HomeMy WebLinkAboutApplication Applicant 9/29/2023 (2)City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Zoning Map Amendment, Type III
SPRINGFIELD
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Applicant Name: PeaceHealth Phone
Company: Fax:
Address: 1115 SE 164th Avenue Vancouver, WA 98683
Applicant Signature:
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Property Owner:
PeaceHealth
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Company:
Fax:
1115 SE 164th Avenue Vancouver, WA 98683
Address:
Owner Signature:
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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)
of Property: Vacant southeast portion of the PeaceHealth RiverBend Annex
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
Received by:
Case No.: Date (initials)
Postage Total
Application Fee: Fee: Fee:
Edited 7/19/2007 bjoms
Zoning Map Amendment Submittal Requirements Checklist
1. 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-iudicial)
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 W orks
225 Fifth Street
Springfield, OR 97477
Submitted for: Submitted by:
PeaceHealth Mike Reeder
1115 SE 16P Avenue Law Office of Mike Reeder
Vancouver, WA 98683 345 West 4's Ave, Suite 205
Eugene, OR 97401
Submittal Date: August 9, 2023
Revised Submittal Date: September 29, 2023
Peaceflealth — RiverBend Annex
hi -Patient Rehabilitation Facility
Metro Plan Amendment & Zone Change Applications
I. SUMMARY....................................................................................................................3
H. 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
10
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
L SUNIMARY
ProjectName: RiverBend Annex ln-Patient Rehabilitation Facility
Applications: Plan Amendmem&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:
Cl Campus Industrial
Proposed Zoning:
MS Medical Services
Applicant/Owner:
PeaceHealth
1115 SE 164'" Ave
Vancouver, Washington 98683
Applicant's Representative:
Micheal M. Reeder
Law Office of Mike Reeder
375 W. 41h Ave., Suite 205
Eugene, Oregon 97401
(541) 225-8777
mreeder(cD 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
comer 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 Man and Exhibit B- Public Notice Man.
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 (River -Bend) Amex. 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.
PeaceFlealth - RiverBmd 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.
PeaceFlealth - RiverBmd 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 — RiverBmd Annex IPF
Plan Amendment/Zone Change Narrative
September 29, 2023 - Page S 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
Ma (FIRM) Panel 41039CI133F 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
I None
Peacellealth — RiverBmd 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 Subj ect
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 he 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 l 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.
PeacclIcalth — RiverBmd 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.
Peacellealth — RiverBmd 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 landuse 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.
Peacellealth — 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 subjectto 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 41039CI 133F 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 westernand southem
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 pro videfor the siting of
necessary recreational facilities including destination resorts.
Goal addresses the recreational needs of Oregon residents andvisitors. 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 andvisitors. 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 landuse 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.
Peacellealth — 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 Residentual 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 strategies'
include:
Provide sites with a variety of site characteristics to meet both commercial and industrial economic
opportunities, including sites that are mailable for relatively fast development. This includes large
sites for mayor employers.
Support and assist existing businesses within Springfield by assessing what kind of msistamce
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 cutract sustainable businesses.
Maintain flexibility in pluming through providkng efficient planning services and developing planing
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 transitionbetween 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
pattem.
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 150johs 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 Goa]
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.
Peacellealth - River3end 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 Subj ect 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.
Peacellealth - 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:
(i) In those cases where the Metro Plan applies, adoption ofthe
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
thatprime 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.
PeaceHealdr — RiverBaid Annex IPF
Plan Annendnnuit/Zone Change NmTative
September 29, 2023 - Page 17 of 21
The Planamendment will facilitate development of an underutilized land and allow an in-
patientrehabilitation 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 longterm redevelopment activity and
increased efficiency of land use through the urban renewal
program, updates to refinementplans and the development
reviewprocess.
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 Wherepossible, concentrate development on sites with existing
infrastructure or on sites where infrastructure can he 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 opportunitiesprovidedby transportation
corridors and seek to maximize economic uses in corridors that
provide the most optimal locations and hest 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.
PolicyE.28 Increase thepotential for employment in the regional industry
clusters, including. Health Care, Communication Equipment,
Information Technology (Software), Metals (Wholesalers), Local
Food andBeverage 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 Cue cluster in the Gateway area of the City.
PeacclIcalth — RiverBmd Annex IPF
Plan Amendment/Zone Change Narrative
September 29, 2023 - Page 19 of 21
PolicyE.go 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.
PeaceFlealth — 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
(i) 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 andfunctionalplans;
The Subj ect Property is within the boundary of the Gateway Refinement Plan adopted on
November 9, 1992. In 1992, the Subject Property was shown on the landuse 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.
Ito Provideforanefficient andflexibletransportation systemforthe
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 ofincremental (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 comer 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 anew 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.
ii.o Ensure that development plans adequately consider the site's natural
landscape features and amenities, andprotade for the development
needs offuture 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.o Encourage the preservation and/or enhancement of reminders of the
area's rich agricultural heritage, which are found in the McKenzie-
GatewaySLIarea.
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.o Ensure adequate storm drainage management planning emphasizing the
minimization ofnegative 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) Thepropertyispresently provided withadequatepuhlic
facilities, services and transportation networks to support the use,
or these facilities, services and transportation networks are
planned to heprovided concurrently with the development ofthe
property;
PeaceFlealth — 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 inSDCS.>r4.>roowhen
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)66o-oiz-
oo6o, 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 nottrigger any intersections to not meetthe
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 Plannina Rule Amlvsis.
17 �411]C[y R&II1110
The proposed amendments to the Metro P1anDiagram andthe Springfield Zoning Map will
stimulate development of the Subject Property andhelp 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.
EXISTING ZONING -Campus Industrial
....................
......................
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EXISTING ZONING -Campus Industrial
PROPOSED ZONING - Medical Services
ZONING
Low Density Residential
Medium Density Residential
_ High Density Residential
Mixed Use Residential
_ Residential M.U. (Glenwood)
Neighborhood Commercial
— Community Commercial
_ Major Retail Commercial
- Mixed Use Commercial
- Commercial M.U. (Glenwood)
- Mixed Use UMI$ CC
Campus Industrial
_ Light -Medium Industrial
_ Heavy Industrial
— Special Heavy Industrial
_ Employment M.U. (Glenwood)
- Booth -Kelly Mixed Use
- General Office
_ Office Mixed Use (Glenwood)
- Medical Services
- Quarry & Mine Operations
_ Public Land & Open Space
- Agriculture -Urban Holding Area
PeaceHealth
scale i^..... EXHIBIT E -Zoning Map
0 ss0 590 iW0
9/27/23
....................
......................
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:......::::::
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PROPOSED ZONING - Medical Services
ZONING
Low Density Residential
Medium Density Residential
_ High Density Residential
Mixed Use Residential
_ Residential M.U. (Glenwood)
Neighborhood Commercial
— Community Commercial
_ Major Retail Commercial
- Mixed Use Commercial
- Commercial M.U. (Glenwood)
- Mixed Use UMI$ CC
Campus Industrial
_ Light -Medium Industrial
_ Heavy Industrial
— Special Heavy Industrial
_ Employment M.U. (Glenwood)
- Booth -Kelly Mixed Use
- General Office
_ Office Mixed Use (Glenwood)
- Medical Services
- Quarry & Mine Operations
_ Public Land & Open Space
- Agriculture -Urban Holding Area
PeaceHealth
scale i^..... EXHIBIT E -Zoning Map
0 ss0 590 iW0
9/27/23