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HomeMy WebLinkAboutJune 21, 2004- Proposed Springfield Development Code AmendmentsAGENDA ITEM SUMMARY -- --�-�— Meeting Date: June 21, 2004 Meeting Type: Work/Regular Session Department: Development Services Staff Contact: Gary M. Karp (� S P R I N G F I E L D Staff Phone No: 726-3777 CITY COUNCIL Estimated Time: 30 MinJ20 Min. ITEM TITLE: PROPOSED SPRINGFIELD DEVELOPMENT CODE AMENDMENTS. ACTIONS 1. At the work session, provide staff feedback upon review of the proposed REQUESTED: amendments. 2. Open and continue the public hearing until July 6, 2004. ISSUE Amendment of the Springfield Development Code (SDC) Article 21 CI Campus STATEMENT: Industrial District and Article 2 Definitions. Last year, the Springfield City Council established the Campus Industrial Advisory Committee (CIAC) to evaluate the siting of new uses and the reuse of existing buildings within the Cl District, and to eliminate ambiguities of current Code langua ... ge. ._�..-..�.�. ATTACHMENTS: 1. Summary of Pubic Comment and Staff Response Discussed at the June 15 Planning Commission Meeting 2. Written Correspondence and Minutes from the May I Planning Commission Meeting 3.. Proposed SDC Amendments, with Commentary 4. SDC Amendment Staff Report, Findings and Order 5. Cam s Industrial District Maps DISCUSSION: The proposed amendments arose from the denial of a Formal Interpretation application submitted to the City in late 2002. Northbank Properties LLC, representing Eugene Moving and Storage, stated their client should be able to locate within the Cl District because their use was a Regional Distribution Headquarters, even though there was no industrial component to the proposed use. The Hearings Official disagreed and denied the application. In March 2003, Northbank agreed to drop an appeal if the City Council established a CIAO to review Article 21 with staff. The CIAO consisted of: City Councilor Stu Burge, Planning Commissioner Steve Moe; Jack Roberts, representing the Eugene - Springfield Metro Partnership; David Divini, representing Northbank Properties LLC; and Silva Sullivan, representing Chambers Construction. The proposed amendments apply to the City's two Cl District sites, Gateway and the Pierce property. The proposed amendments are based upon suggestions by the CIAO, balanced against the current Metro Plan designation and State-wide Planning Goals 9 (Economic Development) and 12 (Transportation). Staff discussed the proposed amendments with the Springfield Chamber of Commerce's Legislative Committee and the Area Commercial/Industrial Realtors group. Staff also met with representatives from the Oregon Department of Transportation and the Lane Regional Air Pollution Authority. Staff presented the proposed amendments to the Planning Commission at a work session on May 4th and at a public hearing on May I where the reconi was requested to be held open for 10 days. On June 15th, the Planning Commission discussed this issue and voted 5 to 0 with 2 abstentions to forward the proposed amendments to the City Council for adoption. However, the June 15th date did not allow for the completion of the adopting Ordinance in a timely manner for the June 218t City Council public hearing. A property owner notice consistent with State regulations was mailed in April that announced both the Planning Commission ublic hearing date (May 18t) and the City Council public hearing date (June 21 to all affected land owners. In order to avoid re -noticing these property owners, staff requests that the City Council open the public hearing on June 21 at with a continuance until July a in order to allow public comment on revisions to the proposed amendment. 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V a~ o um_) a) N �Ycu �� �.;aQo�o�000>'io� �>,� m�000�Ecco -0 �QOU ca a) ui m a 3 a) LO 3 ". c (� a c L 0) �, E �p m E a`) " c= E m E m 0 co) aa)) 0 CO m ccu47- a - m>(D (D c°1u o 0) ca m in oFF- n.°?� G co) EU c I- - n) c EN �'mcn F- •;° cn T 3u) �� 3U� E c� Q m >- o- cr-_ ow >m o� ¢ m w Qw Z) ¢ cn :Uwe Z w W Z w LU DDU �ZF-� ¢00'¢ U U Z,U 1-5 ATTACHMENT 2 COPIES OF ALL WRITTEN CORRESPONDENCE AND THE MINUTES FROM THE MAY .18TH PUBLIC HEARING ATTACHMENT 2-1 MAY 18 2004 May 17, 2004 Planning Commission City of Springfield Ak 41 Dear Planning Commission Members: We represent the Pierce Trusts in the sale of the Pierce Property in partnership with CBRE Commercial Real Estate in Portland.. Although we just became aware of the hearing regarding the code update of the Campus Industrial Code last week, we have reviewed the document as best we could and offer the following suggestions: 1. I strongly suggest that outside storage or parking of trucks and some vehicles be allowed. Visibility of trucks or other vehicles could easily be screened with fencing. Assuming a very attractive high tech business wanted to locate in Springfield and they had a fleet of 20 trucks. Should they be excluded for that reason only? In my opinion a chain link fence with slats could screen the outside parking area acceptably. Or, if that is not acceptable, a concrete fence. 2. I suggest that the requirement of a master plan not be too onerous. The end users will eventually decide what buildings they want and where they will be located, or that Springfield is not suitable for their business. A master plan should only be required to plan for future streets and infrastructure, not building footprints or landscape design. 3. Re. PROHIBITED USES, para. 3: It is my understanding that factory sales and showrooms would not be allowed in this zone. Assume, for example that a local athletic apparel company located in a Campus Industrial area and wanted to have a showroom and limited retail outlet area combined with corporate headquarters. That wouldn't be allowed because outside customers would be visiting that business. I suggest this type of use be allowed. 4. Re. PROHIBITED USES, para. 4: A certain percentage of area should be allowed for stand-alone warehousing. The Pierce Property, for example, is located near the 42" d and I-105 interchange and is a good location for warhousing. 2-2 S. Re. 21.120,-Exceptions: (b) 1, 2 and 3. Requiring 4 foot recesses every-,50 feet may prove to be more costly and discourage a company from locating in a CI District. 6. The 35% landscaping area seems excessive. It is my opinion that creative, attractive landscaping can be done with a 20%-25% area. In summary, it should be recognized that tens of millions of square feet of Campus Industrial types of buildings are currently vacant up and down the I-5 corridor. I realize the current economic changes are being recognized in the current code amendment process, but I would emphasize that there may be more demand for low tech uses than high tech uses than in the recent past. Those low tech businesses aren't as receptive to more expensive and restrictive development requirements. Yours truly, Dan Montgomery Broker Western Properties Investment Real Estate 2-3 Gary KARP - Cltyµof Spfd 051704.doc Page_ 1 ARNOLD GALLAGHER SAYDACK PERCELL ROBERTS & POTTER A Professional Corporation Al l0KNl:--Y6 Al LAVV 800 U.S. Bank Center 800 Willamette Street Eugene, OR 97401 DONALD A. GALLAGHER, JR. Telephone: (541) 484-0188 Facsimile: (541) 484-0536 E-Mail: dgallagher@agsprp.com May 18, 2004 Fla E-mail and Regular Mail City of Springfield Attn: Gary Karp c/o Development Services Department 225 Fifth Street Springfield, OR 97477 Dear Mr. Karp: Correspondence: P.O. Box 1758 Eugene, OR 97440-1758 We represent Chris and Christine Smith, the owners of the FedEx property in the CI Campus Industrial District subject tothe proposed amendment to the Springfield Development Code, Article 21, CI Campus Industrial District. It is my clients' understanding, based on telephone conversations with you and John Tamulonis, that it is the intent of the proposed amendment to clarify that the existing FedEx facility will be a primary use in the CI District as a mail distribution facility. Could you please confirm this in writing. In addition, it my clients' understanding, based on the same telephone conversations, that the proposed amendment will delete the requirement that mail distribution facilities be required to primarily serve businesses within a CI District in order to be a primary use under the proposed amendments. The concern my clients have with the proposed amendment is the inclusion of mail distribution facilities in the 40% gross acre standard for business parks. When the FedEx facility was constructed, it was anticipated that it could be expanded onto an adjoining five acre parcel. If, when the FedEx expansion is implemented, 406/o of the gross acres of the CI District has already been developed as business parks, then the FedEx project would be unable to expand onto the adjoining five acres. My clients would like the adjoining five acres protected so that no matter what, it can be used for expansion of the FedEx project. Very truly yours, Donald A. Gallagher, Jr. DAG:ss cc: Chris and Christine Smith N.T - TSmith. Chris & Christine 134291Misa 13429-3\City of Spfd.051704.wpd 2-4 May-18-04 03:49P J_ B_ Buller Realty 541 33.8 0196 P.02 J.B.A&J1AFNB1A1TY,,11rs. lKa9lidad1969 3309 AIMGU ILIYE, If6EiiE, ®B 97498 TEL [541 a49-1i99 E9II [5411 a49-9444 E-MAIL INBUTY0mra ca■ May 18, 2004 VIA FACSIMILE TRANSMITTAL (541) 726-3689 Deyette Mr. Gary Karp, Planner City of Springfield . Development Services Department 225 Fifth Street. Springfield, 4R 97477 Re: Springfield Planning Commission Public Hearning, May 13, 2004 Dear Deyette and Mr. Karp: In accordance with my telephone conversation. with Deyette earlier this afternoon; I write on behalf of my client to respectfully request that the record for written correspondence in the above public hearing remain open for an.additional 10 days so that my client may offer its response, .if.any, to the proposed amendments to Articles 21 and 2 of the Springfield Development Code, I am the authorized real estate agent for International Way Properties, LLC, which owns a 12 plus acre parcel in the Gateway Campus Industrial District adjacent to the north of the Sony facility. The .Managing Member of International Way Properties, LLC has been unable, due to work duties and absence from town, to sufficiently review the proposed amendments, and has asked me to submit this request. Thank you in advance for your consideration in this matter. 4Greller your. Broker SANWAFUSHM Mpg( 18 2004ii 2-5: Gary KARP - CI,Zoning District = -- .- _ _. , _. - Page 1 From: SULLIVAN Silva (SMTP) To: TAMULONIS John Date: 5/18/04 2:10PM Subject: Cl Zoning District John, Among the other items we spoke with during our meeting today I wanted to mention that I am concerned regarding the enclosure of vehicles. I recall the discussion of the steering committee agreeing that all vehicles necessary for the operation of the use be enclosed in appropriate and asthetically pleasing fencing, but not being enclosed in a building. This could create an increadible cost to developers and prospective busisnesses if they are in need of vehicles for operation. I hope that this is taken into consideration in discussions this evening. Thank you for meeting me in my office. It was nice to see you and I appreciate you keeping me posted. Silva Sullivan 1 MAY 1 8 2004 2-6 ARNOLD GALLAGHER SAYDACK PERCELL ROBERTS & POTTER 800 U.S. Bank Center 800 Willamette Street Eugene, OR 97401 DONALD A GALLAGHER, JR. A Professional Corporation ATTORNEYS AT LAW Telephone: (541) 484-0188 Facsimile: (541) 484-0536 E-Mail: dgallagher@agsprp.com May 28, 2004 Via E-Mail and Regular Mail City of Springfield Attn: Gary Karp c/o Development Services Department 225 Fifth Street Springfield, OR 97477 Dear Mr. Karp: Correspondence: P.O. Box 1758 Eugene, OR 97440-1758 We represent International Way Properties, LLC, the owner of 12.4 acres of unimproved property across from the Sony property. This letter is in response to the City of Springfield's proposed SDC amendments that affect my client's property. When my client purchased the property, it was told by the seller that the City of Springfield had agreed that the subject property could include medical and dental offices in conjunction with the development of a business park on the property. My client purchased the property based on that understanding. The proposed SDC amendments would not allow medical and dental offices on my client's property. It is my client's position that any SDC amendments should allow medical and dental offices as part of a business park on my client's property. Very truly yours, r JUG! 0 1 2004 j Donald A. Gallagher, Jr. DAG:psb F rg A V�� cc: Client OP N:\F - Aintemational Way Properties LLC 14785\General 14785-0001\CorrespondenceTup.City of Spfd.052804.doc 2_7 Minutes approved by the Springfield Planning Commission: MINUTES Springfield Planning Commission Regular Session Springfield City Hail --Jesse Main Room 225 Fifth Street, Springfield May 18, 2004 .7 p.m. PRESENT: Steve Moe, Chair; Bill Carpenter, Vice Chair; Lee Beyer, Frank Cross, Greg Shaver, members; Mel Oberst, g Summers, Gary Karp, Greg Mott, John Tamulonis, Springfield stag Joseph Leahy, Meg Kieran, Office of City Attorney; Susie Smith, Metropolitan Wastewater Management Commission stag Dave Jewett, Metropolitan Wastewater Management Commission attorney. . JL Commissioner Moe called the meeting to order. 6. LEGISLATm PUBLIC HEARING a. AMENDMENT OF THE SPRINGFiELD DEVELOPMENT CODE - JOURNAL NUMBER LRP2004-0005; CITY OF SPRINGFIELD APPLICANT Commissioner Moe opened the public hearing. Commissioner Moe asked Planning Commissioners to declareany conflicts of merest or ex parte contacts. He noted there were no other conflicts of interest or ex parte contacts. Mr. Gary Karp provided the staff report. He said the issue before the Planning Commission was to conduct a public hearing concerning the amendment of the Springfield Development Code (SDC) and to decide whether to. advise the City Council to approve, approve with conditions or deny the request. He added the proposed SDC amendments included portions of Article 21 CI Campus Industrial District and Article 2, Definitions. Mr. Karp distributed a packet of information, including: • Two views:of a map entitled, McKenzie -Gateway Corporate Park A letter to the Planning Commission from Donald A.'Gallagher, Jr., representative of Chris and Christine Smith, owners of the FedEx property in the CI Campus Industrial District subject to the proposed amendments. • A letter to the Planning Commission from Dan Montgomery, representative of the Pierce Trusts. A letter to Gary Karp from Greg Buller, representing Deyette. • An e-mail to John Tamulonis from Silva Sullivan. Mr. Karp said the letter from Greg Buller requested that the record be held open for ten days. He said staff recommended that the record beheld open until May 28, 2004 to receive additional testimony. Mr. Karp said there were two Metro Plan CI designations established over 20 years ago in Springfield, - MINUTES -Springfield Planning Commission Regular Session May 18, 2004 Page 6 2-8 Gateway and the Pierce property, as described in the staff report. Mr. Karp said the City Council appointed a Campus Industrial Advisory Committee (CIAC) on March 17, 2003, to evaluate the siting of new uses and the reuse of existing buildings within the CI District and to eliminate the ambiguities of the current code language. He said staff met several times with the CIAC and returned to the City Council in October 2003 with a summary of the discussions. -.He added the City Council directed staff to amend the SDC. Mr. Karp said staff had presented the proposed SDC amendments to the Springfield Chamber of Commerce's Legislative Committee and the Area Commercial/Industrial Realtors group, as well representatives from the Oregon Department of Transportation (ODOT) and the Lane Regional Air Pollution Authority (LRAPA). He said staff presented the proposed SDC amendments to the Planning Commission at a work session on May 4, 2004, noting the amendments included in the Commission Transmittal Memorandum included all comments received by May 10, 2004. Mr. Karp reviewed the highlights of the proposed amendments as they appeared in the Commission Transmittal Memorandum. Mr. Karp referred the Planning Commission to a letter dated May 6, 2004 from Tom Boyatt, ODOT Senior Region Planner, supporting the Transportation Planning Rule (TPR) determination of no significant effect based upon the materials submitted, in the Commission Transmittal Memorandum packet. Mr. Karp stated that staff was aware that there were no guarantees that the proposed amendments would provide the desired effects over time. He said staff suggested that the amendments should be reviewed in three to five years to determine their effectiveness. Mr. Tamulonis identified himself as the Community Development Man4ger for the City of Springfield and distributed a handout of the summary of acreages in the Gateway area. Mr. Tamulonis said were two problematic issues that arose during the development of the CI designation. The fast was the proportion that could be designated for use as corporate business parks, and regional and corporate headquarters, to honor the intent of the City Council for the area to maintain the CI designation. He said 40 percent was identified as a suitable allocation. He stated that the market may be changing and there were some uses at Gateway such as Sony, Symantac and the City of Springfield, that could be converted to CL He said approximately 29.1 acres were currently in use as business parks from a total of 273.9 acres. He added that at the Pierce property consisted of approximately 60 awes of CI land that would allow for approximately 24 acres in business parks and corporate headquarters. Mr. Tamulonis said approximately 80 acres at Gateway remained for development as business parks, and regional and corporate uses. In response to a question from Commissioner Shaver, Mr. Tamulonis replied that the vacant Sony facility was not among the business park possibilities. He added that the reuse of buildings in the Gateway area created problems, in particular, Sony, that was designed for such a specialized use and had some peculiarities that made it difficult to reuse the building. In response to questions from Commissioner Beyer, Mr. Tamulonis explained how the Sony facility could be used as a business park for other commercial uses. He added that such a use could possibly limit the use of some of the smaller acreages in area and referred to the use list. He noted the intent of the CI zoning designation at Gateway and mid -Springfield was to have campus industrial kinds of jobs of 15 to 25 employees per acre, adding that Gateway as a mature CI District was expected to support 5,000 employees. Commercial uses would most likely provide higher numbers of employees. In order to change the zoning, ODOT, the City of Eugene and Lane County would need to be convinced through amending the Metro Plan, MINUTES -Springfield Planning Commission May 18, 2004 Page 7 Regular Session 2-9 and the City of Springfield would need to demonstrate that there was adequate infrastructure to support a substantially greater number of employees. Mr. Tamulonis said that the current number of employees was putting a strain on the existing infrastructure. He said a review in three to five years as suggested by Mr. Karp could provide data to support the lengthy rezoning process. In response to Commissioner Carpenter, Mr. Tamulonis concurred that the CI designation was comparable. to a research park. Mr. Tamulonis added that there had been many changes in technology since the CI designation was developed in the late 1970's and early 1980's, while trying to respond to the market. The Planning Commission engaged in a discussion about design standards, changes in the market place and technology, and how those changes impacted the CI properties. Commissioner Moe asked for testimony from the public and asked those speaking to limit their testimony to three minutes. John MusumecL 722 Country Club Road, Eugene. He said he was speaking as an interested citizen, and had no economic interest in the areas under consideration. He said he and his company had been great supporters of Springfield and campus style industrial zoning. He said when things were tough it was important to be accommodating, adding that Springfield had been willing to roll out the red carpet and do business in the past, and should continue to do so. He spoke in opposition to prohibiting medical office uses in the Cl districts. Sue Prichard,101 East Broadway, Eugene. Ms. Prichard said her company shared the listing with several other real estate brokers for the Sony facility. She thanked the Planning Commission for having made enormous progress in revising the code. She suggested making some revisions to design standards to provide more flexibility for leasing possibilities. Additionally, she suggested including the commentary from the draft version in the final version of the code language. She said she supported the performance standards requirements, noting that times were changing, and continued flexibility to was needed for Springfield to remain successful as a city. Paul Brener,11460 Southwest Muirwood Drive, Portland. Mr. Breuer said his firm was one of several brokerage teams sharing the Sony property listing. He spoke in favor of the proposed changes to the CI zone. He said he agreed with the design standards for the front of buildings, but asked that the standards for other building faces and inside parking at night for trade vehicles be reexamined. He said the master planning process required for some developments had been burdensome, and the revisions were an improvement. He briefly described some of the business parks in the Portland area Lauri Segel, 120 West Broadway, Eugene. Ms. Segel said she represented 1000 Friends of Oregon. She said she was generally neutral on the proposed changes. She said 1000 Friends agreed with the staff assertion regarding ambiguities presenting difficulties siting businesses in the CI districts, but questioned whether the current proposal was consistent with the Metro Plan. She said the CIAC membership was not diverse, being composed primarily of City officials and members of the development community. She questioned the value of some proposed uses such as call centers and educational centers that did not provide family wage jobs, suggesting that such jobs would be more suitable in downtown where related retail services were readily available. Commissioner Moe closed the public hearing for public testimony. He said the record would remain open until May 28, 2004. M SUMS -Springfield Planning Commission May 18, 2004 Page 8 Regular Session 2-10 i. Mr. Leahy said that the record would be opened'again when the proposed amendments were forwarded. to the City Council..: Mr. Leahy left at 8:55 pm. Ms. Kieran arrived at 8:55 p.m. b. ' NIETRO PLAN, PUBLIC FACILITIES AND SERVICES PLAN — DELIBERATION FROM APRIL 2 2004 JOINT PLANNING COMMISSION PUBLIC HEARING w Mr. G g Mott provided the staff report and referred to the following documents included in the agenda packets: • May 1, 2004 memorandum from Greg Mott to the Springfield Planning Commission, subject Testim y entered into the record ofLPP2004-00001, Amendments to Chapter III, Section G Public ities and Services Element and Chapter IV Glossary of the Metro Plan, and amendmen to the Public Facilities and Services Plan. • May 17, 200� memorandum from Meg Kieran, Springfield City Attorney to the Springfield Planning Commission, gene Planning Commission and Lane County Planning Commission, subject Staff response to mat ial submitted into the record by Home Builders Association on May 6, 2004. Mr. Mott reviewed the Metr6pplitan Area General Plan Amendment Criteria: The amendment must be"'ccnsistent with the relevant statewide planning goals adopted by the land Conservation and Development Commission. Adoption of the amendment4nust not make the Metro Plan internally inconsistent. Mr. Mott said the proposed amendments isc were housekeeping amendments, or, those items in Division 11 of the Administrative significant public facilities projects which are comprehensive plan. Furthermore, public fac public facility project in terms of the type fad ed at the April 26, 2004 Joint Planning Commission meeting rteiy required to be included by State law, specifically those , subsection 0020, that a public facility plan shall identify support the land uses designated in the acknowledged y plans shall list the title of the project and describe each service area, and facility capacity.. Mr. Mott said.proposed amendments that included tiles 4a, 4b, and 16a, and Maps 2 and 2a, were specifically intended to address that requirement of th dministrative Rule, adding that information did not exist in the existing public facilities plan. Other eleme%is equired by the Administrative Rule is that adoption of the plan. as a supporting document to the juction'scomprehensive plan and shall also adopt as part of the comprehensive plan the list of public facility p oject titles excluding if the jurisdiction so chooses, the descriptions or specifications of those projects. . Mott noted information in Appendix B of the staff packet responded specifically to the requirements of th t law. He added that the Metro Plan text specifically addressed the relationship of the PSP and the information included specific to the projects. Mr. Mott said, "...the project lists and maps in the Public Facilities\and Services Plan (PFSP) are adopted as part of the Metro Plan. Information in the PFSP on project phasing and costs, on decisions on timing and financing of projects, are not part of the Metro Plan and are contra led solely by the Capital Improvement Programming and budget process of individual service pro tiers. ' He said that documents 13 and 14, from the Eugene Water and Electric Board and City of Eugene Ca 'tal Improvement Plans (CIPs) that were included in the record were examples of the relationship between a project identified by title and how the urban service provider implemented project. M1141 ES -Springfield Planning Commission May 18, 2004 Page 9 Regular Session 2-11 ATTACHMENT 3 PROPOSED SDC AMENDMENTS, .WITH COMMENTARY Language proposed to be deleted is shown as: [stye tkretigh]. Language proposed to be added is shown as: language added. ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT 21.010 ESTABLISHMENT OF THE Cl INDUSTRIAL DISTRICT 21.015 OPERATIONAL PERFORMANCE STANDARDS 21.020 [SITINGST A ND A ZPFy1 MASTER PLAN 21.030 .... T n T DEVE ^nr E-_A ] PROHIBITED USES 21.040 PRIMARY USES 21.050 SECONDARY USES 21.060 [OAR] DISCRETIONARY USES 21.070 LOT SIZE AND SETBACK STANDARDS 21.080 HEIGHT STANDARDS 21.090 OFF STREET PARKING STANDARDS 2 1. 100 RESERVED FOR FUTURE USE 21.110 FENCE STANDARDS 21.120 ON -SITE DESIGN STANDARDS 21.130 [AND TQTD T A T ] BUSINESS PARK DESIGN TEAM 21.140 [T Tn � !'' ITX TE SIeN] MONITORING USES IN THE CI DISTRICT 21.150 [WASTE STeRAGE AND DISPeSc .L1 STATUS OF EXISTING USES IN THE Cl DISTRICT Proposed SDC ATTACHMENT h Commentary 3-1 ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT Commentary: In 11arch 2003, the City Council authori_ed the Campus lnclustrial Adyisor31 Committee to investigate Article 21 with the intent to facilitate development .C7 Campus Industrial District. The proposed amendments ])Establish opei-ational pc?rfUr rirctitce staitdai-ds that apply to all uses in the CI District, but specifically floes away with a finite use list fi)r light - industrial rises. This concept will allow light industrial thanufacturina uses in addition to "high tech " uses without degrading the "clean " in(lusny concepi and will also reduce the need foi, a Formal Interpretation concerning these uses; 2) Improve the ability of'businesses to locate within the CI District by establishing standards to inake a distinction between large, in.edium and sr;fall scale light industrial uses, creating a "prohibited lase" list. defining the tennis "coq)orate" and "regional headquarters " as i ell as the term "warehouse ", and creating a "Precertification process" to control and monitor the induShIal'comamercial mix of•the C1 District; and 3) Establishing standards whereby certain existing rises can continue without being considered non- conforming. 21.010 ESTABLISHMENT OF THE CI CAMPUS INDUSTRIAL DISTRICT. Commentary. The purpose section has been re ivritten to clarify the intent of the Campus Industrial (CI) zoning district while still maintaining consistency with the Metro Plan's Campus Industrial land use designation. The 50 acre mtininiumr lot size standard is deleted as discussed in Section 21.020. ar . s I . I f i n -• RPM .a f s . •i i v Y f i • fi -WA-4-r.1 r _ I Proposed SDC Amendments, with Commentary 3-2 Commentary. The CI.District is primarily an industrial zone that allows the siting of light industrial rnanufi eturing and office,,'' (.)mrnercial uses. Currently, there is no standard that regulates the siting o/ these offrce%conlmercial list's. One ivay to preserve the primary industrial intent of the CI District is to control the amount of office/commercial uses by delegating these uses to business parks and then limiting the number of'business parks -that may be permitted. Based on discussions with the Campus .Irrdi,.strial Aclvisor�, Coiriirtittee, stcaf f initially f•oposed that at least 60 percent of the, first story across floor area of buildings in business parks be reser•v-ed for light industrial manufgcturing use in order to maintain the industrial intent of •the U District. (,�_7 to the remaining 40 percent of the first story gr•oss,/loor area world be dedicated to permitted office 'connnercial use. Hoivever, after further reviei , staff'determined that this standard would be too difficult to monitor. :The proposed tent no),v places a development limitation for business parks and certain stand alone non -industrial uses of'noi more than 40 percent ol�the gross acr-ea.IZe in each of the Citv's t�v�o CI District site's. The Oregon Department of Transportation (ODOT) has reviewed the CI District amendments and supports the 40 percent limitation, based oil staff "s response to State-vvide Planning Goal 12 (Transportation) that is part of the staff report. The Campus Industrial Advisog Committee also desired to get away front' pdtychecks" as a determining. factor for development in the CI District, hoivever. the original intent of'the CI District was to provide farnill% wage jobs. 'Thus, family wage jobs concept remains and is cited in the proposed purpose section. The CI District is intended to fully im lement the Metro Plan Campus Industrial designation and any applicable refinement plans. The CI District provides opportunities for diversification of the local economy by offering_urime sites in a campus environment for large-scale light manufacturing firms and research and development complexes emphasizing modern technology and employiag skilled workers in family wage jobs. The term "campus" includes innovative building design, enhanced landscapes, large open spaces and substantial pedestrian amenities. Generallv, small- and medium scale light manufacturing may and supporting, commercial/office uses shall be located within a business park, provided that combined business narks do not exceed 40 percent of the gross acreage of a CI District. Business parks may include several buildings with multiple stories and a mix of uses. Warehousing and distribution are permitted as an accesso to a permitted use. Supporting retail uses such as banks, restaurants and daycare facilities shall be permitted if these uses do not primarily serve the public. All uses in the CI District shall meet siting and operational performance standards to minimize impacts within the CI District and surrounding areas. Except as ma asspecified in this Article permitted uses, including the storage of materials and vehicles necessary for the operation of the use, shall occur entirely within enclosed building Commentary. An applicability Subsection is added because cuiTently% there two CI District .sites (the Campus .Irtcliastrial.Adi%isory Committee discussions prirnar ily foc used on the Gateivav CI District, not the Pierce pi operti) and to alert a potential developer that CI zoned property must be annexed to the City before a developincilt application may be submitted (2) Applicability. The CI District shall apply to all properly within the city limits and its urbanizing area that is designated Campus Industrial on the Metro Plan diagram and on applicable refinement 121an diagrams. CI District properties that are outside of the city limits shall be annexed to the Ciprior to the submittal of a development a lication. Proposed SDC Amendments, with Commentary 21.015 OPERATIONAL PERFORMANCE STANDARDS. Commentary. A major concern of the Campus Industrial Advisory Committee was the additional time required at tlie.Planning CommiIssion and%or Hearings Of level to approve use interpretations due to the current limited list ofpernitted light indi_istrial inanufactnring uses in' the CI District. One zvav to address this issue is to u.se operatioiicil per forrnance standards. Operational performance standards regulate the intensity of a use in a specific zoning district or on an individual lot and measures the impact this use has on the adjacent zoning districts and lots. Operational performance .standards do not ban certain uses. only certain negative impacts from the uses.. Operational performance standards allow more flexibilityfor developers and the City- to efficiently use the land available since a range of uses are tolerated as long as the impact of those permitted uses does riot detrimentally impact adjacent uses or zoning districts. This tends to reduce the level of uncer•taint)- in the development approval process and allow's the City to adapt to the changing needs of the economic market rather than the constraints that occur when relying uponn a finite use list. The Campus Industrial District in the Clackamas Count), Zoning Ordinance does not have a specific light industrial maniif acturing use list. Instead, onh, performance standards are used. The current CI District use list is geared to "high. tech " uses. The proposed list of'operationalperfor-Mance standards'is intended to allow additional light industrial manufacturing uses,. as defined in Section 21.040(1). .This will eliminate the need for a formal interpretation from the Director that must be approved by the Planning Commission or Hearings Official for light industrial uses. Combined ivith the revised on -site design standards discussed in Section 21.120, these amendments are intended to further protect the cantpus environment of the CI District. The current Article has several references to operational performance standards in a number of locations. For convenience, all aperational per formance standards are now placed in one subsection. The following operational performance standards apply to all uses permitted within the CI District. In the case of permitted light industrial manufacturing uses, compliance with these operational performance standards shall be the determining factor. In all other cases the use lists in Sections 21.040, 21.050 and 21.050 of this Article shall be the determining_ factor. Commentary. This is a current standard that is taken front Section 21.010 and placed here under operational performance standards'. .The exception is based upon the existing "utility yard" on the SOT site. (1) Conduct all manufacturing operations entirely enclosed within a building. Exception: The Director may allow an outdoor utilitv � and to store tanks containin gases and/or fluids that are essential to the operation of the permitted use and cannot otherwise be contained in an enclosed building for fire and life safety reasons, as determined by the Fire Marshall. The utility yard shall be screened from public. view by a masonry or decorative concrete wall at least 8 feet in height and shall meet the setback requirements specified in Section 21.070 of this Article Commentary. TItIS is a cidr}'ertt stcirtclarfl. (2) Comply with the on -site design standards specified in Section 21.120 of this Article: Proposed SDC Ameq-Tents, with Commentary Commentary. This is a current standard that is talren ftom Section 21.010, made more specific and placed here under operational performance standards. 3 Not involve either the outdoor storage of raw materials or finished products, or the outdoor Rarkin of trucks necessary for the operation of the facility, unless permitted as specified in Section 21.090(3) of this Article; Commentary. This standard is used in a number of other jurisdictions with Campus Industrial or similar lintited industrial districts. The intent is to limit outside traffic ff om the Cl District, 4 Not primarily serve the public at the site-, Commentary. This standard is used to limit those uses that may not be compatible in a campus setting. 5 Not involve the movement of heavy equipment on or off the site except for truck deliveries and shipments. Commentary. The Campus Industrial Advisory Committee desired a `�)rohibited use list". .This is found in Section 21.030. 6 Not be a prohibited use listed in Section 21.030 of this Article,• and Commentary. A number of other jurisdictions° with Campus Industrial or similar limited industrial districts discuss these and the other potential nuisance or hazard situations listed below. The proposed language in Subsection (;) alerts the applicant that these specific operational per forrnance standards are a continuing obligation and gives staf� f the authority to manage violations. The applicant would have to address these standards prior to application submittal as specified in proposed Section 2.1.140. Comply with the additional operational verfonnance standards listed below. The intent is not to s ecificall &ny a use but ensure com liance with applicable local state and Federal regglations. Compliance with these o erational perfonnance standards shall be a continuing obligation of the approved use. Failure to comps with these operational performance standards shall be a violation of this Code and/or Chayter 5 of the Munici al Code. Commentary. This standard is used in a number of'other Oregon jurisdictions with C ampay lrzdzzstrial or sirrtilar- limited irzdzistrial di.str•icts. This standard hasbeen reviewed and modified by the Lane Regional Air Polhstion Authority-, a Air vollution includes but is not limited to emission of smoke dust fumes vapors, odors and gases. Air pollution shall not be discernable at the prongrty line by a human observer relying on a erson's senses without the aid of a device. The a licant shall obtain and maintain all a licable licenses and permits from the a ro riate local state and Federal agencies. Exception: Water va or or other benigg Rlumes from processes or pollution control e ui ment shall not be considered air pollution. Commentary. This standard is used in a number of other Oregon jurisdictions with Campus Industrial or similar- limited industrial districts. Proposed SDC AmendTgnts, with Commentary Fire and ex losive hazards. All activities involving the use storage and/or disposal of flammable or explosive materials shall comply with the Uniform Fire Code as most recently adopted by the City., Commentary. The exterior lighting language is Based upon current Section 21.120(9). . The industrial operational language is used in a number of other jurisdictions with Campus Industrial or Lnisine:ss parlti districts. (e) Glare. 1. Glare resultiniz from exterior fightinz exce t for low-intensi pedestrian -level lighting shall be controlled by deflecting light awa from abutting uses and from public rights-of-wgy in accordance with in Section 31.160 of this Code. 2. Glare resulting from an industrial a eration such as welding or laser cuttiniz shall not be visible from the outside of the building. Commentary. The Citv has an adopted Drinking Mater Protection Plan and Article 17 Drinking K'ater Protection Ch en lav District ivas added to the SDC in 2000. 1 tppr oxiincltely 95 percent of the City's water supph% comes from groundwater. Both the Gatevvay and Pierce C7Districts are within the 1 and 2 year wellhead Time cif Tr Travel Zones. This standard alerts the applicant to address this issue at the time of application. d Groundwater Protection. Proposed development utilizing hazardous materials that may impact groundwater quality shall demonstrate compliance with the provisions of Article 17 of this Code Drinking Water Protection(D)AT) Overlay District. Commentary. This standard is used in a number ofother jurisdictions vi-ith Campus Industrial or similar limited industrial districts. Hcazar dour waste is defined in Article 2 Definitions. e Hazardous waste. Proposed development shall not utilize or produee hazardous waste unless pennitted in accordance with Oregon Administrative Rule 340-102-0010 to 0065 or gLny a licable Federal regulation. Commentary. .This is an existing standard, but the decibel current references are deleted in favor of `the O.4R. The intent is to measure noise generated ji•oni use on tine property, and not penalize the user because ofbackground noise, such as may be generated, from .1-5 or the .E.ugene- Springfield .Highvvay, for example. Noise. These standards ggply to noise generated by any machingg or equipment on the development site. The maximum pennitted noise levels in decibels across lot lines and district boundaries shall be in accordance with OAR 340-035-0035 Noise Control Standards for Indusgy and Commerce. Proposed SDC Amendments, with Commentary 3-6 Exception: Excluded from these noise standards are backlaound traffic on state hi hways and public streets and occasional sounds generated by tem orary construction activities, truck deliveries warning devices, or other similar temporary situations. Commentary. This standard is useil in a nzimber• of other jurisdictions ivith Canipus Industrial or business park districts. Radiation. There are various sources of radiation includin,2. but not limited to ionizin(, radiation electromagnetic radiation and radiation from sonic. ultrasonic or infrasonic waves. Uses that involve radiation shall comply with the regulations in Oregon Administrative Rule 333.100 and any applicable Federal re lations: Commentary. .This standard is used in a nuMber of other' jurisdictions° with Campus Industrial or' similar limited industrial dish ices. Vibration. No use other than a ternporM construction operation, shall be operated in a manner that causes ground vibration that can be measured at the property line. Ground -transmitted vibration shall be measured with a seismogra h or a complement of instruments capable of recording vibration displacement, article veloci or acceleration and frequengy simultaneous) in three mutually DgMendicular directions. 21.020 [SIT - _ ] MASTER PLAN. Commentary. Subsection (1): The topics "Siting Standards ".iloni this Section and "Conceptual Deg=elopment " from Section 21.030 are deleted The term ".Master Plan "is added under Section 21.020. The 11:Iaster Plan process ivas not in aff-ct 1,vhen the Special Light lndusirial (noii- CI District) was established. The 30 acre lirntation for unincorporated industrial land vas part of the 1986 adoption cif the Springfield Development Coda at a time i hen all of the Catel aY Industrial prvper, ir°as outside of Springfield s city limits. Currently, there are no lots over 0 acres _oned U thaat are outside ofthe ch); limits. There are approved Conceptual Plans for both the Gateiv v CI District and the Pierce propewn,. The pi-oposed C1 District aineiidnients do riot alter these plans. Existing Subsection (2) is deleted. front this Section, but added to Section 21.050(1) Secondary Uses, as revised. • s ! `iss 4 a. �` i • • s Proposed SDC Amendments, with Commentary 3-7 A Master Plan shall be required when phased developments exceeding 2 years in duration are proposed. A Master Plan shall comply with any applicable Conceptual Development Plan or upon approval may supplant a Conceptual Development Plan. Master Plan approval for a Cl District site shall be in accordance with Article 37 of this Code. 21.030 [GO acE"` DE TE- nPMr: -Tj PROHIBITED USES. Commentary. See the coinnientcay above pertaining to t&, topic "Conceptual Developmeni" and ivhv it is deleted. The topic "Prohibited Uses " is adde,,�L . I-W Off.". _ ' i s. i, rimi ! • • � • . s i s = it 00 . i • r s Proposed SDC Amendments, with Commentary 3-8 Commentary. The Cczllrpizs .Iriclu triczl.Adi isor,v Committee requested that :s�tcaff create a `'prohibited use list ". 7%ere is a precedent for such a list located in ;SDC' Section 16.100(6)(d) for - home occupations. A. number of 'other,jurisdictions with Campus Indarstri.cal or blrsiness park districts also ha e prohibited use listy. The. proposedprohibited u.ve list will help elimblate uses that do riot belong in a `campu,s." setting .The prohibited use list includes uses that have high trip generation rates which ivill help address compliance with OAR 660-012-0060 (Transportation Rule 12). In order to protect the light industrial manufacturing cam us environment of the CI District the followiniz uses shall be prohibited in the CI District: 1 HeM industrial uses that involve the primm manufacturing of large volumes of raw materials into refined materials including, but not limited to processing from trees to lumber, wood products or paper; from ores topnmary_metals, and animal or fish processing in packing plants. 2 An use that cannot meet the operational performance standards specified in Section 21.015 of this Article. Q) Any retail uses, unless permitted as a secondary use as specified in Section 21.050(1) of this Article. (4) Stand-alone industrial/commercial warehousing, unless permitted as a secondaiyuse as specified in Section 21.050(4) of this Article. 5 Mini=warehouse storage facilities. - 6 Drive -through restaurants. Medical and dental practitioner offices. 8 Motor freight terminals. 9 Moving and stora a facilities. 10 Truck and auto repair and painting facilities. (11) Truck and car washes (12) Gas stations. (13) Motels. Proposed SDC Amendments, with Commentary 3-9 21.040 PRIMARY USES. The current laiwuage is deleted in its entirety. Day care is now a secondary use (See Section 21. 50) artd private,Public elernerttary and middle schools are deleted to allow for more industrial development: Regional distribution headquarters is riow "regiortal headquar iers ", a prirnatj> use and "it areltousing%clistributiori ", a secondary use. hidustrial parks are deleted in favor ol'business parks (see the contnrentar;v for proposed Subsection (2), below). MINOW I - - - MOMIN . G r • `e wG liar MFr WIMMTM *.RVIMIM « s •. Proposed SDC Amendments, with Commentary G 3-10 ()g4iabemikt ies and €acilities asseeiated fn Tuett s c�rstent-t distri et. The followin¢ primauses are permitted subject to Site Plan Review gporoyal as s ecified in Section 31.020 of this Code. The develo ment standards of this Article and an additional provisions, restrictions or exceptions set forth in this Code shall also URN. . Commentary. The Campus .Industrial..dvisor y Committee desired to abandon the eniplovees per acre policy cis a determining jictor for development in the CI District. Hovvever, Metro flan industrial inventories are based on population and employment forecasts. The number ofjobs is translated into acreage. based on national figures of employees per acre. Twenty jobs per acre was the standard used when this district ivas established. The intent o� f'th.e C1 District amendments is not to invalidate the supply, and demand analvses necessai), to determine land needs or address transportation issues. Nevertheless, there needs to be a procedure that makes a distinction among theMetro Plan 's " large ", " medium " and " small " scale liglit industrial iiiaittif`acturing use categories. The current CI District does not specifically define these terms. Therefore, industrial uses. are broken clod,n on a per business basis as,folloics: hirge-scale means 50 or more employees: medium -scale means 20-49 employees; small scale means fevver than 20 employees. These categories are added to the definition of light industrial manufacturing in Article 2 Definitions. The proposed numbers are intended to apply to total employment for a particular category of light industrial manufacturing use. These numbers ivill be applicable tit building occupancv. 1 Li ht industrial manufacturing involving the secondary processingof previousl prepared materials into components or the assembly of components into finished products. There is no use list for this category of uses. In order fora Proposed light industrial manufacturing use to be considered apermitted use, that use shall comply with the operational performance standards specified in Section 21.015 of this Article. Large- and medium -scale light industrial manufacturing uses may stand alone. Small-scale lip ht industrial manufacturin uses shall be located within a business ark. Commentary. There are tiro issues discussed here,:.l) business vs. industrial parks•; and 2) the light industrial manuftactacring— o ce%on nzercial mix. 1) The current CI District allows bout Tlte d�,fi'riitioiis curr-erttlj in Article 2 for both uses are exactly th.e same. Proposed SDC Amendments, with Commentary 3-11 Since there is tin existing "business.park" in the (.'[.District and this term is used in other - jurisdictions in the context of a rnix of industrial and commercial uses, `:business park " will continue to be used in the Cl District. Rather than establish separate sets of light industrial manufacturing offrce; ;onrrrrereial standards (see belo�tij, the term "industrial park" is deleted from this Article. Ho-�tiever, "industrial parks " remain permitted uses in Article 20 Industrial Districts, and Article 40 Mixed Use Districts. 2) Currently, there is no standard to control the mix of light industrial mancfacturing— officc corrrmer cial use in the} CI District. However. as proposed, with the e.Tception of corporate or regional headgzcarters that can be sited outside ofbusiness parks, all other primary cffico,"corrunercial uses must occur within a business park. For reasons previously discussed the proposed text places a development limitation for business parks of'not more than 40 ner•cent of the Lross acr ec e QLa CI District. The term "gross acre.%acreage " is inclusive ofstreets. 2 Business Parks. No more than 40 percent of the -gross acres of a CI District shall be develo ed as business parks. Business parks shall be 5 acres or more in size. Exce t asspecified in Section 21.150 of this Article. business parks ma contain pennitted small and medium -scale light industrial manufacturing uses as well as any permitted primary or secondary uses Multiple story buildings are encouraged; office/commercial uses may be located above industrial uses. Development standards for business parks shall be in accordance with Sections 21.120 and 21.130 of this Article. Commentary. The Campus Industrial Advisor;- Committee suggested the possibility ofeliminating the term "corporate headquarters ". The Campus Industrial Metro Plan Designation discusses "Complimentary uses such as corporate gfice headquarters.... " The "complementarv" aspect is in relation to business and industrial parks. Currentli,, corporate headquarters is a permitted use listed under~ Section 21.040(3), but there is no definition of, or locational standard for this use. As proposed corporate headquarters and other listed offices must be either integrated -with a large- scale light-rnaniafactur•ing use (stand alone or part of the building) or located within a business park. The Campus Industrial Advison, Committee supports staffs proposal that corporate and regional headquarters must have at least 20 or more employees per use in order to distinguish between these larger scale offices and lesser offices. The tv t--s of'off ces listed belov�: ar-e also defined in Article 2 Definitions. 3 Corporate head uarters regional headquarters, and'administrative offices rngy be ermitted as part of a large-scale light -manufacturing use or located within a business ark. Co orate and regional headquarters ma also be located outside of a business park. The acreage comprising stand alone corporate or regional headquarters site shall be applied to the 40percent gross acre standard for business parks specified in Subsection 2 of this Section. Corporate and regional head uarters shall have at least 20 or more employees at the time of occupancy. Commentary. The following uses have been elevated from "secolular-, uses" (c:ur-rently) to primary uses because business parks are primary uses. The majorio, of these uses are current permitted use. 4 Other commercial and office uses that do not primarily serve the public. The followin commercial and office uses shall be permitted within a business park. Uses similar to those specifically listed mgy be permitted in accordance with Section 4.010 Interpretation. Proposed SDC Amendments, with Commentary 3-12 a Advertising, marketing and public relations. (b) Blueprinting and photocopying. (c) Call centers that process predominantly inbound telephone calls. (d) Computer facilities management services. (e) Computer systems designn services. (f) Data processing and related services. (g) E (electronic) -commerce includinL mail order houses. (h) Educational facilities in business or industrial parks including, but no limited to: technical, professional, vocational and business schools; and job training and vocational rehabilitation services. i Graphic art services. Internet and web site and web search portal includes services and technical support center). k Internet publishing and broadcasting. (1) Laboratories. including medical,_ dental and x- (m) Management. consulting and public_ relations offices. (n) Media productions including but not limited to TV and radio broadcasting studios as well as cable and other program distribution and motion victure rode uction• o Non-profit organization office (p) Printing and publishing. (g) Professional membership and union office. (r) Satellite telecommunications. s Software develo ment includes services and technical sj1pport center and publishing. {� Wired or wireless telecommunications carrier offices. Proposed SDC Amendments, with Commentary 3-13 Commentary. Current Section 21.050(4)(b) alloivs "mailing" as a secondary use lvhen engaged primarily in providing services to other prirnar.y uses. L�grading the Federral Express facility, in the UDistrict to a primary use will alloiv./uture expansion to occur via the Site Plan Afodiflcation process.. 5 Mail distribution facilities. The acreage comprising a stand alone mail distribution site shall be a lied to the 40 ercent Qxoss acre standard for business parks specified in Subsection 2 of this Section. 6) Lar2e- and medium -scale research and development complexes may be located outside of a business park. Stand alone large- and medium -scale research and development complexes shall be considered an industrial component of the Cl District. Small-scale research and development complexes shall be located within a business park. Commentary. This use is now listed twice because in this Subsection only a building permit or Site Plan Revie)v is recluirecl. In Section 21.060, Discretionary b7se approval is also required. Certain Wireless 'telecommunications Systems Facilities asspecified in Section 32.130 l a and b of this Code. Commentary. This is a current perinitted use taken fr-orn Section 21.060 and placed here. Agricultural cultivation is currently occurring on the Pierce property, CI District and in orchards in the Gatevsta}- C'I District. (8) Agricultural cultivation shall be permitted as an interim use on undeveloped land, provided that sgraying, dust, odors and other side effects of the use do not interfere with the operation of permitted uses in the Cl District. 21.050 SECONDARY USES. Commentary. Most of the current secondary uses have been "upgraded" to primary uses so that they ma.v be located in Business Pai-L-. The current language is deleted in its entir etv. Proposed SDC Amendments, with Commentary 3-14 + tz au bt f,,.: a_ �� _.� _ _t _ .;,.. t _:«� �i-iir �iiFn.caiiiiiEs j b E 3i'F eE i tt t -'siss'd 'yi�. f , ,i. drib-Sts, ` R TL - 33 t 2 3t�1i - ti2iL �i7 ethef r= .., bt:_t,n fits. engaged b —= £' Ci irCc irs = c u i}`a tlt i 1, . aged 1 f "i ' tises listed ift Si eetiaii 12.04 f t. LJ -tiY A.fS depesits lllaffitll� -edit by v Develeped ti8�€iH�les i �iag 1.� rrcri- ell-rs� ;t�-z isrcc? v � n .. ��5 a t� E3�ii`S�'S;r-aequethaN eetffts, of health. spas. Proposed SDC Amendments, with Commentary 3-15 .Ite xl pr f��-al�aatrizatit3t t st ' ] Commentary. T'he proposed secondary uses are true secondary uses. The following secondary uses shall be permitted in the CI District. In no case shall a secondary use stand alone or be permitted in the absence of a primary use. Uses similar to those specifically_ listed ma be ennitted in accordance with Section 4.010 Inte retation. Commentary. Current Section 21.050(0) alloivs these uses up to " 20 percent of the total gross floor area of all buildings on the site or 15 percent gfthe developable acre. " The 20 percent gross floor area standard remains. A square f `Dotage limitation is recornrrrended for- those specific uses listed in proposed Section (1)"(b) because the 15 percent standard ivould be too difficult far staff to monitor. (1) The following retail and service uses shall not exceed 20 percent of the gross floor area of a buildiniz. These uses shall exclude an drive -through and shall not primarily serve the public in the CI District. Except for ATMs each use shall be limited to 2,500 s uare feet of gross floor area. Retail and service uses include but are not limited to: a) ATMs: banks, savings and loans, and credit unions. (b) Barber, beauty, nail and tanning shops: and (c) Building maintenance services. d Day care facilities that meet Children's Services Division (CSD) re lations. Exception: Dgy care facilities mgy exceed the 2,500 s uare foot standard in order to comply with facilily size re uirements specified in ORS 667A. e Eating and drinking establishments including, but not limited to: delicatessens, restaurants and coffee/espresso shops. (f) Industrial and professional equipment -and supply stores. Commentary. :Motor vehicle related uses are added. Permitted recreational uses are specified. Low impact utilr.'tvfacilities are a current.permitted use. 2 Other permitted secondgy uses. a Parking lots and parking structures. Proposed SDC Amendments, with Commentary 3-16 Transit stations and stops, exclusive of tenninals or transit stora e areas. (e) Outdoor recreation uses and pedestrian amenities including, but not limited to facilities that are provided in association with a primM use within the same development area: 11 Swimmingpools. 2. Playgrounds. 3. Tennis and other sport courts. 4. Bike paths and pedestrian trails. 5. _ Pedestrian Rlazas and similar public spaces. (d) Low impact public utility facilities. Commentary. A new category of"accessory components" ofpriniar y asses is created. These accessory uses are actually a part of a manufacturing or commercial use. 3 The following uses are considered accessory components of a ennitted primM use. (a) Employee lounges and dining rooms. (h) Conference rooms for tenant use. c Central mail room. d Indoor recreation areas including. but not limited to game and craft rooms and exercise and dance studios. Commentary. Current Section 21.040(6) alloivs cis a primaty use: "Regional distribution Headquarters, including indoor storage and associated manufacturing, provided such manufacturing is consistent -�vitla the putxrose of this district. " This is the term that led to the Hearings ©fficial's decision to interpret the SDC to mean that moving and storage business are not allowed in the CI13istrict. In addition, current Sections 21.050(1) and (2) list secondary uses that are engaged primarily in wholesale distribution. The warehousing, storage and regional distribution use will remain because it is essential to priman° light industrial rttctnufactirr ing and certain prinlat ' of fice; commercial uses. However, this use is 17011, gpecifieally a secondary use. Proposed SDC Amendments, with Commentary 3-17 The current SDC def nition fr "secondary, use'* states in part: "In no case shall a secondary use occupy rnore than 50 percent gf the g7•oss floor or development area occupied b'V the primary use. " Listing ii-areh.ousing as a secondai)- use ivill eliminate the current confusion betv�,een "regional distribution headquarters" and "c'oiporatc,regional headquarters F . tlo�vevei', louring the review of this Section. staff'deter mined that there way be situations where there may be both an office or niana fracturing use that requires a vi arehousing element that is lamer in sire than the primary use. In order to address this situation, staff is proposing an alternate standard for a secondary use that Mll appky only° in the CI District. The term Use, Secondary" ii ill also be amended. 4) Warehousine. but only when any of the following apply: the storage and regional wholesale distribution of products manufactured in the Cl District; for products used in testing_ design. technical training or experimental product research and development in the Cl District; and/or in conjunction with permitted office/commercial uses in the Cl District. Exception: The secondary use status of warehousing shall be determined either by a square footage standard which is less than 50 percent of the gross floor area of the primary use or by the number of employees. In the latter case the primary use shall have 20 or more em to ees and the warehousing use shall have fewer employees than the primary use. If the employee standard is met, the warehousing use may have more square footage than the primqry use. 21.060 [OTHER] DISCRETIONARY USES. Commentary. The Campus Industrial Advasoiy Committee did not discuss this Section. However, this Section has been reformatted. Interim agricultural lases that are listed in the current Section 21.060 are now listed as a permitted use in Section 21.040(fi). The remaining Subsections are renumbered accordingly. lisp an MIT" - - ..- - The following uses shall be permitted subject to Discretion Use ai? zroval. Site Plan Review approval, and other ap plicable the grovisions of this Code ([211) High impact public facilities [ ihftl be ~ e • n,an,_ pr-eeed i]. Exception: If approved in [] a Conceptual Development Plan, or a Master Plan for the subject CI site, or included in an adopted Public Facilities Plan, high impact public facilities shall be subject only to Site Plan Review approval. ([3];) Certain Wireless Telecommunications Systems Facilities (Article 32). Refer to Section 32.130 for siting standards and review process in the CI CAMPUS INDUSTRIAL DISTRICT. Proposed SDC Amendments, with Commentary 3-18 21.070 LOT SIZE AND SETBACK STANDARDS. Commentary Lot size and setback standards were not a topic of the Campus Industrial Advisory Committee. No text change is pt crposed. 21.080 HEIGHT STANDARDS. Commentary. Height stczrzdards ii-er-e rzot a topic gf the Carrzpzt:s Inditstr-it-il Advisor)- Committee. .No text change is proposed, 21.090 OFF STREET PARKING STANDARDS. Commentary. Offstreet parking standards were not it topic of the Campus Irzdztstrial Advisory, Committee. However, current Subsections (3) and (4) are deleted f -om this Section, but are now located in proposed Section 21.120(4) that discusses site development standards. ne current Subsection (5) pertaining to truck parking is deleted because it does not comply with proposed Section 21.015(3) that states: ` .N."Ot involve the outdoor storage of raw materials or finished products. or permanent outdoor parking oftr ucks necessary for the operation of 'the facility-. " (1) To the �-eatest extent practicable, parking shall be located behind buildings, internal to development or to the side of a building. The number of required parking spaces shall be determined based upon standards for similar uses in other districts. The following specific off-street parking standards shall apply: USE CATEGORY Manufacturing/assembly Warehousing Office NUMBER OF SPACES 1 space for each 500 square feet of gross floor area 1 for each 1000 square feet of gross floor area 1 for each 300 square feet of gross floor area Exception: Parking spaces may be reduced on a one for one basis when the number of spaces required is more than the shift with the largest number of employees [eft the busiest sM , provided that a landscaped area equal to the total number of spaces reduced shall be held in reserve for future use. (2) An additional 5% of impermeable surface may be allowed [es] in cases where all parking on a lot is screened by earthen berms with an average height of 3 feet (measured from the finished grade of the edge of the parking lot), sunken below grade an average depth of 3 feet (measured from the finished grade of the edge of the parking lot to the finished grade of the adjacent berm or landscaped area), or both. Proposed SDC Amendments, with Commentary 3-19 _'32-zE'v' - &11 £�t�1 ii tii �bslfl Vtsnafi-eleafaFtee afe s shall no'-c'-xeeecc 2 t dale-i-£�#3rt�T siEit fA1 ri.<9.1.<.-,a 7r,� iuiia`li�v t��ciora�-s--r-rcr Q'c'ctl'r5�8 , b of b b Tae �to -ttl-�e�rcrccinvz-cs:ai p�uik�-flR-�H�' (3 3) Truck parking shall be located within a building or in a designated truck loading bay. Truck loading ba s shall be prohibited in all front and street -side yards, and shall be screened from view of adjacent parcels and public rights -of -way in accordance with the screening standards specified in Section 31.160(2). 21.100 RESERVED FOR FUTURE USE. Commentary. Xo tart is added. 21.110 FENCE STANDARDS. Commentary. Fence standards ivere not a topic of the Campus Industrial Advisor)- Committee. JVo text change is proposed, 21.120 ON -SITE DESIGN STANDARDS. Commentary. The Campus Industrial Advisor). Committee expressed support for the current on - site design standards on several occasions. Current Subsections (1), (9) and (Ili) that discuss outdoor storage, light and noise are now operational performance standards now fozand in proposed Section 21.01 S. The revised text begins on the next page. I» St y 77 + flt£'£1 Er+, ll efleleSed l,.-..ldifig 0 . ' t, t- 3�Yii3 (� _359-46 of ea s C31 (�'Llndevele.ped, s. 7 g. 41 O site <f.lifi_ .-b fl-' ,7 .� d' - ^"9 17C1I7Z f=ft..' f''£ifYe� (5)Aeeessg (6) C 'l •+- shall be pivviued fb a + k -he allo,i f1. G$19�et�t P4a-a: Proposed SDC Amendments, with Commentary 3-20 - s rr s MR... 11 �. it Wf 'sss s " sWN w s rai- i sa . W%i 0 rZ,s` III. Z it • 's s s s� a i r MRS MEMBER Commentary. Additional standards are added to comply with State-wide Planning-Goal-2 concen7ing pedestrian amenities. In the CI District, new buildings; expansions of, or additions to existing buildings: or improvements to existing facades that require a building ermit shall provide architectural designs that encourage flexibility and innovation in site planning_ by complying with the following on -site design standards: Commentary. The proposed building design :standards, building orientation and heather protectionstandards replace cure-ent Subsections (11) and (12). (1) Building Exteriors. In order to break up vast expanses of single element building elevations applicable to both length and height, building design shall include a combination of architectural elements and feature& including but not limited to offsets. windows, entrances and roof treatments. is Offsets. Offsets shall occur at a minimum of every 100 feet of lineal b_uildinVM wall by providing at least one of the following: Proposed SDC Amendments, with Commentary 3-21 1. Recesses, including but not limited to entrances and floor area with of a minimum depth of 4 feet,• or 2." Offsets shall occur at a minimum of every 100 feet of lineal building wall by providing recesses or extensions with a minimum depth of 4 feet. Exception' Variations in building wall materials, including but not limited to wood siding, brick stucco textured concrete block tile. glass, stone or other suitable materials m@y be used instead of offsets. The Director, in consultation with the Building Official may gporove other suitable materials without the need for a variance. Smooth -faced concrete panels or pre -fabricated steel panels may also be used as accents, but shall not dominate the building exterior. Exterior colors for buildings and fences shall be subdued or earth tones." b Windows. Ground floor windows shall be required for all office and commercial uses including those office and commercial uses that are contained within light industrial manufacturing uses. Ground floor windows for the remainder of a light industrial building are optional. All elevations of office and commercial buildings abutting any street shall provide at least 50 percent of their length (e.g. a 100-ft.-wide building facade shall have a total of at least 50 linear ft. of windows) and at least 25 percent of theground floor wall area as windows and/or doors that allow views into lobbies. merchandise displays, or working areas On corner lots this provision shall apply to both elevations. Where upper story windows are proposed, either awnings, canopies, or other similar treatments shall be rgquired for ground floor windows or variations in window materials, trim, paint or ornamentation may be used. Exceptions 1. A mural that does not include any advertising, ma be used to meet 50 percent -of the gound floor window standardspecified in Subsection a above. Murals are regqlated under Cha ter 8.234 of the Stpringfield Municipal Code, 1997. 2. Building elevations adjacent to alleys or vehicle accessways used primarily for servicing and deliveries shall be exempt from this standard. (e) Entrances. To the greatest extent practicable. all new buildings in the Cl District shall be oriented toward both exterior and internal streets. 1. The n the CI District shall be visible from the street, and 2. A weather -protected area including but not limited to awnings or canopies. at least 6 feet wide shall be provided at all public entrances. Proposed SDC Amendments, with Commentary 3-22 (d) Roof Treatments. 1. Variations within one architectural style; visible roof lines and roofs that oroject over the exterior wall of a building enough to cast a shadow on the ground• architectural methods used to conceal flat roof tops and overhanging eaves, sloped roofs and multiple roof elements shall be the primary_ methods for roof treatment. Mansard style roofs shall not be permitted. If building wall offsets are used, offsets or breaks in roof elevation with a minimum of 3 feet or more in height mgy be used for every 100 feet of lineal building wall. 2. The architectural design of the building roof shall also inco orate features which screen all heating ventilation and air conditioniniz units from adjacent LDR and MDR pMerties and the street. Mechanical equipment shall also be buffered so that noise emissions do not exceed the standards specified in Section 21.015 7 e of this Article. The City ma re wire a noise stud certified b a licensed acoustical engineer for compliance verification. Commentary. The pr oposed landsecipin, standar d v ira Subsectior3s (4)(a)-(d) ar-e c-iarrc:nt standardtaken front our -rent Section 21.120(2) and (7) and Section 21.090(3) and (4). Subsection (4)(d) is added to comply itiith the Gateway Refinement Plan polio'. 2 LandscapingLandscgping and Screening. CI District developments shall rovide landscaping -and screening in accordance with Sections 31.140 and 31.160 of this Code and the following standards: �.__ A minimum of 35 percent of each develo-pment area shall be landscaped open space. (b) Notwithstanding the timelines specified in Section 31.140 of this Code plants shall be sized to attain 90% coverage of required landscaped areas (excluding tree canopies), within 3 years of installation. Plantings of native species and plant communities shall achieve 90% coverage within 5 years of installation. c All parking and loading areas shall be screened from public view in accordance with the standards set forth in Sections 31.140 and 31.160 of this Code. Exception: The minimum required square footage of parking lot planting areas in addition to the Le quired setback areasfor the interior of each parkinglot that includes 20 or more parking spaces shall beequal to not less than ten ercent of the varking lot. �d) Natural assets identified in the Gateway Refinement Plan or elsewhere in this Code shall be included in the site desigq and rotected. Where rotection of these natural assets prevents the development of the site consistent with this Code, the functional equivalent of the natural assets may be substituted as may be allowed by the Cily. Proposed SDC Amendments, with Commentary 3-23 Commentary. This is a current standard. 3 Loading and Service Areas. Loading and service areas shall not be permitted in front or street -side ards. Commentary. Subsections (6)(a) and (b) are new. Subsection (c) is a current standard. 4 Pedestrian Walkways and River Access. a Walkwa s from a sidewalk to building entrances. A continuous Pedestrian walkway shall be provided from the primM frontage sidewalk for Redestrians to access building entrances. Walkwa s from parking areas to building entrances. Internal pedestrian walkways shall be developed for persons who need access to the buildings from the parking lots. The walkwa s shall be located within the lots and shall be designed to provide access from the lots to the entrances of the buildings. The walkway shall be distinguished from the parking and driving areas by use of any of the followiniz materials: special pavers. bricks raised elevation scored concrete or other materials as approved by the Director. (c) In the Gateway CI District, access to the McKenzie River, both for pedestrians and bicycles, shall be addressed in the site desip, where specified in the applicable refinement plan or TransPlan. (5) Transit Stations and Stows When required, transit stations and stops shall conform to the standards of the Lane Transit District. 21.130 JINDUS IAA] BUSINESS PARK DESIGN [STD NDAR I TEAM. Commentary. Currently, the definitions for a business park and an industrial park are exactly the same. Bothh uses are called out in the Metro Plan and the current "Purpose" language. However. for reasons explained in the cormnentary for Section 1.040(2) and in as discussed in Section 21.010 business parL , are added and industrial parks are deleted from the proposed text. In addition, current Subsection (2) is deleted because Subsection (a) is addresser) in various Sections in this Article and Saabsections (b) and(c) are addressed as part of *the Site flan Review process. [ } Development plans submitted as part of a [�lndt�al] business park Site Plan Review approval shall be prepared by a design team comprised of a project architect, engineer, and landscape architect, one of whom shall serve as the project coordinator. The design team shall certify that building, elevation, site, and landscape plans submitted in connection with the Site Plan Review and Building Permit applications comply with the on -site design standards specified in.Section 21.120 of this Article and any other applicable CI District provisions [find eendifieraso _I' 1 �110 Lam -IM • I WOMEN - M * M - I -�T - " lmv�M_RURUW M I Proposed SDC Amendments, with Commentary 3-24 -- MM"" INTRWOMMM r �� • �4 f { " �enmcut, 21.140 [UISE Gra_�e'� ZERS ONS MONITORING USES IN THE CI DISTRICT. Commentary. As stated previortsly, the primary purpose cif the CI District is to have land available, for light industrial development with officel'commercial uses generally permitted in business parks. An on-goingproblem in the CI District occurs -ivhen there is a change in use without City review. There is at least one current use in the CI District that is now on the proposed prohibited use list in proposed Section ?I.0'M Staff'does not usually become aware of these situations until after the use has been established The Campus Industrial Advisory Committee supported the establishment of ra ".small, fee " business license program, forf irms ivithin the CI District only to ensure compliance. However, the business license issue is beyond the -- scope of this SDC amendment project..'Nevertheless. staff `is proposing a "Precertification „ process for all new uses and anv change in use in the CI District to guarantee compliance with the proposed use standards and, for Code enforcement. In the event that the Citv implements a program o� f `general Cif--�iide business registration orlicense, that progr ctnt nrrcy provide for the substitution of this Precertif cation process. The proposed amendments cannot succeed without a staff review process for new C1 District uses. .The current language is deleted. [ hi ii�e event shall a J i CI District uses shall be monitored by implementing a Precertification process. The purpose of the Precertification is to determine that a prORosed use is in fact a permitted use within the CI District. The Precertification shall a2ply to all new uses and an change of use in the CI District. The Director shall review the pro os� ed use prior to the submittal of a development application or in some cases a building pen -nit. The Director shall consider both the permitted use lists specified in Sections 21.040 21.050 and 21.060 and the operational performance standards s ecified in Section 21.015 of this Article. If the Director does not approve the CIDPA because the proposed use is not pennitted, the applicant mqy applyqpply for a Formal Interpretation as s ecified in Article 4 of this Code. After the Director precertifies the use_ the form will be kept on file in the Development Services Departinent to be used for continued compliance with the Sections cited above. Proposed SDC Amendments, with Commentary 3-25 21.150 [ � c rrti GE " N"--S-P-GS ] STATUS OF EXISTING USES IN THE CI DISTRICT. Commentary. Current Section 21.150, ff,paste Storage and Disposal pi -as not a topic of the Campus Industrial tldvisoty Cointnittee. floivever, the current Section is deleted because it is covered in Section 21.0I5(7)(g)5., tinder operatiorial pei. fornitince .standards. [-plan fi3f the stai:age aiid dispesal of wa4e ffietefiftisgene., ratted es L Shaj lie f e4b�and1313i a ".� Commentary. A new Section 21.150 is proposed because the Campus Industrial Advisory Committee was concerned about the eontinuation oj existing uses in the CI Distriet. Most existing uses are now permitted, conforming rises. However, the existing naoviri- and storage uses may remain, but vvould be considered non -Conforming because the use is prohibited as specified in proposed Section 21.030(5). Unless existing uses are on the prohibited use listspecified in Section 21.030 of this Article after the effective date of this Ordinance existing uses have status asspecified below. The intent is that the existing uses do not become non-conforfiiin uses. 1 Co orate head uarters that are located outside of a business ark including Pacific Source, SXmantec, and Holt International are permitted primary uses. If these uses own or have options on adjacent pro for future ex ansion thev ma expand without the need to be located within a business park. 2 Large-scale light industrial manufacturing buildings may be reused for permitted office/commercial uses as long as these uses do not exceed 50 percent of the gross floor area of the buildin. In addition, warehousing ma occur asspecified in Section 21.050(4) of this Article. Exception: In the case of SONY. reuse may include any permitted use in the CI District. If no large- or medium- scale light industrial manufacturing use is proposed, conversion to a business ark shall be permitted. However. the acreage comprisinga conversion to a business park shall be applied to the 40 percent gross acre standard for business arks specified in Section 2 of this Section. l3) Stand-alone day care centers that primarily serve CI District businesses area permitted secondary use, (41 Permitted stand alone office/commercial uses outside of business parks area permitted pnmary use. 5 Significant Goal 5 historic resources including the Brabham farm the Koppe fann and the Rice farm may continue as a residential use or as any permitted.comi-nercial use. An external modifications to these structures shall comply with the a heable standards specified in Article 30, H Historic Overlay District. Proposed SDC Amendments, with Commentary 3-26 ARTICLE 2 DEFINITIONS. Commentary. The terrrt administrative office is, tic, fined to distinguish this tese• rom corporate headquarters and regional headgiaarters. ADMINISTRATIVE OFFICE. A building or portion of a building in which persons are employed in the dU-to-day management or direction of a single business -or a division of that business occurs. Commentary. The term business park has been ntorlified to be consistent i,-ith its role in the CI District. No change is proposed for• the term lnditstritxl Ptirk-. BUSINESS PARK. A tract of land that has been planned, developed and operated as a single or an integrated facility characterized bv_a variety of light industrial manufacturin uses office and related commercial uses, with special attention to circulation, parking, utility needs, aesthetics and compatibility (Also see Industrial Park). Commentary. The term corporate headquarters is, defined to distiragitish this ttse fi-orn administrative office and regional headgziarters. CORPORATE HEADQUARTERS. A building or gortion of a building in which ersons are em to ed in the management or direction of a business consisting of one or more divisions or groups of companies. To be considered a co orate headquarters, the business must meet the a licable em to ee threshold s ecified elsewhere in this Code. Businesses that do not meet the applicable employee threshold shall be considered an administrative office. GROSS ACRE/GROSS ACREAGE. A measurement of land that occurs before public streets or other areas reserved for public use are deducted from that land. Commentary. This def riitiora is.from the Federal Resource Conser-vatiort rand Recover-i- Act. HAZARDOUS WASTE. Consistent with the Federal Resource Conservation and Recovm Act., a waste or a combination of wastes which because of its quantity. concentration or physical, chemical or infectious characteristics may cause or significantly contribute to an increase in serious irreversible illness or pose a substantial present or potential hazard to human health. safety. welfare or to the environment when im-propgrly treated stored transported. used or & osed of or otherwise managed, however, not to include solid or dissolved materials in irdization return flows or industrial discharges which are point sources subject to permits under the Federal Water Pollution Control Act of 1967 as amended or source special nuclear, or by Product material as defined by the Atomic EnAct of 1954. Commentary. This definition is based on the language in proposed Sections 21.010t1) and 21.0400) LIGHT INDUSTRIAL MANUFACTURING. The secondga processingof previously r,pared materials into com onents or the assembly of components into finished products. In the Cam us Industrial District this use is divided into categories as follows based upon the number of em to ees at occu anc : large-scale means 50 or more em to ees: medium -scale means 20-49 employees, small scale means fewer than 20 employees per business. These thresholds shall be applicable at the time of new development. In the case of redevelopment, the Director mgy reduce these thresholds if the a licant submits a business Man stating that the threshold can be met by a date certain. Proposed SDC Amen"ts, with Commentary Commentary. "Regional.Distrihution .ffeadquar-ters" is a current definition that is deleted because - tivrehozasint is raoiT° a specific secondary use in the CI'District (see the definition below) and there are specific defi.nitions,for "corporate" and "regional headquarters". Inn addition, retail wholesale tivarehousing is currentlyper•rtaitted as prirnar v uses in the Community Commercial (,rticle .18), Light -Medium Industrial and Heavy Industrial (4rticle 0) Districts and is mare appropriate as a primary use in these districts. [ .. . .#�3i[L?7 fifffi.] Commentary. The term regional headquarters is.. defined to distinguish this use fr•orn administrative office and corporate headquarters. REGIONAL HEAD UARTERS. A building or portion of a building in which persons are employed in the re 'onal management or direction of a business consisting of a number of divisions or a regional subsidiary of a corporate headquarters. The divisions can be either geogaphical or located within one building. To be considered a regional headquarters. the business must meet the applicable employee thresholds ecified elsewhere in this Code. Businesses that do not meet the applicable em to ee threshold shall be considered an administrative office. Commentary. This definition is an attempt to give some flexibility to what can occur as part of research and development. RESEARCH AND DEVELOPMENT. The study. testing analysis, and development of roductsprocesses or services including the manufacturing of products. This use is divided into categories as follows based u on the number of employees at occu anc : lar e-scale means 50 or more em to ees• medium -scale means 20-49 employees-, small scale means fewer than 20 employees Rer business. These thresholds shall be applicable at the time of new development. In the case of redevelopment the Director may reduce these thresholds if the applicant submits a business olan stating that the threshold can be met by a date certain. Commentary. During the review of the ivarehousing secondary use Section 21.050(4), staff determined that there may be situations where there is an office or manufacturing use that requires a wt.arehousirag element that is logger in size than the primaty use. In order to address this situation, staff is proposing an alternate threshold standard for a secondary; use that ivill apply only in the CI District. USE, SECONDARY. Any approved use of land or a structure which is incidental and subordinate to the primary use and located on the same development area as the primary use. Except where an employee standard mqy be permitted for warehousing in the CI District, [I -A] no a'iri zc secondary use shall occupy more than 50 percent of the gross floor or development area occupied by the primary use. Secondary uses shall not occur in the absence of primary uses. WAREHOUSING. The storage of finished and unfinished products and materials within an entirely enclosed building. This use may include facilities for re 'onal wholesale distribution if permitted by the a licable zoning district. Proposed SDC Amendments, with Commentary 3-28 ATTACHMENT 4 SDC AMENDMENT STAFF REPORT, FINDINGS AND ORDER APPLICANT City of Springfield - Jo. No. LRP 2004-0005 REQUEST Amendment of the Springfield Development Code (SDC) — Portions of Article 21 Cl Campus Industrial District and Article 2, Definitions. The proposed SDC amendments are intended revise existing land use regulations based upon recommendations by the City Council appointed Campus Industrial Advisory Committee. BACKGROUND The original intent of the Special Light Industrial (SLI) District, now called the Campus Industrial (CI) District, was to allow "high tech" industrial users that paid "family wages" and had a minimum "employee - per -acre" base. The "Campus Industrial" land use designation goes back over 30 years. The metro area's first "general plan", The 1990 Plan, was adopted in 1972. This plan stated that "Local planning policies should be developed which will create an appropriate environment for industrial and research parks." (Ref. P. 32). The Metro Area General Plan (Metro Plan), adopted in 1982, contained a more specific land use designation called "Special Light Industrial". During the 1990's, this designation was changed from Special Light Industrial to the current Campus Industrial. The specific Metro Plan designation citations are discussed in staffs response to the Metro Plan and State-wide Planning Goal 9 (Economic Development). The primary difference between the SLI and Cl land use designations is there no longer a reference to a speck employment threshold or specific types of light industrial uses. However, the focus remains - large scale industrial firms in a campus like setting. The current designation also continues the themes of industrial development within enclosed buildings and minimal environmental impacts. There are two Metro Plan Cl designations in Springfield: 1) Gateway; and 2) the Pierce property west of 31st Street and north of Marcola Road. The Gateway Cl properties are regulated by the Gateway Refinement Plan, adopted in 1992. Industrial Policy 7.0 of that document states: "Ensure that the McKenzie -Gateway SLI Site development achieves a high level of aesthetics and amenity, consistent with the intent of the Metro Plan SLI designation and with the "campus industrial' concept." (Ref. P. 28). The Pierce property is not within an adopted refinement plan area. The Springfield Development Code was adopted in May 1986 and included Article 21, Special Light Industrial District. In 1994, this Article was amended and renamed the Campus Industrial District, consistent with the Metro Plan designation cited above. Since 1986, this Article has been amended 13 times, but the use list has not changed considerably. The Northbank Properties LLC Formal Interpretation application raised issues concerning the siting of Eugene Moving and Storage in the Gateway Cl District. The interpretation process led to the City Council's authorization of a Campus Industrial Advisory Committee to review the Cl District. The proposed amendments to SDC Article 21 Cl Campus Industrial District and Article 2 Definitions are the result of staffs implementation of the Campus Industrial Advisory Committee's recommendations for development in the Cl District. The intent of these amendments is to maintain consistency with the Metro Plan land use designation while improving the ability of businesses to locate within the Cl District by eliminating current ambiguities. SDC Amendment Staff Report, Findings and Order ATTACHMENT 4-1 SPRINGFIELD DEVELOPMENT CODE CRITERIA SDC 8.030 of the Springfield Development Code establishes criteria that must be met in order to approve this request. `in reaching a decision on these actions, the Planning Commission and the City Council shall adopt findings which demonstrate conformance to the following: (1) The Metro Plan; (2) Applicable State statutes; and (3) Applicable State-wide Planning Goals and Administrative Rules." (1) The Metro Plan;" "The Eugene -Springfield Metropolitan Area .General Plan [Metro Plan] is the official long-range general plan (public policy document) of metropolitan Lane County and the cities of Eugene and Springfield. Its policies and land use designations apply only within the area under the jurisdiction of the Plan. The Plan sets forth general planning policies and land use allocations and serves as the basis for the coordinated development of programs concerning the use and conservation of physical resources, furtherance of assets, and development or redevelopment of the metropolitan area." P. 1-1 Industrial Land Use Designations — Campus Industrial "The primary objective of this designation is to provide opportunities for diversification of the local economy through siting of light industrial firms in a campus -like setting. The activities of such firms are enclosed within attractive exteriors and have minimal environmental impacts, such as noise, pollution and vibration, on other users and surrounding areas. Large-scale light. industrial uses, including regional distribution centers and research and development complexes, are the primary focus of this designation. Provision is also made for small- and medium -scale industrial uses within the context of industrial business parks which will maintain the campus -like setting with .minimal environmental impacts. Complementary uses such as corporate office headquarters and supporting commercial establishments serving primary uses may also be sited on a limited basis. Conceptuall development planning, performance standards, or site review processes shall be applied to ensure adequate circulation, functional coordination among uses on each site, and compatibility with adjacent areas. A 50 acre minimum lot size shall be applied to ownerships of 50 or more acres to protect undeveloped sites from piecemeal development until a site development plan has been approved by the responsible city." P. II-E-6 Staff Response/Finding: The Metro Plan contains a Campus Industrial land use designation with a "general" description of how development may occur. The SDC contains the Cl Campus Industrial zoning district, which addresses specific developmental standards that must be met prior to construction and occupancy. As stated previously, the intent of these amendments is to improve the ability of businesses to locate within the Cl District by eliminating current ambiguities in Article 21. Thus, while Section 21.010(1) has been revised to clarify the intent of the Cl District, it is still consistent with the Metro Plan's Campus Industrial land use designation for the following reasons: 1) The Cl District is primarily an industrial zone that allows a mix of light -industrial manufacturing and office/commercial uses. Currently, there is no standard that regulates the mix. A specific discussion of how the mix may be regulated is now found in proposed Section 21.040. SDC Amendment Staff Report, Findings and Order 4-2 2) Metro Plan industrial inventories are based on population and employment forecasts. The number of jobs is translated into acreage, based on national figures of employees per acre. The standard used when this district was established was 20 jobs per acre. The intent of the Cl District amendments is not to invalidate the supply and demand analyses necessary to determine land needs or address transportation issues. No change to the 20 jobs per acre criterion is proposed. The current uses in the Gateway Cl District do not exceed this standard. About .75 acres of the total Gateway Cl District (approximately 272 total acres) is located in the floodway which means that no buildings, but possibly ground level parking may be constructed. This will allow roughly 1500 jobs to be transferred to the remaining undeveloped portions of the Gateway Cl District. The Pierce Cl District contains one existing business, but is otherwise undeveloped. The Pierce Cl District must meet the same 20 jobs per acre criterion. Staff intends for the Cl District uses to be monitored by a Precertification process as proposed in Section 21.140. 3) Regional distribution centers are currently considered a primary use. Due to the Eugene Moving and Storage Formal Interpretation application denial, regional distribution centers are proposed to be a secondary use associated with a primary light industrial use or other permitted primary uses only within the Cl District. The rationale is that regional distribution centers (retail/wholesale warehousing) are currently permitted as primary uses in the Community Commercial, Light -Medium Industrial and Heavy Industrial Districts and are a more appropriate as a primary use in these districts. 4) The current.text lists a mix of proscriptive use standards, limited performance standards and design standards. The revised text contains more operational performance standards that are intended to allow the deletion of a specific use list for light industrial manufacturing uses. This will allow more flexibility in siting these uses in the CI District. 5) Currently, there are no lots over 50 acres zoned Cl that are outside of the city limits. Therefore, the 50 acre minimum lot size standard for unincorporated Cl land is deleted. 6) There is an approved Conceptual Plan for the Gateway Cl District and the Metro Plan was amended to create a second CI.District on the Pierce property. The Master Plan process which was not in effect when the Special Light Industrial (now Cl District) was established replaces the Conceptual Development Plan process for larger or phased developments. Staff believes that with these proposed amendments, the purpose Section of the Cl District will continue to be consistent with the Metro Plan Campus Industrial land use designation. "B. Economic Element Objectives 12. Provide for limited mixing of office, commercial, and industrial uses subject to clear, objective criteria which: (a) do not materially reduce the suitability of industrial, office, or commercial areas for their primary use; (b) assure compatibility; and (c) consider the potential for increased traffic congestion." P. I11-B-4 SDC Amendment Staff Report, Findings and Order 4-3 Staff _Response/Finding : The Cl District is primarily an industrial zone that allows a mix of light -industrial manufacturing and office/commercial use. Currently, there is no standard to control the mix of light -industrial manufacturing — of lice/commercial use in the Cl District. However, as proposed, with the exception of corporate and regional headquarters, and large-scale research and development complexes that can be sited outside of business parks, all other primary office/commercial uses must occur within a business park. Proposed Section 21.020(4) places a development limitation for business parks of not more than 40 percent of the cross acreage in each of the City's two Cl District sites. Both medium- and small-scale light industrial uses and any permitted officelcommercial use may be located within a business park. In addition, multiple use and multiple story buildings are encouraged. Compatibility with uses, both within and adjacent to the Cl District is assured with the proposed prohibited use list proposed Section 21.030), the operational performance standards (proposed Section 21.015) and additional on -site design standards proposed Section 21.120). The consideration of the potential for increased traffic congestion is addressed in staffs response to State- wide Planning Goal 12 and OAR 660-12-0060 under Criterion of approval 2. Staff believes that the proposed amendments will guarantee the primary industrial aspect of the Cl District. Policies "7 Encourage industrial park development, including areas for warehousing and distributive industries and research and development activities." P. III-B-5 Staff Response/Finding: Proposed Section 21.040(2) will still encourage industrial (now business) park development. In order to protect the industrial aspect of the Cl District, the proposed amendments limit business parks to no more than 40 percent of the gross acreage in each of the City's two Cl District sites. The term business park is now used because there is currently one business park in the Gateway Cl District. The term business park is also more advantageous to the design standards in the Cl District. Proposed Section 21.050(4) will still allow warehouse and distribution facilities, but as a secondary use. Proposed Section 21.040(6) will still allow research and development uses. 119 Encourage the expansion of existing and the location of new manufacturing activities, whichare characterized by low levels of pollution and efficient energy use." P. III-B-5 Staff Response/Finding: The applicable portions of Policy 9 are "the location of new manufacturing activities " and "low levels of pollution". The Cl District currently requires all manufacturing uses to occur indoors. There is no change proposed to this standard. Currently, operational performance standards are limited to exterior lighting and noise. Proposed Section 21.015 adds a number of other operational performance standards that refer to possible additional local, state and Federal standards that must be met prior to approval of a particular light -industrial manufacturing use. A number of the proposed operational performance standards specifically address pollution issues. The operational performance standards replace the current short finite light -industrial manufacturing use list. "15 Encourage compatibility between industrially zoned lands and adjacent areas in local planning programs." P. III-B-5 SDC Amendment Staff Report, Findings and Order 4-4 Staff Response/Finding: The current Cl District lists a number of standards that addresses compatibility issues. However, proposed Section 21.015 adds operational performance standards will help to enhance compatibility between the Cl District and adjacent areas (See the response to Economic Policy 9, above). "20 Encourage research and development of products and markets resulting in more efficient use of underutilized, renewable, and nonrenewable resources, including wood waste, recyclable materials, and solar energy." P. I II-B-6 Staff Res onse/Findin : Proposed Section 21.015 adds operational performance standards that allow more flexibility in the siting of light -industrial manufacturing uses. "23 Provide for limited mixing of office, commercial, and industrial uses under procedures which clearly define the conditions under which such uses shall be permitted and which: (a) preserve the suitability of the affected areas for their primary uses; (b) assure compatibility; and (c) consider the potential for increased traffic congestion." P. III-B-6 Staff Response/Finding: Also, see the discussion under Economic Element Policy 7. In addition, proposed Sections 21.010(1)(a) and 21.040(2) allow mixed -use and/or multi -story. buildings.' The potential for increased traffic congestion is addressed in staffs response to State-wide Planning Goal 12 and OAR 660-12-0060 under Criterion of approval 2. C. Environmental Element "2 Except as otherwise allowed according to FEMA regulations, development shall be prohibited in floodways, if it could result in an increased flood level...." P. III-C-6 Staff Response/Findi�: Currently, approximately 75 acres of the total Gateway Cl District (approximately 272 total acres) is located in the floodway. This means no buildings, but possibly ground level parking, may be constructed. The proposed Cl District amendments do not change this current situation. This situation is not applicable to the Pierce property Cl District site. "20 Positive steps shall be taken to protect the Springfield municipal groundwater supplies along the McKenzie River and the middle fork of the Willamette River." P. I I I-C-9 Staff Response/Finding: The Gateway Cl District abuts the McKenzie River. In addition, the City has an adopted Drinking Water Protection Plan and Article 17 Drinking Water Protection Overlay District was added to the SDC in 2000. Approximately 95 percent of the City's water supply comes from groundwater, Portions of the Gateway CI District are within the 1-5 and Sports Way wellheads 1 and 2 year Time of Travel Zones. Portions of the Pierce CI District are within the Pierce wellhead 1 and 2 year Time of Travel Zones. Proposed Section 21.015(7)(d) addresses groundwater protection. SDC Amendment Staff Report, Findings and Order 4-5 F. Transportation Element Transportation System Improvements: Roadways "F.15 Motor vehicle level of service 1. Use motor vehicle level of service standards to maintain acceptable and reliable performance on the roadway system... b) Evaluating the impacts on roadways of amendments to transportation plans, acknowledged comprehensive plans and land -use regulations, pursuant to the TPR (OAR 660-12-0060)... " P. III-F-8 Staff Response/Finding: Policy F.15 1 b) applies because the City's land use regulations (the SDC) are being amended. The evaluation of impacts on roadways is addressed in staffs response to State-wide Planning Goal 12 and OAR 660-12-0060.under Criterion of approval 2. H. Parks And Recreation Facilities Element "4. Encourage the development of private recreational facilities." P. III-H-5 The current text addresses the development of private recreational facilities in the Cl District. Proposed Sections 21.050(2)(d) and (5)(b) 1.- 5 expand the list of permitted private recreational facilities and explain differentiates between indoor and outdoor facilities. I. Historic Preservation Element " 1. Adopt and implement historic preservation policies, regulations, and incentive programs that encourage the inventory, preservation, and restoration of structures; landmarks; sites; and areas of cultural, historic, or archeological significance, consistent with overall policies." P. III-1-2 Staff Resp nse/Finding: Currently, there are three houses in the Gateway Cl District that are listed in the Gateway Refinement Plan as significant Goal 5 historic resources: 1) the Brabham farmhouse, the Koppe farmhouse and the Rice farmhouse. The Rice farm currently contains a commercial use. The other two farm houses currently continue as residential uses. Proposed Section 21.150(5) will protect the historical significance of these farmhouses. Any external modification to these structures shall comply with the applicable standards found in Article 30, H Historic Overlay District. "The Metropolitan Plan is the long-range public policy document which establishes the broad framework upon which Eugene, Springfield, and Lane County make coordinated land use decisions.... Likewise, the Metropolitan Plan may be augmented and implemented by more detailed refinement plans and regulatory measures." P. IVA SDC Amendment Staff Report, Findings and Order 4-6 THE GATEWAY REFINEMENT PLAN The Gateway Refinement Plan was adopted by the City of Springfield in November, 1992 and is one of several such plans that refine and augment the Metro Plan. Applicable portions of the Gateway Refinement Plan are cited below. INDUSTRIAL ELEMENT 117.0 Ensure that the McKenzie -Gateway SLI Site development achieves a high level of aesthetics and amenity, consistent with the intent of the Metro plan SLI designation and with the "campus industrial concept. 7.1 Through the conceptual development plan and site plan review processes, encourage an integrated system of useable shared open spaces and recreational trails linking development areas to each other and to the river. 7.2 Through site conceptual development plan and site plan review processes, encourage the separation of bicycle and pedestrian paths from roadways wherever possible. . 7.3 Through the conceptual development plan and site plan review processes, encourage the provision of on -site passive and active recreational facilities. 7.4 Through the conceptual development plan and site plan review processes, encourage the use of site design techniques to emphasize the site's main access points; for example, additional setbacks, additional landscaping designed to accentuate the entry, and monument signage identifying the site. 7.5 Encourage conceptual development plans to include recommendations or requirements for unified planting themes and streetscapes along the internal collector system." Ref. P. 28 Staff Response/Finding: Note: The Special Light Industrial (SLI) District was renamed the Campus Industrial (Cl) District during the 1990's. Therefore, the current term"Cl" will be used in all staff responses to the Gateway Refinement Plan Industrial Element. In addition, there is an approved Conceptual Plan for the Gateway CI District. The proposed Cl District amendments do not effect the adopted Conceptual Development Plan. However, the Master Plan process, which was not in effect when the Cl District was established, is the planning tool that will be used to guide development over certain time limits and/or size. Proposed Section 21.020 addresses this issue. Finally, the Site Plan Review process specked in SDC Article 31 will continue to address applicable items specked in 7.1-7.5. 118.0 Provide for an efficient and flexible transportation system for the McKenzie -Gateway SLI Site. 8.1 Through the conceptual development plan and site plan review processes require inclusion of an east -west collector between International Way and Deadmond Ferry Road. . 8.2 Through the conceptual development plan and site plan review processes require inclusion of a north -south collector from a point near the existing intersection of Game Farm Road East, Game Farm Road South, and Deadmond Ferry Road, and connecting to the east -west connector discussed above in Policy 8.1. 8.3 Through the conceptual development plan and site plan review processes require the site 's eventual primary access point to be at the south-central entry discussed above in policy 8.2. The west, at International Way, may be identified as an interim primary access point, until sufficient development has occurred in the central and eastern portions of the site." SDC Amendment Staff Report, Findings and Order 4-7 Staff Response/Finding: There is an existing loop street system that serves the Gateway Cl District site. Gateway Street on the west is designated as a minor arterial. Game Farm Road East (on the south) and International Way (on the north and east) are designated as collector streets. The City's Conceptual Roadway Network Map, adopted in June 1997 and last amended in September 2003, shows a proposed north -south collector street, just to the west of the Game Farm Road East/Beltline Road intersection. The evaluation of ,impacts on roadways is addressed in staffs response to State-wide Planning Goal 12 and OAR 660-12- 0060 under Criterion of approval 2. 119.0 Improve the appearance and effectiveness of the main approaches to the McKenzie -Gateway SLI Site. These main approaches include: Belt Line Road from 1-5 to Game Farm Road South; Game Farm Road South from Belt Line Road to Game Farm Road East; Game Faun Road North from Belt Line to International Way, and International Way from Game Farm Road North to the site boundary. 9.1 Through the site plan review process require all landscaped areas to be at least 75% covered with living plant materials within 3 years. 9.2 Through site plan review process require 7.5% of the interior of parking lots visible from arterials or collectors to be landscaped. Require vegetative screening of parking lots. Allow such vegetative screens to include shrubs to 3 %' high, except in vision clearance areas. 9.3 In cooperation with property owners and SLi developers, the City shall install identifying signs, e.g. "McKenzie -Gateway Business Park" at strategic points along these approaches, directing traffic to the appropriate site entry. As the central and eastern portions of the site develop, change the signs as necessary to direct the main flow of traffic to the south-central entry." Staff Response/Finding: Proposed Section 21.120(4)(b) and (c) addresses items 9.1 and 9.2. Sign standards, which were once in the SDC, are now found in the Springfield Municipal Code (SMC) 1997. SMC Section 8.264 specifically addresses signs in the CI District. "10.0 Mitigate impacts of incremental (SLI) development on existing on -site (non-SLI) uses occupying the McKenzie -Gateway SLI Site." Staff .Resoonse/Findinct: Proposed Section 21.030 creates a list of prohibited uses. Proposed Section-21.015 allows only those light industrial manufacturing uses that meet a number of operational performance standards. SDC 21.120 lists a number of on -site design standards. The proposed CI District amendments will mitigate impacts of incremental development. "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. 11.1 Through the site plan review process encourage the protection of views of the Coburg Hills, and of the McKenzie River and Maple Island Slough riparian corridors" 11.2 Through the site plan review process, when reviewing proposed developments in the 100- year floodplain, emphasize application of the special review procedures and standards set forth in Article 27 Floodplain Overlay District, of the SDC. 11.3 Through the site plan review process, encourage the preservation of existing trees wherever feasible. SDC Amendment Staff Report, Findings and Order 4-8 11.4 Through the site plan review process, encourage the preservation and reintroduction of native plant communities in interconnected corridors, particularly along existing drainageways and open spaces." Staff Response/Finding: The McKenzie River and Maple Island Slough riparian areas are now protected by being shown on the Water Quality Limited Watercourse Map adopted in 2002 as part of the ESA/CWA SDC amendments. These protection standards are addressed as part of the Site Plan Review process specified in SDC Article 31. The proposed CI District amendments do not affect Policy 11. 112.0 Encourage the preservation and/or enhancement of reminders of the area's rich agricultural heritage, which are found in the McKenzie -Gateway SLI area. 12.1 Through the conceptual development plan and site plan processes, encourage incorporation of historic resources, consistent with the policies in the Historic Resources Element of this Refinement Plan. 12.2 Through the site plan review process, encourage the preservation of portions of existing orchards, particularly as buffers along collector streets, along Maple Island Slough, and between development areas." Staff Response/Findinu: Proposed Section 21.150(5) states that: "Significant Goal 5 historic resources, the Brabham farm, the Koppe farm and the Rice farm may continue as a residential use or any permitted commercial use." Any external modification to these structures shall comply with the applicable standards found in Article 30, H Historic Overlay District. "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. 13.1 The City shall update the West Springfield Storm Drainage Mater Plan, as it pertains to the storm drainage needs of the McKenzie -Gateway SLI site. The update plan should accomplish the following: . a) Emphasize the use, where possible, of vegetated open swa/es along existing drainageways, as opposed to piped systems b) Consider the use of techniques to slow and retain runoff on -site, in order to protect and enhance overall water quality. and reduce peak storm slows; c) Consider the use of techniques for filtering contaminants from surf ace runoff before it enters Maple Island Slough, other open drainageways, or any proposed detention or retention areas, in order to protect the qualityof water entering the aquifer of Rainbow Water District's well field, Maple Island Slough, and the McKenzie -River; and d) Consider the potential impacts of increased or decreased volumes of runoff entering the slough on natural resource values associated with the Maple Island Slough riparian corridor, and recommend techniques, if needed and appropriate, for minimizing such impacts. e) The storm drainage management plan should include an estimation of expected volumes of runoff and identify the location and approximate size of required storm retention/detention areas, if any. 13.2 Until the City completes an updated Stone drainage management plan, the conceptual development plan and site plan review processes shall consider the items listed in 13.1 "a" through "d" above." SDC Amendment Staff Report, Findings and Order 4-9 Staff Response/Finding: Staff is currently developing a Stormwater Facility Master Plan for the entire City which is expected to be completed in June 2005. Since the adoption of the Gateway Refinement Plan, the City Council adopted the Engineering Design Standards and Procedures (EDSP) Manual in 2002 and the ESA/CWA SDC amendments, also adopted in 2002. The EDSP Manual is used together with the Site Plan Review process specified in SDC Article 31 to ensure that drainage issues are addressed as part of the development review process. The proposed Cl District amendments do not affect Policy 13. There is no refinement plan applicable to the Pierce property Cl District. "(2) Applicable State statutes," OPERATIONAL PERFORMANCE STANDARDS Staff Response/Finding: Proposed Section 21.015 lists a number of operational performance standards that must be met before a light industrial manufacturing use may be permitted in the Cl District. Therefore, the pertinent Oregon Revised Statutes that apply to the proposed operational performance standards are cited below: ORS 468A addresses air pollution. Proposed Section 21.015(7)(a) addresses air pollution. ORS 479 addresses fire hazards and ORS 480 address explosive hazards. Proposed Section 21.015(7)(b) addresses fire and explosive hazards. ORS 468B addresses water quality. Proposed Section 21.015(7)(d) addresses groundwater protection. ORS 466 addresses hazardous waste. Proposed Section 21.015(7)(e) addresses hazardous waste. ORS 467 addresses noise. Proposed Section 21.015(7)(e) addresses noise. ORS 453 addresses radiation sources. Proposed Section 21.015(7)(g) addresses radiation. POST ACKNOWLEDGEMENT PROCEDURES "197.610 Local government notice of proposed amendment or new regulation; exceptions; report to commission. (1) A proposal to amend a local government acknowledged comprehensive plan or land use regulation or to adopt a new land use regulation shall be forwarded to the.Director of the Department of Land Conservation and Development at least 45 days before the first evidentiary hearing on adoption. The proposal forwarded shall contain the text and any supplemental information that the local government believes is necessary to inform the director as to the effect of the proposal. The notice shall include the date set for the first evidentiary hearing. The director shall notify persons who have requested notice that the proposal is pending." Staff Response/Finding: The City sent notice for the proposed SDC amendments via Fed Ex to the Department of Land Conservation and Development (DLCD) on March 30, 2004. The notice included the proposed SDC amendments with commentary. The notice needed to be received by DLCD by April 2, 45 days prior to the first evidentiary hearing (before the Planning Commission) scheduled for May 18, 2004. FedEx acknowledged DLCD receipt of the proposed SDC amendments on March 31, 2004. SDC Amendment Staff Report, Findings and Order 4-10 ECONOMIC DEVELOPMENT ORS 197.707 states: "it was the intent of the Legislative Assembly in enacting ORS chapters 195, 196, 197, 215 and 227 not to prohibit, deter, delay or increase the cost of appropriate development, but to enhance economic development and opportunity for the benefit of all citizens." Proposed Section 21.015 establishes a list of operational performance standards that will reduce the need for a developer proposing a light -industrial manufacturing use in the CI District from requiring an interpretation from the Planning Commission or Hearings Official. DEVELOPMENT ORDINANCES "227.215 `Development' defined; regulation of development. (1) As used in this section, `development' means a building or mining operation, making a material change in the use or appearance of a structure or land, dividing land into two or more parcels, including partitions and subdivisions as provided in ORS 92.010 to 92.285, and creating or terminating a right of access. (2) A city may plan and otherwise encourage and regulate the development of land. A city may adopt an ordinance requiring that whatever land development is undertaken in the city comply with the requirements of the ordinance and be undertaken only in compliance with the terms of a development permit. (3) A development ordinance may provide for. (a) Development for which a permit is granted as of right on compliance with the terms of the ordinance; (b) Development for which a permit is granted discretionarily in accordance and consistent with the requirements of ORS 227.173; (c) Development which need not be under a development permit but shall comply with the ordinance; and (d) Development which is exempt from the ordinance. (4) The ordinance may divide the city into districts and apply to all or part of the city." Staff Response/Finding: DLCD acknowledged the SDC at the time of its adoption in May of 1986 and every amendment since that time. The proposed SDC amendments are consistent with ORS 227.215 because they address how property may develop in the City's two CI District sites. "(3) Applicable State-wide Planning Goals and Administrative Rules." GOAL1: CITIZEN INVOLVEMENT - OAR 660-015-0000(1) "To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process." Staff ResLonse/Find.ing: DLCD has acknowledged Springfield's adopted Citizen Involvement Program (CIP). In this program, the Springfield Planning Commission is the Committee for Citizen Involvement (CCI). The proposed SDC amendments require a citizen involvement program in order to comply with State-wide Planning Goal 1. This project began in March 2003 when the City Council established the Campus Industrial Advisory Committee (CIAC) to evaluate the siting of new uses and the reuse of existing buildings within the CI District. The primary goal of the CIAC was to eliminate the ambiguities of the current Code language. The CIAC met several times from May until early October 2003. The CIAC returned to the City Council on October 27 with a number of goals to improve the development process and proposed revised text for Article 21. The City Council gave direction to staff to amend the SDC. SDC Amendment Staff Report, Findings and Order 4-11 Public Process. On April 16, staff posted the proposed SDC amendments on the City's web page. Staff sent an e-mail message to the Lane County Homebuilder's Association and 1000 Friends of Oregon announcing the posting. On April 28, staff mailed a Ballot Measure 56 notice to all property owners within the City's two Cl District sites including the Game Farm Neighborhood Association. On May 4, staff presented a brief overview of the proposed SDC amendments to the Chamber of Commerce's Legislative Issues Committee. The Planning Commission held a work session,on the proposed SDC amendments. On May 6, staff presented a brief overview of the proposed SDC amendments to the Area Commercial/industrial Realtors. On May 7, the newspaper notice for the Planning Commission and City Council public hearings appeared in the Springfield News. On May 18, the Planning Commission will hold a public hearing on the proposed SDC amendments. On June 21, the City Council will hold a work session and public hearing on the proposed SDC amendments. GOAL 2: LAND USE PLANNING OAR 660-015-0000(2) "To establish a land use planning process and policy framework as a basis for all decision and actions related to use of land and to assure an adequate factual base for such decisions and actions." Staff Response/ Findin On August 23, 1982, DLCD acknowledged that the Metro Plan and the all implementing measures were found to be incompliance with the State-wide Planning Goals pursuant to ORS 197.245 and 197.250. This act established, for the Eugene -Springfield metropolitan area and for Springfield in particular, a land use planning process and policy framework for all decision and actions related to use of land and assurance for an actual factual base for such decisions and actions. The Metro Plan has been amended several times since 1982. The SDC was adopted in May 1986 and also has been amended several times. The SDC implements the policies and direction of the Metro Plan. The proposed text revisions to Article 21 Cl Campus Industrial District and Article 2 Definitions amend existing practices based on recommendations, established by the CIAC. The proposed SDC amendments are an amendment of an implementation ordinance. The DLCD Notice of Proposed Amendment mailed. on March 30 lists affected State (ODOT and ODEC) or Federal Agencies, Local Governments or Special Districts. In this case, staff determined the proposed SDC amendments do not affect any State (see specifically staffs response to State-wide Planning Goals 9 and 12) or Federal agencies. No local governments or special districts were noticed because staff believes the proposed SDC amendments did not apply to them. However, staff did contact the Legislative Committee of the Springfield Chamber of Commerce, the Area CommercialJindustrial Realtors and the Lane County Home Builders Association prior to the public hearing process. The proposed SDC amendments do not rise to the occasion for the City of Springfield to adopt an exception to a State-wide Planning Goal. SDC Amendment Staff Report, Findings and Order 4-12 GOAL 3: AGRICULTURAL LAND OAR 660-015-0000(3) "To preserve and maintain agricultural lands." This goal does not apply within adopted, acknowledged urban growth boundaries. The City does not have any agricultural zoning districts. These amendments do not apply outside the urban growth boundary and, because of limitations on commercial and industrial development without full urban services, generally do not apply outside of the city limits. All land in the City's urban transition area carries City zoning. GOAL 4: FOREST LANDS OAR 660=015-0000(4) "To conserve forest lands by maintaining the forest land base and to protect the state's forest economy by making possible economically efficient forest practices that assure the continuous growing and harvesting of forest tree species as the leading use on forest land consistent with sound management of soil, air, water, and fish and wildlife resources and to provide for recreational opportunities and agriculture." This goal does not apply within adopted, acknowledged urban growth boundaries. The City does not have any forest zoning districts. These amendments do not apply outside the urban growth boundary and, because of limitations on commercial and industrial development without full urban services, generally do not apply outside the city limits. All land in the City's urban transition area carries City zoning. GOAL 5: NATURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN SPACES OAR 660- 015-0000(5) "To protect natural resources and conserve scenic and historic areas and open spaces." The proposed amendments do not repeal, replace or void existing Metro Plan policy or Development Code regulations with respect to any identified natural resources. No changes to supporting ordinances or policy documents adopted to comply with Goal 5 are affected by these amendments. Proposed Section 21.150(5) specifically subjugates building design standards for historically significant farm houses to the standards set in Article 30 for the Historic district.. GOAL 6: AIR, WATER AND LAND RESOURCES QUALITY OAR 660-015-0000(6) "To maintain and improve the quality of the -air, water and land resources of the state." Proposed Section 21.015(7) lists a number of operational performance standards that address air pollution, groundwater protection and hazardous waste which will benefit air, water and land quality. GOAL 7: AREAS SUBJECT TO NATURAL HAZARDS "To protect people and property from natural hazards." All sites within the City that are subject to these hazards (floodplain, erosion, landslides, earthquakes, weak foundation soils) are inventoried through a variety of sources. The proposed amendments do not remove or exempt compliance with other Code standards that may apply to development. SDC Amendment Staff Report, Findings and Order 4-13 GOAL 8: RECREATIONAL NEEDS OAR 660-015-0000(8) "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." Willamalane Park and Recreation District is the entity responsible for park planning, development and maintenance in the urban transition area as well as the city limits. No Willamalane parks are affected by the proposed amendments. However, proposed Section 21.050(2)(c) lists recreational activities that may be available primarily to the employees in the Cl District. GOAL 9: ECONOMIC DEVELOPMENT OAR 660-015-0000(9) "To. provide adequate opportunities throughout the state for a variety of economic activities vital to the health, welfare, and prosperity of Oregon's citizens." Staff Response/ Finding: Explanation language under State-wide Planning Goal 9 states: "Comprehensive plans and -policies shall contribute to a stable and healthy economy in all regions of the state. Such plans shall be based on inventories of areas suitable for increased economic growth and activity after taking into consideration the health of the current economic base; materials and energy availability and cost; labor market factors; educational and technical training programs; availability of key public facilities; necessary support facilities; current market forces; location relative to markets; availability of renewable and non-renewable resources; availability of land, and pollution control requirements." The Eugene -Springfield Metropolitan Plan (Metro Plan) is Springfield's comprehensive plan. DLCD acknowledged the Metro Plan in 1982. At that time, both the Metro Plan designation and the zoning district were called Special Light Industrial (SLI). The 1982 Metro Plan SLI designation stated: "This is a specialized concept developed to deal with relatively large (projected employment of at least 500 per firm) light industrial firms, such as manufacturers of semi -conductors, medical and dental supplies, photographic equipment, computers and other electronic equipment, and large-scale research and development complexes. The activities involved are generally characterized by highly skilled and technical labor and are located indoors. Often, precision is of such importance that air pollutants, noise and vibration associated with heavy industry are not compatible. These industries are often located in campus -type industrial parks and are generally involved in the manufacture or assembly of final products of small unit size or research -type development in an office -based atmosphere... There are generally no effluents or other emissions to create problems.... Heavy transport is not important.... Supporting office -based commercial development shall be considered an appropriate use when planned to complement the primary intent of special light industrial development." The Metro Plan SLI designation was changed to Campus Industrial (CI) in the 1990's. The current Metro Plan Cl designation states: "The primary objective of this designation is to provide opportunities for diversification of the local economy through siting of light industrial firms in a campus -like setting. The activities of such firms are enclosed within attractive exteriors and have minimal environmental impacts, such as noise, pollution and vibration, on other users and surrounding areas. Large-scale light industrial uses, including regional distribution centers and research and development complexes, are the primary focus of this designation. Provision is also made for small- and medium -scale industrial uses within the context of industrial business parks which will maintain the campus -like setting with minimal environmental impacts. SDC Amendment Staff Report, Findings and Order 4-14 Complementary uses such as corporate office headquarters and supporting commercial establishments serving primary uses may also be sited on a limited basis. Conceptual development planning, industrial park standards and site review processes shall be applied to ensure adequate circulation, compatibility of uses and availability of large sites for light industrial firms...." (Ref. P. II-E-6). The primary difference between the SLI and Cl land use designations is there no longer is a reference to a specific employment threshold or specific types of light industrial uses. However, those employment thresholds remain the basis for the establishment of the City's two CI Districts — Gateway and the Pierce property. The proposed Cl District purpose statement conforms with the current Metro Plan designation statement: "The Cl District is intended to fully implement the Metro Plan Campus Industrial Designation and any applicable refinement plans. The Cl District provides opportunities for diversification of the local economy by offering prime sites in a campus environment for large-scale light manufacturing firms emphasizing modern technology and employing skilled workers in family wage jobs. The tenn "campus" includes innovative building design, enhanced landscapes, large open spaces and substantial pedestrian amenities. Small- and medium scale light manufacturing may and supporting commerciall office uses shall be located within a business park, provided that combined business parks do not exceed 40 percent of the gross acreage of a Cl District. Business parks may include several buildings with multiple stories and a mix of uses. Supporting retail uses such as banks, restaurants and day care facilities shall primarily serve the employees in the Cl District, not the general public. All uses in the Cl District shall meet siting and operational performance standards to minimize impacts within the Cl District and surrounding areas. Permitted uses, including the storage of materials and vehicles necessary for the operation of the use, shall occur entirely within enclosed buildings." The focus of both the current Cl designation and the zoning district continue the themes of light industrial. manufacturing firms in a campus setting, within enclosed buildings and with minimal environmental impacts to uses within and adjacent to the Cl District. Explanation language under State-wide Planning Goal 9 states the Goal must be implemented by land use controls and ordinances. The document controlling land use in Springfield is the SDC. The SDC was adopted in May 1986 and included Article 21, Special Light Industrial District. In 1994, this Article was amended and renamed the Campus Industrial District, consistent with the Metro Plan designation cited above. Currently SDC Article 21 lists the following Cl District primary uses: 1. Manufacture and assembly of electronic or specialized equipment and components, including but not limited to communications, medical, dental, pharmaceutical, computer, optical, photographic, analyzing, measuring, controlling and office products; or other products that have a high level of technological input in their design or manufacturing process; 2. Corporate office headquarters, provided that at least half the gross floor area is.occupied by a single tenant; 3. Media productions, including but not limited to TV and radio broadcasting, motion picture production and newspaper/book publishing; 4. Research development or testing laboratories and facilities; SDC Amendment Staff Report, Findings and Order 4-15 5. Regional distribution headquarters, including indoor storage and associated manufacturing, provided such manufacturing is consistent with the purpose of this district; Industrial Parks; 7. Multi -use office and campus industrial structures; and 8. Business Parks. The light industrial manufacturing uses cited above are predominantly "high tech", a concept over 20 years old. However, the high tech industry has been in decline the past few years. A study released in November 2003 by AeA (American Electronic Association) shows that in 2002 the U.S. high-tech industry lost 540,000 jobs, dropping from 6.5 million to 6.0 million. While a preliminary look at data for 2003 showed that the decline in high-tech employment slowed considerably in 2003, the industry still is in decline. In addition, there are emerging industries such as nanotechnology, a branch of engineering that deals with the research, design and manufacture of extremely small electronic circuits and mechanical devices built at the molecular level. The current list of Cl uses in Article 21 is limited and cannot quickly adjust for new specific technologies or manufacturing methods. In the case where there is a use proposed that is not on the list cited above, the applicant must apply for either a Formal Interpretation or an SDC amendment. The proposed Cl District amendments: Removes the current static light -industrial manufacturing use list cited above and replaces it with operational performance standards. Operational performance standards do not ban certain uses, only certain negative impacts from the uses. Operational performance standards allow more flexibility for developers and the City to efficiently use the land available since a range of uses are tolerated as long as the impact of those permitted uses does not detrimentally affect adjacent uses or zoning districts and complies with the Cl District design standards. This tends to reduce the level of uncertainty in the development approval process by eliminating the need for a Formal Interpretation or SDC amendment, and allows the City to adapt to the changing needs of the economic market rather than the constraints that occur when relying upon a finite use list. 2. Establishes a development limitation for business parks of not more than 40 percent of the gross acreage of a Cl District. The Cl District is primarily an industrial zone that allows the siting of light - industrial manufacturing, office and supporting commercial uses. Currently, there is no standard that limits the siting of these office/commercial uses. Both the Gateway and Pierce property Cl sites have been in existence for over 20 years.. The Gateway Cl District has 60 developed acres; the Pierce property Cl District has not had any development occur to date. In the Gateway Cl District there are 272 total acres; not more than 108 acres could be used for business parks. In the Pierce Cl District there are 59 total acres; not more than 23 acres could be used for business parks. The intent of the proposed limitation is to preserve the primary industrial intent of the Cl District by assigning officelcommercial uses to business parks and then limit the area business parks may cover within the district. 3. Maintains consistency with the employees per acre policy as a determining factor for development in the Cl District. The Metro Plan industrial inventories are based on population and employment forecasts. The number of jobs is translated into acreage, based on national figures of employees per acre. The standard used when this district was established was 20 jobs per acre. The intent of the Cl District amendments is not to invalidate the supply and demand analyses necessary to determine land needs or address transportation issues. SDC Amendment Staff Report, Findings and Order 4-16 However, there needs to be a procedure that makes a distinction among the Metro Plan's " large", medium" and" small" scale light -industrial manufacturing use categories. Neither the Metro Plan nor the current Cl District defines these terms. Therefore, industrial uses are broken down on a business -type basis as follows: large-scale means 50 or more employees; medium -scale means 20-49 employees; small scale means fewer than 20 employees. While, the proposed numbers do not directly correlate to employees per acre, they are intended to apply to total employment for a particular category of light -industrial manufacturing use. These numbers will be applicable at building occupancy and are intended to be regulated through a business license process. 4. Maintains consistency with the family wage jobs policy. 5. Resolves two problem areas in the current Cl District concerning corporate headquarters, regional headquarters and regional distribution headquarters. a. As specified above in the current primary use list, corporate headquarters is a permitted use, but there is no definition of, or locational standard for this use. As proposed, while corporate and regional headquarters may stand alone, other listed offices must be either integrated with a large-scale light -manufacturing use (stand alone or part of the building) or located within a business park. In addition, corporate and regional headquarters must have at least 20 or more employees in order to distinguish between these larger scale offices and lesser offices. b. As specified above in the current primary use list, regional distribution headquarters is a permitted use. The headquarters aspect of this use will become part of the corporate or regional headquarters use previously discussed. The warehousing, storage and distribution functions of this use will become secondaryuses. Listing warehousing as a secondary use will eliminate the current confusion between regional distribution headquarters and corporate and regional headquarters. Finally, the intent of the proposed Cl District amendments is to incorporate the recommendations of the Campus Industrial Advisory Committee to bring about more certainty in the development process and better define how development may occur and give these amendments a chance to work in the marketplace. Staff is requesting that a suitable time -line, perhaps 3-5 years, should be established to evaluate these amendments to determine if the Cl District should remain as amended or be replaced by something different. However, if the marketplace necessitates an earlier evaluation of the Cl District based upon the proposed amendments, staff will address that issue when it occurs. Any future proposed amendment that significantly affects the Metro Plan Campus Industrial designation will require a re- evaluation of the Metro Area Industrial Lands Study (1992) or the Springfield Commercial Lands Study (2000); The.proposed Cl District amendments do not significantly affect State-wide Planning Goal 9 because staff has demonstrated that they: 1) maintain a consistency over time with past Metro Plan designation language — what is proposed is a fine-tuning of existing regulations: 2) have no negative affect on the Metro Area Industrial Lands Study (1992) or the Springfield Commercial Lands Study (2000); and 3) do not change to the number of acres either designated or zoned Cl. OAR 660-009-0000 states: "The purpose of this division is to aid in achieving the requirements of Goal 9, Economy of the State (OAR 660-015-0000(9)), by implementing the requirements of ORS 197.712(2)(a) — (d). The rule responds to legislative direction to assure that comprehensive plans and land use regulations are updated to provide adequate opportunities for a variety of economic activities throughout the state (ORS 197.712(1)) and to assure that plans are based on available information about state and national economic trends. (ORS 197.717(2))." However, the remaining portions of OAR 660-009-0000.— 660-009-0025 are not addressed in this report because the proposed Cl District amendments do not significantly affect State-wide Planning Goal 9. SDC Amendment Staff Report, Findings and Order 4-17 GOAL 10: HOUSING OAR 660-015-0000(10) "To provide for the housing needs of citizens of the state." The proposed CI District amendments do not affect State-wide Planning Goal 10 or the Springfield Residential Buildable Land"s Inventory (1999) because residential dwelling units are not permitted in the CI District. GOAL 11: PUBLIC FACILITIES AND SERVICES OAR 660-015-0000(11) "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 Eugene -Springfield Metropolitan Public Services and Facilities Plan (PFSP) is a refinement of the Metro Plan that guides the provision of public infrastructure, including water, sewer, storm water . management, and electricity. The PFSP specifically evaluated the impact of development on the City's two Cl District sites. Both sites can be provided with key urban services using existing infrastructure capacity. The Site Plan Review process specified in SDC Article 31 is the local tool used to address the provision key urban services at the time of development. The proposed CI District amendments will not affect State-wide Planning Goal 11. GOAL 12: TRANSPORTATION OAR 660-015-0000(12) "To provide and encourage a safe, convenient and economic transportation system." Staff Response/ Finding: There are two areas within Springfield's jurisdiction that are designated and zoned Campus Industrial (CI) — Gateway and the Pierce property. The Gateway Cl District is located northeast of, and within'/ mile of the 1-5/Beltline interchange. The Pierce property is located northeast of, and within'/2 mile of the Eugene - Springfield Highway/Mohawk interchange. Explanatory language under State-wide Planning Goal 12 states: "Lands adjacent to major mass transit stations, freeway interchanges, and other major air, land and water terminals should be managed and controlled so as to be consistent with and supportive of the land use and development patterns identified in the comprehensive plan of the jurisdiction within which the facilities are located". The Transportation Planning Rule (TPR) (OAR 660-12-0000 — 660-12-0070), adopted in 1991, implements Goal 12. The Eugene -Springfield Metropolitan Plan (Metro Plan) is Springfield's comprehensive plan. DLCD acknowledged the Metro Plan in 1982. TransPlan (the Eugene -Springfield Metro Area's adopted TSP (Transportation System Plan)) is the transportation element of the Metro Plan. DCLD acknowledged the current TransPlan in 2001. The Transportation Planning Rule (TPR) as set forth in Oregon Administrative Rules Chapter 660-12- 0060, and the 1999 Oregon Highway Plan (OHP) contain criteria that are relevant to the proposed CI District amendments because these amendments are a change to Springfield's land use regulations. OAR 660-012-0060 will be addressed as follows: The four tests for si nificant effect are found in criteria (2)(a)-(d). For purposes of this review, the key test for significant effect is criterion (2)(d). The four mitigation measures are found in criteria (1)(a)-(d). The remaining criteria will be addressed in their numeric order. SDC Amendment Staff Report, Findings and Order 4-18 Regarding Criterion OAR 660-012-0060(2)(d), OHP Action IF.6 states: "For purposes of evaluating amendments to transportation system plans, acknowledged comprehensive plans and land use regulations subject to OAR 660-12-060, in situations where the volume to capacity ratio for a highway segment, intersection or interchange is [substandard] above the standards in Table 6 or Table 7, or those otherwise approved by the Commission, and transportation improvements are not planned within the planning horizon to bring performance to standard, the performance standard is to avoid further degradation. If an amendment to a transportation system plan, acknowledged comprehensive plan or land use regulation increases the volume to capacity ratio further, it will significantly affect the facility." Tests for Si nr ificant Effect 99(2) 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;" This criterion does not apply. The proposed Cl District amendments will not change the functional classification of an existing or planned transportation facility because there is no significant change to the uses allowed within the City's Cl District (see Table 1). "(b) Changes standards implementing a functional classification system"; This criterion does not apply. The proposed Cl District amendments will not require changes to standards implementing a functional classification system because there is no significant change to the uses allowed within the City's Cl District (see Table 1). "(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" This criterion is applicable and is satisfied because primary access to both Cl District sites will be via state highways (1-5 and the Eugene -Springfield Highway) and arterial streets whose function is to carry traffic to and from major destinations within and outside of the urban area. Secondary access will be provided by designated collector streets whose function is to distribute traffic to and from the arterial street system and provide a limited amount of direct access to abutting land. The functional classifications of streets in Springfield are designated on the map titled "Federally Designated Roadway Functional Classification Eugene -Springfield Metro Area," in TransPlan Appendix A. City streets that would serve as primary access routes to the Gateway CI District site are: the Pioneer Parkway Extension (PPE)lBeltline Road East and Gateway Street, all of which are designated as minor arterials. Secondary access is from Game Farm Road East and International Way, both of which are designated as collector streets. City streets that would serve as primary access routes to the Pierce property Cl District site are Marcola Road and 315t Street, both of which are designated as minor arterials. "(d) Would reduce the performance standards of the facility below the minimum acceptable level identified in the TSP." This criterion is applicable and is satisfied because the proposed Cl District amendments will actually reduce the trip -generating potential of development as explained below (See also Table 1): SDC Amendment Staff Report, Findings and Order 4-19 1. Proposed Section 21.030 will reduce potential traffic impacts by creating a list of prohibited uses that a number that have high trip generation rates. 2. Proposed Section 21.015 will make no significant change to existing vehicle -trip generation potential. 3. Proposed Sections 21.010(1)(a) and (b) and 21040(2) will reduce potential traffic impacts by limiting the amount of business park development (which typically has a higher trip generation rate than manufacturing) in the CI District. 4. Proposed Sections 21.040(3)-(4) -and 21.050(2)-(4) will make no significant change to existing trip generation potential. 5. Proposed Section 21.050 (1) will reduce potential traffic impacts by setting an absolute limit on certain uses that have high trip generation rates. 6. Proposed Section 21.120 will reduce potential traffic impacts by expanding the scope of pedestrian - friendly and transit -oriented design standards in the Cl District. As a result, there is no reduction in the performance standards of the facility below the minimum acceptable level identified in the TSP. Therefore, the "significant effect" standard is met. Mitigation Measures "(9) 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 performance standards (e.g. level of service, volume to capacity ratio, etc.) of the facility. This shall be accomplished by either. " "(a) Limiting allowed land uses to be consistent with the planned function, capacity, and performance standards of the transportation facility;" "(b) Amending the TSP to provide transportation facilities adequate to support the proposed land uses consistent with the requirements of this division;" "(c) Altering land use designations, densities, or design requirements to reduce demand for automobile travel and meet travel needs through other modes; or" "(d) Amending the TSP to modify the planned function, capacity and performance standards, as needed, to accept greater motor vehicle congestion to promote mixed use, pedestrian friendly development where multimodal travel choices are provided." Subsection (2)(d) above, answered the "significant effect" question. The mitigation measures under criteria (1)(a)-(d) do not apply because the proposed SDC (land use regulation) amendments do not significantly affect any transportation facility in the vicinity of the City's two CI District sites. In fact, the proposed amendments will result in a reduction in the number of vehicle trips generated from the Cl District sites when they are developed. "(3) Determinations under subsections (1) and (2) of this section shall be coordinated with affected transportation facility and service providers and other affected local governments." SDC Amendment Staff Report, Findings and Order 4-20 This criterion is applicable and is satisfied because under ORS 197.610, the proposed Cl District amendments require notice to the Oregon Department of Land Conservation and Development (DLCD). The DLCD notice form asks if there are any affected state agencies. The Oregon Department of Transportation (ODOT) is considered an affected agency. City staff met with local ODOT staff. However, the participating local jurisdictions involved in the preparation of TransPlan included the Lane Council of Governments, the cities of Eugene and Springfield, Lane County and Lane Transit District. The proposed Cl District amendments do not necessitate coordination with these local jurisdictions because Subsection (2)(d) above, answered the "significant effect" question - there is none. "(4) The presence of a transportation facility or improvement shall not be a basis for an exception to allow residential, commercial, institutional or industrial development .on rural lands under this division or OAR 660-004-0022 and 660-004-0025." This criterion does not apply because the proposed Cl District amendments only apply to two areas within Springfield's urban growth boundary - Gateway and Pierce property. "(5) In determining whether proposed land uses would affect or be consistent with planned transportation facilities as provided in 0060(1) and (2), local governments shall give full credit for potential reduction in vehicle trips for uses located in mixed -use, pedestrian - friendly centers, and neighborhoods as provided in (a)-(d) below; (a) Absent adopted local standards or detailed information about the vehicle trip reduction benefits of mixed -use, pedestrian -friendly development, local governments shall assume that uses located within a mixed -use, pedestrian -friendly center, or neighborhood, will generate 10% fewer daily and peak hour trips than are specified in available published estimates, such as those provided by the Institute of Transportation Engineers (ITE) Trip Generation Manual that do not specifically account for the effects of mixed -use, pedestrian - friendly development. The 10% reduction allowed for by this section shall be available only if uses which rely solely on auto trips, such as gas stations, car washes, storage facilities, and motels are prohibited; (b) Local governments shall use detailed or local information about the trip reduction benefits of mixed -use, pedestrian -friendly development where such information is available and presented to the local government. Local governments may, based on such information, allow reductions greater than the 10% reduction required in (a); (c) Where a local government assumes or estimates lower vehicle trip generation as provided in (a) or (b) above, it shall assure through conditions of approval, site plans, or approval standards that subsequent development approvals support the development of a mixed -use, pedestrian -friendly center or neighborhood and provide for on -site bike and pedestrian connectivity and access to transit as provided for in 0045(3) and (4).. The provision of on -site bike and pedestrian connectivity and access to transit may be accomplished through application of acknowledged ordinance provisions which comply with 0045(3) and (4) or through conditions of approval or findings adopted with the plan amendment that assure compliance with these rule requirements at the time of development approval; and SDC Amendment Staff. Report, Findings and Order 4-21 (d) The purpose of this section is to provide an incentive_ for the designation and implementation of pedestrian -friendly, mixed -use centers and neighborhoods by lowering the regulatory barriers to plan amendments which accomplish this type of development The actual trip reduction benefits of mixed -use, pedestrian friendly development will vary from case to case and may be somewhat higher or lower than presumed pursuant to (a) above. The Commission concludes that this assumption is warranted given general information about the expected effects of mixed -use, pedestrian- friendly development and its intent to encourage changes to plans and development patterns. Nothing in this section is intended to affect the application of provisions in local plans or ordinances which provide for the calculation or assessment of systems development charges or in preparing conformity determinations required under the federal Clean Air Act." Subsection (2)(d) above, answered the "significant effect" question — there is none. The mitigation measures under criteria (1)(a)-(d) do not apply because: The Cl District currently allows and will continue to allow a mix of light industrial manufacturing, office and secondary commercial uses that do not primarily serve the public. However, the CI District is not a mixed -use district in the modern context of the term; and 2. The CI District is not considered a town center or neighborhood. "(6) Amendments to acknowledged comprehensive plans and land use regulations which meet all of the criteria listed in (a)-(c) below shall include an amendment to the comprehensive plan, transportation system plan the adoption of a local street plan, access management plan, future street plan or other binding local transportation plan to provide for on -site alignment of streets or accessways with existing and planned arterial, collector, and local streets surrounding the site as necessary to implement the requirements in Section 0020(2)(b) and Section 0045(3) of this division: (a) The plan or land use regulation amendment results in designation of two or more acres of land for commercial use;" This criterion does not apply because the proposed Cl District amendments do not result in the designation of two or more acres of land for commercial use. For the record, the CI District currently allows a mix of light industrial manufacturing, office and secondary commercial uses that do not primarily serve the public. However, there is no standard that limits the siting of these office/commercial uses. The proposed CI District amendments establish standards to control the industrial/commercial mix consistent with the Cl Metro Plan land use designation by assigning office/commercial uses to business parks and then limiting business parks to not more than 40 percent of the gross acreage of a Cl District site as follows: The Gateway Cl District currently has 60 developed acres. There are 272 total acres. As proposed, not more than 108 acres in the Gateway Cl District could be used for business parks. The Pierce property CI District has not had any development occur to date. There are 59 total acres. As proposed, not more than 23 acres in the Pierce property Ci District could be used for business parks. SDC Amendment Staff Report, Findings and Order 4-22 "(b) The local government has not adopted a TSP or local street plan which complies with Section 0020(2)(b) or, in the Portland Metropolitan Area, has not complied with Metro's requirement for street connectivity as contained in Title 6, Section 3 of the Urban Growth Management Functional Plan; and" This criterion does not apply because: 1. TransPlan, the local TSP, is the transportation element of the Metro Plan. In addition, the City also has adopted the Conceptual Roadway Map. This map addresses new or extended arterial, collector and local streets; and 2. Springfield is not within the Portland Metropolitan Area. "(c) The proposed amendment would significantly affect a transportation facility as provided in 0060(2)." _ . This criterion does not apply because staffs response to Subsection (2)(d) above demonstrates that the proposed Cl District amendments do not significantly effect a transportation facility. "(7) A "mixed -use, pedestrian -friendly center or neighborhood" for the purposes of this rule, means: (a) Any one of the following: (A) An existing central business district or downtown;" This criterion does not apply because the Gateway and Pierce property Cl District sites are not located within an existing central business district or downtown. "(B) An area designated as a central city, regional center, town center or main street in the Portland Metro 2040 Regional Growth Concept;" This criterion does not apply because Springfield is not within the Portland Metropolitan Area. "(C) An area designated in an acknowledged comprehensive plan as a transit oriented development or a pedestrian district; or This criterion does not apply because the Gateway and Pierce property Cl District sites are not located within an area designated in an acknowledged comprehensive plan as a transit oriented development or a pedestrian district. "(D) An area designated as a special transportation area as provided for in the Oregon Highway Plan." This criterion does not apply because the Gateway area and Pierce property Cl District sites are not located within an area designated as a special transportation area as provided for in the Oregon Highway Plan. SDC Amendment Staff Report, Findings and Order 4-23 "(b) An area other than those listed in (a) which includes or is planned to include the following characteristics: (A) A concentration of a variety of land uses in a well-defined area, including the following: (i) Medium to high density residential development (12 or more units per acre);" This criterion does not apply because the Gateway and Pierce property Cl District sites do not allow medium to high density residential development. "(ii) Offices or office buildings;" This criterion is applicable and is satisfied because the proposed CI District amendments do establish standards to better control the industrial/commercial mix of the Cl District consistent with the Campus Industrial land use designation in the Metro Plan by imposing a development limitation for business parks of not more than 40 percent of the gross acreage of a Cl District (see proposed Sections 21.010(1)(a) and (b) and 21"*040(2)). Except for corporate and regional headquarters, and large-scale research and development complexes which can stand alone, all other office uses will be required to be sited within a business park. "(ifi) Retail stores and services;" This criterion is applicable and is satisfied because the proposed CI District amendments limit the number and size of secondary retail uses and services that generate high traffic volume. Retail uses and services are also restricted by the proposed 40 percent limitation (gross acres) on business parks in the CI District (see proposed Section 21.040(2)). Finally, a prohibited use list is proposed that says no to uses that generate high traffic volume (See proposed Section 21.030). "(iv) Restaurants; and„ This criterion is applicable and is satisfied because the proposed CI District amendments restrict restaurants that generate high traffic volume by limiting their number and size (See proposed Section 21.050(1)(e)). Restaurants are also restricted by the proposed 40 percent limitation (gross acres) on business parks in the Cl District (See proposed Section 21.040(2)). Finally, a prohibited use list is proposed that says no to uses that generate high traffic volume, specifically drive through restaurants (see proposed Section 21.030). "(v) Public open space. or private open space which is available for public use, such as a park or plaza." This criterion does not apply because the Gateway and Pierce property Cl District sites do not show public parks or plazas, existing or proposed, within the district boundaries. "(B) Generally include civic or cultural uses;" This criterion does not apply because the Gateway and Pierce property CI District sites do not allow civic or cultural uses. SDC Amendment Staff Report, Findings and Order 4-24 "(C) A core commercial area where multi -story buildings are permitted;" This criterion does not apply because the Gateway and Pierce property Cl District sites do not allow for commercial core areas. "(D) Buildings and building entrances oriented to streets;" This criterion is applicable and is satisfied because the proposed Cl District amendments include building orientation standards (see proposed -Section 21.120(2)). "(E) Street connections and crossings that make the center safe and conveniently accessible from adjacent areas;" This criterion does not apply because the Gateway and Pierce property Cl District sites are not considered commercial centers. "(F) A network of streets and, where appropriate, accessways and major driveways that make it attractive and highly convenient for people to walk between uses within the center or _ neighborhood, including streets and major driveways within the center with wide sidewalks and other features, including pedestrian -oriented street crossings, street trees, pedestrian - scale lighting and on -street parking;" This criterion does not apply because the Gateway and Pierce property CI District sites are not considered commercial centers or a residential neighborhood. "(G) One or more transit stops (in urban areas with fixed route transit service); and" This criterion is applicable and is satisfied because the Gateway and Pierce property CI District sites are served by Lane Transit District. "(H) Limit or do not allow low -intensity or land extensive uses, such as most industrial uses, automobile sales and services, and drive -through services." This criterion is applicable and is satisfied because the Gateway and Pierce property Cl District sites restrict low -intensity and truck oriented industrial manufacturing uses. The proposed Cl District amendments address large and medium scale light industrial manufacturing thresholds of 50.and 20 employees, respectively, consistent with the minimum 20 employee per acre threshold in effect since the establishment of the CI (originally called Special Light -Industrial) designation. The prohibited use list includes automobile and truck sales and services and drive -through services. In conclusion, there is no "significant effect" concerning State-wide Planning Goal 12, OHP Action 1F.6 and OAR 660-12-0060 because staff has demonstrated the proposed Cl District amendments will: reduce potential traffic impacts by expanding the list of prohibited uses that have high trip generation rates; make no significant change to existing vehicle -trip generation potential; reduce potential. traffic impacts by limiting the amount of business park development (which typically has a higher trip generation rate than manufacturing) in the Cl District; reduce potential traffic impacts by setting an absolute limit on certain uses that have high trip generation rates; and reduce potential traffic impacts by expanding the scope of pedestrian -friendly and transit -oriented design standards in the CI District. The remaining portions of OAR 660-12-0000 — 660-12-0070 are not addressed in this report because there is no "significant effect" concerning State-wide Planning Goal 12 and OAR 660-12-0060. SDC Amendment Staff Report, Findings and Order 4-25 TABLE 1 .ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT CURRENT SDC STANDARDS PROPOSED SDC STANDARDS PROHIBITED USES 21.050 Drive-in restaurants and those businesses which sell a substantial amount of goods for consumption off premises shall not be permitted. 21.030 Establishes a prohibited use list that includes: most retail uses; mini -warehouses; drive -through restaurants; truck and car washes; gas stations; and motels. LIGHT INDUSTRIAL MANUFACTURING USES 21.040(i)(a) and (b) Short specific list of "high tech" permitted manufacturing uses and other "high tech" manufacturing uses based upon meeting performance standards. 21.015 All permitted uses based upon meeting operational performance standards. LIMITATION ON BUSINESS PARKS Currently, there is no limit on the area of a CI 21.010(1)(a) and (b), 21.040(2) Limits District that can be used for business parks business parks to not more than 40 percent have office/commercial uses. of the gross acres of a CI District. NON -MANUFACTURING OFFICE AND COMMERVIAL USES 21.040(3)-(g) and 21.050(1)-(8) Lists non -manufacturing office and commercial uses such as corporate headquarters, warehousing, the media, businesses serving other uses in the CI District, research and development, professional offices and recreational facilities 21.040(3)-(4) and 21.050(2)-(4)- Lists non -manufacturing office and commercial uses such as corporate headquarters, warehousing, the media, businesses serving other uses in the CI District, research and development, professional offices and recreational facilities SECONDARY RETAIL AND SERVICE USES 21.050(6) Lists restaurants (non -drive -through) and banks, credit unions, etc. provided the combined gross floor area for all uses do not exceed 20 percent of the gross floor area of all buildings on the site or 15 percent of the developable area. 21.050(1) Lists restaurants and banks, credit unions, etc., barber and beauty shops, building maintenance services, day care*, and industrial and professional equipment supply stores. Drive- throughs are not permitted; these uses will not primarily serve the general public; and except for day care' are limited to 2,500 square feet of gross floor area each. Warehousing is added as a secondary use.* *Day care and warehousing are listed as primary uses in the current standards. PEDESTRIAN -FRIENDLY DESIGN STANDARDS 21.120 Lists only transit stops. 21.120 Lists building orientation, pedestrian friendly walkways and transit stops. SDC Amendment Staff Report, Findings and Order 4-26 GOAL 13: ENERGY CONSERVATION OAR 660-015-0000(13) "To conserve energy. Land and uses developed on the land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles." Implementation elements of Goal 13 discusses siting controls and compatibility of competing land use activities. Proposed Sections 21.015 and 21.120 addresses siting controls and compatibility issues. Goal 14: Urbanization OAR 660-015-0000(14) "To provide for an orderly and efficient transition from rural to urban land use." The Gateway Cl District site is located within the city limits and/or the urban transition area. The Pierce property Cl District site is located entirely with the city limits. The proposed Cl District amendments do not affect State- wide Planning Goal 14. GOAL 15: WILLAMETTE RIVER GREENWAY OAR 660-015-0005 "To protect, conserve, enhance and maintain the natural, scenic, historical, agricultural, economic and recreational qualities of lands along the Willamette River as the Willamette River Greenway." Neither the Gateway nor the Pierce property Cl District sites abut the Willamette River. The proposed Cl District amendments do not affect State-wide Planning Goal 15. Goals 16 through 19 — Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean Resources. These goals do not apply because there are no coastal, ocean, estuarine, or beach and dune resources within the City's jurisdiction. CONCLUSION/RECOMMENDATION/REQUESTED ACTION Staff has demonstrated that the proposed SDC amendments comply with the criteria of approval listed in SDC 8.030: specifically applicable Metro Plan policies; applicable State statutes; and applicable State-wide Planning Goals and Administrative Rules. Staff recommends the Planning Commission: approve the attached Order and forward the SDC amendments, as may be amended, to the City Council with a recommendation for adoption. SDC Amendment Staff Report, Findings and Order 4-27 BEFORE'THE PLANNING COMMISSION OF THE CITY OF SPRINGFIELD, OREGON ORDER AND. RECOMMENDATION FOR ] JO. NO. LRP 2004-00005 THE AMENDMENT OF SPRINGFIELD ] DEVELOPMENT CODE ARTICLES 21 ] AND 2 ] RECOMMENDATION TO THE CITY COUNCIL NATURE OF THE APPLICATION Amendment of the Springfield Development Code - Amending portions of Articles: Article 21 Cl Campus Industrial District and 2 Definitions. The proposed amendments 1) Establish operational performance standards that apply to all uses in the Cl District, but specifically does away with a finite use list for light -industrial uses. This concept will allow light industrial manufacturing uses in addition to "high tech" uses without degrading the "clean" industry concept and will also reduce the need for a Formal Interpretation concerning these uses; 2) Improve the ability of businesses to locate within the Cl District by establishing standards to make a distinction between large, medium and small scale light industrial uses, creating a "prohibited use" list, defining the terms "corporate" and regional headquarters" as well as the term "warehouse", and creating a "Precertification process" to control and monitor the industrial/commercial mix of the CI District; and 3) Establishing standards whereby certain existing uses can continue without being considered non -conforming. 1. On March 29, 2004 the following application was accepted: Jo. No. LRP 2004-00005 — City of Springfield, Applicant — Springfield Development Code Amendments. 2. The application was initiated and submitted in accordance with Section 3.050 of the Springfield Development. Code. Timely and sufficient notice of the public hearing, pursuant to Section 14.030 of the Springfield Development Code, has been provided. 3. On May 18, 2004 the Planning Commission held a public hearing on the proposed SDC amendments. The Development Services Department staff notes and recommendation together with the oral testimony and written submittals of the persons testifying at that hearing have been considered and are part of the record of this proceeding. . CONCLUSION On the basis of this record, the proposed SDC amendments are consistent with the criteria of Section 8.030(1- 3) of the Springfield Development Code. This general finding is supported by the specific findings of fact and conclusion in Attachment A, Staff Report and Findings. ORDER/RECOMMENDATION It is ORDERED by the Springfield Planning Commission that approval of JO. NO. LRP 2004-00005, be GRANTED and a RECOMMENDATION for approval forwarded to the Springfield City Council. Planning Commission Chairperson ATTEST AYES: NOES: ABSENT: ABSTAIN: 4-28 AU � [fir// rti••�. ��i^-� 7r - cq r+ � - m r w 1 G `r m NWI �IL b ZNI �hl?Y1NfdJ.2f3ifE alsrtw ANOs Itu C4 OK 4 W z N 7T. a 8 1�a IL OlsnwANOs ONI - N3WNIVaaLN3 OIsnW ANOS i J 5-2 40 1 (&tx) 1 0,11 -7--t-LA11vt� �r . 0,9 1 0 Pp ' RnCLE 21 CI CAMPUS INDUSTRIAL DISTRICT 21.010 ESTABLISHMENT OF THE CI CAMPUS INDUSTRIAL DISTRICT. (1) CI CAMPUS INDUSTRIAL DISTRICT. In order to fully implement the policies of the Metro Plan, regulate the use of land, structures and buildings, and protect the public health, safety and welfare, the following zoning district is established in this Article: The CI District is intended to fully implement the Metro Plan Campus Industrial Designation and any applicable refinement plans. This district provides opportunities for diversification of the local economy through siting of light industrial firms in a campus -like setting. The activities of such firms are enclosed within attractive exteriors and have minimal environmental impacts, such as noise, pollution and vibration, on other users and surrounding areas. Large-scale light industrial uses, including regional distribution centers and research and development complexes, are the primary focus of this designation. Provision is also made for small and medium -scale industrial uses within the context of industrial and business parks which will maintain the campus -like setting with minimal environmental impacts. Complementary uses such as corporate office headquarters and supporting commercial establishments serving primary uses may also be sited on a limited basis. Conceptual development planning, industrial park standards and site review processes shall be applied to ensure adequate circulation, compatibility of uses and availability of large sites for light industrial firms. A 50 acre minimum lot size shall be applied to protect undeveloped sites from piecemeal development until a Conceptual Development Plan has been approved by the City. 21.020 SITING STANDARDS. (1) The minimum lot size for ownerships of 50 or more acres of unincorporated CI land that do not have Conceptual -Development Plan approval -shall be 50 acres. The minimum development ea for the CI district with Conceptual Development Plan approval shall ber5 acres.r Office com llexcs shall have a minimum development are* of 2 acres. (2) The development area occupied by secondary uses shall not exceed the development area occupied by primary uses. aPPk/ 21-1 _...- wc�Aou�) y-ALeC-V To �2 t'f7 A30c,7T P, CONCEPTUAL DEVELOPMENT PLAN. e°�����" o�r�s rat (1) Approval of a Conceptual Development Plan for a campus industrial site shall occur prior to the development of the site. The plan may be prepared and submitted by the initial developer of a portion of the site covered by the Conceptual Development Plan, the City, or as part of a refinement plan or amendment of the Metropolitan Area General Plan. (2) All development of a site which has received Conceptual Development Plan approval shall be consistent with the Plan; provided, however, the initial developer, a subsequent developer, or the City may seek modification of the Plan. (3) Applications for initial Conceptual Development Plan approval shall consider to the extent applicable, the following site information: (a) Natural features and amenities; (b) Access and circulation needs-, (c) Access to arterial and collector streets; (d) Provision of public facilities and services; (e) Development needs of future users; and (f) Preservation of river access for all properties within CI sites that abut the McKenzie River or the Willamette River Greenway. (4) Applications for Conceptual Development Plans and applications for modification of Conceptual Development Plans are exempt from the requirements of Section 3.050(2)(b) of this Code. (5) Applications for Conceptual Development Plans or substantial modifications to Conceptual Development PIans, submitted by the initial developer, subsequent developer, or the City shall be reviewed in accordance with Type III procedure. Conceptual Development Plans which are part of a refinement plan or amendment of the Metropolitan Area General PIan shall be reviewed in accordance with Type IV procedure. 21-2 21.040 .PJAIARY USES. The following uses are permitted subject to Site Plan Review approval. The development standards of this Article and any additional provisions, restrictions or exceptions set forth in this Code shall apply. Uses similar to those specific4Wim—d be_permitted at the discretion of the Director. However, when the interpretation of Metro Plan policy of SDC intent and purpose is required to make a use determination, the Planning Commission, when the site is within the City Limits, or the Hearings Official, when the site is within the urban transition area, shall conduct a public hearing to consider the criteria of SDC Article 4 INTERPRETATIONS. (1) Manufacture and assembly of: (a) Electronic or specialized equipment and components, including but not limited to communications, medical, dental, pharmaceutical, computer, optical, photographic, analyzing, measuring, controlling and office products; or (b) Other products that: 1. Have a high level of technological input in their design or manufacturing process. 2. Meet the performance criteria specified in Section 21.010 of this Article; and 3. Will not have the effect, either in themselves or cumulatively, of detracting from the aesthetic value of the site for high technology uses that require an attractive pollution -free campus industrial setting. (2) Day care facilities that meet Children's Services Division (CSD) regulations, cafeterias, recreational facilities, low impact public utility facilities, and heliports and helistops serving and constructed in conjunction with on -site development. Private/Public Elementary and Middle Schools may be allowed through discretionary approval if the site abuts residentially zoned property and the special use standards of Section 23.100(7) are satisfied. (3) Corporate office headquarters, provided that at least half the gross floor area is occupied by a single -tenant. (4) Media productions, including but not limited to TV and radio broadcasting, motion picture production and newspaper/book publishing. (5) Research development or testing laboratories and facilities. 21-3 t-tY Detsto�(s wi'tTH CtTYSrAPF }rfD!C'6"T*Elb A 9U5)NG� e,5 h=oyl dQeTDr� �t E7j[C'Ett Ce,.LHCC5 A S v5aK 55 • ,Tt rtES w+�c�t t3 E3C ,4tC cu �+'s ! N �"'-.5 kit✓�f �E � � rNCcv0fFib -rY2 A 9 5 F=4C MtF;k�IN6 ACrEurn� rN 50PPLYtrl6- GdoDs Arta � 2vtc�� Rtr�c�T J s't�!/4dJ�1 L T h S.�C7toNQ (6) Regional distribution headquarters, including indoor storage and associated manufacturing, provided such manufacturing is consistent with the purpose of this district. (7) Industrial Parks limited to Subsections (1)-(6) of this Section. (8) Multi -use office and campus industrial structures. 5 L_ T'FO t1 S A OtFV214 E T�.�O USE (9) Business Parks. �s �t or p pt=ocEa��Z cn�oe&4 W[Tt+avT- A)LY t.tmi7-1cus' ot2' 21.050 SECONDARY USES. zr V- AS r ttts �[?Ovt54ot4 TF AT- ACCt2u el WtEn�eh� fji7S1hf�5J5 In addition to primary uses, the following secondary uses shall be permitted in Industrial Parks in accordance with Section 21.020 of this Article and subject to Site Plan Review approval. The PA development standards of this Article and any additional provisions, restrictions or exceptions set forth in this Code shall also apply. USES SIMILAR TO THOSE SPECIFICALLY LISTED MAY BE PERMITTED AT THE DISCRETION OF THE DIRECTOR IN ACCORDANCE WITH SECTION 4.010, INTERPRETATION. (1) Establishments engaged primarily in the wholesale distribution of computers and peripheral equipment; (2) Establishments engaged primarily in the wholesale distribution of mechanical devices and other equipment used by architects, dentists, engineers, medical practitioners and other similar professional groups; (3) Establishments engaged primarily in preparing advertising copy, art work, graphics, and other creative work and placing such advertising in periodicals, newspapers, radio and television, or other advertising media for clients; (4) The following establishments when engaged primarily in providing services to other uses fisted in Section 12.040: (a)' Service industries for the printing trade; (b) Mailing, reproduction, commercial art and photography, and stenography. (c) Computer programming, systems design and analysis, other computer software, data processing, rental, leasing, repair and maintenance' of computers, and computer consulting; (d) Management, consulting, and public relations; 21-4 (e) Developing films and making photographic prints and enlargements for the trade or for the general public; or c -5-I A4 l A Y2 'to (f) Testing products. (5) Establishments engaged primarily in providing rofessional analytic, or _ CA- (- diagnostic services; . 7-ESTt-' N(, (6) The following establishments, provided the combined gross floor area of all such uses does not exceed 20 percent of the total gross floor area of all buildings on the site or 15% of the developable area: (a) Restaurants which sell prepared foods and drinks for consumption on the premises. Drive-in restaurants and those restaurants which sell a substantial amount of goods for consumption off the premises shall not be permitted. (b) Banks, credit unions, trust companies, and savings and loan institutions engaged in the business of accepting deposits from the public and extending credit by means of loans or investments. (7) Developed recreational facilities including but not limited to tennis courts, golf courses, racquetball courts, or health spas. . (8) Business, labor, scientific and professional organizations and headquarters that are specifically related to permitted uses in this district 21.060 OTHER USES. (1) Agricultural cultivation is permitted as an interim use on undeveloped land, provided that spraying, dust, odors and other side effects of such uses do not interfere with the successful operation of primary and secondary uses located on the CI site. (2) High impact public facilities shall be reviewed under Type III (Discretionary Use) procedures. If approved in the Conceptual Development Plan for the subject CI site, or included in an adopted Public Facilities Plan, high impact public facilities shall be subject only to Site Plan Review approval. (3) Certain Wireless Telecommunications Systems Facilities (Article 32). Refer to Section 32.130 for siting standards and review process in the CI CAMPUS INDUSTRIAL DISTRICT. 21-5 PROPOSED AMENDMENT HIGHLIGHTS ARTICLE 21 CAMPUS INDUSTRIAL ZONING DISTRICT The proposed amendments: a. Improve the ability of businesses to locate within the CI District by: 1. Defining -corporate and regional headquarters (See proposed Section 21.040(3) and Article 2 Definitions). 2. Establishing "warehouse"/"storage"/"distribution" as secondary to a permitted primary use (See proposed Section 21.050(4) and Article 2 Definitions). 3. Establishing operational performance standards that apply to the entire CI district, but especially allow flexibility in siting light industrial manufacturing uses (See proposed Section 21.040(1)). These standards: a. Allow other light -industrial uses if they meet the proposed standards in addition to historical "high tech" uses without degrading the "clean" industry concept; and b. Reduce the need for a Formal Interpretation by eliminating a finite use list for light -medium industrial uses. 3. Establishing a 40 percent limitation on siting business parks and/or other permitted "stand alone" office/commercial uses, based on gross acres (See proposed Sections 21.010(i) and 21.040(2)-(5). 4. Establishing a Precertifi cation process to determine if a use is permitted and to monitor the use over time until there is a city-wide business license program (See proposed Section 21.140). 5. Establishing a "prohibited use" list that does not allow a number of traffic generating or heavy industrial uses (See proposed Section 21.030). 6. Establishing standards to make a distinction between large, medium and small scale light industrial uses; (See proposed Section 21.040(1) and Article 2 Definitions — Light Industrial Manufacturing). b. Establish standards so that existing uses in the Gateway CI District can continue without being considered non -conforming. (See proposed Section 21.150). -00C/) <. 03 C Do° o v 3 CD �c 1 <=3 = m l< r-(Zn°, �Mo u� � 3 0 �0(D cf)DN -u G) xm 00 2 -n W -i m PO n»u, m 3 - c Eo ax5m 3E n* o mo U)w �° ° CAfn W+ mma w-, o= O o �O ao 0 o v m Q m 0cc m o 9 (D fD 0 s�3 ooy0CD�,'<o��3aox°7(DomnCDcEn n -s y 3 O O N v v (D a 7 'o O �. (D y 9 D .. 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