HomeMy WebLinkAboutMeeting Packet Planner 5/28/2024
1
AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Conference Room 616 / MS Teams
Staff Review: Tuesday, June 11, 2024 9:00 – 9:30 a.m.
1. Metro Plan Amendment 811-24-000136-TYP4 811-24-000138-PROJ Wildish Land Co
2. Zoning Map Amendment 811-24-000137-TYP3 811-24-000138-PROJ Wildish Land Co
Assessor’s Map: 18-03-03-14 TL: 200
Address: Newman St & Nugget Way
Existing Use: Vacant
Applicant has submitted plans to remove parcel from the Glenwood Refinement Plan and
apply LMI base zone
Planner: Andy Limbird
Meeting: Tuesday, June 11, 2024 9:00 - 9:30 virtual meeting via Microsoft Teams
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: https://www.springfield-or.gov/weblink8/browse.aspx
SITE
VICINITY MAP
811-24-000137-TYP3 Zoning Map Amendment
18-03-03-14 TL 200
Newman St. & Nugget Wy.
Wildish Land Co
Wildish Industrial Development Corp.
Metro Plan Amendment
& Zone Change Applications
Submitted To:
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, Oregon 97477
Submitted For: Submitted By:
Wildish Industrial Development Corp. Kelly Wood
P.O. Box 40310 Safety & Land Manager
Eugene, Oregon, 97404-0047 Wildish Sand & Gravel Co.
Submittal Date: April 10, 2024
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
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Contents
I. SUMMARY .................................................................................................... 2
II. PROPOSAL .................................................................................................... 3
III. SITE AND PLANNING PROFILE ........................................................................ 3
IV. PLAN AMENDMENT APPROVAL CRITERIA & FINDINGS OF FACT .................... 7
SDC 5.14.135 Criteria. ............................................................................................................................... 7
(A) Consistency with applicable Statewide Planning Goals; ..................................................................... 7
(B) Plan Inconsistency: ............................................................................................................................ 14
SDC 5.22.115 (C) Zoning Map Amendment Criteria of Approval ............................................................ 17
(A) Consistency with the Metro Plan; ..................................................................................................... 17
(B) Consistency with the Refinement Plan.............................................................................................. 17
(C) Adequacy of Public facilities and Services ......................................................................................... 28
(D) Approval criteria specified in SDC 5.14.100; and .............................................................................. 28
(E) Compliance with OAR 660-012-0060, where applicable. (6443) ...................................................... 29
V. CONCLUSION .............................................................................................. 29
EXHIBITS .............................................................................................................................................. 29
ITEMS SUBMITTED SEPARATELY ......................................................................................................... 29
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
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I. SUMMARY
Project Name: Wildish Rail Spur Property Development
Applications: Plan Amendment & Zone Change – Request for
Concurrent Processing as Type IV
Project Address: No Assigned Address to Subject Property
Assessor’s Map: T18S-R3W-Section 3(14)
Tax Lots: 200
Project Size: 2.92 acres
Refinement Plan Designation: Employment Mixed Use
Metro Plan Designation: Light-Medium Industrial
Applicant/Owner: Wildish Industrial Development Corp.
Applicant’s Representative: Kelly Wood
Safety & Land Manager
Wildish Sand & Gravel Co.
KellyW@Wildish.com
541-684-7785
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II. PROPOSAL
This proposal is a request for approval of a Plan Amendment and Zone Change to redesignate
2.92 acres from Employment Mixed Use to Light-Medium Industrial. Approval of this request
will allow development of an inventory storage area for the adjacent business, Atkore Plastic
Pipe Corporation.
III. SITE AND PLANNING PROFILE
a. Location
The property subject to this application (“Subject Property”) is located west of McVay Highway
in the unincorporated community of Glenwood. The Subject Property is identified by Lane
County Assessor’s Office as Map 18-03-03-14, Tax Lot 200. Refer to Exhibit A – County
Assessor’s Map, Exhibit B – Aerial Photo Map, and Exhibit C – Property Deed.
b. Land Use and Zoning
The Subject Property is situated within Phase 1 of the Glenwood Refinement Plan. The
Glenwood Refinement Plan designates this property as Employment Mixed Use. See Exhibit D –
Existing and Proposed Plan Designation Map and Exhibit E – Existing and Proposed Zoning Map.
c. Site Characteristics
The Subject Property is undeveloped. The property is approximately the same grade as the
adjacent roadway. The perimeter of the property is elevated by the railroad ballast materials.
d. Surrounding Area
The community of Glenwood is developed with a mix of residential, industrial, and commercial
land uses, and areas of undeveloped land. Franklin Blvd. is the primary east-west connection
through Glenwood and provides the main transportation link to Eugene to the west and
Springfield to the east. McVay Highway and Glenwood Blvd. are the primary north-south
connections between I-5 and Franklin Boulevard. Newman Street borders the Subject Property
along the north side.
• The Subject Property is undeveloped and located between two railroad spurs.
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• Property to the northwest and across Newman Street is a 1.75-acre parcel zoned Light-
Medium Industrial and identified as Assessor’s Map 18-03-03-14, Tax Lot 1600. The
property is part of a larger industrial site operated by Atkore Plastic Pipe Corporation
that includes Tax Lots 1300, 1400, 1500, and 1700. The property address is 2220 and
2290 Nugget Way, Eugene, Oregon, 97403.
• Property to the northeast is a 2.68-acre parcel zoned Employment Mixed Use and
identified as Assessor’s Map 18-03-03-14, Tax Lot 500. The property is developed as the
office headquarters and surface parking lots for Weyerhaeuser. The property address is
5000 Franklin Boulevard, Eugene, Oregon, 97043.
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• Properties to the southeast include a 2.0-acre parcel identified as Assessor’s Map 18-03-
03-14, Tax Lot 800, and a 1.99-acre parcel identified as Assessor’s Map 18-03-03-14, Tax
Lot 900. Both lots are undeveloped and zoned Employment Mixed Use.
• To the west of the Subject Property is 60-foot wide right-of-way owned and operated by
the Central Oregon Pacific Railroad.
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e. Services & Resources
Fire Eugene Springfield Fire and Life Safety
Police City of Springfield
Water Springfield Utility Board (SUB)
Sewer City of Springfield Sewer
Power Springfield Utility Board (SUB)
Access Newman Steet from Nugget Way
Class I Stream None
Floodplain 500-Year Flood (0.2% Chance)
Landslide Hazards None
Historical None
Archaeological None
Sensitive Habitat None
Soil Non-Hydric - Newberg-Urban Land complex
Water Quality Not located within a water quality limited area per mapped
watercourses adopted by Ordinance 6021, 7/15/2002.
Wetlands None
Natural resource data available from the City of Springfield online interactive map:
https://sporgis.maps.arcgis.com/apps/webappviewer/index.html?id=1446c0a1fe0a4abdacb5fa
2157b6dd70
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IV. PLAN AMENDMENT APPROVAL CRITERIA & FINDINGS OF FACT
On February 23, 2024, Wildish representatives participated in an informal meeting with City
staff to share Wildish’s vision for a new inventory storage area and to discuss a proposed Plan
Amendment and Zone Change for the Subject Property.
Listed below are the Plan Amendment approval criteria in bold italics followed by the Findings
of Fact.
SDC 5.14.135 Criteria.
(A) Consistency with applicable Statewide Planning Goals;
The Findings of Facts below demonstrate the Plan Amendment is consistent with applicable
Statewide Planning Goals.
GOAL 1: Citizen Involvement – Requires each city and county to have a citizen involvement
program that provides the opportunity for citizens to be involved in all phases of the planning
process.
Finding 1: The City of Springfield has a citizen involvement program that is
acknowledged by the State. Citizens are provided the opportunity to be involved in all
phases of the planning process. The proposal does not include any changes to the City’s
citizen involvement program. The requirements under Goal 1 are met by adherence to
the City’s provisions for citizen involvement as implemented by the Springfield
Development Code (SDC).
Goal 2: Comprehensive Land Use Planning – Requires each local government to have and
follow a comprehensive land use plan and implementing regulations.
Goal 2 requires that each city and county build their comprehensive plans on a factual basis and
follow their plan when making decisions on appropriate zoning. Comprehensive plans must be
consistent with statewide goals. Land use plans and implementation ordinances must be
adopted by the governing body after a public hearing that provides citizens an opportunity to
comment on the proposed plans.
Goal 2 establishes a land use planning process and policy framework as a basis for all land use
decisions and requires the development of an adequate factual base to support these decisions.
Minor changes are those which do not have significant effect beyond the immediate area of the
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change and are based on special studies or other information which will serve as the factual
basis to support the change.
Finding 2: The City of Springfield has adopted a comprehensive land use plan
amendment process, including specific standards that must be addressed to justify the
change. Springfield Development Code (SDC) 5.14-135 implements Goal 2 by providing
state-acknowledged procedures and criteria governing land use decisions. This Plan
Amendment and related Zone Change application will be considered by the Planning
Commission and City Council following two public hearings. This application is being
processed in compliance with the requirements of SDC and thus complies with Goal 2.
GOAL 3: Agricultural Lands – Requires counties to identify farmland, designate it as such on
the comprehensive plan map, and zone it as exclusive farm use (EFU) for restricted
development.
Finding 3: Goal 3 applies to land outside of Springfield’s Urban Growth Boundary,
and as such, does not apply.
GOAL 4: Forest Lands – Requires counties to identify forest land, designate it as such on the
comprehensive plan map, and zone it consistently with state rules.
Finding 4: Goal 4 applies to land outside of Springfield’s Urban Growth Boundary,
and as such, does not apply.
GOAL 5: Natural Resources, Scenic and Historic Areas, and Open Spaces – Requires local
governments to adopt programs that will protect natural resources and conserve scenic,
historic, and open space resources for present and future generations.
The following resources must be included on the inventory: riparian corridors (including water
and riparian areas and fish habitat), wetlands, wildlife habitat, federal wild and scenic rivers,
state scenic waterways, groundwater resources, approved Oregon recreational trails, natural
areas, wilderness areas, mineral and aggregate resources, energy sources, cultural areas,
historic resources, and scenic views and sites. Definitions and standards and specific rules
applicable to each Goal 5 resource inventoried under the goal are included in OAR 660-023-
0010 and 0020.
Finding 5: Goal 5 does not apply to the map and text amendments to the Metro
Plan and Springfield Comprehensive Plan. Springfield conducts inventories of its natural,
scenic, and historic areas, and open space resources through separate processes and
protects the significant resources through programs. These features are shown on
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specific maps, which have since been adopted via ordinance and acknowledged by the
Oregon Land Conservation and Development Commission. The amendments do not
include any changes to the adopted and acknowledged inventories or their protection.
Finding 6: The property does not contain any inventoried Statewide Goal 5
resources. There are no known significant natural or historic resources on the Subject
Property. Goal 5 is not applicable.
GOAL 6: Air, Water and Land Resource Quality – Requires local governments to consider
protection of air, water, and land resources from pollution and pollutants when developing
comprehensive plans.
Pollutants addressed in Goal 5 include solid waste, water waste, noise and thermal pollution,
air pollution, and industry related contaminants.
The Environmental Services Division (ESD) coordinates with the City of Springfield to ensure
compliance with applicable state and federal environmental quality statutes. In addition to
managing the City’s industrial pretreatment program for industries and businesses, the ESD
implements the City’s National Pollutant Discharge Elimination System (NPDES) stormwater
discharge permit and the Wastewater and Stormwater Programs.
Finding 7: Goal 6 does not apply to the map and text amendments to the Metro
Plan and Springfield Comprehensive Plan. The amendments do not alter the City’s
acknowledged land use programs regarding the control of pollution to protect the
quality of Springfield’s air, water, and land resources and do not change the uses
allowed to develop—whether outright or conditionally.
Finding 8: As Goal 6 pertains to site-specific development, it requires that adequate
protective measures are taken to ensure the maintenance of air, water, and land
quality. This Plan amendment will encourage development of land inside the city for an
inventory storage area. All new development must comply with applicable local, state,
and federal air and water quality standards. The proposed use of the Subject Property is
not expected to produce or discharge any product or by-product that would degrade the
quality of the air, water, and land resources.
GOAL 7: Areas Subject to Natural Disasters or Hazards – Requires local governments to
protect people and property from natural hazards by adopting a natural hazard inventory and
supporting plans and policies.
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Finding 9: The City of Springfield has existing programs, policies, zoning overlays,
and development standards to regulate development in areas subject to natural
disasters and hazards. The amendments do not alter the City’s acknowledged land use
programs.
Finding 10: The Subject Property is not located within the 100-year flood hazard area
as determined by Flood Insurance Rate Map (FIRM) Panel 41039C1142F effective June 2,
1999. FEMA has updated flood maps to better show the risk of flooding in Central Lane
County. The revised pending maps continue to show the Subject Property in Zone X,
areas identified as being in the 500-year floodplain with a 0.2% annual chance of flood.
GOAL 8: Recreational Needs – Requires local governments to plan for the recreation needs of
their residents and visitors.
Finding 11: The Recreation Element of the Springfield Comprehensive Plan and the
Parks and Recreation Facilities Element of the Metro Plan guide the implementation of
Springfield’s recreational needs. Willamalane Park and Recreation District’s
Comprehensive Plan is the Recreation Element of Springfield’s Comprehensive Plan.
Changes to Willamalane Park and Recreation District’s Comprehensive Plan and to the
text of Metro Plan’s Parks and Recreation Facilities Element are not part of the
amendments.
Finding 12: The Glenwood Refinement Plan includes the development of a multi-use
path along the Willamette River from I-5 to the southern tip of Springfields’s Urban
Growth Boundary. The multi-use path will support recreational uses and bicycle /
pedestrian commuters along the riverfront. The subject property does not contain any
land identified as needed to meet recreational needs of the multi-use path or other
recreational needs.
Finding 13: The proposed Plan Amendment and zone change will not affect the
supply of land available to the City of Springfield for recreation areas or recreational
facilities. The proposed change from Employment Mixed Use to Light-Medium Industrial
has no direct impact on recreational needs. Goal 8 does not apply to the amendment.
GOAL 9: Economic Development – Requires cities and counties to ensure adequate land
inventory is available to realize economic growth and development opportunity.
To be prepared for commercial and industrial development opportunities, local governments
are required to perform Economic Opportunity Analyses based on a 20-year forecast of
population and job growth.
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Glenwood has been under Springfield’s jurisdiction since 1999. Development in Glenwood is
guided by the Glenwood Refinement Plan, originally adopted by the City of Eugene in 1990. The
Plan was adopted by the City of Springfield in 1999 and amended in 2005 along the Willamette
Riverfront north of Franklin Boulevard.
In 2007 the Oregon legislature adopted House Bill 3337 establishing land use planning
requirements for the Eugene-Springfield Metro area. The new legislation established a mandate
that Springfield, separately from any other city, establish an urban growth boundary to
accommodate estimated housing needs for 20 years. Though not specified, other land use
needs including employment growth, were included in the planning. In response to 2007
legislation, Springfield has transitioned from relying solely on the regional comprehensive plan,
the Metro Plan, to a city-specific Springfield Comprehensive Plan. While the Metro Plan
continues to be the guiding document for some topics, Springfield created a Springfield
Comprehensive Plan with its own goals and policies for certain elements.
In 2008, the Springfield City Council initiated a phased project to update the Glenwood
Refinement Plan. After extensive citizen involvement, the City Council and Lane County Board
of Commissioners approved a package of Land Use amendments for Phase 1. Goals of Phase 1
of the Glenwood Refinement Plan include the establishment of the density, mix, type, and
location of housing, employment land, and public open space amenities, and the required level
of public facilities to support the projected demand for housing and employment growth.
Finding 14: As stated in the Glenwood Refinement Plan Project Narrative “Some
areas of Glenwood continue to be appropriate for the type of industrial development
that is attracted to the two rail lines bisecting Glenwood and I-5 access.” The Subject
Property’s location between two rail lines limits its ability to be developed into a facility
that supports Employment Mixed Use needs.
Finding 15: Prior to adoption of the Phase 1 Glenwood Refinement Plan, the Subject
Property was designated and zoned Light-Medium Industrial under the 1999 Glenwood
Refinement Plan.
Finding 16: Amending the plan designation and zoning for the Subject Property from
Employment Mixed Use under the Phase 1 Glenwood Refinement Plan, to Light-Medium
Industrial under the 1999 Glenwood Refinement Plan would enable the Subject
Property to be developed as part of an expansion of the Atkore Plastic Pipe Corporation.
The expansion would fulfill a key economic goal to support the adjacent industry
operations. The Plan Amendment will not have an adverse impact on availability of
suitable sites for a variety of economic activities.
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GOAL 10: Housing – Requires cities to inventory their “buildable lands”, referring to land
inside an urban growth boundary that is suitable and available for residential use.
Finding 17: This Goal is intended to provide for the housing needs of city’s residents
and is primarily implemented through the provisions of the Glenwood Refinement Plan.
The proposed amendment does not redesignate residential property and therefore does
not affect the Buildable Lands Inventory.
GOAL 11: Public Facilities and Services – Requires each city with a population great than 2,500
to create a public facilities plan that meets its current and long-range needs.
Public facilities and services addressed in Goal 10 include water and sewer services, police and
fire protection, health services, recreation facilities, energy and communication services, and
services provided by the local government like building permitting or public works.
Finding 18: The Subject Property is within the city limits of Springfield with a full
range of services available to serve the site and the anticipated development. The Plan
amendment will not affect the city or other service providers’ ability to provide public
services.
GOAL 12: Transportation – Requires cities, counties, and the state, to create a transportation
system plan which accounts for all relevant modes of transportations.
Modes of transportation addressed in Goal 12 include mass transit, air, water, rail, highway,
bicycle, and pedestrian. The Transportation Planning Rules (TPR) implements Goal 12. The TPR
specifies what must be included in local planning efforts for transportation, and what must be
addressed and included in a transportation system plan.
Per OAR 660-012-0060(1), if an amendment to a functional plan, an acknowledged
comprehensive plan, or a land use regulation (including a zoning map) would significantly affect
an existing or planned transportation facility, then the local government must put in place
measures as provided in section (2) of this rule, unless the amendment is allowed under section
(3), (9) or (10) of this rule. A plan or land use regulation amendment significantly affects a
transportation facility if it would:
(a) Change the functional classification of an existing or planned transportation facility
(exclusive of correction of map errors in an adopted plan);
(b) Change standards implementing a functional classification system; or
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(c) Result in any of the effects listed in paragraphs (A) through (C) of this subsection. If a
local government is evaluating a performance standard based on projected levels of
motor vehicle traffic, then the results must be based on projected conditions measured
at the end of the planning period identified in the adopted TSP. As part of evaluating
projected conditions, the amount of traffic projected to be generated within the area of
the amendment may be reduced if the amendment includes an enforceable, ongoing
requirement that would demonstrably limit traffic generation, including, but not limited
to, transportation demand management. This reduction may diminish or completely
eliminate the significant effect of the amendment.
(A) Types or levels of travel or access that are inconsistent with the functional classification
of an existing or planned transportation facility;
(B) Degrade the performance of an existing or planned transportation facility such that it
would not meet the performance standards identified in the TSP or comprehensive
plan; or
(C) Degrade the performance of an existing or planned transportation facility that is
otherwise projected to not meet the performance standards identified in the TSP or
comprehensive plan.
Finding 19: The amendments do not “significantly affect” an existing or planned
transportation facility under OAR 660-012-0060(1)(a), (b), or (c) and thus comply with
OAR 660-012-0060 and Goal 12 requirements.
GOAL 13: Energy Conservation – Requires local governments to consider the effects of its
comprehensive planning decision on energy consumption.
Finding 20: The Subject Property does not contain any non-renewable energy
resources. The proposed Plan Amendment will not amend or affect any land use
regulations enacted to implement Goal 13. All new development will be required to
comply with local, state, and federal codes related to energy conservation. Goal 13 is
not applicable.
GOAL 14: Urbanization – Requires cities to provide plans for transitioning from rural to urban
land use and to ensure efficient use of land to accommodate livable communities, urban
population, and urban employment.
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The Subject Property is located within the Springfield Urban Growth Boundary and Springfield
city limits. The Oregon Land Conservation and Development Commission acknowledged
Springfield’s UGB expansion in 2019. The diagram and map amendments show the UGB as
previously acknowledged in 2019.
Finding 21: The Plan Amendment does not propose to expand the Urban Growth
Boundary therefore there is no required review of the transition of rural to urban land
uses and the provisions of Goal 14 are not applicable.
GOALS 15: Willamette River Greenway – Requires procedures for administering the 300 miles
of greenway that protects the Willamette River.
Finding 22: SDC 3.4.280 Willamette Greenway Development Standards were
developed for the Glenwood Riverfront portion of the Willamette Greenway (WG)
Overlay District. The provisions of the Glenwood Riverfront portion of the WG Overlay
District apply to all land within the Glenwood Riverfront area that are 150 feet from
ordinary low water line of the Willamette River. The Subject Property is situated more
than 1,000-feet west of the Greenway therefore the provision of Goal 15 are not
applicable.
Goals 16 through 18 – Estuarine Resources, Coastal Shorelines, Beaches and Dunes, Ocean
Resources.
Finding 23: These goals are not applicable to this application as they only apply to the
coastal resources.
CONCLUSION: The amendments to the Plan are consistent with the applicable Statewide Land
Use Planning Goals based on the aforementioned findings and thus meet the criteria at SDC
5.14.135 and LC 12.300.030.
(B) Plan Inconsistency:
(1) In those cases where the Metro Plan applies, adoption of the amendment shall not
make a Metro Plan internally inconsistent.
Finding 24: The Plan Amendment is a request to change the designation for a specific
site and does not include any proposed changes to the Plan text. Adoption of the Plan
Amendment will not cause any internal inconsistencies in the Metro Plan.
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(2) In cases where Springfield Comprehensive Plan applies, the amendment shall be
consistent with the Springfield Comprehensive Plan. (6331)
Listed below are the applicable Springfield Comprehensive Plan policies in bold italics followed
by the Findings of Facts.
Policy E.4 Expand industrial site opportunities by evaluating and rezoning commercial,
residential, and industrial land for the best economic return for the community through the
process of City refinement planning, review of owner-initiated land use proposals, expanding
the urban growth boundary, and other means.
Finding 25: The Subject Property’s location between two rail spurs limits its ability to
be developed into a facility that contributes to Springfield’s Employment Mixed Use
need. Redesignating the property to Light-Medium Industrial will facilitate efficient land
use by allowing the property to be developed as part of an expansion of the Atkore
Plastic Pipe Corporation operations.
Policy E.6 Facilitate short term and long-term redevelopment activity and increased efficiency
of land use through the urban renewal program, updates to refinement plans and the
development review process.
Finding 26: The configuration, size, and location of the Subject Property limits
development options. This Plan Amendment will increase efficiency of land use by
allowing it to be developed in a capacity that supports existing manufacturing
operations while utilizing the existing transportation rail spur.
Policy E.7 Where possible, concentrate development on sites with existing infrastructure or on
sites where infrastructure can be provided relatively easily and at a comparatively low cost.
Finding 27: The Plan Amendment concentrates development within the city limits on
a site with available infrastructure for public facilities and services.
Policy E.17 Leverage existing rail facilities and future expansion of rail facilities to achieve
economic development objectives.
Finding 28: While the Subject Property’s location limits development into a facility
that supports Employment Mixed Use needs, the two rail spurs function to transport
freight to and from the associated manufacturing operations. Redesignating this
property Light-Medium Industrial will allow it to be developed in a capacity that
supports existing manufacturing operations and utilizes existing rail facilities.
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Policy E.28 Increase the potential for employment in the regional industry clusters, including:
Health Care, Communication Equipment, Information Technology (Software), Metals
(Wholesalers), Local Food and Beverage Production and Distribution, Specialty Agriculture,
Wood & Forest Products, and Transportation Equipment.
Finding 29: The proposed Plan Amendment would redesignate and zone land for
industrial use and would allow the adjacent manufacturer to expand inventory supplies.
The proximity of the Subject Property to the adjacent manufacturing operations
promotes and supports local business expansion thus creating potential for an increase
in employment.
Policy E.37 Support sustainable businesses and practices. A sustainable business is any
organization that participates in environmentally friendly or green activities to ensure that all
processes, products, and manufacturing activities adequately address current environmental
concerns while maintaining a profit, or businesses that “meet the needs of the present world
without compromising the ability of the future generations to meet their own needs.
Finding 30: Redesignating the Subject Property Light-Medium Industrial will allow it
to be developed in a capacity that supports existing manufacturing operations. Atkore
Plastic Pipe Corporation has multiple LEED MR Credits including credits for Construction
Waste Management, Recycle Content and Regional Materials, and Materials Ingredients
Optimization.
Policy E.38 Strengthen the coordination between infrastructure, planning and investments,
land use, and economic development goals to prepare land and physical infrastructure, in a
timely fashion, that is necessary to support business development and stimulate quality job
creation.
Finding 31: Redesignating the Subject Property Light-Medium Industrial will allow it
to be developed in a capacity that supports existing Light-Medium Industrial operations.
CONCLUSION: The amendments to the Plan are consistent with the applicable Metro Plan
policies based on the aforementioned findings and thus meet the criteria at SDC 5.14.135 and
LC 12.300.030.
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SDC 5.22.115 (C) Zoning Map Amendment Criteria of Approval
(A) Consistency with the Metro Plan;
Ordinance Number 6463 was adopted on November 20, 2023, amending the Eugene-
Springfield Metro Plan to reflect adoption of the Springfield Comprehensive Plan Land Use
Element and Springfield Comprehensive Plan Map, which replaces the text in the Metro Plan
Diagram Chapter II-G and removes the plan designations shown on the Metro Plan Diagram for
areas within Springfield’s urban growth boundary.
The Metro Plan Diagram (Exhibit F) has the Subject Property zoned as Light-Medium Industrial.
The Springfield Comprehensive Plan Map (Exhibit G) reflects amendments to the Diagram since
its initial adoption.
Finding 32: The Zoning Map amendment is a request to change the designation for a
specific site. Following approval of the Plan Amendment to change the Plan Diagram
designation from Employment Mixed Use to Light-Medium Industrial, the zoning map
amendment will be consistent.
Finding 33: There are no mandatory Metro Plan policies related to the propose
zoning.
(B) Consistency with the Refinement Plan
The Subject Property is within the boundary of the Phase 1 Glenwood Refinement Plan. Below
are Phase 1 Glenwood Refinement Plan policies in bold italics followed by Wildish’s findings.
Chapter 4 - Transportation – Section 2: McVay Riverfront – Part 1: McVay Highway
1. Partner with ODOT, LTD, property owners, and private developers to fund, dedicate right-
of-way, design, and construct the upgraded street. (Page 59)
2. Construct street improvements to increase the safety, mobility, and efficiency of
automobiles, trucks, and bus rapid transit service as funding becomes available. (Page 59)
3. Locate transit stations where they will provide optimal, safe pedestrian access to existing
uses and the adjacent areas planned for employment mixed-use development. (Page 61)
4. Integrate street improvements that enhance the safety, comfort, and convenience of
pedestrians and bicyclists along and across the street. (Page 61)
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5. Enhance the urban design of the area through the use of street trees, streetlights,
pedestrian-scale lighting, and landscaping. (Page 62)
6. Seek opportunities, partnerships, and funding to incorporate public art features into the
design and construction of street improvements, and to establish distinctive, iconic
gateway features that help create a sense of place and orient travelers along the corridor.
(Page 62)
Finding 34: The proposed Zone Change will not have an adverse impact on the
McVay Highway transportation systems. These policies are not applicable to the
proposed Zone Change.
Chapter 4 - Transportation – Section 2 - McVay Riverfront – Part 2: Local Street Network
1. Collaborate with property owners and private developers to fund, dedicate right-of-way,
design, and construct a street system in the McVay Riverfront that enables access,
mobility, safety, and comfort for vehicles, pedestrians, and bicyclists. (Page 62)
2. Design streets, accessways, and shared driveways to support the employment mixed-use
development, and to make bicycling and walking safe, comfortable, and attractive. (Page
63)
Finding 35: The proposed Zone Change will not have an adverse impact on the Local
Street Network transportation systems. Newman Street and Nugget Way are the two
arterial streets currently utilized for Light-Medium Industrial zoned operations access
and product transport. The proposed Zone Change is consistent with the Local Street
Network Transportation policies of the Phase 1 Glenwood Refinement Plan.
Chapter 4 - Transportation – Section 3 – Parking
1. Evaluate and develop parking standards for inclusion in the Glenwood Riverfront Mixed-
Use Plan District that: support Plan goals for transit, bicycling, walking, and ridesharing;
and provide sufficient parking, in conjunction with an access system that provides
balanced travel mode options. (Page 65)
2. As development or redevelopment occur, explore the feasibility and applicability of
parking management program strategies including, but not limited to: parking and
transportation coordination; signage; permitting; and enforcement. (Page 65)
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
19 | Page
Finding 36: The proposed Zone Change will not have an adverse impact on the
transportation system parking. Parking is currently allowed on the south side of
Newman Street and is primarily utilized by employees of the Atkore Plastic Pipe
Corporation. Modifications to the existing parking facilities are not anticipated. The
proposed Zone Change is consistent with the Transportation Parking policies of the
Phase 1 Glenwood Refinement Plan.
Chapter 4 - Transportation – Section 4 - Riverfront Multi-Use Path
1. Comply with Federal, State, and local water quality standards in locating and aligning the
path, while taking advantage of vistas and site opportunities to meander and enhance the
diversity of the path experience. (Page 66)
2. Partner with Willamalane Park and Recreation District, property owners, and private
developers to fund, design, and construct the path. (Page 66)
Finding 37: The Subject Property is located approximately 1,100 feet west of the
Willamette Greenway Setback. The proposed Zone Change will not have an adverse
impact on the Riverfront Multi-Use Path. These policies are not applicable to the
proposed Zone Change.
Chapter 5 - Open Space – Section 2 - Natural Resources – Part 1: Riparian Areas and Wetlands
1. Restore, enhance, and protect the riverbank and riparian and wetland areas. (Page 77)
2. Integrate natural resources, urban interface/built environment, and water resource
management. (Page 78)
Finding 38: The Subject Property is located approximately 1,250 feet west of the
Willamette River. There are no riparian areas or wetlands on the property. These
policies are not applicable to the proposed Zone Change.
Chapter 5 - Open Space – Section 2 - Natural Resources – Part 2: Floodplains
1. Restore, enhance, and protect the riverbank and riparian and wetland areas from
encroachment and impact to their riverine flood control functionality during development
or redevelopment. (Page 79)
Finding 39: The Subject Property is located more than 1,250 feet west of the
Willamette River. There are no riverbanks, riparian areas, or wetlands on the property.
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
20 | Page
The Subject Property is not located within the 100-year flood hazard area as determined
by Flood Insurance Rate Map (FIRM) Panel 41039C1142F effective June 2, 1999. This
policy is not applicable to the proposed Zone Change.
Chapter 5 - Open Space – Section 2 Natural Resources – Part 3: Hillsides
1. Protect hillsides, as defined in the Springfield Development Code, from degradation during
development. (Page 81)
Finding 40: The Subject Property is not located within the Hillside Development
Overlay District as determined by the City of Springfield Development Code 3.3-510.
This policy is not applicable to the proposed Zone Change.
Chapter 5 - Open Space – Section 2 - Natural Resources –Part 4a: Neighborhood Urban Park
Blocks
1. Collaborate with Willamalane, property owners, and private developers to locate
park blocks extending north from Franklin Boulevard’s access lanes to the riverfront street
between the northern extension of Henderson Avenue and McVay Highway, as
conceptually depicted in Figure 10. (Page 85)
2. Partner with Willamalane to ensure that the park blocks are designed to be safe,
attractive, comfortable, and accessible for a wide range of potential users; to meet a
variety of active and passive recreational needs throughout the year; and to be adaptable
to changing needs and uses of surrounding buildings, as conceptually depicted in Figures
11, 12, and 13. (Page 85)
Finding 41: The Subject Property is not located within the described Park Blocks area.
This policy is not applicable to the proposed Zone Change.
Chapter 5 - Open Space – Section 2 - Natural Resources – Part 4b: Riverfront Linear Park
1. Collaborate with Willamalane and others as appropriate to: develop river edge variety
along the linear park corridor, as conceptually depicted in Figures 10 and 14; protect lands
within the coterminus Riparian and Willamette Greenway Setback area; integrate a
variety of passive recreation spaces with abutting natural resources; and implement
riparian protection and enhancement measures and stormwater management features.
(Page 89)
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Plan Amendment / Zone Change Narrative
21 | Page
Finding 42: The Subject Property is not located within the described Riverfront Linear
Park area. This policy is not applicable to the proposed Zone Change.
Chapter 5 - Open Space – Section 2 - Natural Resources – Part 5: Stormwater Quality
Management
1. Ensure adequate Stormwater Quality Management planning, emphasizing the natural
hydrologic processes that minimize negative impacts on water quality, flow volumes,
duration, and quantity resulting from development and redevelopment. (Page 92)
Finding 43: All new development will comply with applicable local, state, and federal
air and water quality standards. The proposed use of the Subject Property is not
expected to produce or discharge any product or by-product that would degrade the
quality of the air, water, and land resources.
Finding 44: The proposed Zone Change will have no adverse impacts on Open Space.
Chapter 6 - Housing and Economic Development – Section 2 – Housing – Part 1: New Housing
Development
1. Provide financial incentives for the development of new high-density housing units,
including affordable housing units, through SEDA’s tax increment-funded programs, as
funding becomes available. (Page 99)
2. Provide financial incentives for the development of new high-density affordable housing
units through local, state, and federally-funded housing and community development
programs, as annexation occurs and funding becomes available. (Page 99)
3. Prioritize and offer opportunities for Glenwood residents who qualify for new Springfield-
and SEDA-assisted housing to relocate to such housing units. (Page 99)
4. Scope and plan projects to effectively develop and implement programs that provide
development incentives, such as density bonuses, to developers that agree to include
affordable housing in their development mix. (Page 99)
Finding 45: These policies are intended to provide incentives and opportunities for
the development of housing units. The proposed Zone Change does not redesignate
property identified as needed for housing and therefore does not affect the Buildable
Lands Inventory. These policies are not applicable to the proposed Zone Change.
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
22 | Page
Chapter 6 - Housing and Economic Development – Section 2 – Housing – Part 2: Existing
Housing Stock
1. Allow existing residential uses to continue under the pre-existing non-conforming use
provisions of the Springfield Development Code. (Page 102)
2. Continue existing programs designed to help improve the housing stock through Federal
housing and community development programs and tax increment funded programs.
(Page 102)
Finding 46: There is not existing housing stock on the Subject Property, and as such,
these policies do not apply.
Chapter 6 - Housing and Economic Development – Section 3 – Economic Development – Part
1a: Commercial & Industrial Buildable Land Supply
1. Prohibit land division of parcels greater than 20 acres that are designated Employment
Mixed-Use, unless developed according to an approved Master Plan. (Page 106)
2. Prohibit land division of parcels greater than 1 acre that are designated Commercial
Mixed-Use or Office Mixed-Use, unless developed according to an approved Master Plan.
(Page 106)
Finding 47: There are no land divisions proposed for the Subject Property, and as
such, these policies do not apply.
Chapter 6 - Housing and Economic Development – Section 3 – Economic Development – Part
1b: Existing Businesses
1. Provide financial incentives for renovation of current commercial and industrial uses
compatible with this Plan’s goals and objectives through SEDA’s tax increment-funded
programs, as funding becomes available. (Page 106)
2. Provide financial incentives to businesses for wastewater and other utility service
improvements, as well as annexation, when applicable and as funding becomes available.
(Page 106)
Finding 48: These policies are intended to provide incentives for upgrades to existing
uses and infrastructure. These polices are not applicable to the proposed Zone Change.
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
23 | Page
Chapter 6 - Housing and Economic Development – Section 3 – Economic Development – Part
1c: New Businesses
1. Support and encourage development in appropriate areas, as identified in the Land Use &
Built Form Chapter, to generate property tax revenue. (Page 108)
2. Maximize public investments in planned land uses to enhance the Glenwood Riverfront’s
long-term economic future. (Page 108)
3. Provide financial incentives to assist developers in solving critical problems and
overcoming barriers to development as annexation occurs and funding becomes available.
(Page 108)
4. Inform and guide property owners and developers through the development process by
mitigating identified development constraints. (Page 108)
5. Encourage the expansion and development of value-added business to produce jobs that
match the current and future labor force by considering wage levels, employment
stability, and training and hiring opportunities for local workers, youth, and protected
classes. (Page 108)
6. Leverage the community’s resources to the maximum extent possible with private
investment and, where appropriate, with other public funding sources, such as state and
Federal grants. (Page 108)
7. Provide supportive programs and incentives to demonstrate how development controls
and design standards can be implemented, included in development projects, and built
where such protections need to be stringent. (Page 108)
8. Link certain public improvements to adjust to the shifts from rural-like and separated
industrial uses to urban mixed-use development. (Page 109)
9. Ensure orderly sequencing of development through incentives to: maximize use of existing
and anticipated investments in public resources and facilities; leverage private
investments to the maximum extent practicable; and minimize, mitigate, or offset
potential negative impacts on new investments, neighborhoods, parks, and other uses.
(Page 109)
10. Provide suitable assistance in areas for growth, development, and redevelopment to
increase employment opportunities for the local labor force, at all wage levels but
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
24 | Page
especially for wage levels that allow individuals to support themselves and their
households. (Page 109)
11. Provide creative financing approaches to facilitate large scale infrastructure development,
when applicable and as funding becomes available. (Page 109)
Finding 49: Redesignating the Subject Property Light-Medium Industrial will allow it
to be developed in a capacity that supports existing Light-Medium Industrial operations.
Atkore Plastic Pine Corporation needs additional storage area for inventory. The
proximity of the Subject Property to the adjacent manufacturing operations promotes
and supports local business expansion. Expansion of operations and inventory may
result in an increase in employment.
Finding 50: The proposed Zone Change will have no adverse impact on Housing
Development.
Chapter 7 Public Facilities and Services – Section 2a – Wastewater Facilities and Services:
Private Wastewater System
1. Allow the use of on-site wastewater systems in unincorporated areas of the Glenwood
Riverfront to continue and/or expand as may be permitted in the Oregon Administrative
Rules, Springfield Development Code and Springfield Municipal Code, unless a health
hazard is declared as specified in Oregon Revised Statutes. (Page 113)
2. Collaborate with property owners to eventually eliminate on-site wastewater systems as
properties are annexed to Springfield. (Page 113)
Finding 51: The Subject Property is within the city limits of Springfield with a full
range of services available to serve the site and the anticipated development. There are
no onsite wastewater systems present or proposed for the property. These polices are
not applicable to the proposed Zone Change.
Chapter 7 Public Facilities and Services – Section 2b – Wastewater Facilities and Services:
Public Wastewater System
1. Provide wastewater service in response to a demand for increased urban levels of
development and adopted CIP priorities. (Page 115)
Finding 52: Any development of the Subject Property will require compliance with
city, state, and federal water quality standards and a review of proposed wastewater
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
25 | Page
services for the site. There are no onsite wastewater systems present or proposed for
the property. These polices are not applicable to the proposed Zone Change.
Chapter 7 Public Facilities and Services – Section 2c – Wastewater Facilities and Services:
Water Reuse and Decentralization Design
1. Explore opportunities to support the implementation of water reuse practices including,
but not limited to: rainwater; stormwater; graywater; blackwater; and recycled water, as
properties redevelop and develop. (Page 117)
2. Collaborate with MWMC to implement planned water recycling projects, as properties
redevelop and develop. (Page 117)
Finding 53: All new development will comply with applicable local, state, and federal
air and water quality standards. The proposed use of the Subject Property is not
expected to produce or discharge any rainwater, stormwater, graywater, blackwater, or
recycled water that will necessitate water recycling efforts or needs. Stormwater runoff
controls will be addressed as a component of the Site Development application.
Chapter 7 Public Facilities and Services – Section 3a– Stormwater Facilities and Services –
Private Stormwater Management Systems
1. To the extent practicable, amend the Springfield Development Code and the Springfield
Engineering Design Standards and Procedures Manual to facilitate the use of LID
techniques to achieve stormwater quality and optimal capacity management. (Page 119)
2. Allow the use of mechanical stormwater treatment, where necessary. (Page 119)
3. Allow the use of public infrastructure (if available for overflow capacity), where necessary.
(Page 119)
Finding 54: All new development will comply with applicable local, state, and federal
air and water quality standards. The proposed use of the Subject Property is not
expected to produce or discharge any product or by-product that would degrade the
quality of the air, water, and land resources. Stormwater runoff controls will be
addressed as a component of the Site Development application.
Chapter 7 Public Facilities and Services – Section 3b– Stormwater Facilities and Services –
Public Stormwater System
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
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1. Provide stormwater runoff management in response to a demand for urban levels of
development and adopted CIP priorities. (Page 120)
Finding 55: Stormwater runoff management is anticipated to be addressed onsite via
Best Management Practices including sloping, vegetation, and infiltration. Stormwater
runoff controls will be addressed as a component of the Site Development application.
Chapter 7 Public Facilities and Services – Section 4a– Electric Facilities and Services – System
Capacity
1. Collaborate with SUB to increase the capacity of the electric system to meet future
development needs. (Page 121)
Finding 56: The proposed Zone Change will have no adverse impact on collaboration
efforts with SUB. This policy is not applicable to the proposed Zone Change.
Chapter 7 Public Facilities and Services – Section 4b– Electric Facilities and Services – System
Capacity – Subsection: Utility Placement & Adverse Environmental, Visual and Health Impacts
1. Coordinate with SUB to develop criteria for locating and obscuring electric facilities that
consider visual, auditory, health and environmental impacts; pedestrian mobility;
operational ease; and initial costs and maintenance costs in association with proposed
development in the Glenwood Riverfront. (Page 122)
2. Consider views, visual pollution, public health, natural environment, and noise pollution in
locating and obscuring transmission facilities. (Page 123)
3. Consider views and visual pollution in locating and obscuring distribution lines. (Page 123)
4. Consider views, visual pollution, and pedestrian mobility in locating and obscuring feeder
lines, transformers, junction boxes, vaults and equipment cabinets. (Page 123)
5. Consider views and visual pollution in locating and obscuring the future substation. (Page
123)
Finding 57: The proposed Zone Change will have no impacts on utility placement,
views, walkability, or the natural environment. These polices are not applicable to the
proposed Zone Change.
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Chapter 7 Public Facilities and Services – Section 5a– Water Facilities and Services – System
Capacity
1. Provide water service either directly or by contract. (Page 125)
2. Determine the appropriate timing for dissolution of the GWD. (Page 125)
Finding 58: The Subject Property is within the city limits of Springfield with a full
range of services available to serve the site and the anticipated development. These
polices are not applicable to the proposed Zone Change.
Chapter 7 Public Facilities and Services – Section 5b– Water Facilities and Services – Utility
Placement & Adverse Visual and Walkability Impacts
1. Coordinate with SUB to develop criteria for locating and obscuring water facilities that
consider visual, auditory, health and environmental impacts; pedestrian mobility;
operational ease; and initial costs and maintenance costs in association with proposed
development in the Glenwood Riverfront. (Page 126)
2. Consider views, visual pollution, and pedestrian mobility in locating and obscuring water
meters, backflow prevention devices, and other above-grade water apparatus. (Page 126)
Finding 59: The proposed Zone Change will have no impacts on water facility
placement, walkability, or views. These polices are not applicable to the proposed Zone
Change.
Chapter 7 Public Facilities and Services – Section 5c– Police Facilities and Services – System
Capacity
1. Make Springfield Police services available for those properties within the city limits. (Page
128)
2. Continue to rely on Lane County Sheriff and Oregon State Police services available for
those properties outside of the city limits until annexation to Springfield occurs. (Page
128)
Finding 60: The Subject Property is located within the Springfield Urban Growth
Boundary and Springfield city limits. Springfield Police services are available for the
Subject Property. These policies are not applicable to the proposed Zone Change.
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
28 | Page
Chapter 7 Public Facilities and Services – Section 5d– Fire & Emergency Medical Facilities and
Services – System Capacity
1. Make Springfield fire and emergency medical services available for properties within the
city limits. (Page 130)
2. Consider siting a new fire station in the southwest corner of Subarea C in the event a
merger of the Springfield and Eugene fire departments occurs. (Page 130)
3. Consider the relocation of Springfield Fire Station #4 closer to the Pioneer Parkway/Main
Street intersection to better balance overall system response time and equipment
capabilities for West Springfield and East Glenwood. (Page 130)
4. Continue to make fire and emergency medical services available in unincorporated areas
under contract with the Glenwood Water District. (Page 130)
Finding 61: The Subject Property is located within the Springfield Urban Growth
Boundary and Springfield city limits. Eugene Springfield Fire and Life Safety services are
available for the Subject Property. The proposed Zone Change will have no adverse
impact to the creation of a new fire station or the relocation consideration for
Springfield Fire Station #4. These policies are not applicable to the proposed Zone
Change.
Chapter 7 Public Facilities and Services – Section 5e– School Facilities and Services – System
Capacity
1. Make public education services available to students in either District 4J or District 19
according to existing school district service boundaries. (Page 131)
Finding 62: The proposed Zone Change will have no impacts on public education
services. This policy is not applicable to the proposed Zone Change.
(C) Adequacy of Public facilities and Services
Finding 63: The proposed Zone Change concentrates development within the city
limits on a site with available infrastructure for public facilities and services.
(D) Approval criteria specified in SDC 5.14.100; and
The findings provided above related to SDC 5.14.100 are hereby incorporated by reference.
Wildish – Rail Spur Property Development
Plan Amendment / Zone Change Narrative
29 | Page
(E) Compliance with OAR 660-012-0060, where applicable. (6443)
Finding 64: The amendments do not “significantly affect” an existing or planned
transportation facility under OAR 660-012-0060(1)(a), (b), or (c) and thus comply with
OAR 660-012-0060 and Goal 12 requirements.
V. CONCLUSION
Amending the Metro Plan Diagram and the Springfield Zoning Map for the Subject Property
from Glenwood Employment Mixed Use under the Phase 1 Glenwood Refinement Plan, to
Light-Medium Industrial under the 1999 Glenwood Refinement Plan would enable the Subject
Property to be developed as part of an expansion of the Atkore Plastic Pipe Corporation site.
This written narrative, exhibits, and items submitted separately provide substantial evidence to
support approval of the Plan Amendment and Zone Change applications.
EXHIBITS
Exhibit A – County Assessor’s Map
Exhibit B – Aerial Photo Map
Exhibit C – Property Deed
Exhibit D – Existing and Proposed Plan Designation Map
Exhibit E – Existing and Proposed Zoning Map
Exhibit F – Metro Plan Diagram
Exhibit G – Springfield Comprehensive Plan Map
ITEMS SUBMITTED SEPARATELY
Metro Plan Amendment Application Form, Type IV
Zoning Map Amendment Application Form, Type III
Memorandum of Mutual Understanding – Wildish Newman Street Property
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Laurel
Grove
Cemetery
James
Park
Eastgate
Woodlands
West D St Greenway
Mill Race
Park
Park
Island
5
There are no warranties that accompany this product. Users assume all responsibility for
any loss or damage arising from any error, omission, or positional inaccuracy of this product.
0 1/8 1/4 1/2 Mi.
Willamette Greenway Overlay
N N N Nodal Development Overlay
Public Land and Open Space
Employment Mixed Use
Light-Medium Industrial
Commercial/Industrial Mixed Use
Commercial Mixed Use
Office Mixed Use
Residential Mixed Use
Low Density Residential
Plan Designations
Multimodal Mixed Use Area
(area of 2014 Plan update)
Plan Boundary
Urban Growth
Boundary
West D St GreenwayWest D St GreenwayWest D St GreenwayGlenwood Refinement Plan
* Click here to view the
original 1999 Refinement Plan
document (applies to the rest of
Glenwood outside of the
2014 update area)
*Click here
to view the 2014
Plan update
T18S, R3W, Sec. 3(14) Tax Lot 200
Current Zoning – Employment Mixed Use
(Phase 1 Glenwood Refinement Plan)
18S, R3W, Sec. 3(14) Tax Lot 200
Proposed Zoning – Light-Medium Industrial
Atkore Plas�c
Pipe Corp.
Subject
Property
Weyerhaeuser
Weyerhaeuser
Subject
Property
Atkore Plas�c
Pipe Corp.
Wildish Industrial Development Corp.
Metro Plan Amendment & Zone Change Applica�ons
Exhibit E
Exis�ng and Proposed Zoning Change
E ST
RD
W 1S T AV E
W 7TH AVE
MAXWELL RD
PARK
W 28
E 24TH AVE
MAIN ST
MAIN ST
E
EE K
BARGER AVE
HAYDEN BRIDGE RD
-S PR HW
HAY
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N
IRVING RD
ROYAL AVE
CREST DR
CRESCENT DR
I-105
HORN
BEACON DR W
W 13TH AVE
W 11TH AVE
W 29TH AVE
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The information on this map was derived from digital
databases on Lane Council of Governments' regional
geographic information system. Care was taken in
the creation of this map, but it is provided "as is".
LCOG cannot accept any responsibility for errors,
omissions, or positional accuracy in the digital data
or the underlying records. Current plan designation,
zoning, etc., for specific parcels should be confirmed
with the appropriate governmental entity - Eugene,
Springfield, or Lane County - with responsibility for
planning and development of the parcel. There are no
warranties, express or implied, accompanying this product.
However, notification of any errors will be appreciated.
Eugene-Springfield
Metropolitan Area
General Plan
Plan Diagram
(The interpretation and purpose of the Plan Diagram, and descriptions
of the land uses and symbols shown, are contained in Chapter II-G.)
Urban Growth Boundary
Metro Plan Boundary
Railroads
Rivers and Ponds
Overlays:
Mixed Use Areas
Nodal Development Area
Willamette Greenway
Low Density Residential
Medium Density Residential
High Density Residential
Nodal Development
Commercial
Major Retail Center
Heavy Industrial
Special Heavy Industrial
Light Medium Industrial
Campus Industrial
University Research
Government & Education
Parks and Open Space
Natural Resource
Sand and Gravel
Agriculture
Forest Land
Rural Residential
Rural Commercial
Rural Industrial
Airport Reserve
12/31/2010
ND
VALID AT 11x17 SCALE ONLY