nodal Oevelopment Areas
2) The tnp cap IS an acceptable traffic capacity hmltatlon tool allowed III the Transportation Planning
Rule The tnp cap estabhshes a "worst case" scenano for tnps generated by the current zoning for the
entire site, In this case CI, MOR and CC Tnps generated by future MUC, MOR and CC uses cannot
~ exceed the estabhshed tnp cap The response to the Goal 12 cntenon was reViewed and accepted,
as conditioned, by Gary McKenney, Spnngfield Transportation Plannlllg Engineer and Ed Moore from
the Oregon Oepartment of Transportation's Spnngfield office (see Attachment 5)
III STAFF/APPLICANT HISTORY
Ounng the early stages of thIS development proposal, representatIves of the current property owners (SC
Spnngfield LLC who purchased It III 2006 from the Pierce Trust) had several meetlllgs With CIty staff
before applYlllg for a Development Issues Meeting (ZON 2005-00028) III July, 2005 The owner's
representatives had several additional meetings WIth City staff and subsequently hired Satre AssocIates
to prepare the reqUired land use apphcatlons A Pre-ApplicatIon Report (ZON 2006-00030), the
prerequIsite for the submittal of a Master Plan, was submitted In May 2006 Staff requested that
apphcatlon out of sequence to have "formaltzed development proposal" to comment on Staff had a
number of concerns about that proposal and contracted With Crandall Arambula (an urban
design/planning firm III Portland whIch designed Hlllsboro's Orenco Station development) for a peer
review of the apphcatlon, which occurred III July, 2006 Crandall Arambula hsted 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, 5) Make the reSidential street configuration pedestnan fnendly,
and 6) The residential bUlldlllgs 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 hnel has been Incorporated IIlto the Prehmlllary Plan Illustration
(see Attachment 4) The Pre-ApplicatIon Report application IS on hold until these applications are
approved Satre Associates submitted these apphcatlons on September 29, 2006 These apphcatlons
6-8
. .
were determined to be Incomplete and staff met with Satre Associates on October 24, 2006 to discuss the
completeness Issue The addItional Information was submItted on December 21, 2006 and the
applications were determined to be complete for review on January 11, 2007
Note The Oregon Department of Land Conservation and Oevelopment (OLCO) IS currently on record
stating that home Improvement centers should not be permItted In Industnal districts because It
would create "de facto mIxed use dlstncts" The appltcant Originally proposed that the
approxImately 14 acre home Improvement center site be desIgnated and zoned Light-Medium
Industnal (LMI) based on a recent Planning CommissIon Interpretation allOWing thIS use In the
City's LMI, Heavy Industnal (HI) and SpecIal Heavy Industnal (SHI) zoning dlstncts ThIs means
a home Improvement center can be sIted only on property deSignated and zoned Commercial
However, due to ItS Size, thiS use IS not allowed In the Mixed Use CommerGlal Olstnct, It can go
Into the Community Commercial OIStrlCt The proposed nodal development area WIll not Include
the home Improvement center site
The applications were further revised on February 28 to change the requested LMI deSIgnation and
zOning to CC due to Issues raIsed by OLCO Finally staff met With OLCO representative Marguerite
Nabeta and the applicant to review OLCO 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 hearing
I UI PROPERTY DESCRIPTIONILAND USE HISTORY
Prooertv Descrmtlon and EXlstma CondItions
The subject sIte IS located north of Marcola Road, west of 31" Street, east Mohawk Marketplace
Shopping Center and south of the EWES bike path and IS 100 3 acres In size The applicant has
submitted the follOWing information
"Sublect Site
The subject site has been used for a variety of agricultural uses It 'S currenily vacant, With the exception
of a small mdustrlal but/dmg to the south of the subject site The Spnngfield City Limits abuts the subject
site on small portions on the west and norlheast Tax Lot 2300 IS parllally developed With a vacant
mdustnal but/dmg Tax Lot 2300 was platted m 1994 as Parcel 3 of/and parlltlon plat 94-P0491 A
property Ime adjustment was recorded With Lane County In 1997 affecting the common boundary
between Parcels 2 and 3 of Land Parllllon Plat 94-P0491 m so dOing completing the current configuration
of the subject site (City of Springfield file# 97-02-029) Tax Lot 1800 IS vacant A storm drainage faCility
runs through the center of the subject site runmng east to west The storm drainage factiJty IS proposed to
be enhanced through the process of development of the subject site The site IS located outSide of both
the 100-year flood and 500-year flood areas (see Exhibit 7, FIRM Map 41039C1153F)
Additional detat/ on ad'Acent uses IS as follows_
Norlh The properly to the norlh of the subject site IS separated by an EWEB utility comdor that also
serves as a multi-use path Norlh of the EWEB comdor IS properly owned by Wlllamalane Pari< and
RecreatIOn Dlstnct (Tax Lots 1500 and 2300), Bnggs Middle School and Yolanda Elementary (Tax Lots
2200 and 3002) and Single family reSidential properlles The properlles to the Immediate norlh are zoned
MedIUm-DenSity Residential With PubliC Land and Open Space zonmg on the School and parl of the
Wt/lamalane and EWEB properlles
West The properly to the west IS zoned and developed With low-density smgle-famlly residential
dwellings
Southwest The properly to the southwest IS zoned Commumty Commercial and IS developed wtlh a
vanety of retat/ commercial uses including a grocery store and a bank
6-9
South The property to the south IS zoned and developed wIth low-densIty smgle-famdy resIdentIal
dwellmgs
Southeast To the southeast are propertIes that are zoned for LIght-MedIUm IndustrIal (across North 28th
Street) and Heavy IndustrIal (across Marcola Road) Several of these propertIes are currently developed
wIth mdustrIal uses
East To the east (across North 28'h Street) are properties zoned and developed wIth low-densIty smgle-
famdy resIdentIal dwellmgs "
Land Use Hlstorv
Staff has prepared the followmg abbrevIated land use hIstory whIch IS discussed here for two reasons 1)
It -establishes the eXlstlllg 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 applicatlons
The "Pierce" property orlgmally stretched from 19/h Street to 31st Street and beyond to the base of Moe
Mountain, and from Marcola Road to Bnggs Middle School, north of the EWEB Bike Path Since the
"Pierce" property was annexed m 1975, there have been approximately 40 plan deslgnatlon/zonlng and
development appllcatlons 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 extendmg
from the corner of 19'h Street and Marcola Road eastward a dIstance of approxImately 1350 feet, 487
acres of Medium Oenslty Residential, 594 acres of SpecIal Light Industrial (now Campus Industnal), and
25 acres of LIght-Medium Industrial (located east of the subject site) There was 175 acres of Low
Oenslty Resldentlal that was not rezoned The CIty Council adopted Ordmance 5160 on June 6,1983
Conditions of zoning approval Included
a) The dedicatIon of land for a park of at least 5 acres m the vlcmlty of the EWEB Bike Path With access
to a publiC street and the bike path 1
-
b) The creation of a new street to smooth the tranSItion between 28'h and 31st 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 Industnal and the Medium
DenSity Residential zOning J
2
3
The last Campus Industrial Conceptual Development Plan (98-02-047) approved m 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 Plannmg Goal 8
The Pierce Trust dedIcated the right-of-way and the 28/h /31st 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
Fmanclally 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 Oevelopment Area
7C
95-02-036 ThIs City Initiated Metro Plan amendment and Zone Changes elimmated InconsIstencies
between the zOning approved by Ordinance 5160 and the updated 1987 Metro Plan dIagram Ordmance
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 Resldentlal zOning,
6-10
, .
b) Changed the Low Density Residential/Medium Density Residential zoning shown In Atlee Park North
to Low Oenslty ResIdential,
c) Showed the future park zoned entirely PLO, and
d) Old not change the Campus Industnal deSignation and zOning shown on Map 4, Area1 at this time
(see 96-10-208)
OrdInance 5785 also required specific landscaped buffer areas appl1cable to all future development
96-10-208 ThiS City Initiated Metro Plan Amendment and appl1cant Initiated Zone Changes appltcatlon
eliminated additional zOning and plan diagram inCOnsistencIes The zone changes were from
a) Community Commercial to Medium DenSIty Residential for 1 28 acres (extending the resIdentIal
ZOning to the south) so that the northern boundary of the commercial zOning would be located withIn
a 20 foot-Wide sanitary sewer easement, and
b) Campus Industnal 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 Industnal to Light-Medium Industnal for 11 5 acres
located east of the 28'h/31" Street connector and north of Marcola Road Ordmance 5851 was approved
by the City CounCil on Apnl 7, 1997 (Note these 11 5 acres 's outSIde of the boundary of the subject
property )
97-02-029 ThiS Property Lme Adlustment moved the common property line of Parcels 2 and 3 of PartitIon
Plat 94-P0491 approxImately 142 feet to the west to allow the eXlstmg dramage dItch to be entirely on
Parcel 3 The survey was recorded at Lane County on Apnl 3, 1997
The current acreages are as follows 1) Community Commercial 8 8 acres, 2) Campus Industnal 56
acres, and 3) Medium DenSity Residential 35 5 acres
00-12-254 Metro Plan Amendment application Home Depot requested a Metro Plan dIagram
amendment from Campus Industnal to Community CommercIal for 7 79 acres On June 18, 2001 the City
CounCil voted 4-1 With one absent to deny the request The approval of concurrent zone change and Site
Plan ReView appl1catlons was dependent upon the adoptlon of the Metro Plan diagram amendment
Since the City CounCil denied thiS appl1catlon, those appl1catlons were denied also
IIV APPLICATION TEAM
Owner/Applicant
SC Spnngfield, LLC
5440 LOUIe Lane, SUite 102
Reno, Nevada 89511
Attn Jeff Belle
The property owner has put together the follOWing development team
Project Developer
The Martin Company
PO Box 1482
Albany, Oregon 97321
Attn Bob Martm
6-11
. ,
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 Engineering, Inc
PO Box 725
Albany, Oregon 97321
Attn Oan Watson, PE
Transportation Engineer
Access Englneenng, LLC
134 East 13th Avenue, SUIte 2
Eugene,Oregon 97401
Attn MIke Welshar, PE
~I V PR(~POSED DEVELOPMENT
The apphcant states that "This PAPA, submitted concurrently With the zone change application, IS In
preparation for appropnate land use permit applications to construct a mixed-use reSidential, and
commercial development as descnbed herein The appropnate land use permIt applications Include [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 PrelIminary Plan illustration are matenal to the current application To
proVide specific information about the Intended mIxed-use development and ItS relevance to the current
application, a Preliminary Plan illustration has been submitted as [Attachment 4] and as descnbed below
The Villages at Marcola Meadows IS a proposed mixed-use development compnsed of reSidentIal,
office and retail Villages ReferenCing the dramatic wooded backdrop of the Coburg and Marcola MIs to
the north, and the large plane of valley floor meadow on Site, Marcola Meadows has been conceIVed to
blend In With thiS overall setting while creating a bndge and supportIVe tranSitIOn In the scale and intensity
of larger commercial uses to the south With qUiet reSidential neighborhoods to the north Within Marcola
Meadows a sUite of eight Villages will exISt Four reSidential VIllages compnsed of Single family homes,
apartment homes, townhomes and an assisted liVing facility With semor cottages Will occupy the northern
extent of the Site, buffenng eXisting reSidential developments to the northwest, north, and northeast One
office Village, consisting of profeSSional offices, Will occupy the southeast area Three retad VIllages,
general retad, neighborhood retad, main street retad Will face 28'h Street and Marcola Road Each of the
VIllages IS envIsioned to be umque, yet part of the whole The overall Meadows theme Will appear
throughout, With the use of meandenng waterways, natIVe plans and generous open space Within 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 exciting place to shop,
With speCialty retad shops and Unique dining venues Stores wdl have welcoming front doors, large
Windows and high ceilings, all With natural matenals and muted colors It Will be easy to get around, and
to do so on foot All streets will have Wide Sidewalks, many of them setback from vehicle traffic The
entire commumty Will be connected With all-weather multI-use off street pathways It Will be convement,
and safe, to walk from one Village to the next It Will be a great place to be outdoors, With meadow-
flavored open spaces, native plant cOmmUnities, lighting, bndges, seating, and overlooks to support
6-12
walkmg and relaxmg It will be a healthy place, with ample use of oxygen-generatmg trees to cleanse the
air, catch the wmd and cool the temperature It will be an environmental place, utilIZIng a network of
bloswales, shallow seasonal ponds, and a meandenng dramageway to capture and cleanse stormwater
In all, The Villages at Marcola Meadows will not only be a great addition to the commumty but a wise use
of land and smart approach to design"
I VI TYPE OF METRO PLAN AMENDMENTfTHE ZONING MAP AME:_NDMENT 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 Industrial portIon of the subject sIte (currently 56
acres) to Commercial/Nodal Development Area, Community Commercial and MedIum DenSity
ResldentlallNodal 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 Junsdlctlonal boundary of the Metro Plan because the
subject site IS wIthin the City lImIts,
(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 SOC Section 7 030 because It IS a
sIte specific diagram amendment, not a specific text amendment
"(a) Amendment of the Metro Plan dIagram, and
(b) Is a sIte speCific text amendment"
2) SDC 12 020(1)(a)1 states " Zoning Map amendments shall be reviewed as follows
(a) LegislatIve Zonmg Map amendments Involve broad publ1c poliCY deCISions that apply to other
than an indIVidual property owner, generally affectmg a large area and/or reqUire a concurrent
Metro Plan diagram amendment as speCIfied In ArtIcle 7 of thIS Code LegIslatIve Zomng Map
amendments shall be revIewed uSing Type IV procedure
1 Metro Plan diagram amendment determinatIOn An amendment to the Metro Plan diagram shall
be reqUired-,f the proposed Zoning Map amendment IS not consIstent WIth the Metro Plan
dIagram Both amendments may be processed concurrently"
The applicant has submitted the Zoning Map amendment application concurrently With the Type II Metro
Plan diagram amendment application
Type of Metro Plan Amendment ConclUSIon and Finding
Springfield IS the "home city" for thiS proposal because the subject site IS located WIthin the CIty limits and
the applIcation does not have regional Impacts Therefore, the conSideration of the Metro Plan
amendment request IS the exclUSive responSibility of the Spnngfield CIty CounCil However, referrals
have been sent to both the Eugene and Lane County Planning Directors as speCified In SDC SectIon
7050
I VII PROCEDURAL REQUIREMENTS
Procedural requirements for Metro Plan diagram amendments are deSCribed In SOC ArtIcle 7, Spnngfield
ZOning Map amendments are deSCribed SOC Article 12, and notice requIrements are deSCribed In SDC
Article 14
SDC Article 7 Indicates that the City Councilor a cItizen can InitIate Metro Plan diagram amendments
These amendments of are reVIewed under a "Type IV" procedure and require publiC heanngs before the
Planning CommisSion and the City CounCil Type IV procedures are detailed In SDC Section 3 100
6-13
. ,
SOC Article 12 indIcates that the Planning Olrector, Planning CommIssion, CIty Councilor a citizen can
Inlttate Zoning Map amendments These amendments are reviewed under a "Type IV" procedure when
combined with a Metro Plan diagram amendment and require public heanngs before the Planning
CommIssion and the CIty Council Type IV procedures are detailed In SOC Sectton 3 100
SOC SectIon 14030(2) requIres that legIslatIve land use deCISions be advertIsed In a newspaper of
general circulatIon, providing information about the legislative actton 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 applications that have simIlar cntena of approval Where the applicant's
submIttal responds to a simIlar cntenon IS used In another application, staff Will reference the location of
that response Where the applicant's submittal responds to a cntenon that IS not used In another
application, staff WIll address that response as such
Procedural ReoUlrement ConclUSion and Fmdmas
Satre Associates, representing SC Spnngfield, LLC has Inlttated these applications The Metro Plan
diagram IS a Type IV review procedure and the quasI-Judicial ZOning Map amendment has been raIsed
from a Type III review procedure to a Type IV review procedure for concurrent review
"Notice of Proposed Amendment" was mailed to the Oepartment of Land Conservation and Oevelopment
(OLCO) on February 8, 2007, alerting the agency of the CIty'S Intent to amend the Metro Plan dIagram
and Spnngfield ZOning Map The notice was mailed more than 45 days In advance of the first eVIdentiary
heanng as required by ORS 197 610 Due to the applicant's deCISion to change the onglnally 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 OLCO 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 Sectton 7 050
~Nottce of the public heanngs concjlrnlng these applications was maIled to property owners and reSIdents
WIthin 300 feet of the subject sIte on March 15, 2007 Notice of the public heanngs concerning these
applications was published on March 16, 2007 In the Register Guard These notices advertised both the
heanng before the Springfield Planning Commission on March 27, 2007 and the City Council on April 16,
2007 The content of the notices followed the directIon given In SOC Section 14 030(2) for leglslattve
actions and the direction given In ORS 227 186
Procedural reqUirements descnbed In SOC Articles 7,12 and 14 have been followed as well as notice
reqUirements established by OLCD 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 crltena requlnng consistency WIth State-wide Planning Goals and Metro
Plan poliCies Rather than repeat these cntena for each application, they Will be addressed only once and
then referenced where appropnate Cntena that are dIfferent Will be addressed separately, the end result
WIll be that all applicable crltena Will have been addressed and findings prepared
IIX METRO PLAN AMENDMENT CRITERA AND FINDIN~S.
ArtIcle 7 descnbes the cntena to be used In approving a Type II Metro Plan amendment SOC Section
7070(3) states that "The followmg criteria shall be applted by the City Council m approvmg or
denymg a Metro Plan amendment application (a) The amendment must be consistent With the
relevant statewide planmng goals adopted by the Land Conservation and Development
6-14
, .
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 planning \
goals adopted by the Land ConservatIOn and Development CommisSion, and"
GOAL 1 CITIZEN INVOLVEMENT
"To develop a citizen Involvement program that Insures the opportUnity for citizens to be Involved
In all phases of the planning process ..
AoolIcant's Submittal.
