HomeMy WebLinkAboutMiscellaneous PLANNER 9/22/2008
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Notice of Decision- Master'Plan Modification - Tvpe I
Proje~t Proposal: This is a Type I Master Plan Modification' application which proposes to: change the
conceptual intersection design in the current Glenwood Riverfront Plan District at Franklin Boulevard and
McVay Highway.approved by the City Council ,in 2.005 (Map 1) to be consistent with a conceptual
intersection design in the same area approved bytheCity Council in 2008 as part of the Franklin
Boulevard Corridor Study (Map 2).* '
*The Glenwood Riverfront Plan street layout in Map 1 thatapproved the intersection is the conceptual
street layout for this Plan. The conceptual street layout shown in the Franklin Boulevard Corridor Study in
Map 2 is not meant to depict a revision to the approved conceptual street layout in Map 1. This staff
report applies to the design ofthe intersection only. Any potential conflicts regarding these conceptual
'street layouts will be resolved during the Glenwood Refinement Plan Update process currently underway.
Case Number: LRP ~:~,-:::"
Project Location: The inters~ction of Franklin Boulevaraand McVay Highway, justwest of the
Springfield bridges, Assessor's Map 17-03-34-44 TL * '
*There.is no tax)ot n~mber because the subject property is within the public right-of-way.
.Zoning: NIA - Public right-of-way is not zoned.
. Refinement Plan 'and Designation: Glelnwood Refinement Plan. NIA'- Public right-of-way does not
have a Plan designation.
Density: NIA
Pre'Submittal Meeting Date: N/A
Date Received: 0'1 /2'2-/0 '0
Planner: GK
Application Submitted Date:
This application was accepted as complete on
Decision Issued Date:
Decision: Approval, with no conditions, as of the date of this report. This is a Type I review process that
does not require public notice as specified in SDC 5.1-125. The review contained herein pertains to a
Minor Master Plan Modification only, . '
Associated Applications: LRP'2004-00031 Metro Plan amendment; Glenwood Refinement Plan,
Subarea 8 amendment; and adoption of the Glenwood Riverfront Plan District (SDC 32-400).
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I OF
'I!"ahd Use Planninq
. I NAME ..
___~ G~ry M. Karp
I Allolicant
City of Springfield
Development Services Department
225 Fifth Street.
Sprinqfield, OR 97477
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Other Uses That May Be Authorized Bv the Decision: None. However, this staff report and Map 2will
be used in lieu of a Final Master Plan until the Glenwood RefinementPlan Update for this area has been
adopted. '
AODlicable SDC Sections:
SDC 3.4-210A, states: "GR Plan District boundaries. The GR Plan District applies to all property
within the boundaries of "Subarea 8: The River Opportunity Area" in the G/enwood Refinement
Plan. The GR Plan District is located in northeastern Glenwood." . .
Staff Responl\e and Findings:
The Glenwood Refinement Plan, Subsection 8. boundary shown in Map 1 demonstrates that the
conceptual intersection design approved in 2005 and the conceptual intersection design in Map 2 at
Franklin Boulevard and M~iray Highway are both within the Glenwood Riverfront Plan boundary.
SDC 3.4-215A, states:
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"Proposals that are.substantially consistent with the G/enwood Riverfront Plan. Developerswho
use the adopted G/enwood RlverfrontPlan as guidance shall not be required to submit an
additional application for a new Master Plan or Master Plan Modification approval. However, the
following standards shall be addressed concurrent with other necessary land use applications,
including, but not limited to: an annexation application and annexation agreement, where
applicable; Sire Plan Review; and/or a Zoning Map Amendment:
1. Streets, alleys, pedestrian accessways, bike lanes, drainage facilities, open spaces, and
riparian corridors shalibe located in conformance with those shown in the G/enwood
Riverfront Plan; and"
Staff Response and Findings:
While the Director has determined that changing the design of a conceptual intersection at Franklin
Boulevard and McVay Highway is substantially consistent with the adopted Glenwood Riverfront Plan, a
Type I Master Plan Modification application is nec~ssary to provide.a review process for this change. As ./
shown in Maps 1 and 2, t~e conceptual location of the proposed intersection will not change.
