HomeMy WebLinkAboutNotes, Meeting PLANNER 4/30/2007
.. ,'. . -I,.'i.e,
DATE
April 30,2007
TO
Mayor Liken and City CouncJlors
FROM:
Gary M Karp, Planner III
TOPIC
Concerns Expressed by Attorney for the Applicant, Jim Splckerman, Regarding
the De Novo Hearing before lhe City CounCil
This response concerns the combined applications for a Metro Plan Diagram LRP2006-00027)
and ZOning Map (ZON2006-00054) amendment review for a project known as the Villages-at
Marcola Meadows The subject property was formerly known as the "Pierce Property" and IS
located north of Marcola Road and east of 28th and 31st Streets Within Springfield's City limits
After the Planning Commission's deliberation and recommendation to CounCil on April 17, 2007,
Jim Splckerman, an attorney representing the applicant approached Joe Leahy, City Attorney,
concerning the status of the public hearing before the City CounCil scheduled for May 7 2007
The specifiC SDC reference questioned by Mr Splckerman IS SDC 7 080(4), however, a portion
of SDC Section 7 080(3) IS also Included for continuity SDC Section 7 080 IS utilized WHEN
THE SINGLE JURISDICTION PROCESS IS USED The follOWing process shall be used to
consider Metro Plan Type II amendments inside the CIty lImIts of Springfield "The Metro
Plan Diagram amendment Cited above qualifies as a Type II amendment
SDC Section 7 080(3) states "PLANNING COMMISSION ACTION. The content of the
notIce and conduct of the heanng on the amendment shall be as reqUIred by thIs Code
and state law. The Planning CommIssIon shall reVIew the proposed amendment and
receIVe eVIdence and testImony on whether the proposed change can be JustIfied under
the approval cntena WIthin 30 days after the publIc hearing and close of the eVidentIary
record, the Planmng CommISSion shall adopt a wntten recommendation on the proposed
amendment The recommendatIon shall contain findings and conclUSIons on whether the
proposal or a moddled proposal meets the approval cntena ..
SDC Section 7 080(4) states "CITY COUNCIL ACTION WIthin 45 days after the Planning
CommIssion actIon on the proposed Metro Plan amendment, the CIty CounCIl shall hold
a publIC heanng on the proposed amendment The CouncIl's decIsIon shall be based
solely on the eVidentIary record created before the Planmng CommISSion No new
eVidence shall be allowed at the CounCIl heanng. WIthin 30 days after the publiC heanng,
the CounCil shall approve, modify and approve, or deny the proposed amendment. The
CounCil shall take thIs actIon by ordinance With adopted findings and conclUSions on
whether the proposal or a modIfIed proposal meets the approval cntena The actIon of
the CIty CouncIl IS fmal."
Despite the stated Intent of SDC 7 080(4), the public hearing before the CounCIl scheduled for
May 7, 2007 on the recommendation of the Planning Commission Will not be Simply on the
record for the follOWing reasons
9-3
1 Statewide Planning Goal 1 IS Citizen Involvement The follOWing statements from Goal 1
are listed
" . The citizen 1IW0lvement program shall be approprIate to the scale of the plannmg
effort ." and "1 Citizen Involvement - To provide for Widespread citizen
mvolvement." For these applications notice Included property owners and renters within
300 feet of the subject property and newspaper notice Additionally Goal 1 states "2.
Communication - To assure effective two-way commUniCation with citizens
Mechanisms shall be established which prOVide for effective commUnication between
citizens and elected and appomted officials" and "3 Citizen Influence - To prOVide
the opportunity for citizens to be mvolved m all phases of the plannmg process. It IS
the City'S custom to secure as much public comment and testimony as pOSSible (See #2 ,
below) The Planning Commission's decIsion IS only a recommendation Difficulty with
limiting public comment to the record IS InconSistent with the expectations of people who
attend their elected officials meetings and expect to be able to talk, and presents
unnecessary Issues regarding the receipt of information outSide of the record
2 Greg Mott, Planning Manager, has stated that the reason why that SDC Section 7 080(4)
was written as cited was to expedite the application review process time line and that It has
been the City'S past practice to not limit the record at the City CounCil decIsion level for
Metro Plan amendments To Mr Mott's knowledge, all Planning Commission Metro Plan
amendment recommendations to the City CounCil, since adoption of that amendment to
SDC Section 7 080(4) have had the opportUnity to be heard "de novo" by that body
SpeCifically, the mlnules (May 7, 2001) of the proposed Metro Plan Diagram amendment for
the Home Depot application (Jo No 00-12-254) on thiS same property listed 15 persons
who spoke to the City CounCil on the application that evening (See Attachment A)
3 The fact that In thiS particular case the recording of the Planning Commission Initial hearing
was defective and did not record tile meeting, and thus would have no record for the
recommendation other than the minutes (See Attachment B)
9-4
ATTACDMENT A
MINUTES OF THE REGULAR SESSION
OF THE SPRINGFIELD CITY COUNCIL
HELD ON MONDAY, MAY 7, 2001
The Spnngfield City Council met m Regular SessIOn at Spnngfield City Hall, Council Meetrng Room, 225
FIfth Street, Spnngfield, at 7 00 pm, With Mayor Le1h.en presldrng
ATTENDANCF,
Present were Mayor Lelken, Councllors Ballew, FItch, Lundberg, Ralston, and Sllnmons CouncIlor Hatfield
was absent (excused) Also present were CIty Manager Mlke Kelly, ASSIstant CIty Manager Grno Grunaldl,
CIty Recorder K1m Krebs, City Attorney Joe Leahy, PolIce Cluef Jerry Smith, and members of the staff
PLEDQ!': Q"!,A}~LEG1ANCF,
Mayor Lelken led the Pledge of Allegiance
SPRINGFIELD UPBEA::
Mayor Lelken proclauned the Month of May 2001 as Family Gun Safety Month
Mayor Lelken proclauned the Week of May 20 - 26,2001 as NatIOnal PublIc Works Week
CONSENT CALENDAF,
IT WAS MOVED BY COUNCU.OR FITCH WITH A SECOND By COUNCU.OR BALLEW TO
ADOPT THE CONSENT CALENDAR THE MOTION PASSED WITH A VOTE OF 5 IN FAVOR
AND 0 AGAINST.
Claims
2 Mmutes
a March 19, 2001 - Regular Meetlllg
b Apnl9, 2001 - Work SessIOn
3 ResolutIOns
a RESOLUTION NO 01-23 _ A RESOLUTION TO ACCEPT PERMIT PROJECT P300 ] 3 M AND 11
SUBDIVISION PUBLIC IMPROVEMENTS,
b RESOLUTION NO 1-24 _ A RESOLUTION TO ACCEPT PROJECT P30 116 E STREET AT \ 520
STORM PIPE LATERAL 1ST ALICE CHURCH) PUBLIC IMPROVEMENT,
c RESOLUTION NO 01-?5 - A RESOLUTION TO ACCEPT PROJECT P20168 FROM EMERY &
SONS CONSTRUCTION IN THE AMOUNT OF $393.308 74
d RESOLUTION NO 01-26 - A RESOLUTION TO ACCEPT PERMIT PROJECT P30044 SOUTE
41 ST PLACE A. T BLUEBELLE W A. Y PUBLIC IMPROVEMENTS -
9-5
Spnngfield City COunCI,
Regular Meetlng - May 7, 200 I
Page - 2
e RESOUITION NO 0]-27 - A RESOLUTION TO ACCEPT PROJECTP20l40 FROM H2O
CONlRACTORS D-<C IN THE AMOUNT OF $85.630 35
4 Ordmances
5 Other Routme Matte'1
a Approval of BId Acceptance to Ben-Ko-Matlc III the Amount of $93,14000, for Broom Bear Street
Sweeper
b BId Award for Spnngfield CIty Hall Wall covenng - CapItal Bond BUlldmg PreservatIOn Project to
Carlson & Strand m the Amount of $36,660 00
c BId .l,.ward for Project P20100 \Vater Street Improvements, F to G Streets and M to N Streets, and
West F Street, Water Street to Kelly Boulevard and VlClIDty, to Babb ConstructIOn Co , DBA Delta
ConstructIOn Co, m the Amount of$213,938 16
d Approve OLCC LIquor License Endorsement for Mo=a Ida's Southern Gnll, located at 1815
PIOneer Parkway, Spnngfield, Oregon
e Approva~ of the March 2001 Quarterly Flllanclal Reports
f RatlficatlOn of a Two-Year Agreement With the Spnngfield Police AssoclatlOn (SPA) for the term of
July I, 2001 to June 30, 2003
g Approval of CIty Attorney Contract ExtenslOn for a One-Year Penod Effectlve July 1,2001 to June
30,2002, With Fum of Harold, Leahy, and KIeran
h Approval of the CItyWide Copy Machllle Replacement Purchase WIth ASSOCiated Busmess Systems m
the l\mount of$140,834 00
PUBLlC HEARINGS
FY 200]-2002 One-Year ActIOn Plan of the Eugene-Spnngfield Consolidated Plan for
Houslllg and Commuruty Development
Housmg Program SpeCHwst Kevlll Ko was present for the staff report He saId each year staff requests
approval from counCil for the one-year actlon plan He said the plan is informing HUD what the city's plans
are for CDBG and HOME funds He said the document was presented to council last month, and Jt comes
before council torught for the formal approval for HUD and for the Puhhc Record
Councllor Fllch saId for the record she IS removlllg herself from the declSlon, since she IS a Board Member of
the Spnngfield Renaissance Development CorporatlOn (SRDC)
Mayor Leiken opened the PubiC Heanng
No one appeared to speak
Mayor Leiken closed the public heanng
9-6
Spnngfield CIty Counc
Regular Meeting - May 7,2001
Page - 3
IT WAS MOVED BY COUNCILOR BALLEW WITH A SECOND BY COUNCILOR SIMMONS TO
APPROVE THE ONE-YEAR ACTION PLAN THE MOTION PASSED WITH A VOTE OF 4 IN
FAVOR A..1'ID 1 ABSTAIN (FITCH)
2 Metro Plan DIagram Change Jo No 00-12-254
ORDINANCE NO I - A.N ORDINANCE AMENDING THE EUGEJ\'E-SPRJNGFIELD
METROPOLITAN AREA GENERAL PLAN AND REZONING CERTAIN
pROPERTIES ):.DCA TED NORTH OF MARCOLA RO A.D. EAST OF 19m STREET,
WEST OF 31 ST STREET, AND SOUTH OF YOJ_.ANDA
Planrung Supemsor Mel Oberst was present for the staff report He saId the property Invoh ed In tlus
amended IS known as the PIerce Trust Campus lndustnal Site, east of the Mohawk Market Place He Said the
Planrung CommIssIon conducted a public heanng on t1us Issue, and recommended approval of the
amendment to the CIty Council They also voted to approve a zone change from campus mdustnal to
commerCial, and they amended the conceptual development plan for the PIerce Trust propertIes He Said
those two changes are contIngent upon CouncIl approval of t1us diagram amendment He saId t1us proposal
was made by Home Depot "ho Wishes to bUild a store there, and said some people from Home Depot are
present to explain the proposal m more detail He Said the enVITonment Issues are nomInal, and the apphcant
proposes to relocate the eXlstmg dItch, and do water quality enhancements The development of the parkrng
lot for the area Will be state of the art, all the storm water Will be dIrected toward the landscaping of the sIte
He dIsplayed a plot plan of the site boundary between medIUm denSIty resldenhal (MDR) and commercial
Industnal He saId based on all the mformatlon presented and provided In council's packet, and the IIDpOrtant
factor m thIS deCISion for staff that It was In conformance WIth the Metro Plan cntena for changIng the
diagram, the trnffic unpacts were very acceptable, the site was SUitable for commercIal development, fully
sewered and serviced Based on thiS InformatIOn, staff recommends approval He said t1us IS the first readIng
of the ordmance and tlIDe for the public heonng
CounCIlor Sunmons referred to Page A-4 of the handout where It states "a large drnmage ditch IS unaffected
by the proposed zomng and redeslgnatlOn proposals" He Said It appear m the conceptual storm drnm
document submItted by Poage Engmeenng, that It calls for relocatIOn of the dItch In some way along the road
that would run to the north He Said Goal 13 energy conservatIOn component wltlun the plan process does not
clearly state the value of the thermal potentIal for the dltch to decrease the energy consumptIon at Home
Depot or any other sIte located along SIde of It He said It does not seem to stress well the Issue of wetland
Issue, and It seems If we could gaIn a water feature throughout that development plus gain the thermal
potenl1al to benefit the occupants of those properties through Industnal grade heatpumps He saId the water
that flows through that dItch comes from 420d and Weyerhaeuser, and runs down and comes out at the Alton
Baker reflectIng pond He saId t1us IS part of an e"tenslve waterway system, therefore the concept of Just
plpmg It, or makmg It a roadSide ditch IS not m tune WIth where we are on energy or the habItat process He
Said he IS supportIve of the development, however there are some Issues that need to be addressed m a way
that IS benefiCial to development as well as to the commumty He asked Mr Oberst lftlus Issue had been
dIscussed In the process?
Mr Oberst Said no, water quality has been e"tenslvely dIscussed, but usmg the dltch for other thermal
acl1vltles has not been addressed
Mayor Lelken opened the Public heanng and announced to the audIence t1us was fITst readIng only
9-7
Spnngfield City Counc.
Regular Meetmg- May 7, 2001
Page - 4
",
Frank PanSI 1630 SW Momson Portland, he saId he IS one of the lawyers for Home Depot, and
applIcant's mam representatIve He saId Home Depot was founded m1978, and the largest home
unprovement retaIler In the world He saId there are currently 1,182 stores WIth approxunately 250,000
employees, and sales are about 45 billion He saId there are 200 employees currently m the Eugene store
- ,
and Introduced the Manager, Sam He mtroduced the witnesses who Will be testlfymg In support of
Home Depot He saId they did ask the publIc If they were mterested m haVIng a Home Depot m theIr
commuruty, and proVIded copies of 792 response cards reflectmg support
2 Juha Kuhn Butorac. I<Jttelson & Assoc. 610 SW Alder. SUIte 700 Portland, saId there were two studIes
performed, one that focused on what would happen today WIth out Home Depot, and then what would
happen If Home Depot developed She saId there was also an analYSIS of the zone change and
comprehenSIve plan amendment She said under Oregon plannIng rules, we are reqUired to look out 20
years She explamed the different mtersectlOns that were evaluated for traffic Issues, and hlgWIghted on a
map where they are proposmg mstallatIon of a traffic SIgnal She said they are working closely wIth the
Oregon Department of TransportatIon (ODOT) She IllgWIghted the tnp cap Issue regardmg the unpact of
tbe mtersectlOns
3 AI Johnson PO 7]818 Eueene, saId Mr Poage would address the Issue of the ditch when he IS allowed
to speak He Said the Conceptual Development Plan has to be'done before tills plan change could be
conSIdered He Said what we are lookmg at tOnight are the Impacts ofthe Home Depot development, and
that IS the relevant Issue He saId Home Depot takes no posItIon as to what happens to dItch, and WIll be
happy to cooperate with anythmg He saId the baSIC theme that thIS proposal represents IS we have a
Metro Plan pohcy that calls upon Eugene and Spnngfield to be the regIOnal trade center for the entue
area He said that bnngs mto playa couple ofthmgs, 1) must have full partICIpatIon, 2) unportant to have
a competItIve market It Will be 1ffiportant to have two competitive stores m order to allow consumer
chOIce He talked about the transportatIOn faClhtles, and how they are out of balance He said Mr Oberst
talked about mventory Issues, and mamtalnlng those mventones Will be lIDportant as It relates to
commerCIal propertIes
4 Tom Poarre 990 Oble Street Eueene, saId he works for the property owner, AI Pierce He said
they were asked several months ago before Home Depot was mvolved, to look at pOSSIble
channel and relocatIOns to enhance hIS property He spoke about several Issues and posslblhtles
of how to relocate the dramage dItch to utilIZe the property more effiCIently, m addltion to
allowmg the medIum denSity property to dram more effiCIently He said the reSIdentIal sub-
dIvIsIOn Just north of the commerCIal and has some floodmg problems, and IllgWIghted the different
options to unprove the dramage m that area
CounCIlor Sunmons said the dItch IS part of the old ImgatlOn distnct, but It does start III the southeast corner
by Weyerhauser, and comes back IlltO the Q Street channel Agam tills could be very well used to reduce the
heatmg cost m the proposed development He Said It would be benefiCIal for both a water feature as well as a
thermal potential He Said he reallzes It may not be part of the Issue torught, but It does need to be part of the
development process on that property
5 CUrtISS Greer 357 55th Street Sonnrrfield, asked If Spnngfield was gomg forward mto the 20th Century,
or are they gOing to stay m the 19th Century He said he IS tired of supportmg Eugene, when he could be
shoppmg m SpnngfieJd
9-8
Spnngfield City Counc.
