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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 I FIscal Year 2007-2008 One-Year ActIOn Plan of the Eugene-Spnngfield Consohdated Plan for Housmg and Commumty Development (CIty of Spnngfield Section) : I 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 I i staff to provIde more mformatJon regardmg a CDBG proposal for Wynant's Farlllly NutntJon , 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 I I CouncIlor Ballew saJd there was a lot of outstandIng debt i I 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 I 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 I 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 I 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 I lookmg at cntena regardmg downtown development as more Ideas and plans came forward He I 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 I the ImtIal value establIshed by the appraIsal, the revIsed value of the property should be I $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 I 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) - I 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 _\5t~/}J 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 ,. ~ ~~." ..,,, tf "ii~~~,'1 - ~~~",-.JJ.\I,!! '""V'- .-..w' ~~~2I:~~ : 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 ", -"";:,1.- -. ~ ... ;1' > . '"" . ~"- " . ~h'-. <... .y.,- -~.' 1 -"~-:i~ ~F1~.;.':." .....~~~ . -'('.j.'.'f., ,. ' .~ ,: '. ~ '..... """" E . ..':u(, ~~ I , <,.i:-..... -,.~: J.. '. .. ~.L: "t: r..". '=',. ~ "~"';" -1~~~~ :~"'.. ","'. ~ '. THE VILLAGES AT MARCOLA MEADOWS Alder Piau .. RighI"" ' ,7.4ac M: Oak Prairie Homo., 23.8 Ie Alder Ploza Main Street Retail, 4.8 Ie _ Alder PI... G..-ol Retan, 14.1 Ie AIde< Plaz.o Rollal, 12.1 Alder PllIZII P 3.5M: Open Space, 10.5 M: Wdlow Creek Town Homo.. 8.5 M: Carna. Moadow A , 5.40e I ~ SenIor Home.. 7.4 Ie , Homes, LAND USE 100.3 ac THE VILLAGES AT MARCOLA MEADOW~ Alder Plaza C Rlghl-of-wll)', 7.4 Be \ AId... Plaza ' . RoI8I~ 14.1 .. OBk ProlrlB Homos, 23.8 Be AId... PIaZII ....In StrlMl RBtall, 4.8 oe _ AId... PI... NBIg~ oe I RoUlII, 12.1 Alder Plaza I I 3.5oe Open Spoc., 10.5 lie Willow Creek Town Homo.. 6.5 lie Cama. Meadow, , '.4ae: I Cottage. SenIor Homes, 7.4 Be Home., LAND USE 100.3 Be A ~/ - --,....~ . . . I I , l I _a. - - - ........- --- .... '-...'i ._ l~j., '11;:"':. I I I , \ . , " GOAL ONE COALITION ~ .Rrrc e::"I/~ ->1)/07 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 " , \0. rt'f \~ 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 . ' 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 , 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 , . . 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 I OfpOLjG OJ; r; f2-/7 ar;cp 5 cfo I-r~ e..)O St( f):] :;() (Iff J) a..; td rrJZf10 p/OJJ 8 T () -fi/LG' LJ ,'/ / Oz.q-e-3 f5) () 7 ()J 6rl! CL ftU {}/ (J'WS /fD1/~ Dl~ ;?(/}/lthY) {tlfJU~ 2SCJj ;ra/Lu-I~1li - .... - -~---- ------ 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 b11M' jP b KA(<f 0'11/&/107 W 4- vi ' /.J I / r I ' ii -elk o;Z; ~.n~ ")A;':hY/U"-y~~~ ..--' - f'. - , 01 ,JZ47'~ ~ (..e&'n c:/h~../ I ~ f[:n, ~ ;17'7/' ~//....//_. 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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 6-24 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 6-59 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 6-60 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 ~ 6-71 . . 1 Hl1m n iil ""8TK:iT ! ,. ......,.If<1;~\1. if,ri:,l~ -~~... ~{; "'~"'<'~ i1'I - "/0. "'" ~i~Ii1<}~" {!. J 1"...;13 t~~i 4t~;~-i~%..~~;,~y~7 ~t"4- ~: ~~...; -.,~~ --1t'" ;-ll~ ' ~",,~1:~\ Ii'! hi~~ ;;)J ~~~ ~~.j ., = -I- , ... , r' .,.... .," ~..l";\I , '. r f \' . " , I I ~ Leaend , . --. i ....~ ; >=' -,." ~ : .... , --r ~_sr .,-. H .....~.. , , , : ~ , N'fTHST lS"lal:H .. " " H,TniST " . % o ~ ~ , . M1TlltST Hl7lliPl. if ~ , .- N1TlllS'T " / o ~ , ~ ~ I : 'i <a COIIlW.tlR ' , ----------------\----------------------''"""''--.--. . , : , , , . , .-......--........ ,--, .-.' Plan Dlstnct Boundanes ~ MIXed Use Areas Commeraal Low DenSity Residential EEEE Major Retail Centers Medium DenSity ResIdential E Heavy Industnal ;"p . I , r."u_u-~ , , , , . , , , , , , . , , , , , , , , , , . , . . . ..- . -" /', . . . . . , .\ " \ , ~ light MedIum IndustnaJ ~ Campus Industnal fi(~ Parks and Open Space J"''' Do. ""'~ C""""" ,..... ... unoo; OH " The Villages at Marcola Meadows EXlstmQ Metro Plan DlaQram 6-73 o 300 eoo _ :-l Se.i'-1_6OO'Feet HZ'S1'5T , \ ~ , l i~ , "21Sr I ' . ~ . .- ~ . o"'lUll.J.1~" ~ . . -" ~n ..... -. '" . Miscellaneous Boundanes , : Spnngfteld .... _u' City LImits EXisting Parcels D Subject Site 1200 m X ~~ SATRE =< JOJ > - I , > __n lIrd}lL . ~, " - ......,...":'"~..,- ....~ '~n ~;#~<~i~ 1<rl~~I"" f.I"ji;," , ~~~&~~~t",~ ,,~. r~i', l ~~.. "1 ~~r~:' ~.....\ - . ~.... ~ ~ ~ ..,""'':;;~ I 'i:'1"'~ . . . J . .- n ./ Nlr.rrrr ~ f . """'M . . ....n " . " . , HZ'llI, ~ . " ~ II ~ . ,,' .. ,. . 