The URL can be used to link to this page

Home My WebLink AboutApplication APPLICANT 11/30/2022City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Zoning Map Amendment, Type III i PNINOFIE� ##f Required Project Applicant Name: Company: Address: 1 Information (Applicant. complete this section) William A. Randall Phone 541-344-3332 Arbor South Architecture, PC Fax: 380 Lincoln Street Eugene, OR 97401 Applicant Signature: Property Owner: Company: Address: 1 Phone Fax: 541-746-2790 Northwood Christian Church 2425 Harvest Lane, Springfield, OR 97477 Owner Signature: If the applicant is other than the owner, the owner hereby grants permission for the applicant to act in his or her behalf ASSESSOR'S MAP NO: 17-03-24-33 TAX LOT NO(S): 00200 Property Address: 2425 Harvest Lane Springfield, OR 97477 Area of Request Square Feet: Acres: 2.64 Existing Use(s) of Property: Church and Preschool Description of The Proposal: Zone change to neighborhood commercial Required Property Information (City Intake Staff., complete this section) JJyy�� q X77 Received by: Case No.: I �ZZ- UAK-S /'�/ Date (initials) c�{{ yy77 Postage //rr Total Application Fee. OJ� Fee: -1� 00 Fee: 1 Z. -3ql Edited 7/192007 bjones NWCC Zone Change I Introduction NORTHWOOD CHRISTIAN CHURCH 2425 Harvest Lane Springfield, Oregon 17-03-24-33-00200 Zone Change Request., Zone Change from R-1, Low Density Residential to NC, Neighborhood Commercial Applicant's Representative William A. Randall ARBOR SOUTH ARCHITECTURE, PC 380 Lincoln Street Eugene, Oregon 97401 Table of Contents Zoning Summary page i Zone Change Text page 1 Exhibit'A" Eugene -Springfield Metropolitan Plan Diagram page 6 Exhibit "B"I Tax Map of Parcel page 7 Exhibit "C"I Aerial View of Site page 8 Exhibit "D"j Aerial View of Site (Context) page 9 Vicinity Map Deed Traffic Study / Trip Generation Northwood Christian Church page i of ii NWCC Zone Change I Introduction Summary The request in this application is a Zoning Map Amendment for the Northwood Christian Church, located at 2425 Harvest Lane from R-1 Low Density Residential Zone to NC Neighborhood Commercial Zone. The church and associated storage buildings occupy the lot described as 17-03-24-33-00200, which is about 2.6 acres in size. The church facility is on the corner of Hayden Bridge Road and Harvest Lane and has been occupying the site since 1964. Two on -premises storage buildings are on the east side of the property and serve as accessory uses for the facility. The church is relocating to a new facility and is desiring to sell this existing facility. A number of potential buyers have approached the church, all of which would necessitate a zone change to be an allowable use. Additionally, the existing church must operate under a Discretionary Use Permit in the residential zone, which makes any changes or renovations more difficult from a process standpoint. The uniqueness of the existing facility from its size (21,000 sq ft on 2.64 acres) to its location lends itself to redesignating the property to Neighborhood Commercial. One specific use that has been proposed is a medical laboratory facility and, by nature of the zone, the uses permitted in the NC zone are compatible with surrounding properties and uses. The properties to the west, north and east are all low-density residential with Page Elementary School to the south across Hayden Bridge Road. Hayden Bridge Road is a Major Collector as noted in the 2035 Transportation System Plan and Harvest Lane is a Local Street. The NC zone is "intended to provide opportunities for sites to provide day to day commercial needs." SDC 3.2.305(8). Given the location, the site is uniquely poised to provide those needs for the surrounding neighborhood. The NC zone will require a zone change (a Type 3 procedure), but does not require an underlying Metro Plan Amendment. In SDC 3.2.305 (A), the Purpose and Applicability of the commercial zones is to: "(1) Broaden, improve, and diversify the Springfield economy while maintaining or enhancing environmental quality and Springfield's natural heritage. "(2) Strengthen and maintain strong, connected employment centers and economic corridors to support small, medium, and large businesses. "(3) Establish, strengthen, and maintain viable commercial centers to improve the community's access to goods and services. "(4) Make development decisions predictable and cost effective." Northwood Christian Church page ii of ii NWCC Zone Change I Text ZONE CHANGE CRITERIA I TEXT SDC 5.22.115 (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; (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) Meet the approval criteria specified in SDC 5.14.100 when involving a Metro Plan amendment; and (5) Compliance with Oregon Administrative Rule (OAR) 660-012-0060, where applicable. To the specific criteria, (1) Consistency with applicable Metro Plan policies and the Metro Plan diagram; The Neighborhood Commercial land use is not specifically noted in the Metro Plan land use designation map (see attached Exhibit' ). The property is designated Low -Density Residential. The Metro Plan, however, does support the dispersal of Neighborhood Commercial zoning throughout the residential neighborhoods in the City of Springfield. The local jurisdiction has the ability to determine whether or not the zone is appropriate for a specific site. The following Metro Plan policies also promote the Neighborhood Commercial Zoning: -Policy A.22: Expand opportunities for a mix of uses in newly developing areas and existing neighborhoods through local zoning and development regulations • Policy 8.22: Review local ordinances and revise them to promote greater flexibility for promoting appropriate commercial development in residential neighborhoods. • Policy 8.28: Recognize the vital role of neighborhood commercial facilities in providing services and goods to a particular neighborhood. Concurring with the policies noted, the proposed zone change would expand page 1 of9 Northwood Christian Church NWCC Zone Change I Text and promote the opportunity for commercial development in this residential neighborhood. The Metro Plan also notes the minimum location and siting criteria for neighborhood commercial facilities (at page II -G-5): 1. Within convenient walking or bicycling distance of an adequate support population. For a full-service neighborhood commercial center at the high end of the size criteria, an adequate support population would be about 4,000 persons (existing or anticipated) within an area conveniently accessible to the site. For smaller sites or more limited services, a smaller support population or service area may be sufficient. The church is located within an area where the support population is adequate to support neighborhood commercial use. This criterion will be further discussed later. 2. Adequate area to accommodate off-street parking and loading needs and landscaping, particularly between the center and adjacent residential property, as well as along street frontages next door to outdoor parking areas. The existing church use is ideally poised for accommodating parking and loading with a complementary use such as neighborhood commercial. The church facility already has a fully -developed, landscaped parking lot with 125 auto parking spaces and 21,000 sq ft of building area. 3. Sufficient frontage to ensure safe and efficient automobile, pedestrian and bicycle access without conflict with moving traffic at intersections and along adjacent streets. The church property already has safe, efficient ingress -egress for automobiles via Hayden Bridge Road to Harvest Lane. Pedestrian and bicycle access is achieved via the existing wide sidewalks along both streets. A traffic signal also exists at the intersection of Harvest Lane and Hayden Bridge Road with clear crosswalks, further enhancing the safety and efficiency of this area. An LTD bus stop is less than a block west. 4. The site shall be no more than five acres, including existing commercial development. The exact size shall depend on the numbers of establishments associated with the center and the population to be served. As mentioned above, the site is approximately 2.64 acres, which is less than the five acre maximum. Also, the existing church building is suited to page 2 of 9 Northwood Christian Church NWCC Zone Change I Text redevelopment as commercial use. (2) Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; The property is in the North Springfield Refinement Plan area, immediately north of the Q Street Refinement Plan. There currently is no North Springfield Refinement Plan. The particular area where the church property is situated is Low Density Residential. However Page Elementary School is south of Hayden Bridge Road across the street to the south. Hayden Bridge Road is a Major Collector and Harvest Lane is a Local Street. Because the Neighborhood Commercial Zone is considered a "floating zone", it can be placed in appropriate locations within the residentially -zoned areas. A Major Collector street allows for adequate access for autos and deliveries without burdening lower density residential neighborhoods. (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. The full range of key urban facilities and services are available and existing to the property. Wastewater, stormwater, transportation, water services, fire and EMT services, police protection, city parks and recreation programs, electric service, land use controls, communication facilities, and public schools on a district -wide basis. The density allowed in the NC zone is not materially different than that of a church facility. Based on this, the criterion is met. (4) Meet the approval criteria specified in SDC 5.14.100 when involving a Metro Plan amendment; and Neither a Metro Plan Amendment or a Development Issues Meeting is required for this application. However, a discretionary Development Issues Meeting (DIM) was held on October 6, 2022. Some pertinent issues that were discussed were: The existing building height exceeds the 20 ft limit in the NC Zone. This will be allowed to remain as an existing, non -conforming use. page 3 of 9 Northwood Christian Church NWCC Zone Change I Text • The maximum individual lease space in this zone is 15,000 sq ft. This is net use outside of common spaces. The building is 21,000 sq ft and would need to be divided into separate lease spaces. There are existing fire walls that could be used to achieve this. • Some upgrade to the existing parking lots may be required to meet stormwater requirements. • A trip cap of 100 is proposed to minimize traffic impact on adjacent streets. A medical lab/office use would generate 77 trips. (See attached Exhibit "E"). Transportation Planning Rule (TPR) Evaluation In addition to the zone change criteria listed above, the Statewide Planning Goals, Goal 12 Transportation must be specifically addressed as part of this zone change. In July 2014, the City of Springfield adopted the "City of Springfield 2035 Transportation System Plan" (TSP). Oregon Administrative Rules, OAR 660-012-0060(1), as adopted, states: (1) If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation facility, then the local government must put in place measures as provided in section (2) of this rule, unless the amendment is allowed under section (3), (9) or (10) of this rule. The City of Springfield relies on the TSP when evaluating a zone change for consistency with the TPR. (9) Notwithstanding section (1) of this rule, a local government may find that an amendment to a zoning map does not significantly affect an existing or planned transportation facility if all of the following requirements are met. (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map, (b) The local government has an acknowledged TSP and the proposed zoning is consistent with the TSP; and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d), or the area was exempted from page 4 of 9 Northwood Christian Church NWCC Zone Change I Text this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. In response to (9)(a), the NC Neighborhood Commercial zone is unique in that is essentially a "floating zone" that does not rely on an underlying comprehensive plan map designation in order to adequately function. The NC zone is addressed on a case-by-case and site -by -site basis based on the other criteria noted herein. Related to (9)(b), the TSP was adopted by the Springfield City Council on July 21, 2014. The proposed zoning is consistent with the TSP in that it supports Goal 1, which desires to "provide an efficient, sustainable, diverse, and environmentally sound transportation system that supports and enhances Springfield's economy and land use patterns." (TSP, page 9) The NC zone is inherently flexible in its application and location. It also allows for a mix of commercial and residential uses rather than isolating commercial uses distant from the residents that use them. This promotes compact growth and a more efficient transportation system. Regarding (9)(c), because the property was not exempted from this rule, this criterion does not apply. This criterion is a little less clear, since the Metro Plan does not specifically locate NC zones. Summary Based on the evidence presented here and consistent with the findings also listed, we request approval of the zone change to the subject property from R-1 Low Density Residential to NC, Neighborhood Commercial. page 5 of 9 Northwood Christian Church NWCC Zone Charge I Text page 6 of 9 Northwood Christian Church 200 2.64 AC NWCC Zone Change I Text 019-00 17-03-24-33-00200 204 2 w a� 201 i N89.30'35V 1' EXHIBIT "B" page 7 of 9 Northwood Christian Church V r.4TOen 011 d g—el Rd '/ AA NWCC Zone Change I Text EXHIBIT "C" page 8 o/ 9 Northwood Christian Church f r Pioneer Gun Works J /ill .. 11111. ° 1 Hayden Bridge Rd ,f P !1 ti €Iia beth Page - ' €l n -M ary ScM1oal • tl 11 Cheek SI 0 z F z Z F a F z z z O N • 1 w • a` o w 1 a I i I u, • S • F 1SbVIb>.93NO --- / Oy Z F w Id } HILL z U Ly > • O� \e _¢ 1 r 1.1 � y I P 1S H1Lt e ' set U) o 1 • w o iS H19t 1• • • 1 1 • 1 1 ; w 1 • i H1SL O 1 • LU 1S H19L - a • LU f ! 1 1 ¢ w 1 o �I_4 1 1 1 C O r Id H14L I w IW q I Q. w D 1 .F". Id -----1 ul 1---: ll WU 1S3AIIVH y F 1 1 w 0 K 3AV svwnO I w U a ----1 d ml • '7A. 1 acyN Vas3O rU s IV � °d I% �o HONOSSOis 3sO �1 0 °• a mm• 1--•------ 1 is H • 1 • 1 is HiOL z F z Z F a F z z z O N