SDC 3.4-215A. states:
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"2. The location of land uses "lay vary from those shown in the Glenwood Riverfront Plan ,
depending on developer preference and market conditions; however, the proposed land use
allocations are as follows, based on the findings of "Market Position Analysis for the
G/enwood Riverfront", Zimmerman-Volk/ZHA, June 2001: . .
a. Residential: 30-60 percent of the G/enwood Riverfront Plan area with an overall net
residential density of at least 12 units/acre, based on the definition of a node contained in
TransPlan. . ,
b. Commercial Office/Employment: 10-30 perCent of the G/enwood Riverfront Plan area.
c. Open Space, drainage facilities, the riparian 'setback area, and public right-of-way normally
will be 25-35 percent.of the GlenwoodRiverfront Plan area;"
Staff ~esponse and Findings:
This Type I.Master Plan Modification application pertains to the change in the design of an intersection
only. This application does not affect the location of previously approved land uses, percentages of
previously approved land use limitations or open ~pace. Therefore,' Subsection 2 does not apply.
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Date Received' 0'1/22/0<0
. Planner: GK '-
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Master Plan. Modification
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SDC 3.4-215 states:
"B. Proposals that require modifications to the Glenwood Riverfront Plan. In order to allow
flexibility in development options, the Glenwood Riverfront Plan is considered the equivalent
of a Master Plan, without the 7-year expiration restriction. A developer may choose to use the
Glenwood Riverfront Plan as adopted, or use a new Master Plan or Master Plan Modification
process, to be reviewed as follows:
1. Type I Review. Those modifications that do not affect the basic underlying assumptions of the
Glenwood Riverfront Plan and which are not determined by the Director to be similar to
Subsections B.2. and B.3., below shall be processed under Type I Master Plan Modification, as
a decision by the Director.
2. Type II Review. Those modifications that are significant but do not affect the basic underlying
assumptions of the Glenwood Riverfront Plan as determined by the Director shall be
processed under a Type II Modification procedure as a decision of the.Director. Examples of a
Type II Master Plan Modification are. as follows: ,
a. A change in the street layout that requires a local street, alley, easement, pedestrian/bicycle
accessway or utility to'be shifted more than 50 feet in any direction, as long as the change
maintains the connectivity established by the Glenwood Riverfront Plan;
b. A request by the City or applicant for a change to the size or location of public facilities;
c. A request to integrate improvements to nearby transportation facilities;.
d. A request initiated by the City to implement'newly adopted State or Federal regulations, or
adopted or amended City plans;
e. A request by the applicant for a one-time extension of the approved time limit for up to 3
years. An extension will be granted provided the appliCant has made reasonable progress in
the implementation 'of the Master Plan and public services and facilities remain available; and
f. Other requests by the applicant that the Director determines to be similar to the modifications
specified in Subsections B.2.a.-e" above,
3. Type IV Review. Those modifications that are significant and modifies the basic underlying
assumptions of the Glenwood Riverfront Plan as determined by the Director shall be,
processed under a Type IV Modification procedure. Examples of a Type IV Master Plan
Modification are as follows:
a. The modification affects an area of 5 acres or larger.
b. A request by the applicant to alter significant natural resources, wetlands, and open space
areas as prescribed in the Glenwood Riverfront Plan; .'
