HomeMy WebLinkAboutItem 10 Marcola Meadows Metro Plan Amendment & Zone ChangeAGENDA ITEM SUMMARY
Meeting Date:
Meeting Type:
Staff Contact/Dept.:
Staff Phone No:
Estimated Time:
9/20/2021
Regular Meeting
Andy Limbird, DPW
541-726-3784
10 Minutes
SPRINGFIELD Council Goals: Encourage Economic Development and
CITY COUNCIL Revitalization through Community
Partnerships
ITEM TITLE: REQUEST FOR METRO PLAN DIAGRAM AMENDMENT AND ZONE CHANGE FOR 1.14
ACRES OF PROPERTY LOCATED AT THE NORTHWEST CORNER OF MARCOLA ROAD
AND 28TH STREET.
ACTION
Conduct a second reading and adopt/not adopt the following ordinance:
REQUESTED:
AN ORDINANCE AMENDING THE EUGENE -SPRINGFIELD METROPOLITAN AREA
GENERAL PLAN (METRO PLAN) DIAGRAM BY REDESIGNATING APPROXIMATELY 1. 14
ACRES OF LAND FROM MEDIUM DENSITY RESIDENTIAL (MDR) TO COMMERCIAL (C);
CONCURRENTLY AMENDING THE SPRINGFIELD ZONING MAP BY REZONING THE SAME
APPROXIMATELY 1. 14 ACRES OF LAND FROM MDR TO COMMUNITY COMMERCIAL
(CC); ADOPTING A SEVERABILITY CLAUSE AND PROVIDING AN EFFECTIVE DATE.
(SECOND READING).
ISSUE
The applicant has submitted concurrent Metro Plan diagram and Zoning Map amendment applications
STATEMENT:
for a parcel of land at the northwest corner of the intersection of 28' Street and Marcola Road.
ATTACHMENTS 1. Ordinance
Exhibit A: Map and Legal Description
Exhibit B: Staff Report for Metro Plan Amendment
Exhibit C: Staff Report for Zoning Map Amendment
DISCUSSION/ The subject site is a vacant, 1.17 -acre parcel that was created through a property line adjustment of two
FINANCIAL adjoining parcels in March 2021. The subject parcel is currently vacant and is not assigned a street
IMPACT: address (Assessor's Map 17-02-30-00, Portion of Tax Lot 1802). The applicant is requesting the
Metro Plan diagram amendment and zone change for the parcel to facilitate future construction of a
medical clinic facing the intersection of Marcola Road and 281 Street.
The applicant recently completed a Metro Plan amendment and zone change for the neighborhood in
November 2020 pursuant to Cases 811-20-000117-TYP3 and 811-20-000118-TYP4. The applicant
subsequently modified the Master Plan for the neighborhood to implement the changes to the zoning
and comprehensive plan designation (Case 811-20-000225-TYP3). Similar to the process initiated in
2020, approval of the current Metro Plan amendment and zone change applications would require an
accompanying modification to the approved Final Master Plan to reflect the requested change in plan
designation and zoning on the site.
The staff reports (Exhibit B and C) are updated to reflect that the City Council gave first reading to the
amending Ordinance and conducted a public hearing at the regular meeting on September 7, 2021. No
one provided testimony at the public hearing or in the response period leading up to the September 7
public hearing. The redesignation and rezoning action would become effective 30 days after adoption
of the ordinance and signature by the Mayor.
CITY OF SPRINGFIELD, OREGON
ORDINANCE NO. (GENERAL)
AN ORDINANCE AMENDING THE EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL
PLAN (METRO PLAN) DIAGRAM BY REDESIGNATING APPROXIMATELY 1.14 ACRES OF LAND
FROM MEDIUM DENSITY RESIDENTIAL (MDR) TO COMMERCIAL (C); CONCURRENTLY
AMENDING THE SPRINGFIELD ZONING MAP BY REZONING THE SAME APPROXIMATELY 1.14
ACRES OF LAND FROM MDR TO COMMUNITY COMMERCIAL (CC); ADOPTING A SEVERABILITY
CLAUSE AND PROVIDING AN EFFECTIVE DATE.
THE CITY COUNCIL OF THE CITY OF SPRINGFIELD FINDS THAT:
WHEREAS, Section 5.14-100 of the Springfield Development Code (SDC) sets forth procedures for
Metro Plan diagram amendments; and
WHEREAS, Section 5.14-115.A of the SDC classifies amendments to the Metro Plan diagram for land
inside the Springfield City limits as being Type I Metro Plan amendments that require approval by
Springfield only; and
WHEREAS, Section 5.14-125.A of the SDC sets forth procedures for property owners to initiate a Type I
Metro Plan diagram amendment for property under their ownership; and
WHEREAS, the applicant/owner of the subject property initiated Type I Metro Plan diagram amendments
as follows:
Redesignate approximately 1.14 acres of property that is located at the northwest corner of the
intersection of Marcola Road and 28th Street, identified as a portion of Assessor's Map 17-02-30-
00, Tax Lot 1802, as generally depicted and more particularly described in Exhibit A to this
Ordinance, from Medium Density Residential to Commercial; and
WHEREAS, Section 5.22-110 of the SDC sets forth procedures for property owners to initiate an
amendment to the Springfield Zoning Map; and
WHEREAS, Section 5.22-110.A.1 sets forth procedures for concurrent amendments to the Metro Plan
diagram and Springfield Zoning Map through the Legislative Zoning Map amendment process; and
WHEREAS the applicant/owner of the subject property initiated the following Springfield Zoning Map
amendments:
Rezone approximately 1.14 acres of property identified herein as a portion of Assessor's Map 17-
02-30-00, Tax Lot 1802, as generally depicted and more particularly described in Exhibit A to
this Ordinance, from Medium Density Residential to Community Commercial; and
WHEREAS, on June 15, 2021 the Springfield Planning Commission conducted a public hearing on the
proposed Metro Plan diagram amendment request and concurrent request for Zoning Map amendment.
The Development & Public Works Department staff reports, including criteria of approval, findings and
recommendations, together with the testimony and submittals of the persons testifying at that hearing,
were considered and were made a part of the record of the proceeding; and
WHEREAS, at the regular meeting on July 7, 2021 the Planning Commission conducted deliberations
and voted three (3) in favor and one (1) opposed to forward recommendations of approval to the City
Council for the proposed Metro Plan diagram and Zoning Map amendments; and
Page 1 of 3
Attachment 1, Page 1 of 31
WHEREAS, on September 7, 2021 the City Council held a public hearing to receive testimony and hear
comments on the proposals; and
WHEREAS, no testimony was provided during the response period leading up to or during the public
hearing on September 7, 2021; and
WHEREAS, The City Council is now ready to take action on these proposals with due consideration
given to the above recommendations of the Planning Commission and the evidence and testimony
already in the record, as well as the evidence and testimony presented at this public hearing held in the
matter of adopting this Ordinance amending the Metro Plan diagram and Springfield Zoning Map; and
WHEREAS, substantial evidence exists within the record and the findings set forth in Exhibits B & C,
attached hereto and incorporated herein by reference, that the proposal meets the relevant approval
criteria,
NOW, THEREFORE, BASED ON THE FOREGOING FINDINGS, THE COMMON COUNCIL OF THE
CITY OF SPRINGFIELD ORDAINS AS FOLLOWS:
Section 1. The above findings and conclusions are hereby adopted.
Section 2. The applicant narrative and staff reports and recommendations to this Ordinance
set forth in Exhibits B & C, attached hereto and incorporated herein by reference, are hereby adopted.
Section 3. The Metro Plan diagram designation of 1.14 acres of the subject property identified
herein as a portion of Assessor's Map 17-02-30-00, Tax Lot 1802, generally depicted and more
particularly described in Exhibit A attached hereto and incorporated herein by reference, is hereby
amended from Medium Density Residential (MDR) to Commercial (C).
Section 4. The Springfield Zoning Map is hereby amended to rezone 1.14 acres of the
subject property identified as a portion of Assessor's Map 17-02-30-00, Tax Lot 1802, generally depicted
and more particularly described in Exhibit A attached hereto and incorporated herein by reference, from
Medium Density Residential (MDR) to Community Commercial (CC).
Section 5. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is
for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, that portion
shall be deemed a separate, distinct, and independent provision and that holding shall not affect the
validity of the remaining portion of this Ordinance.
Section 6. Notwithstanding the effective date of ordinances as provided by Section 2.110 of
the Springfield Municipal Code 1997, this ordinance shall become effective 30 days from the date of
passage by the City Council and approval by the Mayor or upon the date of acknowledgement as
provided in ORS 197.625, whichever date is later.
Page 2of3
Attachment 1, Page 2 of 31
ADOPTED by the City Council of the City of Springfield this day of 12021
by a vote of for and against.
APPROVED by the Mayor of the City of Springfield this day of 2021.
ATTEST:
City Recorder
Mayor
Page 3 of 3
Attachment 1, Page 3 of 31
Exhibit A, Page 1 of 2
EXHIBIT A
Property subject to Metro Plan Amendment and Zone Change
Page 1 of 2
Attachment 1, Page 4 of 31
Exhibit A, Page 2 of 2
LEGAL DESCRIPTION
A tract of land located in the northeast one-quarter of Section 25, Township 17 South, Range 3
East and the northwest one-quarter of Section 30, Township 17 South, Range 2 West, Willamette
Meridian, City of Springfield, Lane County, Oregon, being a portion of that tract of land described as
Adjusted Tract 2 in Instrument Number 2021-014290, Lane County Deed Records, and being more
particularly described as follows:
Commencing at a 2-1/2" brass cap marking the northeast corner of the BB Powers DLC No. 64, said
point being on the easterly extension of the centerline of Marcola Road; thence North
88°02'28" West along said easterly extension and centerline, 90.71 feet; thence leaving said
centerline North 01'57'32" East, 45.00 feet to a point on the northerly right-of-way line of Marcola Road
and the Point of Beginning; thence North 88°02'28" West along said northerly right-of-way line, 237.98
feet; thence leaving said northerly right-of-way line North 01°58'31" East, 199.71 feet; thence South
88°02'28" East, 140.78 feet; thence South 63°55'23" East, 143.04 feet to the westerly right-of-way line
of 28th Street and a point of non -tangent curvature; thence tracing said westerly right-of-way line along
the following courses: southwesterly along the arc of a 505.00 foot radius curve left (the radius point
of which bears South 81°53'33" East) through a central angle of 6°12'38", 54.74 feet (chord bears
South 05°00'08" West, 54.71 feet); thence South 01°53'48" West, 55.99 feet; thence South 46°53'48"
West, 43.28 feet to the Point of Beginning.
Contains 1.138 acres, more or less.
The Basis of Bearings for this description is Lane County Survey File No. 45334.
Page 2of2
Attachment 1, Page 5 of 31
Exhibit B, Page 1 of 18
Staff Report and Findings
Springfield City Council
Type I Amendment to the Metro Plan Diagram
Meeting Date: September 7, 2021
Case Number: 811-21-000097-TYP4
Applicant: AKS Engineering & Forestry LLC on behalf of Marcola Meadows Neighborhood LLC
Project Location: Northwest corner of the intersection of Marcola Road and 28th Street (Assessor's Map
17-02-30-00, Portion of Tax Lot 1802).
Request
The City has received applications for a Type I Metro Plan diagram amendment and a concurrent Zoning
Map amendment from a property owner. In accordance with Springfield Development Code (SDC) 5.14-
115.A.1, proposals for redesignating land inside the City limits are classified as a Type I Metro Plan
diagram amendment requiring approval by Springfield only. In accordance with SDC Section 5.14-125.A,
an amendment to the Metro Plan diagram can be initiated by a property owner at any time. In accordance
with SDC 5.14-130, the property -owner initiated amendment to the Metro Plan diagram is processed as a
Type IV land use action that requires public hearings before the Springfield Planning Commission and City
Council.
The proposed Metro Plan diagram amendment would change the plan designation for approximately 1. 14
acres of the subject property from Medium Density Residential (MDR) to Commercial, thereby increasing
the overall Commercial designation within the Marcola Meadows neighborhood to approximately 10.2
acres. Concurrent with this Metro Plan diagram amendment, an amendment to the Springfield Zoning Map
(Case 811-21-000096-TYP3) would change the zoning of the same 1.14 acres of the subject property from
MDR to Community Commercial.
The proposed Metro Plan diagram and zoning map amendments would allow for creation of a 1.17 -acre
site with CC zoning at the southeast corner of the Marcola Meadows neighborhood, which the applicant
intends to develop as a medical clinic. The property subject to the proposed redesignation and rezoning
actions is immediately to the east of and abuts an existing 0.92 -acre site with CC zoning just west of the
intersection of Marcola Road and 28th Street. The 0.92 -acre site was previously created upon adoption of
Ordinance 6422 on November 2, 2020 and is intended to accommodate a future neighborhood convenience
store or similar commercial use. The proposed Metro Plan diagram amendment and zoning map
amendment would increase the size of the CC -zoned area to a total of 2.09 acres at the intersection of
Marcola Road and 28th Street. The Metro Plan diagram amendment and Zoning Map amendment will
require City approval of further modification to the Marcola Meadows Master Plan applicable to the site.
The applicant has depicted the conceptual modified Master Plan configuration on Sheet PO -07 of the
submitted plans (Attachment 4, Page 30).
The application was submitted on April 30, 2021 and the initial Planning Commission public hearing on
the proposed Metro Plan diagram and Zoning Map amendments was held on June 15, 2021.
Background
Through the Metro Plan amendment and zone change process, the subject property was zoned and
designated for commercial land use in 2007 via Ordinances 6195 and 6196. Ordinance 6196 required
Attachment 1, Page 6 of 31
Exhibit B, Page 2 of 18
approval of a Master Plan for the site as a condition of approval of the zoning map amendments. The first
Marcola Meadows Master Plan approved in 2008 ("2008 Master Plan") provided for a warehouse
commercial development (i.e. home improvement center) and retail village that included the subject
property. This configuration was changed to redesignate and rezone the subject site to MDR by adoption
of Ordinance 6422 in November 2020, leaving a single commercial site of 8.14 acres (intended for a church
use), and a second commercial site less than one acre immediately adjacent to the subject property.
Notification and Written Comments
In accordance with the Oregon Administrative Rules (OARS) 660-018-0020, prior to adopting a change to an
acknowledged comprehensive plan or land use regulation, local governments are required to notify the state
Department of Land Conservation and Development (DLCD) at least 35 days prior to the first evidentiary
hearing. A Notice of Proposed Amendment was transmitted to the DLCD on May 10, 2021, which is 36 days
prior to the initial public hearing on the matter.
In accordance with SDC 5.2-115, Type IV land use decisions require mailed notification as well as notice in
a newspaper of general circulation. Notification of the June 15, 2021 Planning Commission public hearing
was mailed to property owners and residents within 300 feet of the subject property on May 25, 2021 and
published in the legal notices section of The Register Guard on June 7, 2021. Staff also posted notices of the
June 15, 2021 Planning Commission public hearing at two locations along the Marcola Road and 28th Street
frontages of the subject property, on the Development & Public Works office digital display, and on the City's
webpage. A second round of notifications was issued in August 2021 for the public hearing before the City
Council scheduled for September 7, 2021. A second mailed notification was sent to property owners and
residents within 300 feet of the subject property on August 18, 2021 and published in the legal notices section
of The Register Guard on August 31, 2021. Staff also posted notices of the public hearing at two locations
along the Marcola Road and 28th Street frontages of the subject property, on the Development & Public Works
office digital display and on the City's webpage.
On April 16, 2020, the Governor issued Executive Order 20-16, which requires governing bodies to hold
public meetings and hearings by telephone, video, or through other electronic or virtual means whenever
possible. On June 30, 2020, Oregon Legislature enacted House Bill 4212 (HB 4212), which waives
requirements under the Oregon Public Meetings Law and other statutes to facilitate public meetings online or
by phone. Under HB 4212, the governing body must make available a method by which the public can listen
to or virtually attend the public meeting or hearing at the time it occurs. House Bill 4212 allows governing
bodies to accept public testimony by telephone or video conferencing technology, or to provide a means to
submit written testimony (including email or other electronic methods) that the governing body can consider
in a timely manner. House Bill 4212 overrides conflicting requirements for quasi-judicial public hearings in
state law or in the Springfield Development Code or Metro Plan.
The June 15, 2021 Planning Commission public hearing was conducted as an online meeting via Zoom which
allowed members of the public to observe and listen to the meeting online. Members of the public were also
able to provide testimony to the Planning Commission prior to the meeting by sending email comments to
staff, by using the http:Hspringfieldoregonspeaks.org web portal and by joining the online meeting remotely.
The public was also able to provide testimony by phone to the Planning Commission. Details regarding how
to join the online meeting were provided in the notification letter mailed to adjacent residents and property
owners, in the posted public hearing notices, in the Planning Commission meeting agenda, and posted on the
City's website.
Immediately prior to the Planning Commission public hearing meeting on June 15, 2021, written comments
were received by email from Catherine and MaryAnn Kubo:
Attachment 1, Page 7 of 31
Exhibit B, Page 3 of 18
"Catherine and MaryAnn Kubo are addressing 811-21-000129-TYP2 to stay Medium Density
Residential and not allow the change to Community Commercial. 811-21-000130-TYP2, 811-21-
000096-TYP3, and 811-21-00097-TYP4 to stay Medium Density Residential and not allow the change
to Community Commercial. No Community Commercial to keep the area quite [sic] without general
Public traffic, there are enough shopping centers Walmart off of Mohawk and shops on Mohawk. The
business in the area are quite [sic] and not a lot of traffic or noise. I do not want the commercial
traffic and people coming and going in the neighborhood."
Staff Response: With the potential introduction of new commercial uses nearby, concerns about increased
traffic and noise in residential areas are frequently encountered as part of the redesignation and rezoning
process. In this case, the proposed rezoning of the corner parcel at 28th Street and Marcola Road should not
introduce new traffic and associated noise into the adjacent residential neighborhood because of the access
configuration for the site as laid out in the most recently approved Master Plan. Both the existing and the
proposed commercial sites will derive access from a shared driveway onto Marcola Road that is
approximately 420 feet west of the intersection with 28th Street. Because the commercial traffic is being
deliberately directed onto the adjacent arterial street it should not create new or increased traffic in nearby
residential areas that are accessed from different streets. This driveway configuration will not be changed by
the future Master Plan Modification to implement this Plan diagram amendment and zoning map amendment.
If the property is rezoned to commercial, the provision for commercial development at this location would be
evaluated through a future Type III Master Plan modification. Upon modification to the Master Plan, the
specific configuration of any site development — including its operational characteristics — would be evaluated
through a Site Plan Review process. As Type II and III land use applications there would be public notification
of the proposed development and an opportunity for property owners and residents to comment on the plans.
Should issues be identified through the Master Plan modification or Site Plan Review process, the applicant
also has an opportunity to mitigate the impacts through adjustments to the building design, operating
characteristics, or layout of the site.
The September 7, 2021 City Council public hearing was conducted as an online meeting via Zoom which
allowed members of the public to observe and listen to the meeting online. Members of the public were also
able to provide testimony to the City Council prior to the meeting by sending written comments to staff or by
joining the online meeting remotely. Details regarding how to join the online meeting were provided in the
notification letter mailed to adjacent residents and property owners, in the posted public hearing notices, in
the City Council meeting agenda, and posted on the City's website.
Criteria of Approval
Section 5.14-135 of the SDC contains the criteria of approval for the decision maker to utilize during review
of Metro Plan diagram amendments. The Criteria of approval are:
SDC 5.14-135 CRITERIA
A Metro Plan amendment may be approved only if the Springfield City Council and other applicable
governing body or bodies find that the proposal conforms to the following criteria:
A. The amendment shall be consistent with applicable Statewide Planning Goals; and
B. Plan inconsistency:
Attachment 1, Page 8 of 31
Exhibit B, Page 4 of 18
1. In those cases where the Metro Plan applies, adoption of the amendment shall not make the
Metro Plan internally inconsistent.
2. In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent with
the Springfield Comprehensive Plan.
A. Consistency with Applicable State -Wide Planning Goals
Applicant's Narrative: "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."
Finding 1: Of the 19 statewide goals, 13 are as "urban" goals applicable to any comprehensive plan
map amendments in the city; however, it is the proposal and its effect on the purpose of these goals
that will determine whether or not the proposed amendment is "consistent with" the applicable goals.
The goals that are to be evaluated are: Goal 1 — Citizen Involvement; Goal 2 — Land Use Planning;
Goal 5 - Natural Resources, Scenic and Historic Areas, and Open Spaces; Goal 6 - Air, Water and
Land Resources Quality; Goal 7 — Areas Subject to Natural Hazards; Goal 8 - Recreational Needs;
Goal 9 — Economic Development; Goal 10 — Housing; Goal 11 - Public Facilities and Services; Goal
12 - Transportation; Goal 13 - Energy Conservation; Goal 14 — Urbanization; and Goal 15 -
Willamette River Greenway. All of the statewide goals are listed below; the narrative that
accompanies each is more expositive when the discussion applies to one of the 13 goals identified
above.
Goal 1 — Citizen Involvement
Applicant's Narrative: "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."
Finding 2: Goal 1 — Citizen Involvement calls for "the opportunity for citizens to be involved in all
phases of the planning process." The proposed property owner -initiated amendment to the adopted
Metro Plan diagram is subject to the City's acknowledged plan amendment process — SDC Section
5.14-100 Metro Plan Amendments and the City's public notice standards — SDC Section 5.2-115
which requires a public hearing before the Springfield Planning Commission and a public hearing
before the Springfield City Council, and includes specifications for the content, timing and dispersal
of mailed notice (see description following). The Planning Commission public hearing to consider
the proposed amendments was scheduled and held on June 15, 2021. Mailed notification of the
Planning Commission public hearing was provided to all property owners and residents within 300
feet of the subject property on May 25, 2021. The Planning Commission public hearing was
advertised in the legal notices section of the Register -Guard on June 7, 2021. Staff also posted notices
of the scheduled public hearing at two locations along the subject property frontages on Marcola Road
and 28th Street.
The recommendations of the Planning Commission to the Springfield City Council was included with
the AIS for consideration at the public hearing meeting on September 7, 2021. Because of the nearly
Attachment 1, Page 9 of 31
Exhibit B, Page 5 of 18
three-month delay between the two scheduled public hearing meetings, staff completed another round
of public notifications in August 2021 for the City Council public hearing on September 7, 2021. The
notice for this proposed Metro Plan diagram amendment complies with SDC 5.2-115 and is consistent
with Goal 1 requirements. Additional information was provided to the public for how to attend the
meeting via online meeting platform or by phone, as described above. The public hearings on June
15, 2021 and September 7, 2021 were conducted in compliance with Executive Order 20-16 and HB
4212.
Goal 2 — Land Use Planning
Applicant's Narrative: "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."
Finding 3: Goal 2 — Land Use Planning outlines the basic procedures for Oregon's statewide planning
program. In accordance with Goal 2, land use decisions are to be made in accordance with a
comprehensive plan, and jurisdictions are to adopt suitable implementation ordinances that put the
plan's policies into force and effect. Consistent with the City's coordination responsibilities and
obligations to provide affected local agencies with an opportunity to comment, the City sent a copy
of the application submittals to the following agencies: Willamalane Park & Recreation District;
Springfield Utility Board (water, ground water protection, electricity and energy conservation); Lane
911; United States Postal Service; Northwest Natural Gas; Emerald People's Utility District; Rainbow
Water District; Eugene Water and Electric Board — Water and Electric Departments; Springfield
School District #19 Maintenance, Safe Routes to School and Financial Services; Lane County
Transportation, County Sanitarian; Lane Regional Air Pollution Authority; Comcast Cable;
CenturyLink; Lane Transit District; and ODOT Planning and Development, State Highway Division.
Additionally, notice was provided electronically to DLCD on May 10, 2021.
Finding 4: The Metro Plan and Springfield 2030 Comprehensive Plan together make up the
acknowledged comprehensive plan for guiding land use planning in Springfield. The City has adopted
other neighborhood- or area -specific plans (such as Refinement Plans) that provide more detailed
direction for land use planning under the umbrella of the Metro Plan and Springfield 2030
Comprehensive Plan. However, the subject property is not within an adopted neighborhood
refinement plan area.
Finding 5: The Springfield 2030 Refinement Plan — Residential Land Use and Housing Element
provides supplemental policy and expands upon — but does not replace — the applicable residential
Metro Plan policies.
Finding 6: The City also adopted the Springfield 2030 Comprehensive Plan — Economic Element
upon adoption of Ordinance 6361 in December 2016. The Economic Element replaces the applicable
Attachment 1, Page 10 of 31
Exhibit B, Page 6 of 18
sections of the Metro Plan pertaining to maintaining an adequate supply of land for economic
development and employment growth.
Finding 7: The public hearing process used for amendment of the Metro Plan is specified in Chapter
IV Metro Plan Review, Amendments, and Refinements. The findings under Criteria B (below)
demonstrate that the proposed amendment will not make the adopted Metro Plan internally
inconsistent.
Finding 8: The Springflield Development Code is a key mechanism used to implement the goals and
policies of the City's adopted comprehensive plans, particularly the Metro Plan. The proposal is
classified as a Type I amendment to the adopted Metro Plan diagram that is approved by Springfield
only in accordance with SDC 5.14-115.A. Type I Metro Plan amendments within City limits are not
approved or adopted by Lane County, contrary to the applicant's narrative statement. The proposed
Metro Plan diagram amendment is processed as a Type IV land use action as described in SDC 5.1-
140 and 5.14-130. The process observed for the proposed Metro Plan diagram amendment is
consistent with the policies pertaining to Review, Amendments and Refinements. Additionally, the
proposed Metro Plan diagram amendment has been initiated in accordance with the provisions of the
City's acknowledged comprehensive plan and development code. The proposed Metro Plan diagram
amendment is consistent with City ordinances, policies, plans, and studies adopted to comply with
Goal 2 requirements. Notice and coordination requirements "with those local governments, state and
federal agencies and special districts which have programs, land ownerships, or responsibilities within
the area" that includes this proposal have been provided consistent with Goal 2.
Goal 3 — Agricultural Land
Applicant's Narrative: "Goal 3 (Agricultural Lands) [is] not applicable to lands within the City's
acknowledged Urban Growth Boundary (UGB) and has been omitted for brevity."
Finding 9: As noted by the applicant in their narrative, Goal 3 — Agricultural Land applies to areas
subject to farm zoning that are outside acknowledged urban growth boundaries (UGBs): "Agricultural
land does not include land within acknowledged urban growth boundaries or land within
acknowledged exceptions to Goals 3 or 4." (Text of Goal 3). The City has an acknowledged UGB
and therefore consistent with the express language of the Goal, does not have farm land zoning within
its jurisdictional boundary. Furthermore, the site of the proposed Metro Plan diagram amendment is
inside the City's acknowledged UGB and within the City limits. Consequently, and as expressed in
the text of the Goal, Goal 3 is not applicable.
Goal 4 — Forest Land
Applicant's Narrative: "Goal 4 (Forest Lands) [is] not applicable to lands within the City's
acknowledged Urban Growth Boundary (UGB) and has been omitted for brevity."
Finding 10: Goal 4 — Forest Land applies to timber lands zoned for that use that are outside
acknowledged UGBs with the intent to conserve forest lands for forest uses: "Oregon Administrative
Rule 660-006-0020: Plan Designation Within an Urban Growth Boundary. Goal 4 does not apply
within urban growth boundaries and therefore, the designation of forest lands is not required." The
City has an acknowledged UGB and does not have forest zoning within its incorporated area.
Furthermore, the site of the proposed Metro Plan diagram amendment is inside the City's UGB, and
City limits. Consequently, and as expressed in the text of the Goal, Goal 4 is not applicable.
Attachment 1, Page 11 of 31
Exhibit B, Page 7 of 18
Goal 5 — Natural Resources, Scenic and Historic Areas, and Open Spaces
Applicant's Narrative: "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."
Finding 11: Goal 5 — Open Spaces, Scenic and Historic Areas, and Natural Resources applies to more
than a dozen natural and cultural resources such as wildlife habitats and wetlands, and establishes a
process for each resource to be inventoried and evaluated. The subject site has not been identified as
a historic resource in the City's Register of Historic Sites, nor as an open space resource in the
Willamalane Park & Recreation District Comprehensive Plan. There are no features within the subject
property that are identified in the City's acknowledged Local Wetlands Inventory. As noted in the
applicant's narrative, there are no identified or inventoried Goal 5 resources located within the subject
site. Therefore, this action does not alter the City's acknowledged compliance with Goal 5.
Goal 6 — Air, Water and Land Resources Quality
Applicant's Narrative: "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 (DEQ) 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,
after the 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 existingzoning
until otherwise approved in the future. Thus, the application is consistent with Goal 6."
Finding 12: Goal 6 — Air, Water and Land Resources Quality applies to local comprehensive plans
and the implementation of measures consistent with state and Federal regulations on matters such as
clean air, clean water, and preventing groundwater pollution. The proposed Metro Plan diagram
amendment does not affect City ordinances, policies, plans, and studies adopted to comply with Goal
6 requirements. Therefore, this action does not alter the City's acknowledged compliance with Goal
6.
Goal 7 — Areas Subject to Natural Hazards
Applicant's Narrative: "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."
Finding 13: Goal 7 — Areas Subject to Natural Hazards applies to development in areas such as
floodplains and potential landslide areas. Local jurisdictions are required to apply "appropriate
safeguards" when planning for development in hazard areas. The City has inventoried areas subject
to natural hazards such as the McKenzie and Willamette River floodplains and potential landslide
areas on steeply sloping hillsides. The subject site is on vacant, level ground that is not within the
mapped 100 -year flood hazard area of the McKenzie River. Current and future development of the
Marcola Meadows neighborhood is subject to the provisions of the City's Subdivision approval
Attachment 1, Page 12 of 31
Exhibit B, Page 8 of 18
process (SDC 5.12-100) and, for certain sites, the Site Plan Review process as described in SDC 5.17-
100.
Finding 14: The proposed Metro Plan diagram amendment has no effect on City ordinances, policies,
plans, and studies adopted to comply with Goal 7 requirements and siting standards for development
within hillside areas or the mapped flood hazard area of the McKenzie and Willamette Rivers.
Therefore, this action has no effect on the City's acknowledged compliance with Goal 7.
Goal 8 — Recreational Needs
Applicant's Narrative: "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 I 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."
Finding 15: Goal 8 — Recreational Needs requires communities to evaluate their recreation areas and
facilities and to develop plans to address current and projected demand. The provision of recreation
services within Springfield is the responsibility of Willamalane Park & Recreation District. As stated
in the applicant's narrative, Willamalane has an adopted 20 -Year Comprehensive Plan for the
provision of park, open space and recreation services for Springfield.
Finding 16: The 2012 Willamalane Comprehensive Plan identifies a potential collaborative
recreational project with the developer of the Marcola Meadows neighborhood. Project 1.2 of the
adopted Comprehensive Plan is the development of Pierce Park, an undeveloped linear property
located north of the EWEB recreational pathway (operated and maintained by Willamalane) and
roughly parallel with the northern boundary of the Marcola Meadows neighborhood. Conceptual
planning for this park is already underway, but it does not impact the subject request to redesignate
approximately 1. 14 acres of MDR to Commercial. The proposed Metro Plan diagram amendment
would not affect Willamalane's adopted Comprehensive Plan or other ordinances, policies, plans, and
studies adopted to comply with Goal 8 requirements. Therefore, this action is consistent with the
City's acknowledged compliance with Goal 8.
Goal 9 — Economic Development
Applicant's Narrative: "This application involves a Metro Plan Diagram Amendment from MDR
to Commercial Designation on a portion of the 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 104 -acre 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-
Attachment 1, Page 13 of 31
Exhibit B, Page 9 of 18
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 2010-2030), 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 may be 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 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."
Finding 17: Goal 9 — Economic Development findings must demonstrate that the proposed plan
amendment is consistent with the Economic Element and the City's acknowledged Commercial and
Industrial Buildable Lands Inventory (CIBL). The CIBL identifies the City's needed sites for
employment uses based on use categories and site size ranges, rather than by cumulative area needed
within the UGB.
Finding 18: The plan designation proposed for this property would result in a commercial retail/office
site of roughly 2.09 acres when combined with the adjoining property to the west.
Finding 19: The recent Metro Plan diagram amendment and zone change adopted in Ordinance 6422
removed one commercial site in the 2-5 acre category from the City's Commercial and Industrial
Buildable Lands Inventory (CIBL) and added a commercial site in the less than 1 acre category. Table
5-1 of the CIBL concluded that there was a surplus of 235 commercial sites less than one (1) acre, and
a deficit of two (2) commercial sites 2-5 acres, but a surplus of forty-four (44) industrial sites of that
size. The proposed Metro Plan diagram amendment would reverse part of the effect of Ordinance
6422 on the City's inventory of commercial sites that are less than five (5) acres. Since adoption of
the CIBL, there remains more than adequate surplus of commercial sites that are less than one (1)
acre. There also remains more than adequate surplus of redevelopable industrial sites that are 2-5
acres to accommodate the deficit in commercial sites that size. Therefore, this proposal is consistent
with Goal 9.
Attachment 1, Page 14 of 31
Exhibit B, Page 10 of 18
Goal 10 - Housing
Applicant's Narrative: "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 I 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."
Finding 20: Goal 10 — Housing applies to the planning for — and provision of — needed housing types,
including multi -family and manufactured housing. Goal 10 requires the City to evaluate and maintain
a sufficient buildable land base for projected housing needs over the forecast period. The City
monitors and updates the calculated acreage of residential buildable lands when redesignation and
rezoning actions affect the net acreage attributed to Low, Medium, and High -Density Residential uses.
Finding 21: The current MDR zoning district allows for a variety of housing forms, including single -
unit detached, duplex, attached, four-plex, row house, and low-rise apartment dwelling units.
Maintaining an adequate inventory of land for all forms of housing is consistent with Goal 10
requirements.
Finding 22: Finding 10 of the Springfield 2030 Comprehensive Plan — Residential Land Use and
Housing Element identifies a surplus of approximately 76 gross acres of MDR designation, and a
deficit of approximately 28 gross acres of HDR designation. The Residential Land Use and Housing
Element (Residential Finding 11, Page 11) goes on to state that the 28 -acre deficit of HDR designation
will be met through redevelopment in Glenwood. The findings used in the Springfield 2030
Comprehensive Plan — Residential Land Use and Housing Element are based on the conclusions of
the Springfield Housing Needs Analysis prepared by ECONorthwest in 2011.
Finding 23: The calculated surplus of 76 acres of MDR as determined by the 2011 Springfield
Housing Needs Analysis (Table S-5) represents a point -in -time figure because, subsequently, a series
of adopted Metro Plan amendments and zone changes have modified the surplus of MDR designated
land. Specifically, with the adoption of Ordinances 6378, 6395, 6400, 6418 and 6422, the 76 -acres
Attachment 1, Page 15 of 31
Exhibit B, Page 11 of 18
of surplus MDR designation has increased by about 41 acres to approximately 117 acres. The
proposed Metro Plan amendment and zone change for 1.14 acres of the Marcola Meadows property
would reduce this calculated MDR surplus to a little less than 116 acres.
Finding 24: The MDR designation on the site is surplus to the City's needs based on the Springfield
2030 Comprehensive Plan — Residential Land Use and Housing Element and changes to the inventory
of MDR designated land that have occurred in recent years (i.e. an increasing surplus of MDR land).
Because the proposed comprehensive plan amendment and zone change would not adversely affect
other City ordinances, policies, plans, and studies adopted to comply with Goal 10 requirements, this
action has no adverse effect on the city's acknowledged compliance with Goal 10.
Goal 11 — Public Facilities and Services
Applicant's Narrative: "The 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 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 Amendmentfrom 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 I1."
Finding 25: Goal 11 — Public Facilities and Services addresses the efficient planning and provision
of public services such as sewer, water, law enforcement, and fire protection. In accordance with
OAR 660-011-0005(5), public facilities include water, sewer and transportation facilities, but do not
include buildings, structures or equipment incidental to the operation of those facilities. The proposed
redesignation and rezoning cannot result in permitted uses that will have an adverse effect on the
demand for public facilities and services provided to the subject property and adjacent properties.
This area of Springfield is already planned for a variety of residential, commercial, industrial, and
institutional development and the public facilities serving this area have been designed accordingly.
Finding 26: The existing and proposed public facilities specific to the Marcola Meadows site are
detailed in the approved Master Plan for the neighborhood. Modifications to the Master Plan resulted
in reduced demand on public services from what had been previously approved, particularly for the
transportation system (see Goal 12 below). The Master Plan currently contemplates between 750 -
1050 dwelling units, a church site and school site, and a 0.92 -acre commercial site west of the
intersection of Marcola Road and 28th Street. Existing and planned public facilities and services
(including infrastructure to be constructed in conjunction with the development of the Marcola
Meadows neighborhood) were evaluated with the Master Plan review and approval process, and
deemed to be adequate to support buildout of the site under the current MDR, PLO and CC zoning.
Under the current MDR designation, the subject property could be developed with 16 — 32 dwelling
units — each of which require associated water, sanitary sewer, storm sewer, electricity and
telecommunication service connections. The current proposal is to construct a medical clinic on the
same property, which requires the building to have only single connections to the utility system. The
Attachment 1, Page 16 of 31
Exhibit B, Page 12 of 18
proposed redesignation of 1.14 acres of MDR to Commercial will not have a significant impact on the
overall land use characteristics and configuration for the Marcola Meadows neighborhood, which
results in stable or slightly decreased demand on public facilities and services. Therefore, the changes
to the type and distribution of land uses resulting from the proposed Metro Plan amendment will not
have an adverse impact to the City's sanitary or storm sewer systems, or other public infrastructure.
Goal 12 — Transportation
Applicant's Narrative: "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 TRANSPOR TA TIONPLANNING RULE COMPLIANCE
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. This section of the Transportation Planning Rule requires
coordination with affected transportation service providers. The City provides the roads that
th
serve the subject property; Marcola Road and 28 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."
Finding 27: The Transportation Planning Rule (TPR), Oregon Administrative Rule OAR 660-12-0060,
requires local governments to put in place mitigation measures as provided in the TPR whenever an
amendment to a functional plan, an acknowledged comprehensive plan, or land use regulation (including
a zone change) would "significantly affect" an existing or planned transportation facility.
Finding 28: Under the TPR, a plan amendment or zone change may result in a "significant affect" under
OAR 660-012-0060(2)(a) and (b) by changing the functional classification of an existing or planned
transportation facility or by changing the standards implementing a functional classification system.
The subject application proposed to amend the Metro Plan diagram designation from Medium Density
Residential (MDR) to Commercial designation. The proposed amendments do not alter the functional
classification of any facility or change any standards for implementing the functional classification
system and therefore do not result in a "significant affect" under OAR 660-012-0060(2)(a) or (b).
Finding 29: Under the TPR, a plan amendment or zone change may also result in a "significant affect"
if it would result in any of the effects listed under OAR 660-012-0060(2)(c) "based on projected
conditions measured at the end of the planning period identified in the adopted TSP."
Attachment 1, Page 17 of 31
Exhibit B, Page 13 of 18
Finding 30: Under the TPR, a "significant affect" occurs if the proposed amendment(s) would result
in types or levels of travel or access that are inconsistent with the identified function classification of
the existing or planned transportation facilities, that degrade the performance of an existing or planned
transportation facility such that it would not meet performance standards identified in the TSP, or that
degrade the performance of an existing or planned transportation facility that is otherwise not projected
to meet the performance standards identified in the TSP.
Finding 31: As required by SDC 5.22-110, the applicant has submitted a memorandum addressing trip
generation associated with the proposed zone change to show compliance with the TPR at OAR 660-
012-0060.
Finding 32: The City's Transportation Planning Engineer concurs with the applicant's trip generation
methodology and findings. The applicant's memorandum provides Trip Generation scenarios for the
existing and proposed plan designation(s) and zoning. The trips generated by the existing zoning were
compared to the proposed zoning under "reasonable worst-case scenario" conditions.
Finding 33: The applicant used the reasonable worst-case trip generation scenario provided for the
current plan designations adopted under Ordinance 6422 for the existing plan designation and zoning
(see Finding 42 in Ordinance 6422, Exhibit F).
Finding 34: The applicant's proposed zoning scenario is the reasonable most -traffic -generative uses
for the subject property. Specifically, the applicant assumes that the subject property would develop
as an approximately 10,000 square foot shopping center, which represents the reasonable most -traffic -
generative use that could be constructed on this site.
Finding 35: Under the applicant's reasonable worst-case scenario, the proposed Metro Plan diagram
amendment and zone change would result in an increase of 41 peak hour trips and 380 daily trips as
compared to the existing designation and zoning.
Finding 36: The applicant's memorandum cites the Oregon Highway Plan threshold of 400 Average
Daily Traffic (ADT) as deemed not to significantly affect an existing or planned transportation facility.
This threshold only applies to state highway facilities that are subject to the Oregon Highway Plan and
does not apply to local facilities.
Finding 37: SDC 4.2-105.B.1 requires a traffic impact analysis (TIA) when a proposed change in land
use or intensification of an existing land use generates 100 or more trips during any peak hour, or 1000
or more trips per day. The scope of a TIA must include locations impacted by 20 or more peak hour
trips associated with trip generation. Therefore, generation of new trips that fall below these thresholds
is de minimis under the City's acknowledged land use regulations.
Finding 38: Under the reasonable worst case scenario, the proposed Metro Plan diagram amendment
and zone change would result in an increase of 41 peak hour trips and 380 daily trips as compared to the
existing designation and zoning. This is far below the thresholds of 100 peak hour trips and 1000 trips
per day for requiring traffic impact analysis according to the Springfield Development Code. There are
only two potential connections to the public street system from this site: a shared driveway onto Marcola
Road at the western boundary of the property, and (potentially) a shared driveway connection to the
future extension of Pierce Parkway to the northeast of the subject property. When distributed, the trips
generated from this proposed redesignation and rezoning would not create more than twenty (20) peak
hour trips at an intersection and thus would not be considered as significantly degrading the performance
Attachment 1, Page 18 of 31
Exhibit B, Page 14 of 18
of existing infrastructure. Therefore, the increase in trips proposed with this plan amendment and zone
change is de minimis and will not result in any significant affect listed under OAR 660-012-0060(2)(c).
Finding 39: As stated in Finding 41 in Ordinance 6422, Exhibit F, the plan designations adopted in
2007 for the entire Marcola Meadows Master Plan area would have generated 22,095 trips per day under
the reasonably most -traffic -generative development scenario under the then -existing plan designations.
As stated in Finding 42 in Ordinance 6422, Exhibit F, the existing plan designations adopted in
Ordinance 6422 would result in a total of 19,680 trips per day in the Master Plan area, which was a
decrease of 2,415 trips per day. The proposed Metro Plan diagram amendment and zoning map
amendment would add back only 380 trips per day. The traffic generated by the proposed designation
and zoning would remain less than the reasonably most -traffic -generative uses under the 2007 plan
designations.
Finding 40: Both the existing commercially -zoned site and the subject parcel proposed for commercial
designation and zoning will derive access from Marcola Road along the southern boundary of the project
area. Through the Master Plan review and approval process, a shared commercial driveway located
approximately 420 feet west of the intersection of Marcola Road and 280' Street was determined to be
the optimal location for access and egress to any commercially -zoned properties. This planned access
configuration will direct vehicle trips onto the arterial street and not introduce traffic into existing and
future residential streets in the vicinity, and it will not be changed in the subsequent Master Plan
modification process.
Finding 41: Based on the above findings, the subject application proposed to amend the Metro Plan
diagram designation with a slightly higher proportion of commercial to Medium Density Residential
designation is de minimis. This proposed redesignation and zone change does not require analysis under
Development Code thresholds, will not degrade the performance of an existing or planned transportation
facility such that it would not meet performance standards identified in the TSP, or that degrade the
performance of an existing or planned transportation facility that is otherwise not projected to meet the
performance standards identified in the TSP. Therefore, the proposed amendments are consistent with
OAR 660-012-0060 and SDC 5.22-115C.4.b, and no additional mitigation is required under the TPR.
Goal 13 — Energy Conservation
Applicant's Narrative: "Goal 13 (Energy Conservation) is not applicable because the amendment
does not affect the City or County goals or policies governing energy conservation. "
Finding 42: The Oregon Land Use Board of Appeals (LUBA) has established that Goal 13 does not
require a specific energy analysis or other Goal 13 analysis for changes to a comprehensive plan
diagram or zoning. See Barnard Perkins Corp. v. City ofRivergrove, 34 Or LUBA 660 (1998).
Finding 43: The proposed comprehensive plan amendment and rezoning does not affect the City's
ordinances, policies, plans, or studies adopted to comply with Goal 13 requirements. Converting 1.14
acres of the property from MDR to Commercial should not have an appreciable impact to energy
consumption. The developer will have an opportunity to incorporate suitable energy conservation
measures when detailed construction plans are prepared for the commercial development phase of
Marcola Meadows. The City's building codes comply with all Oregon State Building Codes Agency
standards for energy efficiency in commercial building design. The City's conservation measures
applicable to storm water management, temporary storage, filtration and discharge would apply to
Attachment 1, Page 19 of 31
Exhibit B, Page 15 of 18
any commercial uses developed on this site; therefore, this action has no effect on the City's
acknowledged compliance with Goal 13.
Goal 14 - Urbanization
Applicant's Narrative: "Goal 14 (Urbanization) is not applicable because this application does not
involve expansion of the Springfield UGB, and thus analysis of the transition of rural to urban land
uses is not relevant."
Finding 44: Goal 14 — Urbanization requires cities to estimate future growth rates and patterns, and
to incorporate, plan, and zone enough land to meet the projected demands. The City already planned
for residential land use on the subject property when completing its residential buildable land
inventory. As previously determined and stated above, a surplus of MDR land exists in the City's
residential land inventory already. Consistent with provisions of Goal 14, the City is responding to a
request from a property owner to redesignate and rezone 1.14 acres of the subject property from
Medium Density Residential to Commercial use. Further, the proposed action affects property that
had been previously redesignated from Commercial to MDR in 2020 and therefore represents a minor
re -calibration of the commercial and residential land use mix in the neighborhood. The subject
property is within the existing UGB and is already annexed to the City. The proposed redesignation
and zone change does not affect the City's adopted ordinances, policies, plans, or studies adopted to
satisfy the compliance requirements of Goal 14.
Goal 15 — Willamette River Greenway
Applicant's Narrative: "Goal 15 (Willamette River Greenway [is] not applicable because the subject
site does not contain lands described in [that goal]. Thus, the approval criteria have been omitted
for brevity."
Finding 45: Goal 15 — Willamette River Greenway establishes procedures for administering the 300
miles of greenway that borders the Willamette River, including portions that are inside the City limits
and UGB of Springfield. The subject site is not within the adopted Willamette River Greenway
Boundary area so this goal is not applicable; therefore, this action has no effect on the City's
acknowledged compliance with Goal 15.
Goals 16-19 Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean Resources
Applicant's Narrative: "Goals 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."
Finding 46: Goals 16-19 — Estuarine Resources; Coastal Shorelands; Beaches and Dunes; and Ocean
Resources; these goals do not apply to land within the Willamette Valley, including Springfield.
Therefore, in the same way that Goals 3 and 4 do not apply in Springfield, Goals 16-19 do not apply
in Springfield or to land use regulations adopted in Springfield.
Conclusion: The proposed Metro Plan diagram land use designation amendment from Medium
Density Residential to Commercial is consistent with all applicable statewide land use planning goals
in accordance with SDC 5.14-135.A.
Attachment 1, Page 20 of 31
Exhibit B, Page 16 of 18
B. Plan Inconsistency
1. In those cases where the Metro Plan applies, adoption of the amendment shall not make the
Metro Plan internally inconsistent.
Applicant's Narrative: "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."
Finding 47: The adopted Metro Plan and Springfield 2030 Comprehensive Plan are the principal
policy documents that create the broad framework for land use planning within the City of Springfield.
As explained herein, both are applicable to this application. The City's adopted Zoning Map
implements the zoning designations of the Metro Plan diagram and localized Refinement Plans, which
are adopted amendments to the Metro Plan. The subject property is not within an adopted
neighborhood refinement plan area. The policies and implementation actions of the Springfield 2030
Refinement Plan — Residential Land Use and Housing Element are intended to refine and update (as
opposed to replace) the goals, objectives and policies of the Metro Plan's Residential Land Use and
Housing Element. The Springfield 2030 Comprehensive Plan — Economic Element and Urbanization
Element replace the applicable sections of the Metro Plan pertaining to employment lands and
urbanizable lands. Because the subject property is within the existing UGB and annexed to the City
limits, the Urbanization Element is not applicable to this application. The Economic Element is
applicable.
Finding 48: The City has previously determined that a surplus of MDR land exists within the
residential land inventory. The proposed redesignation and rezoning of this property from MDR to
Commercial would not appreciably diminish the opportunity for development of needed housing to
meet market demand and within multiple housing demographics — whether in the Marcola Meadows
neighborhood or elsewhere within the City.
Finding 49: In accordance with Chapter IV — Metro Plan Review, Amendments, and Refinements,
the City's Comprehensive Plan is not designed or intended to remain static and unyielding in its
assignment of land use designations. To that end, provisions of Chapter IV, Policy 7.a, allow for
property owners to initiate an amendment to the Metro Plan diagram to reflect a change in
circumstances or need.
Finding 50: There are no conflicts created by this proposed diagram amendment based on needed
residential land inventories or needed employment land inventories. The development of this land
with commercial uses does not conflict with other land use elements in the Metro Plan including
residential, industrial, park and open space, or government and education. Adoption of the
amendment to the Metro Plan diagram will not result in an internal inconsistency.
Finding 51: Because the City has adopted the Springfield 2030 Refinement Plan — Economic Element,
the Commercial Element of the Metro Plan no longer applies to this proposal. For the above reasons,
Criteria B.1 is met.
Attachment 1, Page 21 of 31
Exhibit B, Page 17 of 18
2. In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent
with the Springfield Comprehensive Plan.
Applicant's Narrative: "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 see the 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."
Finding 52: The applicant is proposing to redesignate the southeast corner of the Marcola Meadows
property from MDR to Commercial to facilitate construction of a medical clinic fronting onto the
intersection of Marcola Road and 28th Street. The type of commercial use anticipated for this location
(i.e. health care facility) is specifically identified as being desirable for commercial land use within
the plan area.
Finding 53: The Economic Element policies and implementation actions of the Springfield 2030
Refinement Plan — Economic Element apply to the subject site. In accordance with Policy E.1, the
proposed redesignation is consistent with the City's desire to ensure an adequate supply of land that
is suitably planned and zoned to provide commercial sites of varying locations, configurations, size
and characteristics.
Finding 54: The proposed Metro Plan diagram amendment and zone change is consistent with Policy
E.5 whereby commercial sites are created as "short term supply" for near-term development, and in
response to changing market conditions. Redesignating and rezoning the subject parcel to
Commercial represents an opportunity site for a medical specialty clinic to potentially relocate into
the Springfield market.
Finding 55: The redesignation and rezoning of the subject parcel will facilitate development of a
commercial use that provides for the installation of shared access and parking facilities for the two
adjoining commercial sites that can be developed in the near-term.
Finding 56: In accordance with Policy E.6, the applicant is proposing to reconfigure and modify the
Master Plan for the Marcola Meadows neighborhood to create another commercial development site
that meets current market demand. The intent is to provide a buildable commercial property for
immediate transfer to a prospective buyer. To do so, redesignation and rezoning of the subject parcel
is necessary.
Finding 57: In accordance with Policy E.7, the applicant is proposing changes to the land use
composition of the neighborhood to focus new commercial development on the existing street
frontages and at the major intersection where infrastructure is already in place to stimulate further
development of the entire site.
Finding 58: Based on the foregoing, the proposal to redesignate and rezone the subject property from
MDR to Commercial is consistent and compatible with the adopted policies of the Metro Plan and the
Springfield 2030 Refinement Plan — Economic Element. The action also restores additional
commercial land use to the neighborhood to meet current marking demand and in response to an
Attachment 1, Page 22 of 31
Exhibit B, Page 18 of 18
opportunity for securing a health care specialty clinic at the southeast corner of the Marcola Meadows
neighborhood.
Conclusion and Recommendation
Based on the applicant's narrative, the findings herein, testimony submitted into the record, the criteria of
SDC 5.14-135 for approving amendments to the Metro Plan, the proposed Metro Plan diagram amendment
is consistent with the applicable criteria.
The Planning Commission conducted a public hearing on June 15, 2021 and adopted orders and
recommendations of support following deliberations on July 7, 2021. The Planning Commission Orders
and Recommendations were provided for City Council review and consideration at the public hearing
meeting scheduled for September 7, 2021 (Attachments 6 & 7).
Staff has provided an amending Ordinance for consideration and action by the City Council (Attachment
1). Adoption of the Ordinance would redesignate the subject 1.14 acres of Medium Density Residential
designated land to Commercial; and rezone the same 1.14 acres of property from MDR to Community
Commercial (CC).
Attachment 1, Page 23 of 31
Staff Report and Findings
Springfield City Council
Zone Change Request
Hearing Date: September 7, 2021
Case Number: 811-21-000096-TYP3
Exhibit C, Page 1 of 8
Applicant: AKS Engineering & Forestry LLC on behalf of Marcola Meadows Neighborhood LLC
Property Owner: Marcola Meadows Neighborhood LLC
Site: Northwest corner of the intersection of Marcola Road and 28th Street (Assessor's Map 17-02-30-00,
Portion of Tax Lot 1802).
Request
Rezone approximately 1. 14 acres of Medium Density Residential (MDR) to Community Commercial (CC).
Site Information/Background
The application was initiated and accepted as complete on April 30, 2021, and the initial Planning
Commission public hearing on the matter of the zone change request was held on June 15, 2021. The zone
change request is being processed concurrently with a Metro Plan diagram amendment submitted under
separate cover, Case 811-21-000097-TYP4. The City Council will be reviewing both applications and the
Planning Commission's recommendations at the public hearing meeting scheduled for September 7, 2021.
The property that is subject of the Zone Change request is comprised of a vacant, 1.17 -acre parcel located
at the northwest corner of the intersection of Marcola Road and 28th Street. The parcel was created earlier
in 2021 upon recordation of a property line adjustment affecting two adjoining parcels within the Marcola
Meadows development area (Case 811-20-000200-TYP 1). A recent comprehensive plan amendment and
rezoning action for the entire Marcola Meadows property (Cases 811-20-000117-TYP3 & 811-20-000118-
TYP4) created a sliver of commercial zoning and designation inside the western boundary of the subject
parcel. As a result, the subject zoning map amendment affects 1.14 acres of the 1.17 -acre site (Map 17-02-
30-00, Portion of Tax Lot 1802).
The subject site has corner frontage on Marcola Road along the southern boundary and 28th Street along the
eastern boundary. The property immediately to the west is zoned and designated for Community
Commercial (CC) use and the property to the north is zoned and designated for Medium Density Residential
(MDR) use.
The applicant is proposing the zone change from MDR to CC to facilitate future construction of a medical
clinic at the corner of Marcola Road and 28th Street. The submitted Zoning Map amendment and
accompanying Metro Plan diagram amendment (Case 811-21-000097-TYP4) would require a subsequent
Final Master Plan modification to bring the neighborhood Master Plan into conformity with the
comprehensive plan and zoning map changes proposed herein.
Notification and Written Comments
Notification of the June 15, 2021 Planning Commission public hearing was sent to all property owners and
residents within 300 feet of the site on May 25, 2021. Newspaper notice of the public hearing meeting was
published in the legal notices section of the Register Guard on June 7, 2021. A second round of notifications
was issued in August 2021 for the public hearing before the City Council scheduled for September 7, 2021.
Attachment 1, Page 24 of 31
Exhibit C, Page 2 of 8
A second mailed notification was sent to property owners and residents within 300 feet of the subject property
on August 18, 2021 and published in the legal notices section of The Register Guard on August 31, 2021.
Staff also posted notices of the public hearing at two locations along the Marcola Road and 28th Street
frontages of the subject property, on the Development & Public Works office digital display and on the City's
webpage.
Staff responded to emails and telephone inquiries requesting additional information about the proposal and
the following written comments were submitted by Catherine and MaryAnn Kubo:
"Catherine and MaryAnn Kubo are addressing 811-21-000129-TYP2 to stay Medium Density
Residential and not allow the change to Community Commercial. 811-21-000130-TYP2, 811-21-
000096-TYP3, and 811-21-00097-TYP4 to stay Medium Density Residential and not allow the change
to Community Commercial. No Community Commercial to keep the area quite [sic] without general
Public traffic, there are enough shopping centers Walmart off of Mohawk and shops on Mohawk. The
business in the area are quite [sic] and not a lot of traffic or noise. I do not want the commercial
traffic and people coming and going in the neighborhood."
Staff Response: There is already Community Commercial zoning along the southern edge of the Marcola
Meadows neighborhood so the subject proposal would add approximately 1. 14 acres to the existing zoning.
Additionally, the Master Plan for Marcola Meadows prescribes a shared driveway onto Marcola Road for the
existing and proposed areas of commercial zoning adjacent to 28th Street. The location of the shared driveway
will not be changed in the subsequent Master Plan modification because it was required as a condition of
approval. With the shared driveway, vehicle trips associated with the commercial site(s) will be limited almost
exclusively to Marcola Road — an existing arterial street. The planned access configuration for the commercial
site(s) will not cause traffic to be directed into existing or future residential areas thereby minimizing noise
and intrusion into the neighborhood.
On April 16, 2020, the Governor issued Executive Order 20-16, which requires governing bodies to hold
public meetings and hearings by telephone, video, or through other electronic or virtual means whenever
possible. On June 30, 2020, Oregon Legislature enacted House Bill 4212 (HB 4212) which waives
requirements under the Oregon Public Meetings Law and other statutes to facilitate public meetings online or
by phone. Under HB 4212, the governing body must make available a method by which the public can listen
to or virtually attend the public meeting or hearing at the time it occurs. House Bill 4212 allows governing
bodies to accept public testimony by telephone or video conferencing technology, or to provide a means to
submit written testimony (including email or other electronic methods) that the governing body can consider
in a timely manner. House Bill 4212 overrides conflicting requirements for quasi-judicial public hearings in
state law or in the Springfield Development Code or Metro Plan.
Since issuance of the Executive Order and adoption of HB 4212, the City of Springfield has conducted regular
and public hearing meetings of the Planning Commission and City Council using online virtual meeting
platforms. The June 15, 2021 Planning Commission and September 7, 2021 City Council public hearings
were conducted as an online meeting via Zoom which allows members of the public to observe and listen to
the meeting online. Members of the public are able to provide testimony to the Planning Commission and
City Council prior to the meeting by emailing comments to staff, using the hqp://sprin fieg ldoregonspeaks.org
webpage or City Council's web page, or by joining the online meeting remotely. The public also was able to
provide testimony to the Planning Commission by phone. Details regarding how to join the online meeting
were provided in the notification letter mailed to adjacent residents and property owners, in the posted public
hearing notices, in the Planning Commission and City Council meeting agenda, and posted on the City's
website.
Attachment 1, Page 25 of 31
Exhibit C, Page 3 of 8
Criteria of Approval
Section 5.22-100 of the Springfield Development Code (SDC) contains the criteria of approval for the
decision maker to utilize during review of Zoning Map amendment requests. The Criteria of Zoning Map
amendment approval criteria are:
SDC 5.22-115 CRITERIA
C. Zoning Map amendment criteria of approval:
1. Consistency with applicable Metro Plan policies and the Metro Plan diagram;
2. Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development
Plans and functional plans; and
3. The property is presently provided with adequate public facilities, services and transportation
networks to support the use, or these facilities, services and transportation networks are planned
to be provided concurrently with the development of the property.
4. Legislative Zoning Map amendments that involve a Metro Plan Diagram amendment shall:
a. Meet the approval criteria specified in Section 5.14-100; and
b. Comply with Oregon Administrative Rule (OAR) 660-012-0060, where applicable.
Proposed Findings In Support of Zone Change Approval
Criterion: Zoning Map amendment criteria of approval:
1. Consistency with applicable Metro Plan policies and the Metro Plan diagram;
Applicant's Narrative: "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."
Finding 1: Metro Plan Chapter IV, Policy 7.a states: "A property owner may initiate a [Type I Metro
Plan diagram] amendment for property they own at any time. Owner initiated amendments are subject
to the limitations for such amendments set out in the development code of the home city."
Finding 2: The property owner initiated a concurrent Metro Plan diagram amendment in accordance
with provisions of SDC 5.14-100 (Case 811-21-000097-TYP4). Upon adoption of the amending
Ordinance, the Metro Plan diagram would be amended and the requested zone change from MDR to
Attachment 1, Page 26 of 31
Exhibit C, Page 4 of 8
CC would be consistent with the provisions of the adopted Comprehensive Plan. Prior or concurrent
amendment of the Metro Plan diagram will be required for the subject zone change request to be
approved.
Finding 3: The proposed zone change is consistent with provisions of the Metro Plan whereby zoning
can be monitored and adjusted as necessary to meet current urban land use demands. The requested
change from MDR to CC would facilitate the future review and approval of modifications to the
neighborhood Master Plan. Additionally, the requested rezoning would allow for a recalibration of
the amount and type commercial uses to be incorporated within the Marcola Meadows neighborhood.
Finding 4: The subject site is adjacent to property that is zoned and designated for Light Medium
Industrial (LMI) use to the east and property that is zoned and designated for Heavy Industrial (HI)
use to the southeast and south. Community Commercial zoning abuts the site along the western
boundary, and MDR zoning abuts the site along the northern boundary. The proposed Zone Change
from MDR to CC is consistent and compatible with existing multi -unit residential, commercial and
industrial uses in the vicinity. It also provides for commercial land use at Marcola Road and 281h
Street where industrial zoning occupies the other three corners of the intersection.
Finding 5: As stated above, the proposed commercial land use at the corner of Marcola Road and 28th
Street will use a shared driveway onto Marcola Road that is located approximately 420 feet west of
the 28th Street intersection. A joint access easement has been recorded for the driveway and it is
depicted on the approved Master Plan for Marcola Meadows, and will not be changed by the Master
Plan modification because it was required as a condition of approval. The shared driveway will
accommodate nearly all of the commercial vehicle trips associated with the planned development on
the sites thereby ensuring that vehicle trips are not directed into nearby residential areas.
Finding 6: In accordance with Policy A.4 of the Metro Plan, the City shall use annexation, provision
of adequate public facilities and services, rezoning, redevelopment, and infill to meet the 20 -year
projected housing demand. The proposed rezoning should not affect the ability of the City in general
or the Marcola Meadows site specifically to address projected housing demand and the need for
adequate public facilities and services to serve new development areas. The applicant's stated intent
for the proposed rezoning of approximately 1. 14 acres of the site is to facilitate modifications to the
neighborhood Master Plan and to permit future construction of a medical clinic at the Marcola Road
and 28th Street corner frontage. Therefore, the proposed rezoning will accommodate planned changes
to the timing, location, and configuration of commercial development and associated infrastructure
within the site to meet current land use demand.
Finding 7: The policies of the Springfield 2030 Comprehensive Plan — Residential Land Use and
Housing Element and Economic Element also apply to the subject site. The Residential Land Use and
Housing Element of the City's 2030 Comprehensive Plan updates and refines, but does not replace,
the Residential Land Use and Housing Element of the Metro Plan.
Finding 8: The City recently completed a comprehensive review of the Marcola Meadows
neighborhood with the adoption of Ordinance 6422 in November 2020. At that time, the developer
had redesignated and rezoned approximately 45.6 acres of commercially -designated land zoned
Mixed Use Commercial (MUC), to a combination of MDR, Public Land and Open Space (PLO) and
about 9 acres of CC. The current proposal seeks to convert just over one acre of the newly -adopted
MDR area to CC zoning.
Attachment 1, Page 27 of 31
Exhibit C, Page 5 of 8
Finding 9: In accordance with the Springfield 2030 Comprehensive Plan — Economic Element, Policy
E.1, the City shall:
"Designate an adequate supply of land that is planned and zoned to provide sites of varying
locations, configurations, size and characteristics as identified and described in the Economic
Opportunity Analysis to accommodate industrial and other employment over the planning
period. These sites may include vacant undeveloped land; partially developed sites with potential
for additional development through infill development; and sites with redevelopment potential."
Finding 10: In accordance with the Springfield 2030 Comprehensive Plan — Economic Element,
Policy E.5, the City shall:
"Provide an adequate, competitive short-term supply of suitable land to respond to economic
development opportunities as they arise. `Short-term supply' means suitable land that is ready
for construction within one year of an application for a building permit or request for service
extension. `Competitive Short-term Supply' means the short-term supply of land provides a
range of site sizes and locations to accommodate the market needs of a variety of industrial and
other employment uses."
Finding 11: In accordance with the Springfield 2030 Comprehensive Plan — Economic Element,
Policy E.6, the City shall: "Facilitate short term and long term redevelopment activity and increased
efficiency of land use through the urban renewal program, updates to refinement plans and the
development review process."
Finding 12: The subject site has an approved development Master Plan that functions as a specific
area plan. Upon rezoning of the 1.14 acres from MDR to CC, the applicant will be able to update the
Marcola Meadows Master Plan to reflect the changes and, subsequently, submit detailed development
plans for the site in accordance with Policy E.6.
Finding 13: Rezoning the subject site from MDR to CC is consistent with Policies E.1, E.5 & E.6 of
the Springfield 2030 Comprehensive Plan — Economic Element because it provides a development -
ready site tailored to a specific user looking to build at a specific location. Additionally, the proposed
rezoning acknowledges that despite the recent redesignation and rezoning action for the Marcola
Meadows neighborhood completed in late 2020 with adoption of Ordinance 6422, local conditions
favor reinstating some commercial acreage that was converted to multi -unit residential and
institutional land uses.
Finding 14: The proposed rezoning enlarges an existing area of CC zoning near the intersection of
Marcola Road and 281h Street, which the developer has identified for a potential medical clinic use.
Finding 15: Rezoning 1.14 acres of the subject property from MDR to CC is consistent with the
requested Metro Plan diagram amendment initiated by the applicant in accordance with Case 811-21-
000097-TYP4.
2. Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development
Plans and functional plans;
Applicant's Narrative: "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
Attachment 1, Page 28 of 31
Exhibit C, Page 6 of 8
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."
Finding 16: The property is not within an adopted neighborhood Refinement Plan or Plan District.
Therefore, this criterion is not applicable.
3. The property is presently provided with adequate public facilities, services and transportation
networks to support the use, or these facilities, services and transportation networks are planned
to be provided concurrently with the development of the property.
Applicant's Narrative: "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. The site 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."
Finding 17: The property requested for Zone Change has frontage on Marcola Road (which is
classified as an arterial street), and 28th Street (classified as a collector street). Along the southern
boundary of the property, Marcola Road is developed with one vehicle travel lane and bicycle lane in
each direction and a bi-directional center turn lane. Along the eastern boundary of the property, 281h
Street is developed with one vehicle travel lane and bicycle lane in each direction and a bi-directional
center turn lane. Further improvements to the Marcola Road and 28th Street frontages of the property
— such as sidewalks, street trees, and curbside planter strip — will be completed as urban development
progresses on the site.
Finding 18: Access to the site is via a shared driveway onto Marcola Road approximately 420 feet
west of the intersection with 28th Street. The access configuration is depicted in the approved Master
Plan for Marcola Meadows and it is commemorated in a joint access easement recorded against the
property.
Finding 19: The approved Master Plan for the Marcola Meadows neighborhood describes the existing
and planned public streets and utilities that will be extended to serve the entire development area. A
full suite of public utilities and services with sufficient capacity to support the requested rezoning
from MUC to MDR, PLO and CC will be available within or on the perimeter of the subject property
including the following:
Sanitary Sewer: There is an existing sanitary sewer trunk line that runs east -west through the
Marcola Meadows site just north of the subject property. As development proceeds on the
southern half of the Marcola Meadows site, the developer will be responsible for installing
new sanitary sewer lines that connect with the main trunk line running across the property.
The public sewer trunk line has adequate capacity for future buildout of the Marcola Meadows
neighborhood, including the subject parcel.
Storm Sewer: There are public storm sewer lines that run along the Marcola Road frontage
and 28th Street frontage of the subject site. Additionally, a public stormwater drainage channel
(known locally as the Pierce ditch) runs east -west across the Marcola Meadows development
Attachment 1, Page 29 of 31
Exhibit C, Page 7 of 8
area to the north of the subject site. As future development occurs the developer will be
responsible for installing new public and private stormwater facilities to serve this site.
• Water: Springfield Utility Board (SUB) Water service is located along the public street
frontages of the property. Public water line installation and looping will be required as
successive development phases are constructed within the Marcola Meadows development
area.
• Electricity: SUB Electric has overhead electrical facilities along the Marcola Road frontage
of the property. The planned electrical facilities are suitable for future development of the site
with commercial uses.
• Telecommunications: Comcast and CenturyLink have telecommunication facilities along the
Marcola Road and 28th Street frontages of the property. The existing and planned facilities
are suitable for future development of the site with commercial uses.
Finding 20: Future development of the subject site with commercial uses would be subject to the land
use approval process outlined in SDC 5.17-100 (Site Plan Review), and will require approval of a
Master Plan Modification under SDC 5.13-135. The Final Master Plan and Site Plan Review
procedures will detail the design and configuration of the commercial site and associated building(s),
the location of utility connections, and conformance with the criteria of approval for a Master Plan
Modification and Site Plan Review.
4. Legislative Zoning Map amendments that involve a Metro Plan Diagram amendment shall:
a. Meet the approval criteria specified in Section 5.14-100; and
b. Comply with Oregon Administrative Rule (OAR) 660-012-0060, where applicable.
Applicant's Narrative: "The 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."
Finding 21: The applicant has submitted a concurrent Metro Plan Diagram amendment
application (Case 811-21-000097-TYP4) under separate cover. The applicant's submittal
materials, narrative, and staff findings and recommendations demonstrate compliance with the
Metro Plan amendment provisions of Chapter IV of the Metro Plan and SDC 5.14-135.
Finding 22: The applicant has initiated an amendment to the Metro Plan Diagram to change
the designation for approximately 1. 14 acres of the site from MDR to Commercial under
separate cover (Case 811-21-000097-TYP4). Upon redesignation to commercial, the subject
site is proposed for rezoning from MDR to Community Commercial.
Finding 23: The requested Zone Change is being undertaken as a site-specific change in
compliance with provisions of the adopted Metro Plan and the City's Development Code.
Oregon Administrative Rules (OAR) 660-012-0060 requires that, "if an amendment to a
functional plan, an acknowledged comprehensive plan, or a land use regulation (including a
zoning map), would significantly affect an existing or planned transportation facility, then the
local government must put in place measures" to mitigate the impact, as defined in OAR 660-
012-0060(2). The findings in the applicant's Traffic Impact Assessment (TIA) and the
Attachment 1, Page 30 of 31
Exhibit C, Page 8 of 8
findings under Goal 12 provided in the concurrent Metro Plan diagram amendment take into
account the proposed zone change from MDR to CC for the property. Based on those findings,
which are incorporated by reference herein, no significant affect will occur and therefore no
mitigation measures are necessary. Therefore, the proposed rezoning complies with OAR
660-012-0060.
Conclusion: Based on the above -listed criteria, the criteria for rezoning have been met.
Conditions of Approval
SDC Section 5.22-120 allows for the Approval Authority to attach conditions of approval to a zone change
request to ensure the application fully meets the criteria of approval. The specific language from the Code
section is cited below:
5.22-120 CONDITIONS
The Approval Authority may attach conditions as may be reasonably necessary in order to allow the
Zoning Map amendment to be granted.
Recommended Condition of Approval:
Upon adoption of an Ordinance to redesignate and rezone a portion of the Marcola Meadows site as
initiated by Planning Actions 811-21-000096-TYP3 and 811-21-000097-TYP4, the applicant shall
initiate modifications to the Master Plan for the neighborhood. The Master Plan modifications shall
provide for conformity of the development configuration, timing, phasing, and provision of public
utilities and services with adopted changes to the underlying zoning on the site; provided, however,
that the Master Plan modifications must also preserve the approved shared driveway access to the
subject property.
Staff advises that the zone change request was initiated in accordance with provisions of the City's
Development Code. The Planning Commission conducted a public hearing on June 15, 2021 and adopted
orders and recommendations of support following deliberations on July 7, 2021. The Planning Commission
Order and Recommendation were provided for City Council review and consideration at the public hearing
meeting scheduled for September 7, 2021.
Staff has provided an amending Ordinance for consideration and action by the City Council (Attachment
1). Adoption of the Ordinance would redesignate the subject 1.14 acres of Medium Density Residential
designated land to Commercial; and rezone the same 1.14 acres of property from MDR to Community
Commercial (CC). Because the applicant has initiated a concurrent Metro Plan diagram amendment (Case
811-21-000097-TYP4), the comprehensive plan amendment will need to be completed prior to or
concurrent with approval of the zone change. Provisions for concurrent amendment of the Metro Plan
diagram have been incorporated into the amending Ordinance presented to the City Council for
consideration (Attachment 1).
Attachment 1, Page 31 of 31