'j"-i c . < . . .-" , o''''~ _n I ""TH5T ~) \ z 0 ..... ;0 . .... " I ,~" I~~ Nodal DevetopmentArea Low DenSity Residential Medium DenSity Residential Ii'" CommerCIal light Medium Industrial ~ Campus Industnal Em Parks and Open Space Miscellaneous Boundanes ;....-. Spnngfield ~__4..' Cltyllmrts ExIstIng Parcels D Subject SIte Leaend Plan Dlstnct Boundanes M Major Retail Centers III Heavy lndustnal L...-- - 1,000 ,Feet m X ~~ SATRE =i .... .... """ """" 0."''' R."lsed ''''" """'" AN RS The Villages at Marcola Meadows Proposed Metro Plan DiaPf,,:91 o 250 500 1 Inch equals 500 reet 1 " ,,~ ; , ~ ~'rnI Sf !ll~ST --0 "'/'11iST ~ ",," -........... I ? ~ .' , ,~~ , ~ II'ITHST , , ~ ,."U our , --~ ----_...------- - 0 l , o , . , ',-- =, ; , :~ , =1 c! NliTHST =~ , i , , j , , ~s I-W1!N :;! , J , , """" ~ ~ ~ l , i N21STST ,_a, , ~ .--' ~ 9 ~ s , ~ a \ " ____u_______~_ ~ , ~~ . ~ . , . i , . -- , , ~ , ,I , i'LOC(J$T :!l ~ ! . , . NJ,iisr 0 0 , . ;,# , ~ N21S,. I ' . ,,~ ~ , , , , , , , , , , , , . c, o , , , . - ., . , 0 " ~ ~ ~ , . OThill~ , < ~ ,~~ ~~ 0''-'1>, J5T\js, '. = -~ _"!Jm''':~i~~~ ~*'~\t- __"Jl:-, ~~~~~~ Leaend Miscellaneous ZOning Dlstnct BoundarIes BoundarIes High DenSity Residential R Community Commercial Light Medium Industnal ;--.-, Spnngfield o ' ..----.' City limits Medium DenSity Residential II ~ III1 i Major Retail Commercial W Campus IndustnaJ EXisting Ell Parcels Low DenSity Resldenllal Mixed Use Commeraal Heavy Industnal 0 Subject Mixed Use ResIdentIal Nleghborhood Commercial ~ Public Land & Open Space S.te Jab' "'" """'" Checked RevlSfld "'" \2120/06 MH " The Villages at Marcola Meadows EXIsting Zoning 6-75 o 300 600 1 200 ....--- Sealel=6OIJFeel m x mat ~ SATRE :::; J'" I '? , .~ n d = j ~'\1 = ::~- =~ " =~- =, ,n ~ ::~ Leaend "''' 0.. 0__ "".." R~" . . 'a_, ;,'../ i : ....J- , , ,..{l: GREENII_ST , . : 1,.__ , " , ,. 1I1ffHST ~_. ~ . I ,__, I< .... l "~n NlnltliT ~ "'"" PI. . j . NITntSl .-..-.-.....------ ---.----------.- , ...... ~ H21STn J S \ , . i . . . ~= ~ . /lUll, ! . ~ , . .- n / ~ \ % ~ n____nu___~ \ """".. ------.. " . . :lITHST " High DenSity Residential Zoning Dlstnct Boundanes .. Community CommercIal Medium DenSity Residential Low DenSity Residential MIxed Use ResldentJal Major Retail CommercIal Mixed Use Commercial NJlii'si-" , , , , , , , , , : , , , , , , , , " ... < . , . , . , , , , ,."'" -" ...... .' , , . , . , , \\ \ \. , , , , ~~~ ~~ light Medium Industhal ~ Campus Industnal _ Heavy Industnal Nleghborhood CommercIal ~'"\.'1 Public Land & Open Space "'" C2l2fl107 '" RS The Villages at Marcola Meadows ProDosed ZoninQ ....-- &ale 1 =600F~1 6-76 o 300 600 0"-...." . . . , . -~ JATIlST ..", '" ...... m Miscellaneous Boundanes ~........ -: Spnngfield ~__.__' Cltyumlts EXIsting Parcels CJ Subject Site 1200 ~ ~~ SAI1U ::; .'" 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 0> I = w SITE OVERVIEW ~- ~~-~ -~-~- ~ ~ _ __h RIlIU~ SATRE J~~'CLwr"~~\.' ~ \, \ '11 I It" '. ~ _-TIlE VILLAG!;S AT ~A:=A IV!EADO~~""7 SITE OVERVIEW 2 0> I co .j>. ~ SATRE , 'l,C\"t~H\'._ , I II , ..'00....0[>-0""'00.. I I I I . 1\ ! ,,,,,,",0'" 0> I , CO ! en " o~ r ~, "laC' ~......~.. g;;;;--- .~ ~ ) -- 'I ~. ( DRAFT 12/20/06 L ~_.- _.~ I~if-:~ "~~-===-II ::; I...:..=..~~...=- ~::: r:: II . , . . , ,-. --' THE VilLAGES AT MARCOLA MEADOWS Be SPRINGFIELD LlC ...... ............,..,..-.. I.IIATIUI"-~SOCIAn:src ~"'::;":::1'r"...A--'''' ,JR t=~:'~_..- K" D ENGINEERINO, 'He ........""'"''''''' ...."" _..,- _ ~__ ....';';.,:-::'..~"" o RESIDENTIAL VILLAGES QbK PRARIE HOMES. NUMBER Of NET ARE:A HOMES (ACRESl 192 18-4 I I I I NETOENSITY (UNITS/ACRE) '" o 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 Ii I o o o II COMMERCIAL VilLAGES II BUILDINO PAACEl ILLUSTRATIVE I NU~IBER AREA (SF) bLOG AREA ISF) P.o.Rl<lNq , I. I I 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 o 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 o o 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 " " " " " REQUIRED 137 PROVIDED 210 I .~ ALDf:R PLAZA COMMUNITY RETAII,,- cc, 61800 11800 CC-2 16600 23300 CC-3 60200 \3f,OO o " " " REQUIREDt41 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 0> I <SO 0> ~ " ~- i , (- -':'-1 ,I i . , ',1, . I I I , i I TYI'lCAL MAlNSTltEn iECTlON ALDER PLAZA MAIN STREET M== '/o.C~'~c.ooli -~r -" , '- , . v i . i I j-. -'" II' ( "~"~ ,~ '~'J' If- [! I'''U -~ a "I~ ---:-,' tf. ,-- ~ J ',,- ~ ." - I.' . DlIIJ :::mIl a I )'~ ... i--; I ._-- " ; \'1 '-.-' 1'lC] . I,. !lID ] J~ . . . \ ~ '. ~ IT I ( .. Il.fDON( T~ES CAMAS MEADOW AATlCUl..ATfD RETAlLFACAOE$ WOODaATTfD BENCHES fWITE" TABU$AND OW" METAWOGRAY STREETLIGHTS SCOI\fO CONCRETE SlDfWA.t.X$ UNlTP",VERS AT CIl.OSSWALKS MARCOlA MEADOWS ALER PLAZA MAIN STREET lk. U\NOCUAAENT ~ SATRE ALDERPLA~A MAIN STREET . . \,~ .jj.: >I~r'J;' cO" "'"'"A ~~ ~::!.l , 'OC~..-'\~"~~,,' -~ '-<A"::4.,,e~{ :r'~';>.,\;: w-~ ~'<;;::', '1tJ'1'"..fr;~~ ,'0 9~"''''''511~!t,t.'''"f.1:'~~'K",~tJJ'''''J''' H\I'\""'~ '"'~... ~,~~ "' I I 1"~Jl"'<l",..J S':> <1\ ~ ~, ,/~I ';i I > r-.....;r/J,;- ~':$,';>}..... <"',... ~'j-;!.f,~~~%\,:\"\1C:t,'( ;'.oi"~-''',J/~''~ ;- c:>rL<~~\, ~ ,~~/ l' ~~\':;.~ I ~!j;:;:' ~V~ ....rf"',I~1.i';~\~.i';k ~"" I '~"-; /tl ~ S'}:' .:-:. \ ': ~..., }~:~;f ';:-f~' j \<,f~ ,\ ;-- ~I>' -',/,~ - ~$f{t,~' .';/.ll) ~rh~ Cr (b. ~ 4. ~ e",q _Y'l;'7 ~, V'i- ~r;-' ~,...,~ :: ).~, t '~'"/f'-C."":: ""t~"',...t;:;' !.." ~ '1-1"'< ".::;- J!'~ --'" MARCOLA MEADOWS ALDER PLAZA MAIN STREET ~ SATRE ~~"JT"l'f.Y~lI.1:.' ALDER PLAZA 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 m I 00 00 COMMUNITY RfT AlL BUILDING WITH fAl;AOe AJl.TICULA TlON OUTDOOII. SEATING AlONG WIUOW CREEl< 110~ ~/^" =-~_ ~/.. ~ r :~\~~ ~~~~ · r:~..:nl.' ;'1-.. , . ~. ~~~'~ll - JI' ~:'L c . ~~~ f" ,- S'l 1!}' : ~. a ~ = III e ... lei aD III 1 ~ _: II'~ pr~~ fl.EOOAK TflEES TABlE5A.NO OW" METAUJO GIl.AY STllEETUGHTS SCORED CONCRETE SICEWAlJ(S UNlTPAVERS AT Cll.OS$WAlKS MARCOLA MEADOWS ALDER PlAZA COMMUNITY RETAIL - >I:. SATRE LANOCUARENT . __ ____-------.ALDEIU'LAZJI. COMMUNITY RETAIL 0> I co co 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 0> I <0 o 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 I I x .j~ ~>:\ ,/ " , " t~ \ ,~> ;11 ~ }"fl+ IflW.w. "",~'" 1'"", r ~#I ~ ,I 'itr;." . < , i IJ!J i I EXAMPUi Of" t..AA.GE fAC;ADE WITH "'Rncu~nON , , , / " J~""r ~ ';,..11:" j"il'Jil/; Of /t I,ll. l""j /!/fl , 1 _~f ., ~ll. wf- i . I I ';--;11 · i Tl'P1CAL SfCTlON n1fI,OUGH GENERAl.IlETAlL IIUIWINCi AND SHOPPING STlI.EET a ~~j ,~~ ........~~ ~ -- ~'\ ~ ~ ,.-":ji,.. ( lIZ::a ~l (~,;i,L/ Jiild.r.J ~ ~~rn~~~~~FI _J'~.;l' r'i~":;;))' C_ ,". ~::,';I (l;:JpJGY1: ' "J J r r-L J~ ~~, J J:r. ...:1lI ~ 8 ~ ~ -y '- -"' "'--iii' '---. - ~ ,.-' ',v .!:EltI/ ICIi5 , DII lIt:lSaaJ Bt:II lillll _OIl l1li _',~,~ t?Jif~ ""'OIl 1 _ ...1 ':l!lI Il!:lD IO:lll ' - I:ElQI '""""'- r-- , I I \1 o :~!{d..:!~~~J2 ... - v >T0AMw~ TV ffl~ ~ '\. -~f "" I: I , , \__LJ - ~ .., _~IO~ .....-- . Q -'" . fl(T\ ~k,- ~/~- A'i*'" /" ('GwIJ(F,-~ 1,eE\), Gte" D)I '" '-....: ::"'~'C:;.-' 'C'7 e- ~..... (~:7' ...::_ lTOfUolW>TiR ffl~ ffQRHW.o,'u ffl~ ,~ WAU<W"~ 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 ~Ir .\:';'-~"Jko1',J t~'ffff.'" ,t{~M~~u ~ :/~~.?"*",'" t0~} 11~\~.I?f!~J~ P'l. .~;:;......,l!",~'~' 'f../"l..~~t... z:r"t"~-H~}l .j,~ _>1- t ...:..'o.'t'fr-r;:;..,'>t..,.-....,.~;::1't:;~"l-,.,.'>...,5'o ~ rr .. l . ,'r '" ~ ~ ".:; ..,_l t-'" , ,^ en I (0 ~ "'''"wfl'r-<-~\:'.1~?rl~'h'i'il~h1f1H~tl~~~1Jh-''';;'41~'tl , <' ~ '(~ ~ r~~.. j~J~_,,~~!-;;r- , -~~ MARCOLA MEADOWS ALDER PLAZA GENERAL RETAIL ~ ~----~-~ _ n _ _ ----- -- ~- -- ~~~~ SATRE ~ ....Jj'..~TiI..,;j ,\, l, , 1 ' \ 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. C7) I <0 '" ALDER PLAZA NEIGHBORHOOD RETAIL , , ""~'"" -----.. ........ .....-\ ~....,.,...,.--~ t~ r _ J: ~ t J .... , , rr. t'J. ;-- .... !0~-'i o ,0, I 1Ji!m' am ~-~~ }.~:'l 1'<, 1'" ,L1i ", '~A'i1i'I~ ,-, I~ ,---- I") <'_ ~iv. f;: em: - , ~, \ ,., I" ~i1 ,- ~, (~ - 1 .~" ,,~~,~ti ' 14 - -",-, .'-.:.../~\ ~..1"'~ \- ii€t P: ~"" I' ====.1_ t-\I ~:'\ ~.< 1~"1~; ~~~~"'1~r3~":1"'- ~ ~ ~(_~...).,-"'--:;}'o/ ~ ..=i~ "-",...~ '"'~/~~ $;;; t....--:;.t:~r~ ", ", ,'T !-..;t (r2\_-a....~~,_;1:L: 1 NElGHaOf\HOOD I\ETAlL ALONG HAACOLA ROAD I .... ~::!' ~/ /~~:,..! ~- '- - ' .-// . ~ ",~1 . ~ ~., BI~'~"i~-- '~~-~ ~~,. ',~~l ~. .~,~----' I Db . ...... - , ~ '" /' .. ~~. I~ .- "\ .' l' . . ....00 ' , ' '4 u ""''''''' """^""",,,, .....'" LOWEVEftGI\EEN rAII.KINCSCI\EEN MARCOLA MEADOWS ALDER PLAZA NEIGHBORHOOD RETAIL ---..!:- SATRE LANOCUAAENT . 0> I to W ALDER PLAZA NEIGHBORHOOD RETAIL . ""..w,L<4i............"....~,,~.-.....;."";,.........._"_..l-.........""""""....., MARCOLA MEADOWS ALDER PLAZA NEIGHBORHOOD RETAIL __~ SATRE "'U.<:~'T'~lC'\!"L I I " Professional OffIces define MarOll Road and Selle Boulevard. The officu have artJcul:ued badel with a larle per Centale of wlndoWl on 111 visible build Ull sides ParkJna II ilI"nOJed at the back of the bulldlnll ilnd thUI Icreened from the lurrouodlnlstrttU A10fll WU10w Creek offiCes have win dows and optional outdoor seating ar us dut look out over thls green en"" ronmenL Pedestrian walkWOl)'s sur round and connen tho bulldlnis The WllkWl)'s convenJentl)' COl1nen to the side_11u alol11 Selle Boulevard and the multi use plth alona Willow Creek CJ') I <0 .... ,- I' (;1 . I I ALDER PLAZA PROFESSIONAL OFFICE ~.,~ ~!i!flj;I......... :r 'i: , I;, r~ . i . I TYPICAl SECTION THAOUGH BELLE BOULEVAAD BUILDINGS HAVE WINDOWS AND ARa-tlUCTURAL ARTlCULAnONS ON ALL FACADES ~ ~ ;': ~",: ~ 'r ~ ~ ~ ~ --.... '''I''' -1\ ~. \ \' , l'U.NaIGIlOIWITH~il'lTA~GMSSl;1 ITOI\MWATP\"...Al..l:WlTH.....TM =~L&iliSc;.v.$l;(IANDWIlOf\.OWlil\l ASHTft.EES ORNAH<:NTAl ..^"', ME'f,f.J.UOGMY STREETUGHTS MARCOlA MEADOWS ALDER PIlIZA PROFESSIONAL OFFJCE -- 'It LANOCURRENT SATRE I . . ALDER PLAZA ---~~ PROFESSIONAL OFFICE . MARCO LA MEADOWS 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 0> I CO 0> Tl'rlCAl STUET IN THE ~NGE .N111 Y VlU.ACE OAK PRIARIE HOMES TW~ hld.4Ju, "'1 _::1 1: ill (-'It.~ For--- ! I (~ / 11':'14'" I' 1.\ 11 /0 '''''''''AAUwmoZHoo'lUU ~OM:"~'~fOl~ ~~~ ~.~ ~~ PNUCNG........ vm;;iCOJro'" , ~'.~~ "i Id'i J 1'l>1i "",~t,~~ W' ';-- 'III[ .t~ !~h~, i1 11 1'1 >rq4f; t ,ll_~ 'V..N'I')J ~.... ~1~-!-'1'~ lJi~~! '~Lt I HII~l.~14 ~ ~ r:.:~Ar~,~i'-t __/1 _I , , n<NIJTPVUTll:Al.IV'4MTION lHUI-flVYP.TlI:AI.IP'......JlON , , ('r'-" , I , I' IL 1r1 :\tr , \ iii \11: 'Ii_ (.,L .~ ('jy.'i III I'i i'1-(;'i'~~ i' I TYPICAl. SiCTlON TH/l,OUGH SlNGU FAMILY HOMES VlUAGE ~... " . ..... OI\.EGON OAK SIGNATURE TREE ""","'. """",OW> ASH"'" WOOOSLATTEO IENo-IES HETAlUOGMY mEn UGHT1 I'" 'i' ~~ ;""U'?=>/' ECOSTONi "" '~.%~~:~~j ?'o<'\-:.;'- .".f;'r~ t..!r,. ';,...s,ac",~ 1. ~L 'k""''''::'h~ )"~~~~~s MARCOlA MEADOWS OAK PRJARIE HOMES II:. LANDCuRAENT . '" ............ ~ ~-- ~~ ~-~--- - - - -- ill gL,...!/."''''''"",,:!;;i SATRE \ l' I . OAK PRARIE HOMES CJ) I <0 -.I . MARCOLA MEADOWS OAK PRARIE HOMES . - . ~l:\lr!r.~! SATRE .oc'''nC1~.' I , \' \ \ ~ 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 I <J:> 00 L , (~l~J ~ n:-/"" 'hI ~ k T ~~I~)1 ~ T- 'T"-~:, I,., lJl""'" . ~ I r- i I ! 1';' SEC1lON fll.QM WIllOW CREEK TO HAAnN 8outEVAAO f/"WN COU.f:CTORI ve.:~,1 -J If -'11 {;,~i-r; (; ; ",,;r /iI/I)} ,~(1, ,14 ,!t...,: ',- tf,IT1I.>NO:ATGP..ODI...' HC....luAIDNC....rWWIlO.'D c, I'j I'~';l I' CONCI\f11j AI.llT tJ:1WIUTANH:iW,oU O~ ~m~ ,~- -- ""F -", ---r~~ ~- , J l"l , , ' ""- niP<U-JTII'nOOl'''' ~Al.ON:iCQlUOOllIloOoOQl , , ~ II I ,'j"'J . I i I 1 ~ G1NGKOTI\EEl 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 >t. LANDCUARENT SATRE . I ~< 1\' ' 1<\ \~\; ~ ~ WILLOW CREEK TOWNHOMES 0:> I <D <D . MARCOLA MEADOWS WILLOW CREEK TOWNHOMES BI~5flifli SAfRE .c'''nCf~'. ASHWOOD COTTAGES - SENIOR LIVING \ ';Jt, ~ :'I .~' ~~!i~lh,~;/ /,#,~%l1// 'Pr' - fr 'J~ - 1dfy~ ;rh!li:~l ' ~=~-~ ": ~", ' "~--~ ' ,;fr2"f(t;(JJj~y1((/%t.)1 - ~- f'- - '-f:'"II -1 tr -- r "',.,. 1 'fl. ~ - ,<:J;~ I 1 I !II I -11 ~'Y9., ..-t...... 1_ ~ 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 ..!... o o --~::- TYPICAL STREET VIEW IN ASHWOOD COTTAGES VillAGE \ '", J, ....T'A\IUI~ ^{ , I. j ~~ ~'I" r.(.lJlr," Y, .tJ;iJ~ ." I /A"( JJ! I ,,~ /,1 ~_.- tl .J,,:!,/c '/f 7~~PI#;/ t ,~, oj ^ . ~:n - _lIlr T I'; , " ., '" i ! i , rrPICAL STREET SECTION IN ASHWOOD COTTAGES VlUAGE ?t 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 ~ LANDCUAAENT SATRE . . CAMAS MEADOW APARTMENT HOMES f 1 0) ..!.... <=> ~ MARCO LA MEADOWS CAMAS MEADOW APARTMENT HOMES ~*m SATRE ..",nCTU" CAMAS I"IEADOW APART~1ENT HOMES . . ~ 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 'f' ~ c::> "" ,....., - "" i '~ I ' ~ ,~I -:~,~ ~J" 1~~~,c"J~ 1t':;/titYlIM - H - 1;; ~ \'1\1' #-tt ~"/.~L~ 'A" ~r 'I~ - T, 'I' , UI ,"" IIJ-~ - I ~ , , 1,.- .~, ..l -~- TYPICAl STI'\EET VIEW IN CAMAS HI:ADOW VIL1.AGE 7, --"'- /' 4/ t-- I q l -- ~ ; ----- ". '-'&DS1'l'.nTU$AWllH ~CON<:IlliTi . TCMN HOl.l:Iii snu ..........llUHn lJNIT""vwi<::OJTl;lM r: ~ ,- r > l~' ,11 III '" t l.. r Ir~~ I f~.. II , " ; " .,,'r- 'I ~i' - ~~ ~ ;;j I Jt' f ""'r I}?..J..-~ fh,f7" , ,~m\>tV4~~;: ,r'\1A1'V' \~:,,',; c, ",\ '/ "'i I" ~' .1-",,; I", _ 'v i ~'?1''' -.l. ,.. I I " ~ ~~ j lj,J ,..... t -). I J ?; '~It! '\""\..( iJi '.., >'-'1...., :..::; ~ ' '., l , ,; J \r;~,~i' 1 ... -::-1;f ~ I, I . , 'I Al"ARTMENTS HOMES WITH PRIVATE TEI\ACES LOOKING OUT ON THE G1\EEN ~ HAlIIGRAS5I CAHA5 MEADOW RAYWOOD ASH TREE> ",,,,"c WILLOWS WOOOSlATTED BENCHES METAl..UCJGMY STREETUGHTS SCORED CON""" CROSSWALkS PAll.KINGIN UNIrp""ERS MARCOLA MEADOWS CM1AS MEADOW APARTMENTS ~ LANDCURRENT * SATRE . ASHWOOD COTTAGES SENIOR LIVING . , , E f .. J f,..'r -'~ ~ ~ '1'< ,,"'''',c ...'. ~ ",,-_ ,; - c 'l,J.:q..'l-~~ '1/ ,~ 0;{".,~: ,%m-';J.~' - ," , """'~"'l'p''''<r ~l "', )1.'{~h.._f!.}.>"'",#-~ t:. ,. ~'O;r"_ - . It. ~":..t,*4r.'f.{~ --, 4{.,,1<-~\.. - ; ,c, ~- - , -"tf'} -. , , . f .. ..-::: < <~tu~ ", , " '" ; " \:.~ ~~Y:J""",~.;.~ , - " ' [_ ,~)f " ;5 j", ~ ~ ,,- " " , , \' ,~ , ~1@~? iC~ ..r;,...... "'clL " ~001"'-'-~ fl>:ir' f~7li!1r; ,,~ t:i'~r';(-" :!~ - 7,.. ",J ~ r, t ~)' ;:,.} ':....; - "-, ;~ ~~A:;/',..-:;r:..,....t"L ~ t...,- /~? ' , MARCO LA MEADOWS ASHWOOD COTTAGES SENIOR LIVING ..{~r.-f:t,,,1o' , ~~!~.~~ 'A<."'''cTV'' SATRE < . 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 6-107 ... , ~ , 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 6-108 I .. . .. ATTACHMENT 6 DLCD Correspondence 6-109 OregonLlve com's Pnnter-Fnenrlly Page " '. '(2, 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 http Ilwww oregonhve com/pnnter/pnnter ssfJ/base/busmess/ll7790 1760 184020 'Cml&coll Page I of 3 5/7/2007 . . OregonLlve com's Pnnter-Fne,.-lly Page ~ 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 http //www oregonhve com/pnnter/pnnter ssf'J/base/busmess/ll7790 1760 184020 xml&coll Page 2 of 3 5/7/2007 OregonLlve com's Pnnter-Fner"'y Page ~ 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 http / /WWW oregonhve com/pnnter/pnnter ssf' /base/busllless/ 117790 1760 184020 xml&coll Page 3 of 3 5/7/2007