Regular MeetIng - May 7, 2001
Page - 5
6 DennIs Orem. 85 I 39 Rldrretoo Dr ,Eugene Said he IS the PresIdent ofJerry's Home
Improvement Center, soon to be at McKenzie field next to K-Mart He saId he was testIfyIng In
oppOSItIon of the plan amendment change on the basIS of land use, and the long-term benefits of
Spnngfield for that land use change He saId It may seem a lIttle self servmg that he IS addressmg
the counCil regardillg thIS change, but he can assure the councIl that Jerry's competes very
favorably WIth Home Depot on the west SIde of the freeway, and they Will contmue,to compete
favorably on the east Side of the freeway He said Ius oppOSItIon IS because of the Issue of
fairness and certamty for commercIal lands and busmesses trying to acqUire co=erclallands In
tlus market place He said to be certam the CIty of Spnngfield has a shortage of commercial
lands He saId Jerry's began three years ago searclung for a pIece of property to buIld a store on
m Spnngfield He saId the McKenzIe FIeld had 30 acres, Jerry's onl) needed 12 acres They
looked at the PIerce property and saw that It was deSIgnated In the Metro Plan to be campus
mdustnal, and thought then that It had speCific traffic problems He said many other areas of the
CIty were explored, and after 2 Y, years they obtained the agreement ofWal Mart He Said they
were able to Jump through all the hoops necessary and finalIze an agreement and the store m
Spnngfield wIll be a realIty He saId the rules that WIll be leadmg us out mto the future 10
relation to the PIerce property He saId If he would have know 3 years ago that he could have
lured consultants, and attorneys to produce the proper reports necessary to gam approval, he
would have been operating ill Spnngfield today, rather than standmg up before counCil now He
saId the rules he was operatmg under may be In the process of change, and lIfe Isn't always
certam He saId he would tell councIl the things that are certam I) Commercial real estate m
Spnngfield III the long term needs to be expanded, 2) commercIal real estate IS a long-term asset
that many tunes takes a long tIme to develop and turn Into value, 3) In the long-term the PIerce
property Will m fact be developed, 4) In the long-term we do have standards In the State of
Oregon that drrect our growth to very long term goals, and 5) In the long term at 45 billIon dollars
In sales Home Depot Will operate a store 10 Spnngfield If they choose The questIOn IS In the
short term what deCISIOn councIl would make, and would they make that declSlon In the short
term to meet all of those long-tcrm goals He Said he respects counCIl's responsibIlIty to make the
deCISIOn, and apprecIates the careful conSIderation of tlus matter
7 Montv Luke, 1253 D Street. Sonngfield, saId he IS a strong supporter of Home Depot, and saId he IS m
the process of domg one of many remodels In Ius home He Said bemg a parent of 7 cluldren, he assumes
there WIll be some tax revenues from a store of that SIze He saId he IS a strong supporter of educatIon
and would lIke to see some more money funneled Into the Spnngfield School Dlslnct to help hIS cluldren
WIth their educatIOn He saId he owns Ius own bUSIness and IS a home deSIgner, and does a lot of work III
both Spnngfield and Eugene He saId he also has teenage cluldren and one of them IS currently loolo.ng
for a Job, and would love the Job opporturntles for them
8 Mark Radabagh, (dId not state Ius address for the record), Said he was from the Oregon Dept
Land ConservatIOn and Development He submitted a short two-page letter for the record He
saId tlus IS the tlurd letter the Department has sent on thIS matter and they all have the same
element of concern regardmg this SIte being part of one of the proposed nodal nodes In the
TransPlan proposal He IughlIghted the reasons for Ius concerns He saId he agrees WIth the
Home Depot team 10 that there IS a shortage of commercIal lands m the CIty of Spnngfield He
saId currently most of the IdentIfied nodes are planned and zoned and allowed to contlllue auto
onented developed, and thIS means Inappropnate and poorly deSignated uses that could easIly
frustrate nodal development He said to be successful, nodes generally reqUlfe a mIX of mutually
supportIve pedestnan and tranSIt frIendly uses and a good network of streets If mtenm development
mcludes mappropnate uses and IS poorly laId out, the result
9-9
Spnngfield CIty Counch
Regular Meetmg - May 7,2001
Page - 6
would be a much larger area and perhaps a whole node unsUltable for nodal development He
spoke about the Goal 9 aspect, and the relatIonship With SRDC, and the whole downtown prospectus
He said what the Department would hke to see IS a reconsIderatIOn of the site deSign over tlus project
9 ,Mike Fartlun~ 767 Wlllamette Street SUlte 203 Eu~ene, said he represents AI Parra, and said he
submitted a bnef letter to be entered mto the record He said he has a few concerns about the
apphcatlOn He referred to a prevIous letter that was submitted to the Planmng Comnl1sslOn on
Apnl IOlh He said as some of the other speakecs have eluded to, he thmks It IS qUlte frankly bad
plannmg, It does not do anytlung to Spnngfield's commerCial land shortage, he Said If anytlung, It IS spot
zomng for Home Depot He said a lot of people spent a lot oftllne revlewmg and adoptmg the
Commercial Land Study, and tlus apphcatIon IS basically an end run around that study He Said he
thought It set's a dangerous precedence for the Pierce property He saId he has problems with the study,
speCifically on the transportatIOn ISSUes He requested CouncIl allow at least a week to leave the record
open m order to submit wntten lllformatlOn, m order to respond as It relates to the fmdmgs He said these
findmgs are based upon a companson of what Home Depot Will generate, versus what a full development
of the P,erce site under the eXlstlllg zomng generate However, the Pierce site IS based on TransPlan of
1986, It IS not based on the new TransPlan that Will be adopted very soon
10 Janet Wn~ht. 2310 Floral HIll. Eu~ene, smd she IS the Admlmstrator for Spnngfield Family Practice,
located at 2280 Marcola Rd, dIrectly east of the proposed Home Depot site She said at the time the
bUlldmg was completed approAlmately 1 Y:z years ago, , It was zoned as It currently IS, lIght mdustnal,
and she saId the Practice would prefer that It stay that way She said there Will be a lot of noise, traffic,
constructIOn, and a lot of congestion m that area She Said as a neIghbor ofthat SIte, prefer It be qUleter
and less traffic to allow their patients easier access to their bUlldmg She saId she IS also concerned With
the environmental Issues as well Last, the ditch IS a great concern of theIrs as It IS nght next to theIr
property
11 Nancv Falk 2567 Marcola Road. STmn~field said she.lIves directly across from the proposed
development She said Jerry's IS already approved and m Spnngfield and referred to the Sprmgfield
News article of March 14 She IS concerned with Home Depot commg m to amend the plan, and said tlus
IS all agamst what was Imtlally planned for that property as campus type lIght mdustry She saId It was
never mtended to be commumty commercial She Said she IS concerned about the Department of Land
Conservation and Development havmg already said tWice, they are opposed She said she has a petitIOn
to subffi1t mto the record requestmg the City not change the Metro Plan She pleads to the counCl! not let
Spnngfie1d be another vlctlln of Home Depot's expansIOn plans
12 Har~l,~, 01\lIs 2888 Yolanda Avenue, Sonn~field, he saId the onlythmg that will be harmed at the SIte
are the geese, they are a lot of fun to watch He spends a lot oftlIDe on the freeway smce he retired
travelIng to both Jerry's and Home Depot He IS pleased both stores want to move to Sprmgfield, but said
he thmks Home Depot belongs on the old alTport property
13 Tim Cohen 1010 Dondea Street Sonn~field, said he owns Black Sheep BUlldmg, and has a total of220
receipts reflectmg purchases over the last two years from Home Depot He said he lIves off of Jasper
Road, and It would be greatly effiCient for him to be able to shop m Spnngfield He said there are many
other contractors who are not present tomght would agree With that statement He saId the Issues related
to zorung, thermal actlVlty and dramage are all III the eyes of the beholder He saId the stabilIty of the
quantity and quahty of people that are Involved on both Sides of the Issue for Home Depot and the City of
Spnngfield, there IS more than enough ablhty to resolve all of the areas that need revlSlons, and discussed
9-10
Spnngfield Clly Counc.
Regular Meetmg - May 7, 200 I
Page - 7
to be brought to the table and resolve m order to have a Home Depot m Spnngfield. He said he IS m favor
of Home Depot, and feels this IS a posltlve move for tills cIty
14 Brent Mclean 509 North 38"' Place Sonn~field, said he spoke at the zomng meetlng held last month
He sald he doesn't doubt Home Depot's s10centy 10 the bUlld10g oftms development He saId he IS
neutral on the Issue He saId he has spent 30 - 35 years, and IS m favor of commerclal and mdustnal
constructlon, he sald he IS a masonry contractor He saId the concept of two major bUlldmg supphers IS a
good Idea, and competltion cannot be bad He Said hIS arguments to spot zone change aod pIck locatIOns
to accommodate the convemence of people, IS a dangerous Idea Are we glv10g tax breaks on thiS
busmess, which would stand to gam over I mllhon Just m the zone change alone, IS a questlOn he IS
askmg We should allow allmdustnal to be put on the table due to low 1Oventones He Said thIS IS JUst
the begmnmg, he said tills zone change could cause mIles of htlgatlOn and mltlgatlon or challenges to all
mdustnal zoned property m Spnngfield He saId he looks forward to councIls' declSlon on tills matter
15 Earl Gn~sbv,790 J Street Sonmrfield, Said he does shop at Home Depot, and does shop at some of the
local stores 10 Spnngfield He saId this proposed bUlld10g would be something Spnngfield could be
proud of He saId he would hke to see the CItizens of Spnngfield be mterested m mcreasmg the quahty of
the CIty, and would hke everyone to come together to determme what would benefit for tax mcome, more
money for schools and workmg towards the common good He said this property lS a good start for
Home Depot, especially to bUIld sometlung rnce as they are proposmg
Mayor Lelken closed the Pubhc Heanng
Mr Oberst asked that he be glven the opporturnty to summanze all that was stated m the pubhc testImony
He saId the mam Issue before Councllls essentIally whether or not this IS consIstent With the Metro Plan
DIagram, m the Metro Plan text 10 whether or not we are consIstent and m tune WIth the goals of the Metro
Plan, and whether or not by domg so, v.,e are making the Metro Plan mternally mconslstent He saId baSIcally
those are the cntena Are we consIstent WIth stateWIde goals adopted by LCDC, and are we making sure our
plan IS not mternally mconslstent by this change He saId staff was responsIve to the States letters He saId
they have also met With the state staff He Said the Issue that staff had With the states suggestIOns were Simply
that the CIty has an adopted set of plans and a property owoer, developer or applicant has a nght to base their
deClSlons for a purchase acqUIsItIon or proposed zone changes upon those adopted plans He saId while we
are currently consldenng the IUlplementatlon of nodes m Spnngfield through TransPlan, TransPlan IS yet
adopted, therefore It IS not a plan that staff IS able to use by which to wnte staff reports or base a deCISIon He
saId tbe Planmng CommlSSlOD cannot base a deCISion on mat eltber He smd he wanted to make sure council
had that background and they have not Ignored the states concerns, staff worked WIth them and tned to
explam to them that we have to apply the codes that are adopted He saId wee have adopted a commercIal
lands mventory, and mdustnallands mventory He saId as of today, as far as staff can tell, the mdustnal lands
mventory has a surplus, and Spnngfield s commercla] lands mventory has a defiCIt He said wben the
proposal was reViewed by the cntena of approval, they are looking at the consistency ofbalanc1Og mdustnal
commerCial, With reSidential He saId when looking at tills property the questIOn IS whether or not It IS a good
place It would rezone some campus mdustnal, WIth some net gam, and would be made 10 the MDR Mr
F artlung Said this won't be part of the surplus, this Will be used 'Wilen an applicant comes to staff, It IS
perfectly wltlun thelf nght to argue the ments ofthelf proposal The cntena of approval are consistent With
the rules adopted, and the adoptlOn of the amendment must not make the Metro Plan mternally mconslstent
He saId the staff report has fmdmgs to this effect He said tills proposal meets the fmdmgs pOSltlvely, which
IS why staff IS recommendmg approval He saId understanding that Mr Fartlung did not have a lot oftlUle
between the Planmng C01Ill!llsslOn's fmal deCISIon, and m recognltlOn of that, staff would recommend thal the
record be held open for 5 days to a week, to allow Mr Farthing to reView the record, revIew the PImg
9-11
Spnngfield City Counc,
Regular Meetmg - May 7, 200 I
Page - 8
"
CommIssIon declSlon and theIr findmgs, and submIt an) supplemental mformatlOn that he would choose
However, staff would also recommend that the apphcant be given an addltlOnal 5 days to rebut that
mformatlOn, then council convene agam In two weeks to close the record. He saId this IS Just an optIOn In
order to provide everyone an opporturuty to feel hke they have had a fair heanng, they have had tune to
reView the mformatlOn and make thelT comments to the record
City Attorney Joe Leahy said staff would suggested council close the pubhc heanng torught, and keep the
record open Mr Leahy mqUlred of Mr Fartbmg whether 10 days would meet Ius needs
Mr Farthmg acknowledged yes, 10 days would meet Ius needs
Mr Leahy said the applIcant would then have 7 days after that tune, and mqUlred of the apphcant
The apphcant acknowledged that would be satisfactory
Mr Leahy saId agam staff would recommend closmg the pubhc heanng tornght, and keep the record open for
10 days begmrnng May 8, 200 I, until May 18'., at 5 p m for any new mformatlOn, or mformatJon that people
choose to put m, and then It will be open an addItIOnal 7 days to 500 pm, on May 25, 2001, for response by
the apphcant The record would then be closed at that tune on May 25, 200 I, at 5 pm He said this would
then come back to council at It'S June 4, 2001 meetmg, the councIl would make a declSlon on the baSIS of the
mformatlOn they heard t-Jmght, as well as the mformatlon entered mto the record dunng the tune m wluch It
was kept open, With no further pubiC testunony
IT WAS MOVED BY COUNCILOR BALLEW, WITH A SECOND BY COUNCILOR FITCH TO
FOLLOW ST t...FF RECOMMEND A. nON AS TO HOW LONG THE RECORD SHOULD BE OPEN, AND
TO CONTINUE TO THE SECOND READING ONoJUNE 4, 200], AS IT RELATES TO THE HOME
DEPOT APPLICA nON FOR THE METRO PLAN DlAGR.A.M CHANGE THE MOTION PASSED
WITH A VOTE OF 5 IN FAVOR AND 0 AGAINST --
At 8 30 pm, Mayor Lelken called for a 3-mmute recess
The meetmg was reconvened at 8 35 pm
3 A Resolul1On IrutJatmg AnneAatlOn of Certam Temtory to the CIty of Spnngfield Arhe & Company,
Apphcant, (Journal No 2001-04-0083)
:RESOLUTION NO 01-28 - A RESOLUTION lJ'o<lTlATING AA"NEXATION OF CERTAIN TERRITORY
TO THE CITY OF SPRINGFIELD AND REOUESTING THAT THE LA..NE COUNTY LOCAL
GOVER.l%1ENT BOUNDARY COMMISSION APPROVE THE AA"NEXA TION. AND REOUESTING.
THA T THE ANNEXATION REvlEW BY THE BOUN"DARY COMMISSION OCCUR D1JRING A
PUBLIC HEARING
Plannmg Manager Greg Mott was present for the staff report He saId the resolution before CounCil tornght
was 1ll1tJated by the owners of property m the Gateway area He referred CounCil to thelT packet (ExhIbit B-
2) that shows the property subject to the resolutIOn, wluch are tax lots 800, 902, 1000, 1100, 1200, 1201, 1203
and 1400 He said there are properties unrnedlately west of the railroad nght-of-way between Game Farm Rd
and the nver that are not part of the annexatIOn, nor IS tax lot 90 I, wluch IS Jomt ownerslup With the City and
SUB where there substatIon faclhty IS located He Said the apphcants have submitted confU11latlon from the
Department of the CluefDc;puty County Clerk, confummg the number of registered voters on the subject
9-12
Spnngfield City Counc,
Regular Meetmg - May 7, 200 I
Page - 9
j'
property, and the fact that they have a maJonty of those people to Sign the pet!tlOn, as well as owners of the
property Tllls satisfies the reqUIrements of the ORS regardmg a property owner lilltlated annexatIOn request
He said tlus IS scheduled to go before the Boundary CommissIOn on June 7,2001 and council's
recommendatlon, wluch means It would go forward With either the adopted ResolutIOn, or a recommendatIOn
,
that you don't support the request He said Council's actIOn IS adViSOry to the Boundary Commission Mr
Mott said staff IS supportmg the request based on I) the entrre site be the subject of a master plan, and the
development mcludes a master plan speCification Article #37, and that would be subject to a pubhc heanng
before the Planrnng Commission He outlmed the essential components of the master plan 2) The
development would not occur until the PIOneer Parkway ExtenSIOn (PPE) was constructed He said tlus
actIOn and a subsequent approval by the Boundary ComnllSSlOn sull Will render the property not developable,
because neither sewer nor water are prOVided to tlus site He said those Will occur subsequent to the approval
of the master plan He said thiS IS not part of counCil's actIOn torught He s31d Mr Reed from Arlie and Co,--
was present tomght to respond to any questIOns that council may have
Councilor Ralston asked If the PPE cut through part of thiS property?
Mr Mott said yes, and referred to Exlublt B-2 and highlighted where It would be placed, and said It would be
mcorporated mto the Master Plan
Councilor Ballew asked If the Beverly pumpmg station would be have to be replaced, and If so would It have
to be pumped or would It be a graVity flow
~.
Mr Peroutka said It would be a gravity
Councilor Lundberg said Mr Reed did an adequate Job at the neighborhood meetmg, It went well and was
very mforr;'atlVe She said the neighbors had very good questl~ns, and Mr Reed answered well, and was
qUIte receptl'e
Mayor Le1ken opened the public heanng
Larrv Reed 722 CountrY Club Rd . EUQene, smd he IS the Director of Plannmg and Development for Arhe
and Company, Land and Investments He said thIS IS the first tlme before the council smce employed for
Arlie and Co He explamed that Arhe & CO, IS a family owned company He saId the company PreSident
IS Suzanne Arlie and her husband John Musumeclu He saId there are two diViSIOns m the property, ArlIe
Property Management, which manage and lease vanouS holdmgs, then there IS Arlie Development, wluclus
the dlVlslOn that he manages He said they take under utlhzed or vacant property and go through the
vanouS entitlements and plannmg approval to develop He smd they purchased apprOJumately 105 acres
along the east Side of Game Fann Rd , of which 94 acres are currently m tlus request He Said the reason
the additIOnal acreage Isn't m the request IS because they have Just purchased tax lot 300, and 700, v.luch
encompasses all of the land, wluch IS mvolved With the extensIOn of the PIOneer Parkway He said they
purchased the land from four different property owners, and feel With tlus magmtude a development they
are lookmg forward to domg a nodal development They have a VISion for how that IS gomg to occur, and
the nelghborbood seems very excited He said they are committed to domg a master planned commumty
under the cltles Chapter 37, and have spent over 8 million dollars m purchasmg the acreage With that they
Will need the certamty that annexatlon bnngs to tlus project m order for them to contmue workmg With the
city staff to master plan the area
9-13
Spnngfield City Counch
Regular Meetmg - May 7,2001
Page - 10
Councilor S=ons said because of the prOXlUllty to the nver, the McKenzie Vvatershed Council would like
to mVlte Arlie and Co to meet With them He tlunks It would be helpful to Mr Reed's staffm workmg on the
project
Mayor Lelken closed the publIc heanng
City Attorney Joe Leahy asked for clanficatlon on mstructlon to staff He said he would lIke to propose an
addltlOnal Section 3 to the resolutlOn that would state, "This resolution IS based upon the assumption that city
staff has or will reach agreement With the property owner for the provlSlon of key urban services and a master
plan pursuant to Spnngfield Development Code, Chapter 37, satlsfactoJ') to the city staffpnor to the
boundary comnusslon heanng" He said staff sunply wants to be sure when they go to that heanng they can
stand shoulder to shoulder With the applIcant and say "Yes" that we have the provIsion of key urban services
,
,
Councilor Ralston asked about the additional tax lots that were Just purchased, and wondered If that would be
mcluded m tills also?
