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Home My WebLink AboutPacket, DRC APPLICANT 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 811-21-000097-TYP4 Metro Plan Amendment 17-02-30-00 TL 1802 28" Street, north of Marcola Road Marcola Meadows Neighborhood LLC Marcola Meadows Metro Plan Diagram 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 It. Site Description/Setting..........................................................................................................2 III. Applicable Review Criteria......................................................................................................3 OREGON STATEWIDE PLANNING GOALS AND GUIDELINES (The Goals).....................................3 Goal1(Citizen Involvement).........................................................................................................4 Goal(Land Use Planning)...........................................................................................................4 Goal 6 (Air, Water and Land Resources Quality)...........................................................................4 Goal (Recreational Needs).........................................................................................................5 Goal(Economic Development)..................................................................................................5 Goal10 (Housing)..........................................................................................................................6 Goal 11 (Public Facilities and Services).........................................................................................6 Goal12 (Transportation)...............................................................................................................7 FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE..............................................7 EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN (METRO PLAN) ......................... 30 Chapter II — Fundamental Principles and Growth Management Policy Framework .................. 10 G. Metra Plan Diagram............................................................................................................ 10 LandUse Designations........................................................................................................ 10 Commercial......................................................................................................................... 10 Neighborhood Commercial Facilities.................................................................................. 10 FINDINGS FOR METRO PLAN COMPLIANCE................................................................................ 11 SPRINGFIELD COMPREHENSIVE PLAN (2030 REFINEMENT PLAN)............................................11 ECONOMIC ELEMENT.................................................................................................................. 11 SPRINGFIELD ECONOMIC DEVELOPMENT PLANNING GOALS ................................................ 11 GoalEG-1................................................................................................................................. 11 Policy E.6 12 GoalEG-3................................................................................................................................. 12 Policy E.16 12 Policy E.18 12 GoalEG-4................................................................................................................................. 13 Policy E.23 13 GoalEG-5d.............................................................................................................................. 13 CITY OF SPRINGFIELD DEVELOPMENT CODE...........................................................................14 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS .................................... 14 Section 5.2-100 Public Hearings Process............................................................................ 14 5.2-110 Hearing Body Jurisdiction................................................................................ 14 Section 5.14-100 Metro Plan Amendments....................................................................... 14 5.14-110 Review............................................................................................................. 14 5.14-115 Metro Plan Amendment Classifications.......................................................... 15 5.14-135 Criteria............................................................................................................. 15 IV. Conclusion............................................................................................................................16 Exhibits Exhibit A: City Application Forms and Checklists Exhibit B: Preliminary Plans Exhibit C: Property Ownership Information Exhibit D: Lane County Assessors Map Exhibit E: Transportation Memorandum Exhibit F: Area Legal Description Exhibit G: Property Line Adjustment/Record of Survey (CSF: 45334) Tables Table 1: Description of Surrounding Area ......................... Marcola Meadows Metro Plan Diagram 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) Metro Plan Existing: Medium Density Residential Diagram Designation: Future: Commercial AVC Marcola Meadows Master Plan- City of Springfield April 2021 Metro Plan Diagram 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. A Metro Plan Diagram Amendment converting the site from Medium Density Residential (MDR) to Commercial Designation and a subsequent Zone Map Amendment are planned to provide additional land fora commercial phase of Marcola Meadows. 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 Metro Plan Diagram 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, through amendment of ±1.138 acres of MDR to Commercial Metro Designation, the site will have the opportunity to enhance an employment corridor on Marcola Road. As shown on the Conceptual Final 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 Commercial on the Metra Plan and is adjacent to the subject site of this application (a portion of Adjusted Tax Lot 1802). Therefore, the amendment of the subject site to Commercial Designation is an ideal location to attract visitors, residents, and businesses alike due to the ease of multi -modal 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 G). The property is flat and currently exists as a grassy field. It is vacant and fronts on Marcola Road to the south and 28th Street to the east. The property is currently classified within Medium Density Residential Designation in the Metro Plan and is within MDR Springfield Zoning Districts. This application is accompanied by a concurrent Zone Map Amendment to Community Commercial (CC) Springfield Zoning District. The surrounding property characteristics are summarized in Table 1, below. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram 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 (UMI) Industrial West (Marcola Meadows) City of Springfield Community Commercial (CC) Commercial Retail 111. Applicable Review Criteria The Metro Plan Diagram Amendment is consistent with relevant goals and policies within the Eugene - Springfield Metropolitan Area General Plan (Metro Plan) and the City of Springfield's Comprehensive Plan and satisfies the Springfield Development Codes (SDC) applicable approval criteria for amendments. This application includes the City application forms, written materials, and preliminary plans necessary for City staff to review and determine compliance with the applicable approval criteria. The evidence supports the City's approval of the application. OREGON STATEWIDE PLANNING GOALS AND GUIDELINES (The Goals) The following Oregon Statewide Planning Goals are applicable to this action: • Goal l— Citizen Involvement • Goal 2—Land Use Planning • Goal 6— Air, Land, and Water Resources Quality • Goal 8— Recreational Needs • Goal 9 —Economic Development • Goal 10—Housing • Goal 11—Public Facaides and Services • Goal 12—Transportation Goal 3 (Agricultural Lands) and Goal 4 (Forest Lands) are not applicable to lands within the City's acknowledged Urban Growth Boundary (UGB) and have been omitted for brevity. Goal 5 (Natural Resources, Scenic and Historic Areas, and Open Spaces) is not applicable because there are no identified Goal 5 resources on the property and has been omitted for brevity. Goal 7 (Areas Subject to Natural Hazards) is not applicable and has been omitted because the subject site does not contain mapped areas of steep slopes 25 percent or greater or other known hazard areas. Goal 13 (Energy Conservation) is not applicable because the amendment does not affect the City or County goals or policies governing energy conservation. Goal 14 (Urbanization) is not applicable because this application does not involve expansion of the Springfield Urban Growth Boundary (UGB) and thus analysis of the transition of rural to urban land uses is not relevant. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 3 Goals 15 (Willamette River Greenway), 16 (Estuarine Resources), 17 (Coastal Shorelands), 18 (Beaches and Dunes), and 19 (Ocean Resources) are not applicable because the subject site does not contain lands described in those goals. Thus, the approval criteria have been omitted for brevity. Goal I (Citizen Involvement) To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. Response: Goal 1 calls for the opportunity for citizens to be involved in all phases of the planning process. The City of Springfield has an established citizen involvement program. The application will be processed according to Chapter 5 of the SDC, which involves the development review process, public notification, public hearings, and decision appeal procedures as established in SDC Section 5.14-100, Metro Plan Amendments. Goal 2 (Land Use Planning) To establish a land use planning process and policy framework as a basis for all decision and actions related to use of land and to assure an adequate factual base for such decisions and actions. Response: This application will be processed by the City in accordance with SDC Chapter 5.14-100, Metro Plan Amendments. The City and County have acknowledged comprehensive plans and land use development (zoning) codes that implement their respective comprehensive plans. The Eugene -Springfield Metropolitan Area General Plan (Metro Plan) is the long- range public policy document that establishes the broad framework upon which Springfield, Eugene, and Lane County make coordinated land use decisions. The City and other applicable governing bodies will review and process this application consistent with the procedures detailed in the SDC. This application provides an adequate factual basis for the City and County to approve the application because it describes the current and planned future site characteristics and applies the relevant approval criteria to those characteristics. Therefore, following the application process will ensure consistency with Statewide Planning Goal 2. Goal 6 (Air, Water and Land Resources Quality) To maintain and improve the quality of the air, water and land resources of the state. Response: Goal 6 is implemented by Comprehensive Plan policies to protect air, land, and water resources. Generally, these policies rely on coordination with the Oregon Department of Environmental quality (DEO) for their implementation. Specific standards related to the project include requirements for addressing stormwater runoff, grading, and erosion control standards that apply to site planning for specific project elements (e.g. professional medical office). This project does not involve alterations to the site or the construction of improvements; therefore, afterthe amendments are approved, the site's physical appearance will remain the same. The portion of the property that is the subject of the Metro Plan Diagram Amendment from Medium Density Residential to Commercial Designation is within the City's limit and is designated with existing zoning until otherwise approved in the future. Thus, the application is consistent with Goal 6. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 4 Goal 8 (Recreational Needs) To satisfy the recreational needs ofthe citizens ofthe state and visitors and, where appropriate, to provide for the siting ofnecessary recreational Facilities including destination resorts. Response: Goal 8 is facilitated by the 2012 Willamalane Park and Recreation Comprehensive Plan. Together with the Metro Plan, its provisions identify future needs for parks, a natural area, and recreation facilities. The amendments will not negatively affect the City's Comprehensive Plan with respect to Goal 8 and its development regulations governing recreational needs (e.g. open space, park dedication, fee in -lieu -of requirements, etc.). Removing the MDR designation from approximately 1 acre of the site will not impact Springfield's current recreational needs or future inventory of land for meeting these needs because there was not a recreational facility planned or required to be sited at this location. An increase in commercial land supply will expand the local amenities available to residents and visitors. Therefore, this application is consistent with Goal 8. Goal 9 (Economic Development) To provide adequate opportunities throughout the state for avariety ofeconotvic activities vied to the health, welfare, and prosperity of Oregon's citizens. Response: This application involves a Metro Plan Diagram Amendment from MDR to Commercial Designation on a portion ofthe Adjusted Tax Lot 1802 (e.g. ±1.138 acres). Subsequently, a concurrent Zone Map Amendment is envisioned to change the anticipated use of the subject site from MDR to Community Commercial (CC) District, with the intent of establishing a professional and medical office building. The City's acknowledged Commercial and Industrial Buildable Lands Inventory and Economic Opportunities Analysis (CIBL-EOA) identified a 104acre deficit of commercial and mixed-use employment land, including a need for 31 sites 1 to 2 acres in size. As explained in the CIBL-EOA, Springfield suggests that all land needs on sites smaller than five acres would be accommodated through redevelopment. However, Table 4-4, Forecast of Employment Growth in Building Type (Springfield UGB 1010-1030), suggests the commercial office building sector will increase by 1.3 percent by the year 2030. Additionally, the table note states "we expect that medical employment will grow faster than government employment, based on historical trends that show the growing medical cluster in Springfield." This information suggests a site with these characteristics, and ultimately the envisioned use of the site, will be in high demand. Further, the CIBL-EOA details the types of businesses that maybe attractive to Springfield. CIBL-EOA Table 4-1, Existing and Potential Business Clusters in Springfield, lists Medical Services and Back -Office Functions as growing clusters based on employment trends, the types of firms that currently exist in Springfield, and forecasts from the Oregon Employment Department, etc. Therefore, this application will meet the demands of a locally -significant industry by providing a community commercial site that will not sit vacant. The Metro Plan Diagram Amendment (and subsequent Zone Map Amendment) from Medium Density Residential to Commercial Designation will allow the envisioned use at similar intensities to those currently allowed in the subject area (e.g. ±1.138 acres). For AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 5 example, pursuant to SDC Section 4.7-190, professional offices are an allowed use subject to special development standards in the MDR District. In addition, while the Commercial Metro Designation is intended for a wide range of business and services to serve nearby residents, the Community Commercial (CC) Springfield Zoning District allows for a slightly refined variety of commercial uses intended to meet neighborhood needs. As such, an increase in the CC District area will not curtail potential uses and is anticipated to enhance the economic development opportunities in the Marcola Meadows area. Therefore, this application is consistent with Goal 9. Goal 10 (Housing) To provide for the housing needs ofdfizens ofthe stare. Response: The Springfield 2030 Refinement Plan Residential Land Use and Housing Element addresses Statewide Planning Goal 10: Housing. This application involves a Metro Plan Diagram Amendment from Medium Density Residential (MDR) to Commercial Designation on a portion of the property (e.g. ±1.138 acres). It is assumed the redesignation of approximately 1 acre of land from the City's residential buildable land inventory under Goal 10 will not create a city-wide deficit, as the 2010-2030 residential growth needs were met without expanding the UGB. As such, Springfield's current UGB was acknowledged in 2011 to provide a buildable land inventory sufficient to meet the city's housing needs for the entire planning period. Furthermore, 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 (e.g. professional and medical offices). A subsequent Zone Map Amendment is planned 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). Ultimately, the redesignation of ±1.138 acres of MDR District will not create a deficit in the City's residential land. As discussed in the response to Goal 9, the medical sector is projected to grow in this planning period in Springfield. This application will provide economic activity, jobs, and additional system development charges (SDC) to a growing area. Therefore, this application is consistent with Goal 10. Goal 11 (Public Facilities and Services) To plan and develop a timely, orderly and efficient arrangement ofpublic facilities and services to serve as a fiarnevva,rk for urban and rural development Response: The Springfield Comprehensive Plan (2030 Refinement Plan) defines key urban facilities and services as "those services and facilities that are necessary to serve planned urban uses and densities in accordance with applicable Statewide Planning Goals, statutes and administrative rules: wastewater services; stormwater services; transportation; solid AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 6 waste management; water service; fire and emergency medical services; police protection; citywide park and recreation programs; electrical service; land use controls; communication facilities; and public schools on a district -wide basis." 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. Critical public facilities, including sanitary sewer, stormwater, potable water, and emergency services, were shown to be available to this site based on previous application approvals. The Metro Plan Diagram Amendment from MDR to Commercial Designation is consistent with this notion and does not impair provision of necessary public facilities throughout the site. Therefore, this application is consistent with Goal 11. Goal 12 (Transportation) To provide and encourage a safe, convenient and economic transportation system. Response: A Transportation Memorandum prepared by Lancaster Mobley, included herein as Exhibit E, demonstrates compliance with Goal 12 and applicable State, County, and City transportation -related requirements. Please refer to the Transportation Memorandum for further information. The intended street and connectivity improvements encourage a safe, convenient, and economic transportation system. Therefore, the application is consistent with Goal 12. FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE Response: 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 effect," 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 effect," then the Applicant must demonstrate appropriate mitigation under OAR 660-012-0060(2), et seq. OAR 660-012-0060 Plan and Land Use Reg dation Amendments (1) If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation Facility, then the local government .oust put in place measures as provided in section (2) ofthis rule, unless the amendmentis allowed under section (3), (9) or (10) of this rule. A plan or land use regulation amendment significantly affects a transportation Facility ifitwodd: (a) Change the functional classification of an existing o planned transportation Facility (exclusive of correction of map errors in an adopted plan); AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 7 (b) Change standards implementing a functional classification system; or (c) Resultin 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 tea(fic 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 die functional classification ofan existing or planned transportation facility; (B) Degrade the performance ofan existing or planned transportation fhci ity 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 fhcifity 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 existing 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 service 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 n place or approved. These include, but are not limited to, transportation facilities, improvements or ces for which: transportation systems development charge revenues are being collected; a local improvement district or reimbursement district has been established or will be established AVC Marcola Meadows Master Plan—City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 8 prior 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 in 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, streers or other transportation facifides oreces 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 factity,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 section; o (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 this section. (d) As used in this section and section (3): (A) Planned interchange means new interchanges and relocation of existing 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 (C) Interstate interchange area means 0 Property within one-quarter mile of the amp terminal intersection of an existing or planned interchange on an Interstate Highway; or AVO Marcola Meadows Master Plan—City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 9 Oil The interchange afe 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)(F) 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 facifity, improvement or service. In the absence of a written statement, a local government can only rely upon planned transportation facilities, improvements and services identified 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 transportation service providers. The City provides the roads that serve the subject property; Marcola Road and 28th 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. EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN (METRO PLAN) Chapter II — Fundamental Principles and Growth Management Policy Framework G. Metro Plan Diagram Land Use Designations Commercial Neighborhood Commercial Facifities Oriented in the day -today needs of the neighborhood served, these facilities are usuallycentered on a supermarket as the principal tenant. They are also characterized by convenience goods outlets (small grocery, variety, and hardware stores); personal services (medical and dental offices, barber shops); laundromats, dry cleaners (not planta); and taverns and small restaurants. The determination of the appropriateness of specific sites and uses or additional standards is left to the local jurisdiction. Minimum location standards and site criteria include: 1. Within convenient walking 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 Final 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. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 10 2. 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 Final Master Plan (Exhibit B), the subject site is planned to be designed appropriately with adequate parking, landscaping, and other required elements. 3. Sufficient frontage to ensure 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. 4. The site shall be no more than five areincluding 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 commercial centers when the latter meets applicable location and site criteria as fisted above, even though community commercial centers are generallylarger 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. 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 comprehensive plan 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 responses to Section 5.14-115 in this narrative addressing the planned amendment to the Metro Plan Diagram. This application involves a concurrent amendment resulting in compliance with the Metro Plan and SDC. 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 -1 AVC! Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 11 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 CIBL-EOA concluded that land needs on sites smaller than 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 Final 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 mmnmize 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 commercial presence in the southern portion of the site were discussed and considered. In this instance, through amendment of ±1.138 acres of MDR designated land to Commercial, the site will have the opportunity to strengthen an employment corridor on Marcola Road. The subject site is an ideal location to attract visitors, residents, and businesses alike due to the ease of multi -modal connectivity on Marcola Road. Policy E.18 AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 12 Coordinate transportation and land use corridor planning to include design elements that support Springfield's economic and c unity development policies and and m community diversity d 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 (e.g. professional and medical offices). A subsequent Zone Map Amendment is planned 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 to goods and services. Policy E.23 Identify and target commercial activities that will generate living -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 is not anticipated to sit vacant. Due to adjacent elements ofthe Marcola Meadows Master Plan, an additional commercial property will establish and strengthen a sense of place for the community to access 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 ofmmorrow. Policy E.39 Provide adequate infrastructure efficiently and distribute cost fairly. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 13 Policy E.40 Provide the services, infrastructure, and land needed to attract the identified industry clusters, especially where they can increase economic connectivity among businesses. Response: As illustrated on the Conceptual Final 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 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 hear: 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 Metro Plan Diagram Amendment. It is understood the application will be processed through a Type IV review procedure. Section 5.14-100 Metro Plan Amendments 5.14-110 Review AVC Marcola Meadows Master Plan—City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 14 A. A Development Issues Meeting is encouraged for cidzen-in;dated amendment applications. Response: The Applicant has discussed this application with City Staff through email correspondence. B. Metro Plan amendments are reviewed under Type IV procedures as specified in Section 5.1-140. Response: This application should be reviewed under Type IV procedure as specified in Section 5.1- 140. 5.14-115 Metro Plan Amendment Classifications A proposed amendment to the Metro Plan shall be classified as Type I, Type II or Type III depending upon the number of governing bodies (Springfield, Eugene and Lane County) required to approve the decision. A. A Type I amendment requires approval by Springfield only: 1. TypeI Diagram amendments include amendments to the Metro Plan Diagram for land inside Springfield's city limits. Response: The subject property is currently within Springfield's city limits. Therefore, this application is a Type I Diagram Amendment and requires approval by Springfield only. 5.14-135 Criteria A Metro Plan amendment may be approved only if the Springfield City Council and other applicable governing body or bodies find that the proposal conforms to the following criteria: A. Theamendment shall be consistent with applicable Statewide Planning Goals; and Response: As described in this written document, the Metro Plan Diagram amendment to change the designation from Medium Density Residential to Commercial is in compliance with the applicable Oregon Statewide Planning Goals. Please see the narrative response above regarding specific findings. The criterion is met. B. Plan inconsistency: 1. In those cases where the Metro Plan applies, adoption of the amendment shall not make the Metro Plan internally inconsistent Response: As shown on the Preliminary Plans, the planned Metro Plan Diagram amendment will impact and amend the designation of a single property in Springfield. The amendment will not create an internal inconsistency or conflict with the remainder of the Metro Plan. Therefore, this application provides the materials and analysis to support approval of the planned amendments consistent with the regional planning framework documents. The criterion is met. 2. In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent with the Springfield Comprehensive Plan. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 15 Response: This Metro Plan Diagram Amendment shifts an underutilized portion of the Marcola Meadows site designated with Medium Density Residential to a Commercial District. The envisioned Zoning Map Amendments associated with the site amend the MDR District to a new CC District, consistent with the Springfield 2030 Comprehensive Plan designation. The Metro Plan Diagram amendment is consistent with the Springfield 2030 Comprehensive Plan goals and policies, as demonstrated in this written document; please seethe narrative component above regarding specific findings. Therefore, the Metro Plan Diagram Amendment is consistent with the approval criterion of Section 5.14-135 and should be approved. 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. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 16 City of Springfield Development ,$ Public Works 225 Fifth Street Springfield, OR 97477 Phone: (541) 726-3753 Fax: (541) 726-3689 Metro Plan Amendment Application, Type IV Type of Plan Amendment (Check One) SPRINGFIELD ❑ Type 1: is a non -site specific amendment of the Plan. Type 11: changes the Plan diagram; or is a site-specific Plan text Property Subject to the Amendment (if applicable) Tax Assessor Map 17023000 Street Address No situs, northwest of Marcola Road and 28th Iicant's Consultant: Chris Good Engineering & Forestry, LLC i5 SW Herman Road, Suite 100 atin, OR 97062 ne: (503) 563-6151 Tax Lot(s)_A portion of Tax Lot 1802 ±1.138 acres Menu Plan DesignadonMedium Density Residential Refinement Plan Designation None LDescription of Proposed Amendment (Attach additional sheets if needed) Please see the narrative document within the application materials for detailed information The project involves a Metro Plan Diagram Amendment from Medium Density Residential to Commercial designation on an approximately ±1.138 -acre portion of the Marcola Meadows Master Plan subject site. Applicant/Owner Information Applicant's Consultant: Chris Goodell; AK5 Engineering & Forestry, LLC Printed Name of Applicant Marcola Meadows Neighborhood LLC Phone: (503) 563-6151 e �-, 4— eI�5�— Mailing Address 12965 SW Herman Avenue Suite 100 Tualatin OR 97062 Property Owner Signatur Mailing Address 27375 OR 97070 For Office Use Only: Case No. Received By Date Accepted as Complete 4/26/2021 a-a6•a1