c. A change in the street layout plan that requires a street to'be eliminated or to be located in a
manner inconsistent with the Glenwood Riverfront Plan;
d. A change In the GR Plan District building design standards or guidelines;
e. Any change not listed under the Type I or Type II Modification In Subsections B.1. and 2.,
above and '
f. The request shall be processed as a new Master PI;m and shall comply with the Master Plan
submittal requirements listed specified in Section 5:13-120 and the following:
i. The application shall illustrate the proposed street liayout,.o;:,en space, pedestrian
connections, riparian protection, and other infrastructure alignments necessary as determined
by the Director for the entire 48-acre site. The requirement for written consent from multiple
property owners specified in Section 5.13-110B. shall not apply within the GR Plan District
ii. The applicant shall address the applicability of the development standards in this Section to
the proposed Master Plan. The Planning Commission and/or City Council may determine that
the development standards in this Section may not apply, if the purpose and intent of the GR
Plan District is satisfied. .
iii. The application shall be prepared by a design team that includes, but is not limited to the
following consultants: an arChitect, a landscape architect, a civil engineer, a geotechnical
engineer, an acoustic engineer, a certified arborist, a transportation engineer and a 'qualified
person to address riparian Issues.
4. Supplemental Submittal Requirements. In order to allow the Director to determine the correct
level of review, the applicantshall submit findings demonstrating how the proposed
modification:.' .-' ,: -- "
a. Maintains the transportation and multi-modal connectivity established by the Glenwood
Riverfront Pla:!.~.:' v.Wi~;k:>', ~1,4~ n~f" ~("~"+"'''~' (/0;-/27).00
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Master Plan Moarfication
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b. ' Furthers the,design and access concepts advocated by the G/enwood Riverfront Plan"
including, but not limited to: pedestrian access, bicycle access, and public access to the
Willamette River;
c. Demonstrates how the proposal does not adversely affect the objectives of the GR Plan
District as specified in Section 3.4-220; and . ,
d. A voids physical constraints, or protects significant natural features including, but not limited
to, trees, ,rock outcroppings, wetlands, or to adjust to existing property lines between project
boundaries. .
5. Review Authority. The Director shall have the authority to raise any review level to a higher I
review, for example, that a Type II Modification may be raised to a Type IV Modification." .....",,-" ,- .,
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Staff Response and Findings:
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Modifications to the Glenwood Riverfront Plan District must be processed in accordance with SDC 3.2-
215B., which establishes the applicable procedures to amend the Plan District ModifiCations that do not
affect the basic underlying assumptions of the adopted Master Plan and which are not determined to be
. similar to SDC 3.2-215B.2. or SDC.3.2-215B.3. are processed as ministerial decisions.(Type I).by the
Director. The Director has determined thaUhe change in the design of this intersection,is a Type I Master
Plan Mod~'fi ation because none of the situations listed in SDC 3.2c215B.2. orSDC 3.2;2158.3 apply and,
therefor to this application does not affect the basic underlying assumptions of the adopted Glenwood _
Riverfron Ian District (LRP 2004-00031). ,.' ' , ,
Regarding the' supplemental submittal requirements specific in SDC 3.2-215BA., the Director, has
determined that the change in design of this intersection does not rise to the level thatrequires the
supplemental infonmation listed in Subsection 8A..
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Finally, SDC 3A-215B.5. does not apply because this is a Type I Master Plan Modification application.
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SDC 3.4-265A. states: "Development proposals that utilize the G/enwood Riverfront Planas a
Master Plan'shall use the streetscape cross-sections illustrated In the G/enwood,Riverfront Plan."
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Staff Response and Findings:
This Type I Master Plan Modification does not affect the streetscape cross-sections illustrated in the
Glenwood Riverfront Plan (Map 1) because the proposed'change in the design of the intersection will
occur within the same conceptual location and. the conceptual streetscape shown on Map 2 will not be
addressed until the Glenwood Refinement Plan Update for the area is approved by the 'City Council.
Criteria of Aooroval:
There are two sets of approval criteria applicable to this application: The Master Plan Criteria specified in
SDC 5.13-125; and the additional Glenwood Riverfront Plan District criteria specified in SDC 3A-220.
SDC 5.13-125 states: "A Master Plan may be approved If the Planning Commission finds that the
proposal conforms with all of the following approval criteria. In the event of a conflict with
approval criteria In this Subsection, the more specific requirements apply:" "
Staff Response and Finding:
The Director has determined that this application is a Minor Master Plan application aS'specified in SDC
3A-215B., and therefore, requires only a Type I Director's decision, rather than a Type.lll Planning
Commission decision. I, '
"A..The,zoning'of.th~:jj/ope;ty shali'be conslste~t with the Metro Pla~ diagram and/or applicable
Refinement Plan di;/grain;P.lan'^District map, and ConceptuaL Development Pia. n;" / /
'.. .,' "Date Received: cq 22 _ 0 <0
Staff Response and Finding: , " " . . Planner:: GK. :'
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This Type I Master Plan Modification,does not affect the zoning shown in the Glenwood Riverfront Plan
District. because the proposed change in the desig,n of this intersection occurs within the required public
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right"of-way which is not zoned and therefore will notaffecUhe Metro Plan diagram or, the Plan District
map. There is no conceptual Development Plan applicable to this application.
Since this application does not affect the basic underlying assumptions of the adopted Plan regarding .
zoning, the proposal is in conformance with Criterion A .
"B. The request, as conditioned, shall conform to applicable Springfield Development Code
requirements, Metro Plan policies, Refinement Plan, Plan District, and Conceptual .
Development Plan policies;" .
Staff Response and Finding:
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This Type I Master Plan Modification will either conform to applicable SDC criteria specified in Section
3.4-220 (addressed below),or a finding will be made thatlhe criteria does not apply. '
This application will still comply with revised Glenwood Refinement Plan, 'Subarea 8, RiverOpportunity
Area Policy 14 adopted by Ordinance 6137 (Case Number LRP2004-00031) because the City Council
conceptually approved the intersection design concept in March200B. Policy. 14 states: "The .
. Franklin/McVay Highway intersection illustrated in the G/enwood Riverfront Plan is conceptual
only,and not. an ai/opted alignment. Deve/opm~nt proposals that affect the intersection shall
I coordinate with ODOT and the City, until such time that an intersection design is adopted by the
city Council." The ~CifiC design will not be formally approved until such time that eit.her a developer
proposes to develop h within the Glenwood Riverfront Plan District or as part bf the GlenWood
Refinement Plan Up a e, currently underway. ' .'. . '. .
There are no Metro Plan policies that specifically apply to this application. There is no conceptual
Development Plan applicable to this application. This criterion will not require any conditions of approvaL
Since this application does not affect the basic underlying assumptions of the adopted Plan regarding
zoning, the proposal is in conformance with Criterion B.
"C. Proposed on-site and off-site improvements, both public and private, are sufficient to
accommodate the proposed phased development and any capacity requirements of public'
facilities plans; and provisions are made to assure construction of off-site improvements in
conjunction with a schedule of the phasing;"
Staff Response and Finding:
This Type I Master Plan Modification will not affect capacity requirements that were previously applied'
through the review of the Glenwood Riverfront Plan because the modification involves only the design of
the intersection. .
Since this application does not affect the basic underlying assumptions of the adopted Plan regarding the
provision of on-site and off-site'public and private improvements to accommodate proposed development,
the proposal is in conformance with Criterion C.
"D. The request shall provide adequate guidance for the design and coordination of future
phases;"
Staff. Response and Finding:
This Type I Master Plan Modification will not affect the Glenwood Riverfront Plan regarding the design'
and coordination of future phase standards that have been previou~r4'lj.fEvedi b~u~Jp9 :T~rf!9~On
Involves only the deSign of the Intersection. . ace v . .
. ' Planner: GK
~Q,"!l th~,,;;jp'pljcationfdoes:notaffect the basic underlying assumptions of the adopted Plan regarding
phasing to accomm6d;;j!~pr9Posed!oevelopment, the proposal is in' conformance with Criterion D.
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"E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic
conditions; aieas with susceptibility of flooding; significant clusters of trees and shrubs;
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watercourses'shown on the WQLW Map and their associated'riparian areas; other riparian
areas and wetlands specified in Section 4.3'117; rock outcroppings; open spaces; and areas
of historic and/or archaeological significance, as may be specified in Section. 3.3-900 or ORS
97.740-760,358.905-955 and 390.235-240, shall be protected as specified in this Code or in
State or Federal law;:'
Staff Response and Finding:
This Type I Master Plan Modification will not affect the Glenwood Riverfront Plan regarding physical
features that have been previously approved because the modification involves only,the design ofthe
intersection. .
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Since this application does not affect the basic underlying assumptions of the adopted Plan regarding
physical features, the proposal is in confonmance with Criterion E.
"F. Localpublic facilities plans and local street plans shall not be adversely impacted by the. _
proposed development. A Master Plan maybe approved if the Planning Commission finds that
the proposal conforms with all of the following approval criteria. In the event ofa conflict with
approval criteria in this Subsection, the more specific requirements shall apply,"
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Staff Response and Finding:
This Type I Master Plan Modification will not affect the Glenwood Riverfront Plan regarding local public
facility plans and local street plans that have been previously approved, because the modification involves
only the design of the intersection.
Since this application does not affect the basic underlying assumptions of the adopted Plan regarding
physical features, the proposal is in confonmance with Criterion F.
Section 3.4-220 states:
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"In addition to the Master Plan criteria of approval specified in Section 5.13-125, new Master Plans
and Master Plan Modifications within the GR Plan District shall meet the following objectives
established during the development of the G/enwood Riverfront Plan. Where an objective does not
apply, the applicant shall address why that objective does not apply. A new Master Plan or Master.
Plan Modification proposal shall:
A. Establish a mixed use development pattern that will enhance and complement the adjacent
riverfront and that.is consistent with the nodal designation for the GR Plan District;"
Staff R~sponse and Finding:
This Type I Master Plan Modification application only requests a change in the design of the intersection
and will not affectthe Glenwood Riverfront Plan regarding a mixed use developmentpattem that has
been previously approved. . .
Since this application does not affect this Plan objective, Criterion A does not apply.
B. Provide transportation linkages between the Master Plan area and the surrounding
neighborhoods; .
Staff Response and Finding:
This Type I.Mi;1s$~L.~~n .MQ,djfication application only reque~ts a change in the design of the intersection
- -.. - and'will'not 'aff~~t the;~le'lvt9od Riverfront Plan regarding transportation linkages that have been
previously approved1.,l1fI",1 '..
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Since this application does not affect this Plan objective, Criterion. B. dO~S'~&r>lv . . . 0 VI ! I
. .'. ' p -ru:celved:. I 2"2 06.
C. Incorporate access to transit into the design of the Master Plan are!i!nner, GK .
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Staff Response and Finding:
This Type I Master Plan' Modification application only requests a change in the design of the intersection
and will not affect the Glenwood Riverfront Plan regarding access to transit standards that have been
previously approved.
Since this application does not affect this Plan objective, Criterion C. does not apply.
D. Incorporate design and streetscape amenities into the Master Plan area which promote bicycle
and pedestrian transportation opportunities. These amenities include sidewalks, bike lanes,
and pedestrian amenities, with a. focus on the edges of the Master Plan area, for example,
Franklin Boule'vard and the Willamette River;
Staff Response and Finding:
This Type 1 Master Plan Modification application only requests a change in the design ofthe intersection
and will not affect the Glenwood Riverfront Plan regarding streetscape amenities that have been
previously approved. '
Since this application does not affect this Plan objective, Criterion D. does not apply.'
E. Establish a multi-use riverfront path;
Staff Response and Finding:
This Type I Master Plan Modification application only requests a chimge'in the design of the intersection
which is not located near the riverfront and will not affect the Glenwood Riverfront Plan regarding a multi-
use riverfront path that has been previously approved.
Since this application does not affect this Plan objective, Criterion E. does not apply.
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F. Identify open space and appropriate connections to open space. Public open space shall be
designed to provide active and passive recreation opportunities for residents, visitors,
employees, and provide visual relief. Streets shall be designed as view corridors, in order to
open the site to the Willamette river;
Staff Response and Finding:
This Type 1 Master Plan Modification application only requests a change in the design of the intersection
, which is not located near the Willamette River and will not affect the Glenwood. Riverfront Plan regarding.
open space and appropriate connections to open space that have been previously approved.
Since this appliCation does not affect this Plan objective; Criterion F. does not apply.
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G. Implement the objectives of TransPlan to increase densities within the GR Plan District.
A verage residential density for residential components shall be a minimum of 12 units per
acre;
Staff Response and Finding:
This Type I Master Plan Modification application only requests the change in the design of the
intersection and will not affect the Glenwood Riverfront Plan regarding density standards that have been I
previously, approved. . : Date Received: 00( /)-z., 0: '1
Since this application does not affect this Plan objective, Criterion G. does n!;'~~~rr: GK
, H. . Reduce.~lj!!pg!tCJ,!_St,a(e Highway 126 (Franklin Boulevard.) for local east-west traffic through
w' ___astrategY~~~'f~~!J.~-.a/!d reduce access issues witl1in the GR Plan District boundaries;
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Staff Response and Finding:
This Type I Master Plan Modification application only requests the change in the desigfl of the
intersection and will not affect the Glenwood Riverfront Plan regarding access issues that have been
previously approved.
Since this application does not affect this Plan objective, Criterion H. does not apply.
I, Provide a connected street pattern thatJacilitates internal circulation, promotes walking, and
that minimizes conflicts on Franklin Boulevard;
Staff Response and Finding:
This Type I Master Plan Modification application only requests the change in the design of the
intersection and will not affect the Glenwood Riverfront Plan regarding a connected street pattern that has
been previously approved.
Since this application does not affect this Plan objective, Criterion '- does not apply.
J. . Facilitate a storm drainage system for.the master plan that cleanses and treats the runoff prior
to discharging into the Willamette River, and provides adequate drainage solutions as
determined through Master Plan review; and
Staff Response and Finding:
This Type I Master Plan Modification application only requests the change in the design of the
, intersection and will not affect the Glenwood Riverfront Plan regarding a storm drainage system that has
been previously approved, .
Since this application does not affect this Plan objective, Criterion J, does not apply.
K. Protect and enhance the Willamette River's water quality and habitat for endangered species
and other indigenous wildlife through environmentally sensitive development.
This Type I Master Plan Modification' application only requests the change in the design of the
intersection and will not affect the Glenwood Riverfront Plan regarding the Willamette River's water quality
and habitat that has been previously approved. ,
Since this application does not affect this Plan. objective, Criterion K. does not apply:
Conclusion:
This Type I Master Plan Modification applicationdnly requests the change in the design of the
intersection and will not affect the Glenwood Riverfront Plan regarding the basic underlying assumptions
of the adopted Glenwood Riverfront Plan or the objectives approved as part of the Glenwood Riverfront
Plan:
Additional Information: The application, all documents, and evidence relied upon by' the applicant, and
the applicable criteria of approval are available for free inspection and copies are available at a cost of
$0.75 for the first page and $0.50 for each additional page at the Development Services Department, 225
Fifth Street, Springfield, Oregon.
Questions:
Please contact Gary M. Karp at 726.3777 if you have questions regarding this process.
Pre oared bv:
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Gary M. Karp
.Planner III
Date ReceiVed' 0'1/2--'/0'
Planner: GK'- v .E
Master Plan Modification
LRP1008-00otl
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