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: