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HomeMy WebLinkAboutPacket, DRC PLANNER 4/30/2021AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Staff Review., Tuesday, May IS 2021 9.•00-10:00 a.m. 1. Zoning Map Amendment 811-21-000096-TYP3 811-18-000047-PROJ Marcola Meadows Assessor's Map: 17-02-30-00 TL: 1802 Address: Marcola Rd & 28" St. Existing Use: Vacant/zoned MDR Applicant submitted plans to change zoning from MDR to CC. Planner: Andy Limbird Meeting: Tuesday, May 18, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams 2. Metro Plan Amendment 811-21-000097-TYP4 811-18-000047-PROJ Marcola Meadows Assessor's Map: 17-02-30-00 TL: 1802 Address: Marcola Rd & 28th St. Existing Use: Vacant/zoned MDR Applicant submitted plans to change zoning from MDR to CC. Planner: Andy Limbird Meeting: Tuesday, May 18, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htto://www.si)ringfield-or.gov/weblink8/browse.asi)x VICINITY MAP 811-21-000096-TYP3 Zoning Map Amendment 17-02-30-00 TL 1802 28" Street, north of Marcola Road Marcola Meadows Neighborhood LLC Marcola Meadows Zoning Map Amendment Application (Affecting a Portion of Tax Lot 1802) Date: April 2021 Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97020 AKS Job Number: 7736 AKI; ENGINEERING & FORESTRY 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 (503)563-6151 Table of Contents I. Executive Summary .................................................................................................................2 II. Site Description/Setting..........................................................................................................2 III. Applicable Review Criteria......................................................................................................3 FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE..............................................3 FINDINGS FOR METRO PLAN COMPLIANCE..................................................................................6 EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN (METRO PLAN)...........................6 Chapter II — Fundamental Principles and Growth Management Policy Framework....................6 G. Metra Plan Diagram..............................................................................................................6 LandUse Designations..........................................................................................................6 SPRINGFIELD COMPREHENSIVE PLAN (2030 REFINEMENT PLAN)..............................................8 ECONOMIC ELEMENT....................................................................................................................8 SPRINGFIELD ECONOMIC DEVELOPMENT PLANNING GOALS..................................................8 GoalEG-1...................................................................................................................................8 Policy E.6 8 GoalEG-3...................................................................................................................................8 Policy E.16 8 Policy E.18 9 GoalEG-4...................................................................................................................................9 Policy E.23 9 GoalEG-Sd.............................................................................................................................. 10 Policy E.39 10 Policy E.40 10 CITY OF SPRINGFIELD DEVELOPMENT CODE...........................................................................30 CHAPTER 3 LAND USE DISTRICTS................................................................................................ 10 Section 3.1-100 Official Zoning Maps................................................................................. 10 3.1-110 Zoning Map Amendments............................................................................... 10 Section 3.2-300 Commercial Zoning Districts.................................................................... 10 3.2-305 Establishment of Commercial Zoning Districts ................................................ 10 3.2-310 Schedule of Use Categories............................................................................. 11 3.2-315 Base Zone Development Standards................................................................. 12 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS .................................... 13 Section 5.2-100 Public Hearings Process............................................................................ 13 5.2-110 Hearing Body Jurisdiction................................................................................ 13 Section 5.22-100 Zoning Map Amendments...................................................................... 13 5.22-105 Purpose............................................................................................................ 13 5.22-110 Review............................................................................................................. 13 5.22-115 Criteria............................................................................................................. 14 5.22-120 Conditions........................................................................................................ 15 IV. Conclusion............................................................................................................................15 Exhibits Exhibit A: City Application Forms and Checklists Exhibit B: Preliminary Plans Exhibit C: Property Ownership Information Exhibit D: Lane County Assessors Maps Exhibit E: Transportation Memorandum Exhibit F: Property Line Adjustment/Record of Survey (CSF: 45334) Tables Table 1: Description of Surrounding Area Marcola Meadows Zoning Map Amendment Application (Affecting a Portion of Tax Lot 1802) Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Applicant/Property Owner: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97020 Applicant's Consultant: AKS Engineering & Forestry, LLC 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 Contact: Chris Goodell, AICP, LEEDAl Email: chrisg@aks-eng.com Phone: (503)563-6151 Applicant's Transportation Lancaster Mobley Engineer: 321 SW 4`h Avenue, Suite 400 Portland, OR 97204 Contact: Todd Mobley Email: todd@lancastermobley.com Phone: (503) 248-0313 Site Location: North of Marcola Road and west of 281h Street Property Description: A portion of Adjusted Tax Lot 1802 (Adjusted Tract 2 of Lane County Survey File No. 45334) Site Size: ±1.138 acres Springfield Existing: Medium Density Residential (MDR) Land Use District: Future: Community Commercial (CC) Existing Metro Plan Existing: Medium Density Residential Diagram Designation: Future: Commercial AVC Marcola Meadows Master Plan- City of Springfield April 2021 Zoning Map Amendment Application Page 1 I. Executive Summary This application is necessitated by planned changes in land use for the southeastern portion of the Marcola Meadows Master Plan to provide land for a commercial phase of Marcola Meadows. A concurrent Metro Plan Diagram Amendment converting the site from Medium Density Residential (MDR) to Commercial Designation is also planned. The site is envisioned as a medical office space and establishing an efficient commercial layout will provide employment opportunities to a growing area. The Marcola Meadows Master Plan, as illustrated on the updated Preliminary Plans, contains a variety of housing types and neighborhood amenities to serve diverse housing demands and accommodate residents. Through the recent public hearing process for the Master Plan update, the Springfield Planning Commission expressed a desireto retain some of the commercial/employment land along Marcola Road. Notions of retaining a strong commercial presence in the southern portion of the site were contemplated at that time by the property owner, however, due to unresolvable schedule constraints could not be accommodated at the time. This discussion resonated with the property owner/applicant who had the desire to address and incorporate the commission's comments. As a result, the Master Plan has been modified to incorporate additional commercial space along Marcola Road. This Zone Map Amendment application to update the use of land within the Master Plan is a direct result of the comments provided by City officials through the public hearing process. In this instance, an employment corridor on Marcola Road will be enhanced by converting ±1.138 acres of MDR -zoned land to Community Commercial (CC) Zoning District through amendment of the Master Plan. As shown on the Conceptual Master Plan (Exhibit B), a church, school, and neighborhood market are approved site elements along Marcola Road. The approved commercial phase of the Master Plan is designated Community Commercial on the Springfield Zoning Map and is adjacent to the subject site of this application (a portion of Adjusted Tax Lot 1802). Therefore, the subject site is an ideal location to attract visitors, residents, and businesses alike due to the ease of multimodal connectivity and planned infrastructure elements within the Master Plan. D. Site Description/Setting The Marcola Meadows Master Plan site includes a total area of ±100 acres. The subject site of this application (a portion of Adjusted Tax Lot 1802) includes a total area of±1.138 acres, and its configuration is based on a previously approved and recorded property line adjustment (PLA) (Lane County Survey File No. 45334, recorded March 8, 2021). The application includes a copy of the recorded final survey (Exhibit F). The property is flat and currently exists as a grassy field. It is vacant and fronts on Marcola Road to the south and 281h Street to the east. The property is currently classified with Medium Density Residential (MDR) City zoning and Metro Plan designations, and this application involves a concurrent Metro Plan Diagram amendment to Commercial. The surrounding property characteristics are summarized in Table 1, below. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 2 Table 1: Description of Surrounding Area Area Jurisdiction Zoning land Uses North (Marcola Meadows) City of Springfield Medium Density Residential (MDR) Multi -Family Residential South City of Springfield Low Density Residential (LDR) Single -Family Residential East City of Springfield Light Medium Industrial MI Industrial West (Marcola Meadows) City of Springfield Community Commercial I (CC) Commercial Retail 111. Applicable Review Criteria The Zone Map Amendment is consistent with relevant goals and policies of the Eugene -Springfield Metropolitan Area General Plan (Metro Plan) and the City of Springfield's Comprehensive Plan and satisfies the Springfield Development Commission's (SDC's) applicable approval criteria for amendments. This application includes the City application forms, written materials, and preliminary plans necessaryfor City staff to review and determine compliance with the applicable approval criteria. The evidence supports the City's approval of the application. FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE Response: A Transportation Memorandum prepared by Lancaster Mobley, included herein as Exhibit E, demonstrates compliance with applicable State, County, and City transportation - related requirements. Please refer to the Transportation Memorandum (Exhibit E) for further information. OAR 660, Division 12, is the Oregon Transportation Planning Rule (the TPR) adopted by the Land Conservation and Development Commission (LCDC). The TPR implements Goal 12, Transportation, and is an independent approval standard in addition to Goal 12 for map amendments. OAR 660-012-0060(1) and (2) apply to amendments to acknowledged maps, as is the case with this application. The TPR requires a two-step analysis. First, under OAR 660-012-0060(1), the Applicant must determine if the application has a "significant affect;' as that term is defined in OAR 660-012-0060(1). The City may rely on transportation improvements found in Transportation System Plans (TSPS), as allowed by OAR 660-012-0060(3)(a), (b), and (c), to show that failing intersections will not be made worse or intersections not now failing will not fail. If there is a "significant affect;' then the Applicant must demonstrate appropriate mitigation under OAR 660-012-0060(2), et seq. OAR 660-012-0060 Plan and Land Use Regulation Amendments (I) 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 fadfity, then the local government must put in place .measures as provided in section (2) ofthis rale, unless the amendment is avowed AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 3 under section (3), (9) or (10) of this rule. A plan or land use regulation amendment significantly affects a transportation Facility if it would: (a) Change the functional classification of an existing o planned transportation facility (exclusive of correction of .nap errors in an adopted plan); (b) Change standards implementing a functional classification system; or (c) Result in any of the effects fisted in paragraphs (A) through (C) of this subsection based on projected conditions measured at the end ofthe planning period identified in the adopted TSP. As part of evaluating projected conditions, the amount of traffic projected to be generated within the area of the amendment may be reduced if the amendment includes an enforceable, ongoing requirement that would demonstrably Emit traffic generation, including, but not limited to, transportation demand management. This reduction may diminish or completely eliminate the significant effect of the amendment. (A) Types or levels of travel o s that are inconsistent with the functional classification ofan existing or planned transportation Facility; (B) Degrade the performance ofan existing or planned transportation facility such that it would not meet the performance standards identified in the TSP or comprehensive plan; or (C) Degrade the performance ofan existing or planned transportation Facility that is otherwise projected to not meet the performance standards identified in the TSP or comprehensive plan. (... ) (4) Determinations under sections (1)—(3) of this rule shall be coordinated with affected transportation facility and service providers and other affected local governments. (a) In determining whether an amendment has a significant effect on an existing or planned transportation facility under subsection (1)(c) ofthis rule, local governments shall rely on xisting transportation facilities and services and on the planned transportation Facilities, improvements and services set forth in subsections (b) and O below. (b) Outside of interstate interchange areas, the following are considered planned Facilities, improvements and services: (A) Transportation facilities, improvements or services that are funded for construction or implementation n the Statewide Transportation Improvement Program or a locally or regionally adopted transportation improvement program or capital improvement plan or program of a transportation sem a provider. (B) Transportation Facilities, improvements or services that are authorized in a local transportation system plan and for which a funding plan or mechanism is AVO Marcola Meadows Master Plan—City of Springfield April 2021 Zoning Map Amendment Application Page 4 in place or approved. These include, but are not limited to, transportation facilities, improvements or services for which: transportation systems development charge revenues are being collected; a local improvement district or reimbursement district has been established or will be established prim to development a development agreement has been adopted; or conditions of approval to fund the improvement have been adopted. (C) Transportation facilities, improvements or services to a metropolitan planning organization (MPO) area that are part of the area's federally -approved, financially constrained regional transportation system plan. (D) Improvements to state highways that are included as planned improvements in a regional or local transportation system plan or comprehensive plan when ODOT provides a written statement that the improvements are reasonably likely to be provided by the end of the planning period. (E) Improvements to regional andlocal roads, streets or other transportation facilities or services that are included as planned improvements in a regional or local transportation system plan or comprehensive plan when the local government(s) or transportation service provider(s) responsible for the facility, improvement o e provides a written statement that the fsci ity,improvement or service is reasonably likely to be provided by the end ofthe planning period. (c) Within interstate interchange areas, the improvements included in (b)(A){C) are considered planned facilities, improvements and services, exceptwhere: (A) ODOT provides a written statement that the proposed funding and timing of mitigation measures are sufficient to avoid a significant adverse impact on the Interstate Highway system, then local governments may also rely on the improvements identified in paragraphs (b)(D) and (E) of this seed on; or (B) There is an adopted interchange area management plan, then local governments may also rely on the improvements identified in that plan and which are also identified in paragraphs (b)(D) and (E) of thus section. (d) As used in this section and section (3): (A) Planned interchange means new interchanges and relocation of exisdng interchanges that are authorized in an adopted transportation system plan or comprehensive plan; (B) Interstate highway means Interstates 5, 82, 84, 105, 205 and 405; and AVO Marcola Meadows Master Plan—City of Springfield April 2021 Zoning Map Amendment Application Page 5 (C) Interstate interchange area means: (i) Property within one-quarter mile of the amp terminal intersection ofan evsring or planned interchange on an Interstate Highway; or (i) The interchange are as defined in the Interchange AreaManagement Plan adopted as an amendment to the Oregon Highway Plan. (e) For purposes of this section, a written statement provided pursuant to paragraphs (b)(D), (b)(E) or (c)(A) provided by ODOT, a local government or transportation facility provider, as appropriate, shall be conclusive in determining whether a transportation Facility, improvement or service is a planned transportation Facility, improvement or service. In the absence of a written statement, a local government can only rely upon planned transportation facilities, improvements and services ider fified in paragraphs (b)(A)- (C) to determine whether there is a significant effect that requires application of the remedies in section (2). RESPONSE: This section of the Transportation Planning Rule requires coordination with affected transportations service providers. The City provides the roads that serve the subject property; Marcola Road and 281h Street are designated as a Minor Arterial and a Major Collector, respectively, in the City TSP and are under City jurisdiction. The City has a duty to coordinate with transportation facility and service providers and other affected agencies, as applicable. Therefore, the criteria of OAR 660-012-0060 (4) are met. FINDINGS FOR METRO PLAN COMPLIANCE Response: SDC 5.22-115 requires compliance with applicable provisions of the Metro Plan when the City amends its acknowledged Zoning Map and land use regulations. This application envisions amending the City's acknowledged Zoning Map in a way that is inconsistent with the Metro Plan Diagram and therefore requires a concurrent Metro Plan Diagram Amendment. Please see the following narrative component, as well as responses to Section 5.22-115 in this document addressing the criteria of approval for the planned amendments to Springfield's acknowledged Zoning Map. This application involves concurrent amendments resulting in compliance with the Metro Plan and SDC. EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN (METRO PLAN) Chapter II — Fundamental Principles and Growth Management Policy Framework G. Mean Plan Diagram Land Use Designations Commercial Neighborhood Commercial Facifi6es Oriented to the day-to-day needs of the neighborhood served, these Fatifities are usually centered on a supermarket as the principal tenant. They are also AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 6 characterized by convenience goods outlets (small grocery, variety, and hardware stores); personalservices (medical and dental offices, barber shops); laundmmatc, dry cleaners (not plants); and taverns and small restaurants. The determination of the appropriateness of specific cites and uses or additional standards is left to the local jurisdiction. Minimum location standards and site criteria include: 1. Within convenient walling or bicycling distance of an adequate support population. For a full-service neighborhood commercial center at the high end of the size criteria, an adequate support population would be about 4,000 persons (existing or anticipated) within an area conveniently accessible to the site. For smaller sites or more limited services, a smaller support population or service area may be sufficient. RESPONSE: As shown on the Conceptual Master Plan (Exhibit B), the subject site is within a master planned area anticipated and planned to increase in residential population. The commercial lot will be conveniently accessible for nearby residents and support the local community. Adequate area to accommodate off-street parking and loading needs and landscaping, particularly between the center and adjacent residential property, as well as along street frontages next door to outdoor parking areas. RESPONSE: As shown on the Conceptual Master Plan (Exhibit B), the subject site is planned to be designed appropriately with adequate parking, landscaping, and other required elements. Sufficient frontage to ens safe and efficient automobile, pedestrian and bicycle access without conflict with moving traffic at intersections and along adjacent streets. RESPONSE: This application involves property within the Marcola Meadows Master Plan. As such, access was previously designed, restricted, and approved for various site elements which take access on Marcola Road. With that said, sufficient frontage and shared, joint access with the approved Commercial, School, and Multi -Family Phases in the southeast corner of the site will provide safe and efficient transportation circulation on and off site. The site shall be nor a than five acres,including existing commercial development. The exact size shall depend on the numbers of establishments associated with the center and the population to be served. Neighborhood commercial Facilities may include community real centers when the latter meets applicable location and site criteria as fisted above, even though community commercial centers are generally larger than five acres in size. In certain circumstances, convenience grocery stores or similar retail operations play an important role in providing services to existing neighborhoods. These types of operations which currently exist can be recognized and allowed to continue through such actions as rezoning. RESPONSE: As shown on the Preliminary Plans, the subject site is less than 5 acres in size, including the approved Commercial Phase, adjacent to the east property line of the subject site. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 7 SPRINGFIELD COMPREHENSIVE PLAN (2030 REFINEMENT PLAN) ECONOMICELEMENT SPRINGFIELD ECONOMIC DEVELOPMENT PLANNING GOALS Response: The Metro Plan Diagram Amendment (from Medium Density Residential to Commercial Designation) is consistent with, but not limited to, the following Springfield Comprehensive Plan (2030 Refinement Plan) goals and policies. Goal EG -I Broaden, improve, and diversify the state and regional economy, and the Springfield economy in particular, while .maintaining or enhancing environmental quality and Springfield's natural heritage. Policy E.6 Where possible, concentrate development on sites with existing infrastructure on sites where infrastructure can be provided relatively easily and at a comparatively low cost. Response: As shown on the Preliminary Plans, the Commercial Phase in the southern portion of the site will create economic opportunities and attract businesses in the community. This application provides support for a growing local industry (commercial office building sector) and is at an ideal location along the now -vacant Marcola Road corridor. As described in this written document, under Statewide Planning Goal 9, the Commercial and Industrial Buildable Lands Inventory and Economic Opportunities Analysis (CIBL-EOA) concluded that land needs on sites smallerthan 5 acres would be accommodated through redevelopment. However, the CIBL-EOA also suggests the commercial office building sector will increase 1.3 percent by the year 2030. With that said, approval of this application will allow the subject site to concentrate commercial land use on a site with planned infrastructure. As illustrated on the Conceptual Master Plan (Exhibit B), the Marcola Meadows Master Plan has an approved Commercial Phase on site, envisioned as a local neighborhood market. As shown on the materials, shared driveway access, on-site circulation, parking, etc. is feasible for the subject site and will significantly aid in the design and cost of needed infrastructure improvements. Therefore, the amendment is consistent with the goal above. Goal EGJ Strengthen and .maintain strong, connected employment centers and economic corridors to support small, medium, and large businesses. Policy E.16 Consider the economic opportunities provided by transportation corridors and seek to maximize economic uses in corridors that provide the most optimal locations and best exposure for existing and future commercial and industrial uses. Response: The Marcola Meadows Master Plan site has sat vacant for many years despite proximity to an optimal transportation corridor that provides exposure and visibility. The lack of interest in future mixed-use commercial activity, (prior to the preceding amendments of Local Case File No. 811-20-000225-TYP3), necessitated a broader consideration of uses for this area to maximize feasible economic opportunities. Through the public engagement and hearing process for the Master Plan, notions of strengthening a AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 8 commercial presence in the southern portion of the site were discussed and considered. In this instance, an employment corridor on Marcola Road will be enhanced by converting ±1.138 acres of MDR -zoned land to Community Commercial (CC) Zoning District through amendment of the Master Plan. The subject site is an ideal location to attract visitors, residents, and businesses alike due to the ease of multimodal connectivity on Marcola Road. Policy E.18 Coordinate transportation and land use corridor planning to include design elements that support Springfield's economic and c unity development poficies and contribute m community diversity and inclusivity. Implementation Strategy 18.7 Prioritize improvements that would complete local connections to local shopping and service opportunities. Response: This area has been identified as appropriate for commercial and residential uses in the Metro Plan. The Metro Plan Diagram Amendment from MDR to Commercial Designation will change the anticipated use of the portion of the property from residential to commercial. While the MDR District is a residential district, in this instance it allows the envisioned commercial use in accordance with specific development standards (e.g. the lot is adjacent to a Community Commercial District, abuts an arterial roadway, the office building is limited to specific niche professionals, etc.) The planned Metro Plan Diagram Amendment from MDR to Commercial Designation will change the anticipated use of the property to commercial to allow the same envisioned use (i.e. professional and medical offices). A subsequent Zone Map Amendment is planned to re -zone the site from MDR to CC. With that said, this application will seemingly allow commercial development at a similar intensity to what would be permitted currently without a zone change (i.e. pursuant to Section 4.7-190). Site improvements in conformance with an approved comprehensive plan, as is the case here, result in orderly and efficient arrangement of public facilities and services, establishing consistency with the adjacent area. Therefore, this application supports Springfield's community development policies and provides an ideal employment site to the Marcola Road corridor. Goal EG -0 Establish, strengthen and .maintain viable commercial centers to improve the community's access on goods and services. Policy E.27 Identify and taget commercial activities that wiff generate fiving-wage employment opportunities and/or meet daily needs oflocal residents. Response: The site is planned with a commercial phase to implement viable commercial activities that will serve local residents. As discussed in this written document, the commercial building office sector is proven to generate living -wage employment opportunities. Further, as stated in the CIBL-EOA, office spaces are in high demand in Springfield, with businesses currently searching for development opportunities. Therefore, the subject site AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 9 is not anticipated to sit vacant. Due to adjacent elements of the Marcola Meadows Master Plan, an additional commercial property will establish and strengthen a sense of place for the community, enhancing access to services and local employment opportunities. Goal EG -5d Be Prepared — Contribute to development of the region's physical, social, educational, and workforce infrastructure to meet the needs of tomorrow. Policy E.39 Provide adequate infrastructure efficiently and distribute cost fairly. Policy E.40 Provide the services, infrastructure, and land needed to attract the identified industry clusters, especia0y where they can increase economic connectivity among businesses. Response: As illustrated on the Conceptual Master Plan (Exhibit B), the Marcola Meadows Master Plan intends to provide adequate infrastructure. With that said, approval of this application will allow the subject site to concentrate commercial land use on a site with planned commercial improvements. As shown on the Preliminary Plans (Exhibit B), the approved Commercial Phase on site, envisioned as a local neighborhood market, includes shared driveway access, on-site circulation, parking, etc. It is feasible for the subject site to be incorporated into this vision and the design and cost of needed infrastructure improvements will be significantly minimized. Further, a cluster of commercial businesses will attract more consumers and increase economic connectivity among businesses. Therefore, the amendment is consistent with the goal above. CHAPTER 3 LAND USE DISTRICTS Section 3.1-100 Official Zoning Maps 3.1-110 Zoning Map Amendments A proposed change to the Official Zoning Maps is subject to the amendment process described in Section 5.22-100. Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, this project involves amendments to the Springfield Zoning Map. Please see Section 5.22-100 for narrative responses regarding the planned amendment on the subject site. Section 3.2-300 Commercial Zoning Districts 3.2-305 Establishment of Commercial Zoning Districts The following commercial zoning districts are established: B. Community Commercial District (CC). The CC District establishes sites to provide for a wide range ofeetail sales, service and professional office use and also includes all existing strip commercial areas. Response: This application involves a Zone Map Amendment from MDR to CC District to implement an additional commercial phase in the southern area of the Marcola Meadows Master Plan site. As described in this written narrative, land adjacent to the east of the subject site is already designated CC District and planned for religious activities and a AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 10 neighborhood market. The planned amendment will allow establishment of a professional office space within an existing neighborhood commercial area and meet the intent of the CC District. 3.2,310 Schedule of Use Categories The following uses are permitted in the districts as indicated subject to the provisions, additional restrictions and exceptions specified in this Code. Uses not specifically fisted may be approved as specified in Section 5.11-100. "P" = PERMITTED USE subject to the standards of this Code. "S"= SPECIAL DEVELOPMENT STANDARDS subject to special locational and/or siting standards as specified in Section 4.7-100. "D" = DISCRETIONARY USE subject to review and analysis under Type DI procedure (Section 5.9-100) at the Planning Commission or Hearings Official level. SITE PLAN REVIEW SHALL BE REQUIRED, unless exempted elsewhere in this Code. Cate o es/Uses CC Business P and Professional Offices and Personal Services Response: As noted above, professional offices are permitted in this district. The land use envisioned for the site aligns with the criteria above. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 11 3.2-315 Base Zone Development Standards Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, a zone map amendment from MDR to CC District affects the subject site (i.e. southeastern corner of the Marcola Meadows Master Plan site). The base zone development standards listed above, including setbacks and landscaping standards, will be reviewed for compliance at a future site design review. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the Final Master Plan. The subject lots meets the minimum area and street frontage requirements AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 12 Development Standard CC Minimum Area 6,000 square feet Minimum Street From e 1 50 feet All Panhandle Lots/Parcels Minimum Street 40 feet Frontage Maximum Lot/Parcel Coverage Lot/parcel coverage limited only by standards in other Sections ofthis code. Minimum Landscaping Minimum requirements defined by standards in other Sections ofthis Code. Maximum Parking, loading, and vehicular Lot/parcel coverage limited only by circulation area coverage I standards in other Sections ofthis code. Landscaped Setbacks (2)(3)(4) and 5 Finny Street Side Yard, and Through Lot Rear Yard Building Setback 10 feet Parking, driveway, and outdoor storage 5 feet setback Interior Side, Rear Yard Setbacks, when Abutting Residential or CI districts Building Setback 10 feet Parking, driveway, outdoor storage setback 5 feet Maximum Building Height 6 No maximum, except asspecified below When abutting an LDR orMDR District to Defined by the Maximum Shade Point the north Height requirement ofSeedon3.2-225A.1.b., r up to 50 feet south ofa northern lot/parcel fine a plane extending south with an angle of 23 degrees and originating from the top ofa 16 foot hypothetical fence located on the northern lot/parcel fine. When abutting an LDR or MDR District to No greater than that permitted in the LDR or the east, wxsy or south MDR Districts for a distance of 50 feet. (1) The D:.ecm. may .pave the .equaemem that buildable Cary lou/panels have 6onmge on a public sneer when all of the folio o:ng apply: (a) Thelon/parcels have been approved as part ofaDevelopen.mAre. Mon, Sit. Plan, Subd:v:c:on or Partition application, and (b) Access has been guaranteed via a pdwre sneer or driveway by an irrevocable joint use/access agreement as specified in Section 4.2-120A. (2) There are no setback requirements for buildings in the Duvcumwn Exception Area. (3) Where an easement is larger than the required setback standard, no budding or above grade structure, except a fence, shall be built upon or over that.... meet. (4) When addaonal righo-oGway:c eeguieed, whether by Cay Errg:nee.:rrg ntanda.ds, theMmo Plan (including the TransPlau), or the C:ry's Conceptual Sneer Plan, setbacks are based on future right-of- way locations. Right-of-.vey shall be dedicated prior to the issuance of any building permit hat ircera.e.required parking. (5)Architectural extensions may protrude into any 5 -foot or larger setback area by not more than 2 f r. 6 luddernalequipment ma exceed these height standards. Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, a zone map amendment from MDR to CC District affects the subject site (i.e. southeastern corner of the Marcola Meadows Master Plan site). The base zone development standards listed above, including setbacks and landscaping standards, will be reviewed for compliance at a future site design review. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the Final Master Plan. The subject lots meets the minimum area and street frontage requirements AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 12 of the CC Zoning District; therefore, the planned amendment meets the most relevant criteria. Furthermore, it is understood there are conditions of approval related to site access restrictions on Marcola Road (e.g. the subject site will utilize shared,joint access with the approved Commercial and School Phases). Please see the TIS for further details. CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Section 5.2-100 Pubfic Hearings Process 5.2-110 Hearing Body Jurisdiction A. The Planning Commission shall Lear: 1. Type II review procedure administrative appeals within the city limits; 2. Type III review procedure quasi-judicial applications within the city limits; 3. Type IV review procedure legislative applications that require a recommendation to the City Council; and 4. Appeals as may be assigned by the City Council. B. The Hearings Official shall hear: 1. Type II review procedure administrative appeals within the City's urbanizable area and appeals of all expedited land division actions as defined in ORS 197.360; 2. Type III review procedure quasi-judicial applications within the City's urbanizable area; and 3. Appeals as may be assigned by the City Council. C. The City Council shall hear: 1. Type III review procedure quasi-judicial appeals within the city limits; and 2. Type IV review procedure legislative applications final decisions. Response: This application involves a Zone Map Amendment from MDR to CC District that requires a concurrent Metro Plan Diagram Amendment. Therefore, it is understood the application will be processed through a Type IV review procedure. Section 5.22-100 Zoning Map Amendments 5.22-105 Purpose The purpose of this Section is to provide standards and procedures for legislative and quasi-judicial amendments to the Official Zoning Maps. 5.22-110 Review Official Zoning Map amendments may be initiated by the Director, the Planning Commission, the Hearings Official, the City Council or a citizen. Zoning Map amendments shall be reviewed as follows: Response: This application is initiated by the property owner of the subject site. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 13 B. Quasi-judicial Zoning Map amendments involve the application of evsdng policy to a specific factual setting, generally affecting a single or limited group of properties and mayor may not include a Metro Plan Diagram Amendment. Quasi-judicial Zoning Map amendments are reviewed using Type III procedure, unless aMetro Plan Diagram Amendment is required. In this case, the Quasi-judicial Zoning Map amendment will be raised to a Type IV review. Response: This application involves amendments to the Springfield Zoning Map and a concurrent Metro Plan Diagram Amendment. Therefore, the application should be reviewed using a Type IV procedure. 