HomeMy WebLinkAbout2020 09 22 Minutes RSPlanning Commission Minutes
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Springfield Planning Commission
Minutes for Tuesday, September 22nd, 2020
Regular Session
Meeting held in Person in Council Chambers & via GoToMeeting.com
Sandy Belson, Planning Manager; Kristina Kraaz, Assistant City Attorney; Brenda Jones,
Management Specialist; Andrew Limbird, Senior Planner
Brett Yancey, Springfield School District; Chris Goodell, Applicant Representative, AKS Engineering; Dan
Hill, Arbor South Architecture; Berry Lind, Pastor, Northwood Christian Church
Chair Sherwood called the Meeting of the Planning Commission to order at 7:00 p.m.
Planning Commissioners Present: Chair Sherwood, Vice Chair Gill, Bergen, Koivula, Vohs,
Landen, and McGinley
Absent: None
Business from the Audience – None
PUBLIC HEARING(S)
1. REQUEST FOR METRO PLAN DIAGRAM AMENDMENT FOR 36.57 ACRES OF PROPERTY,
REMOVAL OF NODAL DEVELOPMENT OVERLAY FROM 81.37 ACRES OF PROPERTY, AND
ZONE CHANGE FOR 45.63 ACRES OF PROPERTY AT MARCOLA ROAD AND 28TH /31ST
STREET, CASES 811-20-000117-TYP3 AND 811-20-000118-TYP4
Staff: Andy Limbird, Senior Planner
30 Minutes
Chair Sherwood opened the public hearing.
Kristina Kraaz, Assistant City Attorney, read a brief statement regarding conflicts of interest.
Potential Conflicts of Interest:
• Sherwood – None
• Gill – None
• Koivula – He visited the site online through Google Maps but has no conflict of interest
or ex parte communication.
• Vohs – None
• Landen – None
• McGinley – None
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• Bergen – has a potential conflict of interest since she is a licensed real estate
professional in the State of Oregon.
Andy Limbird / Staff: gave a presentation on the Metro Plan diagram amendment to reduce the
amount of commercially-designated land on the site, and increase the amount of Medium
Density Residential (MDR) designated land. The applicant is also proposing to rezone portions
of the site to MDR, Community Commercial (CC), and Public Lands and Open Spaces (PLO) to
allow for the creation of a church and school site in the neighborhood. Finally, the applicant is
requesting the removal of the Nodal Development Overlay Zone because of the planned
changes to the nature and intensity of urban development on the site.
Commissioner Vohs: Planning staff is working on updating the Development Code. If new code
language goes into effect while this project is still underway, how would that effect final
approval? How has staff addressed this issue with the applicant?
Andy Limbird / Staff: Staff are looking forward to the applicant requesting modifications to the
Master Plan concerning zoning, if new code language is approved. The next step would be to
modify the Master Plan consistent to the new zoning fabric for the property. That would lock in
time the zoning requirements for this proposed project.
Kristina Kraaz / Staff: pointed out that the slide “Proposed Development Master Plan” only
shows the developers’ proposal. There is only a portion of that lotting pattern that has received
preliminary approval. It is contingent on the Planning Commission’s later approval of the
Master Plan modification.
Commissioner Koivula: If the changes proposed are approved, what would the subsequent
change of the number of allowable units be, if a dwelling type was changed i.e., a single-family
dwelling is proposed on the site originally foreseen to be a townhouse. What are the financial
repercussions to the city’s tax base, if mixed-use commercial lots were removed and a school
and church site were added?
Kristina Kraaz / Staff: informed the Commissioners that the tax base is not one of the criteria of
approval and cannot factor in on this discussion. She advised staff not to address this question.
Andy Limbird / Staff: When you view the Proposed Development Plan, there are about 250 new
units being constructed. This would result in a net increase in residential units on the property.
The trade-off is that there are fewer commercial lots.
Commissioner McGinley: Finding 66 states that there is no direct access to Highway 126. Is this
correct? Finding 71 states that the Marcola Meadows’ lot is served by existing transit stops, and
is in close proximity to employment centers, shopping centers, and a wide variety of services.
What is the justification for stating in Finding 66 that there is no direct access to Highway 126,
but Finding 71 states that there is direct access to commercial services along Highway 126?
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Andy Limbird / Staff: confirmed that there was no direct interchange allowing access to the
Highway from 28th street. With regard to the second questions, the services he was referring to
are found in the commercial node, the Albertsons strip mall abutting the property to the west.
Applicant’s Testimony
Chris Goodell, Applicant Representative, AKS Engineering & Forestry, 12965 SW Herman RD STE
100, Tualatin, OR 97062: gave a PowerPoint presentation on the proposed project and made
himself available for questions.
Commissioner McGinley: How does the proposed project support economic recovery and equal
opportunity?
Chris Goodell / Applicant: Mixed use zoning has been in place a long time, but the church and
school will support the growth of the surrounding community and neighborhood.
Commissioner Vohs: How much of the housing would be considered “affordable housing”?
Chris Goodell / Applicant: stated that he does not have any information regarding the
affordable housing numbers. Generally, if the demand is high then the prices stay higher; if the
demand is low, than the prices will be lower. The lots and the houses are smaller than others in
the community and this will impact the housing market pricing.
Commissioner Koivula: asked if the Pierce ditch stays in place and if that was the general
drainage to the property.
Chris Goodell / Applicant: The intent is to minimize impact on the Pierce ditch to maximize
drainage throughout the property. They are working with the city engineers to accomplish this.
Kristina Kraaz / Staff: reminded the Commission that this is not a criterion of approval. The
Planning Commission will address this when they have a hearing on the Master Plan
Amendment.
Public Testimony
In Favor
Brett Yancy, Chief Admissions Officer, Springfield School District, 2644 Cumberland Drive,
Eugene, OR, 97408: The Marcola Meadows development will support the schools in Springfield.
Dan Hill, Abor South Architecture; 863 Mint Meadow, Springfield, OR 97477: Project Architect
for the Northwood Christian Church and is in complete support of the development.
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Berry Lind, Pastor of Northwood Christian Church, 753 Old Orchard Lane; Springfield, OR 97477:
is in complete support of the Marcola Meadows development.
Neutral – None
In opposition – None
Andy Limbird / Staff: The City has not received any written public comment. Staff pointed out
that if the Council approves theplan amendment and zone change, the applicant is required to
submit a Master Plan Amendment for its consideration. In this instance, the Planning
Commission and the public at large will have another opportunity to look into the proposal in
detail.
Chris Goodell / Applicant: had no rebuttal at this time.
Commissioner Koivula: moved to close the Public Hearing and the written record.
Commissioner Bergen seconded the motion.
Roll call vote:
Sherwood – Aye
Gill – Aye
Vohs – Aye
Koivula – Aye
McGinley – Aye
Bergen – Aye
Landen – Aye
Motion passed 7/0/0 Absent
Commissioner Landen moved to adopt the Planning Commission orders in the Agenda Packet as
attachments 6 and 7 to forward a recommendation to the City Council to approve both
applications.
Roll call vote:
Sherwood – Aye
Gill – Aye
Vohs – Aye
Koivula – No
McGinley – No
Bergen – Aye
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Landen – Aye
Motion passed 5/2/0 Absent
Report on Council Action
- Commissioner Koivula reported on the Council meeting of September 9th, 2020
Business from the Planning Commission
Commission McGinley: informed the Commission that the Annual OAPA conference is taking
place virtually on October 14th through 16th.
Business from the Development and Public Works Department
Sandy Belson / Staff: informed the Commissioners that there is a training budget for the
Commissioners to attend the OAPA conference, if they are interested in taking part. She also
informed the Commissioners about a memo on the DLCD rule-making that they are undertaking
on the Middle Housing rules and Housing Production Strategy. The public hearing is scheduled
for September 25th.
In an effort to be more transparent to the public, the City of Springfield is trying out a new
platform called Springfield Oregon Speaks. Using this platform will give the city a better way to
interact with the community. There will be a staff presentation before the launch of the
platform. It may be possible to use this platform at the next Work Session of the Planning
Commission.
There are also vacancies on the Planning Commission. The city is holding a batch recruitment in
mid-October for the vacancies on its Boards, Committees, and Commissions. The Planning
Commission will have two vacancies soon since Commissioners Vohs and Sherwood are terming
out.
ADJOURNMENT – 8:21 p.m.