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HomeMy WebLinkAbout2013 04 02 AIS RS DPW Jasper Natron School Site Zone Change RequestAGENDA ITEM SUMMARY Meeting Date: April 2, 2013 Meeting Type: Regular Meeting Staff Contact/Dept.: Andrew Limbird/DPW Staff Phone No: 726-3784 S P R I N G F I E L D PLANNING COMMISSION Estimated Time: 15 Minutes ITEM TITLE: REQUEST FOR ZONE CHANGE APPROVAL ON PROPERTY GENERALLY LOCATED SOUTH OF QUARTZ AVENUE AT SOUTH 60TH STREET AND EAST OF BOB STRAUB PARKWAY ACTION REQUESTED: Planning Commission approval of this Zone Change request (TYP313-00001) by motion. ISSUE STATEMENT: The Planning Commission is requested to conduct a public hearing and decide whether or not to approve a Zone Change request from Light Medium Industrial (LMI) to Public Land and Open Space (PLO). ATTACHMENTS: Attachment 1: Staff Report and Findings Attachment 2: Current and Proposed Zoning of Subject Site and Vicinity Attachment 3: Application Attachment 4: Planning Commission Final Order DISCUSSION: The affected property is a vacant 15-acre parcel south of Quartz Avenue at South 60th Street (Map 18-02-09-00, Tax Lot 102). The subject parcel adjoins a portion of the Jasper Meadows neighborhood and is currently zoned Light Medium Industrial in accordance with the Springfield Zoning Map. The adopted comprehensive plan for this area of Springfield (the Metro Plan) designates the subject property for Low Density Residential use. Zoning of properties in the immediate vicinity of the subject site is LDR (north and east) and LMI (west and south). Properties outside of the City limits have the Urbanizable Fringe Overlay District (UF-10) applied. Annexation of the property was just completed with City Council adoption of an annexation Ordinance on April 1, 2013. According to the applicant’s submittal, the property is intended to be developed with a neighborhood park and future public school site. The Zone Change to PLO would facilitate review of a Site Plan Review application for a neighborhood park at the northwest corner of the property. In accordance with Section 3.2-705.B of the Springfield Development Code, Public Land and Open Space zoning is allowable in any Metro Plan land use designation. Rezone Tax Lot 102 from Light Medium Industrial (LMI) to Public Land and Open Space (PLO). The application was submitted on February 19, 2013 and the public hearing on the matter of the Zone Change request is scheduled for April 2, 2013. The City conducted a Development Review Committee meeting on the Zone Change request on March 12, 2013. The property that is subject of the Zone Change request is a vacant 15-acre parcel currently used for livestock grazing. The site is located south of Quartz Avenue at South 60th Street and east of Bob Straub Parkway. The Assessor’s description of the affected property is Map 18-02-09-00, Tax Lot 102, and because it is vacant the site does not have an assigned street address. Current zoning for the property is LMI and the Metro Plan designation is Low Density Residential (LDR). The applicant is requesting the Zone Change to facilitate initial construction of a neighborhood park and to accommodate a future public school on the site. In accordance with Section 3.2-705.A of the Springfield Development Code (SDC), the Public Land and Open Space district is used to accommodate government, educational, and park and open space uses. Schools, parks, public open space, and recreational amenities are considered key urban services in accordance with the adopted Metro Plan. Because parks and open space are considered compatible with a wide range of land uses, PLO zoning is permitted in all Metro Plan zoning designations in accordance with SDC 3.2-705.B. Additionally, because the subject Zone Change request is site-specific and does not propose to modify the adopted Metro Plan diagram, it is being processed as a Type III Zoning Map amendment. Notification of the April 2, 2013 Planning Commission public hearing was sent to all property owners and residents within 300 feet of the site on March 15, 2013. Notification was also published in the March 19, 2013 edition of The Register Guard. No written comments were received. Section 5.22-100 of the SDC contains the criteria of approval for the decision maker to utilize during review of Zoning Map amendment requests. The Criteria of Zoning Map amendment approval criteria are: SDC 5.22-115 CRITERIA C. Zoning Map amendment criteria of approval: 1. Consistency with applicable Metro Plan policies and the Metro Plan diagram; 2. Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and 3. The property is presently provided with adequate public facilities, services and transportation networks to support the use, or these facilities, services and transportation networks are planned to be provided concurrently with the development of the property. 4. Legislative Zoning Map amendments that involve a Metro Plan Diagram amendment shall: a. Meet the approval criteria specified in Section 5.14-100; and b. Comply with Oregon Administrative Rule (OAR) 660-012-0060, where applicable. Metro Plan Metro Plan Finding: In accordance with Metro Plan Policy G.22, Page III-G-11, the City and school district shall examine the need for new public school facilities and sufficient land to site them; use of school facilities for non-school activities; and the impact of building and land use codes on the development of school facilities. Finding: In accordance with the Parks and Recreation Facilities Element of the Metro Plan, a parks and recreation program with sufficient diversity to meet the needs of the residents is key to enhancing the livability of a community. Neighborhood parks are one type of recreation facility that can meet this need by providing play fields, activity courts and play structures for nearby residents. Finding: Metro Plan Policy H.2, Page III-H-4 states: “Local parks and recreation plans and analyses shall be prepared by each jurisdiction and coordinated on a metropolitan level. The park standards adopted by the applicable city and incorporated into the city’s development code shall be used in local development processes.” Finding: In accordance with Metro Plan Policy H.3, Page III-H-4, acquisition of park land in projected growth areas shall be coordinated with developers to serve the needs of their developments. Finding: The subject site is identified for neighborhood park development in the updated Willamalane Comprehensive Plan, which is a refinement plan to the Metro Plan. Additionally, the site represents a collaboration between the Park District and the School District in providing neighborhood park facilities that can be shared with a future public school. Finding: Consistent with provisions of the Metro Plan, the proposed neighborhood park will be subject to a separate Site Plan Review process prior to any improvements being constructed on the site. Finding: There is no adopted Refinement Plan or Conceptual Development Plan specific to this area of Springfield. Therefore, the Metro Plan diagram remains the prevailing land use plan diagram for this site. Finding: The City recently adopted the Residential Land Use and Housing Element of the Springfield 2030 Refinement Plan. In accordance with Policy H.14, existing neighborhood refinement plan policies and new plans shall emphasize the enhancement of residential neighborhood identity through improved walkability and safety and improved convenient access to neighborhood services parks schools and employment opportunities. Finding: The Springfield Residential Land and Housing Needs Analysis prepared by ECONorthwest in 2011 identifies a variety of non-residential land uses that are needed to serve the community, including parks and schools. The ECONorthwest study determined there is a 300-acre deficit of land designated for parks and open space in the city. The requested zone change would reduce this deficit once a public park is constructed on the property. Finding: The property requested for Zone Change has a full range of public utilities and services available, and a developed urban transportation network (South 60th Street and Quartz Avenue) along the property frontage. For the initial neighborhood park development, only public water and electricity service is proposed. Other utilities (including but not limited to sanitary sewer and telecommunications) will be extended to the property when a future school building is constructed on the site. Finding: Dedication and construction of a public street extension from Quartz Avenue to a connection with Bob Straub Parkway is planned at such time as a school building is built on the property. Future development of the site with a school building will be subject to the Site Plan Review process. . Finding: The requested Zone Change is being undertaken as a site-specific change in compliance with provisions of the adopted Metro Plan and the City’s Development Code. Because the proposed PLO zoning is compatible with the Metro Plan land use designation, a Metro Plan diagram amendment is not required or warranted. Therefore, this criterion is not applicable. : B ased on the above-listed criteria, staff recommends support for the request as the proposal meets the stated criteria for Zone Change approval in accordance with provisions of the Metro Plan and the Springfield Development Code. SDC Section 5.22-120 allows for the Approval Authority to attach conditions of approval to a Zone Change request to ensure the application fully meets the criteria of approval. The specific language from the code section is cited below: The subject property has been recently annexed and staff is reviewing a concurrent Site Plan Review application for development of a neighborhood park on the site. The Site Plan Review application currently in process and any future site development (such as a school building) will be subject to the provisions of the SDC for the PLO zoning district. The Planning Commission may choose to apply conditions of approval as necessary to comply with the Zone Change criteria. The subject application is the second step in a series of land use actions necessary for the applicant to proceed with development plans for the site. Upon approval of the Zone Change request, the property will be consistent with provisions of the Metro Plan and subject to the PLO District provisions of the Springfield Development Code (ref. SDC 3.2-700). Rezoning the property to PLO will facilitate City review of the Site Plan Review application for neighborhood park development. CURRENT ZONING MAP 18-02-09-00, TAX LOT 102 ZONING MAP LEGEND Low Density Residential (LDR) Light Medium Industrial (LMI) Urbanizable Fringe Overlay District (UF-10) Springfield City Limits SITE Quartz Avenue Bob Straub Parkway N Pebble Ct TL 102 S 60th St Attachment 2-1 PROPOSED ZONING MAP 18-02-09-00, TAX LOT 102 ZONING MAP LEGEND Low Density Residential (LDR) Light Medium Industrial (LMI) Urbanizable Fringe Overlay District (UF-10) Public Land and Open Space (PLO) Springfield City Limits Quartz Avenue Bob Straub Parkway N Pebble Ct S 60th St SITE TL 102 Attachment 2-2 BEFORE THE PLANNING COMMISSION OF THE CITY OF SPRINGFIELD, OREGON REQUEST OF ZONE CHANGE + CASE NO. TYP313-00001 + FINDINGS, CONCLUSIONS, + AND ORDER NATURE OF THE APPLICATION Zone change from Light Medium Industrial to Public Land and Open Space for Assessor’s Map 18-02-09-00, Tax Lot 102 (a vacant parcel). 1. On February 19, 2013 the following application for a Zone Change was accepted: Rezone approximately 15 acres of land from Light Medium Industrial to Public Land and Open Space, Case Number TYP313-00001, John Saraceno, Springfield Public Schools, applicant. The area requested for rezoning is generally depicted in Exhibit B to this Final Order. 2. The application was submitted in accordance with Section 5.4-105 of the Springfield Development Code. Timely and sufficient notice of the public hearing, pursuant to Section 5.2- 115 of the Springfield Development Code, has been provided. 3. On April 2, 2013 a public hearing on the zone change request was held. The Development and Public Works Department staff notes including criteria of approval, findings and recommendations, together with the testimony and submittals of the persons testifying at that hearing have been considered and are part of the record of this proceeding. CONCLUSION On the basis of this record, the requested zone change application is consistent with the criteria of Section 5.22-115 of the Springfield Development Code and with the Residential Land Use and Housing Element of the Springfield 2030 Refinement Plan. This general finding is supported by the specific findings of fact and conclusions in the attached staff report (Exhibit A) and revised zoning diagram (Exhibit B) attached hereto. ORDER It is ORDERED by the Planning Commission of Springfield that Case Number TYP313-00001, Zone Change Request, be approved. This ORDER was presented to and approved by the Planning Commission on April 2, 2013. _______________________________ Planning Commission Chairperson ATTEST AYES: NOES: ABSENT: ABSTAIN: