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Home My WebLink AboutApplication Applicant 9/29/2023City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Zoning Map Amendment, Type III SPRINGFIELD vw!� Edited 7/19/2007 bjones hone Applicant Name: PeaceHealth !Fax: Company: Address: 1115 SE 164th Avenue Vancouver, WA 98683 Applicant Signature: Property Owner: PeaceHealth Phone �Zv ?' Company., Fax: 1115 SE 164th Avenue Vancouver, WA 98683 Address: Owner Signature: If the applicant is other than a owner, the owner hereby grants permission for the applicant to act in his or her behalf ASSESSOR'S MAP NO: 17-03-15-40 TAX LOT NO(S): Property Address: Not assigned. 1000 and portions of 800, 900 and 1100 Area of Request -Square Feet: 217,364.4 Acres: 4.99 Existing Use(s) Vacant southeast portion of the PeaceHealth RiverBend Annex of Property: Description of The Proposal: To change the zoning from Cl Campus Industrial to MS Medical Services. The zone change will allow the site to be developed with a new In -Patient Rehabiliat'on Facility, .. .Till. • Received by: Case No.: Date (initials) Postage Total Application Fee: Fee: Fee: Edited 7/19/2007 bjones Zoning Map Amendment Submittal Requirements Checklist The application fee - Refer to the Development Code Fee Schedule for the appropriate application and postage fee. A copy of the Fee Schedule is available at the Development & Public Works Department. 2. Deed - A copy of the deed to show ownership. 3. Vicinity Map - A map of the property and the surrounding vicinity which includes the existing zoning and plan designations. One copy must be reduced to 8 1/2" by 11" which will be mailed as part of the required neighboring property notification packet. 4. Findings - Before the Planning Commission can approve a Zone/Overlay District Change Request, there must be information submitted by the applicant which adequately supports the request. The Criteria the Planning Commission will consider in making their decision is listed below. If insufficient or unclear data is submitted by the applicant, there is a good chance that the request will be denied or delayed. It is recommended that you hire a professional planner or land use attorney to prepare your findings. Criteria of Approval (Quasi-judicial) SDC 12.030 requires that in reaching a decision on these actions, the Planning Commission or Hearings Official map approve, approve with conditions or deny a quasi- judicial Zoning Map amendment based upon approval criteria (a) -(c), below. (a) Consistency with the Metro Plan policies and the Metro Plan Diagram; (b)Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and (c) 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. PeaceHealth – RiverBend Annex In-Patient Rehabilitation Facility Metro Plan Amendment & Zone Change Applications Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Submitted for: Submitted by: PeaceHealth Mike Reeder 1115 SE 164th Avenue Law Office of Mike Reeder Vancouver, WA 98683 345 West 4th Ave, Suite 205 Eugene, OR 97401 Submittal Date: August 9, 2023 Revised Submittal Date: September 29, 2023 PeaceHealth – RiverBend Annex In-Patient Rehabilitation Facility Metro Plan Amendment & Zone Change Applications I. SUMMARY .................................................................................................................... 3 II. PROPOSAL .................................................................................................................... 4 III. SITE AND PLANNING PROFILE ............................................................................ 4 IV. PLAN AMENDMENT APPROVAL CRITERIA AND FINDINGS OF FACT Consistency with Applicable Statewide Planning Goals ........................................................ 9 Consistency with Metro Plan ............................................................................................. 16 Consistency with Springfield Comprehensive Plan ............................................................. 16 V. ZONE CHANGE APPROVAL CRITERIA AND FINDINGS OF FACT Consistency with Metro Plan ............................................................................................ 19 Consistency with the Gateway Refinement Plan… ............................................................ 19 Adequacy of Public Facilities and Services ........................................................................ 20 Compliance with OAR 660-012-0060 ................................................................................ 21 VI. CONCLUSION ............................................................................................................ 210 EXHIBITS Exhibit A - County Assessor’s Map Exhibit B - Public Notice Map Exhibit C - Aerial Photo Exhibit D - Existing and Proposed Plan Designation Map Exhibit E - Existing and Proposed Zoning Map Exhibit F - Legal Description Exhibit G - In-Patient Rehabilitation Hospital Facility – Conceptual Site Plan Exhibit H - Traffic Impact Analysis and Transportation Planning Rule Analysis, Sandow Engineering ITEMS SUBMITTED SEPARATELY Metro Plan Amendment Application Form, Type IV Zoning Map Amendment Application Form, Type III PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 3 of 21 I. SUMMARY Project Name: RiverBend Annex In-Patient Rehabilitation Facility Applications: Plan Amendment & Zone Change – Request for Concurrent Processing as Type IV Project Address: Not Assigned to Subject Property East of the Subject Property the PeaceHealth RiverBend Annex building is addressed as 123 International Way. Assessor’s Map: 17-03-15-40 Tax Lots: All of tax lot 1000 and portion of tax lots 800, 900, 1100 Project Size: 4.99 Acres Existing Plan Designation: Campus Industrial Proposed Plan Designation: Commercial Existing Zoning: CI Campus Industrial Proposed Zoning: MS Medical Services Applicant/Owner: PeaceHealth 1115 SE 164th Ave Vancouver, Washington 98683 Applicant’s Representative: Micheal M. Reeder Law Office of Mike Reeder 375 W. 4th Ave., Suite 205 Eugene, Oregon 97401 (541) 225-8777 mreeder@oregonlanduse.com PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 4 of 21 II. PROPOSAL The property subject to this application (the “Subject Property”) is located at the northeast corner of Deadmond Ferry Road and Maple Island Road in Springfield, Oregon. The Subject Property is identified by Lane County Assessor’s Office as Map 17-03-15-40, Tax Lot 1000 and the southern portion of Tax Lots 800, 900, and 1100. Refer to Exhibit A- County Assessor’s Map and Exhibit B- Public Notice Map. This proposal is a request for approval of a Plan Amendment to the Metro Plan (“Plan”) to re-designate 4.99 acres from Campus Industrial to Community Commercial and a zone change from Campus Industrial (CI) to Medical Services (MS). Approval of this request will allow development of a new In-patient Rehabilitation Facility on the RiverBend Annex Campus. III. SITE AND PLANNING PROFILE a. Location The Subject Property is located northeast of the intersection at Maple Island Rd and Deadmond Ferry Rd. The Subject Property is currently part of a larger development site known as the PeaceHealth (RiverBend) Annex. Refer to Exhibit C - Aerial Photo. b. Land Use and Zoning The Subject Property has a plan designation of Campus Industrial and is zoned CI Campus Industrial. The Subject Property is undeveloped. Refer to Exhibit D- Existing and Proposed Plan Designation Map and Exhibit E- Existing and Proposed Zoning Map. c. Site Characteristics The Subject Property is undeveloped and a portion contains remnants of an old orchard. The perimeter of the Subject Property is approximately the same grade as the adjacent public right-of-way and slopes downward to the orchard. The soil on the Subject Property is Malabon Silty Clay Loam. d. Surrounding Area The Subject Property is situated in an area developed with a mix of residential, commercial, and industrial uses. • Deadmond Ferry Rd. borders the Subject Property along the South side. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 5 of 21 • Maple Island Road boarders the Subject Property along the West side. • Property to the southeast and across Deadmond Ferry Rd is a 1.38-acre parcel zoned High Density Residential and identified as Assessor’s Map 17-03-15-40, Tax Lot 2500. The property is part of a larger development site being developed as a senior assisted living facility. The property address is 3535 Game Farm Rd. • Property to the south and across Deadmond Ferry is a 0.33-acre parcel zoned Low Density Residential and identified as Assessor’s Map 17-03-15- 40, Tax Lot 2600. The property contains a multi-family home and is assigned an address of 3548 E Game Farm Rd. • Property to the south and across Deadmond Ferry is a 0.55-acre parcel zoned Low Density Residential and identified as Assessor’s Map 17-03-15- 40, Tax Lot 2900. The property contains a single-family dwelling and is assigned an address of 3562 E Game Farm Rd. • Property to the south and across Deadmond Ferry is a 1.38-acre parcel zoned Low Density Residential and identified as Assessor’s Map 17-03-15- 40, Tax Lot 3000. The property contains a multi-family dwelling and is assigned an address of 3580 E Game Farm Rd. • Property to the southwest and across Game Farm Rd is a 13.65-acre parcel zoned Mixed Use Commercial and identified as Assessor’s Map 17-03-15- 40, Tax Lot 3100. The property contains a mobile home park and is assigned an address of 3530 Game Farm Rd. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 6 of 21 • Property to the west across Maple Island Road is a 13.55-acre parcel zoned Campus Industrial and identified as Assessor’s Map 17-03-15-40, Tax Lot 0700. The property is developed commercial office headquarters and surface parking lots. The property address is 555 International Way. • Property to the north across Industrial Way is a 7.05-acre parcel zoned Campus Industrial and identified as Assessor’s Map 17-03-15-40, Tax Lot 0500. The property is a developed multi-tenant commercial/retail complex. The property is assigned an address of 400 International Way. • Property to the north across Industrial Way is a 10.29-acre parcel zoned Campus Industrial and identified as Assessor’s Map 17-03-15-40, Tax Lot 3201. The property is being developed for a religious building. The property is assigned an address of 300 International Way. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 7 of 21 • Property to the north across Industrial Way is a 2.38-acre parcel zoned Campus Industrial and identified as Assessor’s Map 17-03-15-40, Tax Lot 3600. The property is undeveloped land. The property is assigned an address of 200 International Way. • Property to the east of the Subject Property is 25.11 acres zoned Campus Industrial and identified as Assessor’s Map 17-03-15-40, Tax Lot 1100 and 1101. The property is developed with an Industrial Warehouse with Commercial Offices with an address of 123 International Way. This property is owned by the applicant and commonly known as The Annex. PeaceHealth RiverBend Annex Shipping and Receiving Entrance on Deadmond Ferry Road is east of the Subject Property. Employee parking is located northeast of the Subject Property. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 8 of 21 e. Services & Resources Fire Eugene Springfield Fire and Life Safety Police Springfield Police Water Springfield Utility District (SUB) Sewer City of Springfield Sewer Schools Holt Elementary, Monroe Middle, and Sheldon High. Power Emerald People’s Utility District Access Game Farm Rd and International Way Class I Stream None Floodplain The Subject Property is determined to be outside the 500- year flood plain as determined by Flood Insurance Rate Map (FIRM) Panel 41039C1133F effective June 2, 1999 Historical None Archaeological None Sensitive Habitat None Water Quality Not located within a water quality limited area per Lane Manual 13.010 Wetlands None PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 9 of 21 IV. PLAN AMENDMENT APPROVAL CRITERIA & FINDINGS OF FACT On January 19, 2023 the applicant participated in an informal meeting with City staff to share PeaceHealth’s vision for a new In-Patient Rehabilitation Facility in the RiverBend campus and to discuss a proposed Plan Amendment and Zone Change for the Subject Property. Listed below are the Plan Amendment approval criteria in bold italics followed by the applicant’s findings of fact. SDC 5.14.135 Criteria. (A) The amendment shall be consistent with applicable Statewide Planning Goals; The Findings of Facts below demonstrate the amendment is consistent with applicable Statewide Planning Goals. The following applicable statewide planning goal statements have been summarized. The Oregon Land Conservation and Development Commission Goals and Guidelines are incorporated herein by reference, except as noted. GOAL 1: Citizen Involvement - To develop a citizen involvement program to insure the opportunity for citizens to be involved in all phases of the planning process. The City of Springfield has a citizen involvement program that is acknowledged by the State as in compliance with Goal 1. Citizens are provided the opportunity to be involved in all phases of the planning process. The proposal does not include any changes to the City’s citizen involvement program. The requirements under Goal 1 are met by adherence to the City’s provisions for citizen involvement as implemented by the Springfield Development Code (SDC). GOAL 2: Land Use Planning - To establish a land use planning process and policy framework as a basis for all decisions and actions related to use of land and to assure an adequate factual basis for such decisions and actions. Goal 2 requires local plans and regulatory measures to be consistent with statewide goals and land use decisions to be supported by an adequate factual basis. Goal 2 also requires that comprehensive plan amendments be adopted after a public hearing by the governing body that provides citizens an opportunity to comment on the proposed amendment. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 10 of 21 Goal 2 establishes a land use planning process and policy framework as a basis for all land use decisions and requires the development of an adequate factual base to support these decisions. A minor change is one that does not have significant effect beyond its immediate area and is based on special studies or information. The justification for the particular change must be established. The City of Springfield has adopted a comprehensive land use Plan amendment process, including specific standards that must be addressed to justify the change. In addition, Oregon Administrative Rules have been promulgated for the Exception Process. Substantial compliance with SDC 5.14.100 and the OAR provisions is addressed above and below in this written statement in compliance with the applicable provisions of Goal 2. The SDC implements Goal 2 by providing state-acknowledged procedures and criteria governing land use decisions. This Plan amendment and related zone change application will be considered by the Planning Commission and City Council following two public hearings. This application is being processed in compliance with the requirements of SDC and thus complies with Goal 2. GOAL 3: Agricultural Lands The amendment is for property in the Springfield urban growth boundary and does not affect any land designated for agricultural use. Goal 3 is not applicable. GOAL 4: Forest Lands The amendment is for property in the Springfield urban growth boundary and does not affect any land designated for forest use. Goal 4 is not applicable. GOAL 5: Open Spaces, Scenic and Historic Areas, and Natural Resources- To protect natural resources and conserve scenic and historic areas and open spaces. Goal 5 requires the conservation of open space and the protection of numerous natural, cultural, historic and scenic resources. The goal applies to the following resources: riparian corridors, water and riparian areas and fish habitat, wetlands, wildlife habitat, mineral and aggregate resources, energy sources, natural areas, scenic views and sites, open space, groundwater resources, wilderness areas, historic resources, cultural areas, Oregon recreational trails, federal wild and scenic waterways and state scenic waterways. OAR 660- 023-0010 and 0020 includes definitions, standards and specific rules applicable to each Goal 5 resource inventoried for conservation under the goal. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 11 of 21 The Goal 5 resources listed above have been appropriately considered by the City of Springfield in the Plan. The property does not contain any inventoried Statewide Goal 5 resources. There are no known significant natural assets or historic resources on the property. The amendment does not propose a change to the City’s list of Goal 5 resources or propose a change to any regulatory measures related to Goal 5. The proposed request will not allow new uses that could be in conflict with a significant Goal 5 resource site. Goal 5 is not applicable. GOAL 6: Air, Water and Land Resource Quality- To maintain and improve the quality of the air, water, and land resources of the state. Goal 6 is generally implemented during the comprehensive planning process and local regulations. The City of Springfield’s Environmental Services Division (ESD) coordinates the City’s compliance with applicable state and federal environmental quality statues. ESD manages multiple programs to maintain compliance with Goal 6 including 1) Water Resources Programs, such as implementing the City’s National Pollutant Discharge Elimination System (NPDES) stormwater discharge permit, 2) Industrial Pretreatment Program such as administering the Pollution Management Practice programs, and 3) Wastewater & Stormwater Programs. The proposed Plan amendment does not alter the City’s acknowledged compliance with Goal 6. As Goal 6 pertains to site-specific development, it requires that adequate protective measures are taken to ensure the maintenance of air, water and land quality. This Plan amendment will encourage development of land inside the city for medical services. All new development must comply with applicable local, state and federal air and water quality standards. The general vicinity of the Subject Property is served by adequate on-site water and sanitation facilities. The proposed use of the Subject Property is not expected to produce or discharge any product or by-product that would degrade the quality of the air, water and land resources. GOAL 7: Areas Subject to Natural Disasters or Hazards- To protect people and property from natural hazards. The Metro Plan and the SDC are acknowledged to be in compliance with all applicable statewide land use goals, including Goal 7. The City of Springfield has existing programs, policies, zoning overlays, and development standards to regulate development in areas subject to natural disasters and hazards. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 12 of 21 The Subject Property included is not in the City’s Floodplain Overlay District or the Hillside Development Overlay District. The proposed Plan amendment does not affect any City regulations or alter mitigation requirements for any properties in areas subject to natural disasters and hazards. Goal 7 is not applicable. There are no known areas subject to natural disasters or hazards on the Subject Property. The Subject Property is not located within the 100-year flood hazard area as determined by Flood Insurance Rate Map (FIRM) Panel 41039C1133F effective June 2, 1999. FEMA has updated flood maps to better show the risk of flooding in Central Lane County. The revised pending maps continue to show the Subject Property in Zone X. The western and southern edge of the Subject Property are in an area with 0.2% annual chance of flood and the remaining portion is considered an area of minimal flood hazard. GOAL 8: Recreational Needs- To satisfy the recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. Goal 8 addresses the recreational needs of Oregon residents and visitors. Provisions of this goal are appropriately implemented by a legislative process as part of periodic review of the Plan. The City of Springfield evaluated projected population growth, changes in community demographics, and the recreational needs of citizens and visitors. In compliance with Goal 8, the Metro Plan Diagram designates areas needed for Parks and Open Space. The subject property does not contain any land identified as needed to meet recreational needs or to satisfy the demand for recreational facilities. The proposed Plan amendment and zone change will not affect the City’s supply of land available for recreation areas or recreational facilities. The proposed change from Campus Industrial to Commercial has no direct impact on recreational needs. Goal 8 is not applicable. GOAL 9: Economy of the State- To provide adequate opportunities throughout the state for a variety of economic activities vital to the health, welfare, and prosperity of Oregon’s citizens. The purpose of Goal 9 is to diversify and improve the economy of the State and is primarily applicable to commercial and industrial development. In 2007 the Oregon legislature adopted House Bill 3337 establishing land use planning requirements for the Eugene- Springfield Metro area. ORS 197.304 established a mandate that Springfield and Eugene separately determine the projected 20-year need for housing and establish separate urban growth boundaries to meet housing needs. Although ORS 197.304 only required separate UGBs for housing, it was implicit that the two cities independently plan for other land use needs including employment growth, as defined by Goal 9. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 13 of 21 Pursuant to Goal 9, in 2010, Lane County and the cities and Springfield and Eugene approved the Regional Prosperity Economic Development Plan providing a framework to better align regional economic growth the area’s assets and values. Given the complexity involved with addressing ORS 197.304, the City of Springfield chose to phase adoption of various amendments to the Plan. To address OAR 660-009-0015(1) and (4), the City of Springfield prepared an Economic Opportunities Analysis (EOA) to review “the types and amounts of industrial and other employment uses likely to occur in the planning area”. The EOA identified “Medical Services” as a Target Industry and typically located in Plan Designations Commercial, Commercial Mixed Use, High Density Residentiial Mixed Use, Light Medium Industrial Mixed use or Medium Density Mixed use, or Mixed Use. The City of Springfield inventory of Commercial Industrial Buildable Land (CIBL) identified the Subject Property as vacant Campus Industrial Land. The CIBL also concluded there were not enough large vacant sites within the City of Springfield UGB to accommodate the projected economic growth. Relevant City of Springfield economic development strategies1 include: Provide sites with a variety of site characteristics to meet both commercial and industrial economic opportunities, including sites that are available for relatively fast development. This includes large sites for major employers. Support and assist existing businesses within Springfield by assessing what kind of assistance businesses need and developing programs to meet that need. Attract and develop new businesses, especially those related to regional business clusters. The City would like to build on the developing health care cluster, promote development of high-tech businesses, and attract sustainable businesses. Maintain flexibility in planning through providing efficient planning services and developing planning policies to respond to the changing needs of businesses. On December 5, 2016, the City of Springfield adopted Ordinance No. 6361 amending the Springfield urban growth boundary and adopting the Springfield 2030 Comprehensive Plan (2030 Plan) Economic and Urbanization Policy Elements. The 2030 Economic Element provides policy direction to address the community’s commercial, industrial, and other employment development needs and supplants the Economic Element in the Metro Plan. The new In-Patient Rehabilitation Facility requires a site approximately 4.99 acres in size. Based on data provided by LCOG on June 1, 2023, inside the City of Springfield there are no vacant lots between 4.0 to 8.0 acres in size currently zoned Community Commercial or 1 CIBL – EOA Summary, August 2015. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 14 of 21 Medical Services. There are two vacant lots zoned Mixed Use Commercial that fall within this size range located on the PeaceHealth RiverBend campus across from the hospital. Although the MUC zone would allow an In-Patient Rehabilitation Facility, it is vital that the two properties remain available for uses that require proximity to the hospital. The Plan amendment will allow the Subject Property to be designated Commercial and fulfill a key economic goal to support the health care cluster. The new In-Patient Rehabilitation Facility will provide a medical service offering patients a transition between services provided in a hospital and those typically available in an assisted care facility. The Subject Property is located close to other major medical facilities including the PeaceHealth RiverBend and McKenzie Willamette hospitals. The Subject Property is within a block of frequent transit service and bike routes. The Plan amendment will not have an adverse impact availability of suitable sites for a variety of economic activities. The Plan amendment will provide the following economic benefits: 1. The change in plan designation will stimulate development of an underutilized portion of the RiverBend Campus and result in a more efficient land use pattern. 2. Strengthen the medical services sector in the City of Springfield helping to address a “target industry”. 3. Development of the site for the planned In-Patient Rehabilitation Facility is expected to add approximately 150 jobs and result in direct and indirect benefits to the local economy. For further information regarding the Plan amendment’s compliance with the City of Springfield 2030 Economic Element, please refer to the analysis below regarding SDC 5.14.135(B). GOAL 10: Housing- To provide for the housing needs of citizens of the state. Goal 10 is intended to provide for the housing needs of the citizens of the State. This Goal is primarily implemented through the provisions of the Plan. The proposed Plan Amendment does not impact the buildable land supply for housing. The new expanded IPF will initially provide 50 beds for those needing 24-hour medical care exceeding what is typically offered in an assisted care facility or nursing home. The size of the site will allow the facility to add 10 more beds in the future. The facility will not provide the complete services of a hospital so being close to the two hospitals in Springfield will be beneficial. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 15 of 21 GOAL 11: Public Facilities and Services- to plan and develop a timely, orderly and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. The Subject Property is located in the City of Springfield and a full range of urban services are available to serve the site and the anticipated development. The Plan amendment will not affect the City or other service providers’ ability to provide public services. GOAL 12: Transportation- To provide and encourage a safe, convenient and economic transportation system. The intent of Goal 12 is implemented through the provisions of the State Transportation Planning Rule (TPR) (OAR 660, Division 12) which was adopted by LCDC in 1991. OAR 660-012-0060(1) requires that amendments to functional plans, acknowledged comprehensive plans, and land use regulations which significantly affect a transportation facility shall assure that allowed land uses are consistent with the identified function, capacity, and level of service of the facility. To determine whether the proposed amendments will significantly affect a transportation facility, the TPR lists specific criteria against which the proposed amendments are to be evaluated. The TPR provides that a plan or land use regulation amendment significantly affects a transportation facility if it: (a) Changes the functional classification of an existing or planned transportation facility; (b) Changes standards implementing a functional classification system; (c) Allows types or levels of land uses which would result in levels of travel or access which are inconsistent with the functional classification of a transportation facility; or, (d) Would reduce the level of service of the facility below the minimum acceptable level identified in the TSP (Transportation System Plan). For a complete analysis of how the application meets Goal 12 and the Transportation Planning Rule, please see Exhibit H - Traffic Impact Analysis and Transportation Planning Rule Analysis prepared by Sandow Engineering. GOAL 13: Energy Conservation- To conserve energy. The Subject Property does not contain any non-renewable energy resources on the property. The proposed Plan amendment will not amend or affect any land use regulations enacted to implement Goal 13. All new development will be required to comply with local, state and federal codes related to energy conservation. Goal 13 is not applicable. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 16 of 21 GOAL 14: Urbanization- To provide an orderly and efficient transition from rural to urban land use, to accommodate urban population and urban employment inside urban growth boundaries, to ensure efficient use of land, and to provide for livable communities. The Subject Property is in the Springfield Urban Growth Boundary and inside the city limits. This Plan amendment does not propose to expand the Urban Growth Boundary thus does not require a review of the transition of rural to urban land uses. Therefore, the provisions of Goal 14 and OAR Chapter 660, Division 24 (Urban Growth Boundaries) are not applicable. GOALS 15-19 Goals 15 through 18 are inapplicable to this application as they are geographically oriented and only apply to the Willamette River Greenway and coastal resources. (B) Plan inconsistency: (1) In those cases where the Metro Plan applies, adoption of the amendment shall not make the Metro Plan internally inconsistent. The Plan amendment is a request to change the Plan designation for a specific site and does not include any proposed changes to the Plan text. Adoption of the Plan amendment will not cause any internal inconsistencies in the Metro Plan. (2) In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent with the Springfield Comprehensive Plan. (6331) The Plan amendment is consistent with the Springfield Comprehensive Plan including the policies listed below in bold italics: Policy E.3 Work with property owners and their representatives to ensure that prime development and redevelopment sites throughout Springfield and its Urban Growth Boundary that are designated for employment use are preserved for future employment needs and are not subdivided or used for non -employment uses. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 17 of 21 The Plan amendment will facilitate development of an underutilized land and allow an in- patient rehabilitation facility to be developed on the site bringing about 150 new jobs to the City of Springfield at about 30 employees per acre. Policy E.6 Facilitate short term and long term redevelopment activity and increased efficiency of land use through the urban renewal program, updates to refinement plans and the development review process. The Plan amendment will facilitate efficient land use by increasing the overall intensity and density of the uses on the PeaceHealth RiverBend Annex campus. Policy E.7 Where possible, concentrate development on sites with existing infrastructure or on sites where infrastructure can be provided relatively easily and at a comparatively low cost. The Plan amendment concentrates development within the city limits on a site with available infrastructure for public facilities and services. Policy E.16 Consider the economic opportunities provided by transportation corridors and seek to maximize economic uses in corridors that provide the most optimal locations and best exposure for existing and future commercial and industrial uses. The Plan amendment will stimulate development on a multi-modal transportation corridor. The new employees will increase ridership on the Lane County Transit District’s Emerald Express (EmX) bus rapid transit system as well as the use of the bike routes. Policy E.28 Increase the potential for employment in the regional industry clusters, including: Health Care, Communication Equipment, Information Technology (Software), Metals (Wholesalers), Local Food and Beverage Production and Distribution, Specialty Agriculture, Wood & Forest Products, and Transportation Equipment. The Plan amendment will facilitate development of a new in-patient rehabilitation facility increasing employment in the Health Care industry. This Plan amendment will increase the Health Care cluster in the Gateway area of the City. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 18 of 21 Policy E.40 Provide the services, infrastructure, and land needed to attract the identified industry clusters, especially where they can increase economic connectivity among businesses. The Plan amendment will increase the amount of land available for community commercial uses including the proposed in-patient rehabilitation facility. PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 19 of 21 V. ZONE CHANGE APPROVAL CRITERIA & FINDINGS OF FACT SDC 5.22.115 (C) Zoning Map Amendment Criteria of Approval (1) Consistency with applicable Metro Plan policies and the Metro Plan Diagram; Following approval of the amendment to change the Plan Diagram designation from Campus Industrial to Commercial, the zoning map amendment will be consistent. There are no mandatory Metro Plan policies related to the proposed zoning. (2) Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; The Subject Property is within the boundary of the Gateway Refinement Plan adopted on November 9, 1992. In 1992, the Subject Property was shown on the land use diagram as part of the McKenzie-Gateway Special Light Industrial site. Below are applicable Gateway Refinement Plan policies in bold italics followed by the applicant’s findings. 8.0 Provide for an efficient and flexible transportation system for the McKenzie-Gateway SLI Site. 9.0 Improve the appearance and effectiveness of the main approaches to the McKenzie-Gateway SLI Site. . . . Through substantial public and private investments, significant capital improvements have improved the transportation system serving the McKenzie-Gateway SLI Site. The proposed Zone Change will not have an adverse impact on the transportation system. The planned development will increase potential transit riders using the nearby EmX stations. 10.0 Mitigate the impacts of incremental (SLI) development on existing on- site (non-SLI) uses occupying the McKenzie-Gateway SLI Site. Policy 10.0 recognized that full development of the McKenzie-Gateway SLI Site would likely occur incrementally. The Subject Property is located at the southwest corner of the RiverBend Annex campus. The impetus for the proposed Zone Change is the proposed use PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 20 of 21 of the Subject Property for a new expanded PeaceHealth RiverBend In-Patient Rehabilitation Facility. Through the site plan review process, any development will be required to comply with SDC standards including requirements for landscaping, building setbacks, parking, etc. Development of the Subject Property will be compatible with surrounding land uses including the remaining portion of the RiverBend Annex campus. 11.0 Ensure that development plans adequately consider the site’s natural landscape features and amenities, and provide for the development needs of future developers. The proposed Zone Change to Medical Services will allow different uses than the existing CI Campus Industrial zone but many of the development standards, such as landscape requirements for parking areas and stormwater management will remain the same. The site plan review process requires that developers adequately consider existing site conditions. 12.0 Encourage the preservation and/or enhancement of reminders of the area’s rich agricultural heritage, which are found in the McKenzie - Gateway SLI area. The policy above is directed towards the City of Springfield encouraging historic preservation but is not a mandatory policy for reviewing a zone change request. The Subject Property contains a small remnant of a significantly larger filbert orchard to the west of the site. The applicant will consider ways to provide a reminder of the area’s rich agricultural heritage such as a commemorative plaque or display of historic photos in the building. Regardless of zoning, any new development will require changes in grade making it impracticable to retain the orchard. 13.0 Ensure adequate storm drainage management planning emphasizing the minimization of negative impacts on water quality and quantity resulting from McKenzie -Gateway SLI Site development. Any development of the Subject Property will require compliance with City, state and federal water quality standards and to review of proposed storm drainage for the site. (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; PeaceHealth – RiverBend Annex IPF Plan Amendment/Zone Change Narrative September 29, 2023 - Page 21 of 21 The Subject Property is within the City limits and is presently provided with adequate public facilities, services and transportation networks to support the planned use. (4) Meet the approval criteria specified in SDC 5.14.100 when involving a Metro Plan Diagram amendment; and The findings provided above related to SDC 5.14.100 are hereby incorporated by reference. (5) Compliance with Oregon Administrative Rule (OAR) 660 -012- 0060, where applicable. (6443) The applicant retained a licensed traffic engineer (Sandow Engineering) to prepare a Traffic Impact Analysis and Transportation Planning Rule Analysis. The report contains the following findings: • The addition of development trips does not trigger any intersections to not meet the LOS standards. • The intersection of Gateway Street at Beltline Road currently operates at LOS F during the PM peak hour. The zone change and proposed use will add less than a 3% increase in trips. This trip increase is insignificant in terms of impact on the intersection. Therefore, no mitigation is recommended. • The addition of development traffic does not substantially increase queuing conditions. • There is no off-site mitigation needed for this development. • TPR findings are demonstrated to be met. Based upon the findings above, the zone change complies with the Transportation Planning Rule (TPR). For further information, refer to Exhibit I – Traffic Impact Analysis and Transportation Planning Rule Analysis. VI. CONCLUSION The proposed amendments to the Metro Plan Diagram and the Springfield Zoning Map will stimulate development of the Subject Property and help strengthen the local economy. This written narrative, exhibits, and technical reports provide substantial evidence to support approval of the Plan Amendment and Zone Change applications. ((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((( ((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((( (((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((( (((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((( R R R R (( ( ( ( ( (( ((( (( ( (( ( ( ( (( ( ( ( ( ( ( ( ( ((( ( ( ( ( ( ( ( ( ( ( ( ( (( ( ( ( (( ( ( ( R R S00°00'39"ES00°00'39"E154.16'289.28'S89°59'21"W26.21' S59°59'21"W 3.46' APPROX 1/4 COR 5' LC=46 0 .8 1 '68'68'N89°46'52"W 34'34' 377.16'44.91R=32 S 4 4 %3 7'56"E55'25'36'36'36'34'34'36'7'7'34'N89°46'52"W 34'50' N 89°56'00" E 1651.35' (CO. RD. 209) (CO. RD. 90)DEADMOND FERRY ROAD INTERNATIONAL WAY GAME FARM ROAD EAST (CO. RD. 2 0 9 )BALDY VI EW DRI VEDEADMOND FERRY ROADMAPLE ISLAND ROADGAME F ARM RD. NORT HCOUGAR - STATION "S" NO. 1 BONNEVILLE POWER ADMINISTRATION 2308+16.3 =32°34'20" RTW. RHEADLC 44 ESE COR A.C. STEVENS DLC 45 NE COR W. STEVENS DLC 46 SE COR DLC 45 A.C. STEVENS NE COR S 89°59'20" E 1624.26' N81°41'47"W R=290.83' LC=290.83' '66 S 47°24'22" E 599.68' S 60°46'21" E 569.53' S 67°33'50" E376.94'91.87'N 89°56'00" E 3498.13' 52.84' 358.38'713.97'S 00°00'39" E975.37'S 00°00'39" E265.46'S 89°56'00" WN 00°00'39" W 975.55'34.96' 35.23' 27.01' N81°50'17" LC=276.44'R=966' 9=R'17.172=CL N 00°00'39" W 795.48'N 89°57'19" E 623.70'N 00°00'39" W 893.46'N89°59'50"E - 737.88' N89°46'52"W 376.98'S 00°31'00" W 803.96'N0°31'E - 640.19'659.85'115' N89°59'E 205'N89°59'E 973.55' N89°47'06"W - 1038.5'N44°56'12"W28.22'N0°12'07"E - 864.25'N45°12'31"E 28.28' S89°47'06"E 963.16'S0°30'45"W - 899.31'N 67 °5 2 '2 8 "W L C =71 .1 1'LC=20.38'R=41.5'R=30'236.23'55.41'S85°06'32"E 649.86' EAST 400.21'218.98'50'50'S89°13'30"W (B.P.A.) N 89°56'00" E S6°15'E - 488.6' (DEED)S89°55'E - 879.8'S6°15'E - 238.3'S89°44'E - 614.4' S 3 3 ° 3 4' E N89°44'W - 1605' S 3 3 ° 4 4'2 4 " E 64.26'123.28' S89°55'E N11°25'50"E-176.75'S1°45'20"W154'19.36' S89°55'E 7.0' 160'268.21' 242' 34.05' 1 7 8 . 3 1' 162.54' N89°44'W150.86'9 6 .3 1' 231.95'81.54'65.76'225.5'SOUTHS 89°56'16" W - 231.53'55.4'S89°56'W - 275.81'175' 175'250'SOUTH60' 60'SOUTH250'(169.8') EAST (NORTH 274.2') 169.8'(274.2')81.6' 81.6'SOUTH274.2'85' 85'269.2'269.2'269.2'80' 80'N2 6 °38'W 30 6 .6' N89°55'W 159'N2 6 ° 3 8'W - 30 6 . 7 'S26 °38 'E - 3 06.7' 159'512 'N2 6 ° 3 8'W - 512' 119.56' 119.56'S26 °38 'E - 3 88.4'188.4'200 ' EAST - 191' WEST - 251' 60' 109.5' 60' 315.53' 254.01'N0°00'39"W389.95'S 89°56'00" W 686.62'975.54'N 00°00'39" W216.94'233.35'N0°12'28"E - 1826.61'796.96'891.65'177.88'N0°09'28"EN89°56'E125.12' 237.55' 85.24' 283.61' N89°59'06"E 27'N0°00'54"WS77°07'54"E290.93' 227.65' 365.55'S 06°24'00" E 481.07'40'2 8 6. 9' 440.2'N0°08'04"E362.17'NORTH - 27.64 CHS = 1824.24' (G.L.O.)NORTH LINE DLC NO. 45 WEST - 91.74 CHS = 6054.84' (G.L.O.) S 59° E 651' S 65° E 203' S 55° E 388' N 83° E 4 96 ' S 74° E 317'N 7 8 ° E 5 2 7 ' S 6 3 ° E 6 6 2'132'S 73° E 585' N 8 0° E 1 4 2 5' S 66° E 726' S 61° E 462' N 8 0 ° E 383 'S 83° E 528'N 6 7 ° E 2 1 8 'SOUTH 310'SOUTH133.4'85'S 3 1 ° E 3 0 4 ' N 7 6 ° E 1 4 0 5 ' N 55° W 785' S 72° E 1020'SOUTHS 89°46'52" E 377.34'S 00°31'00" W 580.53'35.53' S 45°13'30" W S 89°56'00" W 532.90' LC = 412.61'N 44°37'56" W = 90°17'52"R = 291.00'L = 458.61' 49.94'N 01°46'00" W 51.54'N 13°59'00" E 50.39'N 07°27'00" WN 00°31'00" E 751.39'121.08'N 47°28'15" E111.32' 22.30' 14.00'M/LR=60.00'S 05°17'29" WLC=78.07'R=100.00' S 29°26'33" WLC=41.45' R=100.00' S 43°19'13" W LC=38.49' R=35.00'S 30°47'35" WLC=20.83' R=112.00' N 67°52'51" E LC=41.01'R=65.00' S 72°02'55" E LC=52.25' R=45.00' S 61°22'39" E LC=22.06'N 00°00'39" W 326.40'N 11°39'21" E 227.48'240.08' 3 6 0.7 1' C/L BY DEEDVOL 412 PG 413 C/L BY S.20782 (1977)532.08'N 87°26'00" E 362.71' 619.00'S 00°31'00" W215.00'N 89°46'52" W 328.50' 284.50' N 44°47'12" W 28.29'324.01'136.00'N 00°13'08" E213.92'614.99' 330.49' N 89°58'03" W 284.50' N 89°59'35" E 379.08'204.28'345.50'213.00'N 00°00'58" E336.78'973.43'579.87'981.71'S01°41'36"W 277.23'S01°46'43"W 277.06'170.78'N12°41'22"W152.52' S89°56'00"W122.62'S26° 39'56"E166.45 ' N89°56'E 81.42' 45'5 5.1 5'S49°42'26"W 84.78'9 4 -P 0 5 0 0 9 4 -P 0 5 0 1 9 3 -P 0 4 2 1 2008- P2297 15 14 22 23 279.24'11.53'31.83'61.88'35.43'7.01'137.00'3.20'6.0'48.42' N84°44'43"E L C =1 0 6 .2 0 ' N 7 7 °0 7 '5 2 "E R =6 0 0 'R=50'LC=48.51'R=20'N36°26'30"E15.13'LC=15.51' N37°29'40"E R=30'LC = 13.83 S36°51'18"E R =26'LC=34.91' N68°08'34"W R=40'N0°0'39"W44.24' N83°48'24"E 14.15' LC=22.08'N59°30'14"ER=27.00' LC=37.77'N26°33'59"ER=145.00'37.62'LC=41.58'N38°13'52"WR=50.00' 18.77' N84°44'56"W 102.51' 18.76' 35.25'LC=44.02' S41°58'54"E R=70' LC=35.37' S16°48'48"E R=270' 26.12' 12.18' PCL 1 PCL 2 PCL 1 (PCL 2) PCL 3 PCL 1 PCL 2 PCL 1 PCL 2 1 2 3 4 5 MCKENZIE RIVER MAPLE ISLAND SLOUGH 80.60 ACS 12.04 ACS 1500 2200 300 61.92' R=1034' LC=295.89' S.32484 S.36978 360.87'360.87'42.70'S 0°7'16" W9.49' 27.0' 0.33' 11.27' N15°35'15"ELC=34.20'N20°03'56"E SOUTH40'S26°47'00 "E - 311 . 0 5 ' 202.04'274.2'1 8 .26 '264.87'(360.44')N 00°12'28" EL IB E R T Y P R O F E S S IO N A L C E N T E R 9 4 -P 0 5 0 2 S89°58'03"E 331.42'100'100'2 2 .60' S89°56'00"W EAST83.33' 6 5. 3 3 '1800 2 0 2 2 -P 3 0 5 7 I.P. 3200 3400 3500 3300 98 1.71'459.96'644.93'N 89°46'52" W PCL 1 INITIAL POINT 2 0 2 2 -P 3 0 9 2 S 45866 0.18 AC 0.36 AC 1.18 AC 0.31 AC0.21 AC 1.17 AC1 AC0.53 AC0.49 AC0.51 AC1.1 AC0.35 AC0.9 AC0.33 AC0.55 AC 1.38 AC 0.3 AC 0.39 AC 13.01 AC 22.1 AC 0.41 AC 6.31 AC 13.82 AC6.19 AC7.05 AC 14.09 AC 92.64 AC 1.38 AC 13.17 AC 13.55 AC 0.14 AC 0.72 AC 2.38 AC 10.29 AC 0.13 AC28002700 1300 14001502 1600170019002000210037002300240026002900 3000 1200 1000 11011100 900 800 100200500 600 400 2500 3100 700 3600 1501 1802 3201 1801 004-90 019-00 004-01 004-04 004-78 004-62 004-22 004-22 004-78 004-38 004-78 SEE MAP 17031530 SEE MAP 17031500 SEE MAP 17031400 SEE MAP 17032200SEE MAP 17032220 SEE MAP 17032212 FOR ASSESSMENT ANDTAXATION ONLY S.E.1/4 SEC. 15 T.17S. R.3W. W.M.Lane County 1" = 200' CANCELLED 300 1500 2200 1800 3500 3300 3400 3200 17031540SPRINGFIELD SPRINGFIELD 17031540 LCATJCG - 2023-01-03 16:58 REVISIONS06/03/2011 - LCAT113 - CONVERT MAP TO GIS05/14/2012 - LCAT174 - CORRECTION TO TAX CODE 09/16/2014 - LCAT115 - CANC TL 1800 INTO 2014-P261402/26/2015 - LCAT115 - CODE CHANGE TL 2500 06/15/2015 - LCAT155 - LLA BETWEEN 2500 & 170322000040011/06/2018 - LCAT148 - CODE CHANGE TL 2300 & TL 240001/18/2019 - LCAT148 - CODE CHANGE TL 01700 04/08/2020 - LCAT148 - CODE CHANGE TL 180004/09/2020 - LCAT148 - CODE CHANGE TL 60006/21/2021 - LCAT174 - LLA BETWEEN TL 3400 & TL 3600 05/25/2022 - LCAT174 - CANC TL 1800 INTO 2022-P305701/03/2023 - LCAT174 - CANC 3200,3300,3400,3500 INTO 2022-P3092 PeaceHealth EXHIBIT A - Assessor’s Map Subject Property 6/22/23 2001000 400 Feet scale 1” = 400’NMap 17-03-15-40 Tax Lot 1000 Map 17-03-15-40 Tax Lots 800, 900, 1100 (portions) ± 6/22/23 PeaceHealth EXHIBIT C - Aerial Photo Map 17-03-15-40 Tax Lot 1000 Map 17-03-15-40 Tax Lots 800, 900, 1100 (portions) 150750 300 Feet scale 1” = 300’N Subject Property ±Cintas - Eugene Plant EXHIBIT A - Vicinity Map Subject Property 4/24/23 N EXISTING ZONING - Campus Industrial PROPOSED ZONING - Medical Services 5002500 1000 Feet scale 1” = 1000’PeaceHealth EXHIBIT E - Zoning Map Subject Property Subject Property 9/27/23E S T 58TH ST48TH STCROW RD 42ND STOAKWAY RDRI VER RDHWY 9 9 NSENECA RDRIVER RDJA SP ER RDGATEWAY STCHAMBERS STI-5I-5BERTELSEN RDI-5PARK AVE NI-5TERRYGAME FARM RD NECHO HOLLOW RDDANEBO35TH STW 11TH AVE RD AGATEW 5TH AVE BELTLINE RD CHAD W 1ST AVE W 7TH AVE W 11TH AVE TH URSTON RD E AMAZON DRHENDERSONWILLAMETTE STMAXWELL RD ROYAL AVE SPRING5TH STDELTA HWYGONYEACREST DR ISLAND PARK 31ST ST19TH STW D S T E 40TH GARDEN WAYBELTLINE RD 32ND STDONALD ST28TH STE 30TH AVE E 33RD AVEJEFFERSON STHARLOW RD W 28TH AVE 3 1 S T S T E 18TH AVE E 43RD AVE E 24TH AVECOBURG RDW 18TH AVE AIRPORT RD CITY VIEW STHILYARD STW 6TH AVEGREEN HILL RDGREEN ACRES MAIN ST M AIN ST IRVINGTON DR DIL L A R D R D W 7TH AVE BAILEY HILL RDGOODPASTUREGREEN HILL RDMARCOLA RDGAME FARM RDCO M M E R C I A L S T AGATE STNORKENZIE RDMOHAWK BLVDGARFIELD STAMAZON P K W YHWY 99 NSPENCER CREEK RDPRAIRIE RDPATTERSON STFRANKLIN BLVDBARGER AVE M c K E N Z I E H W Y C A M P CREEK RD WILLAGILLESPIEW AMAZON DRCAL YOUNG RD H AYD EN B RID GE R D PIONEER PKWYE U G -S PR HW Y AWBREY LN FRANKLIN BLVDN. DELTA HWYFOX HOLLOW RDLORANE HWYCOBURG RDH AYDEN BRIDGE RD BEACON DR E BELTLINE RDCLEAR LAKE RDNORTHWEST EXPRESSWAYWILLAMETTE STE 30TH AVE ROOSEVELT BLVD WILLOW CREEK RD BAILEY HILL RDCENT E N N I A L B L V D N O R T H W E S T E X P R E S S W A YCOBURG RDH WY 58 SPRI NGFI EL D - CRESWEL L HWYGIMPL HILL RD MCKENZIE VIEW DRIVE IRVING RD ROYAL AVE CREST DR CRESCENT DR I-105 HORN BEACON DR W W 13TH AVE W 11TH AVE W 29TH AVE ND ND NDND ND ND ND ND ND ND NDNDND 0 7,0 00 Fe et ± The in format ion on this m ap w as deri ved fro m dig ital databa ses on Lane Counc il of G overn ments ' reg ional geogra phic in forma tion s ystem . Care was ta ken in the cre ation o f this map, b ut it i s prov ided "as is". LCOG canno t acce pt any respo nsibili ty for errors, omissi ons, o r posi tional accura cy in t he dig ital da ta or the underl ying r ecords . Curr ent pla n des ignatio n, zoning , etc., for spe cific p arcels shoul d be co nfirm ed with th e appr opriat e gove rnmen tal en tity - E ugene , Spring field, or Lan e Cou nty - w ith res ponsi bility for planni ng and devel opmen t of th e parc el. Th ere are no warran ties, ex press or im plied, accom panyin g this produ ct. Howev er, no tificati on of any er rors w ill be a ppreci ated. Eu gen e-S pri ng fie ldMetropolitan Ar eaGeneral P l anPlan D iagram(The in te rpre ta ti on and p u rp os e of th e Pla n Dia gr a m, a nd d es cr ip ti o ns of t he l an d u ses a nd s y mb ol s sh o wn, a re c ont ai ne d i n Cha pte r II -G.)Urban Gr ow th BoundaryMetro Pla n BoundaryRailroadsRivers and P ondsOverlays:Mi xe d Us e Ar e asNodal Deve lop ment AreaWillamette Greenwa y Low Densit y Resi de ntialMedium Density ResidentialHigh De nsi ty ResidentialNodal D evelopmentCommercialMajor Ret ail Cente rHeavy Indust rial Special Heavy I ndustrialLight Medium Indust r ialCampus I ndustrialUniversity Re sear chGovernment & E duca tionParks and Open S pa ceNatural Resource Sand and Gr avelAgricultureForest La ndRural Resi dentialRural Commercia lRural Indus tr ialAirport Reser ve 12/31/2010 ND VAL ID AT 1 1x1 7 SCAL E ONL Y E S T 58TH ST48TH STCROW RD 42ND STOAKWAY RDRI VER RDHWY 9 9 NSENECA RDRIVER RDJA SP ER RDGATEWAY STCHAMBERS STI-5I-5BERTELSEN RDI-5PARK AVE NI-5TERRYGAME FARM RD NECHO HOLLOW RDDANEBO35TH STW 11TH AVE RD AGATEW 5TH AVE BELTLINE RD CHAD W 1ST AVE W 7TH AVE W 11TH AVE THURSTON RD E AMAZON DRHENDERSONWILLAMETTE STMAXWELL RD ROYAL AVE SPRING5TH STDELTA HWYGONYEACREST DR ISLAND PARK 31ST ST19TH STW D S T E 40TH GARDEN WAYBELTLINE RD 32ND STDONALD ST28TH STE 30TH AVE E 33RD AVEJEFFERSON STHARLOW RD W 28TH AVE 3 1 S T S T E 18TH AVE E 43RD AVE E 24TH AVECOBURG RDW 18TH AVE AIRPORT RD CITY VIEW STHILYARD STW 6TH AVEGREEN HILL RDGREEN ACRES MAIN ST M AIN ST IRVINGTON DR DIL L A R D R D W 7TH AVE BAILEY HILL RDGOODPASTUREGREEN HILL RDMARCOLA RDGAME FARM RDCO M M E R C I A L S T AGATE STNORKENZIE RDMOHAWK BLVDGARFIELD STAMAZON P K W YHWY 9 9 NSPENCER CREEK RDPRAIRIE RDPATTERSON STFRANKLIN BLVDBARGER AVE M c K E N Z I E H W Y C A M P CREEK RD WILLAGILLESPIEW AMAZON DRCAL YOUNG RD H AYD EN B RID GE R D PIONEER PKWYE U G -S PR HW Y AWBREY LN FRANKLIN BLVDN. DELTA HWYFOX HOLLOW RDLORANE HWYCOBURG RDH AYDEN BRIDGE RD BEACON DR E BELTLINE RDCLEAR LAKE RDNORTHWEST EXPRESSWAYWILLAMETTE STE 30TH AVE ROOSEVELT BLVD WILLOW CREEK RD BAILEY HILL RDCENT E N N I A L B L V D N O R T H W E S T E X P R E S S W A YCOBURG RDH WY 58 SPRI NGFI EL D - CRESWEL L HWYGIMPL HILL RD MCKENZIE VIEW DRIVE IRVING RD ROYAL AVE CREST DR CRESCENT DR I-105 HORN BEACON DR W W 13TH AVE W 11TH AVE W 29TH AVE ND ND NDND ND ND ND ND ND ND NDNDND 0 7,0 00 Fe et ± The in format ion on this m ap w as deri ved fro m dig ital databa ses on Lane Counc il of G overn ments ' reg ional geogra phic in forma tion s ystem . Care was ta ken in the cre ation o f this map, b ut it i s prov ided "as is". LCOG canno t acce pt any respo nsibili ty for errors, omissi ons, o r posi tional accura cy in t he dig ital da ta or the underl ying r ecords . Curr ent pla n des ignatio n, zoning , etc., for spe cific p arcels shoul d be co nfirm ed with th e appr opriat e gove rnmen tal en tity - E ugene , Spring field, or Lan e Cou nty - w ith res ponsi bility for planni ng and devel opmen t of th e parc el. Th ere are no warran ties, ex press or im plied, accom panyin g this produ ct. Howev er, no tificati on of any er rors w ill be a ppreci ated. Eu gen e-S pri ng fie ldMetropolitan Ar eaGeneral P l anPlan D iagram(The interpreta ti on an d pu rp os e o f th e Pla n Dia gr a m, a n d des cr ipti o ns of t he l an d u se s a nd s y mbol s sh o wn, a re c o nt ai ned i n Cha pte r II -G.)Urban Gr ow th BoundaryMetro Pla n BoundaryRailroads Rivers and P onds Ov erl ays : Mi xe d Us e Are as Nodal Deve lop ment Area Wil la mette Greenwa y Low Density Resi de nt ialMedium Density ResidentialHigh De nsi ty Residential Nodal D evelopment Commer cial Major Retail Cente r Heavy Indust rial Special Heavy I ndustrialLight Medium Industr ialCampus I ndustrial Univ ersity Re sear ch Gover nme nt & E duca tion Park s and Open S pa ce Natur al Resource Sand and Gr avelAgricultureForest La nd Rur al Resi dential Rur al Commercia l Rur al Indus tr ial Airport Reser ve 12/3 1/2 010 ND VAL ID AT 1 1x1 7 SCAL E ONL Y PeaceHealth EXHIBIT D - Plan Map 6/22/23N EXISTING PLAN DESIGNATION - Campus Industrial PROPOSED PLAN DESIGNATION - Commercial 10005000 2000 Feet scale 1” = 2000’ E ST 58TH ST48TH STCROW RD 42ND STOAKWAY RDRIVER RDHWY 9 9 NSENECA RDRIVER RDJASPER RDGATEWAY STCHAMBERS STI-5I-5BERTELSEN RDI-5PARK AVE NI-5TERRYGAME FARM RD NECHO HOLLOW RDDANEBO35TH STW 11TH AVE RD AGATEW 5TH AVE BELTLINE RDCHAD W 1ST AVE W 7TH AVE W 11TH AVE THURSTON RD E AMAZON DRHENDERSONWILLAMETTE STMAXWELL RD ROYAL AVE SPRING5TH STDELTA HWYGONYEACREST DR ISLAND PARK 31ST ST19TH STW D ST E 40THGARDEN WAYBELTLINE RD 32ND STDONALD ST28TH STE 30TH AVE E 33RD AVEJEFFERSON STHARLOW RD W 28TH AVE 3 1 S T S T E 18TH AVE E 43RD AVE E 24TH AVECOBURG RDW 18TH AVE AIRPORT RD CITY VIEW STHILYARD STW 6TH AVEGREEN HILL RDGREEN ACRES MAIN ST MAIN ST IRVINGTON DR DI L LARD RD W 7TH AVE BAILEY HILL RDGOODPASTUREGREEN HILL RDMARCOLA RDGAME FARM RDC O M M E RCIA L S T AGATE STNORKENZIE RDMOHAWK BLVDGARFIELD STAMAZON P K WYHWY 99 NSPENCER CREEK RDPRAIRIE RDPATTERSON STFRANKLIN BLVDBARGER AVE M c K E N Z I E H W Y C A M P CREEK RD WILLAGILLESPIEW AMAZON DRCAL YOUNG RD HAYDEN BRIDGE RD PIONEER PKWYEUG-SPR HWY AWBREY LN FRANKLIN BLVDN. DELTA HWYFOX HOLLOW RD LORANE HWYCOBURG RDHAYDEN BRIDGE RD BEACON DR E BELTLINE RDCLEAR LAKE RDNORTHWEST EXPRESSWAYWILLAMETTE STE 30TH AVE ROOSEVELT BLVD WILLOW CREEK RD BAILEY HILL RDCENTENNIAL BLVD N O R T H WE S T E X P R E S S WA YCOBURG RDH WY 58 SPRI NGF I EL D - CRESWEL L HWYGIMPL HILL RD MCKENZIE VIEW DRIVEIRVING RD ROYAL AVE CREST DR CRESCENT DR I-105 HORNBEACON DR W W 13TH AVE W 11TH AVE W 29TH AVE NDND NDND ND ND ND ND ND NDNDNDND 0 7,0 00 Fe et ± The in format ion on this map w as deri ved fro m dig ital databa ses on Lane Counc il of G overn ments' reg ional geogra phic in forma tion s ystem . Care was ta ken in the cre ation o f this map, b ut it i s prov ided "as is". LCOG canno t acce pt any respo nsibili ty for errors, omissi ons, or posi tional accura cy in t he dig ital data or the underl ying r ecords . Curr ent pla n des ignatio n, zoning , etc., for spe cific p arcels shoul d be co nfirm ed with th e appr opriat e gove rnmen tal en tity - E ugene , Spring field, or Lan e Cou nty - with res ponsibility for planning and devel opmen t of th e parc el. Th ere are no warran ties, ex press or im plied, accompanyin g this product. Howev er, notificati on of any er rors w ill be a ppreci ated. Eugen e-Spri ngfie ldMetropolitan Ar eaGeneral PlanPlan D iagram(The interpretati on and purpos e of the Plan Dia gr am, and descr ipti ons of t he land uses and s ymbol s shown, are contained i n Chapter II -G.)Urban Gr owth BoundaryMetro Pla n BoundaryRailroadsRivers and PondsOverlays:Mixed Use Are asNodal Deve lop ment AreaWillamette Greenwa y Low Density ResidentialMedium Density ResidentialHigh De nsi ty ResidentialNodal D evelopmentCommercialMajor Retail CenterHeavy Industrial Special Heavy I ndustrialLight Medium IndustrialCampus I ndustrialUniversity Re searchGovernment & Educa tionParks and Open Spa ceNatural Resource Sand and GravelAgricultureForest La ndRural Resi dentialRural Commercia lRural IndustrialAirport Reserve12/31/2010NDVALID AT 11x17 SCALE ONLY Subject Property E ST 58TH ST48TH STCROW RD 42ND STOAKWAY RDRI VER RDHWY 9 9 NSENECA RDRIVER RDJASPER RDGATEWAY STCHAMBERS STI-5I-5BERTELSEN RDI-5PARK AVE NI-5TERRYGAME FARM RD NECHO HOLLOW RDDANEBO35TH STW 11TH AVE RD AGATEW 5TH AVE BELTLINE RD CHAD W 1ST AVE W 7TH AVE W 11TH AVE THURSTON RD E AMAZON DRHENDERSONWILLAMETTE STMAXWELL RD ROYAL AVE SPRING5TH STDELTA HWYGONYEAC R E S T D R ISLAND PARK 31ST ST19TH STW D S T E 40TH GARDEN WAYBELTLINE RD 32ND STDONALD ST28TH STE 30TH AVE E 33RD AVEJEFFERSON STHARLOW RD W 28TH AVE 3 1 S T S T E 18TH AVE E 4 3 R D A V E E 24TH AVE COBURG RDW 18TH AVE AIRPORT RD CITY VIEW STHILYARD STW 6TH AVEGREEN HILL RDGREEN ACRES MAIN ST MAIN ST IRVINGTON DR DILL A R D R D W 7TH AVE BAILEY HILL RDGOODPAS T U R EGREEN HILL RDMARCOLA RDGAME FARM RDCO M M E R CIA L S T AGATE STNORKENZIE RDMOHAWK BLVDGARFIELD STAMAZON P K W YHWY 9 9 NSPENCER CREEK RD PRAIRIE RDPATTERSON STFRANKLIN BLVDBARGER AVE M c K E N Z I E H W Y C A M P CREEK RD WILLAGILLESPIEW AMAZON DRCAL YOUNG RD HAYDEN BRIDGE RD PIONEER PKWYE U G -SPR HW Y AWBREY LN FRANKLIN BLVDN. DELTA HWYFOX HOLLOW RDL O R A N E HWYCOBURG RDHAYDEN BRIDGE RD BEACON D R E BELTLINE RDCLEAR LAKE RD NORTHWEST EXPRESSWAYWILLAMETTE STE 30TH AVE ROOSEVELT B LVD WILLOW CREEK RD BAILEY HILL RDCENT E N N I A L B L V D N O R T H W E S T E X P R E S S W A Y COBURG RDHWY 58 SPRI NGF I EL D - CRESWEL L HWYGIMPL HILL RD MCKENZIE VIEW DRIVE IRVING RD ROYAL AVE CREST DR CRESCENT DR I-105 HORN BEACON DR W W 13TH AVE W 11TH AVE W 29TH AVE ND ND NDND ND ND ND ND ND ND NDNDND 0 7,000 Feet ± The information on this map was derived from digital databases on Lane Council of Governments' regional geographic information system. Care was taken in the creation of this map, but it is provided "as is". LCOG cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. Current plan designation, zoning, etc., for specific parcels should be confirmed with the appropriate governmental entity - Eugene, Springfield, or Lane County - with responsibility for planning and development of the parcel. There are no warranties, express or implied, accompanying this product. However, notification of any errors will be appreciated. Eugene-Springfield Metropolitan Area General Plan Plan Diagram (The interpretation and purpose of the Plan Diagram, and descriptions of the land uses and symbols shown, are contained in Chapter II-G.) Urban Growth Boundary Metro Plan Boundary Railroads Rivers and Ponds Overlays: Mixed Use Areas Nodal Development Area Willamette Greenway Low Density Residential Medium Density Residential High Density Residential Nodal Development Commercial Major Retail Center Heavy Industrial Special Heavy Industrial Light Medium Industrial Campus Industrial University Research Government & Education Parks and Open Space Natural Resource Sand and Gravel Agriculture Forest Land Rural Residential Rural Commercial Rural Industrial Airport Reserve 12/31/2010 ND VALID AT 11x17 SCALE ONLY E ST 58TH ST48TH STCROW RD 42ND STOAKWAY RDRI VER RDHWY 9 9 NSENECA RDRIVER RDJASPER RDGATEWAY STCHAMBERS STI-5I-5BERTELSEN RDI-5PARK AVE NI-5TERRYGAME FARM RD NECHO HOLLOW RDDANEBO35TH STW 11TH AVE RD AGATEW 5TH AVE BELTLINE RD CHAD W 1ST AVE W 7TH AVE W 11TH AVE THURSTON RD E AMAZON DRHENDERSONWILLAMETTE STMAXWELL RD ROYAL AVE SPRING5TH STDELTA HWYGONYEACREST DR ISLAND PARK 31ST ST19TH STW D S T E 40TH GARDEN WAYBELTLINE RD 32ND STDONALD ST28TH STE 30TH AVE E 33RD AVEJEFFERSON STHARLOW RD W 28TH AVE 3 1 S T S T E 18TH AVE E 4 3 R D A V E E 24TH AVE COBURG RDW 18TH AVE AIRPORT RD CITY VIEW STHILYARD STW 6TH AVEGREEN HILL RDGREEN ACRES MAIN ST MAIN ST IRVINGTON DR DILL A R D R D W 7TH AVE BAILEY HILL RDGOODPASTUREGREEN HILL RDMARCOLA RDGAME FARM RDCO M M E R CI A L S T AGATE STNORKENZIE RDMOHAWK BLVDGARFIELD STAMAZON P K W YHWY 9 9 NSPENCER CREEK RDPRAIRIE RDPATTERSON STFRANKLIN BLVDBARGER AVE M c K E N Z I E H W Y C A M P CREEK RD WILLAGILLESPIEW AMAZON DRCAL YOUNG RD HAYDEN BRIDGE RD PIONEER PKWYE U G -S PR HW Y AWBREY LN FRANKLIN BLVDN. DELTA HWYFOX HOLLOW RDLORANE HWYCOBURG RDHAYDEN BRIDGE RD BEACON DR E BELTLINE RDCLEAR LAKE RDNORTHWEST EXPRESSWAYWILLAMETTE STE 30TH AVE ROOSEVELT BLVD WILLOW CREEK RD BAILEY HILL RDCENT E N N I A L B L V D N O R T H W E S T E X P R E S S W A Y COBURG RDHWY 58 SPRI NGF I EL D - CRESWEL L HWYGIMPL HILL RD MCKENZIE VIEW DRIVE IRVING RD ROYAL AVE CREST DR CRESCENT DR I-105 HORN BEACON DR W W 13TH AVE W 11TH AVE W 29TH AVE ND ND NDND ND ND ND ND ND ND NDNDND 0 7,000 Feet ± The information on this map was derived from digital databases on Lane Council of Governments' regional geographic information system. Care was taken in the creation of this map, but it is provided "as is". LCOG cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. Current plan designation, zoning, etc., for specific parcels should be confirmed with the appropriate governmental entity - Eugene, Springfield, or Lane County - with responsibility for planning and development of the parcel. There are no warranties, express or implied, accompanying this product. However, notification of any errors will be appreciated. Eugene-Springfie ld Metropolitan Area General Plan Plan Diagram (The interpretation and purpose of the Plan Diagram, and descriptions of the land uses and symbols shown, are contained in Chapter II-G.) Urban Growth Boundary Metro Plan Boundary Railroads Rivers and Ponds Overlays: Mixed Use Areas Nodal Development Area Willamette Greenway Low Density Residential Medium Density Residential High Density Residential Nodal Development Commercial Major Retail Center Heavy Industrial Special Heavy Industrial Light Medium Industrial Campus Industrial University Research Government & Education Parks and Open Space Natural Resource Sand and Gravel Agriculture Forest Land Rural Residential Rural Commercial Rural Industrial Airport Reserve 12/31/2010 ND VALID AT 11x17 SCALE ONLY E ST 58TH ST48TH STCROW RD 42ND STOAKWAY RDRI VER RDHWY 9 9 NSENECA RDRI VER RDJASPER RDGATEWAY STCHAMBERS STI-5I-5BERTELSEN RDI-5PARK AVE NI-5TERRYGAME FARM RD NECHO HOLLOW RDDANEBO35TH STW 11TH AVE RD AGATEW 5TH AVE BELTLINE RD CHAD W 1ST AVE W 7TH AVE W 11TH AVE THURSTON RD E AMAZON DRHENDERSONWILLAMETTE STMAXWELL RD ROYAL AVE SPRING5TH STDELTA HWYGONYEACREST DR ISLAND PARK 31ST ST19TH STW D S T E 40TH GARDEN WAYBELTLINE RD 32ND STDONALD ST28TH STE 30TH AVE E 33RD AVEJEFFERSON STHARLOW RD W 28TH AVE 3 1 S T S T E 18TH AVE E 4 3 R D A V E E 24TH AVE COBURG RDW 18TH AVE AIRPORT RD CITY VIEW STHILYARD STW 6TH AVEGREEN HILL RDGREEN ACRES MAIN ST MAIN ST IRVINGTON DR DILL A R D R D W 7TH AVE BAILEY HILL RDGOODPASTUREGREEN HILL RDMARCOLA RDGAME FARM RDCO M M E R CIA L S T AGATE STNORKENZIE RDMOHAWK BLVDGARFIELD STAMAZON P K W YHWY 9 9 NSPENCER CREEK RDPRAIRIE RDPATTERSON STFRANKLIN BLVDBARGER AVE M c K E N Z I E H W Y C A M P CREEK RD WILLAGILLESPIEW AMAZON DRCAL YOUNG RD HAYDEN BRIDGE RD PIONEER PKWYE U G -SPR HW Y AWBREY LN FRANKLIN BLVDN. DELTA HWYFOX HOLLOW RDLORANE HWYCOBURG RDHAYDEN BRIDGE RD BEACON DR E BELTLINE RDCLEAR LAKE RDNORTHWEST EXPRESSWAYWILLAMETTE STE 30TH AVE ROOSEVELT BLVD WILLOW CREEK RD BAILEY HILL RDCENT E N N I A L B L V D N O R T H W E S T E X P R E S S W AY COBURG RDHWY 58 SPRI NGF I EL D - CRESWEL L HWYGIMPL HILL RD MCKENZIE VIEW DRIVE IRVING RD ROYAL AVE CREST DR CRESCENT DR I-105 HORN BEACON DR W W 13TH AVE W 11TH AVE W 29TH AVE ND ND NDND ND ND ND ND ND ND NDNDND 0 7,000 Feet ± The information on this map was derived from digital databases on Lane Council of Governments' regional geographic information system. Care was taken in the creation of this map, but it is provided "as is". LCOG cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. Current plan designation, zoning, etc., for specific parcels should be confirmed with the appropriate governmental entity - Eugene, Springfield, or Lane County - with responsibility for planning and development of the parcel. There are no warranties, express or implied, accompanying this product. However, notification of any errors will be appreciated. Eugene-Springfield Metropolitan Area General Plan Plan Diagram (The interpretation and purpose of the Plan Diagram, and descriptions of the land uses and symbols shown, are contained in Chapter II-G.) Urban Growth Boundary Metro Plan Boundary Railroads Rivers and Ponds Overlays: Mixed Use Areas Nodal Development Area Willamette Greenway Low Density Residential Medium Density Residential High Density Residential Nodal Development Commercial Major Retail Center Heavy Industrial Special Heavy Industrial Light Medium Industrial Campus Industrial University Research Government & Education Parks and Open Space Natural Resource Sand and Gravel Agriculture Forest Land Rural Residential Rural Commercial Rural Industrial Airport Reserve 12/31/2010 ND VALID AT 11x17 SCALE ONLYSubject Property