Mr Mott said he spoke to Mr Reed prevlOusly, and was adVised by Mr Reed that they had closed on
addltlOnal propertIes, however It was too late to mclude those propertIes mto this actlOn
IT Vv AS MOVED BY COUNCILOR FITCH, WITH A SECOND BY COUNCILOR SIMMONS TO
ADOPT RESOLUTION NO 0.1 28, WITH THE ADDITION OF SECTION 3 AS STATED BY CITY
ATTORNEY JOE LEAHY THE MOTION PASSED WITH A VOTE OF 5 IN F -\ VOR AND 0 AGAINST
CounCilor Ballew said she does not normally support non-contiguous annexation, however It appears the
developer has worked With the City and as tills folds out everythmg Will be m place, and supports tills
BUSINESS FROM THE AUDIENC~
CurtIS Greer. 357 55th Street Sonnefield, said he came down to lomght With one thmg on ills mmd, and
that was the Mayor's first proclamatIon He said he has a problem With declanng one month as gun safety
month He sald that IS a 24-hour day, 7 day a week, 52 week a year sltuatlOn He does not think It should
be regulated to one month He would suggest that Spnngfield be declared as a gun safety commumty
rather than declanng one month for It He Said he belIeves there IS City regulatlOns that require law abldmg
gun shops what they can post m front of their shops as to what they are sellmg However, he said he
doesn't thmk the CIty of Spnngfield has taken any action agamst the doctors and the hospitals for placmg
lIes and false advertisement on the back end of the Lane TranSit Dlstnct (L TD) buses that are runnmg
through town He said he has spoken to Oble Media and Ed Bergeron at L TD He would lIke the City to
take a stand to remove those ads
Mayor Leiken said he would like to respond to the proclamation Issue He said he agreed wlth Mr Greer, as a
young cillld ills father taught hun every gun IS loaded He said as a fonner member of the NRA He said tills
was slIDply a leiSure for the Mayor to declare a proclamanon, willch comclded With the State of Oregon and
the City of Eugene, all at the same tune
CORRESPONDENCE AND PETITIONS,
Correspondence from Bonme Ullman, PreSIdent & Board of Directors, Game Farm Neighbors, 3350
Onole Street, Spnngfield, Oregon, Regardmg the Proposed Changes to the Northern Connector of the
PlOneer Parkway E>..tenslOn.
9-14
.
,
Spnngfield C1ty Councl1
Regular Meetlllg - May 7, 200 I
Page - Jl
2 Correspondence from M1ke ~d Francie Duggan, 3154 W Street, Spnng~eld, Oregon, Regardlllg
the Home Depot project m Spnngfield
3 Correspondence from Frank and Celia Roberts, 41590 Madrone Street, Spnngfield, Oregon,
Regardmg the Horne Depot Project m Spnngfield
4 Correspondence from Don and Bonrne Carrere, 36589 Alder Branch Road, Spnngfield Oregon,
Regardlllg the Home Depot Project m Spnngfield
, '
5 Correspondence from Robert and BeverlyBLXby, 176 18th Street, Spnngfield, Oregon, Regardmg
the Home Depot Project ill Spnngfield
6 Correspondence from Jay Surgeon, 2915 Game Farm Road, Spnngfield, Oregon, Regardmg tlle
Horne Depot Project m Spnngfield
7 Correspondence from Robert Enck, 1941 Carter Lane, Spnngfield, Oregon, Regardmg the Home
Depot Project m Spnngfield
8 Correspondence from Carolyn O'Neal, 1095 C Street, Spnngfield, Oregon, Regardmg Shakers
th '
located at 12 and Mam Street ,~
IT WAS MOVED BY COUNCILOR FITCH, WITH A SECOND BY COUNCILOR BALLEW TO
ACCEPT THE CORRESPONDENCE FOR FILING WITH THE ADDITIONAL CORRESPONDENCE
RECEIVED THE MOTION PASSED WITH A VOTE OF 5 IN FAVOR AND 0 AGAINST
BUSINESS FROM THE CITY COUNCIL
Councilor Ralston sald the Museum Board IS requestmg an add1tlOn of a quarter of a pos1tlOn, and sald
Counc11 would have an opporturuty to reV1ew that at 1t'S next Budget Committee Meetmg He said 1t wasn't
clear 10 their documentatlOn, and sa1d he doesn't thmk an optlOn of not fundmg a pos1hon 1S not a good 1dea
He sa1d there 1S nothing substant1al to report at the LRAP A or Planmng ConumsslOn meetmgs at th1S tune
Councllor S=ons sald the Police Planrung Task Force 1S workmg on an excluslOn ordmance m the
downtown area, and the department now has two computer uruts up and runrung m the cars, and are act1vely
WO[kmg on the mstallatlOn of the others He sa1d the system 1S gomg to be a real labor savmg deV1se He sald
the other departments WI]] also be able to make use Ofth1S ill cuttmg down the amount of paperwork on FITe
InspectlOns and BUlldmg InspectlOllS, so the advantage of the moblle data system ",ill be qUlte substanhal
over hme
BUSINESS FROM CITY MANAGEJ3,
Fiber OptlC ConnectlOn to ReglOnal InfonnatlOn System
RESOLUTION NO 01-29 - A. RESOLUTION APPROVING AND AUTHORIZING M
INTERGOVERNMENTAL AGREEMENT FOR THE CONTROL A.ND OPERA TION.OF A FTBER
OPTIC SYSTEM
9-15
.
Spnngfield ClIy Councl,
Regular Meeting - May 7, 200 I
Page - 12
,
,.
PrOject Manager Len Goodwm was present for the staff report .He saId what council has before them IS a
resolutIOn of showmg how well governments can cooperate together He said tins mvolves us taking over a
sectIon of fiber optIC cable, whIch runs between the Mamtenance FaCIlity, and somewhere In downtown
Eugene He said the greatest potentIal IS for economIc development It WIll faCIlitate connectmg the SUB
fiber optIC network that enCircles Spnngfield to some of the major connectIOn pomts that connect us to the
outsIde world. He smd It would faCIlitate the UnIversity of Oregon mto faCIlitIes m the CIty of Spnngfield
He said as a mmor aspect It also has the potentIal for an Intergovernmental connectIOn, WIll probably be the
first tlnng that actually happens What tins Will do IS to connect Clry government faCIlitIes, Lane County,
LCOG, LTD, and the Umverslty of Oregon, all together mto an mtergovernmental network ",luch Will
faCIlitate them all to commumcate back and forth, replaCing eXIsting faCIlitIes and eApandmg It to take on
addItIOnal needs as the demands grow He said the cost IS approximately $17,000 For a 20-year for an
mdefeaslble nght of use He said we are probably ready to light the fiber at the mtergovernmental portion
almost ImmedIately
Councilor Ballew Said thiS IS a very big step, and asked for councIl's to support
IT WAS MOVED BY COUNCILOR BALLEW, WITH A SECOND BY COUNCILOR FITCH TO
APPROVE RESOLUTION NO 01-29 THE MOTION PASSED WITH A VOTE OF 5 FOR AND 0
AGAlNST
Blj.5TNESS FROM THE CITY ATTORNEY
Mr Leahy thanked CounCil for the additIOnal tIme In the public testunony portIOn He saId It IS Important to
allow people that opportUnIry as some Issues are very complicated and emotIonal which requITes some
additIOnal tmle ,He said the more fair Council IS dunng the heanng process, the less IDchned people are to
resort to an appeal, or somethmg like that He saId It defllUtely reflects well on the CounCil as a whole, and
apprecIates their understandmg
-
,
CounCIlor Sunmons requested that staff prepare a letter of Thank you to Masood 1vl1rza who Will be leavmg
the CIty as of May 18, 2001
ADJOURNMENT
The meetlDg was adjourned at 8 55 P m
Minutes Recorder - K1m Krebs
A
~~,
s:ifuI~XK~DX
Counc~lor Tammy r~tch, Pres~d~ng
Ofhcer
9-16
.
ATTACIIMENT B
._~--~---
MEMORANDUM
- '
---.------ ----
TO GARY KARP, PLfu"NER ill
FROM BRENDA JONES, PLANNING SECRETARY
SUBJECT MARCH 'II, 2007 SPRINGFIELD PLANNING COMMlSSION REGULAR SESSION MINUTES
DATE 4/23/2007
At the Planrung COIDffilsslon Regular Session on March 27, 2007, there was an eqUipment
malfuncuon With the recordmg system
I was able to put together the minutes of the meenng by the notes I took dunng the Regular
sess!On and the notes of vanous Planrung sraff
I feel these mmutes are complete With the excepuon of the back and forth conversation by the
Planrung Comnusslon Pnor to the mmutes bemg mc1uded m the Planrung C0lIlIIl1SSl0n Packets,
they were reviewed by CoIDffilss!Oner Beyer for completeness He agreed that the mmutes were
complete
A motion to approve the March 27, 2007 minutes m there entlIety was made by Comrmss!Oner
Beyer and Seconded by C01lUD1Ssloner Moe at the Public Heanng held Apro17, 2007 The Planrung
C01lUD1SslOn's vote was 6 0 0
Smcerely,
Brenda Jones
Planrung Secretary
9-17
.
CITY COUNCIL PUBLIC HEARING PROCEDURES
. Open the public heanng
Mayor
. "de Novo" and quasI-Judicial land use heanngs diScussion
City Attomey
. QuasI-Judicial public heanng nghts and cntena of approval
Karp (3 mln )
. Staff report and questions from Council
Karp (10 mln )
. Applicant testimony
(20 mln)
. Testimony by those In favor
(3 mln each)
. Testimony by those neutral
(3 mln each)
. Testimony by those opposed
(3 mln each)
. Applicant's rebuttal
(10 mln)
. Staff's response
Karp (5 mln )
. Close the public heanng
. DISCUSSion, questions of staff, deliberation
. DecIsion
If someone requests a record extension dunng the public heanng, the Council should
honor thiS request by setting a date certain for the continued public heanng or, If the
record extension IS exclUSively for wntten testimony, then set a date certain for CounCil
conSideration of thiS eVidence, deliberation of the ordinance and action
Sample motion for record extenSion,
Wntten record. I move to leave the wntten record open 1 week until 5 p m on May
14th, proVide the applicant and staff one addltJonal week to respond to thiS testimony,
and reconvene for our conslderatJon of thiS application at 7 p m on June 4th In these
Chambers
Additional testimony, If all testimony cannot be accommodated on May ih I move to
continue thiS public heanng until 6 p m on May 8th (or some other agreed to date) In
these Chambers to allow additional time for all Interested parties to testify, or
9-18
ATTACHMENT 1
WRITTEN COMMENTS SUBMITTED BY APRIL 3RD
7-5
... ...~- .. -..-
KARP Gary
From G Wag en blast [gngw@comcast net]
Sent Tuesday, April 03, 2007 5 59 PM
To KARP Gary
Subject Case #LRP 2006-00027 and ZON 2006-00054
To Spnngfield Planning CommisSion
Re Public Heanng Testimony
I would like to address some concerns regarding the rezoning of the site on Marcola Road, formerly
known as Pierce Property I think It IS Important to address these concerns before making a
recommendation to the City counsel
First. and I think foremost, IS the Issue of the medium density reSidential zone I recognize that In the
onglnal zoning, there was an area of medium density residential that was Included In the Metro Plan
However, Increasing this area would add approXimately 200 more reSidences than were onglnally
Intended This would have a Significant effect on the local region I have based these numbers off an
average of 12 5 homes per acres With the nodal development However, at the public hearing, the
planner mentioned that the master plan could Include up to 20 homes per acre That would be
catastophlc to the nPlghborhood I would Implore you to conSider thiS when making your deCISion
The first effect that thiS would have IS the Significant Increase In traffic pattern In an already busy
region, adding an enormous amount of cars would put an undue strain on the road system that has
been established ThiS IS also a concern In the medium denSity reSidential, as the lot size IS so small
that children In thiS area Will almost certainly need to walk somewhere to play The Increased traffic Will
be a risk for 'hese children
The second effect would also Involve children That would be the Increase to the school system In that
area Although the Metro Plan did Include some medium denSity reSidential, an additional amount of
medium denSity residential would definitely overpopulate already crowded schools The addition of 435
dwellings would certainly bring children to the area Yolanda Elementary School has large class sizes
now and Bnggs Middle School has children doubled up In lockers currently With thiS Issue In mind, the
planner also needs to be cognizant of the fact that the school yards should not be conSidered open
spaces for the future medium denSity reSidential I feel that either a new school, or outbuildings Will
have to be conSidered to handle the addllionallnflux of students which would drastically change the
school grounds
The third thing that I would like the counsel to conSider IS the drainage Issue The land In question IS
currently a fairly major wetland Although the planner has addressed changing the drainage ditch to a
seasonal creek, that drainage ditch IS already In eXistence and we stili have flooding Issues associated
With that piece of property I feel that the planner would have to be very aware of water runoff and the
direction of runoff The neighborhood behind the field IS often affected by the rainwater and thiS results
In boggy yards from winter to early summer
Many of the aforementioned Issues could be resolved by changing to a lower denSity reSidential Instead
of a medium denSity reSidential ThiS would decrease the Influx of both people and cars to a much more
manageable level ThiS would also address the need for children to have space to play The
7-7
d/dnn()7
rage L qr L
development of extremely small Jots Just contnbutes to a stagnate society We should be advocates for
children to be outside Instead of sitting In front of televISions A larger lot size would make an
aesthetically pleasing neighborhood that could be considered an asset rather than a hindrance
I appreciate your consideration In this Issue
Slncerely-
Greg Wagenblast
FREE AmmatlOns for your emall - by Incredl~lall! : c ClIck Here' j
" "\4- _ ')
__~.v: ~~'~
"" -\..,.,
~~j:dJ "
/)"'-r~'l' ......."'~
~,,~-~~.
- ~ \.."l--- "/
7-8
;l/tll'J()()/
1-..' r:;'!-'lIT1 r'--"~ .
.;l- ~ t~',.EJ
;-1711o&6C/</ ~} 7
APR ;) 3 Z007
:2,,{
'7-~rvvr~fdd 9kwJ-:'A--:r JtfJJv.~'/Z!
/1 J. f v
/- J.. 5' :;- ~rdU 4/Cw!-
,.:1;,' Ivv11:r..:zi.l) - ~'/Iz<-jc/ C;77/-r77
I / .,
/JuvV {___otiYf/f~~
. .JJj ~ ~ ~v> C&'~ fvf ;;f ( ~
-;fJJt~. U ~ v ..uJ /!t-.~--C AI-- /----6--1 ~r~; I
Q
;:i)iPr~ ~ ;b/~fd0 i ~'1/t~ <~Jd7
~::-1; _1.-?lL-';~'-"7 ~--- ;t!wvJ0 .1 ~.JU'~/]/u~,,-
~U1J -1./V7~.7 L;U~ ~ ~
lJ~cLrr/ ~ ;7c.Y- r;j/-I~!I ~ /(.0'/ ,~i.A'-"-<--v;1<!btc::c.::
Q
,1
L{;--o-zvt- V jj~ j;/W~{ fltU:'/ {(;}Ut 'j34--1cX J.!'uv11-<!.-
/!/ ,!!-Ir" J _/ -r:- v
/t~j/.A.':L- tL)I.JCVYYU
li/-;; ~(r../}o'-1l-- ~.J:A'I/L-Y /0-<1 u r< - '1r2Cl.J .rtc.J-1fAdVL
IT I u! 115"
; ; ~>-G<<.k- ~)'I./ pu-- (; /U!.-1~ rc~/8 Jf
/--,";..-("0.v~C /) 1/-?LU;/ ~G -u/ (j
4 /1 ~ ;;"";-!..
~ 'v y /.. ! : ~ -r: '
_ d... / ~f /UAV~ /Ct;j~ j(k-nLX-- "_VI'::-t--<... --?,r-tVJ-(.A..{!,;L
/[i. ~l.AV'/\A}__~//.:(;IJ.-. 1fL.U::.:'UZ~v;~ ~ ./~ Lc~~t cu:;['
(j ,J r,
t;v '"-'1~u'~-'-'~ P""I A.v~vl ~~
/?uvEP.. 'dJt ~ !Iu~v ,.J!4t ~J /A..-:t.U!--?U--
M..-u-JZJL +1'-' (!'{'VrY11~V ~j-/--- ,b-ffJ- /..--1!..tL{/vlb~j (1..1-t-<-J~-
/nLifd:-V!4/~rf/1J- '
:) 7-9
:2
--
o
-P I ~. h
J/~I ~--v.r- M-TY'J!/.U ,/J iJLc/~.J 41 7
du-r ftut- J1'du flu,; ad ~~I ad,w~ ~
,de t t.€-~
"y ,-IT 1'_,. } I/jlt"-U~ .-4bi If& //H-c(.I
:;/d .--vI ~--L 2hLd ..&U-u--m!~ ChU j - - - (/ -tJ-
~
~ 1J~/-jf J.. 1, ZLe- ~ ~t~6:- j/~"-~) dZ'aa4j
AJA~~1.fi./ ~ ~0!.-- ~, Ut0V ~--t:dci! /fUJ .-J..e-
~Lz..- ~ ~rj ~0U--u027-,.2U~. F~
9~/' ~af +~~t!~( ./}7lvU.&z. ~ k-
~L-n.-'l/~_/t, ~ 'nzLZto~~ r Qu~ w~J
d I2v"'-Vv /fJ.-&:tu(! .JA 1-cdA.' !J ~ t'-rl....o ~'2.JL.?
c (1 /,,,. /' -.t-J hl//>/ ;::I)
~v iu:.-cL.a_~--tl ..uU!-, /J~':'~~ ~ .li<..c../U1A/~t ~t~
11: ;tI0 ~~ LY d, .c- iJ S f!.<--J7/U/v,-v,t/ J; 4'-(~~/
-IUV'r/L.<~_d Z!i ~ct ~ ~tL-:~ ~I 4te.wvP{:./~
/ .#' -r/ A' tI. I
...<...w..J-C. X-Un:u:u.tZ_/L.. ;t:"VvL "/t...L c..u'--f::-~t ~~yZ C,-U'YU'--O:c/-
_i:.ftp- ~z'- ail ;:t:;L: ~.t.- /tLJ;.{~U j IY"; C~<C
v
:J- 7'7'7 t!-;u ;TILe-. ~~fi':" A,p~ (.1 '1na1-t!.t~tL. I},:;t vpf..
:;4-..-:[. -t.&~ .ILl!.- /~ /1'fW~ t&ti.'-&~ J ;/ ..Ju.
, - - ?~ T
;tj,...u:;;h~t"'f-<~~ c&.-1U!...~'r/r:ij..',vc.- A-v-1..27c.' ~'i'c..<,1A.vc-?1../ 1-
~Ut&~u A'ti...{.t!v 4.r.~uJJ./<-0c.d -V'-"~~dC/-1-
N) ;-cV./___ 4-C;-7..L.4...' OjV/Iht-d! ~.:-ro ...t-l-~ ._l(~n: ~...c...u./
r!--11. v ...{'-t:0L.-- ~-1"YUd../ 7
_ cP hcvC2.& lJ() /~/trr /,~z....rrtfiJJ.!. dv::~..G .<:.U l;'uc,,<-'
U-h1/Vv {!AU: :::::z: t.....,u..--~ tl~ 7-10J~A..c0~ VI tlA..<// ~L4 Yi-<Z.;y- !J:J../u ""I'1.U:
::7 y r1 ..... L / ''1 '-n1 1.. .. 1_ /J I /!r
'I ~J
r-e..S;",-,,, ~ (R P j06!.o -- () Gb~'l
.s. h.o..-ue..- \: I.) ~6, hE.'" E- $ :2 <1/:) ma.,r~o {Q PJ
~ {'" ;.. G... \ e.,~'f"'S ~ 1.. L -rr; 6 ~O-S cJ\.oO-/vt r s '--""'- ~ d 00 ~
6",--"-'-' ~\.-~ v,-O-Yv'1?- oS; L.~ \{Y\...O..\CJv-' r-~ Lo...~ ( S \",x-e.,
II \ ,-, ~ ""-;-L1 "::J ()L' I
</' 0 Y'r\ e..- \) e-~ c, \... lb.l.6 LG eS . h ~ YLJ 0... '- U E'..J L.-~ QC/'\{
G'~ ~o'..J.-'\ ~~~\\--"'\-..)<,)Y-~6~ .s.-V-(Y~--LW ~,^-cc_}(~oS~
rc'('o....~*,e...,) c.O'^''1e.S'J10V\..o 0-,",,"~ Y\..O\<':'~ ..s;....r-~""'- "-"'-lS
slo v-<G.- '-'A. ~J..~_~.C d v-.. T~\. \--- ~ \ O,j 1 c.o l,--~ I C.c;~<;~ C~~ ~~
L":~c.~\" 'f'i\~\~\ \.....\ -rv_""S ~~\- ~ 1 ,,_~C k$ o-....-v-...~ Qu.. '\0 lrQ,~tlc
c\tre..~\ VV'-- L-L5E:. W a,-^-,L~ ~~ o_L~0 u....'^- ~d~VQb Le"
---I\..."E,.'\'"-. o....~'~ C\,--"",,-e."S -y-.-.C:.-v.:) v2l kn.~~L c::y,,:\:\ WO..J'i
6~ ~ 'r-I'-U~ ~~,-0 €-W6-.'--\ LS q-O ~lJ....V Vv' IJl,\ \----- ~ (
CL",--d ~ c,...\fe... 0... J. \'~ ,\~Al ~v-.'( \(' O(0-)~ '\:c ""''- '\
d. e.. s." \, l...;'v'-.. ~l D'V----
H "- ~ 0"': ~ ~ :: 'r ~ "-,\cL S\. -~'-V <<- ~"-b v^- '("'-'2..
CIJ-\r-,<,~~ \'\\~...tV'b t-'L6-..-v'\. ~ L..\...\ o,,-l\ ~..:V'--"~_Ol....l-...i'-,\C\<:"
~6 S\, D"-''--~\. CO"..... 0'2. '("<<:,\ o v..... ~b <::"o"Y'\ YV\~\I~ La...... ( O""i~
~ ..... .-
:::0,-.2.-'\ 0.... ,~('~c........ ~<<...V..... '- ~
w...,,-;G..-~\ 0, /h,-JC\v~\^-----
;2,<ll') 117 Ct,--v u..u G.. RA
"I '1 J ;1111;
~...J_ ___~
7-11
KARP Gary
From
Sent
To
Subject
CHERRI WilLIS Ocwmlrage@hotmall com]
Tuesday, April 03, 2007 11 54 AM
KARP Gary
"PIERCE PROPERlY' OFF MARCO LA ROAD - CHANGE OF ZONING
AFTER ATTENDING LAST TUESDAY NIG~TS PLANNING CO~MISSIO~ MEETING, I AM NOW MORE CONVINCED
THAT MORE INFORM.nnON llND II "FINAL MASTER PLAN" FRO~ Sll.TRE lll'-lD llSSOCIATE SPOULD 8E
REQOIRED PRIOR TO ANY ZONING ChllNGES
MORE QUESTIONS ARE 8EING RAISED WITKOUT ANSWERS
TKURSTON K~S KONDREDS OF NEw KOMES llPPROvED
KOMES
AMBLES IDE DEVELOPMENT WILL KnVE M)l~Y NEw
TKESE ADDITIONS WILL ALREADY T.~ OOR LIMITED RESOORCES SOCK AS POLICE/CRIME PREVENTION
(OOR CARS hAVE 8EEN BROKEN INTO SEVER~L TIMES ~~D ONE ACTUALLr STOLEN), EMERGENCY
SERVICES, AND ~OST IMPORTll~TLY NO WHERE FOR TPE CHILDREN LIVING IN THESE HOMES TO GO TO
SCHOOL
I ALREADY PAY WAY TOO MUCu IN PROPERTY TAXES AND FORESEE TKAT TKIS WILL, WITKOUT DOOBT,
INCREllSE WITK 80ND MEASURES TO RAISE MONEY FOR IMP~OVEMENTS TO TqE ABOVE
SPRINGFIELD WILL GROW, IT IS INEVITABLE NO MORE KOUSING SPOOLD BE APPROVED WITKOUT
SOLuTIONS TO TKE PR08LEM WE WILL ALREADY SPORTLY FACE
I FORESEE M.~NY DEVELOPERS ~.AKI~G II LOT OF ~lONEY FROM TKESE DEVELOPMENTS I ALSO FORESEE
SPRINFIELD WELCOMING T~E GROWTK AND REVENUE WHAT I DON'T SEE ARE TKESE PEOPLE BEING
FORCED TO FINANCIALLY COMPENS~TE TKE CITl FOR T~E NEGATIVE IMPACT TKEY WILL HAVE ON OOR
COMt'lU"lITY
AT TuESDAY'S MEETING, Sll.TRE FINALLY ll.DMITTED TenT THE "MASTEP PLll.N" COULD INCLuDE OP TO 20
UNITS PEP ACRE I FEEL TKllT WKAT IS ~LPE~Dr 8EING PLANNED IS FAR TOO ~"li I LIVE NEXT
DOOR TO WHAT WILL 8E T~E "PIERCE PARK" ~ND n.M CONCERNED ABOUT THE IMpn.CT T'!n.T TKIS WILL
HAVE ON MY PROPERTY AS Fn.R AS EVEN ~OPE COIME AS WELL AS T'!E Vn.LUE OF ThE PROPEPTi IF
M.~SS/MEDIO~ DENSITY (LET'S FACE IT, S08SIDISED OR LOW INCOME) PPOPERTIES I~ TKE-POSSI8LE
PROPORTION ALLOWED
APPROV~L OF TPE ZONING CHANGES WITqOuT A DEFINITIVE - FINllL ~.ASTER Ph~N WOULD BE
IRRESPONSIBLE ~T 8EST WIThOUT ADDRESSING THE INEVITABLE OOTCOME
PLEASE CONSIDE? ~Y CONCER~S ALONG WITK ~{ NEIGHBORS BEFORE AGREEING TO SEND TKIS MATTER TO
TKE CITY COONCIL
THANE' YOO,
CLArTON "JOE" WILLILS
2476 OTTO STREET
SPRINGFIELD, OR 97477
Ipte~esc Rates Fall nga_n: ~qjo,OOO Morcgage for SI,399/rno - Calculate new paynent
htcp //www lowerrnybllls co~/lre/lPdex Jsp?SOUrceld=lrnb-9632-18679&rnOld=7581
,
7-12
ATTACHMENT 2
RESPONSES TO WRITTEN AND ORAL TESTIMONY
7-13
RESPONSES TO WRITTEN AND ORAL TESTIMONY
Since both the applicant and staff did not have an opportunity to rebut each tOpiC of testimony
before the March 27'" Planning Commission public heanng was closed, It Will occur here These
responses are Intended to address all of the Issues raised at the public heanng and the additional
wntten comments received by staff as.of Apnl 3"' The applicant prepared most of these
responses Staff concurs With the applicant's responses In some cases staff has either
completely answered or revised the applicant's response - these responses are marked as
follows" The applicant submitted formal rebuttal wntten matenals by the Apnl 10th date which
can be found In Attachment 3
The follOWing people submitted wntten testimony entered Into the record at the March
27th Planning Commission public heanng
Jim and Brenda Wilson 2541 Marcola Road, received March 23, 2007
Darlene Houck 2595 Marcola Road, received March 26, 2007
Rick Satre', received March 26, 2007
'ThiS was a response to Issues raised by the Department of Land Conservation and Development
m a letter dated March 12th The Satre response stands on ItS own
The follOWing people presented oral testimony at the March 27'h Planning Commission publiC
heanng
Karen Boden, 2187 N 32"" Street
Peggy Thompson, 2777 Marcola Road
Gayle Wagenblast, 2457 Otto Street
Chen WilliS, 2476 Otto Street
Robert Lmd, 235931'1 Street
Nancy Falk, 2567 Marcola Road
Laun Segal, representmg Goal 1 Coalition, 642 Charnel ton Street, Eugene
Jennifer Bates, representln~ the Ambleslde Homeowner's Association, 2287 351h Street
Karen Clearwater, 2361 31' Street
The follOWing people submitted wntten testimony by the Apnl 3"' deadlme granted by the Planning
CommiSSion after two persons requested the wntten record to be left open for seven days
Gayle Wagenblast, 2457 Otto Street
Nancy Falk, 2567 Marcola Road
Chen WilliS, 2476 Otto Street
Wesley Swanger 2415 Marcola Road
For ease of review all neighbor testimony, both wntten and oral have been combined m this
format which responds to each question and/or tOpiC
I Karen Boden
Gavle
12
The Impact on Bnggs and
Yolanda schools Yolanda
Response
With the tnp cap, there IS no Significant
difference In the number of dwellings or
the traffic that Will result from these
changes For properties directly
abutting, zoning of the project site Will
remam the same for all but seven lots,
for a total distance of approximately
, 630 feet on the pen meter
I The school system as a whole has
suffiCient capacity for additional
I Name
Karen Boden
Gayle
Wag en blast
SummarY of Testlmonv
1 The Impact to the established
nelghbonng homes and the
quality of the proposed homes
7-14
, Wagenblast
Chen WilliS
Jennifer Bates
Karen Boden
Kathy Boden
Gayle
Wagenblast
Kathy Boden
Gayle
Wagenblast
Kathy Boden
Peggy
Thompson
Jim and Brenda
Wilson
Wesley
Swanger
Peggy
Thompson
Gayle
Wagenblast
Chen WilliS
Nancy Falk
Jennifer Bates
Karen
Elementary School has large
class sizes now and Briggs
Middle School has children
doubled up In lockers currently
3- If the proposed development
would require annexation of
nearby properties
4 What would happen to wildlife
that live In and/or use the open
field?
5 Drainage Issues There IS
flooding to abutting properties
the west and to the north
6 Mapping error - 23'" Street
should be Bonnie Lane
7 I ncreased traffic caused by the
development/difficulty backing
onto Marcola Road from
eXisting houses across the
street
8 Asked If a round-about could be
constructed at 28'h Street and
Marcola Road
9 Medium DenSity Resldent]al
density questions - ]f the
minimum denSity IS 10 dwelling
Units per acre, why are they
required to have 12 dwell]ng
Units ?er acre and why can't
7-15
students D]strlcts can be redrawn to
avoid overcrowding Despite the 19-
acre Increase of MDR land, the
maximum number of dwell]ngs under
the amendment's proposed trip-cap will
be only 16 more than permitted under
the current deSignation and zone The
school district uses an est]matlng ratio
of 39 students per 100 new slngle-
family homes and 21 students per 100
new mult]-famlly dwelling At maximum
densities, the estimated Impact of the
amendment will be only 6 addlt]onal
students See also the letter from
School District 19 ]n Attachment 3
"No The subject site IS entirely Within
the current city limits The City does
not have a policy to force annexation of
properties that are adjacent to the city
limits The City'S annexation process
applies when new subdivIsions are
proposed on land outside the City
limits
The Issue raised here Will be the same
whether or not zOning IS changed It IS
better dealt With dUring the Master Plan
phase where site planning and
drainage Will be addressed
"Grading and drainage plans w]1I be
reviewed With the Master Plan and
later applications They must be
prepared by Oregon licensed
engineers and their work reviewed by
the City's PubliC Works Department
IncreaSing drainage to adjacent
properties IS not permitted
"The mapping error has been resolved
for future maps
The applicatIOn has been reviewed by
traffic engineers from State and the
City for compliance With all of the
statutory reqUirements As proposed,
the amendment Will not result In any
more traffic than would be produced by
development under the current
deSignation and zone
At thiS time, the TransP/an does not
antiCipate a round-about for thiS
IntersectIOn
TransPlan Idenlllles the site as a
potent]al Nodal Development Area
The proposed amendment would
]mplement the Nodal Area deSignation
raising the minimum denSity to 12
du/acre, and help the City meet State
Clearwater
Cheri Willis
Clayton" Joe"
Willis
Robert Lind
Robert Lind
Nancy Falk
Nancy Falk
Wesley
Swanger
Laurl Segal
they rezone to a lower
density/at the public hearing the
planner mentioned that the
Master Plan could Include 20
homes per acre
10 Extra persons on the bike path
and crime (houses and cars
broken Into)
11 Wanted to have the two and
three story apartments placed
In another spot
12 How IS 31" Street gOing to be
Improved and will this cost be
placed on the current property
owners?
13 This IS a special piece of
property and that a number of
developers have tried to locate
on this property without
success
14 The Planning CommisSion
should not amerld the Metro
Pian/Rezoning or departure
from the current Metro Plan will
only encourage additional
conversion to commercial and
set a precedent
15 There are Internal
inCOnSistencies with Type I, II,
III and IV review processes
7-16
r
transportation reqUirements With or
without Nodal Area deSignation, the
MDR maximum remains 20du/acre
ReZOning to a lower denSity will make
It more difficult for the City to meet the
Metro Plan's target overall denSity and
comply with Statewide Planning Goals
The Issue raised here will be the same
whether or not zOning IS changed The
principles of Crime Prevention Through
EnVIronmental DeSign (CPTED)
suggest encouraging persons or
actiVities to maXimize surveillance
pOSSibilities Improvement and
maintenance of the bike path will
Increase natural surveillance and
pOSSibly reduce crime
"Apartments could be bUilt there
today The Issue raised here IS the
same whether or not zoning IS
changed The SDC allows a maximum
bUilding height of 35 feet In the MDR
District The height Issue IS better
dealt with dUring the Master Plan
phase where deSign standards, site
planning and landscaping Will be
addressed
"There are Improvement Agreements
that encumber a number of properties
on the east Side of 31 $I Street 31 $I
Street IS a Collector Street City policy
has been that If a Local Improvement
District IS required, then properties
would be assessed as If they fronted a
Local Street No deCISion Will be made
concerning street Improvements and
pOSSible assessments until the Master
Plan application IS submitted to the
City
Past proposals have been piecemeal
The proposed amendment Will bring
100 acres under a comprehensive
Master Plan Future proceedings to
approve that Master Plan and speCific
site plans Will afford neighbors many
opportunities to express their concerns
The Spnngfield CommerCial Lands
Study found a serious shortage of
commerCially zoned property
Conversion to commerCial zOning IS
exactly what IS needed to achieve the
overall goals of the Metro Plan
regarding, eqUitable land supply
"Although the terminology IS
confUSing, the application and staff
report are correct In statlnq the
Laun Segal
Nancy Falk
Laun Segal
Laun Segal
Laun Segal
16 Goal 2 was not adequately
addressed/Goal 2 states that
revISions to the Metro Plan
should not be made more often
than every two years Just
recently Spnngfield made major
revISions to the Metro plan for
Peace Health at River Bend
17 Goal 5 - The City'S Natural
Resource Study was not an
update of the City's land
mventones, the loss of land
Involved small acreages
pertammg to the 25 foot
setbacks
18 Goal 9 - Staff Cited an outdated
version of the OAR
19 Recreational needs were not
adequately addressed
7-17
proposed action IS a Type \I Metro Plan
amendment, subject to a Type IV
review process The Type \I process IS
one that was adopted by all three local
Junsdlctlons which required similar
language for Metro Plan amendments
m 1987 The Type I-IV review process
was unique to Spnngfield at that time
"The applicant has addressed the
Goal 2 question (see Attachment 3 -
correspondence from James
Splckerman) In addition review
procedures m SOC has no limitation on
the number of Metro Plan amendments
that may be submitted Each
application stands on Its own
SpeCifically, SOC 7 010 states that
Metro Plan amendments can be
" Initiated at any time" Additionally,
the Rlverbend Metro Plan diagram
amendment was Initiated In 2002 and
was approved by the City Council
January 10, 2005
The adopted and acknowledged
Spnngfield Natural Resource Study
Report mcluded an analYSIS of how
proposed Goal 5 actions would affect
land mventones ThiS analYSIS
required updating estimates of land
supplies These updates conSidered
only deSignation changes and other
actions that were adopted and
acknowledged They are, therefore,
the most recent and accurate land
supply estimates available Because
the Spnngfield Natural Resource Study
Report IS acknowledged by the OLCO,
It can be used
"The application was submitted In
September 2006 prIOr to the effective
date of changes made to Goal 9 by
OLCO
A portion of the Pierce property was
already deSignated Park and Open
Space m a prevIous City action (95-02-
36) and dedicated for a public park
Park development fees Will be
assessed With bUilding permits The
applicant has met With EWEB and
Wlllamalane Parks offiCials to diSCUSS
coordination of plannmg and
development The proposed Master
Plan Includes extensive open spaces
Goal 8 reqUirements are fully
addressed In the proposed findings
Recreational needs have been and Will
I
Jennifer Bates
Karen
Clearwater
Nancy Falk
Clayton" Joe"
Willis
Clayton "Joe"
Willis
Gayle
Wagenblast
Jim and Brenda
Wilson
Wesley
Swanqer
Jim and Brenda
Wilson
20 Safety Issues for children
crossing 31s1 Street at V Street
21 We (homes on the south side of
Marcola Road) will be the most
adversely harmed by this
proposed development with
mtruslon of streets with traffiC
signals and the backs of retail
stores on and parkmg lots
directly across from our homes
22 People should be forced to
financially compensate the City
for the negattve Impact they will
have on our community
23 A "Final Master Plan" should be
reqUired prior to any zonmg
changes
24 Change the Medium Density
Residential to Low Density
Residential to resolve the
density Issue, the Impact on
schools and the dramage
Issues
25 Big trucks would be delivering
freight at dll hours of the
night/noise m general
26 Our view of the Co burg Hills
would be almost completely
blocked off by unSightly
bUildings Anything over one
story high along Marcola Road
would be conSidered too high ,
would like to see the
businesses spaced at an
appropriate space so they
would be appealmq to our eyes
7-18
, be adequately addressed
PubliC Improvements (Including streets,
crosswalks, traffic Signals and vIsion
clearance) are addressed dUring the
Master Plan, Site Plan Review and
SubdiVISion process
The Issues raised here Will be the
same whether or not zOning IS
changed They are better dealt With
dUring the Master Plan phase where
design standards, site planning and
landscaping Will be addressed
Developers and bUilders are reqUired
to mitigate traffic Impacts and pay
system development fees based on the
maqnltude of their Im~acls
"'Master Plans, Site Reviews and
SubdiVISions can only be based on
eXlstmg ZOning These applications
require the zOning to be consistent With
the Metro Plan designation
The proposed density IS no greater
than under the current designation and
zOning Rezonmg to a lower density
Will make It more difficult for the City to
meet the Metro Plan's and Trans
Plan's target overall density and
comply With StateWide Planning Goals
The Issue raised here Will be the same
under the current deslgflatlon and
zoning Operating hours can be dealt
With dUring the Master Plan phase
"The Issue raised here Will be the
same whether or not ZOning IS
changed In fact, SDC 21 080(1)
states the maximum height In the CI
District (current zonmg) IS 45 feet The
bUilding height Issue IS better dealt With
dUring the Master Plan phase where
deSign standards, site planning and
landscaping Will be addressed
,
ATTACHMENT 3
APPLICANT'S REBUTTAL SUBMITTED BY APRIL 10TH
7-19
Si\TRE
Satre AssocJates, P C
132 East BroJ.dway
Swte 536
Eugene, Oregon 97401
Phone 541 4654721
Fax 5414654722
I 800 662 7094
www satrepc corn
~-L:n-: - -;::-- - :r;.-~---- _
..:;. ~ (i-
~.
ApnlIO, Z007
bPk ! (J {[In.. I
n,~'~3'1
City of Spnngfield
Development Services Department
225 Fifth Street
Spnngfield, Oregon 97477
Attn Gary Karp
Re The Villages at Marcola Meadows
Metro Plan Diagram Amendment (LRP 2006-00027)
Spnngfield Zonmg Map Amendment (ZON 2006-00054)
Dear Gary,
Please accept thiS letter and the enclosed matenals for the public record as the apphcant's
rebuttal to written and oral tesTImony presented dunng and followmg the March 27, 2007,
Plannmg CO=sslOn pubhc heanng regardmg the above amendment applIcatiOns The
enclosed matenals are as follows
. School D1StnCt 19 letter, dated ApnllO, 2007, documenting suffiCient school
capacIty
. Gleaves Sweanngen letter, dated ApnlIO, 2007, regardmg comphance With
stateWide Goal 2
. Why Marcola Meadows m NOT Llke Home Depot, dated March 23, 2007,
outhnmg select fmdmgs for Home Depot derual and how they either do not apply
to the Marcola Meadows apphcatiOn or are no longer vahd
Smcerely,
1< i.cfto.,va., /vi 5 CLtYe-
Rtchard M Satre, AlCP, ASLA, CSl
PresIdent, Satre AsSOCiates, P C
Caples to
Bob Martlll, The Martm Campanv
Jeff Belle, JRB, Inc
Planners, Landscape Architects and EnVironmental Specla!r.sts
7-20
\-...,.--.~-.....-~~-
~ - ,\ '-
Administration BUlldmg
Budget & Fmance
;'Pk l. 'J IUO,
'5 t--r p 111
525 Nll115[~ee~ : :f~,gfle~~;?~\~4Z~_ 541 726-3206 . IFA'I 541-726-3386
Apnl 10, 2007
Satre ASSOCiates P C
132 East Broadway, SUIte 536
Eugene Oregon 97401
AttentIon Robm G Dehnert
"
Subject Student Enrollment and Marcola Meadows
Dear Rob,
Thank'you for the opportUnIty to dISCUSS the potential Impact of "The VIllages at Marcola
Meadows" with regards to enrollment and the resultIng Impact on the Spnngfield School
Dlstnct The Spnngfield School DIstnct utilizes several resources for makmg
adjustments to Its Infrastnlcture, creatIng for the abIlIty to accommodate new housmg
developments and student needs
Each elementary, middle and hIgh school facility wIthIn our DIstnct has a functIOnal
capaCIty FunctIonal capaCItIes help Inform the Dlstnct the level of services reqUIred to
accommodate student enrollment levels If student enrollment at any facIlity should
Increase to levels above the functIOnal capacIty, the Dlstnct would begm a process of
adjustmg enIollments accommodating for the new mIgratIOn of students AddItIonally,
we are well aware of the potentwllmpacts of an Increased student mIgratIon based on the
informatIon you have supplied to us regardIng "The Vlllages at Marcola MeCldows"
Accordmg to the mtormatlon you've shared, the dIstnct has adequate capaCIty to meet the
needs of any ClddltIOnal students from a development of thIS size
We appreCIate beIng engaged m these dlscussIOns dunng the early steps of the pldrlmng
process If you have further questIOnS or need addItIonal infOrmatIOn please contClct
WIlham LeWIS at 726-3258 Thank you again for involVIng the Spnngfield School
Dlstnct In your ongoing diSCUSSIOnS
SIncerely,
0~ )70(.
Brett M Yancey
DlreLlor of Finance
Spnngfield Pubhc Schools
byancey@sps lane edu
Jh,/
G-- \j
I,JpIJ51 L !'ill'll",t:' l{.!.m:I!Lt.
--------- --
I l JJ~ t~vlllDl 111,.7-21
ul U[..-purrWUt\' LlrlfJllM;'(
E-Matl Correspondence
Apnl10,2007
Robm G Dehnert, AlCP - r dehnert@satrepc com
-'Satre AssocIates, P C
132 East Broadway, SUlte 536
Eugene, OR 97401
Re
Goal 2 Issue
The Villages at Marcola Meadows
Dear Rob
I thmk the comments on page 5 of the March 26, 2007 subnnsslOn to
the CIty correctly pomt out the coordmabon called for by the Metro
Plan I would only add that the coordmabon process as part of the
Metro Plan has, of course, been acknowledged as consIstent WIth the
StateWIde Goals, mcludmg Goal 2
The language ill Goal 2 GUldehnes has been CIted as a lumtabon on
reVlSlOns to the plan Part III E 1 contams the language " major
reVlSIons should not be made more frequently than every two years,
1f at all possIble"
The fact IS that the second paragraph of the mtroductory sectron of
Part III - Use of GUldelmes, descnbes the guIdelmes as "suggested
drrecbons that would md local governments m actrvatIng the
mandated goals" The guIdehnes are srmply suggested approaches
that local government may use m achlevmg comphance With the
goal, they are not requrrements With which local governments must
comply ORS 197015(9), Churchill v Tillamook Count'z, 29 Or
LUBA 68 (1995)
In Chapter N of the Metro Plan, enbtled "Metro Plan ReVlew,
Amendments and Refmements," pohcy 4 d states
"d The govemmg bodIes of the three metropohtan
Junsdlcbons may rmbate an amendment to the Metro Plan
at any bme Cltlzen rmbated Type II amendments may be
lTIltlated at any bme "
7-22
Phone
(541) 686-8833
Fox
(541) 345-2034
975 Oak Street
SUite 800
Eugene, Oregon
97440-1141
Mailing: Addre:.s
PO Box 1147
Eugene Oregon
974401147
Emall
wfo@gJe,veslawcom
W eb-Sw~
www de..Jvesbw cum
Fredend, A Batson
Jon V Buerstatte
Joshua A.. Chrk
QJOle! E Elll:.on
AJ Glustm3
Tl10mas P E Herrmann*
Dan Webb Howard
Stephen 0 LJne
William H Md(tLIl"
WalterW Miller
Laura T Z MontgomervO-
Tanya C 0 Neil
Standlee: G POUer
MarthJ J Rodman
Rubert S Russell
Dougla':l R. Schultz
lvlalcolm H Scott
James W Splckerman
Kate A Thompson
JaneM Y<ltes
... Also admItted
lD Washmgtoll
Robrn G Dehnert, AIet'
ApnllO,2007
Page 2
Of course, tlus polley of the Metro Plan has been acknowledged at
LCDC as consistent Wlth Goal 2
As I md1cated to you m our conversatIOn, I do not bel1eve I can add
anythmg further on Goal 9
Let me know what else I nnght be able to proVlde you
,Very truly yours,
James W Sptckerman
SDlckerman(m!2'leaveslaw com.
Jca
7-23
0609 Marcola Meadows
March 28, 2007
WHY MARCOLA MEADOWS IS NOT LIKE HOME DEPOT
Selected demal fmdmgs for Home Depot Metro Plan Amendment 00-12-254 and responses
regardmg current appllcatlOn
Home Depot Fmdmg 34 cites Economic Element Pobcy #B 16.
Utz/zze processes and local controls, whzch encourage retentIOn of large parcels of mdustrIally
or commercially zoned land to faczhtate thezr use or reuse m a comprehensIve rather than
pzecemeal fashIOn
Marcola Meadows Appl1canon' The Marcola Meadows Master Plan will replace the eXlstrng
Conceptual Development Plan whereas the Home Depot applicatIOn srmply asked to break off a
piece Without addresomg the whole The Home Depot proposal was to remove approXlIDately 8
acres from an approved 56-acre Conceptual Development Plan That plan was created, rn part, to
rmplement Policy #B 16 By contrast, the current proposal will bnng 100 acres under a Master
Plan
Home Depot Findmg 5 Cites Economzc Element PolIcy #B 6'
Increase the amount of undeveloped land zoned for lzght mdusmal and commercial uses
cOlTelatzng the effectzve supply m terms of sU!tabz/zty and avazlabz/zty wzth the projectIOns of
demand
Marcola Meadows Appl1cahon The frndrngs sub1llitted With the Marcola Meadows proposal
establlsh a quantified correlatIOn between the supplies of mdustnal, commerCial, and residentIal
land based on the adopted and acknowledged projections of demand These findmgs also diSCUSS
thoroughly the SUitability of the Site relative to other CI properties ill the mventory The proposal
wIll be an Important ImplementatIOn of Policy #B 16
Home Depot Fmdmg 7. "The Council fmds that there are other rndustnal zones SUitable for
buudmg supply uses Warehouse Commercial/Retail uses, espeCially bulidrng matenals, are
penrutted m LightlMedlUtn IndustnaI and Heavy IndustnaI zones (Spnngfield Development
Code 20 020(6)) "
Marcola Meadows Appl1catlOn The CI~ of Spnngfield Plannmg CommiSSIOn approved ZON
2006-024, wluch formallzed the assertIOn made m Metro Plan amendment 00-12-254 Fmdrng 7
that Home Improvement Centers are penrutted m LMI and HI zomng dlstncts However, the
Oregon Department of Land ConservatIon and Development ruled that tills actIOn did not
comply With state and local requrrements for such amendments Therefore, Fmdmg 7 IS no
longer valJ.d
Home Depot Fmdmgs 10 and 11
10' "There IS nothing m the record to suggest that Spnngfield has an excess rnventory of Campus
Industnal property The Metro Plan as It stands IS mtended as a coordrnated, comprehenslVe
7-24
actIOn that supports a vanety of policies These policies are denved from compliance With
statewlde land use goals, ad=stratlVe rules, and what IS m the best mterests of the corrumullty
for a balanced econOffilC, social and envITorunentally responslble future"
11. "There IS nothmg m the record to warrant the conversIOn of t1us Campus Industnally zoned
property to commercially zoned pLoperty "
Marcola Meadows Applicahon: The MetropolLtan Industrzal Lands PolLey Report did not
project demand specifically for Campus Industnalland The nearly 1,000 acres ofland
recommended for C1 deslgnatlon m the adopted and acknowledged MetropolLtan Industrzal
Lands PolLey Report was deemed sufficient ull at least the end of the planrnng penod Smce the
mventory was completed, the net result of deSignatiOn changes has mcreased the supply of C1
land by over 160 acres TIns IS documented m the applicatiOn and supplemental matenals The
table below documents these changes
The applicatiOn also documents the unbalance ofland mventones and presents sound econorrnc
reasons for reapportiOnmg mdustnal, commerCial and residential land supphes as proposed A
coordinated and comprehensive effort to unplement the policles of the Metro Plan cannot fall to
acknowledge the unportance ofbalancmg land supphes Mamtammg eqUilibnum between the
vanous land supplies IS m the best mterest of the commuruty
Current and 1993 MILPR Proposed C\ Inventory
MILPR DeSignations 2004 MetroPlan DeSignations
Replon Site 1993 Recommended acres Current acres F,'e#
1 29 LMI CI 672 LOR -672 MA 92-002
2 37 P&O, SLI' Ct 180 CI
47 lMI CI 488 LMI -488 not converted
84 SLI CI 215 CI
4 2 UR UR" 462 UR
5 1 SLI CI 763 CI
2 SLI CI 303 CI,C'" -10 MA 02-009
3 SLI CI 28 CI
7 5 SLl CI 861 CI
25 SLl CI 243 CI
MILPR recommended Cl,nventory 9957
MILPR sites not recommended for Cl,nventory
2 29 LMI, SLI, NR LMI, NR
43 SLl N/A
51 LMI, NR LMI NR
5 N/A" Non-tndus!nal N/A
CI 448
CI 103
CI, NR' 632
CI 77
MA 91-001
Adlustments to Cllnventorv
Current Adjusted Metro CI,nventory
162
1158
The MILPR estimated Ol1ly 180 of 326 acres were developable
~ University Research IS thought synonymous With Cl
. ApprOXimately 10 acres of anginal 30 3 deSignated CommercIal
. 11 acres of the angina! 74 3 are deSignated NR
... ApprOXimately 75 acres of Cl were added adjacent to Sile 1 Region 5 WAP adoptIon
Tr,e 1993 study was based on 1989lnventor'J The Metro Plan SLI descnpnon became CI VI3 MA 92-001 (adpt 10/9
7-25
ATTACHMENT 4
DRAFT MINUTES _ MARCH 27TH PLANNING COMMISSION WORK SESSION
7-26
DRAFT MIN ~-TES
ltes approved by the Spnngfield
Inmg CommisSion
City of Spnngfield
Work Meetlllg
MINUTES Of THE WORK SESSION MEETING Of
THE SPRINGIELD PLANNING COMMISSION HELD
Tuesday, March 27, 2007
The City ofSpnngfield Planmng CommiSSIon met m Work SessIOn 10 the Jesse Mame Meetmg
Room, 225 fifth Street, Spnngfield, Oregon on Tuesday, March 27, 2007 at 530 pm, with
frank Cross as Spnngfield Planmng ComrrnsslOn Chair
ATTENDA!'.CE
Present were ChaIr frank Cross, Planmng CommiSSIoners Lee Beyer, Gayle Decker, Dave Cole,
Steve Moe and Johnny Kirschenmann Also present were Development Service Director BIll
Gnle, Plannmg Manager Greg Mott, Plannmg Supervisor Mark Metzger, Planner III Gary Karp,
Plannmg Secretary Brenda Jones, and CIty Attorney Joe Leahy
ABSENT
. Bill Carpenter
APPLICATIONS
L METRO PLAN DIAGRAM AMEMDMENT-CASE NUMBER LRP 2006-00027
SPRINGFIELD ZONING MAP AMENDMENT-CASE NUMBER ZON 2006-
00054
CommiSSIOner CrOSS called the meetmg to order He bnefly noted the applicatIons at
hand
Mr Karp made the staff presentatIOn, explammg that the property 10 questIOn was known
as the Pierce property was sold last year and the new property owners wanted to develop
the property to allow constructIOn of a phased mIxed use reSIdential and commerCial
development WIth nodal attnbutes to be known as the Village at Marcola Meadows The
property located north of Marcola Road and west of3I", was about 100 acres 10 size
The current Eugene-Spnngfield Metropohtan General Area Plan (Metro Plan)
deSIgnatIOn for the property was Campus Industnal, MediUm-DenSIty ReSidential, and
Campus Industnal Mr Karp Said the applicant was requestmg a Type II Metro Plan
amendment to change the CampuS lndustnal portIOn of the Site (56 acres) to
Commerclal/Nodal Development Area, Commumty Commercial, and MedlUm-Denslty
Resldentlal/Nodal Development Area, and an amendment to the Spnngfield Zomng Map
from Campus lndustnal to Commumty CommerCial (II acres), MIxed Use CommerCIal
(26 acres), and MedlUm-Denslty ReSIdential (19 acres)
7-27
DRAFT Mll\JTES
Mr Karp smd the applicatIOns were the first step In the process of obtmmng development
revIew approval Submittal of a master plan regulating development on the entIre parcel
would reqUlre approval ofthe'Planmng CommIsSion and mdlVldual sIte review and
subdIVISIOn applicatIOns Future applicatIOns would Inelude public notice
Mr Karp reported that the applicant held a public meetmg at Bnggs MIddle School on
March 14 to dIscuss the proposal WIth resIdents and solicIt their questIOns and concerns
About 40 people attended, and concern was expressed about the effect of drainage from
the sIte, whether adjacent resIdents would have to partIcipate m street Improvement costs,
and bmldmg height Most of those Issues raIsed were related to the master plan approval
process, where such Issues would be addressed He said If such Issues were rmsed at the
pubhc heanng, they would be meluded m the public record, but they were not related to
the cntena governmg the apphcatlOns
Mr Karp spoke to StatewIde Plannmg Goal 12, TransportatIOn The Pierce property was
listed m TransPlan as a potentIal node and was considered by the CIty Council for formal
designatIOn as a node The apphcant submItted a request for a tnp cap, to be
Implemented through a tnp momtonng plan to demonstrate compliance WIth Goal 12
Spnngfield staff Gary McKenney and Ed Walker of the Oregon Department of
TransportatIOn (ODOT) reviewed the applicatIOn for compliance and recommended a
condItion of approval to be Imposed dunng the master plan revIew process The
condItIOn called for ramp Improvements at the Mohawk/Eugene-Spnngfield HIghway
mterchange
Mr McKenney spoke to the traffic analYSIS, saymg Spnngfield and ODOT staff were
satIsfied that the analysIs was accurate and adequate In regard to the zone change, traffic
engmeers must make assumptIOns about the type of development that would occur, and
they focus on the mtenslty to be expected 10 a "reasonable worst case development
scenano" The result was measured agamst the Goal 12 cntena and compared to what
had been assumed would take place Mr McKenney smd the engmeers looked at the
tnps anticIpated m the "reasonable worst case scenano" and bUIlt a structure mto the land
use approval process that precluded further development after the traffic generated by the
proposed development reached a certam lid He remmded the commiSSIOn that was the
approach taken to the Peace Health plan amendment
Contmumg, Mr McKenney saId one concern about such an approach was that the first
phases of a development could take up all the capacity under the lid, makmg later phases
more problematIC and potential leavmg empty land He smd the condItIOn of approval
recommended took a different approach Staff recommended that Wlthm each zone III the
proposal, the number ofumts of development, whether thousands of square feet of
commercIal or number ofumts of resIdent wi, be hmlted
Mr McKenney smd that another Issue that staff addressed through a condItIOn of
approval related to the Impact that would result from development under the proposed
rezomng The draft analysIs Identified one faCIlity that would be slgmficantly affected If
the development proceeded as proposed, the Mohawk mterchange WIth the freeway,
7-28
DRAFT Mil, JTES
particularly the eastbound off-ramp The applIcant proposed to mItIgate the Impact
through some lane restnpmg Staff was comfortable WIth that conceptua\1y, but at thiS
pomt lacked a detailed deSign that could be analyzed He recommended as a condItion of
approval that the applicant demonstrate to ODOT, the faCility owner, that the mitigatIOn
measure could be accomplished meeting the applicable ODOT highway standards
CommISSioner Cross asked when mitigatIOn would occur Mr McKenney sald It would
be reqUired to be 10 place pnor to the occupancy of any new bUlldmg on the site The
restnpmg would create an additIOnal turn lane No changes were needed at the other on-
ramp Respondmg to a fo\1ow-up questIOn from COmmiSSIoner Decker, Mr McKenney
lildlcated that the analYSIS looked 15 years mto the future
Respondmg to a question from CommisSioner Cross, Mr McKenney smd the mterchange
to the east was not expected to handle most of the traffic commg from the east The 42nd
Street mterchange was not as close and was not the pnmary route people chose to use
Staff belIeved that most people would choose to the use the mterchange closest to the
Site, and the Mohawk exchange was closest He confirmed, m response to a follow-up
questIOn from CommIssIoner Cross, that the center turn would be able to go both straIght
and left, today one could not go to the left There would be two lanes from which people
could make a left turn
Mr Karp spoke to the Issue of compliance With Statewide Goal 9, Economic
Development He said that 10 2001, the CIty CounCil derned a Metro Plan amendment to
change 7 79 acres of Campus Industnal to Commumty Commercwl to accommodate a
Home Depot He noted the applicant submItted the applicatIOns 10 September 2006, pnor
to the effectIVe date of the recent changes of Goal 9, Commerc13l and Industnal Lands
Study from 2001, are Stl\1 the ones 10 effect today The recently adopted Natural
Resource Study fine tuned the CommerCial and Industnal Land Inventones What we
haven't had IS a complete review of the malO mventones There may be a future
Commerclal/lndustnal BuIldable Lands Study, whIch WI\1 be outSIde the realm of thIS
project There are still only two Campus Industnal sites lil the commumty, one IS at
Gateway and the other IS the PIerce property The draft Jasper-Natron SpeCIfic
Development Plan proposes to add to the Campus Industnal Inventory, but It was yet to
be adopted
Mr Karp discussed what had changed smce 200 I, saymg that 10 regard to the Campus
Industnal zone, there appeared to be growmg demand for bus mess park uses The zomng
dlstnct was pnmanly mtended to be an mdustnal zomng dlstnct, and m 2004 the CIty
made some changes to the mIx of uses to ensure that 60 percent was dedIcated to
mdustnal/research and 40 percent could accommodate busmess parks That applIed to
the Pierce SIte However, most of the demand happemng on the Gateway Campus
lndustnal SIte was for commercwl office uses Mr Karp sald thiS staff report mcluded a
list of20-25 uses currently at that SIte There was one mdustnal use, Shorewood
packagmg, and the remamder was developed 10 such uses as call centers or bUSliless
parks
7-29
DRAFT MThJTES
Mr Karp belIeved there was a change m the nature of the demand smce the adoptIOn of
the Campus lndustnal desIgnatIOn The Sony plant Sltmg was an example of the type of
use that was contemplated, that use lasted about five years and became obsolete The
Sony bUlldmg was now m use for medical research
Mr Karp suggested the lack of Campus lndustnal development on the Pierce sIte was
due to the relatlve proxImIty of the Kmgsford Charcoal plant, the raIl lme, and electnc
lInes He smd the Home Depot applIcatlon was for a piecemeal development and the
proposal m questIOn was for the entire property
Mr Karp saId the commISSIOn's decISion needed to consIder whether the City would be
better served by the applIcatIOn He belIeved that a qualIty development would be
constructed m tlme
ComrmsslOner Beyer believed the commiSSIOn faced the qualitatIVe deCISion of whether It
was better to put the site mto more commemal use He recalled hIS past arguments for
Campus lndustnal zomng on the site, but dIsagreed WIth Mr Karp's assessment that there
had been no mterest expressed m locatmg an mdustnal use on the property He had
worked WIth several people, some of who went so far as to develop site plans, who tned
to locate an mdustnal use on the property but they had dId not have a wlllmg seller
However, he thought the commiSSIon needed to focus on the best use of the property
Mr Karp Said he dId not disagree WIth ComrmsslOner Beyer's assessment
CommISSIOner Cross recalled that there were other Issues related to the sUitabilIty of the
property Mr Karp noted the preVIOusly mentIOned proximate uses, which were not
acceptable for some uses such as high tech mdustnal uses because of nOise, vl1;lratlon, and
pollutIOn
Mr Metzger agreed WIth ComrmsslOner Beyer, and saId that other Issues, particularly the
Kmgsford plant, worked agamst the site as hIgh tech locatIOn
CommiSSIOner Beyer thought there was also a perceptIOn of transportatIOn problems at
the site and agreed about Mr Metzger's assessment of the Kmgsford site He thought
there was also a perceptIOn related to power lInes and the VibratIOn from ralllmes, but
pOinted out that many high tech Sites in Oregon were m located on SUnIlarly hampered
sItes and while It was a concern, It did not preclude such uses from being located on those
sItes
ComrmsslOner Cross asked If the proposed use could be SIted at another location If It was
not to be accommodated at thiS site
Mr Mott Said the State, through the penodlc review process, did not order the CIty to
evaluate ItS mdustnalland from either the demand or supply SIde, and no one had
analyzed what the commumty was able to offer that sector of the economy, making It
difficult to compete for those bUSinesses Over tIme, Spnngfield had expenenced a
7-30
DRAFT Mil JTES
change 10 what types of bus messes were attracted to the commuruty, and the City Council
had not yet dIscussed how to pOSitIOn Spnngfield for those busmesses The State
reqUIred the CIty to have a 20-year mventory, but did not sl1pulate 10 the past the type of
analysIs that would legltl1mze the mventory m terms of both quantity and the usabIlity of
the sites for different sectors ot:the economy
Mr Mott suggested a manufactunng busmess might not be as concerned with a supply of
developable acres as It was with the quality of life, high educatIOnal quality, and better
medIcal facllil1es, and might compromise on the quality of the Site It selected for those
factors Spnngfield staff expected to engage 10 a discussIOn of that tOpiC With the councll
and the commumty at the start of the next fiscal year At thiS po lOt, he believed the City
was operatmg under anl1quated notIOns about the mdustnal sector was and what It could
be expected to be 10 the future, and had done no analYSIS or planmng outSide of a few
discrete actIOns, such as the ImplementatIOn of the urban renewal dlstnct 10 Glenwood
and the draft Jasper-Natron SpeCific Development Plan
Mr Mott said the law was clear as to the need for a 20-year mventory, but It was not
clear that the expectatIOn was that the 20-year would be a rollmg mventory, that IS, there
would always be a 20-year supply WIule It was Impracl1cal to thmk there would be, he
believed the City needed to evaluate what was needed, perhaps on five-year cycles
Penodlc delel10ns of the mventory had some affect, but he did not thmk the overall
slgmficance of that could be detenmned untIl a cyclical evaluatIOn occurred
Mr Beyer suggested that CommISSioner Cross' questIOn was, If not here, where, wlthm
Spnngfield, and was that a concern He said he both agreed and dIsagreed With Mr Mott
He said 10 reality, commuml1es do not count umts and then factor 10 projectIOn growth
and density factors to determme how much land was needed, mstead, reality was
opportumty-based He hoped that staff commisSIOned some cormnercJaI and mdustnal
brokers to review the eXlstmg mventory and how It related to regIOnal demand, as he
believed that demand was more regIOnal 10 nature than local Mr Beyer also hoped that
staff talked to the State Economic Development Department to learn what kinds of
requests for land It was recelvmg
It was CommiSSioner Beyer's perceptIOn that the metropolitan area had no land, even for
local growth He offered as an example the growth occumng 10 Coburg, which he
attnbuted to a lack ofland 10 the metropolitan area He pomted out that 3,000 to 5,000
people were workmg each day 10 a town With a populal1on of 800 only 1-] /2 mIles from
Spnngfield's border That was where the land was, and the metropolitan area was now
grapplmg WIth what to do With the sewer from the growth Coburg expenenced He said
the Issue was where were the sites aVailable that people wanted to use, addmg It was
queSl10nable whether the Site 10 questIOn was a good mdustnal site and perhaps better
used for housmg However, COmmissioner Beyer questIOned whether the City should
change the zone because of a lack of need for the land, and quesl10ned If the conumsslOn
had the mformatlOn It needed to make that Judgment
7-31
DRAFT MlJ\ JTES
Mr Mott clanfied he was not suggesting that he and Mr Metzger were gOing to
commence on an industnallands study on July I, the budget allocatIOn he anticipated
would be used to hire professIOnals He said the commISSIOn did not need to subslitute
the sIte for another Site, It was not an approval cntenon or a reqUirement of Goal 9
However, the commiSSion needed to respond to the effect of the proposal on the
inVentory, and the effect on the mventory would be reductIOn of 56 acres of Campus
Industnal from the mventory
CommlsslOner Cross questlOned how the commISSlOn could Juslify the proposal as
beneficial to Spnngfield If It was unable to understand the true benefit behind It
Mr Mott noted that the commiSSion had yet to hear all the eVidence He pOinted out that
any lime the CIty made such a change anywhere It was replacing one deSignatIOn for
another He suggested the same questIOns with respect to the appropnateness of the site
for the mtended use, not Just the eXISting use He said the comrnISSlOn had to assume,
because It lacked eVidence to the contrary, that the Clry made the nght decIsIon at some
pomt m the past to deSignate the sites as they were, as It had all worked out in the past
and the infrastructure was deSigned around what was mtended for the Site As lime
passed and pol1Cles became dated or the appropnateness of the Site passes by for what
ever reason, there was an InItiative to change the property's desIgnalion and the
developers made that argument to the City The commISSIOn had to weigh the facts and
whether the pol1cles in the plan supported the actlOn
Mr Mott reIterated that the comrmSSlOn did not have to make up the reductlOn m the
deslgnatlOn somewhere else, although that mtght occur through another process
Mr Metzger reported that Department of Land ConservatlOn and Development staff had
mdtcated ItS preference that the Ctty's staff report be based on adopted inventones that
were currently part of the record The most recent industnal inventory was done in 1992,
and It had suggested that there would be 1,500 to 2,100 surplus acres beyond the 20-year
supply The State dIrected the Ctty to evaluate the reductIOn agam,t the surplus, rather
than the 20-year supply Itself, and suggested that If the CIty "mbbled away" at the surplus
It should theorelically be okay The findmg was that 56 acres could be accommodated
agamst the surplus
Mr Metzger recalled Spnngfield's 2000 Commercial Lands Study, which found the
communIty short of supply by about 356 acres The Clry had added to the projected
shortfall through other actlOns, redUCing It to about 172 acres He Said staffbel1eved that
Spnngfield mIght have a shortage of commemalland and surplus of industnallands
Mr Metzger emphasized the need to update the BUildable lands mventory and noted the
recent CommercIal and Industnal BUildable Lands Study, which mdlcated that more
work was needed to detennIne what the mventory was He Said that demand was another
factor, and the study dId not address that Issue Mr Metzger bel1eved that the
commlSSlOn could trust mtultlYely that Spnngfield needed more commercIal land
7-32
DRAFT Mil :JTES
CommiSSioner Beyer bel1eved the study mentioned by Mr Metzger lacked a qual1tatlve
aspect as It treated every square foot ofland the same, and there was a difference There
were many smaller Sites With an acute shortage oflarge sites Choices were narrow
Mr Metzger emphaSized the draft nature of the Jasper-Natron Specific Development
Plan He saId the Jasper extensIOn had a good chance of go1Og through, and If It was
constructed the City would need to exam10e and rearrange the development patterns 10
the vlClmty He noted the draft plan called for about 178 acres of new Campus Industnal
land 10 that area
Mr Beyer asked about capacity 10 the sewer l1Oe, If the Ime would have to be moved, and
If the deSign proposed functIOned With It Mr Karp said the lme would not have to be
moved The Issue of capacity would be addressed at the master plannmg stage
Mr Beyer recalled Issues related to sewer capacity in t1us area, and thought the City had
done someth1Og to address that However, he noted the added reSidential umts bemg
proposed and asked If the system was able to handle the additional load Mr Karp said
yes
Mr Beyer deterrmned from Mr Karp that the ditch would remain an open ditch and
would be relocated Mr Metzger said the ditch was manmade and the Army Corps of
Engineers had no JunsdlctlOn and the DlVlSlOn of State Lands had no objectIOn to the
relocatIOn Mr Beyer asked If the ditch was a SOlI and Water ConservatIOn Dlstnct
faCility Mr Karp said the ditch was part of the City's stonn sewer system
CommiSSIOner Cole asked tfthe City was "playing fdvontes" gIVen that he perceived the
City Mr Karp suggested that depended on whether one thought the situation had
changed over time He pOinted out the change 10 the use of Campus Industnal and the
fact the development proposal covered the entire site as changes 10 Clrcumstances
Mr Mott recalled that the commiSSIOn had recommended to the counCil that It approve
the Home Depot proposal, and the City Council deCided against It He SaId the
commiSSIOn needed to consider whether any of the uses bemg contemplated were
unacceptable tradeoffs 10 compdnson to the potential uses that could be located under the
current plan deSignatIOn and zone
Mr Karp explained that the area IS a proposed Nodal Development Area, wluch calls for
a mned-use development This proposal IS the type of mixed-use development that
would occur at tlus property
CommiSSIOner Cole asked If the proposed development was conSIdered by staff to be
noddl development or a partlal nodal development Mr Mott responded that there IS no
standard bluepnnt for a Node Staff understands why citizens may thmk that IS the case
The gUidance that the TPR provIdes IS that a Node has certam elements to It It might be
on a major transportatIOn l10e or comdor, there's transIt servIce available, the
development Will allow blke/ped throughout the type of uses that are attracted to It,
7-33
DRAFT M~ JTES
wlthm the Node there IS never more than '/. mile dIstance between the transit faclh~ and
the aClIVllIes, whether It be somethmg special, commercial or office wlthm the Node
TheorelIcally you could say the largest a Node can be IS about 160 acres Eugene has
deSIgnated one site that IS significantly larger than 160 acres Spnngfield has deSignated
two sites that are much smaller
CommiSSIoner Cross asked If the proposal IS more Nodal than Just a standard
development
Mr Mott responded that the plan deslgnalIon there IS 9 acres of commercial, 36 acres of
medIUm densl~ resldenlIal and 55 acres of campus 10dustnal There IS no mIxed-use
lOrung, no nodal overlay, so there IS no reason to belIeve that under the current plan and
zomng that anythmg approxlmatmg a Node would develop There IS the potenlIal that a
developer could provIde bike and pedestnan conneclIon through-out the campus
mdustnal over to the resldenlIal One of the pomts ofhav1Og a Nodal deSignation and
recelVlng dIrectIOn from Council IS to apply the Nodal deslgnalIon on certam sites So
that we are guaranteed that certam attnbutes of a pedestrIan onented or transit onented
Nodal development will occur
CommiSSIOner Beyer, asked that the applIcation 10 front of the Commission tomght IS for
the zone change, plan change Mr Karp responded that the handout of development
rendenngs was submitted to show possible scenano This IS not what the development
would look hke, the Master Plan will make that deteml1natlOn
CommiSSioner KIrSchenmann asked Mr Karp about the letter received from OLCO He
asked If 56 acres represent 29% of the eXlst10g CI, as of today There IS a paragraph 10
the letter winch calculates It to about 194 acres deSignated CI nght now Mr Karp
responded that the C01TIlTIlSSlOners can look at the mfonnatlOn 10 a couple of different
ways Gateway has 275 acres, some of that IS 10 the City, some IS 10 the DGB, and you
have the 56 acres at the Pierce property, so there IS probably more than what OLCO IS
statmg 10 the letter Mr Karp went on to say that 10 relatIOn to OLCO's comments, there
IS go 109 to be a letter submitted mto the record tomght, from Satre and ASSOCiates Satre
went through the OLCO letter and responded to all of their questIOns and concerns
CommiSSioner Cross asked Ifthere where anymore questIOns of staff There was none
2. ADJOURN
CommiSSIOner Cross adjourned the meet10g at 6 45 P 10
(Recorded by Krmberly Young)
7-34
ATTACHMENT 5
DRAFT MINUTES _ MARCH 27TH PLANNING COMMISSION PUBLIC HEARING
7-35
DRAFT MIt\ JTES
Vllnutes approved by the Spnngfield
Planning Commission
City of Spnngfield
Regular Meetrng
MINUTES OF THE REGULAR MEETING OF
THE SPRlNGIELD PLANNING COMMISSION
Tuesday, March 27, 2007
NOTE. The recorder malfunctIOned. These mmutes are prepared/rom wrztten notes taken by
several Development ServIces Department Staff.
The City of Spnngfield Planrung CorrumsslOn met ill regular sessIOn ill the Councll Meetillg
Room, 225 Fifth Street, Spnngfield, Oregon on Tuesday, March 27,2007 at 7 00 pm, With
Frank Cross as Spnngfield Planmng ComrmsslOn Charr
ATTENDANCE
Present were Charr Frank Cross, Planmng ComrmsslOners Lee Beyer, Gayle Decker, Dave Cole,
Steve Moe and Johnny KIrschenmann Also present were Development Semce Drrector Bill
Gnle, Planrung Manager Greg Mott, Planrung Supervisor Mark Metzger, Planner III Gary Karp,
TransportatIOn Planner Gary McKenney, Planrung Secretary Brenda Jones, and City Attorney
Joe Leahy
ABSENT
. COffiIDlsslOner Carpenter
PLEDGE OF ALLEGIANCE
. The Pledge of Allegiance was led by Charr Frank Cross
COUNCIL ACTION
. Dave Cole reviewed the preVIOUS evernng's diSCUSSIOn on the ODOT replacement
bndges
BUSINESS FROM THE AUDIENCE
. None
OUASI-JUDICL"-L HEARING
Metro Plan DJa~ram Amendment. Journal Number LRP2006-00027
Sonnrlield Zonm~ MaD Amendment. Journal Number ZON2006-00054
Satre Associate~., A,Dohcant - Reoresentm!! SC S'lnnrlield. LLC
There was no confuct of mterest or ex-parte contact
7-36
DRAFT Mn--'-JTES
Mr Mott reviewed the cntena of approval for the two applicahons found m the Spnngfield
Development Code SectlOns 7 070 and 12030
Mr Mort stated that any comments should address the cntena of approval and that the Plannmg
ComnnssiOn IS not the decIsion maker on these applicatiOns The Plannmg ComrmSSiOn Wlll
make a recommendahon to the City Council to approve, approve Wlth condlhons or deny these
appl1cahons '
ComnnSSiOner Beyer asked Mr Mott to explam that the reason for tills hearmg IS not to approve
a smgle use, but that a much broader range of development that can be sited and that the scope of
publ1c testunony IS not lnmted
STAFF PRESENTATION'
Mr Karp presented the staff report
Mr Karp began by entenng the staff report and wnrten testimony sent to the Plannmg
COmrmSSiOn mto the record Wnrten testunony was from
Brenda Wilson, received March 23,2007
Darlene Houck, received March 26, 2007
RIck Satre, received March 26, 2007
Mr Karp went on to state The subject Site, formerly known as the "Pierce" property IS located
north of Marcola Road, west 001 st Street, east of Mohawk Marketplace shoppmg Center and
south of the EWEB bike path The subject site IS 1003 acres m size The current Metro Plan
designatiOns and zomng are Campus 1ndustnal, MedIUm Density ReSidential and CommUnIty
CommerCial The applicant requests approvqJ of a Type II Metro Plan diagram amendment to
change the Campus Industnal deSignated portlOn of the subject site (currently 56 acres) to
Commerclal/Nodal Development Area CommUnIty CommerCial and MedIUm DenSity
Resldentlal/Nodal Development Area, and amendment of the Spnngfield Zomng Map from
Campus Industnal to CommUnIty Commercial, MiXed Use Commercial and Medium DenSity
ReSidential The appl1cant's mtent IS to obtain the proper Metro Plan deslgnatlOns and zomng to
allow the constructiOn of a phased IDlxed-use resldenhal and commerCial development With
nodal attnbutes called the Villages at Marcola Meadows
Mr Karp referred to a handout that explamed the three step review process that IS requned
before development can occur l) Approval of the Metro Plan Diagram and Zomng Map
Amendment Appl1catiOns, 2) Approval of a Master Plan for the entire property, and 3) Site Plan
Revlewand SubdlYlsiOn Approval Mr Karp stated that all these applicatlOns requne publ1c
notice
Mr Karp stated that staff recommends approval of Metro Plan Amendment and Spnngfield
Zomng Map Amendment, With conditions
7-37
DRAFT Mil :JTES
.
APPLICANT PRESENTATION.
RIck Satre WIth Satre and ASsocIates, pc, 132 East Broadway, SUIte 536, Eugene, Oregon
97401 Applicant's representatIves
Mr Satre renunded the Planmng COITlITIlSSIOn that the question torught IS about Plannmg and
ZOlling Nonetheless, there has been substantIal effort mvested m developmg a VISIOn Mr Satre
referenced the Master Plan process and the plans underway Mr Satre Informed the Plannmg
ComrrnssIOners that he wIll be m front of them agam when he presents the Master Plan
applicatIOn, and then there WIll be a conversatIon m more detaIl about what the commUIllty can
expect at Marcola Meadows
Mr Satre stated the property m questIOn has been known for years as the "PIerce Property" The
site IS now known as the VIllages at Marcola Meadows Marcola Meadows IS envlSloned to be a
livable, walkable, human scale, connected SUIte of Villages The proposal does mclllde a home
rmprovement center, but the home unprovement center IS only 13 6 acres of the 1003 acre SIte,
and the proposed open space IS also about 13 acres However, the home rmprovement center IS
the econonuc engme, It WIll be the draw winch WIll allow smaller commercial to survIve, and
mdeed thnve
Mr Satre descnbed the proposed Metro Plan DIagram and ZOlling Map amendments Mr Satre
pomted out that the proposed Nodal Development Area WIll be applied to 80 7 of the subject
property's 1003 acres winch WIll help Spnngfield comply WIth TransPlan and the TPR
regardmg trIp reductIon Mr Satre also stated that the proposed Mixed Use CommercIal zone
will reqUIre bUIld10g deSign standards that WIll be applIed to the future commercial uses frontmg
Marcola Road to buffer the Commuruty Commercial uses from the reSIdences across the street
Mr Satre stated that there are three key questIOns
1. Has the demand for light 10dustnal manufacturmg uses ongmally mtended for the CI
dIStrICt not matenallzed? Yes The PIerce property has been "shovel ready" for some 30
years, yet there have been no CI development proposals The SLI/CI designatIOn was
ongmally adopted to asSISt m the rnverslficatIon of the metro area's economy m the
tranSItIon followmg the wood product mdustry's declme However, there has been, and
contInues to be, a change m market forces regardmg the "lngh-tech" mdustry For
example, SONY manufactured CD's for only 5 years and closed due to "new
technologIes", and has been replaced by a medIcal research faCIlity Ifmanufactunng
uses are 10 demand, why IS there only one manufactunng facilIty m the Gateway CI
dIstrIct? Because demand for "manufactunng", the traditIonal 10tended use for CI, Isn't
there
2. Does the proposal satIsfy Goal 9 and DLCD's concerns? Yes Followmg receipt of
DLCD's March 12,2007 letter, we met WIth City staff and DLCD representatIves and
reVIsed our Goal 9 fmdmgs These are mcluded m your staff report and are the basIS for
staff concurrence that we meet Goal 9 cntena SpeCIfically (See letter dated 3/26/2007
submItted at the meetmg)
7-38
DRAFT Mf TUTES
)> DLCD Issue I and 3 QuanbtatlYe AnalYSIS Industnal supply IS low Usmg
acknowledged mventones there IS over 100 acres of vacant CI land (In the
Gateway area alone) There WIll be a surplus ofmdustnalland at the end of the
plan year 2010
)> Issue 2, 4c and e, 8 and II acknowledged mventones Fmdmgs now rely solely
on acknowledged mventones
)> Issue 4b ConsIstency Wlth the Metro Plan The Metro Plan acknowledges that
illconslstencles may at times occur between vanous poliCies and that tlus IS okay,
leavillg It to local ]UTIsdlCbons to sort out The staff report, documents we are
consistent Wlth Econorruc Policy B6 and others ill the Spnngfield CLS
)> Issue 5, 6, 7 Nodal Development The home IIDprovement center IS not proposed
for a nodal area As noted ill the staff report, the proposal applies the nodal area
deSIgnatIOn to the commercial area outsIde of the home IIDprovement center
locabon The surroundmg rrux ofresldenbal and rruxed-use commercial
deSignatIOns serve qUite well as a translbon between proposed and eXlstmg land
uses, and our proposal meets all adopted nodal and rruxed-use standards
)> Issue 4a, b, d, r and h Inventory EqUllibnum The three land mventones are
econorrucally mterdependent Improvmg the balance between the three, as our
proposal does, IIDproves eqUllibnum of supply wluch spurs orderly and
proportIOnal growth ill the others J
3. Will Spnngfield and ItS cItizens be better served by converting CI to Commercial? Yes
Acknowledged land mventones document that there IS a surplus of mdustnalland and
shortage of commercial land Tlus proposal mtroduces eqUllibnum m the supply, thus
asslstmg With market forces and economic development Even Wlth tlus proposed
change, there Will still be over 100 acres of vacant CI zoned and deSignated land m
Spnngfield - --~
Mr Satre thanked the Pla1llllng CommiSSIOn for the consideratIOn of theIr request Mr Satre
made lumself aVallable for questIOns from the Pla1llllng CommiSSIOn
TESTIMONY OF THOSE IN SUPPORT
. None
TESTIMONY OF THOSE OPPOSED-
. Karen Boden, 2187 N 32nd Street had the followmg concerns
o The 1lllpact to the established nelghbonng homes and the qualIty of the proposed
homes
o The 1lllpact on Bnggs and Yolanda schools
o If the proposed development would reqUIre annexation of nearby propertIes
o What would happen to WIldlife that live III and/or use the open field
o Dra1llage Issues
o Explallled there was a mapplllg error - 23rd Street should be B01lllle Lane
7-39
DRAFT MIN ~TES
. Peggy Thompson, 2777 Marcola Road had the followmg concerns
o The mcreased traffic caused by the development
o Could a round-about could be constructed at 28th Street and Marcola Road
.
Gayle Wagenblast, 2457 Otto Street had the followmg concerns
o Where the new clnldren would go to school, the schools are already full
o The cost of homes vs the homes that are already bUllt
o MedIUm DenSity Residential denSity questions -If the mlmmum denSity IS 10
dwellmg umts per acre, why are they reqUITed to have 12 dwellmg umts per acre
and why can't they rezone to a lower denSity
o There were mconslstencles m what Mr Satre presented tomght and at
neighborhood meetmg
o The arumals that use the property would be illsplaced
o Wetland floodmg
o Not apposed - Just wanted to be re-assured that the development would be a
quality development
COIDIlllsslOner Beyer asked IfMs Wagenblast preferred the current zomng or more warehouse
and mdustnal up front
ComnllsslOner Cross asked If they would like to see tlus stay as a vacant parcel
.
Chen WilliS, 2476 Otto Street asked to keep the record open and had the followmg
concerns
o MedIUm DenSity housmg
o The number of cluldren needmg to go to school and who pays for the new
schools
o Extra persons on the bike path and cnme
.
Robert Lmd, 2359 31st Street had the followmg concerns
o He was not opposed to the proJect, but wanted to have the two and three story
apartments placed m another spot
o How IS 3151 Street gomg to be Improved and Will tlus cost be placed on the current
property owners
. Nancy Falk, 2567 Marcola Road had the followmg concerns
o Tlus IS a specml piece of property and that a number of developers have tned to
locate on tlus property Without success
o The Plannmg COIDIlllSSIOD should DOt amend the Metro Plan
o The resldenual denSity IS too much
. Laun Segal, representing Goal I COalIUOn, 642 Chamelton Street, Eugene asked to keep
the record open and had the followmg concerns
o There are mternal mconslstencles With Type I, II, lI1 and IV review processes
o Goal 2 was not adequately addressed.
7-40
DRAFT Mr 'UTES
o GoalS - The City'S Natural Resource Study was not an update of the City'S land
Inventones, the loss of land Involved small acreages pertauung to the 25 foot
setbacks
o Goal 9 - Staff Cited an outdated versIOn of the OAR
o Recreational needs were not adequately addressed
. Jennifer Bates, representmg the AmbleSlde Homeowner's ASSOCiation, 2287 35th Street
had the folloWIng concerns
o Moe Mountarn SubdlvlSlon WIll also unpact schools
o ReSidential denSity
o Safety Issues for children crossmg 31st Street at V Street
. Karen Clearwater, 2361 31st Street had the followmg concerns
o ReSidential denSity
o Why nodal? Can we skip nodal?
o Strongly recommended a traffic Signal at V and 31st Streets for kids crossmg the
street
Mr Mott responded to the density questIOn by statmg the MedIUm DenSity ReSidential ranges
from 10-20 urnts per acre and that Nodal Development Area reqUires a mllumum of 12 dwellmg
urnts per acre The density could be higher m one part of the property, but the 12 dwellmg umt
per acre standard mllSt be met
TESTIMONY OF THOSE NEUTRAL-
None
PLANNING COMMISSION ACTION
A motIOn was made by Lee Beyer and seconded by Gayle Decker to hold the record open to
consider addlbonal written material and to reconvene on April 17, 2007 delIberate on thIS
matter andfonvard a recommendatIOn to the City CouncIl. The vote was 6- 0, With 1 absent
The wntten record Will be kept open unul Apnl3, 2007 The Appllcant has until Apnl 10,2007
to respond to the wntten record The Planrung COmrmSSlOn will reconvene on Apnl17, 2007 to
dell berate and make their recommendatIOn to the City Council
Mr Mott stated that the City CounCil work sessIOn and publlc heanng dates Will change and a
new notice will be sent, pnor to this meetIng
ComrmsslOner Cole, Decker thanked the audience for commg forward
REPORT OF COUNCIL ACTION
. None
7-41
DRAFT MIN UTES
:BUSINESS FROM THE AUDIENCE
. None
BUSINESS FROM THE DEVELOPMENT SERVICES DIRECTOR.
. Apnl 9,2007 - Council Wlll be heanng a presentatIon for Glenwood and the duectIon
they see these project
BUSINESS FROM THE COMMISSION
- . None
ADJOURNMENT
. The rneetmg was adJourned at 9 00
MInutes recorded Brenda Jones
7-4?
ATTACHMENT 6
ORDER AND RECOMMENDATION
7-43
SFORE THE PLANNING COMMISSION
_, THE CITY OF SPRINGFIELD, OREGOr--.
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 (el) to Commercial/Nodal Development Area
(C/NDA), Community Commercial (CC) and Medium Density Residential (MDRlNDA), and to amend the
Springfield ZOning Map from CI to CC, Mixed Use Commercial (MUC) and MDR The applicant Intends to
obtain the proper Metro Plan designations and zOning to allow the submittal and approval of the
appropriate applications (including, but not limited to Master Plan, SubdivIsion and Site Plan Review) In
order to construct a phased mixed-use residential and commercial development 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 Y.
mile) of anywhere In the node), mixed uses so that services are available within walking distance, public
spaces, such as parks, public and private open space, and public facilities, that can be reached Without
driving, and a mix of housing types and residential densities that achieve an overall net density of at lease
12 Units per net acre
1 The applications were Initiated and submitted In accordance With Section 3 050 of the Springfield
Development 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 LM I designation and
zoning to CC due to Issues raised by DLCD
2 Timely and suffiCient notice of the public hearing and changed hearing dates caused by the written
record being held open has been provided, pursuant to Seclion 14030 of the Springfield
Development Code
3 On March 27"', the Planning Commission held a work session and public hearing on the proposed
amendments The staff report and written comments were entered Into the record DUring the course
of the publiC hearing the Planning Commission was asked to hold the written record open until April
3~' 0'"
, allow the applicant to submit rebuttal materials by April 1 and to deliberate and make their
deCISion on April 17'h
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 17"', the additional materials were entered Into the record and the Planning Commission
deliberated and forwarded a recommendation to the City Council 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 27'h publiC hearing
CONCLUSION
On the baSIS of thiS record, the proposed amendments are consistent With the criteria of SDC Sections
7 030 and 12030 ThiS general finding IS supported by the speCific findings of fact and conclUSion In the
Staff Report and Findings and the additional Information submitted for the April 17'" meeting
ORDER/RECOMMENDATION
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 Springfield City Council for their
conSideration on May 7th
Planning Commission Chairperson
ATTEST
AYES
NOES
ABSENT
ABSTAIN
7-44
ATTACHMENT 8
APRIL 17, 2007 PLANNING DRAFT MINUTES
ATTACHMENT
8-1
. "nutes approved by the Springfield
Jnnlng Commission
MINUTES
Spnngfield Planmng ComrmsSIOn
Regular SeSSIOn
Spnngfield City Hall-City Council Chamber
225 Fifth Street, Spnngfield
Apnll7,2006
7pm
A>
4~/
Frank Cross, Chair, Steve Moe, Gall Decker, Lee B~yer,'Davld Cole, Bill
" v ~
Carpenter, Johnny KlISchenmann, members, Greg Mott,'Mark Metzger, Gary
,/ '" r~.....
Karp, Gary McKenney, Brenda Jones, Spnngfield staff, ifoe'Leahy, City Attorney
\~ '10-;"~
CommiSSIOner Cross called the meetmg to order ~~
">,,
V
PRESENT
1.
PLEDGE OF ALLEGIANCE
2.
APPROVAL OF MINUTES
4
Mr Beyer, seconded by Mr Moe:rnoved to approve the mmutes of March 27,2007 The
motion passed unarumously ~~~
~,\ "''''lZ;~
t;f\. /:: .~~ ~~~
CommiSSIOner Cross reordered the agen,da ~r(dmoved Item 3, Report of Council ActIOn, to
the end of the meetmg '\, \/:(,,:)/ ~
\,;
; "
~\
BUSINESS FROM THE AUDIENCE . ~
CommISSIOner Cross detennmed there were no Items from the audience
AC;;z;; ~~"-
~,"' '"
'4\_~::"
/" ~,,~
, ' ~
,,~~;~SI_JUDICI\~\EARINGS
Coii:1m,!ssIOner cross9'O' ened the public heanng, a contmuatlon from a hearmg on March
27,2007 /7
""~ ",,\ r; ~
~ 7.~ ""Ii'
Mr Motfremmded'the commISSIOn that It held the record open for a penod of lIme
';.'" " ~1
followmg the March 27 heanng and no new testimony would be accepted tornght
v
However, the commiSSIOn could ask questIOns regardmg the testimony submitted He Said
the comrrnsslOn's role m regard to the plan amendment was adVISOry, and the cntena
govemmg ItS decISIOn could be found m SectIOn 7 070 of the Spnngfield Development
Code (SDC) The cntena for zone changes were found m SDC SectIOn 12030
5.
Mr Carpenter mdlcated that he had been unable to attend the March 27 heanng but had
reViewed the draft mmutes and the matenals proVided to the commission at that lIme and
believed he was qualified to participate m the COmmISSIon's vote He had no ex parte
contacts or conflIcts of mterest m regard to the matter
MINUTES-Spnngfield Plannrng ConumsslOn
Work SessIOn
March 27, 2007
Page]
8-3
Mr Karp entered the staff report, dated Apn117, 2007, mto the record ln additIOn to the
correspondence m the staff report, the commiSSIOn had received correspondence that
amved after the deadlme, willch would be added to the record for the May 7 public
heanng before the City Council
Mr Karp said that on Apnl 16 the City Council opened a public heanng on the matter, no
teslImony was presented at that time, and the council contmued the heanng until May 7
Mr Karp recommended approval of the proposed Eugene-Spnngfield Metropolitan
General Area Plan Diagram and Spnngfield ZOilIng Map amendments as conditIOned,
based on the fmdmgs attached to the staff report and addItional staff mfonnatlOn He
requested the commiSSIOn to advise the City CounCil by motion and signature to the
attached order by the commISSIon chaIr to recommend approval of the amendments as
condItIOned at the public heanng on May 7, 2007
Mr Karp mVlted questIOns w,
hY'''' A
~.":.V ~
Mr Carpenter questIOned the number of studeJlJ~ proJes~e_a;to come from the site at bUild
out Mr Leahy clanfied that the SIX students m~~~~I;1~~~as the difference of students
expected between bUild out as the site currently z6Ite~~nd bUild out under the proposal
Mr Carpenter asked If the medIUm-denSity resldentlaJ;;.~DR) acreage had changed Mr
Karp Said the acreage was changmg and the bUild out was "'proposed at 12 umts per acre
rather than 20 umts per acre Mr Carpenter Said "here w~~~tellmg them not to do dense
housmg?" Mr Karp said the area was a potential node and that tnggered a mlrnmum of 12
dwellmg umts per a;?!l;IA'\h,~MDR zone, whIch was what the developer mtended to bUild
Higher denSIties would nave more transportalIon Impacts
# ,.
Mr Cross determmed from M.r Karp that the tnp cap would be recorded With the
property, so a~Jy'tllne somefu1gsoughHo,change a part of the approved master plan they
'" di,\. .try;;,1.i'r--~' -""111-1.>'
would have to subm~,,~gtfier TIA and go"through the process agam If the applicatIOn
was not approved and~~,~pplIcant decided to sell the property to another party, because
of ItS locatIOn that md\VIGfu11 would also have to go through the master plan reVIew
"ft~jr:
process to develop the slte,~at least for the MDR portIOn of the site Mr Karp confinned,
'r"'~7
m response to a follow-up queStIOn from Mr Cross, that the City would be able to
mamtam the 12 umt per acre cap
Mr Carpenter said the matenals suggested that one reason the commiSSIOn would not
recommend approval of the applicatIOn was because the site was "development-ready
mdustnalland" He asked what It meant for the Site to be "development-ready" Mr Karp
Said the site was currently zoned campus mdustnal and had an approved conceptual
development plan Mr Carpenter Said the reason he asked was because he dId not know
of other mdustnal areas m Spnngfield that were not "development-ready" and wanted to
know why the "catch phrase" was so Important to thiS piece of property Mr Mott saId
the State placed a pnonty on what It referred to as "development-ready" mdustnal Sites,
whIch do not reqmre annexatIOn or additIOnal processes other than local review of the
development, and which had servIces m place Sites With multiple ownerships,
fragmented parcelIzal1on, underutllIzal10n m tenns of how developed, or that had servIces
avaIlable only to some parts of the SIte were not conSIdered "development-ready"
MINUTES-Spnngfield Planmng COIDIUlSSlOn
Work SessIOn
March 27,2007
Page 2
8-4
Mr Carpenter asked If the City mamtamed an mventory mdependent of the BUildable and
Industnal Lands Study regardmg such "development-ready" lands Mr Mott responded
that economic development manager John Tamuloms had some mfonnatlOn about such
lands but the City'S mventory was what was contamed m ItS GeographIc InfonnalIon
System (GIS) system The mventory contamed raw data that allowed the CIty to Idenl1fy
SItes sUitable for mdustnal development and It mcluded a number of SIte attnbutes that
further defined either the Site's sUitabilIty or ItS shortcommgs
Mr Carpenter confinned With Mr Mott that the City was penodlcally mstructed by the
L.=
State to update ItS lands mventory to mamtam a 20-year supply~.t.15U11dable land
consistent With projected populatIOn and employment figur~~i[ne State would accept a
vanety of different categones and status of bUildable lands;:Jor,example, the City could
..... J~ rP' ~r>~
mclude redevelopment m ItS bUIldable lands mventory .@re land~~ not necessanly
vacant The law dictated how frequently that revIew occurred Mf-~o~t confinned, m
response to a follow-up quesl10n from Mr Carpenter, that the mventory^was always a
"snapshot m l1me "
Mr Cross asked Ifthe City sl111 had a 20-year supply If the Site was removed from the
mventory Mr Mott deferred the quesl10n to the applicant, who had prepared the matenals
before the commisSion He noted that the applicant made reference to the 1993 Industnal
Lands Policy Report, and recalled~$-~t~!p~Ity's penodlc reVIew nol1ce of 1995 dId not
reqUire a review of mdustnal hmds ~espondmg to a questIOn from Mr Beyer, Mr Mott
,~ ~-~
acknowledged the current CommercM~ and In<!l!,s,ma~,13U1ldable Lands Study undertaken
at the behest of the three local JunsdlctlOns GIBL"", wfnch,pnmanly focused on the lack of
~~ A.ffjj7 ~;1.V
accuracy m local data bases as oppose<!:~oqmswenng tlle supply/demand questIOn There
was no mtent m that study to project IfThe;fuea needed more land, what was funded only
\'iX'1\;
went so far as to state that Ifthe commun!ty. wanted the abIlity to momtor the ,tatus of the
mventory annually, a more accurate data oase was needed The report was presented to
<"'I?i>
the elected offiCials m June 2006 The Spnngfield council had wanted to proceed and
learn If the area had sufficIent mdustnalland and staff had projected the costs of the study,
WhI~Ch\rrhVgnt'be funded m fiscal year 2008
~~' ''f'~
.,,;" ~
~ '
<tiN1.rYBeyer recalle~at Mr TamuloilIs had Indicated to the council that there was very
'little mdustnalland~"ft m the Gateway area, and that the largest site not m the flood plan
'.1"'- ..,;:..
wasi112 acres Mr K:m> said that the area contamed about 100 acres Mr Beyer observed
""~.... ~ fl
that'much of the slte,was m the oodplam and was not bUildable Mr Mott mdlcated the
Clty'i'g~~{rds j:?ld~velopment m the floodplaIn dlfferenlIated between resIdenl1al and
nonresldentlaluses'f'Whlle the City had received no development proposals for the
acreage Mr"'B~% menlIoned to react to, based on the CIty Council's directIon he believed
...
such development could occur If It met federal reqUIrements for development m a
floodplam Mr Beyer thought a part of the site might be adequate for parkmg but
questIOned how much was left Mr Tamuloms saId he discussed potenl1al opportuml1es
for that site With several busmesses who had envlSloned parkmg m the floodway That
SIte was about SIX to eight acres, there was a twelve-acre parcel adjacent to It almost
entirely m the flood way, and there was an approximately 60-acre SIte to the east of
Deadmond Ferry Road that had about 50 acres In the floodway and 8 acres m the
floodplam
Mr Beyer said there may be 100 acres at Gateway but It was severely restncted and was m
MINUTES-Sprrngfield Plannmg ComnllsslOn March 27, 2007 Page 3
Work SessIOn
8-5
small parcels
Mr Tamu\orns said when first Jomed the City he had thought the Pierce Property would
develop rapIdly because It was m a smgle ownership Smce then he had brought potentIal
clients to the owner, who had been reluctant to accept some of the proposals, and later It
became complicated because of the sewer Ime locatIon and the locatIon of the ditch, whIch
were wrong for most large developments Over tIme, busmesses had become chOOSier as
to where they located, and the Site was near Kmgsford Charcoal and dust particles and the
odor from the hog fuel pile was an Issue for some potentIal clients In additIon, resIdentIal
densItIes were high m the area and many mdustnal uses dId not want to locate near
residentIal areas
Mr Carpenter asked about the Scottsdale, Anzona, development referenced In the staff
notes Mr Karp said that a Spnngfield staff person had VIsited the store m Scottsdale and
seen design elements that staff would like to see m Spnngfield as well The conditIons
spoke to ensunng that those design elements were mcluded m the development Mr
Carpenter asked If those elements were reflected m the packet proVided by the applicatIon
Mr Karp saId that It was somewhat SimIlar The pomt was to aVOid a typIcal big box
design WIth extenor archItectural features
Mr Carpenter was confused by the amount ofland to be m nodal development Mr Karp
saId the only area that would not be nodal was the area zoned CommunIty Commercial for
a total of 19 6 acres The applicant mdlcated that a total of 80 7 acres were to have the
nodal overlay desIgnatIon, and a portIOn of the 80 acres was mixed-use commercial
Mr Carpenter asked where the conditIOns were referenced m the proposed order Mr
Karp said the ongmal staff report mcluded those conditIons, and If the commission wanted
to mclude the specific conditIons m the order It could be reVIsed to mclude the conditIons
before It was Signed by the chair Mr Carpenter mamtamed that m order to Impose the
conditIOns the City must have them m the order or reference them m the order
Ms Decker requested better maps that showed the underlymg rezomng
Mr Cross asked about the current status of the City'S mdustnallands mventory and the
accuracy of the numbers shared with the commISSion Mr Karp saId the commISSIOn's
deCISIOn can only address the acknowledged mventory, whIch was from 1993 The
mfonnatlOn m one-half of the table mcluded on page 3-7 was drawn from that mventory
The other half of the table was based on 2004 mfonnatlOn that was anecdotal He noted
that the 1993 study did not project demand, It only documented mventory, so no one could
state with authonty that the area lacked supply or had a surplus He confinned, m
response to a question from Mr Beyer, that the 1993 mfonnatlon did not account for the
removal of mdustnalland developed smce that tIme
Mr Cross closed the public hearmg and called for commission diSCUSSion
Mr Beyer thought the applicant had prepared a pretty good plan He acknowledged the
commission was not consldenng the site plan He saId that IIvmg close to the SIte he
would like to have a Lowe's store However, he thought the commiSSIOn was down to one
of chOIces, that of movmg a campus mdustnal site mto a commercIal use, and while he
MThUTES-Spnngfield Plannrng COl11lIllsslOn March 27, 2007 Page 4
Work SeSSIon
8-6
liked that he had two concerns One was the mventory of mdustnallands Mr Beyer said
as a member of the commiSSIOn m the early 1980s, he had pushed for the designatIon of
the parcel and had worked through the years to Site a use on It He said the local area was
constramed by ItS limit of flat land, and It was hard to Site mdustnal faCIlitIes on anythmg
other than flat land The Site m questIOn was one of the last such propertIes m Spnngfield
He wanted to ffiamtam the Job opporturutIes resultmg from campus mdustnal and was
reluctant to see that go
Mr Beyer said a second concern was based on the POSSibIlity that the development would
work agamst redevelopment m the Mohawk area Mr Beyer said the corrnmSSlOn was
lookmg at a reasonable development plan but for him the queslIon was what the
commumty would give up He did not want to give up the opportumty for Job creatIon
from the campus mdustnal ZOnIng and thought at thiS tIme the proposal was not a good
trade I
Ms Decker agreed wIth Mr Beyer about the lost".J4ob opportumtles from rezorung the
AJ?..f
property, and questIOned whether the employ,ees ofLow~~ould be able to buy the
houses that would be bUilt m the node Ho~~er, she th~Ught the lack of mterest m
developmg the property as a campus mdustnal";hre\su~ested that It might not be the best
~'~);'iY
locatIOn for that zonmg She saId Kmgsford was algo~,d communIty member but she did
not thInk It mixed well with a campus mdustnal slt~r~usmess park For her the questIon
became the eXIstmg supply ofMDR land and whether'Jt~l,ty should enlarge the small
amount of commercial zomng now at the site Ms Decker<&el1eved the commumty
needed more commemally zoned land and the proposal met that need She supported the
staff recommendatlOn,twhange the zOnIng
A~I\
Mr Cole Said he'!iad long be~opposed to the loss of mdustnallands Large mdustnal
sites were hard~ome by otrce lost The site m questIon was one of the commumty's last
large greenfieid~rles An~ililirnFrYisIzed site was gomg to be a brownfield site As much
'~R:o. ~:I-- ~~~.p.>
as he liked the developgIent proposal;ne;nad reservatIOns about glvmg up the mdustnal
zomng "
Mr Moe supported the prop'osal He said the Site had been on the market for a long tIme,
...,.,~~
and m that tIme those contemplatmg lands wIth such zomng had become much more
pIcky He thought the Site presented less of an opportumty now than It had m the past
Mr Moe thought It would remam unsold If kept m ItS present zonmg He thought the
proposal was good Mr Moe remmded the commiSSIOn that It was not talkmg about a
speCIfic user but rather the ZOlllng on the Site
Mr Cole concurred wIth Mr Moe regardmg the fact the commiSSIOn was dealmg With
zOnIng He Said he would like to see the SIte development, but was reluctant to give up the
mdustnaI zorung
Ms Decker questIOned the pomt ofhavmg the Site remam m mdustnal zOnIng Ifno one
wanted It for that purpose
Mr KIrschenmann thanked Mr Karp for hIs work m respondmg to the questIons of the
public and the comrmSSIOn He wanted to keep m mmd what was best for the City whIle
mamtammg an adequate supply ofmdustnallands He thought that somewhat up m the
MINUTES-Spnngfield Plannmg CommiSSion March 27, 2007 Page 5
Work SessIOn
8-7
air gIVen the uncertamty of the supply Mr KIrschenmann supported the staff
recommendatIon
Mr Carpenter speculated that the owner of the property purchased It for the purpose of
development but had been unable to do so He said the sIte was not a wIldlife habItat and
was zoned for development He thought It unfortunate but said that mdustry was not what
It had been 25 years ago He said that the users of campus mdustrralland, such as Sony,
were dynamic and here today and gone tomorrow The site m questIon was not heavy
mdustnalland but zoned to hold a number of small start-up type 9psmesses He said the
;!if~
site was encumbered by a ditch and pIpe lme and he did not se~tnat It could be developed
as ongmally envISIOned Mr Carpenter did not object to the!los'~fthe zorung and
suggested that the brownfields that remamed to be develoI1~d~1fught be more appropnately
located near other mdustrral uses ~ ~
Mr Carpenter acknowledged the concern expressed by the nelghbo: IJ.ll,r~gard to the
proXImity ofMDR ZOnIng but thought the development could be a posltI~~gmmUnIty
asset He did not thInk It would detract from the redevelopment of Mohawk;,suggestmg
that It might bnng more customers to the area due to the residential growth that would
occur
G
Mr Carpenter endorsed the currell~ondllIons and recommended an addItIonal conditIOn
~,~!.:~
that placed a two-year tIme limit on fIlaster, plan approval, with the zOnIng to revert to
campus mdustnallfthat dId not oc~r, a~~~dltlOn that tIed the constructIon of the
1:/i4;;, $.<"""''''''''
Commumty Commercial developmentlto the'feslaentlal'element of the node He asked If
staff believed the eXIstmg conditIons 'W&e~CIent~trong to ensure that occurred
Ms Decker expressed that she could n~port those conditIOns
'\,
Joe Leahy asked that If Carpenter has the votes to add the additIonal conditIon, staff would
take a look at the additIOnal conditIOn between now and the City CounCil meetmg to see If
thiS Is;an~e1iforceable condItIOn, so staff doesn't have to come back to the Planmng
~,~"""-"'"'
Commisslon""iGamenter agreed and expressed that he may not have the votes need to add
~~ -..,~~..,
~!W'condltlOns Mi,"J.3~yer asked Joe Leahy If this would create a Ballot Measure 37 claim
lif~e Leahy responae'~at It may
~ ~
Mr Gross has a grea(deal of reservatIOn about glvmg up Campus Industrral Land He
~f"" .#i.~!Q
also see~'s'that thrs;propertv has sat vacant for many years He IS m favor of thIs
:l... AI,.;'" .
apPlIcatlOn.tli reservatIOn
Mr Cross asked for a motIon
CommiSSioner Carpenter moved that the Planmng CommISSIOn approve the numbers WIth
the added conditions to the order that IS Signed and add a conditIon 14 that reads "If a
master plan IS not approved wlthm two years from the date of approved zomng
amendments, that the zOnIng revert back With the conditIOn that the CIty Attorney would
look at the provlSlon as a conditIOn that can be enforced"
Joe Leahy responded that thiS would be a difficult condItIon, because the owners could get
mto a SituatIon, where they could m good faith subrrnt a master plan, and appeals would
MINUTES-Spnngfield Plannrng CommISSion March 27,2007 Page 6
Work SessIOn
8-8
go beyond two years
Carpenter amended hIs motIon, "The applicant has to submit a master plan wlthrn a year
of the date of the approved zomng change" CommIsSIOner Moe seconded the motIon
ComrrnsslOner Cross asked for dISCUSSion ofthe motIon
CommiSSIOner Moe responded that he doesn't have any problems with the stIpulatIon,
because the owners will do the master plan anyway CommiSSIOner Decker responded that
the owners have spent a lot of money on the property, and mark~orces are gomg to push
them forward, why do we need to hIt them over the head With ~ci5'nd conditIOn It's
redundancy that IS not necessary CommiSSIOner Moe wIll S\)Pport the motIon as IS
, 4~~',
CommiSSIOner Cross asked for the vote 5 2 0 MotIon~roved~<:iI,
~t~
Commissioner Beyer belIeves that thIs IS a good proposal, his only oDJectIon IS to the site
locatIon ,: ,"
-'l_
WA
CommIssIoner Cross closes the quasI-Judicial heanng
MINUTES-Spnngfield Planmng ComnusslOn
Work SessIOn
March 27, 2007
Page 7
8-9