5.22-115 Criteria A. Quasijudicial Zoning Map Amendments. The Planning Commission o Hearings Official may approve, approve with conditions or deny a quasi- judicial Zoning Map amendment based upon approval criteria C.I. through 3., below. The Planning Commission m Hearings Official shall make the final local decision on all quasi-judicial Zoning map amendments that do not include a Metro Plan Diagram Amendment. B. Legislative Zoning Map Amendments and Quasi-judicial Zoning Map Amendments Raised to a Type IV Review. The Planning Commission o Hearings Official may make a recommendation to the City Council to approve, approve with conditions or deny Zoning Map amendments and Metro Plan Diagram Amendments based upon approval criteria in Subsection C. 1. through 4., below. The City Council shall .hake the final local decision n all Zoning Map amendments involving a Metro Plan Diagram Amendment Response: This written document, the Preliminary Plans, and supporting documentation demonstrate compliance with the approval criteria in Subsection C.I.A. below. It is understood the Planning Commission or Hearings Officerwill make a recommendation to the City Council as described above and the City Council shall makethe final local decision on this application (as it involves a Metro Plan Diagram Amendment). C. Zoning Map amendment criteria of approval: 1. Consistency with applicable Metro Plan policies and the Metro Plan diagram; Response: This application involves amendments to the Springfield Zoning Map and Metro Plan Diagram; as such, planned zoning updates must be consistent with the intended Metro Plan Diagram designation. Findings within the application materials support approval to amend the Zoning Map as initiated by this application. Upon approval, ±1.138 acres of the Marcola Meadows Master Plan site will be designated CC. The planned Master Plan Diagram designation and amended zoning is consistent with the adopted Metro Plan policies and diagram as discussed in the concurrent application (containing responses to Statewide Planning Goals, Springfield Comprehensive Plan, and Metro Plan elements). As such, it is understood that prior to the approval of the Zoning Map Amendments the Metro Plan Diagram designation of the property shall be approved/amended. The approval criterion can be satisfied. 2. Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 14 Response: This written document demonstrates compliance with the applicable Plan District maps and provisions of the SDC. The subject site is not associated with a Refinement Plan or Conceptual Development Plan. As shown on the Conceptual Master Plan (Exhibit A), the subject site is within the Marcola Meadows Master Plan and designed to facilitate economic opportunities within an existing Commercial Phase in the southeastern corner of the site. As described herein and shown on the materials provided, the approval criterion is satisfied. 3. The property is presently provided with adequate public (adities, services and transportation networks to support the use, or these fircifides, services and transportation networks are planned to be provided concurrently with the development of the property. Response: As shown on the Preliminary Plans, public facilities will be provided to serve the site, including but not limited to stormwater management, sanitary sewer, municipal water, and franchise utilities. Thesite is planned to be served by a comprehensive street network that includes new public roadways and improvements. The subject site has frontage on both Marcola Road and 28th Street and this project provides applicable improvements that will benefit the local community. Infrastructure is planned to be completed concurrent with the build out of each associated phase. The approval criterion is met. 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, n1cre applicable. Response: The criteria above are not applicable. As noted above, this application includes a Quasi- judicial Zoning Map Amendment and involves a Metro Plan Diagram Amendment. Nonetheless, this written narrative demonstrates compliance with Section 5.14-100 and the TPR. Please see the Transportation Memorandum within Exhibit E. 5.22-120 Conditions The Approval Authority may atrach conditions as may be reasonably necessary in order to allow the Zoning Map amendment to be granted. Response: It is understood conditions may be imposed by the Approval Authority to allow approval of the application. IV. Conclusion The required findings have been made and this written narrative and accompanying documentation demonstrate that the application is consistent with the applicable provisions of the City of Springfield Development Code and Eugene -Springfield Metropolitan Area General Plan. The evidence in the record supports approval of the application and the City can rely upon it for its approval of the application. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 15 City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Zoning Map Amendment, Type III SPHINOFI� 0# Project Applicant Name: Company: Address: 112965 information (Applicant: complete this section) ApplicantRequired 's Consultant: Chris Goodell Phone X503) 563-6151 AKS En ineerin & Forest LLC Fax: (503) 563-6152 SW Herman Avenue Suite 100 Tualatin OR 97062 Applicant Signature: CcC Email: chrisg@aks-eng.com Property Owner: Company: Address: MarcolaMeadows Neighborhood, LLC Phone Fax: Please contact consul tar Marcola Meadows Nei hborhood LLC Please contact consul[an 27375 SW Pa Avenue Wilsonville OR 97070 Owner Signature: If the applicant a other than ner, the owner hereby grants permission for the applicant to act In his or her behalf ASSESSOR'S MAP NO: 17023000 TAX LOT NO(5): Tax Lot 1802 Property Address: No situs, northwest of Marcola Road and 28th Street Area of Request square Feet:See application materials Acres: See application materials Existing Use(s) of Property: The Property currentiv exists as a vacant field with no structures. Description of The Proposal: Please see the written narrative materials for detailed information. The ro'ect involves amendments to the Springfield Zonin Map from Medium Density Residential to Community Commercial. r Case No.: Application Fee: I ifiud 7119,'2007 Mone, Received by: Date (initials) Postage Total Fee: Fee: