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HomeMy WebLinkAbout2018 12 04 AIS for Metro Plan Amendment and Zone ChangeAGENDA ITEM SUMMARY Meeting Date: 12/4/2018 Meeting Type: Work Session/Reg. Mtg Staff Contact/Dept.: Andy Limbird, DPW Staff Phone No: 541-726-3784 Estimated Time: 30 Minutes S P R I N G F I E L D PLANNING COMMISSION Council Goals: Encourage Economic Development and Revitalization through Community Partnerships ITEM TITLE: REQUEST FOR METRO PLAN DIAGRAM AMENDMENT AND ZONE CHANGE FOR A 1.0 ACRE PROPERTY AT 273 DEADMOND FERRY ROAD, CASES 811-18-000182-TYP4 AND 811-18-000181-TYP3 ACTION REQUESTED: Conduct a work session and public hearing, and forward a recommendation to the City Council regarding a proposal to amend the adopted Metro Plan diagram and Springfield Zoning Map. ISSUE STATEMENT: The applicant has submitted concurrent Metro Plan diagram and Zoning Map amendment applications for a residential property at 273 Deadmond Ferry Road, which is on the northwest edge of the PeaceHealth Riverbend campus. The proposed amendment would change the comprehensive plan designation and zoning for the property from Low Density Residential (LDR) to Medium Density Residential (MDR). The requested amendment to the Metro Plan diagram would concurrently amend the Gateway Refinement Plan diagram (a refinement plan to the Metro Plan) applicable to the site. ATTACHMENTS: 1. Staff Report for Metro Plan Amendment 2. Staff Report for Zoning Map Amendment 3. Application and Exhibits – Metro Plan Amendment 4. Application and Exhibits – Zone Change 5. Applicant’s Traffic Analysis 6. PC Order & Recommendation – Metro Plan Amendment Application 811-18-000182-TYP4 7. PC Order & Recommendation – Zoning Map Amendment Application 811-18-000181-TYP3 DISCUSSION: The subject site is comprised of a single parcel located on the south side of Deadmond Ferry Road between Game Farm Road and International Way. The property is addressed as 273 Game Farm Road (Assessor’s Map 17-03-15-40, Tax Lot 1700) and it contains an existing single family dwelling. The property is approximately one acre in size and it is currently zoned and designated for low density residential development in accordance with the adopted Metro Plan and Gateway Refinement Plan diagrams and the Springfield Zoning Map. The subject site is bordered by Medium Density Residential zoning to the east and south, Low Density Residential zoning to the west, and Campus Industrial zoning to the north across Deadmond Ferry Road. (Attachment 4 provides zoning and aerial maps depicting the context). Changing the comprehensive plan designation and zoning for the property would allow for a variety of residential uses including but not limited to multi-family dwellings, retirement or nursing homes, and group care facilities. The applicant has not submitted a site plan application for the type of residential development proposed for the site, but staff advises that multi-family residential development could include duplex, four-plex, townhouse or apartment units, or a combination thereof. Any future development will require a site plan application and public notice to surrounding residents and property owners. The Planning Commission is requested to conduct a work session and hold a public hearing on the proposal to amend the Metro Plan diagram and Zoning Map. The Planning Commission is requested to use this opportunity to review all materials submitted into the record, conduct deliberations, and forward a recommendation to the City Council. The public hearing before the City Council is scheduled for January 7, 2019. Staff Report and Findings Springfield Planning Commission Type I Amendment to the Metro Plan Diagram Meeting Date: December 4, 2018 Case Number: 811-18-000182-TYP4 Applicant: Karl Mueller, Mueller Enterprises LLC on behalf of Moktar Alhemyare Project Location: 273 Deadmond Ferry Road (Assessor’s Map 17-03-15-40, Tax Lot 1700). Request The City has received applications for a Type I Metro Plan diagram amendment and a concurrent Zoning Map amendment from a property owner. In accordance with SDC 5.14-115.A.1, proposals for redesignating land inside the City limits are classified as a Type I Metro Plan diagram amendment requiring approval by Springfield only. In accordance with Springfield Development Code (SDC) Section 5.14-125.A, an amendment to the Metro Plan diagram can be initiated by a property owner at any time. In accordance with SDC 5.14-130, the property-owner initiated amendment to the Metro Plan diagram is processed as a Type IV (legislative) land use action that requires public hearings before the Springfield Planning Commission and City Council. The proposed Metro Plan diagram amendment would change the plan designation for an existing one-acre parcel from Low Density Residential (LDR) to Medium Density Residential (MDR). The proposed amendment to the Metro Plan diagram would also amend the adopted Gateway Refinement Plan diagram, which is a refinement plan to the Metro Plan. Concurrent with the comprehensive plan amendment, an amendment to the Springfield Zoning Map would change the zoning of the property from LDR to MDR. The proposed plan designation and zoning would allow for duplex, four-plex, townhouse, or apartment style units, or a combination thereof, as provided by SDC 3.2-200. A nursing home or group care facility also could be constructed on the property under the proposed zoning and comprehensive plan designation. According to the applicant’s submittal: “The development objective is to change the Metro Plan/refinement plan designation and zoning of the subject property from low density to Medium Density Residential. Ultimately, the applicant would like to develop the subject property with attached single family townhouses. This type of development is not allowed in the present zoning district. Therefore, the applicant is submitting concurrent Metro Plan / Refinement Plan and Zone Change applications for the subject property pursuant to the Springfield Development Code.” The application was submitted on September 28, 2018 and the Springfield Planning Commission will be holding a public hearing on the proposed Metro Plan diagram and Zoning Map amendments on December 4, 2018. The Planning Commission will be preparing a recommendation to the City Council for the public hearing scheduled for January 7, 2019. Notification and Written Comments In accordance with the Oregon Administrative Rules (OARs) 660-018-0020, prior to adopting a change to an acknowledged comprehensive plan or land use regulation, local governments are required to notify the state Department of Land Conservation and Development (DLCD) at least 35 days prior to the first Attachment 1, Page 1 of 17 evidentiary hearing. A Notice of Proposed Amendment was transmitted to the DLCD on October 2, 2018, which is 63 days prior to the initial Planning Commission public hearing on the matter. In accordance with SDC 5.2-110.B, Type IV legislative land use decisions require mailed notification as well as notice in a newspaper of general circulation. Notification of the December 4, 2018 Planning Commission public hearing was mailed to adjacent property owners and residents on November 13, 2018 and published in the legal notices section of The Register Guard on November 26, 2018. Staff posted a notice of the December 4, 2018 public hearing along the Deadmond Ferry Road frontage of the subject property, in the lobby of City Hall, on the Development & Public Works office digital display, and on the City’s webpage. Criteria of Approval Section 5.14-135 of the SDC contains the criteria of approval for the decision maker to utilize during review of Metro Plan diagram amendments. The Criteria of approval are: SDC 5.14-135 CRITERIA A Metro Plan amendment may be approved only if the Springfield City Council and other applicable governing body or bodies find that the proposal conforms to the following criteria: A. The amendment shall be consistent with applicable Statewide Planning Goals; and B. Plan inconsistency: 1. In those cases where the Metro Plan applies, adoption of the amendment shall not make the Metro Plan internally inconsistent. 2. In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent with the Springfield Comprehensive Plan. A. Consistency with Applicable State-Wide Planning Goals Finding 1: Of the 19 statewide goals, 13 should be considered in general terms as “urban” goals, that is, these goals will be applicable for purposes of review to any plan map amendments in the city; however, it is the proposal and its effect on the purpose of these goals that will determine whether or not the proposed amendment is “consistent with” the applicable goals. The goals that are to be evaluated are: Goal 1 – Citizen Involvement; Goal 2 – Land Use Planning; Goal 5 Natural Resources, Scenic and Historic Areas, and Open Spaces; Goal 6 Air, Water and Land Resources Quality; Goal 7 – Areas Subject to Natural Hazards; Goal 8 Recreational Needs; Goal 9 – Economic Development; Goal 10 – Housing; Goal 11 Public Facilities and Services; Goal 12 Transportation; Goal 13 Energy Conservation; Goal 14 – Urbanization; and Goal 15 Willamette River Greenway. All of the statewide goals are listed below; the narrative that accompanies each is more expositive when the discussion applies to the 13 goals identified above. Goal 1 – Citizen Involvement Applicant’s Narrative: “The application is consistent with Goal 1. Goal one requires that citizens and affected public agencies be provided opportunity to comment on the proposed plan amendments, zone change and other land use decision. The purpose of Goal one is allow public participation, input and transparency in the land use decision process. The City of Springfield has a citizen involvement program ensuring the citizens are involved in the planning process. The Attachment 1, Page 2 of 17 Springfield Development Code includes a requirement that notice of the proposed amendment is posted in a paper of general circulation. Public Hearings are held by both the Planning Commission and City Council prior to a land use decision being made. The process for adopting amendments is in accordance with Statewide Planning Goal 1.” Finding 2: Goal 1 – Citizen Involvement calls for “the opportunity for citizens to be involved in all phases of the planning process.” The proposed citizen-initiated amendment to the adopted Metro Plan diagram is subject to the City’s acknowledged plan amendment process – SDC Section 5.14- 100 Metro Plan Amendments and the City’s public notice standards – SDC Section 5.2-115 which requires a public hearing before the Springfield Planning Commission and a public hearing before the Springfield City Council, and includes specifications for the content, timing and dispersal of mailed notice (see description following). The Planning Commission will be conducting a public hearing to consider the proposed amendments on December 4, 2018. Mailed notification of the Planning Commission public hearing was provided to all property owners and residents within 300 feet of the subject property on November 13, 2018. The Planning Commission public hearing was advertised in the legal notices section of the Register-Guard on November 26, 2018. The recommendation of the Planning Commission will be forwarded to the Springfield City Council for consideration at a public hearing meeting scheduled for January 7, 2019. Notification of the City Council public hearing will be published in the Register-Guard newspaper at least one week prior to the meeting date. Staff finds that the notice for this proposed Metro Plan diagram amendment complies with SDC 5.2-115 and is consistent with Goal 1 requirements. Goal 2 – Land Use Planning Applicant’s Narrative: “The Metro Plan is the policy tool that provides a basis for decision-making in the Eugene-Springfield area. The Metro Plan was acknowledged in 1982 as in compliance with the statewide planning goals. The approval criteria for a Metro Plan amendment include the requirement that an applicant demonstrate that the application is consistent with Metro Plan policies with are themselves consistent with the statewide planning goals. These findings in the record show that there is an adequate factual base for this decision. The application is consistent with policies found in the Metro Plan and Springfield 2030 Comprehensive Plan. Those policies are based on factual information. The application is subject to public hearing procedures and there are facts in the record supporting the decision. The applicant’s claims about the adequacy [of] low density residential land supply within the UGB is factually accurate, based on the Springfield Residential Lands survey and supported by evidence in the record. Goal 2 also requires coordination with affected governmental units; those units have been provided the opportunity for review and comment. The City of Springfield coordinates that review of the amendment with affected governmental units. The amendment is consistent with Statewide Planning Goal 2.” Finding 3: Goal 2 – Land Use Planning outlines the basic procedures for Oregon’s statewide planning program. In accordance with Goal 2, land use decisions are to be made in accordance with a comprehensive plan, and jurisdictions are to adopt suitable implementation ordinances that put the plan’s policies into force and effect. Consistent with the City’s coordination responsibilities and obligations to provide affected local agencies with an opportunity to comment, the City sent a copy of the application submittals to the following agencies: Willamalane Park & Recreation District; Springfield Utility Board (water, ground water protection, electricity and energy conservation); Lane 911; USPS; Northwest Natural Gas; Emerald People’s Utility District; Rainbow Water District; Eugene Water and Electric Board – Water and Electric Departments; Springfield School District #19 Maintenance, Safe Routes to School and Financial Services; Lane County Transportation, County Sanitarian; Lane Regional Air Pollution Authority; Comcast Cable; CenturyLink; Lane Transit Attachment 1, Page 3 of 17 District; and ODOT Planning and Development, State Highway Division. Additionally, notice was provided electronically to DLCD on October 2, 2018. Finding 4: The Metro Plan is the acknowledged comprehensive plan for guiding land use planning in Springfield. The City has adopted other neighborhood- or area-specific plans (such as Refinement Plans) that provide more detailed direction for land use planning under the umbrella of the Metro Plan. The subject property is within the adopted Gateway Refinement Plan area and the proposed amendment to the Metro Plan diagram would concurrently amend the adopted Refinement Plan diagram. Additionally, the City is in the process of developing and adopting the Springfield Comprehensive Plan, the final adopted version of which will replace the Metro Plan. The City’s initial action to this end was the adoption of Ordinance #6268 on June 20, 2011, which “[E]stablishes a separate Urban Growth Boundary for the City of Springfield as required by ORS 197.304 and a tax lot specific map of the UGB in accordance with OAR 660-024- 0020(2); and the Springfield 2030 Refinement Plan Residential Land Use and Housing Element and Springfield Residential Land and Housing Needs Analysis February 2011 attached as Exhibit A and B and incorporated here by this reference are adopted pursuant to ORS 197.304 as refinements to the Metro Plan.” This action effectively replaced the Metro Plan’s Residential Element, including findings, objectives and policies: “Section 3: The prior versions of the Metro Plan and its diagram superceded or replaced by this Ordinance shall remain in full force and effect to authorize prosecution of persons in violation thereof prior to the effective date of this Ordinance.” (emphasis added) See SDC 5.14- 120 Relationship to Refinement Plans, Special Area Studies or Functional Plan amendments. Finding 5: The public hearing process used for amendment of the Metro Plan and adopted Refinement Plans is specified in Chapter IV Metro Plan Review, Amendments, and Refinements. The findings under Criteria B (below) demonstrate that the proposed amendment will not make the adopted Metro Plan internally inconsistent. Finding 6: The Springfield Development Code is a key mechanism used to implement the goals and policies of the City’s adopted comprehensive plans, particularly the Metro Plan. The proposal is classified as a Type I amendment to the adopted Metro Plan diagram that is approved by Springfield only in accordance with SDC 5.14-115.A. The proposed Metro Plan diagram amendment is processed as a Type IV land use action (legislative) as described in SDC 5.1-140 and 5.14-130. The process observed for the proposed Metro Plan diagram amendment is consistent with the policies pertaining to Review, Amendments and Refinements. Additionally, the proposed Metro Plan diagram amendment has been initiated in accordance with the provisions of the City’s acknowledged Comprehensive Plan and Development Code. Staff finds the proposed Metro Plan diagram amendment does not affect City ordinances, policies, plans, and studies adopted to comply with Goal 2 requirements, and that notice and coordination requirements “with those local governments, state and federal agencies and special districts which have programs, land ownerships, or responsibilities within the area” that includes this proposal have been provided consistent with Goal 2. Goal 3 – Agricultural Land Applicant’s Narrative: “Goal 3 is not applicable to this amendment as the subject property and proposed action is located entirely within an urban growth boundary. Goal 3 excludes lands inside an acknowledged urban growth boundary, Goal 3 is not relevant to the amendment.” Attachment 1, Page 4 of 17 Finding 7: Goal 3 – As noted by the applicant in their narrative, Agricultural Land applies to areas subject to farm zoning that are outside acknowledged urban growth boundaries (UGBs): “Agricultural land does not include land within acknowledged urban growth boundaries or land within acknowledged exceptions to Goals 3 or 4.” (Text of Goal 3). The City has an acknowledged UGB and therefore consistent with the express language of the Goal, does not have farm land zoning within its jurisdictional boundary. Furthermore, the site of the proposed Metro Plan diagram amendment is inside the City’s acknowledged UGB and within a developed neighborhood. Consequently, and as expressed in the text of the Goal, Goal 3 is not applicable. Goal 4 – Forest Land Applicant’s Narrative: “Goal 4 is inapplicable to this application because the subject property [is] entirely within an acknowledged urban growth boundary.” Finding 8: Goal 4 – Forest Land applies to timber lands zoned for that use that are outside acknowledged UGBs with the intent to conserve forest lands for forest uses: “Oregon Administrative Rule 660-006-0020: Plan Designation Within an Urban Growth Boundary. Goal 4 does not apply within urban growth boundaries and therefore, the designation of forest lands is not required.” The City has an acknowledged UGB and does not have forest zoning within its incorporated area. Furthermore, the site of the proposed Metro Plan diagram amendment is inside the City’s UGB. Consequently, and as expressed in the text of the Goal, Goal 4 is not applicable. Goal 5 – Natural Resources, Scenic and Historic Areas, and Open Spaces Applicant’s Narrative: “The subject property does not include any Goal 5 resource sites and the proposed amendment does not create or amend any list of acknowledged Goal 5 resources. The proposal does not amend a plan or code provision adopted to protect a Goal 5 resource and does not allow new uses conflicting with Goal 5. The proposal does not amend any UGB. The proposal complies with statewide planning goal 5.” Finding 9: Goal 5 – Open Spaces, Scenic and Historic Areas, and Natural Resources applies to more than a dozen natural and cultural resources such as wildlife habitats and wetlands, and establishes a process for each resource to be inventoried and evaluated. The site that is subject of the proposed Metro Plan diagram amendment has not been identified in the City’s Natural Resources inventory, Register of Historic Sites, or the Willamalane Park & Recreation District Comprehensive Plan. Additionally, the city does not have a specific zoning district which it applies to inventoried Goal 5 natural resources; the presence of these resources is completely independent of the process used to zone and designate land. Protective measures for all of the city’s inventoried Goal 5 resources are applicable to the resource and are not circumscribed or altered based on zoning classification. The proposed amendment to the Metro Plan diagram and the Gateway Refinement Plan diagram does not modify or alter the City’s Development Code or other Metro Plan policies relating to identified natural resources. The proposed diagram amendment does not make any changes to adopted Goal 5 natural resources development standards or protective measures adopted to comply with Goal 5 requirements. Therefore, this action does not alter the City’s acknowledged compliance with Goal 5. Attachment 1, Page 5 of 17 Goal 6 – Air, Water and Land Resources Quality Applicant’s Narrative: “Goal 6 protects air, water and land resource quality from development impacts. There is nothing [in] this proposal that compromises land, air or water resources. The subject parcel is entirely within an acknowledged UGB and the applicant is requesting a medium density residential zoning designation. The property is fully served with urban infrastructure including roads, electrical service, waste water and stormwater infrastructure. The full range of required utilities is available within the Deadmond Ferry frontage. To the extent that it is relevant, the proposal complies with Statewide Planning Goal 6.” Finding 10: Goal 6 – Air, Water and Land Resources Quality applies to local comprehensive plans and the implementation of measures consistent with state and Federal regulations on matters such as clean air, clean water, and preventing groundwater pollution. The proposed Metro Plan diagram amendment and concurrent Gateway Refinement Plan amendment does not affect City ordinances, policies, plans, and studies adopted to comply with Goal 6 requirements. Therefore, this action does not alter the City’s acknowledged compliance with Goal 6. Goal 7 – Areas Subject to Natural Hazards Applicant’s Narrative: “The subject property is not located in any known area of natural disasters or hazards. The subject property not to [sic] any hazards associated with steep slopes or wildfires. Portions of the site are within the 100 year floodplain. This hazard is mitigated through development standards that alleviate the risk. Other hazards are mitigated through the application of building codes. The amendment is consistent with Statewide Planning Goal 7.” Finding 11: Goal 7 – Areas Subject to Natural Hazards applies to development in areas such as floodplains and potential landslide areas. Local jurisdictions are required to apply “appropriate safeguards” when planning for development in hazard areas. The City has inventoried areas subject to natural hazards such as the McKenzie and Willamette River floodplains and potential landslide areas on steeply sloping hillsides. The subject site is within a developed residential neighborhood and also lies within the mapped flood hazard area of the McKenzie River. Future site development will be subject to the provisions of the City’s Floodplain Overlay District as described in SDC 3.3- 400. Finding 12: The proposed Metro Plan diagram amendment has no effect on City ordinances, policies, plans, and studies adopted to comply with Goal 7 requirements and siting standards for development within the mapped flood hazard area of the McKenzie and Willamette Rivers. Furthermore, as stated above, the site proposed for Metro Plan and associated Gateway Refinement Plan diagram amendment is not exempted from conformance with regulations affecting these hazard areas. Therefore, this action has no effect on the City’s acknowledged compliance with Goal 7. Goal 8 – Recreational Needs Applicant’s Narrative: “Statewide planning Goal 8 ensures the provision of recreational facilities to Oregon’s citizens and is primarily concerned with providing recreational facilities in non-urban areas of the state. There are no public or private recreational facilities on or adjacent to the subject property. No recreational facilities are impacted by the proposed amendment. Therefore, the proposed amendment does not affect access to existing or future public recreational facilities. The proposal is consistent with statewide planning goal 8.” Attachment 1, Page 6 of 17 Finding 13: Goal 8 – Recreational Needs requires communities to evaluate their recreation areas and facilities and to develop plans to address current and projected demand. The provision of recreation services within Springfield is the responsibility of Willamalane Park & Recreation District. Willamalane has an adopted 20-Year Comprehensive Plan for the provision of park, open space and recreation services for Springfield. The proposed Metro Plan diagram amendment would not affect Willamalane’s adopted Comprehensive Plan or other ordinances, policies, plans, and studies adopted to comply with Goal 8 requirements. Therefore, this action has no effect on the City’s acknowledged compliance with Goal 8. Goal 9 – Economic Development Applicant’s Narrative: “The purpose of Statewide Planning Goal 9 is to provide adequate economic opportunities throughout the state. This goal is primarily applicable to commercial and industrial development. It requires jurisdictions [to] maintain an adequate supply of industrial and commercial sites that are suitable in terms of size, type, and location for all types of industrial and commercial development through the twenty year planning horizon period. The proposal does not implicate any employment lands nor directly affect economic development because the proposal does not attempt to change the planning designations of the site from a commercial or industrial designation to a non-employment designation. Rather, the amendment proposes to change the planning designations of the subject property from low density to medium density residential. The amendment does not impact employment land supply. The applicant’s proposal is consistent with Statewide Planning Goal 9.” Finding 14: Goal 9 – Economic Development addresses diversification and improvement of the economy. It requires local jurisdictions to conduct an inventory of commercial and industrial lands, anticipate future needs for such lands, and provide enough appropriately-zoned land to meet the projected demand over a 20-year planning horizon. The City previously completed an analysis of its employment land base and determined that a deficit existed. To address the projected deficit of commercial and industrial land, the City completed a multi-year process to expand the Urban Growth Boundary (UGB) in the Gateway and South 28th Street areas. Expansion of the UGB is intended to provide sufficient employment-generating land area for the mandated 20-year planning horizon. The proposed redesignation and rezoning of the subject property from Low Density Residential to Medium Density Residential will not affect the amount of employment land within the City’s inventory. Goal 10 - Housing Applicant’s Narrative: “Goal 10 requires that communities plan for growth and maintain an inventory of buildable residential land for needed housing units. The Administrative Rule for Statewide Planning Goal 10 states: ‘The mix and density of needed housing is determined in the housing needs projection. Sufficient buildable land shall be designated on the comprehensive plan map to satisfy housing needs by type and density range as determined in the housing needs projection. The local buildable lands inventory must document the amount of buildable land in each residential plan designation.’ The Springfield Residential Lands and Housing Needs Analysis evaluates historic residential development patterns and based on these patterns makes assumptions about future growth. The SRLS also documents the amount of residential land in each category. The study projects the Attachment 1, Page 7 of 17 amount of land required to satisfy needs based on type and density range. Based in a comparison of the existing inventory with projected demand, the study determined that there is a surplus of residential land in Springfield and that the existing supply is adequate for the planning horizon period. Based on the findings in the Springfield Residential Lands Study, the application complies with Statewide Planning Goal 10. The Springfield Residential Land and Housing Needs Analysis concluded that there is an adequate supply of low density residential land through the planning horizon period. The study found that there was an approximately 378 acre surplus of low density residential land. There are also adequate supplies of all other categories of residential land as determined by the RLS though the surpluses are not as large as the surplus of low density residential land. Between 2010 and 2030, Springfield expects 27% population growth within city limits (RLS, EcoNorthwest, pg. ii). Population growth has resulted in ongoing demographic shifts. The population of Springfield is also growing younger and the percentage of households that are housing cost burdened has increased. These facts are established in the Residential Lands survey but are also well known to the community. The median home value in Springfield climbed 64% percent [sic] between 1999 and 2006 and increases in housing costs have well outpaced wage increases. The result of this trend is that more households are housing cost burdened. Home prices have continued to rise. Despite the increase in housing costs, the existing low density residential land base is sufficient to meet the demand for low density residential housing through the planning period. The RLS indicates that there is a substantial surplus of low density residential land. According to the findings of the Residential Land and Housing Needs, 824 buildable acres of land are zoned for low density residential use. This figure represents approximately 60% of the residential lands inventory. The Residential Housing Needs Analysis concluded there was a 378 acre surplus of low density residential land. There are ninety five acres designated as MDR comprising approximately 30% of residential capacity according to the RLS. The remaining inventory is designated for high density residential uses. There have been two minor amendments effecting [sic] the overall supply of residential land since the adoption of the Residential Lands study. The Gray property application (TYP417-00002 and TYP317-00004) changed the planning and zoning designation of 1.78 acres of low density residential land to medium density residential land and 1.57 acres from low density residential to high density residential in the area located north of Fred Meyers/5th Street. The Thurston Hills application (TYP417-00001 and TYP317-00003) changed the zoning designation of 159 acres of low density residential land to the Parks and Open space designation. The analysis set forth in the Thurston Hills application and the findings adopted by City Council when approving that application indicated that much of the property taken out of the LDR zoning designation by that application was constrained in the RLS acreage; and the existing surplus of low density residential land is approximately 200 acres. The jurisdiction’s statutory obligation is simply to provide an adequate supply of buildable land in the applicable district. Because there is a surplus of approximately 200 acres, supply is adequate as such, it is perfectly responsible, reasonable and appropriate to consider and approve planning measures such as this application. The application will result in the construction of additional dwelling units within the existing UGB, addressing community needs for additional dwelling units within the UGB. The development will serve the needs of the community and will not substantially reduce the supply of development ready, low density residential land in Springfield. Several of the new policies articulated in the housing element of the Springfield Comprehensive Plan are indicative of Springfield’s desire not only to meet statutory requirements to provide sufficient buildable residential land in all density and income ranges, including affordable housing, but rather indicate a deeper commitment to the community. As noted by the City of Springfield, this commitment goes far beyond meeting the statutory requirement of simply providing an adequate supply of buildable lands. Rather, the city actively seeks to provide a full range of housing choice, options, types, costs and locations to meet the needs of the community. This application furthers those goals. The subject property is currently designated for low density residential use and the applicant is Attachment 1, Page 8 of 17 requesting designation of the property as medium density residential. As the applicant has previously discussed there is a substantially larger surplus of low density residential land in comparison to only a minor surplus of medium density residential land. Therefore, the amendment is consistent with statewide planning goal 10 because the end result shall satisfy local land use needs based on projections. From a practical standpoint, the subject property is appropriate for medium density residential development. It is completely surrounded by land planned for medium density residential development and essentially exists as an island of low density development where higher density residential development would be more suitable to the site.” Finding 15: Goal 10 – Housing applies to the planning for – and provision of – needed housing types, including multi-family and manufactured housing. As noted by the applicant’s narrative, staff and third-party analysis has determined that a surplus of LDR designated land exists within the City’s land inventory. Redesignation and rezoning of the subject property would have an incremental impact to the City’s residential land base; arguably, the impact would be limited to a recalculation of surplus versus deficit levels for each of the Low and Medium Density Residential categories. Based on the applicant’s submittal, the amount of surplus Low Density Residential land would be reduced by about one acre, and the amount of surplus Medium Density Residential land would increase by about one acre. Staff observes that Findings 10 and 11 of the Residential Land Use and Housing Element identify a surplus of approximately 378 gross acres of LDR designation, a surplus of approximately 76 gross acres of MDR designation, and a deficit of approximately 28 gross acres of HDR designation. The Residential Land Use and Housing Element (Residential Finding 11, Page 11) goes on to state that the 28-acre deficit of HDR designation will be met through redevelopment in Glenwood. Finding 16: Staff advises that the Gray property Metro Plan amendment and Zone Change cited by the applicant’s narrative redesignated and rezoned 1.96 acres of LDR to MDR and 1.39 acres of LDR to HDR. The adopted Metro Plan diagram amendment and Zone Change are detailed in Ordinance 6378 adopted on April 16, 2018 and acknowledged by DLCD. Finding 17: In addition to the two recent comprehensive plan amendments that reduced the surplus of LDR land by approximately 162 acres (Cases TYP417-00001 – Willamalane and TYP417-00003 – Gray), another comprehensive plan amendment and zone change for property on High Banks Road preceded the aforementioned amendments and reduced the surplus of LDR land by 7.1 acres (Case TYP416-00003). Therefore, taking into consideration the subsequent Willamalane and Gray amendments, the current surplus of LDR designated land is around 208.9 acres. Finding 18: The proposed redesignation and rezoning would change the anticipated type of housing form on the property from single-family residential homes to duplex, four-plex, attached home, townhouse, or apartment units, or a combination of these types. A congregate care facility or group care home also could be constructed on the property under the proposed MDR zoning. Staff observes that developing the site as a comprehensive piece rather than as six or more subdivided lots (to meet minimum LDR density requirements) would be more feasible under an MDR zoning scenario. This would allow for multiple units to be constructed on the property without requiring a land division. The property is also surrounded on three sides by land that is already zoned and designated MDR, and is within an area that is close to major employers, the rapid transit system, multi-use pathway connections, and the regional transportation network. For these reasons staff supports the proposal. Attachment 1, Page 9 of 17 Finding 19: The Springfield 2030 Refinement Plan Residential Land Use and Housing Element classifies the subject site as a combination of vacant and developed residential land. Therefore, part of the subject site is classified for further residential development or redevelopment. Finding 20: The proposed comprehensive plan amendment and zone change would not affect other City ordinances, policies, plans, and studies adopted to comply with Goal 10 requirements. Therefore, this action has no adverse effect on the city’s acknowledged compliance with Goal 10. Goal 11 – Public Facilities and Services Applicant’s Narrative: “The purpose of Goal 11 is to provide for the planning, development and provision of public facilities and services in a timely, orderly and efficient manner. The subject property is located entirely within the City of Springfield as established in the annexation Case No. 811-18-000081-TYP4. There is a full range of urban services available to the subject property.” Finding 21: Goal 11 – Public Facilities and Services addresses the efficient planning and provision of public services such as sewer, water, law enforcement, and fire protection. In accordance with OAR 660-011-0005(5), public facilities include water, sewer and transportation facilities, but do not include buildings, structures or equipment incidental to the operation of those facilities. The proposed redesignation and rezoning will not result in permitted uses that will have an adverse effect on the demand for public facilities and services provided to the subject property and adjacent properties. This area of Springfield is already planned for a full range of residential, campus industrial, and institutional development and the public facilities serving this area have been designed accordingly. Therefore, the City’s continued acknowledged compliance with Goal 11 is not affected by this proposal. Goal 12 – Transportation Applicant’s Narrative: “The purpose of Goal 12 is to provide and encourage a safe, convenient and efficient transportation network. The subject property is adjacent to existing and adequate transportation facilities for the proposed planning and zoning designation. However, [Goal] 12 is implemented through the Transportation Planning Rule (TPR) as defined in Oregon Administrative Rule OAR 660-012-000- et seq. The Eugene-Springfield Metropolitan Area Transportation (Transplan) implements the TPR at the local level. When land use changes occur, including plan amendment and zone changes that would significantly alter an existing or planned transportation facility, the local government shall put in place measures assuring that the allowed land uses are consistent with the identified function, capacity and performance standards of the facility. This plan amendment and zone change application will increase the trip generation potential of the subject property because the requested designation allows higher residential density than what is currently allowed. More residences on the same site will result in more trip generation. Because the application increases traffic potential the applicant has commissioned Oregon Licensed Traffic Engineer Kelly Sandow to evaluate the applicant’s request and determine whether that request shall result in a significant impact with the meaning of the Transportation Planning Rule. The Transportation Planning rule requires performance and capacity to be consistent with established level of service standards for the type of Transportation Facility in the adopted transportation plan. Where analysis indicates the proposal will not cause the facility to fall below the performance standards for that facility, the application does not have a significant effect on a transportation Attachment 1, Page 10 of 17 facility. The traffic scoping letter performed by Kelly Sandow and provided as part of this application establishes compliance with this goal 12.” Finding 22: Staff reviewed the applicant’s submitted traffic scoping letter prepared by Sandow Engineering and requested clarification on the methodology and findings contained in the report. As a result of staff feedback, the applicant’s Traffic Engineer updated and resubmitted the traffic scoping letter on October 17, 2018 (Attachment 5). Staff note that there appears to be an error in Table 1 on page 2 of Attachment 5: the PM Peak hour trips generated under the MDR reasonable worst-case scenario should be 19 trips rather than 13 as listed on the table. This represents an increase of 4 peak hour trips, which is consistent with the applicant’s TPR findings on pages 3-4 therein. Based on the findings and conclusions of the traffic analysis prepared by the applicant, the proposed Metro Plan diagram amendment and Zone Change will not have a significant adverse impact on the local transportation system. Staff concurs with the findings and conclusions of the applicant’s revised traffic scoping letter. The applicant identifies an increase in 4 peak hour trips and 1 daily trip under the reasonable worst-case scenario for MDR designation and zoning. This de minimis increase falls below the City’s minimum threshold for analyzing traffic impacts at any intersection under SDC 4.2-105.A.4.d, and therefore no further investigation or analysis is required. Staff agree with the applicant’s conclusion that this de minimis increase does not “degrade” or otherwise “significantly affect” any existing or planned transportation facility under OAR 660-012- 0060(1)(c). Therefore, the proposal will not affect the City’s acknowledged compliance with Goal 12. Goal 13 – Energy Conservation Applicant’s Narrative: “This goal is not applicable to this plan amendment request. To the extent that it is applicable, the proposed zoning district will make more efficient use of the subject property than the present zoning district.” Finding 23: Goal 13 – Energy Conservation states that “land and uses developed on the land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles”. The proposed comprehensive plan amendment and rezoning does not affect the City’s ordinances, policies, plans, or studies adopted to comply with Goal 13 requirements. Converting the one-acre property from LDR to MDR should not have an appreciable impact to energy consumption, and in fact may offer opportunities for increased energy efficiency through contemporary multi-family housing design. The developer will have an opportunity to incorporate suitable energy conservation measures into the future site development upon redesignation and rezoning of the subject property. The City’s building codes comply with all Oregon State Building Codes Agency standards for energy efficiency in residential building design. The site’s solar access is not compromised by surrounding development. The City’s conservation measures applicable to storm water management, temporary storage, filtration and discharge would apply to multi-family residential uses developed on this site; therefore, this action has no effect on the city’s acknowledged compliance with Goal 13. Goal 14 - Urbanization Applicant’s Narrative: “[This] goal is not applicable to the request. [It is] geographically oriented to specific areas.” Finding 24: Goal 14 – Urbanization requires cities to estimate future growth rates and patterns, and to incorporate, plan, and zone enough land to meet the projected demands. The City already Attachment 1, Page 11 of 17 planned for residential land use on the subject property when completing its residential buildable land inventory. Consistent with provisions of Goal 14, the City is responding to a request from a property owner to redesignate and rezone the subject property from low density residential to a higher density residential use. As noted in Finding 2.15 above, the proposed comprehensive plan amendment and zone change will be noted on the City’s residential land inventory; similar reporting of inventory changes due to development will occur as required by ORS. However, the proposed redesignation and zone change does not affect the City’s adopted ordinances, policies, plans, or studies adopted to satisfy the compliance requirements of Goal 14. Goal 15 – Willamette River Greenway Applicant’s Narrative: “[This] goal is not applicable to the request. [It is] geographically oriented to specific areas.” Finding 25: Goal 15 – Willamette River Greenway establishes procedures for administering the 300 miles of greenway that borders the Willamette River, including portions that are inside the City limits and UGB of Springfield. The subject site is not within the adopted Willamette River Greenway Boundary area so this goal is not applicable; therefore, this action has no effect on the city’s acknowledged compliance with Goal 15. Goals 16-19 Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean Resources Applicant’s Narrative: “These goals are not applicable to the request. They are geographically oriented to specific areas.” Finding 26: Goals 16-19 – Estuarine Resources; Coastal Shorelands; Beaches and Dunes; and Ocean Resources; these goals do not apply to land within the Willamette Valley, including Springfield. Therefore, in the same way that Goals 3 and 4 do not apply in Springfield, Goals 16-19 do not apply in Springfield or to land use regulations adopted in Springfield. Conclusion: Staff has concluded that the proposed Metro Plan diagram land use designation amendment from Low Density Residential to a combination of Medium and High Density Residential is consistent with all applicable statewide land use planning goals and the criteria for such action in SDC 5.14-135 (A): “The amendment shall be consistent with applicable Statewide Planning Goals.” B. Plan Inconsistency 1. In those cases where the Metro Plan applies, adoption of the amendment shall not make the Metro Plan internally inconsistent. Applicant’s Narrative: “The adopted Metro plan remains the principal document supplying the policy basis for land use decisions made in Springfield Oregon except [sic] that Ordinance 6268. Adoption of Springfield Ordinance #6268 included the new Springfield 2030 Refinement Plan Residential Land Use and Housing Element, the policies and implementation actions of which replaced the goals, objectives and policies of the Metro Plan’s Residential Land Use and Housing Element. This relationship therefore requires the proposed amendment to be consistent with the Springfield Comprehensive Plan, the prevailing Comprehensive Plan residential and land use policies for the site. Inasmuch as Ordinance #6268 identified the results of that adoption as replacing the corresponding elements of the Metro Plan, the amendment process for adopted plans Attachment 1, Page 12 of 17 and implementation ordinances has not changed. Therefore, the process and criteria for amending refinement plans is found in SDC 5.6-115 and as preempted in SDC 5.14-120 and 5.14-135. The Springfield Development Code requires that any proposed amendment not make the Metro Plan internally inconsistent. The proposed diagram amendment does not make the Metro Plan internally inconsistent. The development of this land with residential uses does not conflict with other land use elements in the Metro Plan including commercial, industrial, park and open space, or government and education. Adoption of the amendment to the Plan diagram will not result in an internal inconsistency. Therefore, Criteria B.1 will have been met. It does [not] affect any Metro Plan policies or texts; the application is consistent with the policies related to housing supply and demand.” Finding 27: The adopted Metro Plan is the principal policy document that creates the broad framework for land use planning within the City of Springfield. The City’s adopted Zoning Map implements the zoning designations of the Metro Plan diagram and localized Refinement Plans, which are adopted amendments to the Metro Plan. The subject property is within the adopted Gateway Refinement Plan area, but as noted above, adoption of Springfield Ordinance #6268 included the new Springfield 2030 Refinement Plan Residential Land Use and Housing Element, the policies and implementation actions of which replaced the goals, objectives and policies of the Metro Plan’s Residential Land Use and Housing Element. This relationship therefore requires the proposed amendment to be consistent with the Springfield Comprehensive Plan, the prevailing Comprehensive Plan residential and land use policies for the site. Although Ordinance #6268 identified the results of that adoption as replacing the corresponding elements of the Metro Plan, the amendment process for adopted plans and implementation ordinances has not changed. Therefore, the process and criteria for amending refinement plans is found in SDC 5.6-115 and as preempted in SDC 5.14-120 and 5.14-135. Finding 28: In accordance with Chapter IV – Metro Plan Review, Amendments, and Refinements, the City’s Comprehensive Plan is not designed or intended to remain static and unyielding in its assignment of land use designations. To that end, provisions of Chapter IV, Policy 7.a, allow for property owners to initiate an amendment to the Metro Plan diagram to reflect a change in circumstances or need. The applicant is proposing to amend the Metro Plan designation for the subject property from LDR to MDR and to concurrently rezone the property to MDR. There are no conflicts created by this proposed diagram amendment based on needed residential land inventories or needed employment land inventories. The development of this land with residential uses does not conflict with other land use elements in the Metro Plan including commercial, industrial, park and open space, or government and education. Adoption of the amendment to the Plan diagram will not result in an internal inconsistency. Therefore, Criteria B.1 will have been met. 2. In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent with the Springfield Comprehensive Plan. Applicant’s Narrative: “In addition to developing its own UGB and Residential Land Survey, the City of Springfield has also adopted its own Housing element. In 2007, HB 3337 required cities in Lane County with populations greater than 50,000 [to] establish separate Urban growth boundaries by needed housing statute ORS 197.304 and to evaluate the sufficiency of land within the existing UGB by ORS 197.296. Springfield ‘established’ a separate UGB by amending the Metro Plan [to] form a separate UGB for Springfield by Ordinance 6682 on June 20, 2011. In Ordinance 6682, Springfield adopted the Springfield 2030 Comprehensive Plan which contains a Residential Land and Housing Element setting forth policies related to housing specifically within Springfield’s UGB. The new housing policies are unique to the Springfield Comprehensive Plan; they did not exist in Attachment 1, Page 13 of 17 the Metro Plan. Several of the new policies articulated in the housing element of the Springfield Comprehensive Plan are indicative of Springfield’s desire not only to meet statutory requirements to provide sufficient buildable residential land in all density and income ranges, including affordable housing, but rather indicate a deeper commitment to the community. As noted by the City of Springfield, this commitment goes far beyond meeting the statutory requirement of simply providing an adequate supply of buildable lands. Rather the city actively seeks to provide a full range of housing choice, options, types, costs and locations to meet the needs of the community. This application furthers those goals. The application is consistent with the following policies of the Springfield Comprehensive Plan Housing Element Policies. The Residential Land and Housing Policies and Implementation Actions of the Springfield 2030 Refinement Plan Residential Land Use and Housing Element apply to the subject site and the application is consistent with the policies in that element. Specifically, Policy H.3 states the City shall ‘support community-wide, district-wide and neighborhood-specific livability and redevelopment objectives and regional land use planning and transportation planning policies by locating higher density residential development and increasing the density of development near employment or commercial services, within transportation-efficient Mixed-Use Nodal Development centers and along corridors served by frequent transit service’. This application is consistent with Policy H.3. The application supports community livability by providing a contiguous medium density residential area immediately adjacent to low density housing. The proposal locates higher density residential development near employment and commercial services consistent with this policy. Employment areas include Riverbend and the associated medical clinics in the vicinity as well as Symantec and many others. The site is also located in convenient proximity to commercial goods and services in accordance with this policy. The application is also consistent with policy H.6 which states the City shall ‘continue to seek ways to reduce development impediments to more efficient utilization of the residential land supply inside the UGB…’. Consistent with this policy, the applicant’s proposal will make more efficient use of land within the UGB by allowing more dwelling units per acre than are presently allowable in the existing zoning district. The applicant’s development plans are not permitted by the existing zoning and this application will reduce development impediments and will [result] in more efficient use of the residential land supply within the UGB by reducing the surplus of low density residential land and providing a shovel ready site for the development of additional higher density residences. The application is also consistent with Residential Land Use and Housing Element Policy H.10, ‘through the updating and development of each neighborhood refinement plan, district plan or specific area plan, amend land use plans to increase development opportunities for qualify [sic] affordable housing in locations served by existing and planned frequent transit service that provides access to employment center, shopping, health care, civic, recreational and cultural services’. This application updates the Gateway refinement plan amending the plan to increase development opportunities and result in multi-family development in an area with access to employment centers, shopping and all other necessary services in compliance with this policy. The application is also in accordance with Residential Land Use and Housing Element Policy H.11, the City shall ‘continue to seek ways to update development standards to introduce a variety of housing options for all income levels in both existing neighborhoods and new residential areas that match the changing demographics and lifestyles of Springfield residents’. The application addresses changing demographics and provides additional housing options. Approval of this application results [in] additional multi-family housing options that will serve the changing demographics and lifestyle of Springfield residents. The final development pattern in the vicinity of the subject property will include both low and medium density residential housing serving the needs of the community and providing a variety of housing options to Springfield residents. In accordance with Residential Land Use and Housing Element Policy H.12, the City shall ‘continue to designate land to provide a mix of choices (eg. location, accessibility, housing types, and urban and suburban neighborhood character) through the refinement plan update process and through review of Attachment 1, Page 14 of 17 developer-initiated master plans’. The developer has requested that the city designate the subject parcel to allow the applicant to develop medium density housing at this location. This land will be designated to provide a mixture of uses. Following approval of this application there will continue to be a mix of choices in the vicinity through the developer initiated plan amendment process. In accordance with Residential Land Use and Housing Element Policy H.13, the City shall ‘promote housing development and affordability in coordination with transit plans and in proximity to transit stations’. The subject property is located in an area served by the public transit system in convenient proximity to the EmX Gateway and other public transit lines. The proposal is in compliance with this policy. In accordance with Residential Land Use and Housing Element Policy H.14, the City shall ‘continue to update existing neighborhood refinement plan policies and to prepare new plans that emphasize the enhancement of residential neighborhood identity, improved walkability and safety, and improved convenient access to neighborhood services, parks, schools, and employment opportunities’. The applicant’s proposal, a developer initiated Metro Plan amendment and concurrent refinement plan amendment provides the City of Springfield the opportunity to update existing refinement plans. The applicant’s proposal will enhance neighborhood identity. The proposal will unify the medium density and low density residential areas and parcels in the vicinity of the subject property. The development will have convenient access to employment opportunities such as Symantec as well as the services located in the Gateway area in compliance with this criterion. For the reasons set forth in this narrative statement, the applicant respectfully requests that city planning staff recommend approval of this application and the ultimately this application be approved by the Springfield City Council.” Finding 29: As stated in the applicant’s project narrative above, the Residential Land and Housing Policies and Implementation Actions of the Springfield 2030 Refinement Plan Residential Land Use and Housing Element apply to the subject site. In accordance with Policy H.3, the City shall “support community-wide, district-wide and neighborhood-specific livability and redevelopment objectives and regional land use planning and transportation planning policies by locating higher density residential development and increasing the density of development near employment or commercial services, within transportation-efficient Mixed-Use Nodal Development centers and along corridors served by frequent transit service.” The proposed Metro Plan diagram amendment is consistent with this policy for the following reasons: there is existing Medium Density Residential designated land on the eastern and southern boundaries of the property; the property abuts a large institutional site (PeaceHealth Riverbend Campus) to the south; the property could serve as a buffer and transitional zone between the undeveloped Medium Density Residential properties to the east and south, and existing single family homes along Deadmond Ferry Road to the west; and the property is proximate to the Lane Transit District EmX Gateway-Riverbend line with transit stations on Riverbend Drive to the south and International Way to the north. Finding 30: In accordance with Residential Land Use and Housing Element Policy H.6, the City shall “continue to seek ways to reduce development impediments to more efficient utilization of the residential land supply inside the UGB…” The proposed Metro Plan diagram amendment is consistent with this policy because the linear configuration of the property and its oblique orientation to Deadmond Ferry Road is more conducive to development as a single unit instead of multiple subdivided lots, which would be made possible under zoning that is consistent with the Medium Density Residential plan designation. Finding 31: In accordance with Residential Land Use and Housing Element Policy H.10, “through the updating and development of each neighborhood refinement plan, district plan or specific area plan, amend land use plans to increase development opportunities for quality affordable housing in locations served by existing and planned frequent transit service that provides access to employment Attachment 1, Page 15 of 17 center, shopping, health care, civic, recreational and cultural services.” In accordance with Residential Land Use and Housing Element Policy H.13, the City shall “promote housing development and affordability in coordination with transit plans and in proximity to transit stations.” The proposed Metro Plan diagram amendment is consistent with these policies because property is within a ¼ mile to the Lane Transit District EmX Gateway-Riverbend line, which is identified in the Springfield 2035 Transportation System Plan as an existing/planned Frequent Transit Network (see Figure 9 of the Springfield TSP). The property is proximate to transit stations on Riverbend Drive to the south and International Way to the north. Finding 32: In accordance with Residential Land Use and Housing Element Policy H.12, the City shall “continue to designate land to provide a mix of choices (eg. location, accessibility, housing types, and urban and suburban neighborhood character) through the refinement plan update process and through review of developer-initiated master plans.” In accordance with Residential Land Use and Housing Element Policy H.14, the City shall “continue to update existing neighborhood refinement plan policies and to prepare new plans that emphasize the enhancement of residential neighborhood identity, improved walkability and safety, and improved convenient access to neighborhood services, parks, schools, and employment opportunities.” The proposed Metro Plan diagram amendment updates the Gateway Refinement Plan map consistently with these policies. As described above in Findings 30 and 31 above, the subject property is proximate to a Frequent Transit Network and to large employment centers. The property is sufficiently large to meet the solar setback requirements of SDC 3.2-225 for the protection of the LDR property to the west. The linear configuration of the property and its oblique orientation to Deadmond Ferry Road is more conducive to development as a single unit instead of multiple subdivided lots. Finding 33: While the Springfield 2030 Refinement Plan Residential Land Use and Housing Element is the prevailing Comprehensive Plan for the site, the residential land use policies of the Gateway Refinement Plan also pertain to the proposed development. Finding 34: As amended by Ordinance 6109 adopted January 10, 2005, the Gateway Refinement Plan Residential Element Policy and Implementation Action 2.0 requires the City to, “Ensure available of adequate supplies of land appropriate for low-, medium-, and high-density residential development, while allowing for an appropriate mix of commercial, employment and residential uses.” As further explained in Findings 15 through 20, the proposed Metro Plan diagram amendment complies with this policy because it shifts property from the large surplus of LDR- designated property to MDR, which has a smaller surplus inventory within the Springfield UGB. As further explained in Findings 29 through 32 above and in the applicant’s narrative, the subject property is appropriate for Medium Density Residential designation and zoning given its proximity to other MDR-designated property, to the Frequent Transit Network, and to large employment centers. Finding 35: Gateway Refinement Plan Residential Element Policy and Implementation Action 1.0 states, “The City shall… actively participate in efforts to maintain and enhance residential neighborhoods and attract compatible multi-family developments that would enhance the Gateway Refinement Plan area.” The proposed Metro Plan diagram amendment complies with this policy by enabling multi-family development on the subject property that is compatible with the surrounding neighborhood. As further explained in Findings 29 through 32 above and in the applicant’s narrative, the subject property is appropriate for MDR designation and zoning given its proximity to other MDR-designated property, to the Frequent Transit Network, and to large employment centers. The configuration of the subject property and its orientation to Deadmond Ferry Road is also more compatible with multi-family development than a single-family neighborhood. Attachment 1, Page 16 of 17 Finding 36: The subject property is identified in the Gateway Refinement Plan as part of Residential Subarea 4, the “McKenzie-Gateway MDR Subarea.” Under Ordinance 6109, Gateway Refinement Plan Policy and Implementation Action 13.3 requires, “All development within the McKenzie- Gateway MDR Site shall be consistent with an approved Master Plan.” Policy and Implementation Action 13.0 determines the scope of the Master Plan requirement for development in the McKenzie- Gateway MDR Site, “A Master Plan shall be approved under a Type IV review process, for areas larger than 5 acres within the city limits at the ‘McKenzie-Gateway MDR Site’ on the Refinement Plan Diagram, subsequent to annexation and prior to urban development of any portion of the Master Plan area.” The Master Plan requirement adopted in Ordinance 6109 was intended to facilitate the development of the PeaceHealth RiverBend Hospital and surrounding medical services and mixed- use development. The subject property is not within the boundaries of the Riverbend Master Plan adopted on June 19, 2006. Because the subject property is less than 5 acres in size and not within the area previously subject to the Riverbend Master Plan, the Master Plan requirement stated in Policy 13.3 is not applicable to the subject property. Finding 37: Based on the foregoing, the proposal is consistent with the policies of the Springfield 2030 Refinement Plan Residential Land Use and Housing Element and the Gateway Refinement Plan. Conclusion and Recommendation Based on the applicant’s narrative, the findings herein, testimony submitted into the record, and the criteria of SDC 5.14-135 for approving amendments to the Metro Plan, staff finds the proposed Metro Plan diagram amendment, concurrent Gateway Refinement Plan amendment, and zone change from LDR to MDR is consistent with these criteria. For these reasons, staff recommends that the Planning Commission recommends approval of the attached Order and Recommendation (Attachment 6). Attachment 1, Page 17 of 17 Staff Report and Findings Springfield Planning Commission Zone Change Request Hearing Date: December 4, 2018 Case Number: 811-18-000181-TYP3 Applicant: Karl Mueller, Mueller Enterprises LLC Property Owner: Moktar Alhemyare Site: 273 Deadmond Ferry Road (Map 17-03-15-40, Tax Lot 1700) Request Rezone 273 Deadmond Ferry Road (Map 17-03-15-40, Tax Lot 1700) from Low Density Residential (LDR) to Medium Density Residential (MDR). Site Information/Background The application was initiated and accepted as complete on September 28, 2018, and the Planning Commission public hearing on the matter of the Zone Change request is scheduled for December 4, 2018. The Zone Change request is being processed concurrently with a Metro Plan Diagram amendment submitted under separate cover, Case 811-18-000182-TYP4. The City Council will be reviewing both applications at a public hearing meeting scheduled for January 7, 2019. The property that is subject of the Zone Change request is a one-acre parcel containing an existing single family home that is located at 273 Deadmond Ferry Road. The site has an oblique, “parallelogram” configuration and is zoned and designated LDR in accordance with the Metro Plan and Gateway Refinement Plan diagrams and the Springfield Zoning Map. The site abuts Deadmond Ferry Road along the northern boundary, vacant MDR properties associated with the Riverbend Master Plan area to the south and east, and an existing walkway along the western boundary. Along Deadmond Ferry Road to the west of the subject property (and intervening walkway) the properties are zoned and designated LDR. The applicant is proposing the zone change from LDR to MDR to facilitate future redevelopment of the property with higher-density housing forms. Notification and Written Comments Notification of the December 4, 2018 Planning Commission public hearing was sent to all property owners and residents within 300 feet of the site on November 13, 2018. Notification was also published in the November 26, 2018 edition of The Register Guard. No telephone calls or written comments were received other than one phone call requesting information. Criteria of Approval Section 5.22-100 of the Springfield Development Code (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: Attachment 2, Page 1 of 8 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. Proposed Findings In Support of Zone Change Approval Criterion: Zoning Map amendment criteria of approval: 1. Consistency with applicable Metro Plan policies and the Metro Plan diagram; Applicant’s Narrative: “The adopted Metro plan remains the principal document supplying the policy basis for land use decisions made in Springfield Oregon except [sic] that Ordinance 6682. Adoption of Springfield Ordinance #6268 included the new Springfield 2030 Refinement Plan Residential Land Use and Housing Element, the policies and implementation actions of which replaced the goals, objectives and policies of the Metro Plan’s Residential Land Use and Housing Element. This relationship therefore requires the proposed amendment to be consistent with the Springfield Comprehensive Plan, the prevailing Comprehensive Plan residential and land use policies for the site. Inasmuch as Ordinance #6268 identified the results of that adoption as replacing the corresponding elements of the Metro Plan, the amendment process for adopted plans and implementation ordinances has not changed. Therefore, the process and criteria for amending refinement plans is found in SDC 5.6-115 and as preempted in SDC 5.14-120 and 5.14-135. The Springfield Development Code requires that any proposed zone change is consistent with the Metro Plan. The proposed diagram amendment does not make the Metro Plan internally inconsistent. The development of this land with residential uses does not conflict with other land use elements in the Metro Plan including commercial, industrial, park and open space, or government and education. Adoption of the amendment to the Plan diagram will not result in an internal inconsistency. Therefore, Criteria A.1 is met. There are no conflicts created by this proposed diagram amendment based on needed residential land inventories or needed employment land inventories. The development of this land with residential uses does not conflict with other land use elements in the Metro Plan including commercial, industrial, park and open space, or government and education. Adoption of the amendment to the Plan diagram will not result in an internal inconsistency. Therefore, [Criterion] B.1 will have been met.” Finding 1: Metro Plan Chapter IV, Policy 7.a states: “A property owner may initiate a [Type I Metro Plan diagram] amendment for property they own at any time. Owner initiated amendments are subject to the limitations for such amendments set out in the development code of the home city.” Attachment 2, Page 2 of 8 Finding 2: The property owner initiated a concurrent Metro Plan Diagram amendment in accordance with provisions of SDC 5.14-100 (Case 811-18-000182-TYP4). Upon adoption of the amending Ordinance, the Metro Plan Diagram would be amended and the requested zone change from LDR to MDR would be consistent with the provisions of the adopted Comprehensive Plan. Prior or concurrent amendment of the Metro Plan Diagram will be required for the subject zone change request to be approved. Finding 3: The proposed zone change is consistent with provisions of the Metro Plan whereby zoning can be monitored and adjusted as necessary to meet current urban land use demands. The requested change from LDR to MDR would facilitate the future review and approval of multi-family housing on the site. Finding 4: The subject site abuts properties that are zoned and designated MDR along the eastern and southern boundaries. The site is proximate to property zoned and designated for Campus Industrial uses across the street on the north side of Deadmond Ferry Road. As such, the proposed Zone Change is consistent with nearby zoning and the zone change is compatible with existing uses in the vicinity. The proposed zoning would create a transitional, higher-density residential area between the undeveloped MDR properties to the south and east, and existing single-family homes along Deadmond Ferry Road to the west. Recommended Condition of Approval: Prior to or concurrent with approval of the Zone Change request, the Metro Plan Diagram shall be amended as initiated by Planning Action 811-18-000182-TYP4. 2. Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; Applicant’s Narrative: “In addition to developing its own UGB and Residential Land Survey, the City of Springfield has also adopted its own Housing element. In 2007, HB 3337 required cities in Lane County with populations greater than 50,000 [to] establish separate Urban growth boundaries by needed housing statute ORS 197.304 and also to evaluate the sufficiency of land within the existing UGB by ORS 197.296. Springfield ‘established’ a separate UGB by amending the Metro Plan [to] form a separate UGB for Springfield by Ordinance 6682 on June 20, 2011. In Ordinance 6682, Springfield adopted the Springfield 2030 Plan which contains a Residential Land Use and Housing Element setting forth policies related to housing specifically within Springfield’s UGB. The new housing policies are unique to the Springfield Comprehensive Plan; they did not exist in the Metro Plan. Several of the new policies articulated in the housing element of the Springfield Comprehensive Plan are indicative of Springfield’s desire not only to meet statutory requirements to provide sufficient buildable residential land in all density and income ranges, including affordable housing, but rather indicate a deeper commitment to the community. As noted by the City of Springfield, this commitment goes far beyond meeting the statutory requirement of simply providing an adequate supply of buildable lands. Rather the city actively seeks to provide a full range of housing choice, options, types, costs and locations to meet the needs of the community. This application furthers those goals. The application is consistent with the following policies of the Springfield Comprehensive Plan Housing Element Policies: Specifically, Policy H.3 states the City shall ‘support community-wide, district-wide and neighborhood-specific livability and redevelopment objectives and regional land use planning and transportation planning policies by locating higher density residential development and increasing the density of development near employment or commercial services, within transportation-efficient Mixed-Use Nodal Development centers and along corridors served by frequent transit service’. This application is consistent with Attachment 2, Page 3 of 8 Policy H.3. The application supports community livability by providing a contiguous medium density residential area immediately adjacent to low density housing. The proposal locates higher density residential development near employment and commercial services consistent with this policy. Employment areas in the [vicinity] include Riverbend and the associated medical clinics in the vicinity as well as Symantec and many others. The site is also located in convenient proximity to commercial goods and services in accordance with this policy. The application is also consistent with [Policy] H.6 which states the City shall ‘continue to seek ways to reduce development impediments to more efficient utilization of the residential land supply inside the UGB…’. Consistent with this policy, the applicant’s proposal will make more efficient use of land within the UGB by allowing more dwelling units per acre than are presently allowable in the existing zoning district. The applicant’s development plans are not permitted by the existing zoning and this application will reduce development impediments resulting in more efficient use of the residential land supply within the UGB by reducing the surplus of low density residential land and providing a shovel ready site for the development of additional higher density residences. The application is also consistent with Residential Land Use and Housing Element Policy H.10, ‘through the updating and development of each neighborhood refinement plan, district plan or specific area plan, amend land use plans to increase development opportunities for qualify [sic] affordable housing in locations served by existing and planned frequent transit service that provides access to employment center, shopping, health care, civic, recreational and cultural services’. This application updates the zoning map, increasing development opportunities and result[ing] in multi-family development in an area with access to employment centers, shopping and all other necessary services in compliance with this policy. The application is also in accordance with Residential Land Use and Housing Element Policy H.11, the City shall ‘continue to seek ways to update development standards to introduce a variety of housing options for all income levels in both existing neighborhoods and new residential areas that match the changing demographics and lifestyles of Springfield residents’. The application addresses changing demographics and provides additional housing options. Approval of this application results [in] additional multi-family housing options that will serve the changing demographics and lifestyle of Springfield residents. The final development pattern in the vicinity of the subject property will include both low and medium density residential housing serving the needs of the community and providing a variety of housing options to Springfield residents. In accordance with Residential Land Use and Housing Element Policy H.12, the City shall ‘continue to designate land to provide a mix of choices (eg. location, accessibility, housing types, and urban and suburban neighborhood character) through the refinement plan update process and through review of developer-initiated master plans’. The developer has requested that the city designate the subject parcel to allow the applicant to develop medium density housing at this location. This land will be designated to provide a mixture of uses. Following approval of this application there will continue to be a mix of choices in the vicinity through the developer initiated plan amendment process. In accordance with Residential Land Use and Housing Element Policy H.13, the City shall ‘promote housing development and affordability in coordination with transit plans and in proximity to transit stations’. The subject property is located in an area served by the public transit system in convenient proximity to the EmX Gateway and other public transit lines. The proposal complies with this policy. In accordance with Residential Land Use and Housing Element Policy H.14, the City shall ‘continue to update existing neighborhood refinement plan policies and to prepare new plans that emphasize the enhancement of residential neighborhood identity, improved walkability and safety, and improved convenient access to neighborhood services, parks, schools, and employment opportunities’. The applicant’s proposal, a developer initiated Metro Plan amendment and concurrent refinement plan amendment and zone change provides the City of Springfield the opportunity to update existing refinement plans. The applicant’s proposal will enhance neighborhood identity. The proposal will unify the Medium density residential and low density residential areas and parcels in the vicinity of the Attachment 2, Page 4 of 8 subject property. The development will have convenient access to employment opportunities such as Symantec as well as the services located in the Gateway area in compliance with this criterion. The application complies with all relevant portions of the Metro Plan and the Springfield 2030 Comprehensive Plan. The proposed zoning designation is consistent with the applicable refinement plan once the refinement plan diagram is amended a part of this application packet. This criterion is met.” Finding 5: The property lies within the adopted Gateway Refinement Plan area of Springfield. Therefore, the Residential land use policies of the Gateway Refinement Plan apply to the subject site. In accordance with Residential Policy and Implementation Action 1.0, “the City shall, through site plan review, home and neighborhood improvement programs, and/or other related programs, actively participate in efforts to maintain and enhance existing residential neighborhoods and attract compatible multi-family developments that would enhance the Gateway Refinement Plan area.” Finding 6: Staff observes that the subject property is sufficiently large to represent a viable multi- family development site. Upon rezoning of the subject property, should this occur, the developer would be required to undertake a Site Plan Review for any type of development on the property. Under the current zoning, the developer would only require a Building Permit for reconstructing or remodeling the existing single-family home. However, to meet the minimum density requirements of the City’s Development Code, a subdivision of the property would be required. The oblique orientation to Deadmond Ferry Road and angular parcel configuration could make it difficult to achieve the minimum required density of six units per acre under the current LDR zoning. Therefore, developing the property as a single unit could be more efficient and allow for highest and best use of this site. Finding 7: The City previously adopted the Residential Land Use and Housing Element of the Springfield 2030 Refinement Plan. The subject property was identified as low density residential inventory in the 2030 Plan because of its LDR zoning. It appears that a small portion of the property is identified as vacant and potentially developable or redevelopable on the inventory map. Finding 8: The Residential Land Use and Housing Element (Table 6-7) identifies approximately 378 acres of surplus LDR designated land within the City’s buildable land inventory. Recent Metro Plan diagram amendments and Zone Changes for properties on Highbanks Road (Cases TYP416- 00003 and TYP316-00005); in the Thurston Hills (Cases TYP 417-00001 and TYP317-00003) and on 5th Street (Cases TYP417-00002 and TYP317-00004) reduced this amount by approximately 169 acres leaving a surplus of approximately 208.9 acres. Upon redesignation and rezoning of the subject site, should this occur, a surplus of about 207.9 acres of LDR designated land would remain. The proposed rezoning would slightly increase the amount of surplus MDR zoned land identified in the City’s inventory. Therefore, the proposed rezoning will not have a significant adverse impact on available LDR or MDR designated land within the City’s inventory. 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. Applicant’s Narrative: “The subject property is adequately served by a full range of urban services including stormwater, wastewater and transportation infrastructure. The site plan demonstrates the full complement of urban services is available to the subject property.” Attachment 2, Page 5 of 8 Finding 9: The property requested for Zone Change has frontage on Deadmond Ferry Road along the northern boundary, which is classified as a major collector street. Along the property frontage, Deadmond Ferry Road is a fully developed urban collector street with one vehicle travel lane and bicycle lane in each direction and a bi-directional center turn lane. The paved street has lane striping, street lighting, street trees, sidewalks and piped stormwater management facilities. A full suite of public utilities and services are available on the perimeter of the subject property. Future development of the site with Medium Density Residential uses would be subject to the land use approval process outlined in Section 5.17-100 of the City’s Development Code. In addition, the applicant’s submittal for Metro Plan diagram amendment is supplemented with findings addressing the requirements of the Transportation Planning Rule and is included as Attachment 5 to the packet. 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. Applicant’s Narrative: “The application meets the criteria set out in 5.14-100. This application is made in response to changing circumstances in the community and is consistent with the purpose of the Metro Plan amendment process described by the Springfield Development Code. There have been many changes in the Eugene/Springfield area since the adoption of the Metro Plan. Population growth has resulted in ongoing demographic shifts. Between 2010 and 2030, Springfield expects 27% population growth within city limits (RLS, EcoNorthwest, pg. ii). The population of Springfield is also growing younger and the percentage of households that are housing cost burdened was 26% of Springfield residents (RLS, EcoNorthwest, pg. 52). The median home value in Springfield has climbed 64% percent [sic] in the period between 1999-2006 (RLS, EcoNorthwest, pg. 55) [and] increases in housing costs have well outpaced wage increases. The result of this trend is that more households are housing cost burdened than previously. These challenging circumstances mean that providing sound and affordable housing is an ongoing challenge; however, as indicated in the Springfield Comprehensive Plank, the jurisdiction is committee to meeting this challenge. One way to address this issue is through planning actions such as this proposal; increasing the amount of housing and number [of] dwelling units that can be accommodated within the existing UGB while maintaining sufficient inventories in all respects. In 2007, HB 3337 required cities in Lane County with populations greater than 50,000 [to] establish separate Urban growth boundaries by needed housing statute ORS 197.304 and also to evaluate the sufficiency of land within the existing UGB by ORS 197.296. Springfield ‘established’ a separate UGB by amending the Metro Plan [to] form a separate UGB for Springfield by Ordinance 6682 on June 20, 2011. In that ordinance, Springfield adopted the Springfield 2030 Plan which contains a Residential Lands and Housing Element setting forth policies related to housing specifically within Springfield’s UGB. The new housing policies are unique to the Springfield Comprehensive Plan; they did not exist in the Metro Plan. Several of the new policies articulate Springfield’s desire not only to meet statutory requirements to provide sufficient buildable residential land in all density and income ranges, including affordable housing, but rather indicate a deeper commitment to the community. As noted by the City of Springfield, this commitment goes far beyond meeting the statutory requirement of simply providing an adequate supply of buildable lands. Rather the city actively seeks to provide a full range of housing choice, options, types, costs and locations to meet the needs of the community. This application furthers those goals. The existing low density residential land base is sufficient to meet the Attachment 2, Page 6 of 8 demand for low density residential housing in Springfield through the planning period. In fact, the studies indicate there is a substantial surplus of low density residential land. According to the findings of the Residential Lands Study, 824 buildable acres of land are zoned for low density residential use. This figure represents approximately 60% of the residential lands inventory. There are ninety five acres designated as MDR comprising approximately 30% of residential capacity according to the RLS. The remaining inventory is designated for high density residential uses. There have been two minor amendments effecting [sic] the overall supply of residential land since the adoption of the Residential Lands study. The Gray property application (TYP417-00002 and TYP317-00004) changed the planning and zoning designation of 1.78 acres of low density residential land to medium density residential land and 1.57 acres from low density residential to high density residential in the area located north of Fred Meyers/5th Street. The Thurston Hills application (TYP417-00001 and TYP317-00003) changed the zoning designation of 159 acres of low density residential land to the parks and open space designation. The analysis set forth in the Thurston Hills application and the findings adopted by City Council when approving that application demonstrate that most of the property taken out of the LDR zoning designation was constrained acreage; the surplus of low density residential land actually is approximately 300 buildable acres. The statutory obligation to provide an adequate supply of buildable land in the applicable district has been met. Given this surplus and the known challenge in providing affordable housing in Springfield because housing costs have risen more quickly than income, it is responsible, reasonable and appropriate to consider and approve planning measures such as this application. The application will result in the construction of additional dwelling units within the existing UGB, addressing changing circumstances in the community. The development will serve the needs of the community and will not substantially reduce the supply of development ready, low density residential land. This application is consistent with the purpose of the Metro Plan amendment process set out in the Springfield Development Code.” Finding 10: The applicant has submitted a concurrent Metro Plan Diagram amendment application (Case 811-18-000182-TYP4) under separate cover. The applicant’s submittal materials, narrative, and staff findings and recommendations demonstrate compliance with the Metro Plan amendment provisions of Chapter IV of the Metro Plan and SDC 5.14-135. Finding 11: 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. The applicant has initiated an amendment to the Metro Plan Diagram to change the designation from LDR to MDR under separate cover (Case 811-18-000182-TYP4). Oregon Administrative Rules (OAR) 660-012-0060 requires that, “if an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map), would significantly affect an existing or planned transportation facility, then the local government must put in place measures” to mitigate the impact, as defined in OAR 660-012-0060(2). Staff has reviewed the applicant’s traffic scoping letter (Attachment 5) and concurs with the summary and conclusion, which determines that the proposed plan amendment and zone change from LDR to MDR will not significantly affect an existing or planned transportation facility. (Staff note that there appears to be an error in Table 1 on page 2 of Attachment 5: the PM Peak hour trips generated under the MDR reasonable worst-case scenario should be 19 trips, which is consistent with the applicant’s TPR findings therein.) Conclusion: Based on the above-listed criteria, staff has determined that the criteria have been met and recommends support for the request. Attachment 2, Page 7 of 8 Conditions of Approval 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: 5.22-120 CONDITIONS The Approval Authority may attach conditions as may be reasonably necessary in order to allow the Zoning Map amendment to be granted. Staff advises that the Zone Change request was initiated in accordance with provisions of the City’s Development Code. The proposal was found to be consistent with the criteria of approval; however, because the applicant has initiated a concurrent Metro Plan Diagram amendment (Case 811-18-000182- TYP4), the comprehensive plan amendment will need to be completed prior to or concurrent with approval of the Zone Change. Further, the City Council will be reviewing both land use applications at a public hearing meeting on January 7, 2019. Staff recommends the following condition of approval: Recommended Condition of Approval: Prior to or concurrent with approval of the Zone Change request, the Metro Plan Diagram shall be amended as initiated by Planning Action 811-18-000182- TYP4. The Planning Commission may choose to apply other conditions of approval as necessary to comply with the Zone Change criteria or as further demonstrated by testimony and evidence entered into the record of the hearing. Additional Approvals The subject application will facilitate review of future land use applications for the affected property. Any future site development, including but not limited to grading, paving, or new construction on the property, will be subject to the provisions of the SDC for the applicable zoning district. Attachment 2, Page 8 of 8 Attachment 3, Page 1 of 40 Attachment 3, Page 2 of 40 Attachment 3, Page 3 of 40 Attachment 3, Page 4 of 40 Attachment 3, Page 5 of 40 Attachment 3, Page 6 of 40 Attachment 3, Page 7 of 40 Attachment 3, Page 8 of 40 Attachment 3, Page 9 of 40 Attachment 3, Page 10 of 40 Attachment 3, Page 11 of 40 Attachment 3, Page 12 of 40 Attachment 3, Page 13 of 40 Attachment 3, Page 14 of 40 Attachment 3, Page 15 of 40 Attachment 3, Page 16 of 40 Attachment 3, Page 17 of 40 Attachment 3, Page 18 of 40 Attachment 3, Page 19 of 40 Attachment 3, Page 20 of 40 Attachment 3, Page 21 of 40 Attachment 3, Page 22 of 40 Attachment 3, Page 23 of 40 Attachment 3, Page 24 of 40 Attachment 3, Page 25 of 40 Attachment 3, Page 26 of 40 Attachment 3, Page 27 of 40 Attachment 3, Page 28 of 40 Attachment 3, Page 29 of 40 Attachment 3, Page 30 of 40 Attachment 3, Page 31 of 40 Attachment 3, Page 32 of 40 Attachment 3, Page 33 of 40 Attachment 3, Page 34 of 40 Attachment 3, Page 35 of 40 Attachment 3, Page 36 of 40 Attachment 3, Page 37 of 40 Attachment 3, Page 38 of 40 Attachment 3, Page 39 of 40 Attachment 3, Page 40 of 40 Attachment 4, Page 1 of 31 Attachment 4, Page 2 of 31 Attachment 4, Page 3 of 31 Attachment 4, Page 4 of 31 Attachment 4, Page 5 of 31 Attachment 4, Page 6 of 31 Attachment 4, Page 7 of 31 Attachment 4, Page 8 of 31 Attachment 4, Page 9 of 31 Attachment 4, Page 10 of 31 Attachment 4, Page 11 of 31 Attachment 4, Page 12 of 31 Attachment 4, Page 13 of 31 Attachment 4, Page 14 of 31 Attachment 4, Page 15 of 31 Attachment 4, Page 16 of 31 Attachment 4, Page 17 of 31 Attachment 4, Page 18 of 31 Attachment 4, Page 19 of 31 Attachment 4, Page 20 of 31 Attachment 4, Page 21 of 31 Attachment 4, Page 22 of 31 Attachment 4, Page 23 of 31 Attachment 4, Page 24 of 31 Attachment 4, Page 25 of 31 Attachment 4, Page 26 of 31 Attachment 4, Page 27 of 31 Attachment 4, Page 28 of 31 Attachment 4, Page 29 of 31 Attachment 4, Page 30 of 31 Attachment 4, Page 31 of 31 Attachment 5, Page 1 of 4 Attachment 5, Page 2 of 4 Attachment 5, Page 3 of 4 Attachment 5, Page 4 of 4 BEFORE THE PLANNING COMMISSION OF SPRINGFIELD, OREGON ORDER AND RECOMMENDATION FOR: TYPE I AMENDMENT TO THE EUGENE-SPRINGFIELD METROPOLITAN AREA GENERAL PLAN ] 811-18-000182-TYP4 (METRO PLAN) DIAGRAM AND THE GATEWAY REFINEMENT PLAN DIAGRAM TO REDESIGNATE ] APPROXIMATELY ONE ACRE OF LAND IDENTIFIED AS 273 DEADMOND FERRY ROAD ] (ASSESSOR’S MAP 17-03-15-40, TAX LOT 1700) FROM LOW DENSITY RESIDENTIAL (LDR) TO ] MEDIUM DENSITY RESIDENTIAL (MDR) ] NATURE OF THE PROPOSAL Staff is requesting that the Springfield Planning Commission forward a recommendation of approval to the Springfield City Council regarding the following proposed Type I amendment to the Metro Plan Diagram:  Redesignate approximately one acre of residential property located at 273 Deadmond Ferry Road (Map 17-03-15-40, Tax Lot 1700) from Low Density Residential to Medium Density Residential. The subject property is generally depicted and more particularly described in Exhibit A to this Order.  Concurrently amend the Gateway Refinement Plan diagram to redesignate 273 Deadmond Ferry Road (Map 17-03- 15-40, Tax Lot 1700) from LDR to MDR as generally depicted and more particularly described in Exhibit A to this Order. Timely and sufficient notice of the public hearing has been provided, pursuant to SDC 5.2-115. On December 4, 2018, the Springfield Planning Commission held a public hearing on the proposed Metro Plan Diagram amendment. The staff report, written comments, and testimony of those who spoke at the public hearing were entered into the record. CONCLUSION On the basis of this record, the proposed Type I Metro Plan Diagram amendment is consistent with the criteria of SDC 5.14-135. 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 December 4, 2018 public hearing. ORDER/RECOMMENDATION It is ORDERED by the Springfield Planning Commission that approval of Case Number 811-18-000182-TYP4 be GRANTED and a RECOMMENDATION for approval be forwarded to the Springfield City Council for their consideration at an upcoming public hearing meeting on January 7, 2019. ____________________________ ____________________ Planning Commission Chairperson Date ATTEST AYES: NOES: ABSENT: ABSTAIN: Attachment 6, Page 1 of 2 PROPERTY REDESIGNATED FROM LOW DENSITY RESIDENTIAL TO MEDIUM DENSITY RESIDENTIAL LEGAL DESCRIPTION Beginning at a point 16.8 feet South 26° 38’ East of a point 505.56 feet North 89° 55’ West of the Northeast corner of the William Stevens Donation Land Claim No. 46, in Township 17 South, of Range 3 West of the Willamette Meridian; thence South 26° 38’ East 306.7 feet; thence North 89° 55’ West 159.0 feet; thence North 26° 38’ West 306.7 feet; thence South 89° 55’ East along the South line of county Road No. 90, 159 feet to the place of beginning, in Lane County, Oregon. International Way St Joseph Pl Deadmond Ferry Rd Attachment 6, Page 2 of 2 BEFORE THE PLANNING COMMISSION OF SPRINGFIELD, OREGON ORDER AND RECOMMENDATION FOR: AMENDMENT TO THE SPRINGFIELD ZONING MAP TO REZONE APPROXIMATELY ONE ACRE ] 811-18-000181-TYP3 OF LAND IDENTIFIED AS 273 DEADMOND FERRY ROAD (ASSESSOR’S MAP 17-03-15-40, TL 1700) ] FROM LOW DENSITY RESIDENTIAL (LDR) TO MEDIUM DENSITY RESIDENTIAL (MDR) ] NATURE OF THE PROPOSAL Staff is requesting that the Springfield Planning Commission forward a recommendation of approval to the Springfield City Council regarding the following proposed amendment to the Springfield Zoning Map:  Rezone approximately one acre of residential property located at 273 Deadmond Ferry Road (Map 17-03-15-40, Tax Lot 1700) from Low Density Residential to Medium Density Residential. The subject property is generally depicted and more particularly described in Exhibit A to this Order.  The subject Zoning Map Amendment is being processed concurrently with a Metro Plan diagram amendment initiated by Planning Case 811-18-000182-TYP4. Timely and sufficient notice of the public hearing has been provided, pursuant to SDC 5.2-115. On December 4, 2018, the Springfield Planning Commission held a public hearing on the proposed Zoning Map amendment. The staff report, written comments, and testimony of those who spoke at the public hearing were entered into the record. CONCLUSION On the basis of this record, the proposed Zoning Map amendment is consistent with the criteria of SDC 5.22-115. 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 December 4, 2018 public hearing. ORDER/RECOMMENDATION It is ORDERED by the Springfield Planning Commission that approval of Case Number 811-18-000181-TYP3 be GRANTED and a RECOMMENDATION for approval be forwarded to the Springfield City Council for their consideration at an upcoming public hearing meeting on January 7, 2019. ____________________________ ____________________ Planning Commission Chairperson Date ATTEST AYES: NOES: ABSENT: ABSTAIN: Attachment 7, Page 1 of 2 PROPERTY REZONED FROM LOW DENSITY RESIDENTIAL TO MEDIUM DENSITY RESIDENTIAL LEGAL DESCRIPTION Beginning at a point 16.8 feet South 26° 38’ East of a point 505.56 feet North 89° 55’ West of the Northeast corner of the William Stevens Donation Land Claim No. 46, in Township 17 South, of Range 3 West of the Willamette Meridian; thence South 26° 38’ East 306.7 feet; thence North 89° 55’ West 159.0 feet; thence North 26° 38’ West 306.7 feet; thence South 89° 55’ East along the South line of county Road No. 90, 159 feet to the place of beginning, in Lane County, Oregon. International Way St Joseph Pl Deadmond Ferry Rd Attachment 7, Page 2 of 2