The City of Spnngfield has an acknowledged citizen Involvement program and an acknowledged process
expressed In the Springfield Development Code for securing 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 compiles with
the reqUirements of the citizen Involvement provISions
The Metro Plan contains an acknowledged citizen Involvement program satisfying Goal 1 The Citizen
Involvement program IS In Metro Plan Chapter /II, pp /II-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 hearing 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 hearings at the
level of the planning commiSSion and city council, notification of deCISion and notification of the right of
appeal, prOVides cItizens the opportunity to review and make recommendations In written and oral
testimony on the proposed amendments to the Metro Plan Diagram Jnd on the proposed zone map
amendment These acknowledged Citizen Involvement prOVISions afford ample opportunity for Citizen
Involvement consistent With Goal 1
For the reasons crred, including the Metro Plan's and the City of Spnngfield's acknowledged programs for
Citizen Involvement, the amendment IS consistent With Goal 1 "
Staffs 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 ZonlRg Map amendments require an Initial publIc heanng before the Planning CommiSSion and a
legislative public hearlRg before the City Council DLCO and neighborhood notice of these heanngs,
lRcludlRg local JUrisdictIOn referral was prOVided as descnbed In Section VI (Procedural ProceedlRgs) of
thIS staff report
In addItion, the applIcant held a neighborhood meetlRg 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 lRterested persons list, and to affected public agencies
ApprOXimately 40 people attended
Staff Fmdmg
These applications comply With Goal 1 because they are belRg reviewed under an acknowledged Citizen
lRvolvement program and publiC notice procedures were complied With
6-15
GOAL 2 LAND USE PLANNING
"To establish a land use plannmg process and policy framework as a basIs for a/l decIsion and
actions related to use of land and to assure an adequate factual base for such decIsions and
actions"
Aoollcant's Submittal
"Goal 2 reqUires that plans be coordmated with the plans of affected governmental Units and that
opportunities be provIded for review and comment by affected governmental Units In order to comply wIth
the Goal 2 coordmatlon reqUirement, the City Will be responsible for coordmatmg the adoption of thIs
amendment by proVldmg notlca to all affected govammental Units and respondmg m ItS findmgs to the
legitimate concerns of affected governmental Units There are no Goal 2 Exceptions reqUired
The Eugene/Spnngfield Metro Area General Plan (Metro Plan), the Spnngfield Code, and the State-wIde
Planning Goals and applicable state statutes and administrative regulations, provide polICies and cntena
for the evaluatIon of plan amendments ComplIance wIth these measures assures an adequate factual
base for approval of the amendment As discussed elsewhere m thiS document, the amendment IS
consistent with the Metro Plan, the Spnngfield Code, and the State-wide Goals Therefore, the
amendment IS consistent wIth Goal 2 "
Staffs Resoonse
Staff concurs with the applicant's submittal On August 23, 1982, DLCD acknowledged that the Metro
Plan and the all Implementing measures 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 Spnngfield In particular, a land use planning process and poliCY framework for
all decIsion and actions related to use of land and assurance for an actual factual base for such decIsions
and actions The Metro Plan has been amended several 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 addllion, the Metro Plan and the SDC contain gUidelines and regulations for amendments, including
making a distinction between the "type" of Metro Plan amendment (either a "I" or a "II"), who mayor must
participate as decIsion-makers (home City, regional Impact), and how each level of amendment IS
processed These applications are being reviewed under a Type II Metro Plan amendment procedure
Notification of these applications has been sent to both Eugene and Lane County
Furthermore, vanous 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-Spnngfield area TransPlan was last
amended In December 2001 With the goal of redUCing vehicle miles traveled Consistent With thiS goal,
the applicant IS proposing to apply the Metro Plan "Nodal Development Area" land use deSignatIOn to
the subject ThiS land use deSignation emphasizes" a mix of diverse and compatible land uses
and publiC and pnvate Improvements deSigned to be pedestnan and transit ortented " The subject
site IS Within TransPlan Potential Nodal Development Area 7C (See the response to Goal 12)
As the hearing process evolves from the Planning CommisSion to the City Council, the record of the
hearings will Include all testimony and factual eVidence Intended to support the deCISion
Finally, the SDC reqUJres affirmative findings In support of the applicable cntena 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 cntenon SDC Seclion 7 070(3)(b)
6-16
Staff F.ndma
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 agrtculturallands "
Goal 3 defines "agrtculturallands" by stating, In part, that they" do not Include land within
acknowledged urban growth boundanes or land within acknowledged exceptions to Goals 3 or 4 "
Aoollcanl's Submittal
"ThIS goal applIes to lands that are designated Agncultural This amendment IS for property located wlthm
the city lImIts of Spnngfield and does not affect land designated for agncultural use Therefore, Goal 3 IS
not applicable or relevant to the amendment"
Staffs 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 grow1h boundary
Staff Fmdmo
~-
Goal 3 does not apply to these applicallons 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 maintaining the forest land base an'!.. to protect the state's forest " -
economy by making pOSSible economlca/ly 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 sot!, air, water, and fish and Wildlife resources and to prOVide for
recreatIOnal opportunities and agrtculture "
Aoollcant's SubmIttal
"ThiS amendment IS for property located wIthm the City limits of Spnngfield and does not affect land
deSignated for forest use Therefore, Goal 4 IS not applIcable or relevant to the emendment "
Staffs Resoonse
Staff concurs with the applicant's submittal The subject site IS located within an acknowledged urban
growth boundary Goal 4 does not apply within urban grow1h 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"
6-17
. ,
Aoollcanl's SubmIttal
"Pursuant of GoalS, the City of Springfield has adopted the follOWing documents
. Eugene-Spnngfield MetropolItan Area General Plan, revised 2004
. City of Spnngfield, Local and National Wetlands Inventory Map, December 2005
. City of Spnngfield Natural Resource Study, adopted, November 2005
Oregon AdmInistratIVe Rule 660-023-0250 establIshes the applicability of GoalS rules to Post
Acknowledgement Plan Amendments (PAPA), and specifies certain procedures and reqUirements for
local governments to follow In the adoption or amendment of all plan or land use regulations pertaining to
GoalS resources The rule states
"(3) Local governments are not reqUired to apply GoalS In consideration of a PAPA unless the PAPA
affects a GoalS resource For purposes of thiS section, a PAPA would affect a GoalS 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 to protect a significant GoalS resource or to address specIfic reqUirements of
GoalS,
(b) The PAPA allows new uses that could be conflIcting uses WIth a particular significant GoalS resource
site on an acknowledged resource lIst, or
(c) The PAPA amends an acknowledged UGB and factual informatIon IS submitted demonstrating that a
resource Site, or the Impact areas of such a Site, IS Included In the amended UGB area"
The follOWing diSCUSSion Will demonstrate that the proposed PAPA does not raise any Issues that would
reqUIre the City of Spnngfield to apply GoalS
Firstly 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 regulation adopted In order to protect a
significant GoalS resource on the subject 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 GoalS resource site There are no sIgnificant GoalS resources
on the sIte Itself None of the vanous studies, Inventones, refinement plans, and facilities plans lIst thiS
specific site as a significant resource, apply a Goal 5 resource overlay, or otherwise regulate or lImit the
redevelopment of thiS site as a GoalS resource
There IS drainage ditch on the site that waS Inventoned 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 cntena of
the Oregon Freshwater Wetland Assessment Methodology The closest GoalS resource Identified by the
City of Spnngfield 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 the proposed PAPA Will not conflict WIth a GoalS resource
Lastly addreSSing OAR 660-023-250(c) The changes sought by thIS application do not amend the
acknowledged City of Spnngfield Urban Growth Boundary Therefore, With regard to thIS cnter/on, the City
IS not reqUIred to apply Goal 5
Oregon Administrative Rule 660-023-0250 "ApplIcabilIty" stipulates that local govemments are reqUired to
apply Goal 5 when consldenng a Post Acknowledgment Plan Amendment If the amendment affects a
Goal 5 resource For the purposes of that rule, the section 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 GoalS resource As eVidenced above, none of the three circumstances are
6-18
raised by the proposed amendment, and therefore the amendment will not affect a GoalS resource The
CIty IS not reqUired to apply Goal 5 when consldenng the proposal The CIty of Spnngfield can find that
the action requested by this application IS consistent with State-wide Planning GoalS"
ptaffs Resoonse
Staff concurs with the applicant's submittal GoalS protection begins with an acknowledged Inventory of
Goal 5 resources and then proceeds through an economiC, social, environmental and energy analysIs to
determine whether the resource should be protected from conflicting uses, limit conflicting uses, or allow
conflicting uses fully (OAR 660-016-0010) The City has an acknowledged historic structures Inventory, a
local wetland Inventory and recently adopted a natural resources Inventory that considered uplands,
wildlife habitat and riparian COrridors The subJect site has been planned and zoned for Intensive urban
development and use prior to Metro Plan acknowledgement In 1982 (see Section II of thiS staff report,
Property DeSCription/Land Use History) The Department of State Lands and the Army Corps of
Engineers have determined that the eXisting drainage ditch did not fall under either agency's JUriSdiction
dUring the review Home Depot applications In 2001, but that determination has expired For the record,
the eXisting drainage ditch and any potential wetland and/or 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 Fmdma
As conditioned, these applications comply With GoalS 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 conflrm If there are any other wetland areas
on the subJect site
Condition of Aooroval #1
The submittal and approval of a Master Plan application prior to any development on the subject site
Note The applicant has stated the property owner's Intent to submit a Master Plan application Rather
than reqUire a separate Memorandum of Understanding or Similar document at thiS time, staff IS
highlighting potential development Issues as part of these applications that must be addressed dUring the
Master Plan approval process The Metro Plan diagram and Zoning Map amendment applications are
concurrent SDC Section 12040 gives the City authOrity to add conditions" as may be reasonably
necessary In order to allow the ZOning Map amendment to be granted" The Master Plan application
process Will reqUire a publiC hearing and approval by the Planning CommiSSion ThiS note applies to all of
the additional conditions of approval
Condll1on 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
GOAL 6 AIR, WATER AND LAND RESOURCES QUALITY OAR 660-015-0000(6)
"To mamtaln and Improve the qua/1ty of the air, water and land resources of the state"
Aoollcant's Submittal
"Nothing In the proposal or the character of the sJte or potential uses indicates a future development that
would compromise air, water and land resources Future development of the SIte wIll be In conformance
With local, state and federal law including aspects of the Spnngfield Code As indicated In findings
6-19
regarding Goal 11 , mcorporated herein by reference, options for accessing or providing the necessary
unban servIces are avaIlable Therefore, the amendment IS consistent with Goal 6
Goal 6 reqUires all waste and process discharges from eXlstmg and future development to be consIstent
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 LUBA)
There are three federal environmental quality acts relevant to State-Wide Planmng 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 qualIty
The EPA delegates authonty to Oregon Department 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, groundwater qualtty protection, solid waste, hazardous waste
management, ambIent air qualtty standards, and transportation conformity The ORSs provIde procedures
for compltance wIth sewage treatment and disposal systems, solid waste management, reuse and
recyclmg, hazardous waste and hazardous matenals, nOIse control, 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 metropolItan area and are as
follows
~-
C 25 Springfield, Lane County, and Eugene shall consider downstream Impacts when planning for
unbamzatlon, flood control, unban storm runoff, recreation, and water qualIty along the WIIlamette and
McKenzie Rivers
C 26 Local governments shaff contmue to momtor, to plan for, and to enforce appltcable air and water
quality standards and shall cooperate In meetmg appltcable federal, state, and local air and water quality
standards
C 27 Local governments shaff continue to cooperate In developing and Implementing programs necessary
to meet air qualIty standards ThiS effort should Include but not be Itmlted to
a Review of aff 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 Orgamzatlon RegIonal
Transportation Plan (RTP) ThIS plan IS the federal Regional Transportation Plan for the Eugene-
Springfield metropolitan area A plan as such, must comply With the federal Transportation EqUity Act for
the 21st Century (TEA 21), National Ambient Air QualIty Standards, and the State of Oregon
Transportation Planning Rule (TPR) Additionally the RTP must demonstrate conSideration for system
preservatIOn and effiCiency, energy conservation, and congestIon relIef
I The Clean Water Act establishes the haslc regulatory structure for regulatlllg discharges of pollutants III the waters
of the Ututed States The Clean Water Act IS unplemented through mdustry standards and requrrements The Clean
AIr Act regulates arr effilSSlOns from area, statlOnary, and mobIle sources ThIS Act sets maxImum pollutant
standards and drrects states to devetop state unplementatlon plans (SipS) applicable to appropnate mdusmal sources
FmaHy, the Resource ConservatIOn and Recovery Act controls hazardous waste from the "cradle-to-grave", wluch
mc1udes the generatIOn, transportation, treatment, storage, and dISposal of hazardous waste ThlS act also sets forth a
framework for the management of non-hazardous wastes
6-20
, .
The proposed Post Acknowledgement Plan Amendment (PAPA) does not amend any of the Regional
Transportation Plan goals, ObjectiVes, or policies Future land use planning applIcations (Conditional Use
Permit and Site Plan) WIll conform to federal, state, and local regulatIOns related to State-wide Planning
Goal 6 Further, when land use approvals are procured, at that time the applicant will obtain the relevant
air quality permits from the Lane Regional Air Protection Agency (LRAPA) Specifically, the applicant will
obtain Air Contaminant DIscharge Permits as needed and Indirect Source Construction PermIts for the
proposed parking facilities
In the Eugene-Springfield metropolItan area, Lane County, Lane Council of Governments (MetropolItan
Planning OrganiZation), Lane RegIonal Air Pollution Agency, and the City of Eugene maintain compliance
With DEQ regulatIons by the follOWing
. Lane County provIdes residents With waste management seN1ces through a network of disposal
sites The County's waste reduction and recycling programs are managed to conserve resources and
prevent waste
. The Lane Council of Governments provIdes wastewater and stormwater systems, ground and surface
water, dnnkmg 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 Spnngfield Public Works Department mamtalns water qualIty In the cIty through
metropolitan sewage storm water treatment systems that are reqUired to operate under specific
gUldelmes set forth by the DEQ The City of Spnngfield also has deSign standards for wastewater and
stormwater collection systems In the City of Spnngfield PubliC Works, Standard Construction
Specifications and the Engmeerlng DeSign Standards & Procedures The City of Spnngfield's
Development Code has three articles relevant to Goal 6 that provide resource protection Article 17 -
DWP Dnnklng Water ProtectIon Overlay DiStrict, Article 27 - FP Floodplain Overlay Dlstnct, Article 32
- PubliC and Pnvate Improvements
The proposed PAPA does not amend any of the Goal 6 related poliCies of the Metro Plan or the RegIOnal
Transportation Plan nor amend any regulatIons Implementmg those poliCies As demonstrated In
responses regarding Goal 11, mcorporated 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 findmgs regarding Goal 11, Incorporated herein by reference, optIons for
accessing or prOViding the necessary urban seN1ces are avaIlable Therefore the proposed amendments
are consistent With Goal 6
In addition to the preceding facts, the eVidence supports a reasonable expectatIon that future
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
Staffs 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
6-21
. ,
The subject site IS located wlthlrl Potential Nodal Area 7C as shown on the on the Potential Nodal
Development Area Map In TransPlan The proposed development will Implement mixed-use and nodal
development standards Intended to reduce automobile trip frequency and duration both on-site (between
the proposed community commercial services IrI 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 Industrial uses, to the east and south of the subject site) The proposed development will
also allow higher density, transit supportive development that also prOVides opportunities for bicycle or
pedestrian tripS both IrIternally and externally For these reasons the proposed development will help
malrltalrl the air resources of the state and will not alter the enVironmental protections prOVided by the
Metro Plan for aJrborne 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
wrth design standards for Multi-Family development (apartments) and for Cluster Development (slrlgle-
family houslrlg) 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 permlttlrlg and approval process
of the SDC, various bUlldlrlg 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 drlnklrlg water protectIOn plan and overlay zone reqUiring observance of
certalrl 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 standlrlg as If
a well was already In place The City'S adopted wellhead protection map shows the proposed wellhead
on the Wlllamalane Park and Recreation District properly 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 Fmdma
As conditioned, these applications comply With Goal 6 because the PAPA Implements the Nodal
Development Area Metro Plan designation and thereby TransPlan Potential Nodal Area 7C, and there are
regulations currently In place concerning stormwater management and protecting the City's drlnklrlg water
supply, 95 percent of which IS from groundwater
Condition of Aooroval #3
Submittal of a Master Plan application that Incorporates the relocation of the eXisting drainage ditch and
conversion to a major water feature that will be an IrItegral part of the proposed development area The
construction of the entICe water feature must be completed as part of the Phase 1 development'
. The applicant has stated that Phase 1 willlrlclude the home Improvement center ThiS means that thiS
and all other conditions referencing "Phase 1" must be IrIcorporated Into proposed Master Plan Phase 1
development
Condition of Aooroval #4
Submittal of a Master Plan application that addresses compliance With the Drlnklrlg Water Overlay District
standards IrI 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"
6-22
, .
Aoohcant's Submittal
"Goal 7 reqUires that development subject to damage or that could result In loss of life not be planned or
located In known areas of natural hazards and disasters wIthout appropnate safeguards The goal also
reqUires that plans be based on an Inventory of known areas of natural disaster hazards (floods,
landslides, earthquakes, wtldfires and other related hazards) The Multi-Hazard Mitigation Plan for the
Eugene/Spnngfield Metropolitan Area (Metro Hazard Plan) that was adopted by the City of Spnngfield IS a
non-regulatory plan but provIdes an Inventory of known hazards
The Metro Hazard Plan does not Identify any known hazards within the area of the subject site
Addlftonally, the subject site is outside of the 100 year and 500 year flood plains (Exhibit 7) There are no
adopted or non-adopted maps that IdentIfy the subject stle to be within a know hazards area The
proposed amendments do not affect any addIflonal geographic area than the subject site, nor IS any
specific development proposed at thiS time In due time, future development of the subject sIte wIll Incfude
a full analysIs of hazard nsk and mitigate the nsk through appropnate 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 risk of hazards to human
health and the risk of loss ot human life Goal 7 also Intends to minimiZe costs associated With
redeveloping after a natural disaster by restrlcttng development In areas that are prone to natural
disasters and hazards Two primary areas of concern Involve development In the fiood plain and on
steep slopes The subject site IS fiat and IS not located Within a fioodway
Staff FIOdlOa
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 appropriate,
to provide for the siting of necessary recreational facl/1tles mcludmg destmatlOn resorts"
Aoohcant's Submittal
"Regarding recreation, State-wide Planmng Goal 8 states, 'The reqUirements for meeting such needs,
now and In the future, shall be planned for by governmental agencies haVing responsIbility for recreation
area, factlltles and opportumtles
1 In coordination With pnvate enterpnse,
2 In appropnate proportions, and
3 In such quantity, qualIty and locations as IS consistent With the avaIlabIlIty of the resources to
meet such reqUirements'
Pursuant to Goal 8 reqUirements, the City of Spnngfield and other local junsdlctlons have developed the
following relevant plan documents
. Eugene-Spnngfield Metropolitan Area General Plan (Metro Plan), ReVIsed 2004
. RIVers to Ridges, MetropolItan Regional Parks and Open Space Study, 2003
. Lane County Parks Master Plan, 1980
. Willama/ane 20-year Park and Recreation ComprehenSive Plan, 2004
6-23
. ,
The proposed Metro Plan Land Use Diagram amendment WIll not change the status of any recreatJon
area, facIlIty or opportumty that has been Inventoned and designated by the Metro Plan or any other
relevant facIlIty plans regarding recreational needs None of the vanous studies, inventorIes, and facilities
plans have designated the subject site for parks and open space In an adopted Inventory, declared It a
slgmficant resource, or slated this 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 this plan as a refinement of/he Metro Plan The plan proposes aSS 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 WIIlama/ane Parks and Recreation Dlstnct
The WIIlamalane comprehenSive plan refers to these parcels as the Pierce property,' donated In 1993
and elsewhere IdentIfied with adjacent parcels as the 'Yolanda/BnggslPlerce 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 WIIlama/ane 20-year Parks and Recreation ComprehenSive Plan, 'Table 1 Neighborhood Parks' Itsts
actIon Items for neighborhood parks Acflon 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 opportumfles to Improve the EWEB
bicycle path and develop park facilities on adjacent land to help meet neighborhood park needs ) The
PrelIminary Plan lIIustraflon for the subject site Includes several pedestnan and bicycle connections to the
EWEB path and the proposed parks to the north The subject site Itself Will Include extensIve publiC open
spaces As a commenting agency, the WIIlamalane Parks and Recreation Dlstnct WIll have, through the
Preltmlnary Plan illustratIOn and site plan review processes, the opportumty to coordinate plans With
future development
Rivers to Ridges, MetropolItan Regional Parks and Open Space Study does not Identify the subject site
as a resource The study maps the EWEB bicycle path that borders the northern boundary of the subject
site as an element of/he area's 'MajOr Public Parks and Open Space' However, thiS bicycle path IS
outside the boundanes of the subject sIte
No part of/he subject site IS deSIgnated by the Metro Plan as Parks and Open Space The WIIlama/ane
20-year Park and Recreation ComprehenSIVe Plan does not Identify the subject site as an 'existing park
and recreation resource' No acknowledged plan declares It a slgmficant resource or slates thiS pnvately
owned property for acqUisition Therefore, the proposed PAPA IS consistent wJfh State-wide Planning
Goal 8
-,
Staffs Resoonse
Staff generally concurs With the applicant's submittal Wlllamalane Parks and Recrealion District IS the
local agency responsible for park planmng Within Sprmgfield's City limits and Urban Grow1h 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 contams strategies and actions for parks and open space
A3 under Parks and Open Space states "Work With the City to encourage the pnvate prOVISion of
qual1ty parks, urban plazas, trails, Imear parks, rooftop open space, and other amenities In private
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
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The applicant states "None of the vanous studies, Inventones, and facilIties plans have desIgnated the
subject site for parks and open space In an adopted Inventory, declared It a significant resource, or slated
this pnvately owned property for acqUisition" [and] "No acknowledged plan declares It a Significant
resource or slates this pnvately owned property for acqUisition"
The applicant also states "The plan proposes a 5 5 acre community park on two undeveloped parcels
north of the subject sIte, between Bnggs Middle School and the EWEB uttlity easement (bike path), and
owned by the Willamalane Parks and Recreation Dlstnct The Willamalane comprehensive plan refers to
these parcels as ~he PIerce property, ' donated In 1993 and elsewhere Identified With adjacent parcels as
the 'Yolanda/BnggslPlerce School Park' The plan observes that '~here are opportum/les to work With the
School DistrIct and EWEB on future Improvements to the Pierce property as a neighborhood park and a
waYSide for the EWEB Bike 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 Yo/andalBrtggslPlerce School Park - Work With SD 19 to develop and develop a
school/park master plan for the Pierce property and adjacent Bnggs and Yolanda school grounds
that prOVides for 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)
DUring the approval process for these applications, staff IS requesllng that the applicant begin a dialogue
by discussing the proposed development With representatives from Willamalane and whether there can
be coordination to achieve park development north of the subject property In conjunction With Marcola
Meadows development
In addition, when Marcola Meadows residential and Wlllamalane park development occurs, reSidents Will
need to cross the EWES facility to utilize the park/recreation faCilities The EWES nght-of-way IS
approximately 60 feet-wide and the eXisting blke/pedestnan path, Within that nght-of-way IS approximately
10 feet-wide The Preliminary Plan illustration shows pedestnan connections from the subject site to the
blke/pedestnan path As part of the Master Plan and other reqUIred land use applications, the applicant
will be reqUired to obtain the necessary easements from EWES to allow reSidents of the proposed
development to cross their faCility
These applications can be conditioned to fully comply With Goal 8
Staff Flndma
As conditioned, these applications comply With Goal 8 because In addition to private on-site open space,
there are nearby park faCJiltles that can serve future residential development
Condition of Aooroval #5
Submittal of a Master Plan application that addresses the relationship of the proposed development to
Wlllamalane s future park on the north Side of the EWEB Bike Path and an explanation of any
coordination efforts With Wlllamalane concerning the timing and development of the future park
6-25
Cond,l1on of Aocroval #6
Submittal of a Master Plan application that addresses coordmatlon with EWEB to determine If any
easements are reqUJred 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 mformatton to make the case for Goal 9
and related Goals (10) and (12)
Aoohcant's SubmIttal
"ResDonse
Statewide Plannmg Goal 9 - Economy of the State, reqUires commumtles to Inventory, plan, and zone
enough commercial and Industnalland to support the diversification and Improvement of the economy
Pursuant to thiS, the City of Spnngfield has adopted the following documents
Eugene-Springfield Metropolitan Area General Plan (Metro Plan), RevIsed 2004
Spnngfield Commercial Lands Study, February 2000
Metropolitan Industnal Lands SpeCial Study
MetropolItan Industnal Lands Inventory Report, July 1993
Metropolitan Industnal Lands PolIcy Report, July 1993
Also relevant to this discussion are studies regarding other statewide planmng goals These other
documents mclude
Spnngfield Natural Resource Study Report, October 2005
Eugene-Spnngfield ReSidential Lands Study, 1999
The Metropolitan Industnal Lands SpeCial Study (MILSS) commenced In 1989 and produced two
documents, the Metropolitan Industnal Lands Inventory Report (MILlR) and the Metropolitan Industnal
Lands PolIcy Report (MILPR) In 1995, the Spnngfield Commercial Lands Study (SCLS) was Imtlated
The City of Spnngfield adopted the study In 2000 and the Oregon Department of Land Conservation and
Development (DLCD) acknowledged the SCLS as a perIodiC review task The study looked only at lands
within Spnngfield's urban growth boundary and did not make changes to either the Metro Plan or the
SprIngfield Development Code However, as an area speCific perIodiC review task, It updates the
"Economic Element" of the Metro Plan and Includes findings, poliCies and Implementation strategies
regarding the supply of commercial lands
Because the proposed amendment would shift land from Industnal to Commercial and ReSidential, the
two additional documents lIsted above are relevant Findings of the Eugene-Spnngfield ReSidential Lands
Study were Incorporated Into the Metro Plan along wIfh 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 applicabtlIty of Goal 9
rules to Post Acknowledgement Plan Amendments (PAPA), and speCifies certain procedures and
reqUirements for local govemments to follow In the adoption or amendment of all plan or land use
regulations pertaining to Goal 9 In OAR-660-009-0010(4) the rule discusses procedures relevant to thiS
applIcation and states
6-26
'NotwIthstanding paragraph(2),[660-009-0010(2)], a jUrisdiction which changes Its plan designations of
lands In excess of two acres to or from commercIal or Industnal use, pursuant to OAR 660-DIVlSlon 18 (a
post acknowledgement plan amendment), must address all applicable planning reqUirements, and
(a) Demonstrate that the proposed amendment IS consistent with the parts of ItS acknowledged
comprehensIVe plan which address the reqUirements of thIs diVIsion, or
(b) Amend ItS comprehensiVe plan to explain the proposed amendment, pursuant to OAR 660-
009-0015 through 660-009-0025, or
(c) Adopt a combination of the above, consistent with the requirements of this dIvIsion'
The plan designatIon changes anticipated by the proposed PAPA Will remove 560 acres of Campus
Industnal designation In ItS stead, the supply of land with Commercial designation Will Increase 37 0
acres and the remaining 19 0 acres Will receIVe a MedIUm Density Residential designation Additionally,
26 0 acres of the Commercial land Will also have a Nodal Development Area overlay desIgnation [See
Attachment 2] The followmg facts will demonstrate that the proposed amendment IS consIstent with the
most recent economIc opportunities analysIs and with the sections of the acknowledged Metro Plan which
address the reqUirements of DIVISion 9
The MetropolItan Industnal Lands Inventory Report (MILPR) estimated that the Industnalland supply at
the beginning of the planning penod (study year) was about 3,600 acres within the Metro UGB The
Campus IndustnaP share of all vacant unconstrained Industnal land was 27% (denved from Table 5 of the
MILlR, p 47) About 709 acres of the Metropolitan study year industrial land supply was wIthin the
Spnngfleld portion of the UGB (MILPR, Table 5, P 47) The MILPR does not estimate demand within the
Spnngfield UGB alone, nor does It segregate the estimated demand for Campus Industnal land In the
Metro area The subject site was mcluded In the list of short-term sites for new Industry (MILPR, P 2..0
and p 45, Subregion 7, SIte 5) The study further estimated that the prOjected 20-year demand for
Industnalland for the Metro UGB would be between 650 and 1,172 acres, one-fifth to one-third of the
supply (MILPR, p 7) In response to this study, the Metro Plan was amended deleting a findmg that the
supply was not adequate to meet the prOjected growth In the commerCial and lIght manufactunng
segments of/he economy (MILPR, P 11)
The MILPR reported that In the study year there were 255 acres of the Campus Industrial land In the
Spnngfleld UGB Unfortunately, there are no estimates of the depletion of Campus Industrial land m the
adopted and acknowledged studies If we apply the same 23% and 42% low and high depletion rates
seen In the overall Industnal supply, we 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 dUring the planning period, leaVing a plan
year (2015) Inventory of 239 acres The Springfield Commercial Lands Study (SCLS) updated plan year
estimates of Springfield's Commercial land mventory (wIthin the UGB) It projected a Significant defiCit of
bUildable land by 2015 If the hlstonc rate of consumptIOn continued
The mventorles of all three general categories of land were studied by the Spnngfield Natural Resource
Study Report to gauge the Impact of setting aSide Goal 5 lands wlthm the Spnngfield UGB The 2005
study modified earlier Inventory estimates by including plan amendments approved since the original
studies and consldenng the maximum possible Impact of GoalS protection measures These modIfied
estimates are the baSIS of Tables 2, 9, 10, 11, and 12 The exception IS the Inventory of MedIUm DenSity
ReSidential land which waS not reported separately by the SNRS These tables analyze the Impact of the
proposed PAPA on the adopted and acknowledged Inventones of lands The estimates most specific to
the Situation are used
2 The !vflLSS uses the term "SpeCIal Light" which has SlUce been changed to "Campus lndustnat" In thiS report we
Will use the later telm "Campus lndustnal"
6-27
. ,
Table 2 Prooosed Imoact on Pro'ected Plan Year Land Inventones
Acres
General Use UBG Plan Yr Inventory PAPAf:. Total f:.% Source
Med Density Res Metro 2015 239 19 258 8% Metro Plan
Commercial Springfield 2015 -172 37 -135 22% SNRS
Industrial (high est) Metro 201Q 2,122 -56 2,066 -3% SNRS
Industrial (lowest) Metro 2010, 1,600 -56 1,544 -4% SNRS
All three categorIes of land are Important EqUlllbnum between them IS mutually beneficIal and essential
to the overall economic and social health of the communIty The table above shows that the proposed
PAPA has a relatIvely insignIficant affect on the supply of Industnal land The proportion of gain for MDR
land IS twice the loss of Industnalland, and the projected deficJt of Commercial land IS reduced 22%
Deciding to reduce the supply of Clland IS not an easy choice, a matter of robbing Peter to pay Paul
Nonetheless, If we pOSIt that providing land for the industrIal sector IS essential to our economy, we must
also acknowledge that manufacturers considerIng new sites Will consider only areas that provIde the
commercial 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 SUltablilty and avallablltty with the projectIOns of
demand'
Economic Element Poltcy #B 12
'Discourage future Metro Plan amendments that would change development-ready industrIal
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 conflict With a limited supply of urbanIzable land, increasing
the amount of undeveloped commercial land Will frequently be at the expense of the Inventory of industrial
land The Metro Plan addresses the Issue of conflIct between poliCies
'The respectIVe jUrisdictions 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 vanous 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 Spnngfield Commercial Lands Study, the most recent economic opportunIties analYSIS regarding land
supply, contains the follOWing key poliCies
'Poltcy 1-A Maintain a mixed supply of large and small commercial sites through strategIes such
as rezoning or annexation to serve Spnngfield's future population'
'Poltcy 1-B Ensure that an adequate amount of commercial land IS deSignated In the undeveloped
Identified nodes such as Jasper/Natron and McKenZIe/Gateway, to accommodate a portion of the
demand for commercIal acreage, and to Implement the poliCies and objectIVes of the TransPlan '
'PoliCY 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'
6-28
'PolIcy 3-A Redesignate and rezone portions of Industrtalland or residential land within Identified
Employment Center, Neighborhood Center, or Commercial Center nodes to Mixed-Use
CommercIal to achieve the objectIVes of TransPlan, Transportation Planning Rule 12, and to
Incorporate higher intensity development In conjunction with residential and employment
opportunities'
CONVERSION TO COMMERCIAL DESIGNA TlONS
A projectIOn of a Commercial land Inventory deficIt within the planning penod IS unacceptable under the
rules of Statewide Planmng Goal 9 The necessIty of replemshlng the Inventory IS not debatable
Nonetheless, the Issue of trading Industnal land, In this case Campus Industnal, for Commercial land
needs to be examined carefully Because 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 sIte, addressing "PolIcy 1-B," and "PoliCY 3-A "
The Land Conservation and Development CommiSSIon (LCDC) recently reported to the Governor on the
conversion of Industnal land to non Industnal land The report was concerned With maintaining an
adequate local supply of Industnal land and preventIng conversions of pnme Industnal land to non-
Industnal uses Their report was titled "Promoting Prospenty Protecting Pnme Industnal Land for Job
Growth" It made the following observation
'The Issue of conversion of industrial lands -LS 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 Industrtallands, 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 findings reinforce the
commIttee's assertion that traditional Industrtal areas, including thosejeaturlng heavy
manufacturing, warehouseldlstnbutlOn, Industnal service and waste management actIVities
should be protected from encroachment by incompatible non-Industrtal uses by plaCing these
areas In so-called Industrtal sanctuaries' (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 Metropolttan Employment Lands Study (GMELS) The study IS based on an
assessment of the need for a broad category of employment lands Within the greater Portland
metropolitan region Committee members concurred With a major finding of GMELS that the line
between Industnal and non-industrial use IS becoming increasingly blurred In the new economy
because many traded-sector and industrial actiVities are now camed out In office and tech-flex
settings The latter type of industrial uses IS perfectly compatible With other employment actIVities
and, thus, can be accommodated In mixed-use zoning dlstncts that Include retail, office,
institutional and/or light Industnal and even reSidential uses' (p 18)
'New and emerging Industnal uses These are high-tech, biotech, some manufacturing and
research and development and are often located In office and tech-flex settings They are most
productive when adjacent to Similar companies and their non-Industnal suppliers, lenders and
support systems SUitable locations for these actIVities Include many mixed-use zones, as long as
their scale, deSign and operational charactenstlcs are compatible With surrounding uses' (p 20)
Although the conversion of Clland to other deSignations may seem to have a negatIVe effect on the
potential for economic development, the net effect IS very posItive when consldenng the benefits of
6-29
adding to the extremely scarce supply of commercial land As the DLCD report to the Governor pOints
out, high-tech research and development firms are most productive when non-Industnal suppl1ers and
supporting services are avaIlable to them Additionally, Commercial land IS sUitable for many high-wage,
economic export employers New and growing sectors of the economy blur the line between commercial
and Industnalland use
SITE SPECIFIC ISSUES
The Campus Industnal portion of/he site has been reserved as development ready land since 1995 It
was designated as Special Light Industnal (the precursor of Campus Industnal) for years before that
Despite the 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 that the CI designation IS Intended to foster and preserve To attract the desired Industnes, the
zone Imposes performance standards to reduce conflicts 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 withIn attractive extenors and have minimal environmental Impacts, such as nOise,
pollution, and VibratIon, on other users and on surroundIng areas'
However, the site and surrounding areas are already subject to some of these Impacts, which may
partially explain why the site has not yet been developed wIth CI uses The City'S pre-appl1catlon report
lists 'air pollutants from surroundIng heavy mdustnal uses, overhead electncallInes and nearby
ralllmes which cause problems for certaIn types of high technological Industnes 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 deve/oprr.pnt and
bUSiness information for Eugene, Spnngfield and Lane County, and maintains a computenzed Inventory
of vacant Industnalland and bUIldings They report that while numerous inqUires about the subject sIte
are received from bUSinesses conSidering It as a locatIon for new facilities, there are common objectIOns
These Include the site being too close to establ1shed reSidential areas for Industnal uses, and too close to
the Kingsford charcoal plant 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 Industnal use, the McKenZie-Gateway Corporate Park became
available It has drawn Ilght-Industnal and high-tech uses while the subject site has remained fallow
CompanIes bUilding or acqulnng facll1tles there have Included Sony, Symantec, and Shorewood
Packaging However, the Gateway Park has undergone SignIficant pressure from the pent-up demand for
Commercial property Most of the Sony facility has been converted to office use Symantec focuses on a
customer service call center rather than research and development In 2004, the City reVised CI
regulatIOns to further limit types of commercial uses and I1mJt their coverage to 40% of gross acreage
Gateway gross acreage In commercial use IS now nearly 30% WhIle the market place has clearly
indicated the supenonty of Gateway over the subject site as a locatIOn for Campus Industnal
development, the shortage of Commercial land threatens the remalnmg bUildable land at the more
deSirable location Though conversIon of the subject site would reduce the Inventory of Clland, It would
take some of the commercial development pressure off Gateway ThiS would help reserve Gateway for
Industnal development, thus sacnficlng a marginal resource to foster more productIve use of a supenor
one
COMPARING WAGES
How might the conversion of the subject site's Clland to Commercial affect the ability of Spnngfield to
attract jobs that prOVide a family wage? We begin by asking what a family wage IS In Spnngfield
Although there IS no precise definItion of "famIly wage," the term came Into use dunng the Industnal
Revolution when work was separated from home to a degree not seen before The concern was that the
breadWinner earn enough to allow the spouse to stay home tending the house and chIldren It became a
somewhat controversial term, some commentators assignIng sexist overtones to It Data In the follOWing
6-30
tables create a statistical context for the diSCUssion If "family wage" can be defined as the gross Income
needed to cover tYPical expenses of the average famIly, the tables below estimate these figures In
Spnngfield and Oregon
Table 3 Sprtngfield, Oregon Average Household and Family Size
Number of Individuals
Average Household 255
Averaqe Family. 3 03
Source U S Census I:lureau, Census 2000 Summary File 3
Table 4 Sprtngfield, Oregon TYPical 2004 Family E;rpenses
Source Two Adults, Two Adults,
One ChIld Two Children
Poverty In America 1 $34,905 $43,862
E P 12 $36,408 $41,748
1 Poverty In Amenca Project, Penn State University
2 EconomIc Policy InstItute
Figures are for tYPical expenses Figures for One Adult and Two Children
are within approximately one percent of Two Parent, One child expenses
The table below gives U S Census data regarding the median Incomes of individuals and households
Note that the 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 of family households may be making Significantly more than the average or many
households may have two Incomes Some combinatIon of the two IS likely Regardless, It indicates
caution should be used when making assumptions about family wages
Table 5 Sormgfleld 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 ;'ummary 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 Market Information ServJce 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
6-31
Table 6 Plan Desl,qnatlon Averaqe Waqe
, - 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
Fmance, Insurance and Real
Estate
Services
Government
Total
Weighted Average Pay
20,348 57%
1,218 3%
35,718 100%
$25,73213
Comm Mixed Use
Employment
107 4%
99 4%
128 5%
68 3%
332 13%
342 13%
1,252 48%
279 11 %
2,607 100%
$30,905 80
Average Pay
$37,751 00
$38,05721
$35,090 20
$40,622 86
$19,30919
$34,73705
$27,340 14
$37,23900
Source of wage data OLMIS Lane County &!uOO Industry sector average adjusted for 2004 Consumer
Pnce Index except the figure for Government which IS from 2004
Source of Industry sector employment by plan designation LCOG - 2004
To better understand the Impact of the PAPA on condItions In Spnngfield, the next table provides an
overview of the types of bUSInesses and the approximate number of employees currentfy located In the
Gateway area (the only other CI zone In Spnngfield With Significant development Most of the bUSinesses
listed In the table would be allowed Within the proposed PAPA redesrgnatlons
6-32
Table 7 Tvoes of Busmesses and Aoproxlmate Emo/oyees for Gateway Development
Gateway Busmesses Address Type Approximate Number
of Employees
Royal Canbbean CrUise Lmes 1000 Royal Canbbean Way Travel sales call center 250-500
(3900 Sports Way)
Symantec 555 Intematlonal Way Computer Support Call 1200
Center, Comp Tech
PaclficSource Health Plans 110 Intemallonal Way Health Insurance 275
Headquarters
Oregon Medical Laboratonesl 123 Intematlonal Way Medical Laboratones 300
Oregon Vetennary Laboratory
Sacred Heart Medical Center Fmanclal services 260
Foundation
123 Intematlonal Way
Sacred Heart Medical Center Matenals (Supply 30
Matenals Management handlers)
Shorewood Packaging Inc 500 Intematlonal Way Manufacture paperboard 60
packaging products
Wholesale dlstnbulion
Globallndustnes 950 Intematlonal Way automotive parts and 10-19
accessones
Grand Slam USA 921 Intematlonal Way Indoor recreation Batting 1-4
cages, basketball, etc
McKenZIe AthletiCS 909 Internallonal Way Umforms screen pnnt '9 10-19
and embroidery
PaCific Office Automation 9111ntematlonal Way Copier sales and copYing 20 - 49
services
Rex Myers Transfer 9151ntemalional Way Moving and storage 5-9
FedEx 700 lntematlonal Way Couners and messengers 20 -49
Leamlng Tree 100 tntemallonal Way Child Day Care N/A
Planned Busmesses 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 CredIt ServJce and McKenZie Leasing and Finance purChased 7 acres In Gateway and
wtll move headquarters there Source The Register Guard - Tuesday, November 14, 2006
6-33
Table 8 below shows the estimated wages for employment tYPical of the businesses In the above table
Companng this data wIth Table 6 indIcates that the average pay for employment In the designations
proposed by the PAPA are similar to the average pay In Spnngfield's developed CI designated lands
Table 8 Employment and Waqe Estimates for Spnngfield CI Businesses 50 or more employees
~ ~ '
Employment
Number Percent
177 640%
535 1930%
1,200 4330%
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 $29,975 94
Source Wage daia for Lane County 2004 from OLMIS webslte except Travel Custo~er Service Rep
starting pay published In Portland Business Journal - November 18, 2004
Source Employment data from Lane Metro Partner ship and from InfoUSA webslte
Average Pay
$30,060 00
$26,956 00
$34,87400
$27,08300
60
500
220%
1800%
$32,292 00
$22,880 00
COMPREHENSIVE PLAN RESIDENTIAL POLICIES
Residential Land Use and Housing Element
Residential Density #A 10
'Promote higher residential density inSide the UGB that utll1zes eXisting Infrastructure, 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
'Generall}-/ocate higher density residential development near employment or commercial
services, m proximity to major transportation systems or Within transportation-efficient nodes'
Residential Land Use and Housing Element
Residential Density #A 12
'Coordmate higher density residential development With the provIsion of adequate Infrastructure
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-Spnngfield Metropolitan area Yet here again, there IS an apparent conflict between
polICies, namely Policy 3-A of the SCL and the residential poliCies of the Metro Plan Just cited As the
follOWing analYSIS wI/I show, splitting the converted Industnal land between Residential and Commercial In
the proportion proposed IS entirely appropnate
While the Inventory of Springfield Commercial land Will be entirely depleted by the end of the planning
penod and the pnonty of creating more IS ObVIOUS, Metro Area surpluses are projected for both Industnal
and ReSidential The case for reapportioning these Inventones must be made To Illustrate the need for
an adjustment of the Inventones, the follOWing table looks at the relative rates of Inventory depletIOn over
the planning penods studied
6-34
,
Table 9 Projected Depletions of Land Inventones Dunng the Plannmg Period
Acres
II
-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)
Studv Yr
828
5,830
5,830
3,604
3,604
Plan Yr
239
1,265
193
2,122
1,600
ll%
-71%
-78%
-97%
-41%
-56%
Source
Metro Plan
SNRS
SNRS
SNRS
SNRS
The table above shows that, over the planning penod, the Inventory of MedIUm DensIty ResidentIal land IS
being depleted at a far faster rate than Industnalland (Note that the Metro Plan did not subtract
reductIons of Goal 5 Inventones the SNRS subtracted from the broader inventories) SaCrifiCing a small
portion of Industnalland to replenish the more rapidly dIminishing Inventones IS justifiable and prudent
To Illustrate the pOint further, the follOWing table compares the final plan year Inventones of Industnal and
ReSidential land The two planning penods end five years apart, so the inventories are not Simultaneous
However, the companson IS stiff instructIVe Commercial land was left out of the table because the
Spnngfield plan year Inventory IS negative All combinations of high and low estimates are calculated
Table 10 Combmed Plan Year Inventory Estimates
Total acreage ReSidential (low) ReSidential (high)
193 1265
1,793 2,865
2315 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
834% 1080% 3740%
91 70% 89 20% 6270%
ReSidential
Industrial
Res H/lnd L
44 20%
55 90%
BALANCING INVENTORIES
To evaluate the Wisdom of shifting lands from one general use to another, we must establish a Viable ratio
between them The projected Inventones of Industrial and ReSidential land can be analyzed by finding a
ratIo of jobs to households, and then relatIng the number of dwellings supported by the ReSidentIal
Inventory WIth the jobs supported by the Irldustrlallnventory According to the U S Census Bureau's
2000 Census, the medIan earnings of employed individuals In the Eugene-Springfield 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 5jobs per household The Metro Plan target denSity IS 6
dwelling Units per gross acre Therefore, the corresponding numbers of jobs needed to support the high
and low estimates of plan year ReSidential Inventory are 11,385 and 1737
The Department of Land ConservatIOn and Development, In their publicatIon "Industnal and Other
Employment Lands AnalYSIS GUidebook" recommends uSing ratIos from 6 4 to 9 6 when estimating jobs
per gross acre of Industnalland USing the Industnalland Inventory high and low estimates, the table
below compares the resultmg numbers of jobs With the ReSidentIal Inventory
Table 12 Jobs SuoDorted bV Pro/ected Plan Year Land Inventones
Acres du/ac lob/du job/acre lobs
193 6 15 1737
1600 64 to 9 6 10,240 to 15,360
ReSidential (lowest)
Industrial (lowest)
ReSidential (high est)
Industrial (high est)
1265
2122.
6
15 11385
64 to 9 6 13,380 to 20,371
6-35
In the slowest growth projection, the Inventones are not In eqUllIbnum If consumptIOn of land supplies IS
on the high side, and inventories are low, there IS a gross dlspanty We should also remember that when
Inventones get extremely low, such as less than 200 acres of bUildable land In a metropolItan area of thiS
Size, the supply curve shifts up as people begin to hoard and pnce gouge In anticipation of greater
shortages Clearly, for the health of the Metro economy, these Inventones should be adjusted New
employers will not locate In the area If there IS no hOUSing for themselves or their employees Shifting
land from Industnal deSignations to ResIdential deSignations IS justified
ConclUSion
Adopted and acknowledged inventories indicate that well before the year 2015, Spnngfield's Inventory of
CommercIal/and WIll be severely, If not completely, depleted Metro Plan Policy #B 6 directs the CIty to
correlate the effective supply of economIc lands In terms of sUitability and availabilIty With the projections
of demand While the Inventory of CI land may be small, OAR - DIVISion 9 (Economy) does not prohibit
converting Industnalland to another category of employment land, or to another Goal Inventory, as long
as a local govemment maintains an adequate supply OAR 660-009-0025(2) states, "The total acreage
of land deSignated In each site category shall at least equal the prOjected land needs for each category
dunng the 20-year 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 ResldentJalland lags far behind
Industnal, 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 res/dentJal 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 Resldentl21 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 ResDonse
Staff consur~wlth the applicant's submittal However, the DLCD memo dated March 12, 2007 stated that
both quantitative and qualitative data should be conSidered In the Goal 9 response
Quantitative Data
Note The Lane County Industrial-Commercial BUildable Lands Study (CIBL) The applicant referenced
CIBL In the February 28, 2007 version of the response to Goal 9 ThiS reVised response dated March 17,
2007 no longer references CIBL However, the DLCD memo dated March 12, 2007 (see Attachment 6)
raised a concern about uSing data that was not adopted by the local JUriSdictions and/or fully reviewed by
DLCD Staff agreed and IS adding the follOWing CIBL background that was Included In staffs
presentation to the City Council In November 2006
"State law reqUires each City'S comprehenSIVe plan to mclude an Inventory of Industnal and other
employment land sUitable, available and necessary for economIc development opportunities for a
20 year penod The Metro Plan satisfied thiS mventory at acknowledgment m 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 mcluded a newly developed database of current
conditions and offered an array of data sets that are useful for government and the pnvate sector
In consldertng appropnate development sites for a particular use That bemg said, It IS Important
to note that ECONorthwest's report IS not the complete mventory reqUired by law, nor IS It a poliCY
document The reqUirements for commercial and mdustnal bUildable lands mventones Include the
supply, a demand analYSIS (not mcluded In thiS report) and provISions to match prOjected demand
With an adequate supply While thiS report made no assertions or assumptIOns that the supply
Included In thiS database IS adequate, the report did Identify additIOnal work necessary to get to
6-36
,
that pOint and Includes a list of policy options for additIOnal consideratIOn, mcludlng an
endorsement of the complete bUildable lands Inventory as speCified m 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 CI BL 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 m all regIOns of the state Such plans shall be
based on inventories of areas SUitable for Increased economic growth and actJV/ty after taking
mto conSideration the health of the current economic base, materials and energy availability and
cost, labor market factors, educational and technical tramlng programs, availability of key publiC
faCilities, necessary support faCilities, current market forces, locatIOn relatwe to markets,
availabilIty of renewable and non-renewable resources, availability of land, and pollutIOn control
reqUIrements 11
The "current market forces" do not Include light Industrial development In the CI District IS a trend since
the late '90's ThiS trend IS plaCing pressure on the Gateway CI District and IS the reason why staff
amended SDC Article 21 to create the 60/40 split (see the discussed under "qualitative" below)
c) The Jasper-Natron Area
The applicant cites the draft Jasper Natron SpeCific Development Plan which proposes to add about 20
acres of Commercial and 118 acres of Clland to 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 DISCUSSion on SpeCial LlghVCampus Industrial DeSignations/Zoning
The original Intent of the "Special light Industrial" (SLI) land use deSignation and zOning was to allow
"high tech' 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 plannmg poliCies should be developed
which Will create an appropriate environment for mdustnal and research parks" (Ref P 32)
6-37
In 1982, when DLCD acknowledged the Metro Plan, both the Metro Plan designation and the zoning
district were called SLI The Metro Plan SLI designation stated "This IS a speclaltzed concept
developed to deal with relatively large (projected employment of at least 500 per firm) light
Industnal firms, such as manufacturers of semi-conductors, medical and dental suppltes,
photographic eqUipment, computers and other electrOnic eqUipment, and large-scale research
and development complexes The activities Involved are generally charactenzed by highly skilled
and technical labor and are located Indoors Often, precIsion IS of such Importance that air
pollutants, nOise and Vibration assocIated with heavy Industry are not compatible These
Industnes are often located In campus-type Industnal parks and are generally Involved In the
manufacture or assembly of final products of small 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 appropnate use when planned to complement the pnmary
Intent of special light Industnal development ..
In 1994, the Metro Plan SLI deSignation was changed to today's Campus Industrial (CI) The current
Metro Plan CI deSignation states "The pnmary objective of thiS deSignation IS to provide
opportunities for diversifIcation of the local economy through siting of Itght Industnal firms In a
campus-like setting The actIVIties of such firms are enclosed Within attractive extenors and have
minimal environmental Impacts, such as nOise, pollutIOn and vibratIOn, on other users and
surrounding areas Large-scale light industrial uses, including regIOnal dlstnbutlOn centers and
research and development complexes, are the pnmary focus of thiS deSignation ProvIsion IS also
made for small- and medIUm-scale Industnal uses Within the context of industrial bUSiness parks
which Will maintain the campus-lIke setting With minimal environmental Impacts Complementary
uses such as corporat? office headquarters and supporting commercial establishments serving
pnmary uses may also be sited on a limited baSIS Conceptual development planning, Industnal
park standards and site review processes sha/l be applied to ensure adequate circulation,
compatibility of uses and availability of large sites for light Industnal firms .. (Ref P II-G-6)
The primary difference between the SLI and Clland use deSignations IS there no longer IS a reference to
a specific employment threshold or speCific types of light Industrial uses
The Springfield Development Code was adopted In May 1986 and Included Article 21, Special light
Industrial District In 1994, thiS Article was amended and renamed the CI DiStrict, consistent With the
Metro Plan deSignation change cited above The CI District IS primarily an Industrial zone that allows the
siting of light Industrial manufacturing and to a lesser extent, office/commercial 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 office/commercial (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 Planmng 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
Packaglng,lnc 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 Dlstnct IS Intended to fully Implement the Metro Plan Campus
Industrial DeSignation and any appltcable refinement plans The CI Dlstnct prOVides opportunities
for diverSificatIOn of the local economy by offenng prime sites In a campus environment for large-
scale Itght manufactunng firms emphaSIZing modern technology and emplOYing skilled workers In
family wage jobs The term "campus" Includes innovative bUilding deSign, enhanced landscapes,
large open spaces and substantial pedestnan amenities Small- and medium scale light
manufactunng may and supporting commercial/ office uses sha/l be located Within a bUSiness
park, prOVided that combined bUSiness parks do not exceed 40 percent of the gross acreage of a
CI Dlstnct BUSiness parks may Include several bUildings With multiple stones and a mIx of uses
6-38
, .
Supporting retail uses such as banks, restaurants and day care facilitIes shall pnmanly serve the
employees In the CI Dlstnct, not the general publ1C All uses In the CI Dlstrtct shall meet sIting and
operational performance standards to minimiZe Impacts within the CI Dlstnct and surrounding
areas Permitted uses, including the storage of matenals and vehicles necessary for the
operation of the use, shall occur ent/fely within enclosed bUildings"
Today, there are two Clland use designations and zomng districts In Springfield Gateway, In northwest
Springfield, and the subJect site west of 31" Street and north of Marcola Road The Gateway CI site IS
regulated by the Gateway Refinement Plan, adopted by the City Council In 1992 A portion of the
Gateway CI area has been developed with both 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 Development
Under "SUitability", the applicant Cited staffs concerns about the subject site's appropriateness for CI
development Staff would like to expand on thiS pOint In a memo dated October 14,1981 the
Metropolitan Planning Team discussed the proposed amendments to the adopted August 1980
Metropolitan Plan diagram Item 28 stated "Reconsider land use deSignations on the 'Pierce
Property' The Industrtal Study Task Force Final Reoort. L-COG, Apnl1981, recommended about
50 acres of thIS property be deSignated 'special light industrial' (SLI) The Task Force concluded
the North Gateway SLI site could not have sanitary sewers extended In the near future The
'Pierce Property' has City services and would prOVide Springfield With an Immediately available
site ThiS SLI Site prOVIdes opportUnitIes for combining Indust~!'i/, commercial and medIUm
denSIty resIdentIal uses In a balanced scheme" The memo went on to state "Problems
associated With the site Include a/f pollutants from surrounding heavy industrial uses and
overhead electrical lines and nearby raIl lines which cause problems for certain types of high
technological Industnes 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 industrial 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 deSignation/zone) or CI
development
c) Implementation of Potential Nodal Development Area 7C
ThiS Issue, which Will allow for a mix of residential and commercial development IS discussed In more
detail In the Goal 12 response under thiS criterion and In the response to criterion 7030(3)(b)
41 Staff ConclUSIon
Under QuantJtatlve Data
ThiS staff report demonstrates that there IS a shortage of SUitable commercial sites Within the Springfield
UGB to meet the long-term demand for commercial land, as indicated by the SCLS
ThiS shortfall can result In greater competition, and can Impede the potential for healthy economic
development, as bUSinesses and retail are forced to locate outSide Springfield due to a lack of SUitable
sites The defiCit of commercial lands does not conform to State-wide Planmng Goal 9 which reqUires
JUriSdictions to maintain an adequate supply of commercially zoned lands to meet proJected demand for
commercial land through the planmng 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
6-39
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 complied with Goal 9
This staff report demonstrates there will be a shortage of Medium DenSity Residential lands near the end
of the life of the Eugene-Springfield Resldenlial 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 sUltabJltty of the "Pierce" property for SLl/CI
development, which apparently has had some Impact on why such development has not occurred over
time on a "shovel ready" Industrial site
The fact that .the subject site IS stili under single ownership and upon approval of these applications, a
Master Plan will be reqUJred to gUide development on the subject property over time This-mix of
commercial and residential development will also Implement Proposed Nodal Development Area 7C
Finally, the CI District contains deSign standards that are Intended to achieve a .campus-Iike"
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 review/approval process
51 Staff Flndmo.
As conditioned, these applications comply With Goal 9 primarily because given the lack of an up-to-date
commerclalllndustrlallands study, there IS a demonstrated shortage of developable commercial land and
a surplus of industrial land and that these applications are consistent With applicable Metro Plan policies
and there IS a demonstrated lack of demand for the types of Industrial uses once envIsioned for the
Campus Industrial District
6-40
.
Condition of Aooroval #7
Submittal of a Master Plan application that shows the proposed home Improvement center bUilding
design similar to the eXlstmg bUIlding In Scottsdale, Arizona or a bUilding desIgn that complies wIth the
current bUilding desIgn standards m SDC Article 21
GOAL 10 HOUSING
"To provide for the housing needs of Citizens of the state"
Aoollcant's Submittal
"Goal 1 0 reqUires bUildable lands for reSidential use to be inventoried and reqUires plans to encourage
the avatlablllty of adequate numbers of needed housing UnIts at pnce ranges and rent levels
commensurate with the financial capabJ/ttles of Oregon households Oregon AdminIstratIVe Rule 660
DIVISion 8 defines standards for complIance with Goal 10 OAR 660-008-0010 reqUires that
'Sufficient bUildable land shall be designated on the comprehenSive plan map to 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 approximately 19 acres from Campus Industnal to
Medium DenSity ReSidential on the Metro Plan diagram and zoning map, reqUires complIance with
statewide planmng Goal 1 0, 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
Amendment (PAPA) IS consistent with the parts of the Metro Plan which address the reqUirements of
Goal 10
The Eugene-Springfield ReSidential Lands Study (RLS) was completed In 1999 as a technIcal document
informing policy changes to the Metro Plan as part of the area's penodlc review reqUirements The RLS
was acknowledged by the state Land Cunservatlon and Development Commlss/OIll'-S 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 bwldout of particular denSities or numbers of Units on specific sites or
wIthin the metro area as a whole
The RLS contains a detatled site Inventory In the 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~ Unbu.ldable Acres Constrained BUildable Acres'
2 37 1 0 4 0 0 36 7
Source ReSidential Lands and HOUSing Study Draft Inventory Document, 1999 page 64
Of the subject site's total bUildable residential gross acreage that was Included In the Inventory, all 371
acres IS deSignated for MedIUm DenSity ReSidential development The RLS assumes that 32% of
reSidential lands will be developed wIth non-resldenftal uses, including public and CIVIC uses, roads, etc
Subtracting thiS 32% leaves 25 2 net 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 deSignation Rather, It outflnes the
range of allowable denSities (14 28 to 28 56 UnIts per net acre) which COincide with the gross denSity
range descnbed In the Metro Plan (10 through 20 UnIts per gross acre) It also describes the assumed
6-41
.
dlstnbutlon of housing types wIthin each reSidential designation (page 21) and the assumed density by
housing type (page 22)
The RLS also contains data summarizing actual bUilt denSities In the metro area However, only lImited
data was avaIlable, and bUilt denSitIes were assumed based upon data from years 1986, 1992, and 1994
USing these three years, the data show bl!ilt 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 m the MDR
designation Since single famIly houses and duplexes are allowed In MDR, the average density across
the designation IS likely SIgnificantly lower WhIle average density figures have not been calculated 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 Units per acre dunng the same years (RLS Technical
Ahalysls, Page 21)
Surplus of ReSIdential Land
There IS documented a net surplus of reSidential land to serve metro housing needs through 2015, for all
reSidential land 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 Comoanson of ReSidentIal Land Suoplv and Demand, In Acres
Medium Densltv ReSidential All Resldenlial
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, the RLS conSidered the
supply and demand for hOUSing Units ThiS comparison 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 Com partS on of ReSidential Land Supply and Demand, In U'CltS
Medium DenSity ReSidential All ReSidential
Supply 13,078 48,519
Demand 9,432 40,406
Surplus 3,646 7,913
Source RLS Technical AnalYSIS, 1999, page 53
If the assumed surplus of medium denSIty Units (3,646) IS diVIded by the assumed number of surplus
medIUm denSity acres (239), the denved denSITY for MDR land IS 1525 Units per net acre ThiS IS not,
however, an adopted denSity assumption
The RLS does not specify how to 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 altematlve (Scenano E) Alternatively, one can estimate the amount of expected development
on the site by extrapolatmg 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 quanfIty 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/and In all types of
6-42
residential land use categorIes The study was adopted and Incorporated Into the Metro Plan In 1999,
and was acknowledged by LCDC as meetIng the area's Goal 10 reqUirements Specifically, the RLS
concluded that there 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 applIcant's proposal IS supported by applIcable Metro Plan hOUSing policies, including
those In the residential land supply and demand, resIdential denSity, and deSign and mixed use areas, as
outlined In the Metro Plan Specific Elements section
OAR _ DIVISion 8 does not prohIbIt creating addJtlonal residential land after a local government has
established an adequate supply Therefore, for the purposes of DIVISion 8, It IS not necessary to establish
a maxImum acreage or to justify the deSignation of resIdential land In excess of projected land needs
The Residential Lands and HOUSing Study estimates of the long term 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 residential land supply
If the proposed PAPA sought an exceptIon 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 the use" However, pursuant to OAR 660-004-0010(2),
such an exception IS not reqUired In thiS case Determining the extent of the Goal 10 land supply IS
merely a matter of policy for the local junsdlctlOn
In summary, our analYSIS finds that the applicant's plan amendment proposal meets the reqUirements of
State-Wide planning Goal 1 0, supports applicable adopted polICies, and furthers the objectIVes of nodal ~
development"
Staffs ReSDonse
Staff concurs With the applicant's submittal The Metro Plan diagram amendment application proposes to
change the subject site from Campus Industrial to Medium DensltylNodal Development Area and amend
the Spnngfield- LOnlng Map from Campus Industrial to Medium DenSity ReSidential G,oa110 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 companson of
the dlstnbutlOn of the eXisting populatIOn by Income with the dlstnbutlOn of available hOUSing
Units by cost, (2) a determination of vacancy rates, both overa/l 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-Spnngfield 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 penod at the time of Penodlc Review" Ref "Key PoliCies",
Page 3 of the Report The twenty-year penod ends In 2015 The applicant shows a surplus of MDR land
In the Inventory that covers the life of the study ThiS IS further supported by Finding 4 .. There IS
suffiCient bUildable 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
penod, by 1999, there Will be at least a 20-year supply of reSidential land remaining inSide the
UGB "Ref "ReSidential Land Supply and Demand", Page 13 of the Report The applicant also states that
"OAR _ DIVISion 8 does not prohibIt creating additional residential land after a local government
has established an adequate supply" The applicant proposes to change approximately 18 acres from
6-43
Campus Industrial to Medium Density Residential The diScussion Justlfymg the reduction of Clland IS
contamed m 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 wlthm 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 eXlstmg 37 plus acres of MDR zoned and deSignated land IS one of the largest multlple-
family sites In the City The property IS centrally located and can be served by eXlstmg public faCIlities
Utlllzmg Landscaping and Architectural DeSign Standards" Reduce Impacts of higher denSity
reSidential and mixed use development on surrounding uses by consldenng 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 Intended to be relocated This Will form a
"natural" boundary between the proposed MDR and commercial development, the majority of which Will
be mixed use The proposed reSidential development Will consist of smgle family cluster subdiVISion,
town houses and apartments as well as elderly hOUSing The SDC contains speCific deSign standards for
these uses The SDC also contams speCific deSign standards for MUC Finally due to the loss of Clland,
land proposed to be zoned CC Will be conditioned to meet CI 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 that 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 Transportation poliCies reqUire a minimum reSidential denSity of
12 dwelling Units per net acre (the number of dwelling Units per acre of land In reSidential use, excluding
dedicated streets, parks, Sidewalks, and publiC faCIlities) SDC Section 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 bUlldmg 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 reqUJrement for Implementation of Nodal Development Area deSignations
6-44
Housmg DensIty and Housmg MIx
Sprmgfleld Housmg Types and Density
Based on BUlldmg PermIt Data- July 1999-0ctober 2006
Housmg
Type
Conventlona
I Single
F<Jmlly
I Manufacture
d Home
I Total Smgle
Family
I
I Duplex'
I
I TrI-Plex
I Four-Plex
I Apartment
5+
Total Multi-
FamIly
Units
Excludmg
Duplexes
I Total Units
19
99
200 ' 200 ' 200 '200 ' 200 ' 200 ' 200
0123456
, Total
Dwelhn
g Units
, HouslO
g Type
by%
, Total
Acres
, Dwelll
ng
Units
Per
Acre
30
209
121
252
230
155
144
116
1257
524%
2276
9
38
46
45
31
26
31
27
253
105%
562
1
\
I
J
I
1510
629%
2838
532
22
30
16
14
18
38
38
17
193
80%
309
625
o
o
o
3
4
40
6
o
6
o
4
200
6
84
o
6
12
122
6
140
o
3
56
o
30
300
368
12
31 9
163
25
941
12%
125%
153%
1512
61
324
195
515
369
359
359
219
698
2401
291%
100 0%
493
3641
1167 1
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 MDR zones and 5% In Public Land and Open Space
districts (Lane County HOUSing Authority)
See also the applicant's response to Goal 9 under Comprehensive Plan Residential PoliCies
Staff FIOdlOq
These applications comply with Goal 10 because they address the "Eugene-Springfield Metropolitan
Residential Lands and HOUSing Study, Policy Recommendations Report (1999)" which was adopted by
DLCD and Incorporated Into the HOUSing Element of the Metro Plan by all three local JUriSdictions In 1999
These applications Will specifically add to the supply of bUildable MDR Inventory and by Implementing the
Nodal Development Area Metro Plan deSignation In TransPlan Potential Nodal Area 7C and reqUiring
Master Plan approval prior to development Will guarantee that residential development Will occur at 12
dwelling units per net acre
Cond,lIon of Aooroval #8
Submittal of a Master Plan application that demonstrates that residential development Will occur at 12
dwelling Units per net acre
6-45
GOAL 11 PUBLIC FACILITIES AND SERVICES OAR 660-015-0000(11)
"To plan and develop a timely, orderly and efficient arrangement of publ1c fac1lltles and services
to serve as a framework for urban and rural development ..
Aoohcant's Submittal
"Goal 11- Public FaCilities and Services To plan and develop a timely, orderly and effiCient
arrangement of publIC facilities and services as a framework for urban and rural development
OAR 660-011-0005(7)(a)-(g) Defmltlon of PubliC Facilities
(a) Water
(b) SanItary Sewer
(c) Storm sewer
(d) Transportation
Pursuant of State-wide planning goal 11, the CJty of Spnngfield has adopted or endorsed the follOWing
documents
. Eugene-Spnngfield Metropolttan Area General Plan, revised 2004
. City of Spnngfield Zoning Map, May 2006
. Eugene-Spnngfield Metropolitan Area PubliC FaCilities and Services Plan, 2001
. City of Spnngfield Storm water Management Plan, RevIew Draft January, 2004
. CIty of Spnngfield Storm water Management Plan, Major Basins/Sub Basins Map, Review Draft,
January, 2004
. City of Spnngfleld Conceptual Road Network Map, Updated July, 2005
. City of Spnngfield Dnnklng Water Protection Plan, adopted May, 1999
ResDonse
The Eugene-Spnngfield MetropolItan Area General Plan Diagram and the CIty of Spnngfleld Zoning Map
shows that the sJJblect site IS inSide of the City of Springfield Urban Growth Boundary State-wide
Planning Goal 11 ensures that public facIlIties and services 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 services The follOWing
findings demonstrate that the eXisting publIc faCilIties and services have the capacity to serve future
development on the subject sJte and WIll 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 seN1ces 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 Ut1lity 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 Imes along 28'h street have the capacity to serve
development In the southwest portIon of the subject site There IS an 18" water Ime In the Right-of-Way of
31st street that has the capacIty 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 Additionally, 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 31st Street
contain suffiCient capacity to serve the site Therefore, thIS key urban servIce Will be prOVided In an
orderly and effiCient manner
6-46
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 IImIfs and can be served by connecting to eXisting
sanitary sewer lInes adjacent to the property The subject site IS located In the North Spnngfield waste
water basin and currentfy has adequate capacity A 42" concrete main line for the City of Spnngfield
traverses the lower third of the subject site that flows east to west and collects all sanitary sewer water for
the subject site with some fill reqUIred In the north The northeast comer of the project wIll be served by
an eXisting sewer In 31" Street Currently, thiS main line has the capacity to facilitate the proposed
development's sanitary sewer needs
There are three sewer lines that connect 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 intersection of 2lih street
and Pierce Parkway, an 8" PVC line running north and south along 31" street connects to the main trunk
line from the north In the publIc Right-of-Way for 31" 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, 2lih, and 31" streets Marcola Road, the southern
border of the subject Site, IS fully Improved and IS deSignated as a Minor Artenal 2lih and 31" streets
border the eastern boundary of the subject sIte The City of Spnngfield's Conceptual Road Network Map
Identifies 2lih and 31" streets as the "31" Street Connector" The 2lih street portion of the 31" Street
Connector IS fully Improved and classified as a Collector street Thirty-First Street IS not fully Improved
and also IS claSSified as a Collector street Currently, 31" street IS a two-lane asphalt paved road that
daes not have gutters, curbs, or Sidewalks, although 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
In thiS section of thiS statement addreSSing State-wide Planning Goal 12 - "Transportation" there are
additIonal 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 Spnngfleld/"Q" Street Major BaSin Storm water
facilities Will be deSigned as a component of subsequent land use approvals to meet City of Spnngfield
storm water poliCies and regulatIOns Preliminary storm water plans wIll keep the development's storm
water runoff rates equal to pre-development peak storm water runoff rates ThiS Will be achieved through
multiple on-sIfe 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 Metropolitan Urban Growth Boundary and CIfyof
Spnngfield cIfy limits 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 capacIty to serve future development Therefore, thiS amendment IS In
complIance wIfh Goal 11 "
Staffs Resoonse
Staff concurs With the applicant's submittal Goal 11 calls for effiCient planning of publiC services such as
sewers, water, law enforcement, and fire protection
The Eugene-Springfield Metropolitan Public Services and FaCilities Plan (PFSP), ad revised In December
2001, IS a refinement plan of the Metro Plan that gUides the prOVISion of public Infrastructure, Including
water, sewer, storm water management, and electriCity The PFSP speCifically evaluated the Impact of
nodal development and Increased development denSities on the potenlial node sites being conSidered In
the Springfield area
6-47
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 Fmdmq
These applications comply With Goal 11 because there are urban level public services available to the
subject site
GOAL 12 TRANSPORTATION
"To prOVide and encourage a safe, convement and economic transportation system"
Aoollcant's SubmIttal
"Goal 12 IS Implemented through D,VISion 12,..oAR 660-012-0000 et seq The goal and diVISion are
Implemented at the local level by the Eugene-Springfield Metropolitan Area Transportation 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 significantly affects a transportation facility, a local
govemment must provIde a form of mitigation OAR 660-012-0060(1) states
~
'A plan or land use regulation amendment significantly affects a transportation faclltty If It would
(a) Change the functional claSSificatIOn of an eXisting or planned transportation faclltty (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 planmng pertod 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 claSSification 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 faclltty that IS otherwise
projected to perform below the minimum acceptable performance standard Identified In the TSP
or comprehenSIVe plan '
OAR 660-012-0060(1)
6-48
. .
With regard to OAR 660-012-0060(1)(a) and (b), the proposed Post Acknowledgement Plan Amendment
(PAPA) would not change the functIonal clasSification of any transportation facility, nor would It change
the standards for Implementing a functlohal clasSification system
With regard to OAR 660-012-0060(1)(c)(A), the PAPA would not allow types or levels of uses which
would result In levels of travel or access which are inconsistent wIth the functional classification of a
transportatIOn faciltty The policies of the City of Spnngfield Development Code and the TransPlan
establish the requested plan deSignation as appropnate to the claSSIficatIon of the streets serving the sIte
Specific reqUirements for access to those streets Will be determined through the Master Plan and Site
Plan reviews and approved only upon demonstration of compliance with the provIsions of the
acknowledged comprehenSive plan and Implementing regulatIons
With regard to OAR 660-012-0060(1)(c)(B) and (C), a Traffic Impact AnalysIs (TIA) evaluating the
performance of eXisting and planned facIlities as a result of the development proposed by thiS applIcation
has been performed That TIA IS submitted concurrently with thiS wntten statement and the findings of
that analYSIS are hereby Incorporated by reference
TIA SCOOInO
When determining the effect of a proposed PAPA, the TPR reqUires local governments to evaluate
Impacts to planned facJiJtles as well as those already eXIsting According to OAR 660-012-0660(4)(b)(C),
transportation facIlities, Improvements or seNlces Included In a metropolitan planning organization's
federally-approved, finanCially constrained regional transportatIon system plan must be Included In the
analYSIS The Metropolitan Planning Committee adopted the Central Lane Metropolitan Planning
Organization Regional Transportation Plan on December 9, 2004 The MPO-RTP established a planning
hOrizon of 2025 ThiS IS the planning hOrizon used by the TlA The follOWing projects (Tables 16, 17 and
18) are WIthin the study area of the TIA and are listed In MPO-RTP 'Table 1a - FinanCially Constrained
CapItal Investment Actions Roadway Projects'
Table 16 PrOlect Cate~ory Arterial CapacIty Improvements
Name GeographiC limits Descnptlon JUrisdiction
42nd Street @ Marcala Road Traffic control Spnngfleld
Improvements
42nd Street at 42nd SUHwy 126 Traffic control Springfield
Highway 126 Improvements
Eugene-Springfield @ Mohawk Boulevard Add lanes on ODOT
Hlqhway (SR-126) lnterchanqe ramps
Table 17 PrOtect Cateaory New Collectors
Name GeographiC Limits Descnptlon
JUriSdiction
V Street
31 st Street to Marcala New 2 to 3-lane Springfield
collector
Table 18 Protect Category Urban Standards
Name GeographiC Limits DeSCriptIOn
JUriSdiction
42nd Street
Marcala Road to Reconstruct to 3 Spnngfleld
Railroad Tracks lane urban
faCility
Hayden Bndge Road to Upgrade to 2 to Spnngfield
U Street 3-lane urban
faCility
31st Street
Estimated Length Number
Cost
$248,OnO 0 712
$200,000
o
799
$310000
068
821
Estimated Length Number
Cost
$2,173000 065 777
Estimated Length Number
Cost
$2551,000 103 713
$1,300,000 0 85 765
Because the ultImate purpose of the proposed PAPA IS to gain approval of a master planned
development, transportation modeling of post-development trip generation IS based on the street network
depicted In the Preliminary Plan illustration In addition to calculating the maximum Impact of future
6-49
development restncted only by the regulations of the proposed plan designation, the TIA employed an
altematlve worst-case scenano based on stipulated development restnctlons The level of development
possIble under the restrIctions IS far greater than what IS proposed by the Preliminary Plan illustration, but
stJ/I results In fewer vehIcle trIpS than the unrestncted worst-case The TIA compared the Impacts of
future development under the eXisting plan designations, under the proposed plan designations without
restrIctions, and under the restrIcted 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 ImDact
OAR 660-012-0060(1)(c)(B) Though some facilIties 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 facilitIes projected to operate below the performance standard In the plan year WIll do so
regardless of the proposal under review Therefore, no faCilIties are slgntficantly affected under thiS
definItion
OAR 660-012-0060(1)(c)(C) Within the scope of the study, one facilIty that IS otherwise projected to
operate below the performance standard In the plan year IS made worse by the proposed PAPA
Therefore, thiS faCilIty IS slgntficantly affected under thiS definition
. Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps
OAR 660-012-0060(3) permits local governments to approve a PAPA that Slgntficantly affects a facIiIty
WIthout reqUlnng that mitIgations brIng the faCIlIty up to the applIcable performance standards ThiS IS
allowed only where the facIiIty IS currently operating below the performance standard and, despITe any
planned facIiItles as defined In SectIon (4) of the TPR, It IS also projected to operate below the
performance standard In the plan year Taking Into account the planned facIiItles previously discussed,
the TlA demonstrates that these condItions are met for the facilIty 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 TlA proposes the follOWing mitigatIon
. Traffic control changes allOWing left-tums 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 perIod the proposed amendment wIll neITher reduce the performance of eXisting or
planned transportatIon facilIties below the mlntmum acceptable performance standards Identified In
TransPlan nor worsen the performance of transportation facIiItles that are otherwIse projected to perform
below the mlntmum acceptable performance standard IdentIfIed In TransPlan
CDncluslon
Pursuant to OAR 660-012-0060(1), the proposed PAPA slgntficantly affects a transportation facIlIty The
TIA proposes to mitIgate the degradatIOn of the facIiIty under the conditIOns of OAR 660-012-0060(3) By
reqUlnng development to meet the condItions of OAR 660-012-0060(3), the CtIy may approve the PAPA
In compliance With OAR 660-012-0060 Therefore, the CIty of Spnngfield can find that the proposed
PAPA IS consIstent wIth Statewide Planntng 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 englneenng standards and practices
6-50
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 attracl1ve
transportation choices The subject property IS located In proposed TransPlan Node 7C
The Transportalion Planmng 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, convement and economiC transportation systems that are designed to
reduce reliance on the automobile .. The Metro Plan IS Springfield's comprehenSive plan
acknowledged LCDC In 1982 TransPlan (the Eugene-Springfield Metro Area's adopted TSP
(Transportalion System Plan) IS the transportation element of the Metro Plan DLCD acknowledged the
current TransPlan In 2001 The Metro Plan was also amended at that time to Include the Nodal
Development Area land use designation Both documents Implement Goal 12 and the Transportation
Rule In the Eugene-Springfield metropolitan area
TIA Review DIScussion
As discussed In the applicant's submittal above, OAR 660-012-0060 reqUires a determination as to
whether the proposed amendment would "significantly affect" a transportation facility
The approach taken In the TIA compares traffic generation estimates for development of the subJect site
under "Current" versus "Amended" deslgnalton/zomng, assuming "reasonable worst case" development
scenarios The TIA concludes that the worst-case development scenario under the "Amended"
designation/zoning would generate 50% more dally vehicle tripS and 27% more PM Peak-hour tripS than
under the "Current" designation/zoning The report then analyzes a development scenario that would be
less Intensive than the "Amended" de:'lgnatlon/zonln9 worst case but substantially more IntenSive than
the "Current" deslgnatlon/zomng
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 Zonmg
Current Land Use (ITE Size Umt ADT PM Peak Hour
Zonm~ Code)
Rate Tnps Rate TriPs
MDR Apartment (220) 7140 Dwelling 622 4441 057 410
Umts
Shopping Center 1000 SF
CC (820\ 1300 GFA 6195 8054 573 744
CI Research & 336 Acres 7961 2675 1544 519
DeveloQment (760)
CI Business Park (770) 224 Acres 14791 3313 1682 377
Total 18.483 2,050
6-51
Table 4 Gross Tnps . Amended ZOning Worst Case
I Amended Land Use (ITE Size Unit ADT PM Peak Hour
ZOnlnQ Codel
I Rate Tnps Rate Tnps
I MDR Apartment (220) 10940 Dwelling 615 6725 057 619
Units
I Improvement Store 1000 SF
CC (8621 1710 GFA 2980 5096 245 419
Shopping Center 1000 SF
3500 GFA 4380 15331 409 1431
MUC (820) 500 1000 SF 1565 782 270 135
General Office (710) GFA
Total 27,935 2,604
Table 4C Gross Tnps - Amended Zonmg Capped
I Amended Land Use (ITE Code) SIze Unit ADT PM Peak Hour
ZonmQ
I Rate Tnps Rate Tnps
Single-Family Residential 230 973 2237 099 227
MDR (210) 100 Dwelling 642 642 060 60
Townhouses (230) 400 Units 639 255~Q - 059 238
ADartment (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 Resldenllal 192
MDR (210) 123 Dwelling
Townhouses (230) 174 Units
ADartment (220\
CC Improvement Store (862) 1710 1000 SF
GFA
1000 SF
MUC Shopping Center (820) 2000 GFA
General Office (710) 387 1000 SF
GFA
6-52
, .
This comparison shows that the development scenario represented by the Preliminary Plan illustration IS
significantly less Intense In both MDR and MUC zones than the Amended Zoning Capped scenariO, and
would likewise achieve Goal 12 compliance
Issues
j"lmltlnO Develooment,
In approving a PAPA, the City must ensure that actual transportatIOn Impacts of future development on
the property will not exceed the esttmateq 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 transportatton 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 denslttes 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 trip 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 I.? 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 IIlustratton, which Will be Incorporated Into
a Master Plan for the entire Site, shows a number of pedestrlan/blke connections from the proposed
resldenltal portion In the north to the commercial portion In the south One way to address the "Internal
trip" Issue IS to conditt on 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 addltton 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 Fmdma
As conditioned, these applications comply With Goal 12 because the applicant's traffic Impacts analYSIS
demonstrates that the proposed PAPA would Significantly affect a transportallon faCIlity, and as
conditioned, degradation of the affected faCIlity would be mitigated per OAR 660-012-0060(3)
6-53
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 mltlgatton 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
~ondlllon 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 entire length of the collector street from Marcola
Road to V Street being const:;'.Icted as part of Phase 1
Condition of Aooroval #12
Submittal of a Master Plan application that shows the construction of all streets serving the CC and MUC
portions of the subject site being constructed as part of Phase 1
Condition of Aooroval#13
Submittal of a Master Plan application that shows proposed connectivity between the residential and
commercial development areas
Staff Flndma
As conditioned, these appllcalions 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 pnnclples "
Aoohcant's Submittal
"Resoonse
The purpose of this Metro Plan Diagram Amendment (PAPA) application IS to re-des/gnate 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 Commumty Commercial land on the subject site to MIxed-Use
Commercial
6-54
The Metro Plan IS an acknowledged plan by the Oregon Department of Land Conservation and
Development Therefore, the 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 Metro Plan that IS related to Goal 13 as
adopted by Spnngfield City council on May 17, 2004 Therefore, this PAPA application IS consIstent WIth
the Metro Plan and State-wide Planning Goal 13 "
Staffs 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 m the TransPlan as haVing potential for nodal development (see the Goal 12
diSCUSSion) Development of the subject site With commercial uses has the potential to reduce automobile
tripS both In duration and frequency by proViding commerCial services m close proXimity to the proposed
reSidential areas m the north of the subject Site, other eXisting nearby residential development and
eXlstmg 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 promotmg Infjll development and Intensification of land use wlthm the UGB
Locating commerCial uses m nodal areas rather than In a typical linear fashion Will also help conserve
energy Finally, the development of the subJect site Will be subJect to bUilding codes Intended to maXimize
energy effiCiency
Staff Fmdmq
These applications comply With Goa113 because Implementation of NodalDevelopment 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
"Resoonse
All of the parcels affected by thiS applIcatIOn are currently Within the Urban Growth Boundary and were
annexed Into the City of Springfield The annexation was made In complIance With 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
Staffs Resoonse
Staff concurs With the applicant's submittal Goal 14 reqUIres Cities to estimate future grow1h 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 wlthm Urban Growth Boundaries
6-55
These applications apply to land within the City limits and within the City's Urban Grow1h Boundary
Future development approval will Increase and Intensify land use wlthJn 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 FIOdma
These applications comply with Goal 14 because the City has adopted residential, commercial and
Industrial land InventOries and the subject site IS located wlthJn Springfield's Urban Grow1h Boundary
GOAL 15 WILLAMETTE RIVER GREENWAY OAR 660-015-0005
"To protect, conserve, enhance and maintain the natural, sceniC, historical, agncultural, economic
and recreatIOnal qual1tles of lands along the WI/lamette River as the WI/lamette River Greenway"
Aoohcant's SubmIttal
Resoonse
"The subject site IS not within the Willamette RIver Greenway Therefore, this goal IS not relevant and the
amendment will not affect complIance with Goal 15 .
Staffs Resoonse
Staff concurs with the applicant's response
~taffs FIOdma
Goal 15 IS not applicable to these applications because the subJect site IS not located on or near the
Willamette River
Goals 16 through 19 --Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean
Resources
Aoohcant's Submittal
"Resoonse
There are no coastal, ocean, estuanne, or beach and dune resources related to the property or Involved
In the amendment Therefore, these goals are not relevant and the amendment will not affect complIance
with Goals 16 through 1 9 "
Staff s Resoonse
Staff concurs with the applicant's response
Staffs Fmdma
Goals 16 - 19 do not apply In Springfield because they pertain to coastal areas
Staffs Resoonse and FmdlOa
As conditioned, these applications comply with the applicable State-wide Planning Goals as discussed
above
6-56
I SDC Section 7 070(3) "(b) AdoptIOn of the amendment must not make the Metro Plan Internally
inconsIstent"
Aoohcanl's Submittal
"Growth Management
Metro Plan, Policy 1 'The UGB and sequential development shall contmue to be Implemented as
an essential means to achieve compact urban growth The provIsion of all urban services shall be
concentrated mSlde the UGB '
Resoonse
The two parcels affected by this application are currently wIthin the SprIngfield portion of the Metropolitan
Urban Growth Boundary and have been Incorporated Into the City of Spnngfleld The annexation was
made In compliance with an acknowledged comprehenSive plan and Implementing ordinances, and
established the aval/abllJty 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 underuf1llzed lands m the UGB, as we/l as redevelopment mSlde the
UGB'
The PAPA Will allow compact urban growth to occur on lands that are currently Within the UGB and
underutIllzed for an urban area The development of the site Will provide needed commercial employment
opportunities and alscrprovlde medIum denSity resIdentIal development 0
Metro Plan, PoliCY 24 'To accomplIsh the Fundamental Prmclple of compact urban growth
addressed In the text and on the Metro Plan Diagram, overa/l metropo/1tan-wlde denSity of new
residential construction, but necessartly each project, shall average approximately SIX dwellmg
Units per gross acre over the plannmg period'
ResDonse
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 sUitable 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 Housmg Element
Resoonse
With the adoption of the Eugene-Spnngfield MetropolItan Area General Plan 2004 Update (effective
February 2006) the subject site's residentially deSignated land was removed from the Inventory of land
deSignated for low-density residential uses and was deSignated for medlUm-denslfy residential uses (An
application concurrent WIth thiS applIcation proposes to "fix" the boundary of the residentially deSignated
6-57
land) Therefore, the current MDR, MedIum DensIty Residential zone IS In complIance wIth the current
Metro Plan designation
Metro Plan, Policy A 8 'ReqUire development to pay the cost, as determmed by the local
jUrisdiction, of extendmg public services and Infrastructure The cities shall examine ways to
provide Subsidies or mcentlVes for provldmg Infrastructure that support affordable housing
and/or higher density housmg ,
The applicant shall conform With CIty of Spnngfield reqUirements for paYing the fair cost of extending
publiC servIces and Infrastructure A vanety of housing types are proposed as part of the Preliminary Plan
illustration including small lot Single-famIly detached, townhomes, apartments, senior cottages and a
congregate care faCIlity
Metro Plan, Pol1cy 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 '
Metro Plan, PoliCY A 11 'Genera/ly locate higher density reSidential development near
employment or commerCial service, In proximity to major transportation systems or wlthm
transportation-efficient nodes'
Metro Plan, PoliCY A 12 "Coordmate higher density reSidential development With the prOVIsion of
adequate Infrastructure and services, open space, and other urban amemtles
Metro Plan, PoliCY A 13 'Increase overall reSidential density m the metropolitan area by creating
more opportumtles for effectively designed In-fill, redevelopment, and mixed use while
conSIdering Impacts of mcreased reSidential density on hlstonc, eXlstmg and future
neighborhoods'
The proposed PrelIminary Plan illustration development Will promote higher density development by
increasing the total supply of medIUm density designated and zoned land WIthin the metropolitan area
The applicant IS propostn~q to develop the reSidential portion of the site under the Spnngfield 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 small lot
development and mufti-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 28'
Street and Marcola Road approximately one-quarter mIle east of the Marcola Road/North 1 gh Street
intersection With Highway 126, as such thiS proposed development IS In close proxlmJty to major
transportation routes and IS designed to be a walkable community 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 located along the
east Side of the subject Site, and Internally north of the proposed commerCial and mdustnal 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, Pol1cy A 17 'ProVIde opportumtles for a full range of chOice m housmg type, density,
SIze, cost, and locatIOn'
6-58
The applicant's proposed Preliminary Plan illustratIOn 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 (Trans Plan) and shall proVIde a vanety of
employment and commercial opportunities for the eXisting reSidents of the area and future reSidents of
the development
Metro Plan, Policy A 20 'Encourage home ownership of all housing types, particularly for low.
Income households'
The 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, Policy 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 illustratIon 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
Resoonse
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
ReSDonse
The project area IS currently served by Marcola Road, 2f!', and 31s1 streets Marcola Road, the southern
border of the subject Site, IS fully Improved and IS designated as a Minor Artenal 2f!h and 31st greets
border the eastern boundary of the subject site The CJty of Spnngfleld's Conceptual Road Network Map
Identifies 2f!h and 31s1 streets as the "31s1 Street Connector" The 2f!h street portion of the 31s1 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, 31s1 street IS a two-lane asphalt paved road that does
not have gutters, curbs, or Sidewalks There IS a CIty of Spnngfield 10' utJiIty and Sidewalk easement on
the west Side of 31s1 street to facJiItate road Improvements In the future
AddJtlonal information In thiS 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 Spnngfield
Development Code The applicant's proposed development Will Include reSidential, Industnal and
commercial development creating a mix of uses that complements the nodal standards
Metro Plan, PoliCY F 13 'Support transportation strategies that enhance neIghborhood lIVability'
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
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Metro Plan, Policy 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
ResDonse
The proposed development shall be served by the eXistIng streets (Marcola Road, North 2iJh Street
North 3151 Street) and future streets including a collector and local streets It wIll be easy to get aro;nd,
and to do so on foot All streets will have wide sidewalks, any of them setback from vehicle traffic The
entire commumty wIll be connected with all-weather multi-use off street pathways It will be convement,
and safe, to 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
f{esDonse
Based on the Traffic Impact AnalysIs, the PAPA will not have a capacity Impact upon the transportatIon
system Please see Attachment 1, TIA for more information
A detailed analysIs of the PAPA's consistency with the State Transportation Planning Rule, OAR DIVISion
12,660-012-0000 et seq, (TPR) IS contained In the applIcant's response State-wide Planning Goal 12 -
''Transportation'' Those responses are hereby Incorporated by reference WIth regard to the
Transportation Element of the Metro Plan, the City can find that the proposed PAPA will not make the
Metro Plan Internally Inconsistent
G PubliC Fa,,'l1tles and Services Element
Metro Plan, Poltcy G 1 'Extend the minimum level and full range of key urban facilities and
services In an orderly and effiCient manner consistent With the growth management poltcles In
Chapter II-B, relevant poltcles In thiS chapter, and other Metro Plan policies'
Resoonse
The two parcels affected by thiS applIcatIon are cUlTently Within the Urban Growth Boundary and were
annexed Into the City of 3pnngfield The annexatIon was made In complIance With an acknowledged
comprehensive plan and ImplementIng ordInances, and established the avaIlabJiJty of urban facIlities and
services A detaIled analYSIS of the avaIlability of those seNlces IS contained In the applicant's response
State-wIde Planning Goal 11 - "PublIc FacJiJtles and Services" Those responses are hereby
Incorporated by reference
Metro Plan, Poltcy G 5 'Consider wellhead protectIOn areas and surface water supplies when
planning stormwater faCilities'
ResDonse
A stormwater management plan shall be created dUrIng the master plan process Special emphaSIS will
be placed upon the wellhead protection area and surface water supplIes when planmng storm water
facIlJtles See Exhibits 8 and 9 for more information
H Parks and RecreatIOn Element
Resoonse
The changes proposed by thiS applIcation Will have no Impact on any recreation area, faCility or
opportumty that has been Inventoned and deSignated by the Metro Plan or any relevant facJiJty plan
regarding the City'S recreatIOnal needs The recreational needs of the commumty are adequately met by
the eXisting and planned facIlities enumerated In the Willamalane 20-year Park and Recreation
Comprehensive Plan, 2004 and other assOCiated documents A detailed analYSIS of the subject site In
relation to the vanous parks and recreation system studies, Inventones, refinement plans, and faCIlIties
plans IS contained In the applIcant's response State-wide Planning Goal 8 - 'Recreation ' Those
responses are hereby Incorporated 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
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I Hlstonc PreservatIOn Element
Resoonse
The changes proposed by this applIcatIOn Will have no Impact on any hlstonc resource that has been
inventOrIed and deSignated by the Metro Plan or any relevant faciltty plan or Inventory regarding the CIty's
hlstonc resources With regard to the Hlstonc Preservation Element of the Metro Plan, the City can find
that the proposed PAPA Will not make the Metro Plan Internally inconsistent
J Energy Element
Metro Plan, Goal 1 Maximize the conservation and effiCient utilization of all types of energy
Resoonse
The proposed PAPA and subsequent development of the site Will encourage conservation and effiCient
uli/Jzatlon of energy by a concentration of employment, servtces and resIdences on the Site, and enabling
transIt servtces 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 SprIngfield Development
Code Includes all standards relevant to solar orIentation
Metro Plan, PoliCY J 8 'Commercial, reSidential, and f(~rJeatlonalland 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'
ResDonse
The requested approval of the PAPA proposed herein, If approved, Will enable the subsequent zone
changes and development of a master planned mixed use development that shall proVide employment,
services and reSidential opportUnIties (see Prellmlllary Plan illustration ) The proposed development
enVISions a senes of eight (8) VIllages that Include main street retaIl, neIghborhood retaIl, general retail
and reSidential uses (Single-famIly detached, townhomes, apartments, senIor cottages and congregate
care) Workers and reSidents Will have the option to obtain dining, shopping, and other commercial
amenIties less than a mIle from the subject site consistent With Policy J 8's mandate to balance all
plannIng polICies to reduce travel distance EXisting reSidential neighborhoods are adjacent to the subject
site The presence of schools and the Wlllamalane 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 recreational land
uses (all Within reasonable walking distance, which allows mIXIng of uses and reduces travel distances) It
IS consistent With thiS policy (see Preliminary Plan illustration for more information)
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 community's
planning and planning Implementation processes consistent With mandatory stateWide planning
standards'
Response As noted In applicant's findings regarding State-Wide Planmng Goal 1 , Citizen Involvement,
the City's acknowledged program for Citizen Involvement proVides Citizens the opportumty to review and
make recommendations In WrItten and oral testimony on the proposed PAPA, consistent With Goal 1 The
action proposed IS consistent With and does not amend the clflzen Involvement element of the Metro Plan
6-61
Aspects of the Metro Plan that have not been dIscussed within this applIcation Will be dealt with dunng
future development proposals including site review and conditional use permit"
Staffs 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 mlxmg of office, commercial, and mdustnal 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 pnmary uses, (b) assure compatlbl/Jty, and (c) conSider the
potential for mcreased traffic congestion"
These applications address "Marcola Meadows", west of 28'h/31" Streets The TransPlan Potential Nodal
Development Areas Map shows proposed Node 7C Includes areas east of 28'"/31 st Streets The southern
portion of this area IS zoned and designated Light-Medium Industrial This area IS almost fully developed
The northern portion of this area IS zoned and designated Low Density Residential This area IS fully
developed The pOint IS that the "greater area" of Proposed Nodal Development Area 7C Will comply With
Policy B 23 by providing "for limited mixing of commercial and Industrlal"uses while preserving the area for
Industrial uses"
~-
The defimtlon 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,
pedestnan fnendly 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 pedestnan an"d transit onented
Fundamental charactenstlcs of nodal development reqUire
. DeSIgn elements that support pedestrian environments and encourage transit use and
blcyclmg,
. A transit stop which IS Within walking distance (generally wlthm X mile) of anywhere m the
node,
. Mixed uses so that services are avat!able Within walkmg distance,
. PubliC spaces, such as parks, publiC and pnvate open space, public faCilities, that can be
reached Without dnvmg, 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 potentlalldentmed In
TransPlan (7C) consistent With the defimtlon 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 tnp frequency, shorten tnp 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
6-62
2 Whether the PAPA makes the Metro Plan Internally Inconsistent
The purpose of the Metro Plan's economic element IS to Implement State-wide Planning Goal 9" to
dIVersify and Improve the economy of the state In order to grow the region's economy It IS essenual
that the supply of land In each zoning designation Include not only sites sufficient In sIze to
accommodate the needs of the commercial or Industnal 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 followmg Economic Element Policies In the response to Goal 9, above
"B 6 Increase the amount of undeveloped land zoned for Itght Industnal and commercial uses
correlating the effective supply In terms of sUitability and availability with the projections of
demand JJI
"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 mdustrlalland 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 shown on the applicant's Table 7 (see Goal 9)
ThiS T>Wle lists all of the eXisting bus messes 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 m 1997 Since that time no light industrial use has gone mto the Gateway CI District
There has been no CI development applications ever submitted for the subject site Redeslgnatlon and
rezoning were Identified as methods to mcrease the supply of commercial land m 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 commerctallmdustrlalland studies, one must use the eXisting studles.Jtlhlch
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
28"/31" Streets that comprise Proposed Nodal Development Area 7C
Under Policy B 12, staff contends the "discourage" language does not contam an outright prohibition on
changmg development ready Industrial sites to non-mdustrlal (commerCial and reSidential) deSignations It IS
Important to keep In mind that when makmg deCISions based on the Metro Plan, not all of the goals and
poliCies can be met to the same degree m every Instance, some of the goals, objectives and poliCies
conflict Therefore, use of the PoliCY B 6 suggests correlatmg the supply of land zoned for Industrial and
commercial uses With demand Given the surplus of mdustrlally 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 Industrial parcels to other
deSignations Given the defiCit of commercial lands In the City, staff contends the policy of correlatmg
eXisting supply With demand IS more Important than the policy of not convertmg 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 mconslstent does not mean that every goal, obJective, findmg and policy of the Metro Plan must
support these applications Because of recognized conflicts m 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 findmgs the various Metro Plan poliCies Cited above and In response to Goal 9
6-63
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 reqUirement that the City maintain an adequate supply of commercial
land as well as Industrial land, the Planning Commission and City Council must make a choice The basIs of
this chOice IS - will approval of these applications be In the best Interests of Springfield's citizens
~taffs Fmdlna
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
SDC Article 12 describes the criteria to be used In approving a Springfield ZOning Map amendment SDC
Section 12030(3) lists "Zomng Map amendment-cntena of approval (a) Consistency With
applicable Metro Plan policies and the Metro Plan diagram, (b) Consistency With applicable
Refmement Plans, Plan District maps, Conceptual Development Plans and functional plans, and
(c) The properly IS presently provided With adequate publiC faCilities, services and transportatIon
networks to support the use, or these faCilities, services and transportation networks are planned
to be provided concurrently With the development of the property (d) LegIslatIVe Zoning Map
amendments that Involve a Metro Plan Diagram amendment shall 1 Meet the approval cnterta
specified m Article 7 of this Code, and 2 Comply With Oregon Admmlstratlve Rule (OAR) 660-012-
0060, where applicable"
I SDC SectIOn 12 030(3)(a)" Consistency With applicable Metro Plan poliCies and the Metro Plan
diagram, "
Aoohcant's Submittal
"ResDonse
The adopted Metro Plan 'Land Use Diagram' (2004 update) shows three land use designations
on the subject site Campus Industnal, CommerCIal and MedIUm Density ReSidential [see
Attachment 2] A Metro Plan diagram amendment changmg the land use designatIOns IS under
concurrent review With thiS zonmg map amendment applIcation If the concurrent amendment to the
Metro Plan diagram changmg 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 SDC 7 070(3)(b) Therefore, those Citations are not listed again In the applicant's response to
thiS criterion
6-64
Staffs Resoonse and Fmdma"
The applicant has cited "consistency With Metro Plan policies and the Metro Plan diagram" In the
response to SDC 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 Section 12 030(3)(b) "Consistency WIth appltcable Refinement Plans, Plan Dlstnct maps,
Conceptual Development Plans and functional plans, and"
Aoohcant's Submittal
"Resoonse
A Conceptual Development Plan (CDP), previously created for the 56 acres of exISting Campus Industnal
(CI) zoning on the subject site per SDC 21 020, was approved by the City 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 D/stnct, 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 Master Plan application [see Attachment - Preliminary
Plan illustration] for the entire subject site (including all land Within 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 37010 et seq As such a finding of
consistency WIth the conditions of the previously adopted CDP (98-02-47) IS not applIcable to thiS
proposal"
Staffs Resoonse
The subject site IS not Within an adopted refinement plan or plan district The applicant cites the 1999
Conceptual Development Plan for the CI portion of the property Staff concurs With the applicant's
submittal concerning that plan There are no other plans specific to thiS property
=
Staffs Flndmo
,These applications comply With SDC Section 12 030(3)(b) because there are no applicable refinement
plans or plan districts that currently apply, and upon approval of these applications, the current
Conceptual Development Plan Will no longer apply However, there Will be a Master Plan that applies to
the entire subJect site that IS a condition of these applications
Section 12 030(3)(c) "The property IS presently provided With adequate publtc 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 compiles With thiS cntenon
Staffs 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)
6-65
Staffs Fmdma
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 complied With that criterion 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 cntena specified In Article 7 of this Code, and 2 Comply
With Oregon AdministratIVe Rule (OAR) 660-012-0060, where applIcable ..
Staffs Resoonse and Fmdma.
These applications comply With SDC Section 12 030(3)(d) because this criterion IS addressed In staffs
response to SDC Section 7 070(3) used In approving a Type 11 Metro Plan amendment, and the response
to State-wide Planning Goal 12 In SDC Section 7 030(3}(a) In particular
12(1 CONCLUSION. RECOMMENDATIOf>j OF STAFF AND RECAP OF CONDITIONS
The Metro Plan's economic element begms With a background diScussion of the" a) a dechne m the
lumber and wood products mdustry as a source of employment, (b) limIted mcrease m
employment m other manufactUring acllvltles, (c) diversification of the non-manufacturing
segments ofthe local economy, primarily m trade, services, finance, Insurance, and real estate,
and (d) the development of this metropohtan area as a regIOnal trade and service center serving
. southern and eastern Oregon ..
The SpeCial Light Industrial/Campus Industrial deSignation was adopted to assist In the diverSification of
the metro area's economy m the tranSition after the wood products Industry decline Staffs diSCUSSion In
Goal 9 details the history of thiS deSignation and zonmg district However, change has rapidly occurred m
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" foe over 30 years and has not been developed Has the demand for the
light Industrial manufactUring uses orlgmally mtended for the CI district disappeared? The applicant's
Table 7 shows that there IS only one manufactUring facility m 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 DJstrlct
Approval of these applications will Implement TransPlan Nodal Development area 7C, resulting m 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 makmg their deCISions, the Planning CommiSSion and the City CounCil should conSider 1)
Lackmg an updated commercial and Industrial land study, will the City be better served by convertmg
Campus Jndustrlalland 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 Condlllons of Aooroval
Condition of Aooroval #1
The submittal and approval of a Master Plan application prior to any development on the subJect site
6-66
Note The applicant has stated the Intent to submit a Master Plan application Rather than reqUire a
separate Memorandum of Understanding or similar document at this time, staff IS highlighting potential
Issues as part of these applications that must be addressed dUring the Master Plan approval process
The Metro Plan diagram and Zomng Map amendment applications are concurrent SDC Section 12040
gives the City authority to add conditions" as may be reasonably necessary In order to allow the
Zoning Map amendment to be granted" The Master Plan application process will reqUIre a public
hearing and approval by the Planning CommisSion This note applies to all of the addll10nal conditions of
approval that relate to the reqUIred Master Plan appllcal10n
Condll1on of Aooroval #2
Submittal of documentation from the Department of State Lands andlor the Army Corps of Engineers With
the Master Plan appllcalton 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 District
standards In SDC Article 17 and how these regulal10ns will be applied for each proposed phase
Condition of Aooroval #5
=
Submittal of a Master Plan application that addresses the relationship of the proposed development to
Wlllamalane's future park on the north side of the EWEB Bike Path and an explanation of any
coordination efforts With Wlllamalane concerning the timing and development of the future park
ConditIOn of Aooroval #6.
Submittal of a Master Plan application that addresses coordination With EWEB to determine If any
easements are reqUired In order to cross the EWEB Bike Path to access the future park
Condlllon 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
CondItion of Aooroval #8
Submittal of a Master Plan applicatIOn that demonstrates that residential development will occur at 12
dwelling Units per net acre
6-67
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 condll1on shall be applied
reqUiring the mitigation to be accomplished prior to the temporary occupancy of any uses In Phase 1 of
the development
Cond,lIon 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
Cond,lIon of Aooroval #11
Submittal of a Master Plan application that shows the entire length of the collector street from Marcola
Road to V Street being constructed as part of Phase 1
Condlllon 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,lIon 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 12 03P
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
6-68
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 Density Residential (MDR)INDA, and to amend the
Springfield ZOning Map from CI to CC, Mixed Use Commercial (MUG) and MDR The applicant Intends to
obtain the proper Metro Plan designations and zOning to allow the submittal and approval of the
appropriate applications (mcludmg, 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 blcyclmg, a transit stop which IS within walking distance (generally Y.
mile) of anywhere m the node, mixed uses so that services are available wlthm 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 housmg 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 14 030 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 proceedmg
CONCLUSION
On the basIs of thiS record, the proposed amendments are consistent With the criteria of SDC Sections
7 030 and 12 030 ThiS general findmg IS supported by the speCific fmdlngs of fact and conclUSion In the
Staff Report and Fmdlngs
ORDER/RECOMMENDATION
It IS 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
Planmng CommissIon Chairperson
ATTEST
AYES
NOES
ABSENT
ABSTAIN
6-69
ATTACHMENT 2
Maps Submitted by the Apphcant
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6-71
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ATTACHMENT 3
Legal Descnptlon for the ZOning map Amendment
6-77
EXHIBIT 1
K & D ENGINEERING, Inc.
Engmeers . planners. S'trveyors
Legal description "
For -. - ~ -
"Mal cola Meadows" Comp Plan and Zone Change
,
1 wo (2) Parce15 ofland located ill Spllngfield, Oregon that ale mOle pal1icularly
descrIbed as follows
Parcell
Beg~nn~g at a po~nt on the North margln of Marcola Road, sa~d po~nt be~ng North 89
571 30g East 26~1 60 feet and North 00 021 OO~ Webt 45 00 feet from the SouthWest
corner of the rel~x Scott Jr D L C No 51 1n Towns~P 17 South, Range 3 West of the
Wl11amette Merldlan. thence along the North margln of Marcola Road South 89 571 30u
West 1419 22 feeL to the Southeast corner of Parcel 1 of Land Part~tlon Plat No 94~
P0491, Lhence leavlng the North marg1n of Marcola Road and runnJ.ng along the East
boundary of Bald parcell and the Northerly extenslon thereof North 00 02 l 00 II West
516 00 feet to a po~nt on lhe South boundary 01 NICOLE PARK as platted and recorded lU
Fl.le 74, :':Illdes 30-33 of the Lane County Oregon plat Records, thence along the South
boundary of sa:l.d NICOLB PARK Norlh 89 57 I 30" East 99 62 feet to the Southeast corne'S.
of Bal.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 sald NICOLE PARK, thence along the
North boundary of sal.d NICOLE PARK South 89 58' Oon West 6 20 feet to the southeast
corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and recorded In Book 46, ~age
20 of the Lane County Oregon plat Records, thence along the EasL boundary of sa1d LOCH
LOMOND 'lERRACE FIRST ADDITION Nortb 00 021 00" West 112 BB feet to the Southwest
corner of AUSTIN PARK SOUTH as platted and recorded ~n fl.le 74, SlJ.des 132-134 of the
Lane County Plat Records, thence along the South boundary,of sa:l.d AOSTIN PARK south
North 09 5B1 00" East 260 00 feet to Lhe Southeast corner of sa~d AUSTIN PARK South
thence along Lhe East boundary of sal.d AUSTIN PARK South North 00 021 0011 West 909 69
feet to the Northeast corner of sald Austln Park South, sal.d pOl.nt be:l.ng on the South
bounddry of LhaL certalD tract of land dcscrl.bed loll a deed recordedlJuly 31, 1941. 1.D
Book 359, Page 2B5 of the Lane County Oregon Deed Records, thence along the South
boundary of Sdld last descrl.bed tract North 79 411 5411 8ast 1083 15 feet Lo the
lntersectlon of the South 11.ne of the last descrJ.bed tract and the Bast 11.ne of that
certal.n tract of land conveyed to R H Plerce and Elizabeth C pierce and recorded In
Book 238, Page (64 of the Lane County oregon Deed Records, thence along the East l~ne
of sa~d last descr~bed tra~t South 00 02' 00" East 1991 28 feet to the pOl.nt of
beg~nn1ng, all In Lane County, Oregon
Page 1 of 2
276 N W HIckory Slreet. POBox 725' Albany, OR 9732t . (541) 928-2583 . Fax (541) 967-3458
6-79
K & D ENGINEERING, Ine
Engmeers · Planners. Surveyors
ParcelZ
Beg~nn~ng at d p01nt ~n the center of CounLy Road No 753. 3170 24 teet South and
1319 9 feet East of the Northwebt corner of the Felix Scott Donat1on land Cla~m No
82, 10 Townsh~p 11 south, Range 2 West of the w111amette Mer1d1on, and be~ng 866 feet
South of the SoutheasL ~orner of tract of land conveyed by The Travelers Insurance
Company to R D Kercher by deed recorded ~n Book 109, Page 260, Lane County Oregon
Deed Records, thence West 1310 feeL to a p01nt 15 I1nks East at the West l~ne of the
Fe11x &cott Donat1on Land Claim No 82, Not1f2cat1on No 3255, 10 Township 17 South,
Range 2 West of the W111amette Mer1d1an, and runn~ng Lhence South parallel wlLh and 15
I1nka dLstant from said WeaL l~ne of sa~d Donat~on Land Cla~m a d~stance of 2304 76
feet to a po~nt 15 links East of the Southwest corner of sa~d Donat~pn Land ClalmL
thence East follow~ng along the center llne of County Road No 278 a dlstance of 1310
feet to a po~nt ~n the center of sa~d county Road No 278 due South of the place of
beglnn1ng, thence North following the center Ilne of sald County Road No 753 to the
pOlot of beg~~ng, all Ln Lane County, Oregon,
EXCB~r the rlght of way of the tugene-Wendllng Branch of the Southern PdClf~c
Rallroad,
ALSO EXCEPT thaL portlon descr~bed 2n deed to rhe City of Eugene, recorded ~n
Book 359, Page 285, I,ane County Oregon Deed Records,
ALSO EXCEPT beg1nn~ng at a po~nt whleh lS 1589 47 feet South and 1327 33 feet
East of the SouLhwest corner of Beetlon 19, Townsh~p 17 South, Range 2 West,
Wlllamette Mer~d~an Lane County, oregon, sald po~nt also be~ng oppos~te and
20 feet Lasterly from Stat~on 39+59 43 P 0 ST. sald Statton be~ng 1n the
center l~ne of the old route of County Road No 142-5 (formerly 0753), thencf"
South 0 111 West 183 7S feet to the ~ntersecLlon w1th the Northerly Ra11road
R2ght of Way 11ne, thence South 84 45' West 117 33 feet, thence SouLh 79 301
West 48 37 feet to the ~ntersect2on of sald Ra21road R1ght of Way 12ne wlth
the &outherly R1ght of Way l~ne of the relocated sa2d County Road No 742-5,
thence along the arc o[ a 316 48 foot rad1us curve left (the chord of which
bears North 39 OJl 35h EasL ?61 83 feet) a dlstance of 269 94 feet to the
place of beg1nning, in Lane County, Oregon,
AI~SO EXCEPT that port1on described In deed to Lane County recorded October 19,
1955, Recept~on No 68852, I~ne County Oregon Deed Records,
ALSO EXCEPT that port~on descrlbed 2n deed Lo Lane County recorded January 20,
1986, Recept~on No 8602211, Lane County Off2c~al Records,
ALSO EXCEP~ that portion descr1bed ~n that Deed Lo W~llamalane Park and
Reereatlon Dlstr2ct recorded December 4, 1992, Receptlon No 9268749, and
Correctlon Deed recorded February 9, 1993, RecepLion No 9308469, Lane County
Off~ckal Records,
ALSO EXCEPT that port~on descr~bed 2n Exhlblt A of that Deed Lo the Clty of
Sprlngf~eld, recorded September 22, 1993, Recept~on No 93600~6, Lane County
Offlclal Records
ALSO EXCEPT Marcola Road Industrlal Park, aD platted and recorded In Fl1e 75,
Slldes 897/ 898 and 899, Lane County Plat Records, Lane County, Oregon
Page 2 0[2
276 N W HIckory Street. POBox 72S . Albany, OR 97321 . (541) 928-2583 . Fax (541) 967-3458
6-80
ATTACHMENT 4
The Preliminary Plan illustratIOn (a rendermg of the proposed Master Plan)
-
6-81
~
THE VlbLAGES AT MARCOLA Mj;ADOWS
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RESIDENTIAL VILLAGES
QbK PRARIE HOMES.
NUMBER Of NET ARE:A
HOMES (ACRESl
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NETOENSITY
(UNITS/ACRE)
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WILLOW CREEK TOWN HOME!!
NUMBER Of NET AREA NCT DENSITY
HO"'lES (ACRES) (UNITS/ACRE)
123 711 184
CAMAS MEADOW APARTMENT HOMES
NUMBER OF NET AREA NET DENSITY
HOMES (ACRES) (UNITS/ACRE)
120 53 228
ASHWOOD COTTAGES SENtOR LIVING
NUMBER OF NET AREA NET DENSITY
HOMES (ACRES) (UNITS/ACRE)
54 75 7-2
COMMON OPEN SPACE
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COMMERCIAL VilLAGES II
BUILDINO PAACEl ILLUSTRATIVE I
NU~IBER AREA (SF) bLOG AREA ISF) P.o.Rl<lNq ,
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ALDER PlAZA PROFESSIONAL OFFICE
Po-1 71700 10\00 31
Po-2 38400 g700 30
Po-3 23600 S500 17
PQ.-ol 1911OO 6200 19
Po-S 33500 7200 II
REQUIRED 1\9
PRDVlOfD130
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ALDER PLAZA NEIGHBORHOOD RETAil;.
Hfl1 51 600 ~ 400 17
NR2 55200 10000 30
HR3 Q(I300 17400 53
NR-4 25800 HlOO 15
NRS 30100 3IlOO 12
NR..tl 34600 5900 16
HR7 170000 36000 106
NRlI 14<4000 24eoo 14
REQUIRED 327
PROVlDED3s.1
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ALDER PLAZA GENERAL RETAIL
GR 1 842000 1710011 REQUIRED 513
PROVIDED 621
ALDER PlAZA MAIN STREET RETAil
MSRI 63100 11300
MSR2 51100 1600
MSR-3 to.4500 15600
MSR-4 31400 7500
MSR5 30100 5200
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REQUIRED 137
PROVIDED 210
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ALDf:R PLAZA COMMUNITY RETAII,,-
cc, 61800 11800
CC-2 16600 23300
CC-3 60200 \3f,OO
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PROVIDED 176
1....-
PRELIMINARY PLAN
ILLUSTRATION
Hil.ln Strel!!t at Mucolil. Headows ll; il.
vlbnnt busdlnz pedesU"lil.n frlelldly
shopplOJ environment. Front fil.ades il.re
udmecwnJly ii.rdculil.ted wll:h windows
anopia WolD mounted IlZhts il.nd IunZInI
signs Til.U crownlnl street trees provide an
Intlm;p,tesa.leWldesldeWil.lksil.refurnlshlld
wldl attr;lctlv8 p1il.nters benches and Wolter
leil.tures Window shopp/OJ Is encounged
SUlil.11 ternces il.nd plans ue louted on
bUilding; cornen The bii.ckl;Jdes of the ret:il.ll
bulldlngs il.lso h.;ave windows il.nd f:u;:ade a.r
tlculii.t1on, il.nd provide il. seconduy entrilnce
from the parking il.rea IfltO the shops Wil.lk
WoIys from resldennal il.rus connect directly
Into the Haln Street il.rea
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ALDER PLAZA
MAIN STREET
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COMMUNITY RETAIL
The 5o-eee profile searnlesdy condnues from Hillo Street [0 the community reo.ll area with
bulldlnll IIll1nl the street. f'".I.rkIna: Is not ilUowed between buildings and ManJn Boule~d but is lo-
cated either at the back or the sldel of the reall bUIldings Building b.tadu ire aroOJliltcd on all vlsl
ble sides Indud/os along WlUow Creek Sulldlngs that border 0lJ Willow Creek hive outdoor seatlol
are.u thu overlook thIs cent~1 green area
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COMMUNITY RfT AlL BUILDING WITH fAl;AOe AJl.TICULA TlON
OUTDOOII. SEATING AlONG WIUOW CREEl<
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TABlE5A.NO
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METAUJO GIl.AY
STllEETUGHTS
SCORED
CONCRETE
SICEWAlJ(S
UNlTPAVERS AT
Cll.OS$WAlKS
MARCOLA MEADOWS
ALDER PlAZA
COMMUNITY RETAIL
- >I:. SATRE
LANOCUARENT
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COMMUNITY RETAIL
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MARCOLA MEADOWS
ALDER PLAZA
COMMUNITY RETAIL
~w_ SATRE
~~<LUnCT"'"
ALDER PLAZA
GENERAL RETAIL
The I.ne~ rewl buUdlna: of Alder shopplOJ pbu. has an V"ChltllctJ,Jl"ally artlculated b.lt2de wd II W'11l
percenta,e of ,roundRoor WindOWS Thus the bulldlnl provides IntutUt at the pe.deSlJ"b.n sale To.
lether with the "back ,Idu of Main Sueet shops and the neighborhood reall buildings mil ,eneral
reall fat;adll. creatlls a dearly derIned. pedestrian saltd edge around a cuefully desljned parking
ilrea This parldn,j pbu has nltered shade provided by the airy crowns of Ash and Alder trees In
addition the parlun& V'elIls spatially divided In neden, by blOli~les with rntlve grasslll and Roweling
wetWld pWlb Alana: the Kenen! retaIl bulldlnl it drive Is dcsllned n iI pedenrlan friendly street
The dlive has IIde Wilks on either side )...~ ,
and canopy trees with ilJry crowns At ~
the ~ck ofthllgeneral re13U bl.llldlna:
the Ioi.dJflJ neills entirely ,creened
from the: nelghbomooQs to the north
by an eight foot hlgh wall and con
toured b;Ulks of WlIIow Creek
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1M combination of Uw.u UI\lque. ~()\u..
dons makes k pOSSible for 'ill Iara:e fen
end reud bulldlnl to Ilt 11\ il pedenrlan
oriented nellborhood In a seamless i1nd
unobtrUSIVe lTWlner
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EXAMPUi Of" t..AA.GE fAC;ADE WITH "'Rncu~nON
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Tl'P1CAL SfCTlON n1fI,OUGH GENERAl.IlETAlL IIUIWINCi AND SHOPPING STlI.EET
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ASHT"EES
keD AUlEIl. Tll.W
BI05WALE5
METALUC/GRAY
STll.EETUGHT5
METAWCJGIlAY
Tml'AAKlNG
AREA UGKTS
MARCOLA MEADOWS
ALDER PlAZA GENERAL RETAIL
tlo. SATRE
LANDcuAAENT
ALDgR PLAZA
GENERAL RETAIL
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~ :/~~.?"*",'" t0~} 11~\~.I?f!~J~
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MARCOLA MEADOWS
ALDER PLAZA
GENERAL RETAIL
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~- --
~~~~ SATRE
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The neJJhborhood retall bulldklp SU"
round Alder pb.n alona: Mare-ob ROiId and
Milrdn Boulevard
ParklnJ; II never loated between these
lueeu ilnd the neJ&hofhood retill build
lop Instead bulllop ue Iocoued illona the
sueets vtd define the 10000tna eovl
romeoL Corners :at drlv.ways ilm:! rO<ldl
are also venla.11y defined by iI bullclln& In
addldon evup'eeo Ihrubl Vld omarneoQI
Innes screen puklnl arus illonl Mire-olil
RO:J.d Outdoor sudOl :J./'UI overlookinl
WUlow Creek :J.t'I Iocorponted where
blllldlnts border on the creek aru.
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NEIGHBORHOOD RETAIL
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NElGHaOf\HOOD I\ETAlL ALONG HAACOLA ROAD
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rAII.KINCSCI\EEN
MARCOLA MEADOWS
ALDER PLAZA
NEIGHBORHOOD RETAIL
---..!:- SATRE
LANOCUAAENT
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NEIGHBORHOOD RETAIL
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MARCOLA MEADOWS
ALDER PLAZA
NEIGHBORHOOD RETAIL
__~ SATRE
"'U.<:~'T'~lC'\!"L I I "
Professional OffIces define MarOll Road
and Selle Boulevard. The officu have
artJcul:ued badel with a larle per
Centale of wlndoWl on 111 visible build
Ull sides ParkJna II ilI"nOJed at the
back of the bulldlnll ilnd thUI
Icreened from the lurrouodlnlstrttU
A10fll WU10w Creek offiCes have win
dows and optional outdoor seating ar
us dut look out over thls green en""
ronmenL Pedestrian walkWOl)'s sur
round and connen tho bulldlnis The
WllkWl)'s convenJentl)' COl1nen to the
side_11u alol11 Selle Boulevard and the
multi use plth alona Willow Creek
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PROFESSIONAL OFFICE
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TYPICAl SECTION THAOUGH BELLE BOULEVAAD
BUILDINGS HAVE WINDOWS AND ARa-tlUCTURAL ARTlCULAnONS ON ALL FACADES
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l'U.NaIGIlOIWITH~il'lTA~GMSSl;1
ITOI\MWATP\"...Al..l:WlTH.....TM
=~L&iliSc;.v.$l;(IANDWIlOf\.OWlil\l
ASHTft.EES
ORNAH<:NTAl
..^"',
ME'f,f.J.UOGMY
STREETUGHTS
MARCOlA MEADOWS
ALDER PIlIZA
PROFESSIONAL OFFJCE
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LANOCURRENT
SATRE
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PROFESSIONAL OFFICE
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ALDER PLAZA
PROFESSIONAL OFFICE
~ SATRE
tU~\I~~JL,V\( oti \ \" ( ! It t I '
At Oak Prb.lrIe Homes. dlllle bmIl)' homes are bated 00
relatively swllleu WIth limited "'tbacks The streets ~e
lWTowand tave on weet parkJna PukIng bays are payed
dlfferenti)' from the street Iuelf which make the streets
leem Clvan morCl IntlmatCl StrClet treel ate loated In
green strips. separating pedestrians and can TOlether
these chanctel'"lstics provide an intimate safe pedestrian
friendly envlronmem. Houses are vel"tlall)' offlet from the
street by two or wee StepS Gan.les are accelled from
aile)' ways which further enhances the pedestrian frlendl)'
character of the vdlagCl Aa:reensqw.rellesume center
of the village It provides unprOlJ&mmed open Sp;lce and a
snull pia)' yard The green sqw.rt b coMected to pari<
land co the north of Marcob Meadows A trCle lined
street with ddll'Millks and a stol'mwat2r swale connects
the village and Iu veen square to Wdlow Creek Town-
homelv"bJewthtlleuth
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Tl'rlCAl STUET IN THE ~NGE .N111 Y VlU.ACE
OAK PRIARIE HOMES
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n<NIJTPVUTll:Al.IV'4MTION lHUI-flVYP.TlI:AI.IP'......JlON
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TYPICAl. SiCTlON TH/l,OUGH SlNGU FAMILY HOMES VlUAGE
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OI\.EGON OAK
SIGNATURE TREE
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ASH"'"
WOOOSLATTEO
IENo-IES
HETAlUOGMY
mEn UGHT1
I'" 'i' ~~ ;""U'?=>/' ECOSTONi
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MARCOlA MEADOWS
OAK PRJARIE HOMES
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LANDCuRAENT
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OAK PRARIE HOMES
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.oc'''nC1~.' I ,
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\ ~ Willow creek townhomes
~ ~re IOGted between WII
low Creek and the maIn cot
lector road So-eets tvye ,trona:
bulldlna:edau Theto'M'lhouseshave
pnXes accenible from llley w;r,ys
Alanl WIllow Creek the houses ue
let on iI. hlghU plinth wlth trellised
promontOfltl. AlDOl the collectOr
roads the rnt Doon of die toWIl
houses Uti vertia.lly off Silt from die
street leyel WIth Ihne steps ....+-ule
townhouses are accessed on gn.de
from lnterral sueeu
en
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SEC1lON fll.QM WIllOW CREEK TO HAAnN 8outEVAAO f/"WN COU.f:CTORI
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WEEPING WlLOWS
WOOD SLATTED
BENGlE1
MfT..w.JO GUY
mEET UGHn
lHrTMVEAS
LOW WROUGHT
Ql.ON f FRONT
YAAO FENCES
naJJ$S'
MARCOLA MEADOWS
WILLOW (REEK TOWNHOMES
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LANDCUARENT
SATRE
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WILLOW CREEK TOWNHOMES
BI~5flifli SAfRE
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ASHWOOD COTTAGES - SENIOR LIVING
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'Pr' - fr 'J~ - 1dfy~ ;rh!li:~l '
~=~-~ ": ~", ' "~--~ ' ,;fr2"f(t;(JJj~y1((/%t.)1
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I ' .,I:L I If'''-~ <<<, \'- 'II l ~ \1 ,~;,.
~\~:'r~; tl1; ~f"\"~t~\III' i 1 ;UM~,14, 11',1.] ~ Ji) t -l..,\<l'ri
~\I ,'\", AIiJJfJ~ I - "'_'111' -
,_wiE;J'flY1'>vJIr'! 'IJ ~-ij~~:;'.r~
,"\~i,\U~(II\IW'_ ~ 't!
One story accessible senIor cottages are
pr1vuely located ;around iI clrcullr dnveand
small ~eason~ly wet meadow The cottages
are ofhet from the 5ueel (In a sbghdy hIgher
Ir:ilde thus de emphasizing the 5ueet Alanl
Willow Creek p..-lv.Ite ten'ilces look OUt on
this centn1lreen Spllll! The road Is wrbless
and Uned With shallow svales This slightly
undubtlng IandSCipe b covered with niI.dve
h;llrgn.sse.5 and cam,u flowen Ash tTees dot
the lilndsCilpe Parkllll V"I!;U and drlyeway
ippl'"~ches ilfe created from unit p.wers
Wooden boUuds sepinte pedeuTlans :and
ors Chan;:Q;j,J colored concrete w:alks
hoed with wood slat benches proYlde for
strolhol opportUOltll!.S iod COOlll!.ct to sur
roundlOl hYing. shopplnl :areu ind open
spices
en
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TYPICAL STREET VIEW IN ASHWOOD COTTAGES VillAGE
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rrPICAL STREET SECTION IN ASHWOOD COTTAGES VlUAGE
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HAlRGMS:tI
CAMI4 MEADOWS
ASHTlI.EES
WOOD SLAnE[
BENCH ES WiTH
AAHIl;ESTS
MfTAUJOGI\AY
STREETUGHTS
UNIT PAVEkS Oil
ECOSTONE
WOOOIIOl..l.AltDS
MARCOLA MEADOWS
ASHWOOD COTTAGES
SENIOR LIVING
~
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SATRE
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APARTMENT HOMES
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CAMAS MEADOW
APARTMENT HOMES
~*m SATRE
..",nCTU"
CAMAS I"IEADOW
APART~1ENT HOMES
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~ C.rnu rnudow .,,"""...
~ homes ire located around
a Ireeo that provides open
Sp;lCeiUldapb.yareil.Prtv.l.te
ter r:aces border the Ireen
ffie<ldow The Breen Is also piirt of a
long view corrldor Wt extends from
the slnlle ~rnlly vllla&t Townholl5e
style Oip;lrunenu form a noslnon
from the sltJ&le family homes to the
Olpirtment fiatS Parkins SQIIs UI!
clune red WIemer Ral:ied 5treet 1.1"
e.u slow down u.ffic
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TYPICAl STI'\EET VIEW IN CAMAS HI:ADOW VIL1.AGE
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~CON<:IlliTi
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Al"ARTMENTS HOMES WITH PRIVATE TEI\ACES LOOKING OUT ON THE G1\EEN
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HAlIIGRAS5I
CAHA5 MEADOW
RAYWOOD ASH
TREE>
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WILLOWS
WOOOSlATTED
BENCHES
METAl..UCJGMY
STREETUGHTS
SCORED
CON"""
CROSSWALkS
PAll.KINGIN
UNIrp""ERS
MARCOLA MEADOWS
CM1AS MEADOW APARTMENTS
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ASHWOOD COTTAGES
SENIOR LIVING
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MARCO LA MEADOWS
ASHWOOD COTTAGES
SENIOR LIVING
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SATRE
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ATTACHMENT 5
ODOT Correspondence
6-105
,-
Oregon
Ted Kubng>slo, <3cMmor
Department of Transportahon
RegIOn 2, Area 5
PlannlOg & Development Office
644 "A" Street
Spnngfield, OR 97477
541 747 1354
FAX 541 7562509
ed w moore@odot state or us
9 March 2007
Gary Karp,
City of Springfield
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 of 28"'/3 1" Streets m Springfield, Oregon
The proposed Metro Plan deSignatIons for the site mclude redefining and enlargmg the medIum
denSity residential area to 54 7 acres, modlfymg the community commerCial deSignatIOn and
addlllg MUC (commercIal WIth a mIxed use overlay), and changing the campus IIldustnal
deSignation to a mix ofCC (148 acres), and MUC (30 8 acres)
Plan amendments and land use regulation amendments are legulated under OAR 660-012-0060,
the "TransportatIon Plannlllg Rule" Ifan amendment sIgnificantly affects a transportatIon
facility, a local government must provide a form of mItigation
As stated III the Traffic Impact AnalYSIS (T1A) for the proJect, the worst-case Amended Zonlllg
scenano would generate significantly more traffic than the Current Zonlllg scenario In order to
aVOId all but one Significant Impact to the transportation system, the appltcant IS proposlllg to cap
the tnps generated at a level sltghtly higher than the level that would be generated by the
PrelnTIlIlary Plan (not part of thIs appltcatlOn) The foundation for the trip cap IS based on IImltlllg
the type and IIltenslty of uses allowed wlthlll the project limIts ThiS has been captured and
summanzed III Table 4C of the TlA
By IIlcorporatlllg the concept of a trip cap, the developer was able to leduee the traffic Impact of
the development to sltghtly below what would have occurred With development under the current
zonmg of the property The only location where the proposed plan and zonlllg map amendment
will result III a significant Impact to the transportatIOn system IS at OR t26@ Mohawk eastbound
off-ramp To address Impacts at the eastbound ramps of the Mohawk Blvd @OR 126
IIltersectlon the TIA proposes the follOWing mitigation
. Traffic control changes allowlllg left-turns form the eastbound ramp center lane
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The mltlgalton proposed by the applicant IS to modify the eXisting ramp which has a single lane
left-turn lane to one have duel left-turn lanes According to the analysIs preformed In the TIA,
thiS Will result In congestion slightly below what would be anticipated under current zoning
In conclusion, In 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 pnor to occupancy tlaffic control changes at OR 126 @ Mohawk Blvd EB
off-ramp as Identified In the TIA
With regard to the mitigation (the introduction of a dual-left at an ODOT-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 approval
Should the State not approve the TIA proposed traffic control 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 tune of openmg and the end of the plan penod (2025) under current
zoning
Please enter thiS letter Into the record for the planl1lng commiSSion and upcoming City council
heanngs
c Enk Havlg, Region 2 Plannmg & Development Manager
Jane Lee, Area 5 Manager
Michael Spaeth, District 5 Manager
Marguente Nabela, DLCD Field Representative
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ATTACHMENT 6
DLCD Correspondence
6-109
OregonLlve com's Pnnter-Fnenrlly Page
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Oregon LIve. com
Everything Oregon
~e ~ngonian
Payrolls grow, but not so the paychecks
Employment - Oregon's economIC recovery produces more Jobs, but per-caplla income lags
Monday April 30 2007
TED SICKINGER
The Oregonian
laid off recently tram hiS Job driVing a truck for Frelghtllner, Larry Bettencourt doesn't anticipate any
problem ~ndlng a new Job
"I go down to the Employment Department, and there's lots of postlngs for truck drivers," the Tualatin
reSident said "They all want to hire you"
The trouble Instead of the $21 an hour he made With Portland-based Frelghtllner most Jobs he's seeing
pay $14 or $15 an hour
"That's a pretty big hit right there," Bettencourt said
So goes Oregon's economy As Gov Ted Kulongoskl prepares today's release of a biennial report on the
state of the state trom the Oregon Progress Board, the double-edged economic reality IS that while Job
growth has been pretty spectacular - among the fastest In the natIOn dUring the past three years - per-
capita personal Income growth has lagged
That's not to say Incomes haven't grown They've outpaced Infla~on Further, economists are leery of
draWing too many conclUSions from the wage data
Yet thiS economic recovery has lacked the kind of fundamental industrial driver, like high-tech
manufactUring Investment that can establish a long-term base of new well-paYing Jabs
Instead, the hOUSing sector has primed the economic pump thrOWing off Jobs and cash Meanwhile lower-
wage service-sector Jobs have continued to grow faster than the economy as a whole
State Employment Department forecasts predict that trend Will conl1nue The five occupal1ons prOjected to
add the most Jobs In Oregon until 2014 retail sales, walters, cashiers, office clerks and food prep Including
fastfood
There are Silver linings of sorts The service-sector expansion Includes high-wage profeSSional Jobs In
health care, finance and legal profeSSions Moreover, the absence at any strong industrial leader driVing the
current economic expansion means the state 15 less reliant on any Single sector Some economiSts,
therefore, conSider It less vulnerable to the kind of scorched-earth recesSion Oregon experienced early thiS
decade
We don't have as concentrated an Industry base anymore," said Art Ayre, an Employment Department
economist "That dlversltlcal10n may help moderate ups and downs '
HOUSing, constructIon
While few In Oregon could Ignore the prevIous economic downturn the gift that kept on giving was hOUSing
- and those days may be coming to a close
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Construcbon alone created 26 500 Jobs between the low point at Oregon's employment downturn In 2003
and last August That's a full one-third Increase In the sector's employment, and It accounts for almost one
In every fIVe nonfarm Jobs created In the economIc recovery
Not all construcbon Jobs relate to hOUSing, but hOUSing has been a big driver
Meanwhile low Interest rates, rising home prices and easy credrt enabled many consumers to use their
homes like ATMs, WithdraWing eqUity to pay for home Improvements, credit-card debt or even vacabons
according to Portland State University professor and former state economist Tom Pollowsky
Between 2001 and 2005, the percentage of personal consumpbon financed by such "eqUity extracllng" was
as much as 3 percent, almost triple the rate In the prevIous decade, according to a March paper by tormer
Federal Reserve Chairman Alan Greenspan and economist James Kennedy
The cash-out boom IS unlikely to repeat anytime soon There's Simply less home wealth to tap Meanwhile,
as a nabonal hOUSing contracllon unfolds Americans may become more reluctant to borrow against their
homes
, If we get a nab anal recessIOn tnggered by a hOUSing collapse, It Will bleed Into consumer spending," said
Bill Conerly, a Portland-area economic consu~ant
Wood products manufactUring already has felt the natIOnal hOUSing pinch According to February figures,
employment In the sector was down 9 percent compared With the same period last year The story,
according to local experts IS all about the 25 percent nationWide decline In hOUSing starts
"It's really that Simple," said Steve Zlka, chief executive of Portland-based Hampton Affiliates "If you're not
gOing to start many houses, you really don't need the lumber
"ThiS IS the worst our market has been In 20 years'
Oregon was late to the hOUSing party, and so far homeowners here haven t te~ much of a hangover Pnces
have held steady There's no big overhang of unsold McManslons The population IS stili growing In the
first quarter, resldenMI bUilding permits - down almost 14 percent last year - were back near early 2006
levels
Sbll hOUSing IS the top candidate for economic spOiler, experts say Even If pnces don't drop, they predict
constJUctlon employment - partJcularly hOUSing construcbon - IS due for a hit
That doesn't count all the mortgage-brokerage furniture appliance and garden-supply JObs that the hOUSing
boom supports
"You're gOing to have a drawback In those areas," said Pobowsky, the PSU economist "We've definitely
seen a slOWing period and It'S definitely related to hOUSing The unknown IS whether we sbll have further to
slide"
Manufacturrng slump
The last natonal recession played out In Oregon With a wrenching slump In high technology and a long
drought In bUSiness Investment - both key drivers of Oregon's capital-intensive economy
ThiS bme around manufactUring has been slower to recover and It may not have as tar to fall
Oregon's urlemployment rate was the highest or second highest In the nabon for 35 consecutive months
between May 2001 and March at 2004, according to figures tram the state's Employment Department
Even today, after the state has enjoyed some of the fastest Job growth In the nab on Oregon has the
dubiOUS honor at ranking In the top 10 tor Joblessness - seventh highest In February
ManufactUring IS partly to blame The sector lost 33 600 Jobs between the peak of the expansIOn and the
trough of the recession -- 15 percent at ItS total employment Only a third of those Jobs have come back
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Tech manufacturing employment IS stili down 20 percent - 10,000 jobs
The decline of manufacturing IS a long-term, nabonal trend driven by prOductiVity gains and outsourcing
Although following the trend, Oregon IS dOing better than many other states, said John Mitchell, an
economist for U S Bank
Consider Boeing and ItS suppliers such as Portland-based PrecIsion Castparts Corp, he said or Oregon's
cadre of booming specialty-metal manufacturers Some of them are turning down work because they can't
find enough qualified employees
Yet Intel, the state's largest private employer has eliminated about 1 100 of Its 17,000 jobs since June In
addition Frelghtilner Just announced that It IS moving Its Frelgh~lner-branded truck producbon to MeXICO
and eliminating 750 jobs here
The bilght sides tor now BUSiness capital spending remains strong and exports to ASia are booming
The governor might also take comfort In the state's new rainy-day fund which prOVides a modicum of
financial reserves to fall back on to pay for state services amid hard times
Ted Sickinger 503-221-8505 tedslcklnger@news oregonian com
@2007 The Oregoman
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