HomeMy WebLinkAboutOrdinance 6429 11/20/2021
CITY OF SPRINGFIELD, OREGON
ORDINANCE NO.______________ (GENERAL)
AN ORDINANCE AMENDING THEEUGENE-SPRINGFIELD METROPOLITAN AREA GENERAL
PLAN (METRO PLAN) DIAGRAM BY REDESIGNATING APPROXIMATELY 1.14ACRES 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 Plandiagram amendments; and
WHEREAS,Section 5.14-115.A of the SDC classifies amendments to the Metro Plandiagram for land
inside the Springfield City limits as being Type I Metro Planamendments that require approval by
Springfield only; and
WHEREAS,Section 5.14-125.A of the SDCsets 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 propertyinitiated Type I Metro Plandiagram amendments
as follows:
Redesignateapproximately 1.14acres of propertythat is located at the northwest corner of the
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intersection of MarcolaRoadand28Street,identified as a portion of -02-30-
00, Tax Lot 1802, as generally depicted and more particularly described in Exhibit Ato this
Ordinance,from Medium Density Residentialto 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
WHEREASthe applicant/owner of the subject property initiated the following Springfield Zoning Map
amendments:
Rezoneapproximately 1.14acres of property identified herein asa portion of -
02-30-00, Tax Lot1802,as generally depicted and more particularly described in Exhibit Ato
this Ordinance, from Medium Density Residentialto Community Commercial; and
WHEREAS, onJune 15, 2021the Springfield Planning Commission conducteda public hearing on the
proposed Metro Plandiagram amendment requestand concurrent request forZoning Map amendment.
TheDevelopment & 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, 2021the Planning Commission conducteddeliberations
andvoted three(3)in favor and one(1)opposed to forward recommendationsof approval to the City
Councilforthe proposedMetro Plan diagram and Zoning Map amendments; and
Page 1 of 3
WHEREAS,onSeptember 7, 2021the City Council held a public hearing to receive testimony and hear
comments on theproposals; and
WHEREAS, no testimony was provided during the response period leading up to orduring the public
hearing on September 7, 2021; and
WHEREAS, The City Council is now ready to take action on theseproposalswith due consideration
given tothe above recommendationsof the Planning Commission and the evidence and testimony
already in the record, as well as the evidence and testimony presented atthis public hearing held in the
matter of adopting this Ordinance amending the Metro Plandiagramand Springfield Zoning Map; and
WHEREAS, substantial evidence exists within the record and the findingsset forth in ExhibitsB&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.Theapplicant narrative and staff reportsand recommendationsto this Ordinance
set forth in ExhibitsB&C,attached hereto and incorporated hereinby reference,are hereby adopted.
Section 3.TheMetro Plandiagram designation of1.14acres of the subject propertyidentified
herein as a portion of -02-30-00,Tax Lot1802,generally depicted and more
particularly described in Exhibit Aattached 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 rezone1.14acres ofthe
subject propertyidentified as a portion of -02-30-00,Tax Lot 1802,generally depicted
andmore particularly described in Exhibit Aattached hereto and incorporated herein by reference, from
Medium Density Residential (MDR)toCommunity 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.
Section6.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 2 of 3
Ordinance No. 6429
ADOPTED by the CityCouncil of the City of Springfield this ____ day of ______________,2021
by a vote of ____for and ____ against.
APPROVED by the Mayor of the City of Springfield this ____ day of _______________,2021.
_____________________
Mayor
ATTEST:
___________________________________________
City Recorder
September 30, 2021
Page 3 of 3
Ordinance No. 6429
Exhibit A, Page 1 of 2
EXHIBIT A
Property subject to Metro Plan Amendment and Zone Change
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Page 1 of 2
Ordinance No. 6429
Exhibit A, Page 2 of 2
LEGAL DESCRIPTION
Atractoflandlocatedinthenortheastone-quarterofSection25,Township17South,Range3
East and the northwest one-quarter of Section 30, Township17South,Range2West,Willamette
Meridian,CityofSpringfield,LaneCounty,Oregon,beingaportionofthattractoflanddescribed as
AdjustedTract2inInstrumentNumber2021-014290,LaneCountyDeedRecords,andbeing more
particularly described as follows:
Commencingata2-1brasscapmarkingthenortheastcorneroftheBBPowersDLCNo.64, said
pointbeingontheeasterlyextensionofthecenterlineofMarcolaRoad;thenceNorth
Westalongsaideasterlyextensionandcenterline,90.71feet;thenceleavingsaid
centerlineNorthEast,45.00feettoapointonthenortherlyright-of-waylineofMarcola Road
andthePointofBeginning;thenceNorthWestalongsaidnortherlyright-of-way line,237.98
feet;thenceleavingsaidnortherlyright-of-waylineNorthEast,199.71 feet;thenceSouth
East,140.78feet;thenceSouth63East,143.04feettothe westerly right-of-way line
of 28th Street and a point of non-tangent curvature; thence tracing said westerlyright-of-waylinealong
thefollowingcourses:southwesterlyalongthearcofa505.00 footradiuscurveleft(theradiuspoint
ofwhichbearsSouth8East)throughacentral angleof54.74feet(chordbears
SouthWest,54.71feet);thencen
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 2 of 2
Ordinance No. 6429
Exhibit B, Page 1 of 18
Staff Reportand Findings
Springfield City Council
Type I Amendment to the Metro Plan Diagram
MeetingDate: September 7, 2021
CaseNumber:811-21-000097-TYP4
Applicant: AKS Engineering & Forestry LLCon behalf of MarcolaMeadows NeighborhoodLLC
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Project Location: Northwest corner of the intersection of Marcola Road and28StreetMap
17-02-30-00,Portion of Tax Lot1802).
Request
The City has received applicationsfor a Type I Metro Plandiagram 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 Plandiagram 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 Plandiagram is processed as a
Type IV land use action that requires public hearings before the Springfield Planning Commission and City
Council.
The proposed Metro Plandiagramamendment would change the plan designation forapproximately 1.14
acres of the subjectpropertyfromMediumDensity Residential (MDR)to Commercial,thereby increasing
the overall Commercial designationwithin the Marcola Meadows neighborhood to approximately 10.2
acres.Concurrent with this Metro Plandiagram amendment, anamendment to the Springfield Zoning Map
(Case 811-21-000096-TYP3) would change the zoning of the same 1.14acresof the subject propertyfrom
MDRto Community Commercial.
Theproposed Metro Plandiagramand zoning map amendments would allow for creation of a1.17-acre
site with CC zoning at the southeast corner of the Marcola Meadows neighborhood, which the applicant
intends to develop as amedical clinic. The property subject to the proposed redesignation and rezoning
actions is immediately to the east of and abuts an existing0.92-acre site with CC zoning just west of the
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intersection of Marcola Road and 28Street. The 0.92-acre site was previously createdupon adoption of
Ordinance 6422 onNovember2, 2020 and is intended to accommodate a future neighborhood convenience
storeor similar commercial use.The proposed Metro Plandiagram amendment and zoning map
amendment would increase the size of the CC-zoned area to a total of 2.09acres at the intersection of
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Marcola Road and 28Street. The Metro Plan diagram amendmentand Zoning Map amendment will
require City approval of furthermodification to the Marcola Meadows Master Plan applicable to the site.
The applicant has depicted the conceptual modified Master Plan configuration on Sheet PO-07of the
submitted plans (Attachment 4, Page 30).
The application was submitted on April 30, 2021and the initial Planning Commission public hearing on
theproposed Metro Plandiagramand Zoning Map amendmentswas held onJune 15, 2021.
Background
Through the Metro Planamendment 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
Ordinance No. 6429
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
commercial development (i.e. home improvement center) and retail village that included the subject
property. This configuration was changedto redesignate and rezone the subject site to MDR by adoption
of Ordinance 6422 in November 2020, leavinga single commercial site of 8.14 acres (intended for a church
use),and a second commercial site less than one acreimmediately 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 onMay 10, 2021, which is 36days
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 wellas notice in
a newspaper of general circulation.Notification of the June 15, 2021Planning Commissionpublic hearing
wasmailed to property owners and residents within 300 feet of the subject property onMay 25, 2021and
published in the legal notices section of The Register GuardonJune 7, 2021.Staff also posted noticesof the
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June 15, 2021Planning Commission public hearing at two locations along the Marcola Road and 28Street
frontages of the subject property, on t
webpage.A second round of notifications wasissued 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 Guardon August 31, 2021. Staff also posted notices of the public hearing at two locations
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along the Marcola Road and 28Street frontages of the subject property, on the Development & Public Works
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 HB4212, 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 4212allows 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 Bill4212 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 wasconducted as an online meeting via Zoom which
allowedmembers 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://springfieldoregonspeaks.orgweb portal and by joining the online meeting remotely.
The public wasalso able to provide testimony by phoneto 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
Immediately prior to the Planning Commission public hearing meeting on June 15, 2021, written comments
were received by email from Catherine and MaryAnn Kubo:
Ordinance No. 6429
Exhibit B, Page 3 of 18
CatherineandMaryAnnKuboareaddressing811-21-000129-TYP2tostayMediumDensity
ResidentialandnotallowthechangetoCommunity
Commercial. 811-21-000130-TYP2,811-21-
000096-TYP3,and811-21-00097-TYP4tostayMediumDensityResidentialandnotallowthechange
NoCommunityCommercialtokeeptheareaquite\[sic\] withoutgeneral
toCommunityCommercial.
public
traffic,thereareenoughshoppingcentersWalmartoffofMohawkandshopsonMohawk.The
businessintheareaarequite\[sic\] andnotalotoftrafficornoise.Idonotwantthecommercial
trafficandpeoplecomingandgoingintheneighborhood.
Staff Response: With the potential introduction of new commercial uses nearby, concerns about increased
traffic and noise in residential areas arefrequentlyencounteredas part of the redesignation and rezoning
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process. In this case, the proposed rezoning of the corner parcel at 28Street and Marcola Road should not
introduce new traffic and associated noise into the adjacent residential neighborhood because of the access
configuration for the siteas 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
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approximately 420 feet west of the intersection with 28Street. Because the commercial traffic is being
deliberately directed onto the adjacent arterial street it should not create new or increased traffic in nearby
residential areasthat 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 aSite Plan Review process. As Type IIand IIIland use applicationsthere 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
ebsite.
Criteria of Approval
Section 5.14-135of the SDC contains the criteria of approval for the decision maker to utilize during review
of Metro Plandiagram amendments. The Criteria of approval are:
SDC 5.14-135CRITERIA
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:
Ordinance No. 6429
Exhibit B, Page 4 of 18
1.In those caseswhere the Metro Planapplies, adoption of the amendment shall not make the
Metro Planinternally inconsistent.
2.In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent with
the Springfield Comprehensive Plan.
A.ConsistencywithApplicable State-Wide Planning Goals
Asdescribedinthiswrittendocument,theMetroPlanDiagramamendment
tochange thedesignationfromMediumDensityResidentialtoCommercialisincompliancewith
theapplicableOregonStatewidePlanningGoals.Pleaseseethenarrativeresponseaboveregarding
specificfindings.Thecriterionismet.
Finding 1: Of the 19 statewide goals, 13areapplicable to any comprehensive plan
map amendmentsin the city; however, it is the proposal and its effect on the purpose of these goals
The goals thatareto 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 9Economic Development;Goal 10Housing; 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 toone ofthe13goals identified
above.
Goal 1 Citizen Involvement
Goal1callsfortheopportunityforcitizenstobeinvolvedinallphasesof
theplanningprocess.The CityofSpringfieldhasanestablishedcitizeninvolvementprogram.
The applicationwillbeprocessedaccordingtoChapter5oftheSDC,whichinvolvesthe
developmentreviewprocess, publicnotification,publichearings,anddecisionappealprocedures
asestablishedin SDCSection5.14-100,MetroPlan Amendments.
Finding 2: Goal 1
phases of the planning process.The proposed property owner-initiated amendmenttothe adopted
Metro Plandiagram issubject toSDC Section
5.14-100Metro PlanSDC 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, timingand dispersal
of mailed notice (see description following).The Planning Commissionpublic hearing to consider
the proposed amendmentswasscheduled and held on June 15, 2021. Mailed notification of the
Planning Commission public hearing was provided toall property owners and residents within 300
feet of the subject property on May 25, 2021. The Planning Commissionpublic hearing was
advertised in thelegal notices section of the Register-GuardonJune 7, 2021.Staff also posted notices
of the scheduled public hearing at twolocations along the subject property frontages on Marcola Road
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and 28Street.
The recommendationsof the Planning Commissionto the Springfield City Councilwas included with
the AIS for consideration at thepublic hearing meeting onSeptember 7, 2021.Because of the nearly
Ordinance No. 6429
Exhibit B, Page 5 of 18
three-month delay between the two scheduled public hearing meetings, staff completedanother round
of public notifications in August 2021 for the City Council public hearing on September 7, 2021. The
notice for this proposed Metro Plandiagramamendmentcomplies 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 hearingsonJune
15, 2021and September 7, 2021 were conducted in compliance with Executive Order 20-16and HB
4212.
Goal 2 Land Use Planning
ThisapplicationwillbeprocessedbytheCityinaccordancewithSDC
Chapter5.14-100,MetroPlanAmendments.TheCityandCountyhaveacknowledged
comprehensiveplans andlandusedevelopment(zoning)codesthatimplementtheirrespective
comprehensiveplans.TheEugene-SpringfieldMetropolitanAreaGeneralPlan(MetroPlan)isthe
long-rangepublic policydocument that establishesthebroad framework uponwhichSpringfield,
Eugene,andLaneCountymakecoordinatedlandusedecisions.TheCityandotherapplicable
governingbodieswillreviewandprocessthisapplicationconsistentwith theproceduresdetailed in
theSDC.ThisapplicationprovidesanadequatefactualbasisfortheCityandCountytoapprove
theapplicationbecauseitdescribesthecurrentandplannedfuturesitecharacteristics andapplies
therelevantapprovalcriteriatothosecharacteristics.Therefore,followingtheapplicationprocess
willensureconsistencywithStatewidePlanningGoal2.
Finding 3: Goal 2
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
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 PostalService; Northwest Natural Gas;
Water District; Eugene Water and Electric Board Water and Electric Departments; Springfield
School District #19 Maintenance, Safe Routes to School andFinancial 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 Planand Springfield 2030 Comprehensive Plan together make upthe
acknowledged comprehensive plan for guiding land use planning in Springfield. The City has adopted
other neighborhood-or area-specific plans (such asRefinement Plans) that provide more detailed
direction for land use planning under the umbrella of the Metro Planand Springfield 2030
Comprehensive Plan. However, the subject property is not within anadoptedneighborhood
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 Planpolicies.
Finding 6: The City also adopted the Springfield 2030 ComprehensivePlanEconomic Element
upon adoption of Ordinance 6361 in December 2016. The Economic Elementreplaces the applicable
Ordinance No. 6429
Exhibit B, Page 6 of 18
sections of the Metro Planpertaining 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 Planis specified in Chapter
IV Metro PlanReview, Amendments, and Refinements.The findings under Criteria B (below)
demonstrate that the proposed amendmentwill not make the adopted Metro Planinternally
inconsistent.
Finding 8: The Springfield Development Codeis a key mechanism used to implement the goals and
policiesofthe Metro Plan.The proposal is
classified as a Type I amendment tothe adopted Metro Plandiagramthat 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 proposed
Metro Plandiagram amendment is processed as a Type IV land use action as described in SDC 5.1-
140 and 5.14-130.The process observed forthe proposed Metro Plandiagramamendmentis
consistent with the policies pertaining to Review, Amendments and Refinements. Additionally, the
proposed Metro Plandiagram amendment has been initiated in accordance with the provisions of the
comprehensive plan and development code. The proposed Metro Plandiagram
amendment is consistent withCity ordinances, policies, plans, and studies adopted to comply with
Goal 2 requirements. N
federal agencies and special districts which have programs, land ownerships,or responsibilities within
the areahave been providedconsistent with Goal 2.
Goal 3 Agricultural Land
Goal 3 (Agricultural Lands) \[is\] not applicable to
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 includeland within acknowledged urban growthboundaries or land within
acknowledgedexceptions to Goals 3 or 4.. 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 Plandiagram amendment is
and within the City limits.Consequently, and asexpressed in
the text of the Goal, Goal 3 is not applicable.
Goal 4 Forest Land
s Narrative:
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
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 Planand
City limits.Consequently, and as expressed in the text of the Goal,Goal 4is not applicable.
Ordinance No. 6429
Exhibit B, Page 7 of 18
Goal 5 Natural Resources, Scenic and Historic Areas, and Open Spaces
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 appliestomore
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 subjectsite has not been identifiedas
a historic resource noras an open space resource inthe
Willamalane Park & Recreation District Comprehensive Plan. There are no features within the subject
property that are ged Local Wetlands Inventory. As noted in the
site. Therefore, thissacknowledgedcompliance with Goal 5.
Goal 6 Air, Water and Land Resources Quality
Goal6isimplementedbyComprehensivePlanpoliciestoprotectair,
land,andwater resources.Generally,thesepoliciesrelyoncoordinationwiththeOregon
Departmentof EnvironmentalQuality(DEQ)fortheirimplementation.Specificstandardsrelated
totheprojectincluderequirementsfor addressingstormwaterrunoff,grading,anderosion control
standards thatapply to siteplanning for specific project elements (e.g.professionalmedicaloffice).
Thisprojectdoesnotinvolvealterationstothesiteorthe constructionofimprovements;therefore,
aftertheamendmentsareapproved,thesitesphysicalappearancewillremainthesame.Theportion
ofthepropertythatisthesubject oftheMetroPlanDiagramAmendmentfromMediumDensity
ResidentialtoCommercial DesignationiswithintheCitylimitandisdesignatedwithexistingzoning
untilotherwiseapprovedin thefuture. Thus,theapplication isconsistentwith Goal6.
Finding 12: Goal 6 Air, Water and Land Resources Quality applies to local comprehensive plans
and the implementation of measures consistentwith state and Federal regulations on matters such as
clean air, clean water, and preventing groundwater pollution. The proposed Metro Plandiagram
amendment doesnot affect City ordinances, policies, plans,and studies adopted to comply with Goal
6 requirements.Therefore,compliance with Goal
6.
Goal 7 Areas Subject to Natural Hazards
Goal 7 (Areas Subject to Natural Hazards) is not applicable and has been
omitted because the subject sitedoes 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.
to natural hazards such as the McKenzie and Willamette River floodplains and potential landslide
areas on steeply sloping hillsides.The subject site is onvacant, level ground thatis not within the
mapped100-yearflood hazard area of the McKenzie River. Current and future development of the
Marcola Meadows neighborhood isSubdivision approval
Ordinance No. 6429
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 Plandiagramamendment has no effecton City ordinances, policies,
plans,and studies adopted to comply with Goal 7 requirementsandsiting standards for development
within hillside areas or the mapped flood hazard area of the McKenzie and Willamette Rivers.
Therefore, this action has no effectacknowledged compliance with Goal 7.
Goal 8 Recreational Needs
Goal8isfacilitatedbythe2012WillamalaneParkandRecreation
ComprehensivePlan. TogetherwiththeMetroPlan,itsprovisionsidentifyfutureneedsforparks,
anatural area,andrecreation facilities.TheamendmentswillnotnegativelyaffecttheCity
ComprehensivePlanwithrespecttoGoal8anditsdevelopmentregulationsgoverning recreational
needs(e.g.openspace,parkdedication,feein-lieu-ofrequirements,etc.).RemovingtheMDR
designationfromapproximately1acreofthesitewillnotimpact Springfieldcurrentrecreational
needsorfutureinventoryoflandformeetingthese needsbecausetherewasnotarecreational
facilityplannedorrequiredtobesitedatthis location.Anincreasein commercial landsupplywill
expandthelocalamenitiesavailable toresidentsandvisitors.Therefore,thisapplication isconsistent
with Goal8.
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
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 Planidentifies 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 EWEBrecreational pathway (operated and maintained by Willamalane) and
roughly parallel with the northern boundary of the Marcola Meadowsneighborhood. 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 Plandiagram amendment
d Comprehensive Plan or other ordinances, policies, plans, and
studies adopted to comply with Goal 8 requirements.Therefore,this action is consistent withthe
C
Goal 9 Economic Development
ThisapplicationinvolvesaMetroPlanDiagramAmendmentfromMDR
toCommercial DesignationonaportionoftheAdjustedTaxLot1802(e.g.±1.138acres).
Subsequently, aconcurrentZoneMapAmendmentisenvisionedtochangetheanticipateduseof
the subjectsitefromMDRtoCommunity Commercial (CC)District,with theintentofestablishing a
professionalandmedicalofficebuilding.
TheCitys acknowledged Commercial and Industrial BuildableLandsInventory and Economic
OpportunitiesAnalysis(CIBL-EOA)identifieda104-acredeficitofcommercial andmixed-use
employmentland,includinganeedfor31sites1to2acresinsize.AsexplainedintheCIBL-
Ordinance No. 6429
Exhibit B, Page 9 of 18
EOA,Springfieldsuggeststhatalllandneedsonsitessmallerthan five acreswouldbe
accommodated through redevelopment.However, Table4-4,ForecastofEmploymentGrowthin
BuildingType(SpringfieldUGB2010-2030),suggests thecommercialofficebuildingsectorwill
increaseby1.3percentbytheyear2030. Additionally,thetablenotestatesweexpectthatmedical
employmentwillgrowfaster thangovernmentemployment,basedonhistoricaltrendsthatshowthe
growingmedical clusterinSpringfield.Thisinformationsuggestsasitewiththesecharacteristics,
andultimatelytheenvisioned useofthesite,will beinhighdemand.
Further,theCIBL-EOAdetailsthetypesofbusinessesthatmaybeattractivetoSpringfield.CIBL-
EOATable4-1,ExistingandPotentialBusinessClustersinSpringfield,listsMedicalServicesand
Back-OfficeFunctionsasgrowingclustersbasedonemploymenttrends,the typesof firmsthat
currently exist in Springfield, and forecasts from the Oregon EmploymentDepartment,etc.
Therefore,thisapplicationwillmeetthedemandsofa locally-significantindustrybyprovidinga
communitycommercialsitethatwillnotsitvacant.
TheMetroPlanDiagramAmendment(andsubsequentZoneMapAmendment)fromMedium
DensityResidentialtoCommercialDesignationwillallowtheenvisioneduseatsimilarintensities
to thosecurrentlyallowedinthesubjectarea(e.g.±1.138acres).For example,pursuanttoSDC
Section4.7-190,professionalofficesareanallowedusesubject tospecialdevelopmentstandardsin
theMDRDistrict.Inaddition,whiletheCommercial MetroDesignationisintendedforawiderange
ofbusinessandservicestoservenearby residents,theCommunityCommercial(CC)Springfield
ZoningDistrictallowsforaslightly refinedvarietyofcommercialusesintendedtomeet
neighborhoodneeds.Assuch,an increaseintheCCDistrictareawillnotcurtailpotentialusesand
isanticipatedtoenhance theeconomicdevelopmentopportunitiesintheMarcolaMeadowsarea.
Therefore,thisapplication isconsistentwith Goal9.
Finding 17: Goal 9 Economic Development findingsmust demonstrate that the proposed plan
amendment is consistent with the Economic Element and the
Industrial Buildable Lands Inventory (CIBL).d 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 acommercial retail/office
site of roughly 2.09acreswhen combined with the adjoining property to the west.
Finding 19:The recent Metro Plandiagramamendmentand zone change adopted in Ordinance 6422
removed one commercial site in the 2-5 acre category
Buildable Lands Inventory (CIBL)and added a commercial site in the less than 1 acre category. Table
5-1of the CIBLconcludedthat there was asurplus of 235 commercial sites less than one (1) acre, and
adeficit of two (2) commercial sites 2-5acres, 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
less than five (5)acres.Since adoption of
the CIBL, thereremains 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.
Ordinance No. 6429
Exhibit B, Page 10 of 18
Goal 10 -Housing
TheSpringfield 2030RefinementPlanResidential Land Use andHousing
Element addressesStatewidePlanningGoal10:Housing.ThisapplicationinvolvesaMetroPlan
DiagramAmendment fromMediumDensity Residential (MDR)toCommercialDesignationona
portionof theproperty (e.g.±1.138acres).It is assumedthe redesignationofapproximately1acre
oflandfromtheCityresidentialbuildableland inventoryunderGoal10willnotcreateacity-
widedeficit,asthe2010-2030residential growthneedsweremetwithoutexpandingtheUGB.As
such,SpringfieldcurrentUGB wasacknowledgedin2011toprovideabuildablelandinventory
sufficienttomeetthe cityhousingneedsfor theentireplanningperiod.
Furthermore,whiletheMDRDistrictisaresidential district,inthisinstanceitallowstheenvisioned
commercialuseinaccordancewithspecificdevelopmentstandards(e.g.the lotisadjacenttoa
CommunityCommercial District,abutsanarterialroadway,theofficebuildingislimitedtospecific
nicheprofessionals,etc.).TheplannedMetroPlanDiagramAmendmentfromMDRtoCommercial
Designationwillchangetheanticipateduseofthepropertytocommercialtoallowthesame
envisioneduse(e.g.professionalandmedicaloffices).AsubsequentZoneMapAmendmentis
plannedfromMDRtoCC.Withthatsaid, thisapplicationwillseeminglyallowcommercial
developmentatasimilarintensitytowhatwouldbepermittedcurrentlywithoutazonechange(i.e.
190).
pursuanttoSection4.7-
Ultimately,theredesignationof±1.138acresofMDRDistrictwillnotcreateadeficitin theCity
residentialland.AsdiscussedintheresponsetoGoal9,themedicalsectorisprojectedtogrow
in thisplanningperiodinSpringfield.Thisapplicationwillprovideeconomicactivity,jobs,and
additionalsystemdevelopmentcharges(SDC)toagrowingarea.Therefore,thisapplication is
consistentwithGoal10.
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 updatesthe calculated acreageof residential buildable lands whenredesignation 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 Elementidentifiesa 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 Elementare based on the conclusions of
theSpringfield Housing Needs Analysispreparedby ECONorthwestin 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 adoptedMetro Planamendments and zone changes havemodified the surplusof MDR designated
land. Specifically, with the adoption of Ordinances 6378, 6395, 6400,6418and 6422, the 76-acres
Ordinance No. 6429
Exhibit B, Page 11 of 18
of surplus MDR designation has increased by about 41acres to approximately 117acres. The
proposed Metro Planamendment and zone change for 1.14acres of the Marcola Meadows property
wouldreducethis calculated MDRsurplus to a little less than 116acres.
Finding 24: Springfield
2030 Comprehensive Plan Residential Land Use and Housing Elementand changes to the inventory
of MDR designated land that have occurred in recent years(i.e. an increasing surplus of MDR land).
Because theproposed comprehensive plan amendment and zone changewould not adversely affect
other City ordinances, policies, plans, and studies adopted to comply with Goal 10 requirements,this
action has no adverse
Goal 11 Public Facilities and Services
TheSpringfieldComprehensivePlan(2030RefinementPlan)defineskey
urbanfacilities andservicesasthoseservicesandfacilitiesthatarenecessarytoserveplanned
urbanusesanddensitiesinaccordancewithapplicableStatewidePlanningGoals,statutesand
administrative rules:wastewaterservices;stormwaterservices; transportation;solid waste
management;water service; fire andemergency medical services;police protection;citywidepark
andrecreationprograms;electricalservice;landusecontrols; communication facilities;andpublic
schoolson a district-widebasis.Siteimprovements inconformancewithanapproved
comprehensiveplan,asisthecasehere,resultinorderlyandefficientarrangementofpublic
facilitiesandservices.Criticalpublicfacilities, includingsanitarysewer,stormwater,potable
water,andemergency services,were showntobeavailabletothissitebasedonpreviousapplication
approvals.TheMetroPlanDiagramAmendmentfromMDRtoCommercialDesignationisconsistent
withthisnotion anddoesnotimpairprovisionofnecessarypublicfacilitiesthroughoutthesite.
Therefore,thisapplicationisconsistentwithGoal11.
Finding 25: Goal 11 Public Facilities and Services addressesthe 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 cannotresult in permitted uses that will have anadverse effecton the
demand for public facilities and services provided to the subject property and adjacent properties.
This area of Springfield is already planned for avarietyofresidential, commercial, industrial,and
institutionaldevelopment and the public facilities serving thisarea 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 between750-
1050dwelling units, a church site and school site, and a 0.92-acre commercial site west of the
th
intersection of Marcola Road and 28Street. Existing and planned public facilities and services
(including infrastructure to be constructed in conjunction with the development of the Marcola
Meadows neighborhood) were evaluated withthe Master Plan review and approval process, and
deemed to be adequateto support buildout of thesiteunder the current MDR, PLO and CCzoning.
Under the current MDR designation, the subject property could be developed with 1632 dwelling
units each of whichrequire 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 connectionsto the utility system. The
Ordinance No. 6429
Exhibit B, Page 12 of 18
proposed redesignation of 1.14acres of MDRto Commercial will not have a significant impact on the
overall land use characteristics and configuration for the Marcola Meadows neighborhood, which
results instable or slightly decreased demand on public facilities and services. Therefore, thechanges
to the type and distribution of land usesresulting from the proposed Metro Planamendment willnot
have an adverse impact to the or storm sewersystems, or other public infrastructure.
Goal 12 Transportation
ATransportationMemorandumpreparedbyLancasterMobley,included
hereinasExhibit E, demonstratescompliancewith Goal12 and applicable State,County, and City
transportation-relatedrequirements.PleaserefertotheTransportationMemorandum forfurther
information.Theintendedstreetandconnectivityimprovementsencouragea safe,convenient,and
economictransportationsystem.Therefore,theapplicationisconsistentwith Goal12.
FINDINGSFORTRANSPORTATIONPLANNINGRULECOMPLIANCE
OAR660,Division12,istheOregonTransportationPlanningRule(theTPR)adoptedby theLand
ConservationandDevelopmentCommission(LCDC).TheTPRimplementsGoal12,
Transportation,andisanindependentapprovalstandardinadditiontoGoal12formap
amendments.OAR660-012-0060(1)and(2)applytoamendmentstoacknowledgedmaps,asisthe
casewith thisapplication.TheTPRrequiresatwo-stepanalysis.First,underOAR660-012-
0060(1),theApplicantmustdetermineiftheapplicationhasasignificanteffect,asthattermis
definedinOAR660-012-0060(1). The Citymayrelyontransportationimprovementsfound in
TransportationSystemPlans(TSPs),asallowedbyOAR660-012-0060(3)(a),(b),and(c), toshow
thatfailing intersectionswillnotbemadeworseor intersectionsnotnowfailingwill notfail. If
thereis a significanteffect,then theApplicantmustdemonstrateappropriatemitigationunder
OAR660-012-0060(2),etseq.ThissectionoftheTransportationPlanningRulerequires
coordinationwithaffected transportationserviceproviders.TheCityprovidestheroadsthat
th
servethesubjectproperty;MarcolaRoadand28StreetaredesignatedasaMinorArterialand
aMajor Collector,respectively,in theCityTSPand areunder Cityjurisdiction.TheCityhasaduty
to coordinatewithtransportationfacility and service providers andother affectedagencies,as
applicable. Therefore,thecriteriaofOAR660-012-0060(4)aremet.
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
Finding28
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 -012-0060(2)(a) or (b).
Finding 29:
if it would result in any of the effects listed under OAR 660-012-ased on projected
Ordinance No. 6429
Exhibit B, Page 13 of 18
Finding30:
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.
Finding31: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.
Finding32:
methodology and findings. T
existing and proposed plan designation(s) and zoning. The trips generated by the existing zoning were
reasonable worst-
Finding33: 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).
Finding34zoning 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.
Finding35:-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.
Finding36: The applicants 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 facilitiesthat are subject to the Oregon Highway Planand
does not apply to local facilities.
Finding37:SDC 4.2-105.B.1requiresatraffic impact analysis(TIA)when a proposed change in land
use or intensification of an existing land use generates100or more trips during any peakhour, or 1000
or more trips per day. The scope of a TIAmust include locations impacted by20 or more peak hour
trips associated with trip generation. Therefore,generation of new trips that fall below these thresholds
is de minimis
Finding38:Under the reasonable worst case scenario, the proposed Metro Plan diagram amendment
and zone change would result in an increaseof 41 peak hour trips and 380 daily tripsas 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 rezoningwould not create more than twenty (20) peak
hour trips at an intersection and thus would not be considered as significantly degrading the performance
Ordinance No. 6429
Exhibit B, Page 14 of 18
of existing infrastructure.Therefore, the increase in trips proposed with this plan amendment and zone
change is de minimisand 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 reasonablymost-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 reasonablymost-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
th
approximately 420 feet west of the intersection of Marcola Road and 28Street 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 deminimis.Thisproposedredesignation and zone change does notrequire analysis under
Development Code thresholds, will not degrade the performance of an existing or planned transportation
facility such that it wouldnot 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
Goal 13 (Energy Conservation) is not applicable because the amendment
does not affect the City or Countygoals or policies governing energy conservation
Finding 42: The Oregon Land Use Board of Appeals (LUBA) has established that Goal 13 does not
require aspecific energy analysis or other Goal 13 analysis forchanges to a comprehensive plan
diagram or zoning.SeeBarnard Perkins Corp. v. City of Rivergrove,34 Or LUBA 660 (1998).
Finding 43: The proposed comprehensive planamendmentand rezoning
ordinances, policies, plans, or studies adopted to comply with Goal 13 requirements. Converting 1.14
acres of the property from MDRto Commercialshould not have an appreciable impact toenergy
consumption.The developer will have an opportunity to incorporate suitable energy conservation
measures when detailed construction plans are prepared for the commercialdevelopment phase of
Marcola Meadows.lding Codes Agency
standards for energy efficiency in commercialbuilding design. conservation measures
applicable to storm water management, temporary storage, filtration and discharge wouldapply to
Ordinance No. 6429
Exhibit B, Page 15 of 18
any commercialuses developed on this site;therefore,this action has no effect on the C
acknowledged compliance with Goal 13.
Goal 14 -Urbanization
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 alreadyplanned
for residential land use onthe subject property when completingits residential buildable land
inventory.
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 1.14acres of thesubject property from
Medium DensityResidential to Commercial use.Further, theproposed 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 changeted ordinances, policies, plans, or studies adopted to
satisfy the compliance requirements of Goal 14.
Goal 15 Willamette River Greenway
Goal 15 (Willamette River Greenway\[is\]not applicable because the subject
site does notcontain landsdescribed 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 UGBof 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 Cit
acknowledged compliance with Goal 15.
Goals 16-19 Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean Resources
Goals 16 (Estuarine Resources), 17 (Coastal Shorelands), 18 (Beachesand
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 16-19do not apply
in Springfield or toland use regulations adopted in Springfield.
Conclusion: Theproposed Metro Plandiagramland use designation amendment from Medium
Density Residential to Commercialisconsistent withall applicable statewide land use planning goals
inaccordance withSDC 5.14-135.A.
Ordinance No. 6429
Exhibit B, Page 16 of 18
B.Plan Inconsistency
1.In those cases where the Metro Planapplies, adoption of the amendment shall not make the
Metro Planinternally inconsistent.
AsshownonthePreliminaryPlans,theplannedMetroPlanDiagram
amendmentwill impactandamendthedesignationofasinglepropertyinSpringfield.The
amendmentwillnotcreateaninternalinconsistencyorconflictwiththeremainderoftheMetroPlan.
Therefore,thisapplicationprovidesthematerialsandanalysistosupportapprovaloftheplanned
amendmentsconsistentwiththeregionalplanningframeworkdocuments.The criterion ismet.
Finding 47: The adopted Metro Planand Springfield 2030 Comprehensive Plan arethe principal
policy documentsthat create the broad framework forland use planning withinthe City of Springfield.
As explained herein, both are applicable to this application.
implements the zoning designationsof the Metro Plandiagram and localized Refinement Plans, which
are adopted amendments to the Metro Plan.The subject property isnot within an adopted
neighborhood refinement plan area. The policies and implementation actions of theSpringfield 2030
Refinement PlanResidential Land Use and Housing Elementare intended to refine and update(as
opposed to replace) the goals, objectives and policies of the Residential Land Use and
Housing Element.The Springfield 2030 ComprehensivePlanEconomic Elementand Urbanization
Elementreplace the applicable sections of the Metro Planpertaining to employment lands and
urbanizable lands. Because the subject property is within the existing UGB and annexed to the City
limits, the Urbanization Elementis not applicable to this application. The Economic Elementis
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 wouldnot appreciably diminish the opportunity for development ofneededhousing to
meet market demandand within multiple housing demographicswhether in the Marcola Meadows
neighborhood or elsewhere within the City.
Finding 49: In accordance with Chapter IV Metro PlanReview, Amendments, and Refinements,
the C
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 Plandiagram to reflect a change in
circumstances orneed.
Finding 50: There are no conflicts created by this proposed diagram amendment based on needed
residential land inventoriesor needed employment land inventories. The development of this land
withcommercialuses does not conflict with other land use elements in the Metro Planincluding
residential,industrial, park and open space, or government and education.Adoption of the
amendment to the Metro Plandiagramwill 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 Planno longer applies to this proposal.For the above reasons,
Criteria B.1ismet.
Ordinance No. 6429
Exhibit B, Page 17 of 18
2.In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent
with the Springfield Comprehensive Plan.
ThisMetroPlanDiagramAmendmentshiftsanunderutilizedportionof
theMarcolaMeadowssitedesignatedwithMediumDensityResidentialtoaCommercialDistrict.
The envisioned ZoningMapAmendmentsassociatedwiththesiteamendtheMDRDistrictto anew
CCDistrict,consistentwiththeSpringfield2030ComprehensivePlandesignation.TheMetroPlan
Diagram amendment is consistentwith theSpringfield 2030ComprehensivePlangoalsandpolicies,
asdemonstratedinthiswrittendocument;please seethenarrativecomponentaboveregarding
specificfindings.Therefore,theMetroPlanDiagramAmendmentisconsistentwiththeapproval
criterionofSection5.14-135and shouldbeapproved.
Finding 52: The applicant is proposing to redesignate the southeast corner of the MarcolaMeadows
property from MDR to Commercial to facilitate construction of a medical clinic fronting onto the
th
intersection of Marcola Road and 28Street. 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 Elementapply to the subject site. In accordance with Policy E.1, the
adequate supply of land that
issuitably planned and zoned to provide commercial sites of varying locations, configurations, size
and characteristics.
Finding 54: The proposed Metro Plandiagram amendment and zone change is consistent with Policy
E.5 whereby-term development, and in
response to changing market conditions.Redesignating and rezoning the subject parcel to
Commercialrepresents 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 providesfor the installation of shared access and parking facilities for thetwo
adjoining commercial sitesthat can be developedin 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 meetscurrent market demand. The intent is to provideabuildable commercial propertyfor
immediate transfer to aprospective buyer. Todo 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 tostimulate further
development of the entire site.
Finding 58: Based on the foregoing, the proposal to redesignate and rezone the subject property from
MDRto Commercial isconsistent and compatible with the adoptedpolicies of theMetro Planandthe
Springfield 2030 Refinement PlanEconomic Element.The action also restores additional
commercial land use to the neighborhood to meet current marking demand and in response to an
Ordinance No. 6429
Exhibit B, Page 18 of 18
opportunity for securing a health care specialty clinic at the southeast corner of the Marcola Meadows
neighborhood.
Conclusionand Recommendation
Based on the findingsherein, testimony submitted into the record,the criteria of
SDC 5.14-135for approving amendments to the Metro Plan, the proposed Metro Plandiagramamendment
isconsistent 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 wouldredesignate the subject1.14 acresofMedium Density Residential
designated land to Commercial; and rezonethe same 1.14acres of property fromMDR to Community
Commercial (CC).
Ordinance No. 6429
Exhibit C, Page 1 of 8
Staff Reportand Findings
Springfield City Council
Zone Change Request
Hearing Date: September 7, 2021
CaseNumber:811-21-000096-TYP3
Applicant: AKS Engineering & Forestry LLC on behalf of Marcola Meadows NeighborhoodLLC
Property Owner: Marcola Meadows NeighborhoodLLC
th
Site: Northwest corner of the intersection of Marcola Road and28-02-30-00,
Portion of Tax Lot 1802).
Request
Rezone approximately 1.14acres of Medium Density Residential (MDR) to Community Commercial (CC).
Site Information/Background
The application was initiatedand accepted as complete onApril 30, 2021,and the initial Planning
Commission public hearing on the matter of the zone change request was held onJune 15, 2021. The zone
change request is being processed concurrently with a Metro Plandiagram amendment submitted under
separate cover, Case 811-21-000097-TYP4. The City Council will be reviewing both applications and the
at thepublic hearing meetingscheduled for September 7, 2021.
The propertythatissubject of the Zone Change request iscomprised of avacant,1.17-acre parcel located
th
at the northwest corner of the intersection of Marcola Road and 28Street.The parcel was createdearlier
in 2021upon recordation ofa property line adjustment affectingtwo adjoining parcels within the Marcola
Meadows development area(Case 811-20-000200-TYP1). 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 designationinsidethe 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).
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The subject site has corner frontage on Marcola Roadalong the southern boundaryand 28Street 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 MDRtoCCtofacilitate future construction of a medical
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clinic at the corner of Marcola Road and 28Street. The submitted Zoning Map amendment and
accompanying Metro Plandiagram 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.
Notificationand Written Comments
Notification of theJune 15, 2021Planning Commissionpublic hearing was sent to all property owners and
residents within 300 feet of the siteonMay 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.
Ordinance No. 6429
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 Guardon August 31, 2021.
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Staff also posted notices of the public hearing at two locations along the Marcola Road and 28Street
frontages of the subject property, on the Developme
webpage.
Staff responded to emailsand telephone inquiriesrequesting additional information about the proposal and
the following written comments were submittedby Catherine and MaryAnn Kubo:
CatherineandMaryAnnKuboareaddressing811-21-000129-TYP2tostayMediumDensity
ResidentialandnotallowthechangetoCommunity
Commercial. 811-21-000130-TYP2,811-21-
000096-TYP3,and811-21-00097-TYP4tostayMediumDensityResidentialandnotallowthechange
NoCommunityCommercialtokeeptheareaquite\[sic\] withoutgeneral
toCommunityCommercial.
public
traffic,thereareenoughshoppingcentersWalmartoffofMohawkandshopsonMohawk.The
businessintheareaarequite\[sic\] andnotalotoftrafficornoise.Idonotwantthecommercial
trafficandpeoplecomingandgoingintheneighborhood.
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
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existing and proposed areas of commercial zoning adjacent to 28Street. 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 limitedalmost
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 Bill4212 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 Bill4212 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 Orderand 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 PlanningCommission 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 Councilprior to the meeting by emailing comments to staff, using the http://springfieldoregonspeaks.org
webpage or web page,or byjoining the online meeting remotely. The public alsowasable to
provide testimonyto thePlanning 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 thePlanning Commission andCity Council
website.
Ordinance No. 6429
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 amendmentrequests. The Criteria of Zoning Map
amendmentapproval criteria are:
SDC 5.22-115CRITERIA
C.Zoning Map amendment criteria of approval:
1.Consistency with applicable Metro Planpolicies and the Metro Plandiagram;
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 Planpolicies and the Metro Plandiagram;
ThisapplicationinvolvesamendmentstotheSpringfieldZoningMapand
MetroPlanDiagram;assuch,plannedzoningupdatesmustbeconsistentwiththeintendedMetro
PlanDiagramdesignation.Findingswithintheapplicationmaterialssupportapprovalto amend
theZoningMapasinitiatedbythisapplication.Uponapproval,±1.138acresof theMarcola
MeadowsMasterPlansitewillbedesignatedCC.TheplannedMasterPlan Diagramdesignation
andamendedzoningisconsistentwiththeadoptedMetroPlanpoliciesanddiagramasdiscussed
intheconcurrentapplication(containingresponsestoStatewidePlanningGoals,Springfield
ComprehensivePlan,andMetroPlanelements).As such,itisunderstoodthatpriortotheapproval
oftheZoningMapAmendmentstheMetroPlanDiagramdesignationof theproperty shallbe
approved/amended.Theapprovalcriterion can besatisfied.
Finding1: Metro Plan Metro
Plandiagram\] amendment for property they own at any time. Owner initiated amendments are subject
Finding 2: The property owner initiated a concurrent Metro Plandiagram amendment in accordance
with provisions of SDC 5.14-100 (Case 811-21-000097-TYP4). Upon adoption of the amending
Ordinance, the Metro Plandiagram would be amended and the requested zone change from MDRto
Ordinance No. 6429
Exhibit C, Page 4 of 8
CCwould be consistent with the provisions of the adopted Comprehensive Plan.Prior or concurrent
amendment of the Metro Plandiagram 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 Planwhereby zoning
can be monitored and adjusted as necessary to meet current urban land use demands.The requested
change from MDRtoCCwould 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 topropertythatiszoned and designatedfor Light Medium
Industrial(LMI)use to the east and property that is zoned and designated forHeavy 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 MDRto CC is consistent and compatible with existing multi-unit residential, commercial and
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industrial uses in the vicinity.It also provides for commercial land use at Marcola Road and 28
Street where industrial zoning occupies the other three corners of the intersection.
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Finding 5: As stated above, the proposed commercial land use at the corner of Marcola Road and 28
Street will use a shared driveway onto Marcola Road that is located approximately 420 feet west of
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the 28Street 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 wasrequired 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 useannexation, provision
ofadequatepublicfacilitiesand services,rezoning, redevelopment,and infill to meetthe20-year
projected housingdemand.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 servicesto serve new development areas. The
for the proposed rezoning of approximately 1.14acres of the site is tofacilitatemodifications to the
neighborhood Master Planand to permit future construction of a medical clinic at the Marcola Road
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and 28Street corner frontage. Therefore, the proposed rezoning will accommodate plannedchanges
to thetiming, location,and configuration of commercial developmentand associated infrastructure
within the site to meet current land use demand.
Finding 7: The policies of the Springfield 2030 ComprehensivePlanResidential Land Use and
Housing Element and Economic Elementalso apply to the subject site. The Residential Land Use and
Housing Element2030ComprehensivePlanupdates and refines, but does not replace,
theResidential Land Use andHousing Elementof 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
MixedUse 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.
Ordinance No. 6429
Exhibit C, Page 5 of 8
Finding 9: In accordance with the Springfield 2030 ComprehensivePlanEconomic Element, Policy
E.1,the City shall:
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
Finding 10: In accordance with the Springfield 2030 ComprehensivePlanEconomic Element,
Policy E.5,the City shall:
ompetitive short-term supply of suitable land to respond to economic
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for construction within one year of an application for a building permit or request for service
--term supply of land provides a
range of site sizes and locations to accommodate the market needs of a variety of industrial and
Finding 11: In accordance with the Springfield 2030 ComprehensivePlan Economic Element,
Facilitateshorttermand long termredevelopmentactivityand increased
Policy E.6,the City shall:
efficiency
of landusethroughtheurban renewalprogram,updatestorefinementplansandthe
developmentreviewprocess.
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.6of
theSpringfield 2030 ComprehensivePlanEconomic Elementbecause 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 residentialand
institutional land uses.
Finding 14: The proposed rezoning enlarges an existing area of CC zoning near the intersection of
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Marcola Road and 28Street, 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 Plandiagram 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;
ThiswrittendocumentdemonstratescompliancewiththeapplicablePlan
Districtmaps andprovisionsoftheSDC.ThesubjectsiteisnotassociatedwithaRefinementPlan
Ordinance No. 6429
Exhibit C, Page 6 of 8
or ConceptualDevelopmentPlan.AsshownontheConceptualMasterPlan(ExhibitA),the subject
site iswithin theMarcolaMeadowsMasterPlan anddesignedtofacilitate economicopportunities
withinanexistingCommercialPhaseinthesoutheastern cornerofthesite.Asdescribedherein
andshownonthematerialsprovided,theapprovalcriterion issatisfied.
Finding16: Theproperty is not within an adoptedneighborhood Refinement Planor 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.
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 networkthat includes
new public roadways and improvements. The subject site has frontage onboth Marcola Road and
28th Street and this project provides applicable improvementsthat will benefit the local community.
Infrastructure is planned to be completedconcurrent with the build out of each associated phase. The
approval criterion is met.
Finding17: Thepropertyrequested for Zone Change has frontage on MarcolaRoad(which is
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classified as an arterial street), and 28Street (classified as a collector street). Along the southern
boundary of the property, MarcolaRoadisdeveloped withone vehicle travel lane and bicycle lane in
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each direction and a bi-directional center turn lane.Along the eastern boundary of the property, 28
Street is developed with one vehicle travel lane and bicycle lane in each direction and a bi-directional
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center turn lane. Further improvements to the Marcola Road and 28Street 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
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west of the intersection with 28Street. 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 describesthe existing
and planned public streets and utilities that will be extended to serve the entire development area.A
full suite of public utilitiesand serviceswith sufficient capacity to support the requested rezoning
fromMUC to MDR, PLO and CCwill be availablewithin 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 subjectproperty. 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.
Thepublic sewer trunk line has adequate capacity for future buildout of the Marcola Meadows
neighborhood, includingthe subject parcel.
Storm Sewer: There are public storm sewer lines that run along the MarcolaRoad frontage
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and 28Street frontageof the subject site. Additionally, a public stormwater drainage channel
(known locally as the Pierce ditch) runs east-west across the Marcola Meadows development
Ordinance No. 6429
Exhibit C, Page 7 of 8
area to the north of the subject site. As future development occurs thedeveloper will be
responsible for installing new publicand privatestormwater facilitiesto 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 electricalfacilities are suitable for future development of the site
withcommercial uses.
Telecommunications: Comcastand CenturyLink have telecommunication facilities along the
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MarcolaRoad and 28Street frontagesof the property. The existing and plannedfacilities
are suitable for future development of the site with commercial uses.
Finding 20: Future development of the subjectsitewithcommercialuseswouldbe subject to theland
use approvalprocess 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 ofthe commercialsite 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.
Thecriteriaabovearenotapplicable.Asnotedabove,this
applicationincludesaQuasi-judicial ZoningMapAmendment and involvesaMetroPlan
DiagramAmendment.Nonetheless,thiswrittennarrativedemonstratescompliancewith
Section5.14-100andtheTPR.PleaseseetheTransportationMemorandumwithin Exhibit
E.
Finding 21: The applicant has submitted a concurrent Metro PlanDiagram amendment
application (Case 811-21-000097-TYP4
materials, narrative, and staff findings and recommendations demonstrate compliance with the
Metro Planamendment provisions of Chapter IV of the Metro Planand SDC 5.14-135.
Finding 22: The applicant has initiated an amendment to the Metro PlanDiagram to change
the designation for approximately 1.14acres of the site from MDR to Commercial under
separate cover (Case 811-21-000097-TYP4). Upon redesignation to commercial, the subject
site isproposed for rezoning from MDRto Community Commercial.
Finding23: The requested Zone Change is being undertaken as a site-specific change in
compliance with provisions of the adopted Metro Plan
Oregon Administrative Rules (OAR) 660-012-
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-
012-0060(2). Thefindings in the and the
Ordinance No. 6429
Exhibit C, Page 8 of 8
findings under Goal 12provided in the concurrent Metro Plandiagram 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 5.22-120allowsfor the Approval Authority to attach conditions of approval to azonechange
request to ensure the application fully meetsthe criteria of approval. The specific language from theCode
sectioniscited below:
5.22-120CONDITIONS
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 aportion 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 andservices with adopted changes to the underlying zoning on the site; provided, however,
thatthe Master Plan modifications must alsopreserve the approved shared driveway access to the
subject property.
Staff advises thatthezone change request was initiated
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 aconcurrent Metro Plandiagram 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
diagramhave beenincorporated into the amending Ordinancepresented to the City Council for
consideration(Attachment 1).
Ordinance No. 6429