The URL can be used to link to this page

Home My WebLink AboutPacket, Planning Commission PLANNER 6/4/2007 "": ;,'- " v~ . ,".,,:. 'il", ",' ,.'. . 't" .... ,". 1;' ,CITY OF SPRINGFIELD' MEMORANDUM ", DATE OF HEA'RING: June 4th, 2007 " TO:Sp'ringfield Planning Commissi;n . . ' FROM: Da~id Ree~or,Pla~n~r III~ PLANNING COMMISSION TRANSMITTAL ''\,..,\,. MEMORANDUM ''''-I''" '.SUBJECT: Request for a Meiro Plan I Refiriem~rit Plan Map A~endme~t, Case No, LRP2007~ 00013 and a concurrent Zonin'g Map Amendment, Case No, ZON2007-00012 ' ISSUE: The Plarlni~g Commission is a~ked to cond~ct a public he~ring and deCide ~hether or ," " not to approve a request for a Metro Plan.! Refinement Plan Map Amendment and? concurrent, Zoning Map Amendment. ' , , , ":t' , , , DISCUSSION: The applicant requests' approval of a Metro Plan I Refinement Plan'Map Amendment to the East Main Refinement Plan and a concurrent Zoning Map Amendment. The, ,: ,',' request involves two parcels, and is located on approximately 5,24 acres identified as Tax Lots 400 and 402 on Assessor's Map No. 17-02-32-00, Specifically, the'applicant proposes to, change Metro Plan designation from Light Medium Industrial (LMI) to Commercial and a concurrent Refinement Plan Amendment and Zoning Map Amendment from LMI tei CC, The, : applicant seeks approval of this Metro Plan I Refinement Pian amendment and zone'change in order to facilitate development of a future Medica~ Office building on the site,. ',' - , The applicant has requested that application Z0N2007-00012 (Zoning Map Amendment) be raised to a Type IV review procedure and be reviewed concurrently with Metro Plan I Refinement Plan Amendment Application LRP2007-00013. These applications' use similar criteria of approval and have been combined into one staff report for ease of review. Both .- applications'have criteria requiring consistency with Statewide Planning Goals arid other similar , criteria. Rather than repeat these criteria for each application, they will be addressed only once . and then referenced where appropriate. Criteria that are different will be addressed separately; the end result will be that all applicable criteria will have been addressed. . .,' . .. ' . , ". . , .' RECOMMENDATION: Staff recommends approval with one condition of approval related to Goal 12 (Transportation) compliance based on findin'gs contained in the attached Staff Report. " , ' " . . " ' ACTION REQUESTED: Staff recommends the Planning Commission approve the attached Order and forward the proposed Refinement Plan Amendment (LRP2007 -00011) and Zoning Map Amendment Application (ZON2007 -00011) to the City Council with a recommendation for adoption.. . . ' ATTACHMENTS: . Attachment 1: Staff Report and Findings Attachment 2: PowerPoirit Presentation Attachment 3: Applicant's Submittal for LRP2007 -00013 ' Attachment 4: Applicant's Submittal for ZON2007-00012 Attachment 5: Planning Commission Final Order , '. ' ': Date ReCeiVed:kr 01 Planner: DR 0 Cl ) 77 'P/1Ze-,. " : ,I , .. --' ; "'",1,' -.',',. ," ' ','" .' ' "; ," '--'. .' . " :-", 1[ : I Attachment 1 .' .Type \I Metro plan Map Amendment. , & Zoning .Map Amendment" ' " Staff Rep.o'rt and Fii1dings ' " ,,"1\ \; '.. ", ", " .' '. .:' ',"" Case Number: ZON 2007-00012 lRP 2007-00013 ,: c ,,-, 'Hearina Date: , June 4th, 2007 ' ' ',1., ,'",-', '::-) . " ,;"" 'i.i' Peace Health Qregon Region 123 International Way, . Springfield, OR 97477 ' Hyland Business Park, LLC(TL 400) Attn: Shaun Hyland, . ,1941 - A Laura Street Springfield, OR 97477' , ," , " Aoolicari't's Rep'resentative , ,Philip Farrington,AICP , Director, Land use , .. Planning & Development ' '. . PeaceHealth Oregon , , .' Region , . 123 International Way" Springfield, OR 97477." ..~, ; Acolicant' ' , Owner' " I. ',. , Andrew Head (TL 402) , 1616 Ardendale Ln. , Eugene, OR 97405 . ~'.. 'j ", '. '" " Date Submitted: M~rch'16th, 2007 : '" " "/ EXECUTIVE SUMMARY: The applic~nt is seeking approval of a Metro Plan Amendment i Refinement Plan Amendment and a concurrent Zoning Map Amendment from Light Medium Industrial " , (lMI) to Community Commercial (CC). As described in th~ Springfield De'velopment ' Code, a Refinement Plan Amendment automatically occurs on a site concurrently with a ' Metro Plan Amendment if no new Refinement Plan text is needed or proposed. The .' applicant is requesting these amendments in order to pursue a future Medical Office' , building on the subject site. The subject site is located within the East Main'Refinement Plan area. ' . ", , " " ' ' ,,' The subj'ect site is located near 44th and Main Street (High~ay 126) The 5it;(:'on~istsof ' , two parcels, and is located on approximately 5,24 acres identified as Tax Lots 400 and '402 on Assessor's Map No. 17-02-32-00, The majority of the site is vacant (Tl 400), with some small vacant buildings on site. The smaller of the two subject lots, Tl 402, has an , existing commercial development on-site. Properties located to the north are zoned and designated heavy industrial. Parcels located west of the subject site are designated' ' mixed-use on the East Main Refinement Plan. Property located east of the subject site is , designated LMI. Properties located south of the subject site, across Main Street, are . zoned and designated Community Commercial. ' '. , " " , As mentioned in findings in this report, Staff supports the proposed Metro Plan I Refinement Plan and Zoning Map Amendment. As noted in the City of Springfield's 2000 , 'W2007-000/3 & 'zoNio07-000/2 ATTACHMEJ..lT Ll Commercial Lands Study, there is a shortfall of commercial lands within city limits. The 1992 Industrial Land Inventory and the City's adopted Goal 5 analysis support t'he fact that there is a surplus of industrial land in the Metro area. The Metro Plan allows amendments such as that which is proposed to allow City's to modify land use patterns as demand and the community's vision change over time. The proposed Metro Plan Amendment is a Type II Amendment, meaning it is site specific and is located within the city limits. ' In order to approve these applications, the applicant must demonstrate compliance with the Statewide Planning Goals, Metro Plan, Oregon Administrative Rules, State Statutes, and demonstrate the ability to service the site with adequate public facilities and services. , ' This Staff Report provides findings of fact relevant to each of the applicable criteria of approval and recommendations to the Planning Commission. Upon review of the evidence provided by the applicant, site visits, existing structures/uses and review of the applicable criteria of approval, staff finds that the applicant's request for a Metro Plan / Refinement Plan Amendment and concurrent Zoning Map Amendment from LMI to CC is appropriate for the subject property and recommends the Planning Commission approve the attached Order and forward the proposal to the City Council with a recommendation for adoption. REQUEST: The applicant is requesting approval to change the map designation on the Metropolitan Area General Plan ("Metro Plan") diagram from Light Medium Industrial (LMI) to Commercial for approximately 5.24 acres located near Main Street and 44th Street. A Metro Plan Amendment at this time (not during Periodic Review) is known as a Post Acknowledgement Plan Amendments (PAPA). This same acreage on the site is being proposed for a concurrent amendment to the Springfield zoning map from LMI to Community Commercial (CC), as allowed in Springfield Development Code (SDc) 12.020 (1)(a)1. . . Pursuant to SDC 7.110 (4), approval of the requested Metro Plan diagram amendment automatically amends the refinement plan diagram and is processed concurrently. Findings of fact addressing the criteria of approval in SDC 7.070(3) are included in the applicant's narrative statement and in this report. SITE DESCRIPTION: The subject site is located on approximately 5.24 acres identified as Tax Lots 400 and 402 on Assessor's Map No. 17-02-32-00. The subject properties include a vacant, flat parcel (Tax Lot 400) and existing commercial development (Tax Lot 402) east of 44th Street along Main Street in east Springfield. The site is bordered on the south by Main Street, on the east by the Hyland Business Park, on the north by an open area south of the Weyerhaeuser mill site (Tax Lot 400) or an existing commercially zoned parcel (Tax Lot 402), and on the west by other small-scale commercial enterprises (e.g., a cabinet shop and karate school) fronting Main Street and residential homes along 44th Street west of Tax Lot 400. 1.RP2007-000 1.3 & ZON2007-000/2 2 '-l,. " ,.. ',- . , ~ ',' Commercial enterprises are located immediately south' of the site across Main Street. (e.g., Gray's Garden Center). . , ' ~, ," .', " .: While 'hist6r1callyinvolve'd in 'agricultural uses, since around Hi90 Tax L6t400was used , as a storage and sales yard for landscape organics and forest by-products. The current property owners also used the site to store modular construction offices, tool trailers, construction equipment and concrete form plywood. Tax Lot 402 has had various commercial services on site since the 1950s. , " ,The properties have no jurisdictional wetlands or inventoried Goal 5 natural 'or historic : :; resources. The site is within the Springfield Urban Growth Boundary, and both parcels ' . were annexed into the City of Springfield in 1960. The East Main Refinement" Plan '",' .' (EMRP) diagram (adopted in 1988) currently designates the subject proRerty for ' industrial uses, ' . The abutting property to the east is designated Light/Medium Industrial in the EMRP ", 'diagram and zoned LMI. The areas immediately to the west and south of the site . fronting Main Street are identified as being within Mixed-Use Area #2 in the EMRP, and' are all zoned Community Commercial. Property to,the west of Tax Lot 400 along 44th, ' , Street is zoned and designated Medium Density Residential. , ' " LRP2007-000/3 &ZON2007-000/2 " .3 1_" ' . ". , " ,I'. . '" ~i ' . t, Existing & Propose-d Metro Plan Designation: ~ Subject Properties - Existing LMI designation - Proposed as Commercial designation ,- , " '....# MetlO Plan Bound-dry II 0 low Density Residential 0 Ught Medium IndullotrlClI II! 0 Medium Densitv Residential ~ Campus Indus-1rlal [I] ~.c'@ [I] High De-r:'sity Residential QJ Unlwl'f.itv Res-earch [I] ~ ~ ~ Commercial ,~!i, Government and Education ','11. - III Major Retail Centers III Parks and Open Space ~ [I] Heavy Indu$trial ~ Na-tutal A:eilalJrce ~ ~ Special Heavy Industrial t~;jIi7 ~nd and Gra~1 1!~*~ AgriclAture ",." ~:;'l:;:f) ,.....' Urban Growth Boundary Forest land /"v/ /"vI' Rilnroad$ Rural Residential FI..-erll IInd Pond!> Overlay;:. ~ Mixed Use Areas ~ Nodal'Development Area o 'tJillamette Greenwav Rural Comme~clal Rural Industrial Airport Re6e"',!' !RP2007-000 13 & ZON2007-00012 ATTACHMENT 1-4 4 Existing & Proposed Refinement Plan Designation: "j II'" ',' j ,,',r,', h'l " ."~ ! -- LRP2007-000 13 & ZON2007-00011 ATTACHMENT 1-5 5 Existing & Proposed Zoning: J'XlSTING ZONING N w.' LMI = Light Medium Industrial CC= Community Commercial MDR = Medium Density Residential ill "" Heavy Industrial s LRP2007.{)OO /3 & ZON2007-0oi1l2 ATTACHMENT 1-6 6 Existing Site Conditions: , Existing commercial uses on TL 402 Existing modular units located on TL 400 Existing empty structures on TL 400 Existing bu'siness park on property located east of TL 400 lRP2007-00013 & ZON2007-000/2 ATTACHMENT 1-7 7 ,:', ,,'.. .. , - ", "..;, ,., " . ' . . ',., . , ..~ ' REVIEW PROCESS: ' " ," .' . ," .' . ' " The proposed'Metro Plan Amendment is"a Type II Amendment because it is located" ,inside the city limits and is site specific. The applicant has requested that application, ZON2007-00012 (Zoning Map Amendment) be raised to aType IV review procedure, " and be reviewed concurrently with the Type II MetroPlan / Refinement Plan Amendment' Application LRP2007-00013. These two applications use similar criteria of approval and have been combined into one staff report for ease of review. Both applications have . ' " criteria requiring consistency with the Metro Plan and other,siinilar criteria, Rather than' -repeat these criteria for each application, they will be addressed only once and then' ,,' "referenced where appropriate. Criteria that are different will bSl addressed separately;,,,: ',:the ~nd result will be that all applicable criteria will have. been' addressed. ' ' ' " .,' .', '., , "~: , ',' .. .. ,', ." " :', :--'" , , ' ., ' '" :::: .... , '"" ",' " " . ' . '. } , ,":' ;:" '. ' ,~". --, "" " , "" ',," ~ "," :,;This application was submitted to the DevelopmenLServices', Departmenfon March 16th,'" . "", 2007,' and deemed as complete on April 11 th, '2007: Notice for both applications was , inailed to Department of Land Conservation and Development (DLCD) on April 16th, '2007. Notice of the public hearing date was,mailed out, on Thursday, April 19, 2007to . property owners within 300 feet of the proposed zone change per Section 14.030 (1) (a)- . ,', , (n) of the SDC, Public notice of the hearing was published in the local newspaper.. ' , ',' (Register Guard) on May 17th, 2007, .as required in Section 14.030 (2) of the SOC. No' written comments were submitted at the tirne ofissuing this report. .", . ~" , ,I ; METRO PLAN DESIGNATION:, ' The subject property is designated' LMI as shown in the Metro Plan diagram. The ,"subject property is part of-the East Main Refinement Plan (EMRP), which provides a' . more localized scope related to Plan Designation. The subject property is designated,," LMI on the Refinement Plan Di,Cigram. Specific Finding's related to the Metro Plan and,' EMRP Street Refinement Plan Designation' areV'iritten in this report. ,- , " ,,'" METRO PLAN DIAGRAM AMENDMENT CRITERIA OF APPROVAL - SDC..7.,070(3)(aHb) "The following c~iteria shali be applied by the City Council in approving or del wing a Metro Plan amendment application: ' ' , ' , (a) The amendment must be consistent with the relevant Statewide , planning goals adopted by the Land Conservation and Development' ' " Comniission; and . '" (b) Adoption of the amendment must not make the Metro Plan internally inconsistent. " CRITERIA OF APPROVAL - SDc 7.070 (3)(a) APPLICANT'S NARRATIVE: Consistency with Statewide Planning Goals: LRP1007..000/3 & ZON1007-00011 B , -i_'R ,"J" ,'; ....'.. - ,..', ' , The following findings address compliance with Metro Plan criteria in SDC 7.070 (3)(a)..," '. Approval of a Metro Plan diagram amendment also correspondingly changes the. ' , ,applicable,refinement plan diagram, as established in SD,C 7.110 (4). , ..': .,',' ..' " ' ,," .. 'j' " ','. APPLICANT'S NARRATIVE RELATED TO GOAL 1:, .. .. " , Goa/1 _ Citizen Involvement: To develop a citizen imiolveme;it'p;ogr~m that ihsures the opportunity for citizens to be involved in all phases of the planningprocess. ' , " . . .' ' , 'Goal1 addresses the need to develop a citizen involvemeni p'rogram to ensure citizen " involvement in all phases of the land use' planning process. The Planning Commission and the City Council will hold public, hearings and accept testimony on 'the'proposal. :',. , Through the procedures established by the city, citizens wi,lI receive notice ofhearings'i'n' generally published local papers and have the opportu'nityt,)betie!lrdreg;miing the proposed diagram amendment and zO!le change. Notice of the public hearings will also be, given in accordance with SDC requirements to nearby property owners, interested parties' requesting notice, and any establishedneigh'borhood organization. Since,the ' ' , amendments comply with the City's citizerl"involvement program and, citiz;m's have opportunities to be involved in the procedure, the proposed amendments'a're consistent with Goal 1. ' ' ", , ' ' , '" STAFF'S FINDINGS RELATED TO COMPLIANCE wrrH GOAL 1: , ;, Finding 1: These applications comply with Goal 1 because they are being reviewed under an acknowledged citizen involvement program. ,', , ' ' As previously mentioned in this report, notice for botn applications was mailed to: ' Department of Land Conservation and Development (DLCD) on ApriU.6~, 2007: ,~ , Notice of the public hearing date was mailed out on Friday, May 11th, 2007 to property owners within 300 feet of the proposed zone change per Sec:tion 14,030 (1) (a)-(n) of the SDC, Public notice of the hearing was published in the local newspaper (Register Guard) on May 1710, 2007, as required in Section 14:030 (2) of the SDC. '.. ' Staff concurs with the applicant's written statementrelated to Goal 1.. APPLICANT'S NARRATIVE RELATED TO GOAL 2: . ,~ Goal 2: Land Use Planning: To establish a land use planning process andpo'/icy 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. Goal 2 requires that local comprehensive plans be consistent with the Goals, that'local comprehensive plans be internally consistent, and that implementing ordinances be consistent with acknowledged comprehensive plans. Goal 2 also requfres that land use decisions be coordinated with affected jurisdictions and that they be supported by an adequate factual base. As required in SDC 7.050, the City is required to give referral notice of the proposed Type II Metro Plan diagram amendment to the City of Eugene and Lane County so they may determine if there are grounds to participate as parties to the hearing. The City also sends the statutorily required notice of the initial public hearing 45 days in advance to the state Department of Land Conservation and Development, ensuring that they are given opportunity for comment and review conformity to applicable statewide planning goals. . LRP2007.o0013 & ZON2007-000/2 9 1_0 - , ',': ":,' - I'. .' I.'.' "~I; l'. '.'\' ';"',,." '~ " . ' ., ' ' " ' - The Metro Plan and the SDC, as well as the Statewide Planning'GoalS and applicable ' , statutes, provide, policies and criteria for the evaluation of comprehensive plan" ' '... ,,' , amendments. Compliance with these measures assures an adequate factual basefo'r approval of the proposed Metro Plan diagram amendment. As discussed elsewhere in this document, the amen'dments are consistent with the Metro Plan and the Goals. ,"', , Consequently, by demonstrating such compliance, the amendments satisfy the' ,',' , consistency element of Goal 2. ' '.., "'--I" ',' ': STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 2: Finding,2:'Theseapplicationscom'ply with 'Goal 2 because the SDC requires' , consistericy betWeenlhe Statewide Planning Goals, the acknowledged Metro Plan , }' ' , ,"'"',, " I , adopted[efinem!ln(plans and special area plans and the zoning.' ' ' , :f", ,,' . . , St~ffconcurs JJith the applicant's 'written state'ment related to Goal 2, - APPLICANT'S NARRATIVE RELATED TO GOAL 3:" ,',' ".". , ' , ' Goal 3 _ Agricultural Land: To preserve and maintain agricultural lands: This goal is inapplicable 'because as provided in OAR 660-15-000(3), Go~1 3 applies only to rural agricultural lands. The subject properties are located within an acknowledged urban' growth boundary, 'are iris ide Springfield's corporate limits, and have not been in agricultural use for decades. -' STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 3: , ' , ,,',' , Finding 3: The subj~ct property is located within the city limits on land planned and' zoned for urban use, The City does not have any agricultural zoning districts, either within its city limits or within the urban growth boundary" " ' Finding 4: Goal 3 doe's not apply to these applications because the subject property, is within Springfield's city limits, " APPLICANT'S NARRATIVE RELATED TO GOAL 4:' , ' .- , , , Goai 4 _ Forest Land: 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. Goal 4 does not apply within urban growth boundaries, pe'r OAR 660-06-0020, arid the areas affected by the Plan amendments are inside Springfield's acknowledged UGB. STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 4: Finding 5: The subject property is located within an acknowledged urban growth' boundary, Goal 4 does not apply within urban growth boundaries, Staff concur with the applicant's written statement related to Goal 4, LRP2007-00013 & ZON2007-000/2 10 '1 ~.. f} " ~ " ':' :, ,...: ",. ',' . ApPLICANT'S NARRATIVE RELATED TO GOAL 5: ' '"\" .,- . . '" " ",' ' '. 'Goal 5 _ Open Spaces, Scenic and Historic Area, and Natural Resources: To conserve open space and protect natural and scenic resources. . 'c'.'. .. ,'; , Goai 5 reqiJires local governments'to protect a'v~riety of open space, ~ceriic, historic, and ."., natural resource values. Goal 5 and its implementing rule, OAR Ch. 660, Division 16, require planning jurisdictions, at acknowledgment and as a part of periodic review, to (1) identify such resources; . .. " ,(2) determine their quality, quantity; and location; ",,'r (3)' identify conflicting uses; , "_', l.., ,(4) ': examine the economic, social,' environmental, and energy (ESEE), ' consequences that could result from allowing, limiting, or prohibiting ....' ""," ,the conflicting uses; and" '.. " , ',.. ;,(5)' "develop programs to resolve'the conflicts., ,} ,I , , "-'~ . ..".' . ". - -.,., '. '. ' ',', The subject properties'are not on Springfield's acknowledged Metro Plan Goal 5 inventorY. " No threatened or'endangered species have been inventoried on the site, and no ',' " ." archeological or significant historical inventoried resources are located on the site. The:.. ' National Wetland Inventory and Springfield Local Wetland Inventory maps have been ' consulted and there are no jurisdictional wetlands located on the site. Therefore, the proposed amendment does not alter the City's compliance with Goal 5. ' -. " , ' ~ .",' :0, '. .."",...,,, STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 5: . . Finding 6: Goal 5 does not apply to these applications because there are no , , inventoried resources on the subject property, Oregon Administrative Rule 660-023- ' 0250 establishes the ,applicability of Goal 5 rules to Post Ackl10wledgement Plan ' ,Amendments (PAPA), the requested Refineme'nt Plan Amendment and Zoning Map Amendment do not affect the Metro Plan's adopted Goal 5 inventory, 'Staff concurs, with the applicant's narrative related to Goal.5 compliance, APPLICANT'S NARRATIVE RELATED TO GOAL 6: " , Goal 6 _ Air, Water and Land Resources Quality: To maintain and improve the quality' of the air, water and land resources of the state. ' " " The;purpose of Goal 6 is to maintain and improve the quality of the air, water and land resources of the state. Generally, Goal 6 requires that development comply with . applicable state and federal air and water quality standards. In the context of the proposed Metro Plan diagram amendment, Goal 6 requires that.the applicant demonstrate that it is reasonable to expect that applicable state and federal environmental quality' standards can be met. " , Though Tax Lot 400 has been used for low-value storage and quasi-industrial uses, the site is not listed on any state or local environmental clean-up list. APhase 1 environmental assessment on the subject property was conducted and recommended additional analysis. Upon recommendations through the Phase 2 environmental assessment a nominal quantity of soil (less than 10 cy) impacted by earlier/historic use was removed from the site and properly disposed. Given the nominal impact" generated by historic uses on the site, it is reasonable to conclude that future development on the site will be able to demonstrate compliance with City standards for water quality protection LRP2007-00013 & ZON2007-00012 II 1_ 11 \' ' " '0, .'., ' through the ~ite plan review process, thereby complying with applicabl~state ~n'd f~d~ral ,environmental, quality standards. ' ' . . . .. ' , ," , , " 'oJ, ' ;0."" ' " ,; ',STAFF'S FINDINGS RELATED TO COMPLlA~tE WITH GOAL 6: ' .' : ,I' ,. Ir ',' , :" , ' ",,,,.i, ,,' ' , .' ' " . The subject property is located in the Zone of Contribution and outside allYat' the Time of Travel Zones, which is regulated by the Drinking Water Protection Overlay', District - Article 17. Any new development onJhe subject property is subject to ,compliance with Article 17 and other applicable regulations related to Goal 6.' Staff ' concurs with the applicant's narrative related to Goal 6 compliance. ,.,' , "II '," ':."< ...,; , ' .. , ApPLlCANT;S NARRATIVE RELATED TO GOAL 7: , ' Goal 7 _ Areas Subject to Natural Disasters and Hazards: To protect life and property'" from natural disasters and hazards. . . ' ' . , ' i. "Goal 7 requires that' development subject to damage from natural hazards and' disasters be planned andlor constructed with appropriate safeguards and mitigation. . The goal also requires that plans be based on an inventory of known areas of natural disaster and hazards, such as areas prone ,to landslides; flooding, etc. HSTAFF'S FINDINGS RELATED TO COMpLIANCE WITH GOAL 7: Finding 8: Staff has reviewed the natural constraints map and the FEMA Floodpiain' ,Map in relation to the subject property, As noted by the applicant, the subject site is, ' not included in the City's inventory of known areas of natural hazards. Staff concurs with ihe applicant's narrative related to Goal 7 compliance. The site is flat and not subject to landslide hazards: and is located well outside of any established FEMA flood hazard area. Therefore, approval of the proposed Plan amendment and Zoning Map Amendment wili not alter the City's acknowledged, compliance with Goal 7 through its adopted plans, codes and procedures. APPLICANT'S NARRATIVE RELATED to GOAL8: Goal 8 _ Recreation Needs: 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. Goal 8 requires local governments to plan and provide for the siting of necessary , recreational facilities to "satisfy the recreational needs of the citizens of the state and' visitors," and where appropriate, provide for the siting of recreational facilities including destination resorts. The subject site is not included in an inventory of recreational sites, , and the proposed amendments will not have an impact on the community's recreational facilities or needs; therefore, the proposal does not implicate Goal 8. , _\ !RP2007-000 13 & lON2007-000 1 2 12 ' 1,_1? ,,{" ,'~ '; , "\ ,'.', "" ",', ",,' . ':.' " ' ". ,'. .;, '",. " ; " ,STAFF'S FINDINGS RELATED TO COMPLIANCE WITH G.OAL 8:'. '; '< '., . " ' Finding 9: ,Staff has cons'ult\,d the Willamalane 20-year Parks and Recreaiion Comprehensive 'Plan in relation to Goal 8,compliance. The Willamalane 20-year , , Parks and Recreation Comprehensive Plan was adopted by the City of Springfield as ' '. part of the Metro Plan's compliance with Goal 8. None of the various studies, ' , inventories, and facilities plans regarding recreational facilities in the adopted . Willamalane 20-year Parks and Recreation Comprehensive Plan have designated the subject site for parks and open space in an adopted inventory, declared it a ' significant resource, or slated it for acquisition. Staff concurs with the applicant's' , narrative related to Goal 8 compliance. ' .', "'J, ~, ",' ," . ' 'APPLlOANT'SNARRATIVE REL.~TED TO GOAL 9: ..,," , ' '. , Goal 9 _ Economic Development: To provide adequate opportunities throughout the' ': state for a ,variety of economic activities vital to the health, welfare, and prosperity of . Oregon's citizens. : ' ,t;,., , " ' ' , Goal 9 'requires the city to provide adequate opportunities for oj variety of economic ,activities vital to the health, welfare, and prosperity of the citizens. The proposed amendment to the Metro Plan diagram will increase the city's capacity for economic development by adding 5 acres of CC in place of the existing industrial designation.' Permitting the construction of future clinic facilities and allowing long-standing commercial uses on Tax Lot 402 to become conforming uses consistent with commercial zonin9 is consistent with numerous"policies in the City's adopted plan for compliance with Goal 9, the Springfield Commercial Lands Study (SCLS). . " ,.' , , ' ," .. Specifically; the following SCLS policies are applic~ble to the pmposal: ," , ; . ' ' " ' , ' ' ' Pol'iCy i-A: "Maintain a mi~ed supply of large and small commercial sites through' strategies such as rezoning or annexation to serve Springfield's future population." The pmposalfulfills this policy objective by redesignating and - through accompanying zone change _ rezoning land from industrial to commercial, for two tax lots of varying sizes and ~ommercial uses, thereby maintainin'g existing employment and commercial use in Tax Lot 402 and providing the ability for growth in medical sector employment by allowing future clinic uses on Tax Lot 400. Policy 1-C: "Maintain at least a five-year supply of commercial land within the Urban' Growth Boundary (UGB) that is currently served or readily serviceable with a full range of urban public facilities and services." ' ' , The SCLS (see Table 3-8, pg. 32) found there to be a deficit of 158 acres in the supply of , commercial land over demand projected through the year 2015. The proposal would allow for redesignation, and rezoning, of five acres thereby reducing the deficit of commercial land. The subject site. has a full range of urban public facilities and services available to support existing commercial development on Tax Lot 402, and future development on Tax Lot 400. The SCLS identifies (pg. 33) a need to support "employment in population- dependent sectors such as retail sales and health services" to meet Springfield's growing community. The SCLS also noted (pp. 27-29) state and local trends in greater employment in retail trade and well-paying health services sectors. Approving the proposed redesignation and zone change would help meet Springfield's demonstrated need for' employment and commercial services. ' , ' lRP1007-000/3 & ZON2007-000/1 ,/3 1_1" "'" " "-,,,', ,. " . Finding 3 intheSCLS (pg. 36) cited the acknowledged 1992 Industrial UindStudy as, , ,'demonstrating that "a surplus of industrial sites exists in the Metro Area." Therefore, 'the. , proposed redesignation (and corresponding rezoning) would not result in a deficit of ',' needed industrially designat,ed and zoned land, but it w,ould help reduce the commercial" .' ,. lands deficit identified in the SCLS. Therefore, approving the proposal would be ' " ' ,consistent with SLCS Implementation Strategy 3"A (1): "Evaluate inventories based on demonstrated need for the planning period. Initiate rezoning or redesignation of surplus' land uses where more appropriate for commerciill, consistent with the Metro Plan." ",." ',." ',,' The proposal in fact consistent with inv'eritories for commercial and industriallarids " ' adopted by the City Council and acknowledged by DLCD as being consistent with Goal '9. , " Oregon Administrative Rules concerning Goal 9 implementation (OAR 660-009-0010(4)) .. call for amendments'to land use designations "in excess of two acres'within'an existing urban growth boundary from an industrial land use designation to a non-industrial use ,. designation" to have to aqdress applicable plarmin'g requirements - ~uchas consistency ,with the Metro Plan and other local plim policies (i.e., SCLS) or be ,consistent with an " , economic opportunities analysis. The City can find that the proposal complies with', ' relevant local plan policies by converting one form or employment-generating land use to another, without negatively impacting the supply of buildable lands for either category of .,.. ' uses. The proposal enables continued use of the existing and long-standing commercial center to continue to operate and provide employment opportunities, while also allowing , , higher-value employment associated with future development on Tax Lot 400. These types of employment-generating uses are among those identified in OAR 660-009-0005(6) : as eligible non-industrial employment activities that can justify approval of the proposed, Pian diagram amendment without the need for an economic oppo.rtifnities analysis apart from the SCLS, which DLCD acknowledged as fulfilling the City's obligations under Goal 9. , , ..,.., "',' I , ' Because the reques'ted redesignation and concurrent zone change implements SCLS policies and does not result in a deficiency of needed industrial lands, and is otherwise demonstrated to be consistent with relevant Metro Plan poliCies', apprciv'al of the requ'est is consistent with the City's compliance with Goal 9 and applicable administrative rules regarding Goal 9 implementation. . Additional Goal 9 information sub~itted by applicant on March 28th, 2007: The Metropolitan Industrial Lands Study (July 1993) was adopted by the iocal jurisdictions and acknowledged by LCDC as being consistent with'statewide planning goals and the Metro Plan, specifically fulfilling the Eugene-Springfield area's obligations under Goal 9 ' (Economic Development). The Metropolitan Industrial Lands Inventory Report associated with the'MILS identified "about 1,688 constraint-free industrial acres....This supply . . exceeds the projected demand over the next twenty years, which is between 650 to 1,172 acres." (pg. 73) The Inventory Report also stated: "The 1,688 constraint-free acres may be the best suited to meet short-term industrial demand. This portion of the supply also exceeds the twenty year demand projection." The City performed subsequent analysis of industrial land supply as part of periodic review requirements to demonstrate compliance with statewide planning Goal 5 (Natural Resources). As shown in Attachment A, that analysis indicated that even removing the possible industrial acreage affected by Goal 5 protection measures (about 100 acres debited from the Eugene and Springfield inventories) would leave a surplus of industrial lands of between 1,600 and 2,122 acres metro-wide. Staff's Goal 5 work also calculated the changes in industrial land supplies sin'ce 1991 as a consequence of Metro Plan diagram changes (see Attachment B). This analysis demonstrated a reduction in less than 90 acres of industrial land over the past 15 years, " lRP2007'000/3 & ZON2007-000/2 /4' . 1-11 , .,..'- I" .;, 'l. , . , ',' " ,', suggesting that there is still an ample siJpply of availableindustriai lands' to meet e~isting and future development needs. . ,:':' ',' 'This analysis may, also not niflect other cha~ges within industrially desig~ated land, " categories thai would further off-set the prop'osec:! change to the site's LMI Plan ',., ' designation and zoning. For example, 11.5 acres was added to the inventory of LMI zoned ' and designated land due to City Council approva(in April 1997 for land east of the 28th/31" ,," Street connector and north of Marcola Road (Ordinance No. 5851). Insofar as the City and metropolitan area continue to enjoy a surplus of needed Industrial land, and specifically Heavy Industrial zoned and designated land, the above-referenced change added more ' than enough acre'age to the inventory of LMI designated and zoned land to off-set the ..', proposal to remove only about 5 acres from the LMI inventory. ' ',' . ",' . ' We therefore respectiully subinit that the proposed Metro Plan diagram' amendment and zone change will, not materially affect the inventory of needed Industrial land and will not alter the'City's'continued compliance with Goal 9. .' ' ,. , . ,'." ,'J': '." STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 9: Finding'10:The'City of Springfield has two adopted inventories which support the', , proposed, Metro' plan Amendment / Refinement Plan Amendment and concurrent zone change 'request - the 1992 Industrial Land Study and the 2000 Commercial Land Study. The applicant references' both of these adopted inventories and sites specific polices, , 'which support the proposal. As noted by the applicant, Finding 3 in the Springfield" , Commercial Land S'tudy (SCLS) cited the acknowledged 1992 Industrial Land Study as ' ' demonstrating that "a surplus of industrial sites exists in the Metro Area." The applicant also references Strategy 3-A(1) of the SLCS which states: "Evaluated inventories based on demonstrated need for the planning period, Initiate rezoning or redesignation of surplus land uses where more appropriate for commercial, consistent with the Metro' Plan," Staff finds that these referenced policies and adopted strategies support the' applicant's proposal.. ' ' ' In addition to referencing the SCLS and the 1992 Industrial Land Study, the applicant also references the adopted Goal 5 inventory work, which provides a more up-to-date' analysis of industrial lands in the Metro area. As noted in the City of Springfield Goal 5 analysis, even with'a reduction of inventoried industrial land affected by Goal 5, there is a still a surplus of between 1,600 and 2,122 acres metro-wide, As noted by the applicant, Oregon Administrative Rules concerning Goal 9 implementation (OAR 660-009-0010) call for amendments to land use designations'''in' excess of two acres within an existing urban growth boundary from an industrial land use designation to a non-industrial use designation" to have to address applicable planning requirements _ such as consistency with the Metro Plan and other local plan policies (i,e. SCLS) or new consistent with an economic opportunities analysis (EOA), OAR 660- 009-0010 states that a'reviewing authority can find that the proposal complies with relevant local plan policies by converting one form or employment-generating land use to another, without negatively impacting the supply of buildable lands for either category of uses. As noted by the applicant, there are existing commercial uses located on TL 400 which are part of the subject property, Additionally, the applicant is seeking to develop future commercial uses on the property which will maintain the property for employment- generating activity. LRP1007-000/3 & ZON1007-1JOOI1' 15 LHi ,,' !l ," "-!,:,' .,,' , .,',: " Given the information provided in the adopted ~ommercial and industri~i I~n&i ,,' .',' , " inventories (a shortfall of ceimmercial and an inventoried excess of Industrial land) " ' ,. .' compared with the size of the proposed Plan Amendment and Zone Change, staff find:" that the proposal is consistent with Goal 9 requirements. Staff fines that the proposal ' does not represent a "significant change" to the adopted EOA. ' \, 'APPLICANT'S NARRATIVE RELATED TO GOAL 10:" Goal 10 -Housing: To provide for the housing needs of citizens ofthe state. " .. LCDC's Housing goal requir~s cities to' maintain ~deqi.iatesupplies of 'b~i1dable.laridsfor,' ,d"" . , " needed housing, based on an acknowledged inventory of buildable ,Iand~. TheprQPosal .. ,.:'..', ,', does not affect the City's inventory of residential lands. .,.. , , ' ,'" ..:.,', ' . ,,' . ,", ",,:.,; , In fact, approval of the requested redesignation for Tax Lot 400 viiould enable redevelopment of an industrial site abutting existing residential development. Through'! ' :.' the site plan review process, future development on that property will provide. a superior ..' ,.', ':,' buffer and a higher use that will benefit the adjoining residential properties. Because the.: . ,'," proposal involves redesignation from industrial to commercial land uses, it does notaffect' ";,;,:, Springfield's continued compliance with Goal 1 O. '" ,,' ' :.. " ~,; " ',' - STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 10:' -'" ", Finding 11: nieproposed Metro Plan / Refinement Plan Amendment and Zoning: ;':" Map Amendment does not affect the Metro Plan's residential buildable lands' .... ' inventory because no residentially designated properties are involved in this " proposal. " '" The City of Springfield is currently working with il'consulting ~orripany on a ' residential land inventory and land supply analysis. When complete, this study will update the City's inventory and provide a clear picture of residential land supply.', Staff concurs with the applicant's response to Goal 10 compliance. ' APPLICANT'S NARRATIVE RELATED TO GOAL 11: Goal 11 _ Public Facilities and Services: To plan and develop a timely, orderly and efficient arrangement of public facilities and services as a framework for urban and rural development. ' , OAR 660-011-0005(7)(a)-(d) Definition of Public Faciiities: (a) Water (b) Sanitary Sewer , (c) Storm sewer, ' (d) Transportation This goal requires the provision of a timely, orderly and efficient arrangement of public facilities and services. The subject property is located within the Springfield UGB and city limits, and ,is already designated for urban levels of use. The proposed ,amendment to the Plan map designations from LMI to CC will not affect the ability to provide needed services since all the required urban services are available to support existing or future commercial uses on the subject site. . LRP2007.000/3 & ZON2007-000/2 /6 , , ':"'7 ' ,.' . , ,,< ~' , , " ' , ,;.' ,--," , ,'." , .:'" : : ~, ' " " STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 11: " Finding 12: As noted by the applicant; the Metro pian and associated facility plans ,", , have been acknowledged to conform to Goal 11 ensuring that public facilities and ' services are currently available to the subject site. The proposed Metro Plan I ' , Refinement Plan Amendment and Zoning Map amendment is ,on ~infill" property, ' 'which currently has city services available to the site, The proposal does not affect :" the Metro Plan's compliance with Goa111. ' Finding 13: The subject Metro Plan / Refinetnent Plan'AmEmdment andZ~ning ~"ap " Amendment applications have been reviewed by Public WorKs and Planning Staff to assure that there areadequatepublic services tei serve the site. These applications' .. .. comply with Goal 11 because there are urban level public services available to the " subject property. .. :, . :. , , , . . . . ' . ~ ," , ...'.', APPLlCANT'SNARRATIVE RELAtED TO GOAL 12: ,,' Go~/12 _ Transportation: To provide and e.ncourage a safe, convenient and economic transportation system. ' Goal 12 requires local governments to pro~ide'and encourage a safe,convenient and,", .. economical transportation system. The proposed niap amendments involve " approximately 5.24 acres of property, though existing and long-standing commercial uses occur on Tax Lot 402 such that approval of the proposal will not result in any changes to ", the type or intensity of uses on the site, andYlill not increase the trip generation for that' parcel. As the attached Traffic Impa'ct Analysis (TIA) demonstrates, future developmertt of medical office facilities on TL 400 will not degrade mobility standards below acceptable .. levels and allow for adequate queuing lengths, at applicable intersections. Therefore, the' proposal will not have a "significant effect" on transportation facilities as defined in the.' Transportation Planning Rule (OAR 660-012-060). ."" " ' , ,Existing development at Tax Lot 402 is not affected by the proposai, and is ass'umed' to'.' retain its current access points off Main Street. It is further assumed that future . development on Tax Lot 400 will result in some access changes as will be reviewed , through the site plan review process, thereby consolidating two existing curb cuts located, on Tax Lot 400 into a single access point located approximately in the center of the parcel. The TIA demonstrates that these access points will not result in any degradation of mobility standards below acceptable levels, and that safe and efficient circulation can be' realized through approval of the, requested land use redesignation (and companion zone , change). " ' ' , ' , , ' . , Furthermore, reducin'g the number of access points for future deVelopment on Tax Lot 400 is consistent with policy objectives found in East Main Refinement Plan (EMRP) Access, Circulation & Parking Element policy 1B (pg.17) and Commercial Element policy 3 (pg. 1~ ' Because the proposal, as demonstrated in th'e TIA, is consistent with the requirements of the TPR and with applicable policies in the EMRP, it is consistent with Goal 12 and applicable local implementing policies. STAFF'S FINDINGS RELATED TO COMPL!ANCE WITH GOAL 12: Finding 14: The proposed Metro Plan Amendment is from LMI to Com'mercial, and Refinement Plan Amendment / Zoning Map Amendment is from LMI to CC. The ' applicant indicates in the submitted narrative that approval of the proposal will not result LRP2007..000/3 & ZON2007-000/2 \ /7 1-1-;' '.. ;,'., .,'; .,: : ';," '.. ", t' '. , , ". , '" '. ' , " , in any changes to the typeor intensity of uses on the site; and wifl not ihcrease the'trip " , generation for ,that parcel. Staff does not concur with this statement in reviewing all of the potentia/ CC uses'on the site. Staff does concur, however, with the applicant's ", statement if the future medical office use is in fact developed on the site; and not other potential "reasonable worse case" CC uses. ,: ,.,' Pages 18-19 of the applicant's TIA list Peak Hour Trip Generation for both the existing zone (LMI) and the proposed zone (CC). The applicant's TIA listed Peak Hour Trip' Generation for Medical Office Building, While this is a permitted use in the CC zone and is the primary use that the applicant is seeking to use the property for, it is not the' ,'. "reasonable worse case" scenario for traffic generation given other allowable uses i~ the', ' 'CC zone. During Staffs review of the proposal, staff researched potential vehicle trips ' " per day for potential uses in the CC zone. There, are some other potential uses in the CC ' zone which are much more intensive uses than' Medical Office. In considering what a . "reasonable worst case" development scenario might be for the re-zoned condition it is ' clear that a 30,000 square foot Medica'\ Office Building ismuch'less intense than other' uses that would be permitted in the CC zone. On a per-square~footbasis the Medical ' Office is estimated to' generate 2.47. vehicle tips/1,OOO SF and 3.43 vehicle tips/1 ,000 SF' . during the AM and PM peak hours respectively, For comparison the average rates for a , , "Fast-Food Restaurant with Drive-Through Window" are 53.11 vehicle tips/1 ,000 SF and, ' '34.64 vehicle tips/1,OOO SF.. These calculations are taken from the Institute for Traffic' ' , Engineers (ITE) Manual., , ... ',\ , ''-1, '.>, , ;' As shown on Table 6 of the TIA, a reasonable worse case traffic generation 'scenario for , the existing zoning (LMI) is 243 trips. The proposed use of Medical Office Building is :, shown in Table 7 as 177 trips. While the Medical Office use trip generation is less than .the reasonable worse case scenario for the existing zoning, it does nottake into account '... other more intensive commercial uses (i.e. drive thru restaurants, banks, etc.), Planning Staff met multiple times with City Traffic Engineering Staff and ODOT Staff to review the, ,su~mitted TIA. ODOT's review of the submitted TIA indicated that there were multiple, ' , issues that were not adequately addressed in the submitted. TIA to justify compliance with Goal 12 (see attached memo from ODOT). Based upon the information provided in the submitted TIA, all reviewing parties (i.e. City Planning Staff, City Traffic Engineering Staff, and ODOT Staff) agreed on a recommended condition of approval (see attached , em ails from ODOT and City Traffic Engineering Staff). In order to preserve the existing and future road system, staff recommends that a trip cap be required as a condition of approval not to exceed the reasonable worse case scenario for the existing zoning (243 , trips). Because these numbers of trips are already allowed with the existing zoning, the application complies with Goal 12. Recommended Condition of Approval: 1. Trip generation from development on the subject property shall be limited to a, maximum of 243 PM Peak-hour vehicle trips, which is based on a "reasonable worse case development scenario" under the existing zoning (LM1) as submitted by the , applicant in, the Traffic'lmpact Analysis for the subject property,' LRP1007-000/3 & ZON1007-00011 , /8 1 ,1~ ': '. . .,.,' '. :' ~ .~', '.'.' , ' ",' ,,'" ' "": ",' , ' APPLICANT'S NARRATIVE RELATED TO GOA.L 13: ': .. .' Goal 13 _ 'Energy Conservatio,n: 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. ' ' ' The Energy goal is a general plannjng goal and pro~ides limited guidance for sit~-siHi~ific' , map amendments. The proposed amendment has no direct impact on energy, ," ' 'conservation; though it would in fact will promote greater energy efficiency by enabling' needed clinical services available to growing residential areas in east Springfield. Therefore, the proposed amendment is consistent with, and does not alter the City's' continued compliance with Goal 13. ' ,'." ,'. ':."', ," , " .' , ... , . ' ' . ' STAFF'S FIN61~lGS~ELATED TO COMPLIANCE WITH GOAL 13:' , Finding 15: The proposed Metro Plan / Refinement Plan Amendment and Zoning Map Amendment do not affect the Metro Plan's compliance with Goal 13. The applicant is not proposing to amend any regulation pursuant to Goal 13 compliance of the Metro, Plan.~" ' , ' . , ' ',APPLICANT'S NARRATIVE RELATED TO GOAL 14: , ',' ' Goal 14 _ Urbanization: To provide for an orderly andefficierittransition from rural to urban land use..., ,: '..- , ' ' ' Goal 14 requires local jurisdictions to provide for an "orderly and efficient transition from , · rural to urban land use:' The subject property iswithin the UGB and the city limits of . Springfield, and within an existing urbanized area of the community. Therefore, Goal 14 is not applicable to this application.' ' , ' ' STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 14: . - Finding 16: As noted by the applicant, all of the parcels affected by this application are currently within the Urban Growth Boundary and were annexed into the City of Springfield. All annexations are reviewed for compliance with'the Metro Plan and the Springfield Development Code, AS previously mentioned, urban facilities are' available to the subject site. The proposed Refinement Plan and Zoning Map Amendment are in compliance with Goal 13, ""', APPLICANT'S NARRATIVE RELATED TO GOAL 15: Goal 15 _ Willamette River Greenway: 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. This goal is inapplicable because the subject property is not within the boundaries of the Willamette River Greenway. . ' STAFF'S FINDINGS RELATED TO COMPLIANCE WITH GOAL 15: Finding 17: As noted by the applicant, the subject property is not located within the Willamette River Greenway, Goal 15 does not apply to the subject Refinement Plan , and Zoning Map Amendment applications, , LRP2001-000 13 & ZON2007-<JOO 12 /9 1_10 ., " ,'. . I " ..' ..' " ,,': ". ",. ' " '" . , ' 'APPLICANT'S NARRATIVE .RELATED TO GOALS 16-19: l , , .. , ' , ,. ' " , Goal 16 through 19: (Estuarin,e Resources, Coastal Shore/ands, Beaches and Dunes, ' "andOceanResources):,;", " .' ',,' ,',' '",",.., " , Thecoastal goals are not applicable 'to this application~ 'j, , ,~ ' STAFF'S FINDINGS RELATED to COMPLlANCEWITH GOALS1,6~19:, , Finding 18: As noted by the applicant, the subject site is not located within any, . , "', coastal, ocean, estuarine, or beach and dune resources related area. Goals 16-19 do not apply to these Refinement ~Ian and Zoning Map Amendment applications. ',," . '>', ," <C,RITJ::RIA OF,APPROVAL-.SDC,7.070 (3)(b) , ' --,.;' APPJ,.ICj..NT'SNARRATIVE RELATED TO SDC 7.070(3)(b):' .' ' Theapplicatian requests amendment .of the Metra Plan dfagram from LMI to CC for approximately' 5.24 acres. 'This section .of the application narrative addresses the, ", cansistency .of the amendment with the applicable palicies .of the Metra Plan, ta ,dE!rr'la,nstrate that adaptian of the amendment will nat make the Metra Plan internally :,incansistent (as required by the appraval criteria in SDC 7.070(3)(b)) , , Thi~~~rr~tive ~niy addres~es those palicies that apply to the praposal,arid daes n~t discuss those partians .of the Metra Plan that: (1) apply .only to rural .or other lands outside afthe urban growth baundary, (2) apply to land uses ather than the current .or praposed . designati'ons for the site and will not be affected by the praposed Plan diagram and text , amendments, or (3) clearly apply .only to specific develapment applications (e.g., site plan' review submittals .or subdivisians). In many instances the goals, palicies and ,'.' implementatian measures apply to specific development proposals that will be 'addressed thraugh compliance with applicable City regulations during ~ite plan review .of a given," ' , future development praposal. The Metra Plan Introduction, Sectian D provides the following defiriitians: A gaal as a braad statement of philosaphy that describes the hopes ot'the , peaple .of the cammunity far the future of the cammunity. A goal may never be' completely attainable, but is used as a paint ta strive far. , ' An .objective is an attainable target that the cammunity attempts to'reach in striving to meet a goal. An .objective may also be considered as an intermedia~e paint that will help fulfill the .overall gaal. ' A palicy is a statement adopted as part of the Plan ta provide a cansistent course .of action moving the community tawards attainment .of its goals. ' Except far the Grawth Management Goals, which are addressed below, each .of ihe Metra Plan policies are addressed in the .order in which they appear in the Plan Element sectian of the Metra Plan. Metra Plan Elements 1. GroWth Management .', LRP1007.000/3 & ZON1007-000/1 10, 1-?n ! . ",' " '.' .,," ,.' ,,':;' , ' " Policies" ,", , ' ' , " , " 1. The urban growth boundary and sequential deve/oifment shall continue to be 'implemented as an essential means to achieve compact urban growth. Provision of all , urban services shall be concentrated ihside the urban growth boundary. , ' , '" . The' proposed amendments satisfy'this policy'bEicause the subject property' is inside ttie . , UGB and city limits and as such, encourages compact urban growth, 'Also, urban services' are available at sufficient levels to accommodate the existing and future infill development ' resulting approval of from this application. The City's site plan review processes ensure, " that the appropriate level of services ,is available to serve future development.,' .". , '2. Residential Land Use and Housing Element ."' .',! Policies A.11 Generally locate higher density residential development near employment or " commercial services, in proximity to major transportation systems or within transportation-efficient nodes.' "'0', . ' ' ' ' " - ". ' . ' The proposed redesigriation does not affect the inventory or availability of residentially: designated or zoned land, including the single-family residential area abutting Tax Lot 400 : 'that iszoned and designated for Medium Density Residential, or higher density residential' developments located east of the site alongMain Street.', . '"'.' However, approval of the requestedredesignatiori' to C'ommunity Commercial would all~w;' . for residential areas proximate to the subject area to have close and efficient access to , , existing.commercial services on Tax Lot 402 and to future medical facilities proposed for Tax Lot 400, consistent with the above policy. The areas proposed for redesignation offer existing and futu're employment opportunities and provide commercial services along,a, major transportation system that can support the needs of nearby residential development. " ' A.22 Expand opportunities for a mix of uses in newly developing areas and existing neighborhoods through local zoning and development regulations, The map amendment and concurrently proposed zone change will allow for existing commercial uses on Tax Lot 402 to continue to serve existing neighborhoods in the mid- and east-Spririgfield area, and for future clinical facilities to be developed to serve this rapidly growing area of the community. Approving the requested redesignation and zone change would expand commercial opportunities to serve these neighborhoods consistent with the above policy. . ' 3. Economic Element Policies B.1 Demonstrate a positive interest in existing and new industries, especially those providing above-above wage' and salary levels, and increased variety, of job opportunities, a rise in the standard of living, and utilization of our existing comparative advantage in the level of education and skill of the resident labor force. The proposed amendment is consistent with this policy because it will allow medical clinic 'uses to be developed to serve growing areas in east and south Springfield. As is observed in the Springfield Commercial Lands Study (pp. 27, 29), employment in health services is growing and approving the requestedredesignation will enable increased job " LRP2007-00013 & ZON2007-0ooi 2 21 1_?1, ,,''', '..", ",;1: '1 " ' ' ~r I '" "','. "" 'opp'ortunities with higher than average wages thereby h~lping raise the ~tandard.of 'iving " : and meet the needs of Springfield citizens, consistent with the above policy. ", C," B.2' Encourage economic development whichuiiliz~s local and imported capital, entrepreneurial skills, and the resident labor force. ' , , '. , ' ,," ", , The construction of and the use o{commercial and medical uses will utilize 'both local and imported capital and will employ the local labor force in a variety of skilled, semi-skilled, and unskilled positions, consistent with this policy. '".. ' .' , . B.6 Increase the amount of undeveloped land zoned for light industry and commercial' , uses correlating the effective supply in terms of suitability and availability with the . projections of demand. " ' " , , "I. , " The proposal will add approximately 5,24 acres of CommunitY Commerciallarid, consistent with recommendations to increase the commercial lands inventory made in th'e- Springfield Commercial Lands Study. The SCLS and acknowledged metropolitan Industrial Lands Study concluded that there is a deficit of needed commercial land, and a' , surplus of industrially zoned and designated larid. Approval of the requested . ,',,' redesignation will not cause the inventory Of ne~ded industrial land to go into a 'deficit, but, in fact would, consistent with the above policy. The proposal correlates the need and suitability, and availability,of the subject site for commercial uses with the need for such uses as demonstrated in the adopted SCLS. , ,,' ',', B.11 Encourage economic activities which strEmgihen the metropolitan area's position as' a regional distribution, trade, health, and service center. : The amendment will facilitate the development of medical use~ that will serve the needs of: the growing residential areas in east, south and' southeast Springfield, and strengthen the, metropolitan area's position as a premier locale, for healthcare services, consistent with this policy objective. r I" 6. Environmental Design Element PoliCies " E.1 In o'rder to promote the greatest possible degre~ of diversity, a broad variety of ' commercial, residential, and recreational land uses shall be encouraged when consistent, ' with other planning policies. ' , ' , ,:' ',,' " ',' ': , Approval of the proposed map amendments will add just over' 5 acres irito the City:s inventory of commercially designated and zoned land, thereby allowing for a variety of needed commercial uses to occur on the subject property. Long-standing existing commercial services on Tax Lot 402 would be allowed to continue without the specter of being considered non-conforming uses, and Tax Lot 400 could be developed with medical services that will serve the needs of the growing residential areas east and south of the ' subject site, consistent with the above policy. 7. Transportation Element I Land Use Policies F.3 Provide for transit-supportive land use patterns and development, including higher intensity, transit-oriented development along major transit corridors and near transit stations; medium- ,and high-density residential development within one-quarter mile of transit stations, major transit corridors, employment centers, and downtown areas; and I lRP2001.000/3 & ZON2007-000/2 22 1-2~ .",,', '" '.'. ;..' -' ',~ , "; , ,,' development and redeveiopment in designated areas that are or could be weJ/served by existing or planned transit,' ' " " " , " ,'." .. . ' 'The proposed map amendment and concurrent zone change will enable land usepatterris and developm'ent consistent with the above policy~ Approvalof the proposal will allow for higher intensity development along Main Street, a major transit corridor. An existing L TD , stop is located on the frontage of Tax Lot 400 (see photo, pg. 2, Appendix A of the TIA), and will provide convenient access to existing and projected employment on the subject site, as well as access for patients to future out,patient medical facilities projected on Tax' Lot 400. ," Transportation System Improvements: Roadways Policies' ' , ,,,' . F.15 Motor vehicle level of serVice policy:'" ,""', " ,,', ' ,,' a. Use motor vehicle level of service standards to maintain' acceptable " and reliable performance on the roadway system. These standards' ' shall be used for: , ' , " ' ' " (1) Identifying capacity deficiencies on the roadway system. (2) Evaluating the impacts on roadways of amendments to' , transportation plans, acknowledged comprehensive plans and '. . land-use regulations, pursuant to the TPR (OAR 6'60-012-0060).' , ' (3) Evaluating development applications for consistency with the land- use regulations of the applicable local government jurisdiction. ' Acceptable and reliable performance is defined by the following , levels of service under peak hour traffic conditions: LOS E within' , Eugene's Central Area Transportation Study (CA TS) area, and LOS, , D elsewhere. ' Performance standards from the OHP shall be applied on state facilities in the Eugene-Springfield metropolitan area. ' c' b. , '..,'".. ' c. I In some cases, the level of service may be substandard. The local governmen't , , jurisdiction may find that transportation system improvements to bring performance up to standard within the planning horizon may not be feasible, and safety will not be compromised, and broader community goals would be better served by allowing a . substandard level of service. The limitation on the feasibility of a transportation system improvementmay arise from severe constraints, including but not limited to environmental conditions, lack of public agency financial resources, or land use , ,constraint factors, It is not the intent of 1;SI Raodway Policy #2: Motor Vehicle Level , of Service to require deferral of development in such cases. The intent is to defer motor vehicle capacity increasing transportation improvements until existing constraints can be overcome or develop an alternative mix of strategies (such as: . land use measures, TDM, short-term safety improvements) to address the problem. Subsection a.(2) in the above policy requires an evaluation of the proposal pursuant to the state Transportation Planning Rule (TPR). The, accompanying Traffic Impact Analysis provides the factual basis to determine that the proposed redesignation would not result in a "significant effect" as defined under the TPR (OAR 660-012-0060(1)). , Specifically, the proposal does not change tiie'functional classification of Main Street or any other nearby roadway, and it does not change the standards for implementing the City's functional classification system of roadways, as identified in the Regional ,Transportation Plan. As demonstrated in the TIA, the proposal also does not: , . Result in types or levels of traffic or access that are inconsistent with the, functional classification of Main Street or any other nearby roadway; lRP2007-000 /3 & ZON2007-000 /2 23 1-11 ~ ",' . l' . , ,"1 ',' ',' ,I( " , '.,'" . '~ ,"" '...,,; .' " '., ,.' ',-,,: " ' . " ;,. .', ~ '-- " , /.< ,';, ,; " . , ' Reduce performance of traffic on riain Street' or otheraff,kted ' " "intersections to a level that is below acceptable established performance standards; or :..., , Make performance of existing facilities worse (Le:, below acceptabie " ",mobility standards) than would be the case other uses permitted under existing designations or zoning.: ' , "'. . " .'," , Specific TPR findings are further located in the TIA, see pp. 31-32. Because the proposal' does not result in a "significant effect" as established by applicable OARs, no further TPR analysis is required. The requestis therefore c?nsistent with the above policy. ".,' ,I ',: - , " ' a.public' Facilities and Service 'Element' i' , :j. ,., " , .G: 1 Extend the minimum level and fu/l range of key urban facilities and services in an ' orderly and efficient manner consistent with the growth management policies in. ' Chapter /I-B, relevant policies in this chapter and other Metro Plan policies. , I,' 'The subject property is'jo~ated in Springfield's IcitY Iimiii U~~.AII' necessary ., ' infrastructure and key urban facilities/services 'are present to' serve existing development (Tax Lot 402) or are available to serve future infill development on Tax Lot 400. Therefore; the proposal is consistent with the above policy. ".'" ' 9. 'Parks and Recreation Facilities Element Policies" , Policies in this element of the Metro Plan are not relevant to the requested diagram amendment. ' . , , i , ' 10. Historic Pr~servation Element Policies Policies in this element of the Metro Plan are not relevant to the request'ed diagram amendment. 11.. Energy Element Policies Policies in this element of the Metro Plan are not relevant to the requested diagram amendment. . STAFFS FINDINGS RELATED TO SDC i.oiO(3)(b): Finding 19: The requirement of this criterion that adoption of these proposed ,\', applications not make the Metro Plan internally inconsistent does not mean that every goal/objective, fjnding and policy of the Metro Plan must support these applications, , Because of recognized conflicts in the Metro Plan, the proper inquiry is whether on , balance the most relevant of the Plan polices support the Metro Plan Diagram Amendment. The applicant's narrative discusses numerous Metro Plan Policies and Elements related to the proposal. ." , Staff has reviewed the applicant's choice of applicable Metro Plan Policies ,and Elements and concur that the noted Policies and Elements are applicable to the proposal. Findings addressed regarding Goal 9 and Goal 12 in this report also support the stated Metro Plan policies. Specifically, as conditioned in this report related to Goal 12 compliance: the Metro Plan Transportation Element and Transportation Policy F.15 are satisfied. LRP1007.0001:i & ZON1007.000J1 1-?d '.': , ,;.. '~. \,', , ,i-',n . j~ ',.-' 14 '.: '" " ','. :. :" ,~'- ,... ' , ,",' The ;tated Policies and Elements have been reviewed by staff arid ,are found to be " , applicable ~nd consistent with the proposal. , ' , ,.,' REFINEMENT PLAN MAP AMENDMENT ,', ' CRITERIA OF APPROVAL -SDC 8,030 et seq. .' ' In reaching a decision on' these actions, thePla'nning Commission and th'e City Council shall adopt findings which demonstrate conformance, to the following: " (1) The Metro Plan, , . , . ' " (2) Applicable State statutes. ',' p) Applicable State-wide Planning Goals and Administrative Rules. ,., STAFF'S FINDINGS RELATED TO COMPLIANCE WITH SDC 8.030 (1)-(3): Finding 20: SDC 8,030(1)-(3) indicates that a Refi,nehlentPlan Amendment must be 'consistentwith (1) The Metro Plan (2) Applicable State Statues; and (3) Applicable" ' Statewide Planning Goals and Administrative Rules. Each of these criteria are', , , addressed in this report as part of the Metro Plan Amendment Criteria and the Zoning M~p Amendment Criteria. As noted in the applicant's narrative, SDC7',110(4) states: '" " "When a Metro Plan amendment is enacted that requires .an amendment to a refinement' plan or functional plan diagram or map for consistency, the Metro Plan diagram " , , . ' amendment automatically amends the refinement plan or functional plan diagram or map if no, amendment to the refinement plan or functional plan text is involved.,." There is no refinement plan text amendment proposed as part of this ap'plication. Therefore, no separate refinement pl~ln application is required. AS'stated in the above refe~enced section of the SDC, the refinement plan is automatically amended upon ' approval of the Metro Plan amendment. " ' , , , ' i . ' The applicant's narrative related to consistency with specific refinement plan policies is most appropriately addressed as part of the Zoning Map Amendment criteria: later in this ' , , report. ' . METRO PLAN MAP & REFINEMENT PLAN AMENDMENT (LRP2007~00013) CONCLUSION AND RECOMMENDATION Staff finds that the request meets the criteria of SDC 7,030(a) - (b) and SDC 8.030, 'Upon review of the evidence provided by the applicant, site visits, existing' structures/uses and review of the applicable criteria of approval, staff finds that the applicant's request for a Metro Plan & Refinement Plan Map Amendment is appropriate for the subject property with the following recommended condition of approval: ' 1. Trip generation from development on the subject property shaHbelimited tei a . maximum of 243 PM Peak-hour vehicle trips, which is based on a "reasonable worse ,case development scenario" under the existing zoning (LMI) as submitted by the applicant in the Traffic Impact Analysis for the subject property. LRP2007-00013 & ZON2007-000/2 ' 25 1_?~ ...-J ",,- , ' , , ZONING MAP AMENDMENT, ,', " . ',GRITERIA OF APPROVAL":' SDC 12,030et seq: "... ," , ,',--, .;',', '.'; .,', ,; .. . sbc 12.030 (1) -Quasi-judicial Zoning Map Amendments - The pianning Com~ission or': Hearings Official miw approve, approve with conditions or deny a quasi-judicial Zoning Map amendment based upon approval criteria (3}(a)-(c) below, The Planning Commission or Hearings, Official shall make the final local decision on all quasi-judicial Zoning map amendments that do not include a Metro Plan diagram amendment. ' ' . ". SDC '1 ~.030(3) Zoning Map amendme~tcriteri~ of a~pr6va1: .. " ,...'",' (a) Consistency with applicable Metro Plim poiiCies and the Meiro Plan di,i'gram , ' .. '.,' (b) Consistency with' applicable' Refinement ',Plans, Oevelopment Plans and functional plans; anq , Plan' Oistnct maps, 'Coriceptu~/," , ' , ' '. ,.., . " , ',' , (c) The property is presentiy provided with adequate public facilities; services and.. ' transportation networks to support the use, orthese facilities, services and transportation. " , networks are planned to be provided co'!currently with the development df the properly..','" ' NOTE FROM STAFF REGARDING APPLICANT'S ZONiNG MAP'AMENDMENT" , NARRA TIVE: The applicant's nao:ative Jor the Zoning Map Amendment /s similar " , to,the narrative for the Metro Plan & Refinement Plan Amendment, addressing many of the same criteria. The portion of the Applicant's Narrative related to' Refinement Plan policies is included below. Rather than be duplicative in this, ' report, and for ease of review, Staff has attached the remaining portions of the. applicant's written narrative in its entirety for reference. . , . STAFF'S FINDINGS RELATED TO COMPLIANCE WITH SDC 12.030(3)(a): Finding 21: This criterion is also found in SDC Section 7.070(b) under the Metro Plan Amendment criteria. Specific findings related to compliance with Metro Plan policies and the Metro Plan diagram has been addressed in this report, The applicant is proposing a Metro Plan Map Amendment as part of this application from LMI to Commercial. Upon approval of the Metro Plan Amendment application (LRP2007 -00013), the proposed zone change will be consistent with the Metro Plan diagram, ' Conclusion: The proposed rezone request is consistent with Metro Pliln policies and the Metro Plan Diagram. APPLICANT'S NARRATIVE RELATED TO COMPLIANCE WITH SDC 12.030(3)(b): The following demonstrates how the proposal is consistent with applicable policies in the East Main Refinement Plan (EMRP). ' 1. Mixed-Use Element lRP2007-000/3 & ZON2007-0001 i 26 1_?R < ''',:'~ ,,' ;' . "'" ',- ;.. " , ' " ",< " r' ",.(, Policy 2) Area #2 A) " " ' ". " ...' , The follo~ing Ia.nd USf's are allowed under Co~munityConi'r/.e;cialzon.ing: , All Communit1(. Commerciatuses subject to Article 18 of the Springfield , Development Code. . " . ' :,' The proposal rE;quesis redesignating the subject properties to Community' , , ' 'Commercial, and concurrently rezoning the properties to CC, as is allowed by'the " above policy al1d consistent with other EMRP policies. Approval of.the request would " , 'allow long-standing existing commercial uses on Tax Lot 402 to continue as permitted' '. , ,'under Article 18, and consistent with neighboring uses to the west and south, which are also, zoned and designated for commercial uses., :-. ,2. Commercial Element Crite~ia'for Comm~;cial Refinement PlEin Desicmation' 1. Generally, the Community Commercial refinemeid,plan designation shall be, applied under the following circumstances: A) 'where it ish6t 'an intrusion 'intowell:maintained residential' , neighborhopds;;' " ' , , . The proposed redesignation' does not intrude into the existing residential area west of the subject site along 44th Street, and is therefore consistent with the above 'criterion. , 'B) where it does not increase c,?~fIici between Low DensitY Residential and Commercial;' ' Although the abutting residential area is zoned Medium Density Residential, 'it is developed in low densitY residential uses. Approval of the, proposed redesignation of the subject sites would,actually result in a decrease of conflicts betWeen abutting , residential and non-residential land uses by allowing future infill developmenton Tax' Lot 400, and through the site plan review process establishing improved landscaped 'buffers and a use more compatible than the industrial uses that historically abutting this residential area., C) where criteria for designating Medium Density Residential land does ,not apply; , " ',' " Criteria for designating MDR land does not apply to tlie subject site, , ' D) ~here legally created commercial uses exist; Tax Lot 402 has existing, long-standing commercial uses that were legally created prior to development of the Metro Plan or EMRP. ' ' EE) where' adequate customer and service access to an arterial street can be provided; ... and ' The subject site.has adequate legal access onto Main Street, which is classified as an arterial street. ' !.RP2007-000/3 & ZON2007-000/2' 27 14] " , r~' ',' , ~.. :' ", ,'F)'wheredesignated Commercial on the Metro Plail Diagram:. '. , ,ApprovaI'of this application would result in a' Commerciiil designation on the Metro' " Plan diagram, which would also automatically modify the designation on the EMRP , ',diagram. .' " Policy 2) Apply site-specific Commercial refinement plan designations to cleaay define' ' the limits of new commercial uses where there is not an existing, legally established, and " beneficial mixing of uses. " , ' Approval of the requested redesignation would apply Commercial pla~ designations to the subject properties, allowing the existing, legally established commercial uses on " . Tax Lot 402 to continue. It would also enable commercial uses to be established on Tax Lot 400, thereby defining the limits of new commercial uses between the pre- , existing commercial uses on Tax Lot 402 and others to the west, and the,developed , industrial business park to the east. Tax Lot 400 does not have an existing or ' beneficial mix of uses, but has historically housed industrial yard-type operations. Therefore, approval of the, proposal would define the limits of new commercial uses as" called for in the above policy, and also provide the ability to make superior buffering: , , and other improvements associated with future development on Tax Lot 400 through . ' the site plan review process. ' ' . , ' ,Policy 3) Reduce the number of ~ehicular access points and require the rebuilding'of curbs ,a,nd installation 9f sidewalks and street trees along Main Street, through the Site : ,Plan ,Review prcic,ess an,d in public improvement projects. ' ' The proposal would result in reducing the number of existing access points as' required above. Through the Site Plan Review process, future development on Tax Lot 400 will have a single driveway access onto Main Street, eliminating one of the tWo : ' existing curb cuts on this site. Sidewalks and street trees are already located along its' Main Street frontage, consistent with the above policy. ' Policy 4) Provide buffering between commercial and residential uses through Article 31 ot' , the Springfield Development Code, Site Plan Review process: Existing residential uses along the east side of 44th Street have had no real buffer from ' pre-existing industrial uses on Tax Lot 400., Approval of the proposal would allow for' attractive infill development of future medical facilities that would provide (through the SPR process) improved landscaped buffers, between the future use and existing, residential area to the west - as required by Code, and consistent with the above policy: 3. Industrial Element Policy 1) The City shall encourage efforts of various agencies to attract new and retain' existing jobs and businesses. ImDlementation . ' The City shall maintain a current inventory of vacant commercial and industrial land and structures within the East Main area. Consistent with the above policy, approval of the requested redesignation will enable existing, long-standing jobs and businesses on Tax Lot 402 to remain as legal, conforming land uses, and allow future development of.new employment on Tax Lot LRP2007-00013 & ZON2007-00012 1-?9 ';.' . ),' ~ " 28 ",.",., " 1,.- \.,' , ' 400 with higher tlian averag~ wages and employm~i1t densities than the current designation ,and zoning a!lows. ' "...', .' '.,'". , " ~ '.-, ;". . . ',' STAFF'S FINDINGS RELATED TO COMPLIANCE WITH SDC 12.030(3)(b): ' Finding 22: As previously mentioned in this report, the subjectpioperty is located within the East Mairl Street Refirlement Plarl area, The applicarlt's rlarrative above discusses , , refirlement plan Elements arid Policies, "',' Finding 23: The applicant references policies irl the Mixed Use Element, Area' 2. This' area (Area 2) is located south of the subject property (across Mairl Street), and is riot part of the subject property. Refererlce to this policy is not applicable to this application, " ' . Finding 24: The applicant discusses specific criteria listed in the refinement plan for , , . commercial and industrial uses: Staff concurs with the applicant's narrative related to the " , , commercial criteria.' ' " . , Finding 25: Criteria of approval forconsisterlcy'With all applicable City of Springfield functional plans have been previously addressed'in tJ:lis report, As noted in the findings , , i,~ this report, the proposal, is in compliance with' all applicable functional plans.,' ' Conclusion: Based on the above firldings, the proposed zOrle change is in compliance ,with SDC 12.030 (2), ' - , ' ' in AFF'S FINDINGS RELATED TO COMPLIANCE WITH SDC12.030(3){c): Finding 26: As previously noted in this report arid 'as stated by the applicant, the subject properties are currently served by sanitary sewer systems and storm drain systems Springfield Utility Board (SUB) has sufficient capacity to, provide electrical and water service to the site. , ' , ., . " ' .' . ' ., . , Finding 27: The property is'served by Sprirlgfield Fire and Life Safety., Finding 28: The.site is within Springfield School District 19. , Finding 29: The site is within the Willamalane Parks and Recreation District. Finding 30: Trarlsportation systems currently provide access to the property. The subject site takes access from 44th Street which is under City of Springfield jurisdiction and Main Street, which is under ODOT jurisdiction. Finding 31: The proposed zone change is from LMI to CC, The subject lot has existing development on all sides, and is located on 18th and Main Street. As previously' discussed in findirlgs in this report, arid as conditioned, the proposed zone change will nor significantly affect the existing transportatiorl network. The proposed zone change will not negatively ,affect existing public transit service, ' \,:. LRP2007-000/3 & ZON2007-000/2 29 1-?0 ,'",' ,,:", . '", . " ,,' , Finding 32: Solid waste management serVice is available at the 'subject property,'The" ., " , r, ' . ,'City and Sanipac have an exclusive, franchise arrangement for garb,age service ,inside ,> 'the cityHmits.' ' ," " " ',' , ,', , ' Finding 33: The site receives police pr.otection from the City of Springfield,'c.onsistent' .. with service provision thr.oughout the city and with service that is now provided to adjacent properties. . " ' ," ' Finding 34: The City of Springfield Development Services Department provides land use control. for property within the City's jurisdiction. , ,.;-""" '.:- '! " " .' Finding 35: Qwest and Comcast currently provide telephone and cable communication , serviyein this area for and an array .of wireless companies pr.ovide a number of different communication services. The City has no exclusive franchise arrangements with ' telecommunication or wireless companies. The field is competitive and therefore , guarantees a wide selection currently. "., ' Conclusion: All key urban fa~i1ities and services ~equired for the proposed rezone are available t.o the site. , Any specific public and private improvement requirements and utility connection points will be determined when the property is developed, The proposal me~ts 12.030(3)(c). ' ZONING MAP AMENDMENT CONDTIONS OF APPROVAL: SDC12.040 SDC ArtiCle 12 allows for the Appr.oval Authority t.o attach conditions .of approval toa Zone Change request to ensure that the application fully meets the criteria of approval. ' The specific language from the code section is listed below:: , ' 12.040 ConditIons of Approvar' The Approval Authority may attach, conditians as may be reasanable necessary in order to .allaw the Zoning Map amendment ta be granted, '.' " . ' ,. . , , Staff ha"ve revie.:ved the Zone Change request arid supporting informati.on provided by , the applicant and do not rec.ommend any conditions of approval other than the co'ndition already stated for the Metro Plan I Refinement Plan Map Amendment related to trip cap requirements. , . The Planning Commission may choose to apply conditions of approval as necessary to comply with the Zone Change criteria: LRP2007-00013 8. ZON2007~00912 30 1~':"(1 , _.."" ", ,,' .. "',' ".' , ". .- , ' , ' " ,. , " ,. ' ,ZONING MAP AMENDMENT (ZON2007-00012) CONCLUSION AND RECOMMENDATION ." :;' '. Staff finds that the request meets the' criteria of SDC 12.030. Upon review of the evidence provided by the applicant, site'visits, existing structures/uses and review of the applicable criteria of approval, staff finds that the applicant's request for a zone change from LMI to CC is appropriate for the subject property and recommends the Planning Commission approve the attached Order and forward the proposed Zoning Map Amendment Application ZON2007-00012 to the City Council with a recommendation-for adoption. '"..", :' ' '. ." ',-, ,', ,I LRP2007-000 /3 & ZON2007-000 [2 3/ 1~~1 ..." .., .,-"",;"" ,~,..J " ' . ". EXHIBIT A-1 "-,,', ',' " ,-:.., . ' '.'" '".".. '. .. , I> ,'" .'~',' " ,,'~. , ~ , --,,' " " . 5.0" TRIP GENERATION AND DISTRIBUTION' , ' ' ',' 5.0 TRI P GENE'RATlON '" ; ", . .' T 0 deter~;ne 'th~ traffic impacts .of a de~~ioprUent on a roadway system, the nu~ber of' vehicle movements resulting from the development must be estimated. These, ' 'movements are referred to as ",trips". Trip generation is the estimated volume ~ftrips resultirig from.the development." ' ",' - ': ' .' "T~e amount oftrip~ ~~pec;~t;6b~gene~atc:d bytheprOPQsed developmeritwas determined using the informatio(1 contained in tile lTE Trio Generation Manual 7th Edition, The equations in the manual predict the number of trips generated based on the gross square feet of floor area. Separate trip generation analyses were performed for the' AM and PM peak hours for the development." " "," ' . ' , ' ' - Under ihe cu;';'ent Light-Medium lridu;trial zon'ing the cievelojJment site can be built ou\ to include a variety ofland llses 'specitied in Springfl'eldDevelopment Code Article,20. The maximum trip generation of the deve!opment was deterrriined for the allowed land " uses under the current zoning, Tables 5 and 6 illustrate the maximum developmeilf' potential and subsequently the maximum trips generated by the development site using " , thdollowing lTE LandUseCodes:;: '. '" 'j" : i . Land Use Code 760,- Research and Developm~nt . Land Use Code 714 - Corporate Headquarters': , . Land Use Code 492 - Health/Fitness Cltib . Land Use Code 565: Daycare Center Table 5: AM Peak Hour'Trip GP.neration.Maxim~m potentiai of Site for Existing Zoning I 'it;: -. " Health Fitness Club 492 ,4 ' " T=1,21'x . 5", 0.42" 0.58 '2 }, Z~115-65:%~ .- ~{~~~~~~~~',: ;'~h"}~~"'~"~~ : _'B~I':':iii:t':fflU' , Total Trips 229 168,61 '.' , ," , .. " ,'.. JRH TRANSPORTATION ENGINEERI,NG I East S~r!D31)\'IdRezone - Springfield, Oregon I March 6,2007116 ..,', ..- ", " :+: ", " ',:,: . , Table 6: PM Peak Hour Trip Generatiori-Maxim'um Potential o/Site for Existing Zoning # - -- '-'T'.' ',{ , With the zone change the development site will be buiit to include an approximately, ; '30,000 square foot medical ot1ice building. The land use code fora fully develope~ medical ot1ice building was 720 - Medical-Dental Office' Building, This was'used in:: '" place of Land Use Code 630"': Medical Clinic because, after close inspection of the Trip' Generation Manual,' it was determined that the sample size for this category of larid use "Jas too small to create a reliable estimate of trips generated. Table 7 illustrates the traffic generated by the proposed 30,000 'square foot medical office building. Tax Lot 402 is currently occupied by a commercial/specialty retail center. With the proposed zone change, the building will remain on the property and will continue to operate as a ,specialty retail center. Vehicle trips using this site have already been accounted for.on the' roadvvay in the background traffic volumes; therefore; no new development trips were assigned to this Tax Lot. ' Table 7: Peak Hour Trip Generation.Medical Office Building' 'i?;" .",Iq::' -i AM' T =2.48'x 74 79% 21% 58" ,16 - 'If,g9~~~~li~i; ~"'""~"'C!"""~"'I-\"'\"'[:'I- '~'~""'P" ..""", ;;.1 B'i~'!.\j J.~' '([~H~ ~., ~,...';"","",,' '...~ ',,,","",, "';:~ l~~~ f.:lli"..., ':fl "-,..,',...<.."".,',,.',....-. ,!,~,:,,-,~,,". . ;.lrim~Q.~3:]DJ;<} ','. ~~J!~B~11~;'~;~~;1~~;~ There are 1 SS fewer AM and 140 fewer PM vehicle trips generated by the medital office building when compared to the maximum potential of the site under the current zoning. JRH TRANSPORTATION ENGINEERING I East Springfield Rezone- Springfield, Oregon I M~rch 6, 2007119 ' 1-33 EXHIBIT Ac2 I , , , ! '..,'.' "..'.... ;,'". ',' , '," .' ,.. '. ,t :\", .~ '~" ."'\' " :1' :', ": .' ", ,-, 5.1 TR(P DISTRIBUtION AN,D ASSIGNMENT' ,}, , :,' Afterdeiermining the trip generation; ilieilext step in the analysis requi~~s distribllting 'and assigning the trips to ihe existing traffic network. Trip distribution a:tlocates the trips generated from'the developments to generalized destinations. ,Trip assignment routes , trips to these generalized destinations via the actual streel.network: The triP. distribution, for this project ,was basedon the existing distribution pattem'ofthe study area roadway' network, where appiicable. Access to Tax Lot 400 is assu'rried to be limited to a single " full'movement access from Main Street. Figures r:j and 10 shbwsthe assigned vehicle , trips generated by the 30,.000 squfU'e foot medica! of,ficebuildirigfor the~ AM and P.tvi , peak period respectively. ' ' '.. . ' n _ ",' '. " ",' . 5,2 BUILD TRAFFIC VOLUM ES ' .. ',,' , , . ,To ciet~rinine tlie Build ttaffic v~l~lmesthe devdopme~t !rip5. assigne.dihraughOlii the study area were added to the background traffic data, The year 2008 AM and PM Build, year traffic volumes are illustrated in Figures II and '12, respectively.The-year 2023 AM and PM Build year traffic volumes are illustrated in Figures 13 and'14, respectively " EXHIBIT A-3 , '.' , ' .., " ':' " " '.'" l i I , -I ~ I I I ,I I i I j ./ l' r I ' 1 I,' '. 1 I' , , ' r I I I r I 'I I I ",..' ,'. . , " .,:' ',:.'. -" , '. " '. :' '\." , , ," ." :..," " , ,~,' ,,', -,' " 7.0 TPRFINDINGS ~ .~ . ,. -'.--, ", .,-..'. , ' ,. ','.. '-'," " The fb\lo~vingdiscllSsestl\e Oregon Administrative Ruling 660-012-0000, the Transpoliation Planning Rule, and the effect ofthe proposedde~elopment'on tl~e , ti'anspoiiation facilities a; it applies to the ruling.', " ' " , ' ' " , , ' . . .. , ,660-012-0060 ,) , PElliano Land Use Regulation Amendhieots, "(J)JVhere aname~dmeni tqajiinctional plan, anack~o,vledged co~p~eh~~si~:e plan,or.. ' , , , :,:"7:dand use regulation wouldsignificantly affect an existing or planned transportation' .. faCility,the local gover~ment shall put in place measures as provided in section (2) of " ' this rule to assure that allowed'land uses are consistent with the idimtifiedjimction, ' capacity, and performance standw:ds (eg. level of service, volume to capacity ratio, etc)' ' of thefacility. A plan 'or land use regulation amendment significantly affects a ,. transportation fclcility if it would: ',', ' ' . .:',' '(a)Ch,inge'the fUl1ctio~a{ cl~ssifiqation ~f an existing or planned iransportationfaCility. ,(exclusjve of correction of map errol-sin an adopted plan): " ", " The addition of deveiopment traffic ~~ the adjac~nt roadways d~~s not, ciiu~e the 'change in functional classification of any of the tnillsportatlon facilities., . ',' '. . . ' . fb) Change stqndard:,' implementing afunctional dassification system: or , The stal)d"lrds implementing ~functionalclassification syst,e~ withi~ the IJroje~t ,',. stlidy area are not changed by the proposed development. ' ' (c) AS'measured at the ~nd ~fihe planning period id~~tified in the adopted tra~~poriation' sys!.enj plan. , ' (A) Ailo}v land ilses ~r I~v~ls oj developineni thClt'wDuld result in types'o'r levels of travel or access that clre jnconsistent'with the junctional classijication of an: existing or planned transportation facility; , ' '. ' '".. , " The proposed development does not result in types or le~els of travef or ac~ess that are inconsistent with the functional classification of the studied transportation facilities.' ' (B) Reduce the performance of an existing or: planned transportation facility below the minimum acceptable performance standard identified in the TSP or comprehensive plan; or' The addition of deverop~1ent 'tniffic does not reduce the performance of an existing or plaimed transportation facility below the'mihimum acceptable performance standard. " ' . '.,., , JR.H.TRANSPORTATION ENGINEERING I 'East Springfield Rezone - Spri~gfield, Oregon I March 6, 2007131 '".' . 1-35 ' " , EXHIBIT A-4 ;,' .:'.- ',,:',~ .', ,'., ,,' . ".' :'< ,', '" ' '. ,.,' "., ,".' Jl , ,~ ~ , iJ, . t~ . ,~ (j ~ ,~ " J ,~; !~ ~ ~ ~ " g I j ~ :" l {J ~ ~ i ~ EXHI8ITA-5 , ".'-," .. ., .'. ,.,', " ' .... ...., ',' ' (c) Worsen the perfo'rrrz"ance iJfa~ existing or planned transportation facility that is ',' ..' otherwise projected to perform belo'w the miniinwn I:lcceptable performance standard." , ' identified in.theTSP or co';'prehensive plan. ' , ':, .' The addition of develop~ent traffic does not further degrade the perf6m1ance of' intersections projected to perfom1 below the minimum acceptable performance standard. ' ' , " ,'. ' ' 'Asshown, the proposed.redesignation of Tax Lot 400 and 402 does not result in a'," " ,"significant effect" on the transportation facilities as defined in the TPR. " ' ' , , 8,0 SUMMARY AND RECOMMENDATIONS , This report 'provides im an~lysis of potential traffic impa~ts resulting from th~ pnjpos~d ' redesignation/zone change and future developmeni of the subject site in Springfield, " Oregon. This development will include approximately 30,000 square feet of medical, , office space, The parcel proposed for developmenfis located east'of 44th Street ari.dwest' of 48th Street on Main Street. A single unsignalized full-movement access point on Tax Lot 400 and existing driveway access to Tax.Lot 402 is assumed. ' ' , 'Completion of the proposed development is anticipaied for the year 2008. This report includes year of completion analysis, year2008, for the roadway network "vithin the ,study area. In addition, a horizon year analysis was performed for the year 2023, kperforinance analysis was completed for the iptersections of Main Street and 42nd Street, Main Street and 48th Street, Main Street at 44th Street, and Main Street at 46th Street. The operational analysis of all intersections within the study area shows that, under the Build condition no degradation in volume-to-capacity ratio in comparison to the No-Build condition occurs due to the additional trips produced by this development. . All study areas meet the mobility standard for the Build condition. '.. - ' , ' ' " ' A qlleuing analysis was performed,for the intersection within the study area, The queuing analysis, which assumes the currenl'lane configuration throughout the planning horizon, was peiJormed.to determine the amount of required sto'rage length due t6 the construction ,of the project. The results of the queuing analysis indicate that all existing storage lengths will facilitate the queuing anticipated for the traffic demand. including the proposed' development. ' According to the finding under Oregon Administrative Ruling 660-012-0600, the Transportation Planning Rllle, the proposed redesignation of Tax Lot 400 and 402 does not result in a "signilicant etIed' on the transportation facilities as defined in the TPR. I , ' 'JRH TRANSPORTATION ENGINEERn,iG 'I East Springfield Rez~ne ' springfield, Oregon I March 6, 2007 132 1-36 " .., ,'." ~ \: '", EXHIBIT A-6 > ,,',' . . .... >.".,,,, .'.... '" ' ',' '",' .' Memorandum CIty of Springfield, '.<>. ':': Date: : To: ' From: ,. ' Subject: April 4, 2007 ' " - . ..' ' David Reesor, Planner Ill, Gary McKenney, P.E.,' T~ansporiation Pl~g Engineer, LRP2007-00012 PeaceHealth PAPA' ',',. ' , ,",' The followmg coilliri~nts and rec~mrriendations are baSed on my preliininary review of the assumpti?ns used in the traffic analysis report (TIA) and other materi~ls provided with the subj ect application: Pertinent pages of the TIA are attached for reference., ' Traffic Impacts Analysis . ' ' : In esti.rD.ating the trip~makingpotential of site development under existing LM! . designati()~zoning the TIAassume the land uses as depicted in Table 5 (Page 18 )', . ", R~~olIllllendaiion: C~nf1ITIlthat the uses assumed in the "existing-designation" development scenario are permitted, and that they representa "reasonable worst case." In esti.rD.ating the trip-makl~g potential of site development under proposed CC :.: designation/zoning the TIAassumed a single land use (Medical Office Building) as depicted in Table 7 (Page 19)" ' Recornmendatiorr Confirm that the use assumed in the "proposed-designation" development scenario represents a "reasonable worst case." If not, we need to decide whether limiting allowed development to the level assumed in the TIA would be an ' acceptable means of ensuring that future development would not generat~ traffic in excess of what is esti.rD.ated in the TIA. If we fmd that the assumed Medical Office use would under-utilize the land, then we will want the TIA revised to reflect the impact of a' true "reasonable worst case." , Goal 12 TPR AnalysislFindings The PAPA application refers to the Goal 1 ~ fmdings contained in the TIA: These are presented oIl. pages 31 and 32. The validity of,these fmds will depend on the details of the technical analysis and supporting assumptions. 1-37 -', :,' , ,Page rof1 , .EXHI8ITA~7 . "".' . .',' " ,\ " ,. "".', " , , ,',', ':'" ' ;' REESOR David " .. .. ,,' '," From: , d MCKENNEY G!3ry, . ;,' , Sent. 'Thursday, April 05,,20079:23 AM ,." "..'"., . To: ' REESOR David " ," Subject: peaceHealth PAPA Traffic Analysis Follow Up Flag: Follow up. Flag Status: Red -<,'-': ".. ",',' '.",' ".:,' , , ", ; .'J " d' David, ,.;-, ", ..." " ",0<' .',."'. , .. ',' ,', "","., '. ,', ,,', " ,', In corisidering what a "reasonable worst case" development scenario might be for the re-zonedcoildltion" it is clear that a 30 KSF Medical OffIce Building is much less intense than other uses that would be' permitted in the CCzone. On a per-square-foot basis the MO is estimated to generate 2.47 vehicle tips/l,OOO SF and 3.43 vehicle tips/I ,000 SF during the AM and PM peakhburs respectively. 'For' comparison the average rates for a "Fast-Food Restaurant with Drive-Through Window" are 53.11 vehicle tips/I ,000 SF and 34.64 vehicle tips/I,OOO SF., , , .. , ',' Ii1 considering the Goalli~'insurance p~licy" issU'e sorn.e more I thought of another pm;sible ~ayto'deal ' with it, which we did not discuss yesterday. We might choose to limit the tripgenerationfor the ' rezoned land to be no greater than what :>"ould be expected from development imder a reasonable worst 'case with' existing zoning. ' ' ': I'd like to discuss ihese ideasfurth~~ in our meeting with Ed Moore: , ',', GaIy 1-38 ~1'l~I'l!\rl7 "., , . ,,',. ',' . " :' ' ','.' ',;,:'''''::::;: tXH1SIT A-a', ' '-"" , ' , pregol1 , . TheodoreR 1<l!longoski, Governor ", " - , ' ' ..', , ' .,.. DATE: '" .' TO: FROM: SUBJECT: '\ " May 10,2007 Departmentof Transportation' , ' , ' ' , Region 2 Tech Center , 455 AirportHoad SE Building A " Salem; Oregon 97301,5397, " Telephone (503) 986-2990 . , Fax (503) 9.86-2839' '. 'I; File: T15-2 ' "EdMoori:' , Area 5 - Senior Planner -"" " " ,'Stephen B. Wilson, PE, Region 2 Senior Traffic Analys '. East SpriJigfield Rezone ' . Traffic Impact Analysis Review' .' , Highland Business Park- Peacehealth Medical Office Building McKenzie Highway - OR 126 Bus; (lIighway #15), ' Milepost 4.61- 5.00 City of Springfield 'Lane Cou~ty i," -:, ' , " , ". , " " These are review comments for the East Springfield Rezone Traffic ImpacLAnalysis(TIA), prepared by JRH Trallsportatioll Eltgineers, The focus of this review is,the analysis methodologies and assumptions. The results and conclusions of this study are in question, due to noted inconsistencies. It is recommended this study be revised, taking into account these comments, Region 2 Traffic will need, to review any revised traffic study",to ensure it complies with ODOT requirements, before IS'can bedeemed acceptable. " , j' Page' , ,'Paragraph 7 Table r 8 Seasonal Adjustment 8 Peak Hours II Figure 4 12 Section 3.1 , " ",..,.'" ',', .'Coinment The classification of Main Street (OR 126) 'must also be listed by the ' ODOT highwa;{ classification. ' , This study. neeOs to demonstrate how the seas, ona.' Adjustment factors I were apphed to the raw traffic data. ,A graphIc showmg the raw traffic volumes should also be included. '..' :' ", ," The peak hours assumed for this study seem, reasonable; assuming the Peak Hour Factors were calculated off data from these assumed hours, and were the same for all iJitersections.: " The 2006 Existing PM Peak traffic volumeS"-do ,not seem correct. As part of this review, calculations were made '.using ,the raw traffic data and the assumed Seasonal Adjustment factors, pr~sented in this study. The review calculations were unable to confirm the traffic volumes eresented in Figure 4. See related comment for Page 8. ODOT does not have a ~tandard from which you can compare an Intersection Crash Rate. This study cites a crash tate threshold of 1.0, This is not an ODOT ,standard, and it is urtclear where this stanaard may have originated. The only ODOT standard for comparison is a Segment Crash Rate, which should be calculated for the crashes in at least a mile of the study area roadway.' -I -, 1-39 nfa n/a. n/a . Future Build-Qut Traffic Volumes Section 6:0 Manual Count Data n/a S ynchro Analysis 31 Section 7.0 EXHIBIT A-9 Comment This study must demonstrate how the Historical Growth Rates were' applied to the 2006 30'" Highest Hour traffic volumes. Calculations to confirm the 2008 and 2023 data were unable to duplicate the future volumes cited in this rep0l1. ' ' This rep,ort states the maximum development potential was' determined for the property, given its current zoning of Light-Medium Industrial. For this scenario, how was the maximum allowable develooment determined? The trip generation assumptions and output in tbis table are accurate. ,This study's trip generation analysis for the proposed zoning, assumed' a 30,000 sf Medical Olfice Building would be the'only development on tbis sile: To satisfy tbe requirements for a TPR-level analysis, the' trip generation study for the proposed zoning must be for the maximum a\towable develonmen~, on that site, given the City's development codes and regulations. The traffic volumes for all Future Build-Out data sets will need to be revised to account for corrections made to address the previous' comments. The traffic data for this study is in question. Any analysis made from' these data sets is also questionable and must be revised; taking into , account the previous comments, This comment can also be applied to the queuing anal~sis develo;:>ed for this study. . The scope of work for this TlA required 3-hour Maiwal Classification CounLI' for all study~area intersections. However, a review ,of the manual count data was unable to determine any'tlUck volumes or percentages. The tlUck traffic in this study area is significant, and must be taken into account. " A review of the Synchro output has noted several inconsistencies throughout the analysis: . An Ideal Sat~ration Flow'rate of1900 pcphpl was assumed for both signalized intersections (42'" & 48'''), while 1800 pcphpl was assumed for the two unsignalized intersections. The ODOT Analysis Procedures Manual requires a saturation' flow rate of 1800 pcphpl for all intersection analysis. . The truck percentages must be based 0<1 real-world data. The Synchro defatiltof2% is notacceptable. ' . 'Unless the Yellow Time (s) entered into Synchro for the signalized intersections is based on either an ODOT or City timing sheets, this analysis should assume 4.5 seconds, of yellow for the OR 126 approacb,,", and 4.0 seconds of yellow for the City-street approaches. The 5.0 seconds of yellow is generally reserved for highways witb an 85'" Percentile Speed equal to, or greater than45 mph. The TPR findings from this study are in question, due to the inconsistencies noted in this review. It is very likely they will need to . be revised, based on the recommendations i11this review. J ~ ,2'- 1-40 ,"J: " " ' , , ," '.;- Ijil'age;rhragrapI1 " , "32 Section 8.0 ''"~'EXH'1l3IT A-10 ',':~, ; ". );~ ' Based on ,the previous comments in, this review, the ,conclusions drawn and',recommendatians propased are in questian. It is very li1cely t!iey will need to be revised, based an therecammendatians in this review, " " ' '., . '. '.' , . , " ~, , ,~ . , ' .' . ' If you have any questions regarding my comments, piease contact me by phone at (503) 986-2857 ~r by e.::.m~il atstenhen.h."vil,wn@odol.state.or.u.~,' ' '. : .. Cc: Jim Hanks- JRH David Watren )ane Lee Mike Spaeth Dennis 'Santas ' File, :'., ..',,', .". .". .". ," - 3 ~ 1-41 ' :FW: Sprincrfield - EastSprincr' , ~" '. 0 , " , . 0 1 Rezone TPR Analysis Review ,,' ',',0, Pagel of2' ,,",.' ',.' , , ' ' . " ' ',;EXHIBIT A~1 .'"." ',',.:. '.' . , . ,! " . '. REESOR David' '. ;",' " ,". " ',' ',,'From: , MCKE'NNEY G~;Y " ,:", ,: Sent:, 'Tuesday: May 15, 2007 4:28 PM, To: ." REESOR David ," ..:' Subject:, RE: Springfield.- East Springfield Rezone TPR Analysis Review Attachmeriis: LRP2007-00012 Trans'mema1.DOC " ,', . ~ "';'~" ' '. ,.., ; .,. . David m ,..".,' ", I believe Steve Wili~n is thllkingiD. the context of ~~~cond;ti~ned approval of the PAP Aile." ' . ;.~. .' -;'! ;""t,. , Given the approach we pl~ed to take in conditiohingthis approval, i think onlyItem#18 afhis noted issues is relevant to ensuring Goal 12 compliance. ' ' " , '." ',..,., '...",: ','" ",' ,', '" " This issue was discussed in my April 4, 2007 rnero'o to you (copy attached). I assume you can resporid ' ' to Steve's question onhow we conclude that the assumed existing-zoning development scenario is no , , more intense than "worst case," , " Ifwe condition the PAPA to limit trips ,to less than ~r equal to what would be generated by the "worst , case," all the other issues appear moot. ' ' " "0 ' ary . , .. ',. '0,'_, "........0.,", , :, ,....,," ' i', " From: .REESORDavid ' Sent: Monday, May 14, 2007 10:34 AM To: MCKENNEY Gary " ' , , Subject: PN: Springfield - East Springfield Rezone TPR Analysis Review , / Gary- What are your thoughts on the attached memo? -DR From: MOORE Ed W [mailto:Ed,W.MOORE@odot.state.or.usj Sent: Monday, May 14, 2007 8:06 AM To: REESOR David; MCKENNEY Gary Subject: PN: Springfield - East Springfield Rezone TPR Analysis Review FYI H2 1::/",/"'1(',11'7 FW: Springfield -East Spring' i Rezone TPR Analysis Review,' Page 2 6f2 . EXHIBIT A-12 ," ".' " ", , ' , -Origin~l Mes5~ge---~ " , ' From: WILSON Stephen B Sent: Friday; May 11, 2007'10:03 AM '... To: MOORE EdW.. ' ." , " Cc: jimhankS@jrhweb.comi .wAR~N David; LEE'Jane 5; 'SPA~ ~,jc:h'~er Ai SANTOS Dennis..N '.' , 'Subject: Springfield. 'East Springfield Rezone TPR Analysis Review .-' " " ,,:' ,',' ~< .',,' ' '..r,', , ..: Ed... ' This is my technical review of this TIA submitt'ed by JRH. ',' getting this review out., , ' ' r ap~logize for the delay in . ~ ." , , <<East Springfield Rezone TPR Analysis Review:pdf>>', , " ' ~ ' ' Stephen $. W~cin, [FE, ,,', , 'Senior Tr~nsportation Analyst ODOT - Region 2 Tech Center 455 Airport Road SE - Building' A' Salem. OR 97301-5397 (503) 986-2857 , ,'. ,,' .. H3 &::. n, r,(VY7 " ",. "',, , Pager" of i ,.', pHJ8rfA~1'3 ".. . ' , ' . ,.., . '< " ~,":' REESOR David " , Fro'm:' 'MOOR~ Ed W [Ed.w.MOORE@odot.~tate,or.us] ", " 'Sent:" Monday, M~y21, 2007 3:14 PM '.. ' 'To: REESOR David' .^, Subject: RE: 'PeaceHealth Plan and Zoning Map Amendment ., . ',. ;'" . <<': '., , ""-:' .( '~ " '1 '..'. " , ; 'Dave, that is what w.e agr~ed to at ~ur ~eetingari'd it still hold for us.'Ed' ..., -' .. ,-----Original Message~~--- , . '" ' , From: REESOR David [mailto:dreesor@ci.springfield.or:usj ., ,Sent: Monday, May 21, 200711:49 AM'; , To: MOORE Ed W (OR) , Cc: MCKENNEY Gary , , ' , , Subject: PeaceHealth Plan and Zoning Ma'p Amendment " ,,', ' " , , ", ",,', " , Hi Ed-' .. ,,\. .' , ,", . ' , .' ", ' I just wan fed to clarity with you ODOT's position 'on the PeaceHealthproposal (LRP2007 -00013 &, , ZON2007-00012). Based upon the meeting you and Ihad with Gary McKenney, we areall in agreement that the most appropriate way to address Goal 12 compliance on this proposal is by conditioning a trip' cap to what the worse case scenario would be under existing zoning (LMI). Does this sound correct to you? . ' " ' Thanks, " . , David Reesor Planner Iii City of Springfield 541.726.3783 , .' , 1-44 ,n,nr\n7 ..".. . <,' ,.,.' :": Metro Plan (Refinernent Plan Amendment Application' #LRP2007 -00013 ' , Rezone Application ',#ZON2007~00012 ' Metro Plan Amendment irom' LMi to , Commercial and concurrent Zoning Map Amendment fromLMI to CC ,: ; ". " ,.:' " ,..... " ;t\:" ',', .:., ....,'-",: " ", ,'.. ,_-.:'\ '-, . ., ,..~..,.,..,-'-' '-:.'..' ATTACHMENT, 2-1.' ' 1 ..,.', ",,' ,,,' 'J' ',. ',.' -::- 2-2 " , '", ':., " ..' ." " "(I .. <., ',;,'": " \' , 2 ~ t W c.v ., -7' ".' " "'", , .,,.. ";,' '.," ,;,' -'.,;" ,',', :-; ,< .. , ,-,.,.' ",,' Questions? " , " ", ,.' ",.' ::,-, 4 2-4 , " ,', ,..., . --'" ~.. , ....,..: . ..,' ~ .' ,,', ,} , ' 'J ..." " .., '.',\' -..'. .' . . ' . , 'Ii PeaceHealth:' , ,., '., ' ;, ' i, ; , ,:,'.., , ,'" ,March 15, 2007'. '" " " , 'Type II Metro PlanfEast Main Refinement Phin , 'Diagram AIllendments. ',/.. . ,', :,~, .".. ,.,,~' ,"'. , . ',: ", -, ' ",,', ' " , ,Wri,ttCIi Expl~Ii~ti?hof the Proposal , ' " " .'" ~:.. , '. ' .' ,'. ','..,','...;. PeaceHeaIih Oregon Region' 770 E. II \h Avenue" P.O. Box 1479 . , Eugene, Oregon 97440 . ::', ~i'- - , . -,"-'.-" I".' _,It ,..:~:: ' '0 ',____ Applicant: . ,'" .. -~: '-..-" '"," . ~:. :;:,,'" Property Owners: Hylarid Business Park, 11C (Tax Lot 400) 1941 cA Laura Street . ' Springfield, OR 97477 ',Attn: Shaun Hyland' " (541) 726-8081. ''''o~~',~ Andrew Head (Tax Lot 402) 1616 Ardendale Ln. ' 'Eugene; OR 97405 (541) 521-3403, , , , Applicant's ,,' Representative:, Philip Farrini;ton, AICP Director, Land Use,Plannirig & Development PeaceHealth Oregon Region ", 123 Internationat'Way Springfield, Oregon 97477 , , . (541) 686-3828 * Fax (541) 335-2595 , pfarrington@peacehealth.org , 1.0 Land Use Request , " , ',' PeaceHealth Oregon Region (the "Applicant") requests approval tei change the map designation on the Metropolitan Area General Plan ("Metro Plan") diagram from Light Medium Industrial ("LMI") to Community Commercial ("CC').for approximately 5,24 acres identified as Tax Lots 400 and 402 on Assessor's Map No, 17-02-32-00. This same acreage on the site is being proposed for a concurrent amendment to the Springfield zoning map from LMI to CC, as allowed in Springfield Development Code ("SDC") 12.020 (l)(a)l. ' " , , A TT p,CHMENT 3-1 '.'," , ~,: " ,.,' ".,..., '., 0, '. '0.', ,,' , , ',: " ' -,~ ' Metr~ Plan/EMRP Diagram kend~erit ' PeaceHealth Oregon Region,' ' ',' , ,March 15,2007 ' ." . ',' ,:, :~': , , ',' 'l.: " Page 2,',' .'..' .-; " , . ,,' " ", Th~ai~a subject to th~ pr~jJosed iand use c\esigr{aticii1611~ies is rriapp~d on Attachln~nt' A, and is referred to collectively in this application as the "subject properties" or "site.'" .", Pi.us~ant to SDC 7J 10 (4), appro'val of the requested Metr~ Plan diagram amendment , automatically amends the refinement plan diagram and is pro'cessed concurrently. ' Findings of fact addressing the criteria of approval in SDC 7.070(3) are inCluded in this narrative statement (see Section 5 below).' ." c, ',' .' ."; , 2,0 P~oject Purpose, Relationship to East Main R~finemenfPlan , ,". ,', The Applicant seeks to redesignate and rezone the subject properties to CC so they may , , be developed for commercial uses (i.e., Tax Lot 400), including a possible futUre medical' clinic which could serve residents in the growing east Springfield area, and to be allowed' " to continue long-standing commercial operations (i.e., Tax Lot 402). Approval ofthis land use request would preserve employment and existing viable commercial operations on Tax Lot 402, and create stable family-wage employment opportunities on Tax Lot 400 _ a vacant and underused industrial site. The proposal would also help beautify this' portion of Main Street from its.traditional industrial yard uses, and future development would provide a superior buffer for residential uses to the west than currently exists. , The proposal is also consistent with the East Main Refinement Plan (EMRP) 'ciiteria for , ,,', designating property as Commercial within the refinement plan (EMRP, pg. 12) since: ' , 'a)' The proposal would not be an intrusion into a well-maintained residential, ': ' neighborhood, The proposal would allow for higher quality development than has , , historically existed on the vacant industrial site (Tax Lot 400), therefore providing opportunity for improved buffering between abutting residential and non- residential uses, Tax Lot 402 borders only Tax Lot 400 and two commercially, , zoned parcels, so legitimizing the pre-existing corilmercial uses on that property would not affect the existing residential area nearby. b) It does not increase conflict between Low Density Residential and Commercial uses, but in fact can provide for uses and development far superiorto those that have traditionally been located adjacent to the abutting residential area. ' Moreover, the area abutting Tax Lot 400 to the west is zoned Me'dium Density Residential, though in primarily low density residential use. ' c) The criteria for designating Medium Density Residential land does not apply because the subject properties are not currently developed, nor have they ever been designated, for MDR uses. 'd) Legally created commercial uses have existed on the properties, and the proposal. would facilitate higher quality commercial uses (such as medical offices) than have existed before on Tax Lot 400, and allow for Plan designations and zoning to correspond with long-standing legally established commercial uses on Ta., Lot 402, e) Adequate access exists to an arterial street; with existing curb cuts directly onto Main Street. . ' 3-2 ",' ..' i' ',. .'." " ' , ,,' " ,'" :' Metro PlanlEMRP Diagram Amendment , PeaceHeaith Oregon Region' " " "March 15..7007 ' Page, 3 -,', .;",' ,,;, .' .~ , . ,,',' ....' "., f) Upo~ approval of this request;" the s;te~~uld hav~ a Corrime;~i~l desi~ation~n the Metro Plan diag'rain, ' ': . ~i . . ,,-,' . ,.' ,:~. ,." , " ,'" ,.., ' ", " . . , The proposal is also consistent withEMRP Policy 2: "Apply site-specific Commercial refinement plan designations to dearly define the limits of new commercial uses where there is not an existing, legally established, and beneficial mixing of uses." (pg, 12) Th'e proposal to allow for a broader, more beneficial range of commercial and employment- generating uses on the subject properties. It would also improve the area and better, distinguish and buffer adjacent residential and industrial business park uses. .- :~ <, 3.0 Site Context "", ", '" ,',' , 'The subject properties include a vacant,Jlat parcel (Tax Lot 400) and existing ',', commercial development (Tax Lot 402) east of 44th Street along Main Street in east Springfield. The site is bordered on the south by Main Street, on the eastby the Hyland , ,Business Park, on the north by an open'area south ofthe Weyerhaeuser mill site (Tax Lot 400) or an existing commercially zoned parcel (Tax, Lot 402), and on the west by other ,small-scale commercial enterprises (e.g., a cabinet shop and karate school)frcinting Main' Street and residential homes along 44th Street west ofTaxLotAOO: Commercial' '.., enterprises are located immediately south of the site acrossMain Street (e.g., Gray's, Garden Center). " , .', Whil~ historically invoived in agriculturaf uses, since around 1990' Tax Lot 400 ";as used as a storage and sales yard for landscape organics and forest by-products, The current property owners also used the site to store modular construction offices, tool trailers, construction equipment and concrete form plywood, Tax Lot 402 has had various, ' commercial services on site since the 1950s. The properties have no jurisdictional wetlarids or inventoried Goal 5 natural or historic resources, The site is within the Springfield Urban Growth Boundary, and both parcels were annexed intothe City of Springfield in 1960. The EMRP diagram (adopted in 1988) currently designates the subject property for industrial uses. The abutting property to the east is designated Light/Medium Industrial in the EMRP diagram and zoned LMI. The areas immediately to the west and south of the site fronting, Main Street are identified as being within Mixed-Use Area #2 in theEMRP,and are ,all zoned Community Commercial. Property to the west of Tax Lot 400 along 44th Street is zoned and designated Medium Density Residential. ' ' 3-3 " ':",::"" . ",,' '.. '. ;,' , '" ,... ':1,' - '-.-' ~, '," ' .j' Page 4 .", , - " " . Metio PlanJEMRP Diagram Amendment , PeaceHealth Oregon Region. ' March 15, 2007 ' , ", ~ . -: . , '.,' 4.0 Type IIMetro Plan Diagram Amendment' " " '. , , Amendments'tei the Metro Plan are classified as Type I or Type II amendments, ' .,' , depending'upon the specific changes sought The proposed Metro Pian and EMRP, ,', amendments are "site specific" arid relate to property solely within the corporate limIts of ' , the, City of Springfield. The Metro Plan defines Type II amendments as:.',' ' ,'.. ' "[A]ny change to th~ Plan diagram or Plan text thilt is site specific 'and not otherwise a Type I category amendment. ". , ' ..;~ ',~ . . "" ' The prop'oseqamendment.is a Type II site~specific arnendmentbec1IUse it:',' , . Involves a specific geograp~ically identifiable property; , '. Does' not change the metropolitan Urban Growth Boundary; , . 'Does not change the Metro Planjurisdi~tional bo'undary; ':',' '.. ' Does not require a goal exception; ',- , , ,~,; " bo'es not include it non-siie-specific amendment of the Metro Plan text; and, '/ ' . , Applies only to 'property located within the Springfield City limits. , Accordingiy,'the c~ITent proposal is prope~ly characteri~ed as a Type II amendment (as defined inSDC 7,030) that must be reviewed and approved by the City of Springfield, "consistent with SDC 7.070' (2)(a). Per SDC 7.040 (2)(b), this citizen-initiated Type II Metro Plan ani.endment can be initiated at any time. 5.0 Applicable Approval Criteria ", ' Type II Metro Plan amendments are evaluated according to the criteria of approval, ' "contained within SDC 7.070 (3); which provides: . ' "The following criteria shall be applied by the City Council in , approving or denying a Metro Plan amendment application: (a) The amehdment must be consistent with 'the relevant Statewide planning goals adopted by the Land Conservation and DevelopmentCornmission; and (b) Adoption of the amendment must hot make the Metro Plan internally inconsistent." , ' ' ' F;~dings demonstrating consistency with ihe approval criteria are outlined below. 3-4 :" " ",," " >'.:: " ""; .:,' . ":'!',.-' 'Metro Pla;,;EMRP Diagnim'Amendment PeaceHealth Oregon Region March 15, 2007 'Page 5, " ',,/ 'I, ' -i; .. , ',' ' . " 5.1' C@si~tency Withstatewlqe Pla;ning G;i1ls', " ' , ", The' following findings address compliance with Metro Plan criteria in SDC 7.070 (3)(a). , "Approval of a Metro Plan diagram amendment 'also correspondingly changes the ' applicable refinement plan diagram, as established in SDC ?II 0 (4). " '. " , , ~ ~ /, , .,' ,,' ., Goall - Citizen Involvement , ,', Goal I addresses the need todevelojJ it citizen involvementprogram'to ensute citizen, involvement in all phases of the land use planning process. The Planning Commission' , and the City Council will hold public hearings and accept testimony on the proposal. ' Through the procedures established by the city; citizens will receive notice oIhearings'in ':,' generally published local 'papers and have the opportunity to be heard regarding the 'proposed diagram amendment and zone change. Notice of the public hearings will also be given in accordance with SDC requirementsto'nearby property owners, interested . parties requesting notice; and any established neighborhood organization. Since the " ,.,. amendments comply with the City's citizen involvement program and citizens, have opportunities to be involved in the procedure, the proposed amendments are consistent, ,with Goal I. ': Goal 2 - Land Use Plan Ding. ", , Goal 2 requires that local comprehensive plans be consistent with the Goals, thatlocal '. comprehensive plans be internally consistent, and that implementing ordinances be . consisterit with acknowledged comprehensive plans. Goal 2 also requires that land use , decisions be coordinated with affected jurisdictions and that th~y be supported by an , ' ' adequate factual base. As required in SDC 7.050, the City is required to give referral. nO,tice ofthe proposed Type II Metro Plan diagram amendment to the City of Eugene and Lane County so they may determineifthere are grounds to p'articipate as parties to the hearing. The City 'also sends the statutorily required notice of the initial public hearing 45 days in advance to the state Department of Land Conservation and Development, ' ensuring that they ,are given opportunity for comment and review conformity to applicable statewide planning goal's. ' ' , . . ., '. The Metro Plan and the SDC, as well as the'Statewide Planning' Goals and applicable ' statutes, provide policies and criteria for the evaluation of comprehensive plan ' 'amendments. Compliance with these measures assures an adequate factual base for approval of the proposed Metro Plan diagram amimdrnent. As discussed elsewhere in this document, the amendments are consistent with the Metro Plan and the Goals. Consequently, by demonstrating such compliance, the amendments satisfy the consistency element of Goal 2. Goal 3 - Agricuitural Lands, ' , This goal is inapplicable because as provided in OAR 660-15-000(3), Goal 3 applies only to rural agricultural lands. The subject properties are located within an acknowledged urban growth boundary, are inside Springfield's corporate limits, and have not been in agricultural use for decades. 3-5 -,', I,', ", " ,: " Metro Ph;ilIEMRP Diagram Amendment .' 'PeaceHealth Oregon Region.. ' , March 1 S 2007 ,Page 6.., ,'. ,",,' '. ',,:': : , ',:..'-,' ''; ,"", , Goal4::" Forest Lands , " " , ., .. Goal 4 does not apply within urban growth boundaries, per OAR 660-06-0020, and the ,; areas affected by the Plan amend~en\s are inside Springfield's ackllowledgedUGB, ,', GoalS - Natural Resources ' ' ,GoalS requires local govemrnentsto protect a variety of open space; scenic, historic, and . ,natural resource values.;, Goal S and its implementing rule, OAR Ch. 660, Division 16, " , require planningjurisdictions, at acknowledgment and as a part of periodic review, to .... ,I, (I) id~ntif)' such'resouices;, (2) ,determine their quality,quantity, andloc~tion; (3) identify conflicting uses; ;, (4) . examine the economic, social, envirorline~tal, and energy (ESEE) consequences that could result from allowing, limiting, or prohibiting the conflicting uses; and , ' ' (S) develop pr~g;.ams to re~olv~ the conflicts. " . . " , The subject properties are n~t on Springfield's ackllowledged MetroPlan GoalS , inventory. No threatened or endangered species have been inventoried on the site, and no archeological' or Significant historical inventoried resources are located on the site. The National Wetland inventory and Springfield Local Wetlimd Inventory maps have been " , consulted and there are no jurisdictional wetlands located on the site, Therefore, the proposed amendment does not alter the City's compliance with GoalS: , ,,' , . ' , " ' Goal 6 - Air, Water, and Land Resources Quality The purpose of-Goal 6 is to maintain and improve the quality of the air, water and land resources of the state. Generally, Goal 6 requires that development comply with ' applicable state arid federal air and w,ater quality standards. In the context of the proposed Metro Plan diagram amendment, Goal 6 requires that the applicant demonstrate that it is reasonable to expect that applicable state, and federal environmental 'quality" standards can be met. ' , Though Tax Lot 400 has been used for low-value storage and quasi-industrial uses, the site is not listed on any state' or local environmental clean-up list. A Phase I environmental assessment on the subj ect property was conducted and recommended " additional analysis. Upon recommendations through the Phase 2 environmental assessment a nominal quantity of soil (less than 10 cy) impacted by earlierlhistoric use was removed from the site and properly disposed. Given the nominal impact generated by historic uses on the site, it is reasonable to' conclude that future development on the site willbe able to demonstrate compliance with Citystmdards for water quality, '. protection through the site plan review process, thereby complying with applicable state and federal environmental quality standards. 3-6 ,,' .' " "'; , .r . ',:, , i~ . ''. ," "I .'..:; ,;;, , , Metro PlanJEMRP Diagram Amendment ," " , PeaceHealth Oregon Region," .. .. March 15, 2007 Page 7' ' ;, " '! ' ", , ,Goal 7:': Areas Subjectto Natural Hazards " , G6'al 7 requires that development subject io damage from natural hazards"an~ disasters be ," planned andior constructed with appropriate'safeguards and mitigation. The goal also requires that plans be based on an inventory of known areas of natural disaster and.. hazards, such as areas prone to landslides, flooding, etc. . " .,....' " . ,~' " . The site 'is flat and not subject to landslide hazards, and is located well 'outside of any established FEMA flood hazard area. Therefore, approval of the proposed Plan' amendments will not alter the City's acknowledged compliance with Goal 7 through its adopted pla~s, codes and procedures. " ' Goal 8 - Recreational Needs: . ,",' ,,'. ' ' 'Goal 8 requires local governments to plan and provide for the siting of necessary , , , ,L' ,,' . recreational facilities ,to "satisfy the recreational needs of the citizens of the state and visitors," and where appropriate, provide for the siting ofrecreational facilities including' destination resorts. ,The subject site is not included in an inventoryofrecreational sites, and the proposed amendments will not have an impact on the community's recreational, facilities or qeeds;therefore, the proposal does not implicate Goal 8. " , " , Goal 9 - Economic Development " , , ' " Goal 9 requires the city to provide adequate opportunities for a variety of economic, , activities' vital to the health, welfare, and prosperity of the citizens. The proposed amendment to the Metro Plan diagram will increase the city's capacity for economic development by adding 5 acres of CC in place of the existing industrial designation. Permitting the construction of future' clinic facilities and allowing long-standing commercial uses on Tax Lot 402 to become conforming uses consistent withcoriunercial zoning is consistent with numerous policies in the City's adopted plail for compliance' ,with Goal 9, the Springfield Commercial Lands Study (SCLS). Spvcifically, the fOllowirigSCLS policies are appli~able to the proposal: ' Policy I-A: "Maintain a mixed supply oflarge and small commerciaJ sites through strategies such as rezoning or annexation to serve Springfield's future population." ' ' The proposal fulfills this policy objective by redesiinating and - thro~gh accompanying zone change - rezoning land from industrial to commercial, for two tax lots of varying sizes and commercial uses, thereby maintaining existing employment and commercial use in Tax Lot 402 and providing the ability for growth inmedical sector employment by allowing future clinic uses on Tax Lot 400. . Policy l-C: "Maintain at least 'a five-year supply of commercial land within the Urban Growth Boundary (UGB) that is curreritly served or readily serviceable with a full range of urban public facilities and services.;' 3-7 "..;'. ,..,< , ' : :-' , ,:'\ " ' , " 'P~ge 8 ,: Metro Plan/EMRP Diagram J.\mendmen\ , ' PeaceHealth Oregon Region, March 15 2007 .... . The SCLS (see Table 3-8; pg,32) found there t6 be a deficit of 158 acres in the supply of commercial land over'demand projected thrOllghthe year 2015. The proposal would, ' allow for redesignation, and rezoning, of five acres thereby reducing the deficit of ' , , commercial land. The subject site has a full range of urban public facilities and services' available to support existing commercial development on Tax Lot 402, and future ' , . development on Tax Lot 400, The SCLS identifies (pg. 33) a need to support , "employment in population-dependent sectors such as retail sales and health services" t? meet Springfi~ld's growing community. ,The SCLS also noted (pp. 27-29) state and local ,trends in greater employment in retail trade and well-paying health services sectors...' ' ' ,Approving the proposed redesignation arid zone change ,wo\lld help meet Springfield's', demonstrated need for employment and commercial services. " ,. .. . ,','::' , ' 'Finding 3 in the SCLS (pg: 36)" cited 'the ackno'wledged 1992 Industrial Land Study as , demonstrating that "a surplus of industrial sites exists in the Metro Area." Therefore, the" ' proposed redesignation (and corresponding rezoning) would not result in a d'eficit of ' needed industrially designated and zoned land, but it would, help reduce the commercial., lands deficit identified in the SeLS, Therefore, approving the proposal would be., .. consistent with SLCS ImplementationStrategy 3-A' (I): "Evaluate inventories baSed on demonstrated need for the planning period, Initiate rezoning or redesignation of surplus land uses where more appropriate for commercial, consistent with the Metro Plan," .' The proposal in fact consistent with in~entories for'commeicial'~nd in'dustrial iarids adopted by the City Council arid acknowledged by DLCD as being consistent with Goal 9, . Oregon Administrative Rules concerning Goal 9 implementation (OAR 660-009- , , 0010(4)) call for amendments to land use deSIgnations "iri excess oftwo acres within an existing urban growth boundary from an industriallimd use designation toa non- '. industrial use designation" to have to address applicable planning requirements - such as ' consistency with the Metro Plan and other local plan policies (i:e., SCLS)or be consistent, with an economic opportunities analysis. The City can find that the proposal complies with relevant local plan policies by converting one form or employment-generating land' use to another, without negatively impacting the supply of buildable lands for either, ' category of uses. The proposal enables continued use of the' existing and long~standing commercial center to continue to operate and provide employment opportunities, while filso allowing higher-value employment associated with future development on Tax Lot ,400., These types of employment-generating uses are among those identified in OAR '660-009-0005(6) as eligible non-industrial employment activities that can justify approval ofthe proposed'Plan diagram amendment without the need for an economic opportunities analysis apart from the SCLS, which DLCD acknowledged as fulfilling the City's obligations under Goal 9. Because the requested redesignation and concurrent zone change implements SCLS policies and does not result in a deficiency of needed industrial lands, and is otherwise demonstrated to be consistent with relevant Metro Plan policies, approval of the request is consistent with the City's compliance with Goal 9 and applicable administrative rules regarding Goal 9 implementation. 3-8 ",.,' ' , '. """ , , Metro PlanlEMRP Diagnim Ainendment PeaceHealth Oregon Region March 15, 2007 Page 9 :. , , , ' ", . , ".', '.'. 'GoallO -Housing " " · ' , ' " ',LCDC's Housing goal requires cities to maintain adequate siipplies of buildable lands for' needed housing, based onan acknowledged inventory of buildable lands. The proposal,' does not affect the City's inventory of residential lands. , . ..' . , .', . . , , In f;ct, appro~al of th~ requested r~designation for Tax Lot 400 would enable redevelopment of all industrial site abutting existing residential development. Through "the site plan review process, future development on that property will provide a superior, ' " buffer arid a higher use that will benefit the adjoining nisidential properties. Because ,the ' ,proposal involves redesignation from industrial to commercial land uses, it does not affect Springfield's continued compliance with Goal 10. , ' ' , " ' , " Goal 11 - Public Fac'ilities and Services', " " ' , ' , This 'goalrequires the provision of a timely, orderly and efficient arrangement of public' , facilities and services. The subject property is located within the Springfield UGB and, . city limits, and is already designated for urban levels of use. The proposed amendment to, . the Plan map designations froin LMI to CC will not affecUhe ability to provide needed , : services sInce all the required urban services are available to support existing or future " commercial uses on the subject site. ' ' Goal 12 - Transportation , ., ' . Goal 12 requires local governments to provide and encourage a safe, convenient and economical transportation system. The proposed map amendments involve approximately 5.24 acres of property, though existing and long-standing commercial uses occur on Tax Lot 402 such that approval'of the proposal will not result in any changes to ,the type or interisity of uses on the site, and will not increase the trip generation for that parcel. As the attached Traffic ImpactAnalysis (TIA) demonstrates, future development of medical office facilities on TL 400 will not degrade mobility standards below acceptable levels and allow for adequate queuing lengths at applicable intersections. Therefore, the proposal will not have a "significant effect" on transportation facilities as defined in the Transportation Planning Rule (OAR 660-012-060). ' , Existing development '~t Ta;"( Lot 402 is not affected by the proposal, and is assumed to retain its current access points off Main Street. It is further assumed that future development on Tax Lo\400 will result in s'ome access changes as will be reviewed through the site plan review process, thereby consolidating two existing curb cuts located on Tax Lot 400 into a single access point located approximately in the 'center of the parcel.' The TIA demonstrates that these access points will not result in any degradation of mobility standards below acceptable levels, and that safe and efficient circulation can be realized through approval of the requested land use redesignation (and companion zone change). .' FurtheITnore, reducing the number of access points for future development on Tax Lot 400 is consistent with policy objectives found in East Main Refinement Plan (EMRP) 3-9 ~.[" ' ,,' ".;, ,:Metro PlanlEMRP DiagnimAmei1d~ent , PeaceHealth Oregon Region' , ,March \5, 2007 Page \0, , " Access,'Ci~cuiatio~ & Parking EI"m~nt policy IB(pg. 17) a~d Cocimercial Element, policy 3 (pg. 12). ' " " ' .. ' , Because the proposal, a's de~onstrated in the TIA,is consi~tent with the requirements 'of , the TPR and with applicable policies in the'EMRP, it is consistent with Goal 12 and, , applicable local implementing policies. , ' " .,,' ,'" - " ' , " , Goal 13 .:... Energy Conservation . , " ' , , , The Energy g~al is a general planning goal and pro~ideslimiieci guidance for ,',' , site-specific map amendments, The proposed amendment has no direct impact-oem en~rgy conservation, though it would in, fact will promote greater energy efficiency by enabling , needed clinical serVices available to growing residential areas in east Springfield, , ,Therefore, the proposed amendment is consistent with, and does not alter the, City's continued compliance with Goal 13. " " Goa1.14 - Urbaoization , ' Goal 14 requires local jurisdictions to provide for an "orderly and efficient transitiori:',.., from rural to urban land use." The subject property is within the UGBandthe city limits" of Springfield, and within an existing urbanized area of the community. Therefore, Goal.. .- 14 is not applicable to this application.. ' ' ,.. , Goal 15 -'Wiliamette River Greenway , , This goal is inapplicable because the subject property is not within the boundaries of the" ,', ' Willamette River Greenway. , ' , '" , Goals 16~19 .:... Coast~1 Goals ", ' The coastal goals are not applicable to this application. , " 5.2, Metro' Plan Consistency The application requests amendment ofthe Metro Plan diagram from LM! to CC for approximately 5.24 acres. This section of the application narrative addresses the consistency of the amendment with the applicable policies of the Metro Plan, to demonstrate 'that adoption of the amendment will not make the Metro Plan internally 'inconsistent (as required by the approval criteria in SDC7.070(3)(b)) , This narrative only addresses tliose policies that apply to the proposal, and does not discuss those portions of the Metro Plan that: (I) apply only to rural or other lands outside of the urban growth boundary, (2) apply to land uses other than the current or proposed designations for the site and will not be affected by the proposed Plan diagram and text amendments, or (3) clearly apply only to specific'development applications (e,g., site plan review submittals or subdivisions). In many instances the goals, policies and implementation measures apply to specific development proposals that will be addressed 3-10 :! '" . ." 11 If .. "j , ,I I,' j' ,I ~, ' i , . . ~. "; ",., ',,', ' '. , ; , Metro P!anlEMRP Diag;~m Amendment ' "PeaceHea!th Oregon Region..' ," March,fS, 2007 Page 11 ..~. .. .. . __ '. ",1, ",.., ,,'" ,'.,', ' " through compliance with applicable City reglIlations duiing site plan review of a: given " future development proposal. ' ' ," , "", ..' ,<' .;', I:" ", " ,"',. . ",' : ' : The Metro Plan Introduction, Section D provides the foll~.wing definitions:,' A goal as a broad statement of philosophy that describes the , hopes of the people of the community for the future of the community., Agoal.may never be completely attainable, but 'is used as apoint to strive for.' .. , ' 'I;' ,,', ' . ' ., 'An objective is an attainable target that the community , attempts to reach in striving to meet a goal. An objective may also be considered as an intermediate point that will help " fulfill ihe overall goal.' ' .. . ", "... , - ,,' A policy isa statement adopted as part of the Plan to provide a consistent course of action moving the coriununity towards , , ' attaiiunent of its goals. ' , ' ' j' ~ ' ',' Except for the Growth Manageme~t Goals, which are addressed below; each of the Metro', Plan policies are addressed in the order in which they appear in the Plan Element section, of the Metro Plan. :i" S.2.A. Metro Plan Elements 1. Growth Managemeot Policies . ..' . . 1. The Ilrban growth boundary and sequential development shall continue to be implemented as an essential means to achieve compact urban growth. Provision of all urban services shall be , concentrated inside the urban growth boundary. The proposed amendments satisfy this policy because the subject property is inside the UGB and city limits and as such, encourages compact urban growth, Also, urban services are available at sufficient levels to accommodate the existing and future infill development resulting approval of from this application. The City's site plan review processes ensure that the appropriate level of services is available to serve future development. , -, 3-11 ,-'~:, ' ".,'" . M~tro Plan/EMRP Diagram Amendment. PeaceHealth Oregon Region Merch 15, 2007 , ~.i; .'i.\ , Pag'e 12,' , , " !~' '.',. ";;; , ",',\: .; ,,' , ,I' ." .' 2. Residential Land Use and Housirlg Element'" , " " Policies' A.ll CJenerally locate higher densitY residential development near' ,. 'employment or commercial services, in proximity to, major transportation systems or within transportation~efficient nodes. , . The proposed redesignation does not affect the iriventory or availability of residentially designated or zoned land, including the single-family residential area abutting Tax Lot 400 that is zoned and designated for Medium Density Residential, or higher density resjdential developments located east of the sit~ along Main Street., However, approval of the requested redesigy;atio~ to Community C~mmercial would' , allow for residential 'areas proximate 'to the subject area to have close and efficient access to existing commercial services on Tax Lot '402 and to future medicil facilities proposed for Tax Lot 400, consistent with the above policy. The areas proposed for redesignation offer existing and future employment opportunities and provide commercial services' along a ~ajor transportation system that can support the needs of nearby residential' development. ' A.22 Expand opportunities for a mix: of uses in newly developing areas and existing neighborhoods through local zoning and development ' regulations. .' , ' The map a~endment and coricurrently proposed zone change will allow for existing commercial uses on Tax Lot 402 to continue to serve existing neighborhoods in the mid- and east-Springfield area, and for future clinical 'facilities to be developed to serve this rapidly growing area of the community. Approving the requestedredesignation and zone change would expand commercial opportunities to serve these neighborhoods consistent with the above policy. ' ' 3. Economic Element Policies , . , '\ ' 'B.1 Demonstrate a positive interest in existing and new industries, especially those providing above-above wage and salary levels, and increased variety of job opportunities, a rise in the standard of living, and utilization of our existing comparative advantage in the level of' education and skill of the residentlabor force., , 3-12 , , ' - , ,. ' . ' , Metro 'PlanlEMRPDiagram Amendment , ,Peace Health Oregon Region , March 15,2007 ' " Page n' ." : The proposed amendment is consistent with this policy because' it will allow'medical , Clinic uses to'be developed to serve growing areas in east and south Springfield, As is " observed in the Springfield Commercial Lands Study (pp. 27, 29), employment in health,' . services is growing and 'approving the requested redesignation will enable increased job, ' opportunities with higher than average wages thereby helping raise the standard ofliving . and meet the needs of Springfield citizens, consistent with the above policy. ' B.2 Encourage economic development which utilizes local and imported, , capital, entrepreneurial skills, and the resident labor force. ':', ':., The The construction of and the use of co~ercial and medical uses wili utilize both , , local and imported capital and will employ the local labor force in a'variety of skilled', semi-skilled, and unskilled positions, consistent with this policy., B.6 Increase the amOllnt of undeveloped land zonedfo'r light industry and commercial uses correlating the effective supply in terms of suitability and availability with the projections of demand. ' The proposal will add approximately 5,24 acres of Community Com~ercialland, " .. , consistent with recoriunendations to increase the commercial lands inventory made in the' Springfield Corrimercial Lands Study. The SCLS and acknowledged metropolitan Industrial Lands Study concluded that there is a deficit of needed commercial land, and a ,surplus of industrially zoned, and designated land. Approval of the requested redesignation will not cause the inventory of needed industrial land to go into a deficit, but in fact would, consistent with the above policy. The proposal correlates the need and suitability, arid availability of the subject site for commercial uses with the need for such uses as demonstrated in the adopted SCLS.' ' B.11 Encourage ecoilOmica'ctivities which strengthen the metropolitan area 's position as a regional distribution, trade, health, and service center. The amendment will facilitate the development of medical uses that will serve the needs ofthe growing residential areas in east, south and southeast Springfield, and strengthen , the metropolitan area's position as a premier locale for healthcare services, consjstent with this policy objective. 6. Environmental Design Element Policies E.] In order to promote the greatest possible degree of diversity, a broad variety of commercial, residential, and recreational land uses shall be encouraged when consistent with other planning policies. : 3:"'13 ,: ','" ',. "-' .' oJ' .," ".,. .', ; , Metra PlanlEMRP Diagram Amendment " PeaceHealth Oregan Region' March 15,2007 ' ,Page14' " :".., ':' Approval oftheproposed map amendments will add just over 5 acres into the City's inventory of"commercially designated 'and zoned land, thereby allowing for a variety of ,needed commercial uses to occuron the subject property. Long-standing existing " commercial services on Tax Lot 402 would be allowed to continue without the specter of, , being considered non-conforming uses, and Tax Lot 400 could be developed with " medical services that will serve the needs of the growing residential areas east and south, of the subjeci site, consistent with the above policy. " ' ; '" , JI , ~ ! " " . 7: Transportation Element' , ' , , Land Use Policies F.3 Provide for transit-supportive larid usepartern~ and develop~e';t, " , including higher intensity, transit-oriented development along major , transit corridors and near transit stations; medium- and high-density. ' ,'residential development within one-quarter mile of transit stations, , major transit corridors, employment centers, and downtown areas; and, , development and redevelopment in designated areas that are or could be : well served by existing orplanned transit. ' ' The proposed map amendment and concurrent zone change will enable land use patterns " 'arid development consistent with the above policy. Approval of the proposal will allow for higher intensity development along Main Street, a major transit corridor. An existing LTD stop is located on the frontage of Tax Lot 400 (see photo, pg. 2, Appendix A of the, TIA), and wilf provide convenient access to existing and projected employment on the subject site, as well as access for patients to fufure out-patient medical facilities projected on Tax Lot 400. ',' I;, 3-14 ........' , " ,,", , . ,.,'," ",' , '", ,':. t",':' !,' , ' i" , , Meira Pla;,mMRP Diagra~ Ainendme'ut . 'PeaceHeaHh Oregon Region March 15,2007 , Page 15, ' '. '.." ..' ",..' '",. " '.., ," " Transp~rtation Syste~ Im~i-o'''ements: Roadways Policies F.15 Motor vehi~le levei of se~vice p~licy: " ":~,, , a. rise motor 'vehicle level of service sta''nda~ds t~ mai~t{tin acceptable and reliable performance on the roadway system. These standards shall be used for: ' '(1)' Identifying capacity deficiencies on the road~ay sysief1J.' ,1' " " ' . ' ' (2) Evaluating the impacts on roadways of amen'dments to . , transportation plans, acknowledged comprehensive plans ahd ' land-use regulations,pursuantto the TPR (OAR 660-012- 0060). ' , ' (3) Evaluatingdevelopment applications for consistency with the , land-use regulations of the applicable local government ' , jurisdiction. b. Acceptable"and reliable performimce is defined by the following levels of service under peak hour traffic conditions: LOS E within Eugene's Central Area Transportation Study (CATS) area, and' LOS D elselvhere. c. Performance standards from the OHP shall be applied on state' facilities in the Eugene-Springfieldmetropolitan area. .In some cases, the level of service may be substandard. ' The lacal ' government jurisdiction may find that transportation system improvements to bring performance up to standard within the planning: h~rizon may not be feasible, and safety will not be compromised, and broader community goals would be better serve'd by allowing a substandard level of service. The limitation on the feasibility of a transportation system improvement may arise from severe constraints, including but not limited to environmental conditions, lack of public agency financial resources, or land use constraint factors. It is not the intent of TSI Raodway Policy #2: Motor Vehicle Level of Service to require deferral of development in such cases. The intent is to defer motor vehicle capacity increasing transportation improvements until , existing constraints can be overcome or develop-an alternative mi1: of strategies (such as: land use measures, TDJ1;I, short-term safety improvements) to address the problem. 'Subsection a.(2) in the above policy requires an evaluation of the proposal pursuant to the state Transportation Planning Rule (TPR). The accompanying Tniffic Impact Analysis 3-15 . , r,' '.,' ,: ' .~ .." " ~. . ': ' '.' : : , , Metro Plai1/EMRP Diagram Amendment , , PeaceHealth Oregon Region, March 15, 2007' ' " Page 16 ' ,.,": , 'it' '.; .. ~ ; ,', " , "provid~s the factual basis t~ determi~e th~i th,e proposed ~edesi~ati~n wo~ld n~t result in ," , , " a "significant effect" as defined under the TPR (OAR 660~0 12~0060(1 )).' , , " ",J' Specifically, 'the proposal doesno't change the functional Classificati~n ofMiin Street Or , any other nearby roadway, and it does not change the standards for implementing the, City's functional classification system of roadways, as identified in the Regional " TransportationPlan. As demonstrated in the TIA, the proposal also does not: '. . . ' Result in types or le~~I~ 'oftiaffi~ or access that are inconsisterit\~ith the' functional classification of Main Street or any other nearby roadway; . Reduce performance cif traffic on Main Street or other affected intersections to a hivel that is below acceptable established performance standards; or, " . Make'performance of existing facilities worse (i.e" below acceptable mobility', , standards) than would be the case other uses permitted under existing designations or zomng. " " " Specific TPR findings are further located in theTIA, see pp. 31-32. Because the'proposal does not result in a "significant effect" as established by applicable OARs, no further ' ' , TPR analysis is required, The request is therefore consistent with the above policy., 80 Public Facilities and 'Service Element Gol Extend the minimum levelandfu/l range of key urban facilities and. 'services in an orderly and efficient manner consistent with the growth management policies in Chapter lI-B, relevant policies in this chapter and other , Metro Plan policies. ' The subject property is located in Springfield's city limits UGB. All,riecessary' 'infrastructure and key urban facilities/services are present to serve 'existing development (Ta,,, Lot 402) or are available to serve future infill development on, Tax Lot 400. Therefore, the proposal is consistent with the above policy. 90 Parks and Recreatio'n Facilities Element Policies . Policies in this element of the Metro Plan are not relevant to the'requested diagram , amendment. ' 10.' H;stori~ Preservation Element Polic'ies , Policies in this element of the Metro Plan are not relevant to the requested diagram amendmenf " 3-16, ,. ", " ,." ' :-'. .' . , ' ", M'~tro PlanlEMRP Dlagram'Am~ndment '", 'PeaceHealth Oregon Region , . March 1),2007' '. Page I? "'\'.' : .. t ,.' ':~' ..11. EnergyElelnendolicies." "'. .", ' ,', ' , ,'Policies in this element of the Metro Plan are not relev~nt to the requested diagram "amendment.'., ' " " . ' "".. ' ....,",'. ',' .;" , " 8.0 EastMilin Refinement Plan COIlsistency , The following demonstrates how the proposal is consistent with applicable policies iri the East Main Refinement Plan (HARP).' ' 1. Mhed-Use Element " , " Policy 2) Area #2 , ' , ,. ' , ' A) The following land uses are allowed under Commimitjl Commercial , , zoning: " , ,', ' , . 'All Communitv.. Commerciiiluses subject to Article 18 of the " " Springfield Development Code. The proposal requests redesignating the subject properties to Community CommerCial" and concurrently rezoning the properties toCC, as is allowed by the above policy and " , consistent with other EMRl' policies, Approval of the request would allow long-standing existing commercial uses on Tax Lot402 to continue as permitted under Article 18, and , consistent with neighboring uses to the west and south, which are also zoned and ' ' designated for commercial uses. , 2." Commercial Element ", . Criteria (o~ Corlzmercial Ref;ne~zimt'Plan Desirmation ' , .' ~,' , " '1. Generally, the Community Commercial refinement plan designation .- shall be applied under the following circumstances: . A) where it is not an intrusion into well-maintained residential " neighborhoods; , . The proposed redesignation does not intrude into the existing residential area west of the subject site along 44th Street, and is therefore consistent with the above criterion. 3"':17 ,,':' :; ,",> , '. , ': "."';, ' " \' '''', ",. . " ',:, " ".,' ., J'," , > ' Page 18 . ,-- " -"" ,MetroPl~;;ffiMRP Diagram Amendment PeaceHealth Oregon Region ' ' Maroh 1<;,2007 ',,- :..' . , B)', where it does not increase. conflict between Li)w Den'sitji ,', , Residential and Commercial; . ' , , " "P..lth6~gh the abuttii1g residentiill'area is zoned Medium Density Residential, it is ' developed' in low density residential uses. Approval ofthepropbsed,.. ' redesignation of the 'subject sites would actually result in a decrease of conflicts between abutting residential and non-residential land uses by allowing future ii1fill development on Tax. Lot 400, and through the site plan review process, ' establishing improved landscaped buffers and a use more compatible than the industrial uses that historically abutting this residential area. , C) where criteria for designating Medium Density Residential:, land does not apply'; , ' Criteria for designating'MDR land does 'not apply to the subject site. , " "D) where legally cre~ted cori'l1tiercialus~~ exist; , '.' . Tax Lot 402,has ex.isting, long-standing ~orri:merciallises' that were legally created' , ' prior to development ofthe Metro Plan or EMRP. E) where adequate customer and service access to an arterial , street can be provided; .. .and ' ' , "The subject site has adequate legal access onto Main Street, which is classified as , an arterial street. " F) where designated CommerCial on the J1;[etro Plan Diagram. . , Approval of this application would result in a Commercial designation on the Metro Plan diagram, which would also automatically modify the designationo'n the EMRP diagram. ' ' ' Policy 2) Apply site-specific Commercial refinement plan designations to clearly define the limits of new commercial uses where there is not an ' existing, legally established, and beneficial mbdng of uses. ' . . ,. ", ' Approval of the requested redesignation would apply Commercial plan designations to , the subject properties, allowing the ex.isting, legally established commercial uses on Tax. Lot 402 to continue. It would also enable commercial uses to be established on Tax Lot 400, thereby defining the limits of new commercial uses between the pre-existing commercial us'es on Tax Lot 402 and others to the west, and the developed industrial , business park to the east:' Tax Lot 400 does not have an existing or beneficial mix of ,uses, but has, historically housed industrial 'yard-type operations. Therefore, approval of 3-18 ..., ;, )' .' " ,,'. ',', .,; .Of"'" Metro Plan/EMRP Diagram Amendment ' PeaceHealth Oregon Region ' March 15,2007' Page 19 ' , ',,'!:'; , the proposal would d~fi~~the limits of new c'SJlnm~rcial~se;'as calied for in'ih~ above'.. "policy, and also provide the ability to make superior buffering and other improveirients associated with future development on Tax Lot 400 through the site plan review process, ' , -' P01icy 3/-Reduce the'nllltiber of vehicular a~cess points and reqliire the " rebuilding of curbs and installation of sidewalks and street trees along " Jrlain Street, through the Site Plan Review process and in public improvement projects. . ' .. ' " ",' , ' .. " ,. . ' . The proposal would result in reducing the number of existing access'points as required abov'e_' Through the Site Plan Review process, future development on Tax Lot 400 will . have'a single driveway access onto Main Street, eliminatin'g one of the two existing curb cuts on this site.' Sidewalks and street trees are already located along its Main Street frontage, consistent with the above policy. ' ' Policy'4) 'Provide buffering between commercial and residential uses through Article, 3] of the Springfield Development Code, Site Plan " Review process.' " Existingresidential uses along the east side of 44th Stre~t have had no real buffer from pre-existing industrial uses on Tax Lot 400. Approval of the proposal would allow for' attractive infill development of future medical facilities that would provide (through the SPR process) improved landscaped buffers between the future use and existing residential area to the west - as required by Code, and consistent with the above policy. , ,/ , 3. Industrial Element Policy]) 'The City shall encourage effortsofvarious agencies to attract new and retain existing jobs and businesses. Imolementation The City shall maintain a current inventory of vacant commercial and industria[.[and and structures within the East Jrlain area. Consistent with the above policy, approval of the requested redesignation will enable existing, long-standing jobs and businesses on Tax Lot402 to remain as legal, confohning land uses, and allow future development of new employment on Tax Lot 400 with higher than average wages and employment densities than the current designation and zoning allows. ' 3-19 401' 501 /, I. I , I . I I " EXISTING fr.,l /.JS/, oc? ' -ml ".n~ f . '~M~r~grij~IT:~i:~Jr " D.L.C. 55 OLe. 36, ' '/ 100 I , I ~I '<J' ''t ~ ) . \:)' ~ , ~ ~~ ~, ~, " 00 ~ C\J . , . : . , 77.9Ch'::S/~,/4'-- 6"00.2' -, 02 :32 2 4 , '<\ 'l ", ~ "';:,'. I 'li' . l\ , ,,'I- . g) , '" ~ " '8 ~' ~ ~, ',,' N ' " .. '-" ,~ I.. ,~, ~,' ... , " , ~ ' ' ., ;:~1~;1~ .0, :'. ':t:~ " ,',' , "- '" ' , " .". . ~' a "l' , ' , "~ , , , , '. !.. ~ ,', ~ '~, , , J /3.5~.JSo' , ", 11\' .... ~ -", ' d z o <( o Ire::> " I >-"" I- Z ::> o o II Community Commercial Light Medium Industrial Medium Density Residential '77..9C~. $"/""./4' soo..?,' ,~", " 401 ,501, 02 322 4 ' . . . '0, "l ~ ' . ., , '. , '4 . .~, " 9l I' ' '8 ~ ~~ t:! ,'- I'l , """ . ~' fI,f "".' ~ ~. '\ ~ . , ~ .' If) ,111' ~:- '\) , l) t,;",. " , /S'S/, 0.2 " ';>4$.6''<' 'I, 'I r J , ',I, I ' I J I. I ql l(i ' . \' , ~ I PROPOSE-?____ '! .' NE' ~6~.7H' ~<~~~.~ .~ ~ , TD EDWARDS AW HAMMIl v 'D.L.C. ,55 D.Le. 36, 100 , , ~ . ~ ~'~. n ~ l ~, " ....' ~, --:IIIlo , co r<> C\l .0 z Cl c:( 0' Q: I , >-' .... z ~ o (.) II Community Commercial Light Medium Industrial Medium Density Residential " , ' PlaI1lling &D~vel~prrie~t " , , . ~. . ,,'Prope March 28, 2001 :~ 'PeaceHealth ' . ", . '. l " - ,,' "':, ,,',.,. ,', , ' , "" ',' , ..". , David Reesor,PI~~r II", . ,City of Springfield' . , Development Services Dep'artmerit 225 Fifth Street Springfield, OR 97477 , ", . ". T..," ,., i" ,..' ," , .. . ,,'. .'" Re: ,Plan AmendIDent (L~2007 :000 13),Zorie Chmge{ZON2007 -00012) .' " '" " "~ ',' Mr~R~esor, ..' .' ,.'.' .' " ;"'1,;' The proposal -seeks to redesign~te and rezo~e approximately 5 .24 acr~s on two pa'fcels ,from Light-Medium Industrial (LMI) to Commercial. As noted in the application '., " findings submitted last week, the Springfield Commercial Lands Study demonstrates that- ' the City has a deficiency in needed commercially designated. and zoned land, so. ' ' ".., approving the proposal would h~lp redlice the identified deficit in'that land use category, "', , ' . The Metropolitan Industrial Lands Study (July 1993) was adopted by the locaL' jurisdictions and acknowledged by LCDC as being consistent with statewide plaiming, , goals imd the Metro Plan, specifically fulfilling the Eugene-Springfield area'sobligations under Goal 9 (Economic Development).. The Metropolitan Industrial Lands 'Inventory , Report associated with the MILS identified ~'about 1,688 constraint-free industrial ' ' acres.. .This supply exceeds the projected demand over the next twenty years, which is between 650\01;172 acres." (pg. 73) The InveritoryReport also 'stated: "The 1,688 constraint-free acres may be the best suited to meet short-term industrial demand. This portion of the supply also exceeds the twenty year demand projection:" " . The City performed subsequent analysis of industriai land supply as part of periodic review requirements to demonstrate compliance with statewide planning Goal 5 (Natural Resources), As shown in Attachment A, that analysis indicated that even removing the possible industrial acreage affected by Goal 5 protection measures (about 100 acres debited from the Eugene and Springfield inventories) would leave a surplus of industrial lands of between 1,600 and 2,122 acres metro-wide. , Staffs Goal 5 work also calculated the changes in industrial land supplies since 1991 as a' consequence of Metro Plan diagram changes (see Attachment B). This analysis demonstrated a reduction in less than 90 acres of industrial land over the past 15 years, Phone: (541) 335-2593' Fax (541)}35-2595 ,.,,' ' RiverBend Annex 123 International Way Sprin9field, OR 97477 www,peacehealth,or9/oregon ' , 3-22, Dedicaled to Ercepliona/ ]l;ledicine and Compassiqnale Care '," ", :", ",' '. - ,"-';' " ," suggesting that there is stiil ari ample supply of availabl~ industrial la~ds t; meet' ex'isting , and future development needs. ' ." . ,'.. ' This analysis~ayalso not reflect other charig'es wiihi~ industriaUy designatediaild categories that would furtheroff~set the proposed change to the site's LMI Plan, ' designation and zoning. For example, H.5acres was added to the inventory ofLMI' , zoned and designated land due to City Council approval in April 1997 for land east of the ' 28th/31st Street connector and north ofMaicola Road (Ordinance No, 5851), Insofar as " ,the City and metropolitan area continue to enjoy a surplus ofneedeil Industrial land, and specifically Heavy Industrial zoned imd designated land, the above-referenced change' , added more than enough acreage to the inventory of LMI designated and zoned land to off-set the proposal toremove only about'S acre~ from the LMI inventory, '. We therefore respectfully submllthat the proposed Metro Plan diagram amendment and ' zone change wiII not materially affect the inventory 9f needed Industrial land and wiII not alter the City's continued compliance with Goal 9.;,'. ' , With acceptance of the 'above findings and' eariierfmdings and narrative in ,the prior' submitted applications, we believe the applications are complete and ready to be set for, , Planning Commission hearing. Please notifyme when the hearing is set, and send me a ' copyoftherequiredhearing notice to DLCD'for my files., ' " Thanks for your consideration of the 'above. contact me at your convenience, If you need additional informatiein, please , . :2iP :rrin to~ph, Director, Land Use Planning & Development , . PeaceHealth Oregon Region Attachments 3-23 ", , ,'., ",' . , A TT ACHME'NTA ,,:. :> "'.;" ; " 11.0 fmpact of the Proposed protectio'ns' on Buildable Land Inventories ". '" , ' . - '..' ',., . ,I,: , ",., < ' . . ,'This sectiori e'stimates the impact of the recommended program fotprotecting 'Springfield's resource areas on the inventory of buildable residential: commercial and " : industrial land. The administrative rule quoted above is somewhat vague about how to' ' . compute the impact Some contend that the protected acreage should be subtracted from the current inventory of buildable land. Others contend that the'protected acreage should be subtracted from the sum Ius of buildable land that was determined at the adoption of " the inventory. Case law supports subtracting the protected acreage from the surplus of .. buildable land.' ' '.. ' 4': ", . ~,' ... .... , if' '>";:, ",j Tables 1 i-I, 11-2, and 11-3 below summarize the amount of land that would be " subtracted from the Eugene-Springfield inventories of surplus ofb,uildable residential,. ,', '. commercial and industrial lands that were identified when each inventory was adopted.:.: Table 11.1, Analysis of Maximum Possible Impact on Supply of Residential Lands within the Eugene-Springfield Metropolitan Area ' '.' .. , , I Residential Land Supoly Eugene-Springfield Metropolitan Area Residential Lands and Housing Study Surplus Acres Low Demand Assumption, .or High Demand Assumption Acres Removed from Residential Designation by Previous Plan Amendments* Eugene Springfield Acres I ' 1862.00 ,or 790.00 Total, -84,90 -52.03 -136.93 Maximum Possible Residential Acres Impacted by Eugene GoalS Protection Measures, -445.77 Maximum Possible Residential Acres Impacted by Springfield GoalS Protection Measures Remaining Surplus -14.18 1265.12 or 193.12 J , 3-24 '.: ., ','.. ""., , '''.', .,'" ",' '," . Table 11-2. Analysis of Maximum Possible ImpaCt on Supply of ,,', Commercial Lands within the Springfield Urbfln Growth Boundary, ' I Commercial"Lanq Supply' I Springfie~d Commercial Lands Stt;dy (2000) projects a deficit of commercralland. " ," Acres Removed from Commercial Designation by Previous Plan Amendments* I Maximum Pos.sible Commercial Acres Impacted by Spririgfield's Goal 5 ProtectIOn Measures " " ' " , ' ' , I ' Remaining Surolus (Deficit) Acres \ ' -158acres 1.". ~2.8 acres 1, ~11;.56 acres 1,,' (-172.36 acres)I', '; " ",' '," Table 11-3. Analy::;is of Maximum Possible ImpaCt on Supply of Indus trial ' Lands within the Eugene-Springfield Metropolitan Area ' , i .1 Industrial Land Suoply Metropolitan Industrial Lands Inventory Report Surplus Acres Low Demand Assumption . or High Demand Assumotion ' .. Acres Removed from Industrial Designation by Previous Plan Amendments* Eugene Springfield Acres I ' 2954.28 or " 2432.28 Total Maximum Possible Industrial Acres Impactedby Eugene Goal 5 Protection Measures , -642.30 ~90.80 -732.80 -44.73 Maximum Possible Industrial Acres Impacted 'by Springfield GoalS Protection Measures Remaining Surplus -54.43 2122.01 or 1600.01 *Does not consider actions taken by Eugene to add additional lands to the surplus. 11.1 Impact on the Residential Lands Inventory In 1999, the Eugene-Springfield Metropolitan Area Residential Land and Housing Study (Residential Lands Study) estimated the amount of vacant buildable residential land in the area. In Springfield, a total of3,087 acres of buildable lands were identified. The' Study classified wetlands listed on the Springfield Local Wetland Iriventory as unbuildable and were not included in the estimated supply of buildable residential lands. Other types of constraints were also considered and classified as unbuildable arid were ,not counted in the buildable residential land inventory. The list of constraints included: . Floodways; 3-25 ' w' " ' "'":',.",,, .;, ".. , ;:i",- . : ,Wetlands listed on the Springfield Local Wetlai1d~Inventory largerth.m ~25 'acres;,..:":,' ',," ',', Land within the easemeni of230 KV power lines;' Land within 75 feet of it Class A stream or pond; , Land within 50 feet of a Class B stream or pond; imd ' Small irregularly shaped lots. ' ";1 "l. , '.' . ". . ., .. 'Since the Reside~tial La'uds Study did not include wetlands listed on the Local Wetlands .Inventory in the buildable 'lands inventory, it is assumed that protecting these' wetland , sites from 'conflicting residentia!' development will not reduce that inventory. The dev~lopment setbackS recommended for significant wetland sites in this study will ' slightly reduce the inventoried acreage of vacant buildable land adjacent to wetland features, '.,' " . : '," , ' ' Wetland Setbacks, 1\s noted in Table 11-4bei~w, about 9.95 acresofio\ir-density residential (LDR) and .59 ' , acres of medium density residential (MDR) land will be removed from th'e residential' , lands inventory by the 25-foot setback recommended for those wetlands not already .' protected by the 50 and 75 foot setbacks required by Springfield's stormwater quality' protection poiicies.' 'Keep in mind that this is a worst case scenario and assumes that the ' developer is unable to locate required stormwater facilities within the recommended setbacks and that subdivision design cannot arrange for the yard areas of affected dwelling units to be placed adjacent to the wetland, thus reducing or eliminating lost development area. ' Rjparian Setbacks, .. , In addition to wetland setbacks, recommended riparian setbacks wilt' also result in the removal of vacant acreage from the inventory of buildable residential lands. As noted in Table 11-4, about 3.42 acres of low-density residyntial (LDR) and .22 acres of medium ' , . density residential (MDR) land will be removed from the residential lands inventory by the 25-footsetback recommended for those wetlands not already protected by the 50 and 75 foot setbacks required by Springfield's stOnTIwater quality protection policies. , , " '..', The combined impact of the proposed 25-foo\ setb~cks for wetlands and riparian'areas is 14.18 acres, This represents .45% of the 3,087 acres of buildable residential land described in the 1999 Resideniial Lands Study. In May 2004, a Residential Lands Study Monitoring Report was published, updating the residential lands inventory to reflect developmentthrough 2003. The report estimated that at the end of2003'there was 1,361 acres ofremaining buildable residential land in Springfield. The amount ofland removed from the buildable inventory by the 25-foot wetland and riparian setbacks proposed by this report represents about 1 % of remaining 1,361 acres: ' 3-26 ':'", , "' . " ,:' ~. " T~bie 11-4. V~ca~t Reside~tial Land wit~inProposed Frotection Setbacks ': ' , ' ,,'- ,'~ .. Vacant LDR Acres Setback Distance' , I Wetland I 25 foot I 50 foot 175 foot , ' , " I ' " I Riparian I 25 foot , I 50 foot I 75 foot I I Setbacks Total Setbacks Total Grand Total, 9.95 9.4 4.97 24.32 3.42, 6.06 4.97 14.45 38.77 Vacant 'MDR Acres Total Acres .59 2.73 4.15 7.47 .22 2.73 4.15 7.1 14.57 , ' ' 11.2, Impact on the Commercial Lands, Inventory I I 10.54 1 12.13 j 9.121 3L791 , 3.64 I' I 8.79 I 9.121, 21.55 j 53.34 I l I: I;' ','", -. , The Springfield Co~ercial Lands Study (2000) listed several types of development' constraints that affected commercial properties, ' These development constraints included: Major transmission lines; Hazardous waste sites; , Slopes greater than 15%; Lots less than 6,000 square fe~t in size;' Lots with poor visibility; Lots with inadequate access; Hydric soils; Unstable soils; Willamette Greenway and Greenway setbacks;" Floodway and floodway fringe; ,. , Wellhead zone of influence; Wetlands listed on the Spriogfield Local Wetland Inventory; , " Other potentially regulated natural resource sites [Natural Resources Study Inventory]; , Sites with Plan/Zone conflicts. ,,' The Commercial Lands Study classilied sites on the on the Springfield Local W~tland Inventory as constrained. The presence of these wetlands was noted and the inventory of vacant commerciallands was noted to reflect the constraint The riparian sites which are , part of this study were also included as constrained, since they were part of the draft Springfield Inventory of Natural Resource Sites at the time Commercial Lands Study was conducted. ' ' ,3-27 " "" ','. " , '"" '!' , : '.'..., , .'1;'.., .. ' ",' "', , Since the Spruigfield Commercia! Lands Study did not remov~ wetlands and riparian '. ' , sites; protection measures propo~ed by this study willhave an impact on the inventoried' , ,acreage ofvacant.commerciallands. The deve)opment setbacks recommended for ,.,;..., ' significant wetland and riparian sites will further reduce the inventoried acreage of vacant, , " ",buildable commercial land adjacent to these resource sites. The extent of this impact is discussed below. " ,', ' ' , , ~, ,1(' The Commercial Lands Study concluded that there was about 85 acres of vacant , buildable commerciallai1d in Springfield. An additional 12 acres was projected for redevelopment by the Study bringing the total to 97 buildable acres. Demand for vacant, ' corrimercialland for the planning horizon 2015 was 255 acres. The 2000 Commerciill :', Lands Study concluded th~t there was a 158 acre deficit of buildable commercial land. ' , :~ ' , ' 'Wetland Impacts' Table 11~5 shows th~t .07acre~ ofvacant'comillerci~llandwould be 'removedfr~m the Commercial Lands Inventory if wetland sites zoned for commercial development were' tillly protected. The 25-footwetland setback recommended by this study would remove, ' an additional 1.47 acres of vacant commercial land from development. This figure assumes that the developer is unable to locate required stonnwater facilities or required . landscaping within the recoinmended setbacks, thus reducing or eliminating lost' , development area. 'The total impact on the Commercial Lands Inven:i'ory would be a reduction of 1.54 acres if wetland sites and their setbacks were fully protected. ' Riparian Site Impacts Table 11-5 shows that about acres 2.78 of vacant co~ercialland lies within inventoried riparian sites that are protected by the Springfield's Stonnwater Quality Management' program. Therefore, no commercial acreage is removed from the Commercial Lands Inventory by the implementation of proposed protections in this study. . As noted in Table 11-5, no vacant commercial land will be removed from the inventory by the , proposed 25-foot setbacks. ' The total impact on the Commercial Lands IilVentory would be a reduction of 1.54 acres if wetland and riparian sites and their setbacks were fully protected. This represents 1.8% of the 85 acres of buildable commercial land described in the Springfield Commercial Lands Study, Table 11-5. Vacant Commercial Land within Proposed Protection Setbacks I Zoning District I Wetlands I Community 25 ft. . Setback 50 ft. Setback , 75 ft, Setback Total Acres Site' Acreage .07 1.47, .11 o 1.65 ! 3':"28 " ' " . '" ..' I" I Zoning District' Site. " , ".. ,. .Acreage , ',,' I Commercial \ Neighborh,ood , " Commercial ' I General Office I MaJ,' or Retail , , Commercial' I Wetland Total " ,Riparian Areas '25ft. ' SetbacK , 50 ft. Setback 75ft. Setback I Total Acres , , \ ' I 01 o o I 1.65) .5.38 " J~ ' , ~~ ' '" ' '0 o o o o o o o o o o o 0.07 1.47 0.11 o Community 2.78 0 0 2.6 Commercial ", Neighborhood 0 0 0 0 Commercial I General Office 0 0 0 0 I MajorRetail 0 0 .24 0 Commercial I Riparian Total 2.78 0 0.24 2.6 I Grand Total 2.85 1.47 .3~, 2.6 01 01.,,' .241, I 5.621" " 7.27 I".' 11.3 Impact on the Industrial Lands Inventory, The 1992 MetroArea Industrial Lands Study assessed the supply and demand to~ industrial land in the greater Eugene-Springfield area. The study concluded that there was about 709 acres of buildable industrial land within Springfield's UGB. Like the Springfield Commercial Lands Study, the Industrial Lands Study noted those industrial sites with wetland and riparian constraints but did not exclude them from the inventory. For that reason, protection of wetland and riparian lands under the policies proposed by this study will reduce the Inventory of buildable industrial lands. The extent of this . impact is discussed below. Wetland Impacts , , GIS analysis shows that about 30.64 acres of vacant industrial land are affected by wetlands that are not already protected by the Springfield Stormwater Quality Management (SQM) program. These wetlands are recommended for protection by a 25- foot development setback under the Springfield natural Resources Study. These setbacks add 'another 6.82 acres to the amount of industrial zoned land that would be removed from the Industrial Land Inventory if wetland sites and the setbacks,were fully protected under the policies recommended by this study. The total impact to the iJ;lventory of industrial lands would be 37.46 acres. Table 11-6 shows the total acre'age for land affected by wetlands and the acreage protected by setbacks from both this program and the existing SQM program. Riparian Impacts 3-29 <-; ",<, "'; ,"'."',:' ", h, , ,;' , . ' , '" ,;.. , ' , . ' , .' ' . ',.' - 'GIS analysis shows that 13,70 acres of vacant industri:i.lland are affected byriparian", , areas are that not already protected by the Springfield Stormwater Quality Management, (SQM),program. These riparian areas are recommended forprotection by a 25-foot ' development.setbacktinder the SpringfieldNatural Resources Study, These setbacks add another 3.27 acres to the amount o'f industrial zoned land thai would be removed from the " Industrial Land Inventory if wetland sites and the setbacks were fully protected under the policies recommended by this study. The total impact to the inventory of industrial lands ' wbuld be 16.97 acres. Table 11-6 shows the total acreage for land affected by riparian' . ,corridors and'the acreage protected by setbacks from both this program and the existing '" , SQM program. .' '" " " ' ' ~ " Total Impact ..', .- ,The total impact on the IJldustrial Lands Inventory would be a reduction of54.43 ~cres if' 'all wetland and riparian sites protected by this program and their 25-ft setbacks were fully , protected. This represents less than 1 % of the 709 acres of buildable industrial land for, ,Springfield in the Industrial Lands Study. , " , Table 11-6. Vacant Industrial Land within Proposed Protection Setb~cks ..'" '"., Zoning Total Site 25 ft. 50 ft. 75 ft. Total Dis trict Wetland Acresn ot Setback Setback Setback Acres Site Protected Acreage by SQM ' t I Wetlands ' ' Light- . 28.20 (2V6) 4.81, .82 '0 33.83 Medium Industrial, 'I Heavy 13.16 (2.88) 2.01 19.15 0 34.321 Industrial I Campus .35 0 0 1.28 0 U3! , Industrial Special 0 0 0 0 0 0 Heavy Industrial I ~arry 0 0 0 0 0 01 ng I Booth Kelly .13 0 0 .47 0 ' 0.60 MU ' Wetland 41.84 (30.64) 6.82 21.72 0 70.381 Total Riparian Total Site 25 ft. 50 ft. 75 ft. ' Total Areas ' Riparian Acres not, Setback Setback Setback' Acres Site Protected Acreage , by SQM 3-30 ' .:, ' " , . ,.' ~ " ' .>,,' , : "I !'"., , " ,\' '~ " ", ., , " " , ,-', ,,' ',,' " ',. .:-".. """.,t ,,',: ,:', :"" '.'.' ..... ' , ' :.~ . c;,::', " , '"I~," " :' .. >- " " >,' Light-, Medium' Industrial , Total ' Site ' 25ft. ',50 ft. ' ." 7.5 ft T otaJ. Wetland' Acres 0 at ' Setback' Setback Setback Acres .' Site' ' ' Protected ,1' J"'" Acreage by SQM 16.48 (lp.89) 2.05 4.72 1.26 24.5 I Zoning' Dis trict - ,I Heavy ,68.31 (2.81) 1.22 8.93 0 78.46 , Industrial " , '. ,I Campus.' 3.22 0 0 ' 2.83 ,03 6.081 , ," industrial' " Special 0 0 0 0 0 0' Heavy"' Industrial' 01 I Quarry , 0 0 0 0 0 Mining I Booth Kelly" " .21 '0 0 .82 0 1.03! MU ' - 110.081, ,.' Riparian 88.22 (13.70) 3.27 .17.3 1.29 Total '.. ,Grand Total . 130.06 (44.34) 10.09 39.02 1.29 1 180.46 J ' 3-31 Metro Plan Dia!1ram Chan!1es Affectin!1 the SUOJolV of Residential, Commercial and IndustrIal Land ,Chan!1es in Metro Plan Desl~ nations NC CI IHI jPos G&E NR lRl\l,. w 1 w N 1 I ILocal File Number 190.04-058 190-12-201 192-04-77 193-01-33 193-01-12 193-06-087 194-10-0194 195-02-036 \95-02-036 95-02-036 195-02-036 95-02-036 95-08-0157 97-05-101 199-02-038 199-02-041 199-09-230 102-03-0062 02-03;0063 02-07-200 02-08-243 1 LRP-2002-12431 1 LRP-2004-00031 LRP-2005-00015, a~1fiIj~nli!im\l(ifil~~$r LDR , MDR -0,1 35,0 -5,31 _ 0.0 0.0 -3,0 -0,9 CC AG MU , 0,1 5.0 '0,0 0,0 0,0 3,0 0.9 5.3 0,5 3.7 , _ -3.7 6.5 9.2 72.0 18,0 16.5 -34.5 -22.G' 6:C, , 0.4 ' 33.0 LOR Low Density Residential MDR Medium Density Resldentla! > CC Commercial Center NC ~elghborhood Commercial CICampu5 Industrial LMI Light Medium Industrial HI Heavy Industrial ~?S Public Open Space' " G&E Government and Education' , , ,.NR Natural Resource , , ,AG, Agriculture' MU Mixed Use . ': ~ " I., 1 ..'" " '", ..,.' " ..' .' .-, 1\:, '. ,', ",,," ...', '0' '; . ~ /,..' .. '.. . , " '. ",. ., " )> -l", "'-l )> () ,', ;:, ;'. ,:I: :s: ..:'m' ..' .....Z-;' ',' -l " 'CIJ ,,;,',,' '". ..".' '..', ""'.. . "',:,' :,t,,' ','" " ,.: I1'Pea~6Heaith','," ":.,:'.' ' ,', ..,. , .". , , . y , . , . ,,. , , ' March 15,2007 ' .,', ',-I > :' , .' . Zone Change AppliCation .' " ~ , ." " ' Written Explanation of the Propos:.!l " :App1icant:. PeaceHealth Oregon Region 770 E,lllh Avenue' " P.O. Box 1479 Eugene, Oregon 97440 'Hyland Busln~ss Park, LLC (TaxLot 400) , 1941-A'Laura Street Springfield, OR 97477' , . Attn: Shaun Hyland.. ' , (5~1) 726-8081, " , " , , Property O,wners:, " ' ' , ' 'Andrew Head (Tax Lot 402) , 1616 Ardendale Ln. Eugene, OR 97405 (541) 521-3403 Applicant's , Representative: . Philip Farrington, AICP Director, Land Use Planning & Development PeaceHealth Oregon Region' 123 International Way , Springfield,Oregon ,97477 ' , ' (541) 686-3828 * Fax (541) 335-2595 ' pfarrington@peacehealth.org , , " , J, 1.0 Land Use Request '. , . ' ,. , peaceHealth Oregon Region (the" Applicant") requests approval to change the zoning classification on the City's zoning map from Light Medium Industrial ("LMI") to Community Commercial ("CC") for approximat€ly 5.24 acres identified as Tax Lots 400 and 402 on Assessor's Map No. 17-02-32-00. This same acreage on the site is being proposed for a concurrent amendment to the Metro Plan diagram (which automatically also amends the East Main Refinement Plan diagram) from LMI to CC, as allowed in Springfield Development Code ("SDC") 12.020 (I)(a)l. .., , ATTACHMENT . 4-1 '; , " ,~t- -. ',",--~ ":''';''":.~: ",:', ,,: ' ' '1'-,,--':- ':: ,~~~ ",':,;;j/' ,~.:~ 'i:.',,-;,~ <--r?~l ,I; ,~ :J''' :",e, " ':\, .,-,-"" . :,'~;' , ..,~ .,.../~:: c',:-,?1' , ...,~ ,--'.:",',,-=-=',:t ,,'...,-'. . "'--~-:.~ " . 4'"'t',' '~".._---'-' "u ...' ',<:fy ...':'1::. '-, :~; .," ',. ,'.' ,""..., ., '.' , .. Zone Change Application, 'PeaceHealth Oregon Region' March 15, 2007 Page 2 ' ,'" ' " i , The area subje~t t~ 'the jiroposed rezoning is mapped on Attachment A; and is referred to . , "colle~tively in this application as the "subject properties" or :'site." " " .. 2.0 Proj eet Purpose ; " . The Applicant seeks to rezone (and through concurrent applIcation, redesignate) the , subject properties to CC so they may'be developed for commercial uses (i.e., Tax Lot '400), including a possible future medical clinic which could serve residents, in the ,growing east Springfield area, and to be allowed ,to continue long-standing commercial operations (i.e" Tax Lot 402). Approval ofthis land use request would preserve , , , ". employment and existing viable commercial operations on TaxLot 402, and create 'stable' family_wage employment opportunities on Tax Lot 400 - a vacant arid underused . industrial site. The proposal would also help beautify this portion of Main Street from its tradi tional industrial yard uses, and future development would provide. a superior buffer ,'for residential uses to the west than currently exists.' ' , ' 'As described'in later sections of thIs nairativethe proposal is consistent with East Main, Refinement Plan (EMRP) and the Metro Plan as required by approval criteria in SDC 12.030. 1n particular, this request.- when corisidered'with the concurrently subinitted' 'Metro Plan diagram amendment (and automatic EMRP diagram amendment) - complies with EMRP Policy 2: "Apply site-specific Commercial refinement plan designations to , clearly define the limits of new commercial uses where there is not an existing, legally.' established, and beneficial mixing of uses." (pg. 12) The proposal to allow for a broader', more beneficial range of commercial and employment-generating uses on the subject , properties. It would also improve the area and better distinguish arid buffer adjacent " residential and industrial business park uses.' ' 3.0 Site Context , The subject properties include a currently vacant, flat parcel (Tax Lot 400) and existing, , commercial development (Tax Lot 402) east of 44th Street along Main Street in east, ' Springfield, The site is bordered on the south by Main Street, on the east by the Hyland Business Park, on the north by an open area south of the Weyerhaeuser mill site (Ta.x Lot 400) or an existing cOlrunercially zoned parcel (Tax Lot 402), and on the west by other " small-scale commercial enterprises (e.g., a cabinet shop and karate school) fronting Main . Street and residential homes along 44th Street west of Tax Lot 400. Commercial enterprises are located immediately southofthe site across Main Street (e.g., Gray's Garden Center). While historically. involved in agricultural uses, since around 1990 Tax Lot 400 was used as a storage and sales yard for landscape organics and forest by-products. The current pr,opeiiy owners also used the site to store modular constru~tion offices, tooltrailers, construction equipment and concrete form plywood. Tax Lot 402 has had various ' commercial services on site since the 1950s. 4-2 " ,',,: ,,", , '~ " , .11 , .' ~, ,'...' , ,:', , , ,:," ,'" . Zone Chang~ Applicition' " PeaceHealth Oregon Region: , ,March IS, 2007 ' 'P,ae 3 " ~ , . '" ,r. , '\', .1: ",. , ' The properti~s have no jUrisdictional wetland~ or 'i~ventoried Goal 5 ~itural or historic 'resources. The site is within the Springfield Urban Growth Boundary, and both parcels , were annexed into the City of Springfield in 1960. The EMRP diagram '( adopted in " 1988) currently designates the subject property for industrial uses. '" , " . , ," .... " .. " " " , 'The abutting property to the east is designated LightfMedium Industrial in theEMRP:", diagram and zoned LMI. The areas immediately to the west and south of the site fronting' Main Street are identified as being within Mixed-Use Area #2 in the EMRP, and are all, ' zoned Community Commercial. Property to the'west of Tax-Lot 400 along 44th Street is '., , zoned and designated Medium Density Residential.' . '2. 'C6nsiste~cy with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans;imd ' . ." , " 3: That the property is provided with adequate public facilities, services and transportation networks to support the use, or will be provided · " concUrrent with property development.. , ' Legislativ~ zone map amendments are also required to show that theyme~t the criteria for Plan amendments outlined in SDC ArtiCle 7; and that it complies with the state Transportation Planning Rule (OAR 660-012-0060); where applicable. Findings demonstrating consistency with the appr~vaJ criteria are outlined below. , .' , ' . . 4.1 Consistency with Metro Plan Text and Diagram Consistent with SDC 12.030 (3)(a), this narrative only addresses those policies that apply to the proposal, and does not discuss those portions of the Metro Plan that: (1) appty only to rural or other lands outside of the urban growth boundary, (2) apply to land uses other than the current or proposed designations for the site and will not be affected by the proposed Plan diagram and text amendments, or (3) clearly apply only to specific development applications (e.g., site pl.m review submittals or subdivisions). In many instances the goals, policies and implementation measures apply'to specific development proposals that will be addressed through compliance with applicable City regulations during site plan review of a given future development proposal, Except for the Growth Management Goals, which are addressed below, each of the Metro Plan policies are addressed in the order in which they appear in the Plan Element section of the Metro Plan. ",. 4-3 . " ,,'v ' " ' "0 . '. ' ' , ',', Page 4 .'..' , , ' , .. Zone Change Application PeaceHealth Oregon Region , .. " March 15,2007 .. ~ ' ," " ", ";:' ',4.1.1 Metro PIl\n Elements " '" .,'.', ".:,:"., , 1. GrowthMan~gement . PoliCies' , . '. , ' " 1., The urba; growth boundmy and sequential development shull continue to be implemented as an essential means to achieve . compact urban growth" Provision of allllrban services shall be ' concentrated inside the urban growth boundary, :;The proposal satisfies this policy because the subject property i"sillsid~ the UGB and city , limits and as such, encourages compact urban growth. Also, urban services are available at sufficient levels to accommodate the existing and future infill development resulting, approval of from this application, The City's site plan review processes ensure that the, appropriate level of services is available to serve future development.' 2. Residential Land Use and Housing Element' , Policies', . A,l1Generally locate higher det;sity ~esidenti~l dev~lop'mentnea~ " , ~niployment or com~eri:ial services, in proximity to major ' transportationsjJstemsor within transportation-efficient nodes.'" , ,.', ',~ ' ,', ' The proposedredesignation does not affect the in;"entory or availability ofn;sidentially designated or zoned land,. including the sirigle- family residential area abutting Tax Lot 400 that is zoned and designated for Medium Density Residential, or higher density residential developm_ent~}ocated east of the site along Main Street. However, approval of tIle requested redesignation to Corrmi.unity Commerciai would allo\'{ for residential areas proximate to the subject area to have close and efficient access , ,to existing c6mniercial~erviCesbn Tax Lot 402 and to future medical facilities'proposed " for Tax Lot 400, consistent with the above policy. The areas proposed for redesignation ' . offer existing and future employment opportunities and provide commercial servi~es' along a major transportation system that can support the needs of nearbY'resi,dential 'development. ,,' " ' " ,A.22 Expand opportunities for a mi.x o/uses in newly developing areas and existing neighborhoo.ds through local zoning and development , regulations. ' , ' The proposed map amendment and zone change wiil allow for existing coriunercial uses on Tax Lot 402 to continue to serve existing neighborhoods in the mid- and east, Springfield area, and for future clinical facilities to be developed t~ serve this rapidly' growing area of the community. Approving the request would expand commercial opportunities to serve these neighborhoods consistent with the above policy. 4-4 .'; .'" ,,: ":., . f" , , ,'~ ' , ',' , ". ' , " , ' , Zone Change Application PeaceHealth Oregon Region March 15, 2007 Page 5, ' .' ,', ,,', , ,<' 3. Economi~ Element, ,-'Policies, ' " ' ~ , ':, ',' " . ,: ,. B.1 Demonstrate a positiveinte~est in existing and new industries", : especially those providing above-above wage and salary levels, and increased variety of job opportunities, a rise in the standard of living, ' , and utilization of our existing comparative advantage in the level of ' education and skill of the resident laborforce. ' ,,' '.' : The.'proposal is ~onsistent with.thi~policy-because it 'will 'allow medical dinlc use's to be, " developed to serve growing areas in east and south Springfield. As is observed in the ,...' Springfield Commercial Lands Study (pp. 27, 29), employment in health services is, growing and approving the requested redesignation and zone change will enable. ' increased job opportunities with higher than ~verage wages thereby raising the st'andard, , of living and meeting the needs of Springfield citizens, consistent with the above policY: , :..,. ....." B.2 Encourage economic development which utilizes local and imported , ' capital, entrepreneurial skills, and the resident laborforce. ,', The construction of and the use ofcormner~ial arid medical uses will utIlize both local. ' and imported capital and will employ the local labor force in a variety of skilled, ;' semi-skilled, and unskilled positions, consistent with this policy. . ' . ' .." . '. ,.. ',. B.6 jncre~se the mnoullt of un devel;ped land ion~dfor light indus'try and commercial uses correlating the effective supply in terms of suitability and availability with the projections o/demand. The proposal will add approximately 5.24 acres of Community Cormnercialland, consistent with recormnendations to increase the cbrmnerciallandsinventory made in the Springfield Cormnercial Lands Study. The SCLS and acknowledged metropolitan Industrial Lands Study concluded that there is a deficit of needed commercial land, imd a ' surplus of industrially zoned and designated land. Approval. of the requested ' redesignation and zone change will not cause the inventory of needed industrial land to go into a deficit, but in fact would be consistent with the above policy. The proposal correlates the need, suitability, and availability of the subject site for cormnercial uses with the need for such uses as demonstrated in the adopted SCLS.. B.ll Encourage economicactivities which strengthen tlie Jiietropolitim area's position as a regional distribution,: trade, health, and service , center. The amendment will facilitate the devel~pment of medical uses that will serve the needs of the growing residential areas in east, south and southeast Springfield, and strengthen ,the metropolitan area's position as a premier locale for healthcare services, consistent with this policy objective. ,4-5 ".,':' " " '", ',. Zone Chang~Applicatiori ' , ,PeaceHealth Oregon Region March 15, 2007 ,Page 6, " ' .-,' :. . " , ' , "6. :Environmental Design Elemeri.! , " , Policies' " ' '.':"",. .:' 'r' , ,:' E. i In order to promote the greatest possible 'degree of diversity, a broad variety of commercial, residential, and recreational land uses shall be ericouragedwhen consistent with other planning'policies. ' , Approval of the proposed map' amendments will add just over 5 acres into the City's inventory of commercially designated and zoned land, thereby allowing for a variety of . needed commercial"uses to occur on the subject property. Long-standing' existing '", :: coriunercial services on Tax,Lot 402 would be allowed to continue without the'spe'cter of being considered non-conforming uses, and Tax Lot 400'could be developed with, ,," medical services that will serve the needs of the growing residential areas east and south ofthe subject site, consistent with the above policy. .' " ' ' 7. Transportation Element Land Use Policies . ... ,', ..- . ,'," \ .' . , . , F.3 Provide for transit-supportive land use'patterns and development, including higher intensity,transit-oriented development along major ' transit corridors and near transitstations; medium- and high-density residential development within one-izuarter mile of transit stations, , major transit corridors, employment centers, and downtown areas; and development and redevelopment in designated areas that are or could be . ' well served by e.xisting or planned transit. The proposal will enable lahd~se paiterns'and development 'consistent with the above policy. Approval of the requested zone change (and concurrent redesignation) will allow for higher intensity development along Main Street, a major transit corridor. An existing , LTD stop is located on the frontage afTax Lot 400 (see photo, pg. 2, Appendix A of the ' TIA), and will provide;convenient access to existing and projeCted employment on the subject site, as well as access for patients to future iJut-patientmedical facilities projected oofuW~. ,,' ' " Transportation System Improvements: Roadways Policies' F.15 Motor vehicle level OJ service policy: a. , Use motor vehicle level of service standards ta maintain acceptable and reliable performance on the roadway system. These standards shall be 'used for: (1) Identifying capacity deficiencies on the roadway system. (2) Evaluating the impacts on roadways of amendments to transportation plans, acknowledged comprehensive plans arid 4-6 ''-,',. ::.',: '." , Zone Change Applic.tion Pe.ceHe.lib Oregori Region ;' 'March 15,2007 ' .,..,., 'land-use'reguiations, puhuant to the TPR (OAR 6(jO-012~. 0060); (3) Ev~luating development applications for consistency with the , land-use regulations of the applicable local government, jurisdiction. . ',-' ~ . , ' b. Acceptable and reliable performance is defined by the following, levels of service under peak hour traffic conditions: LOS E within," Eugene's Celitral Area Transportation StudJi (CATS) area, and , LOS D elsewhere. ' ' 'c. Performance standards from the OHP shall be applied on state' , , facilities in the Eugene-Springfield metropolitan area. ,\, ~~ge.? ",: ; ,,'. ' <, , ' ' . In some cases; the level of service may be substandard. The local , government jurisdiction may find thattransportation system, ' improvements to bring performance up to standard within the planning horizon may not be feasible, and safety will not be compromised, and broader community goals would be better served by allowing a substandard level of se~vice. The limitation on tke feasibility of a transportation system improvement may aris.e from severe constraints, " including but not limited to environmental conditions, lack ofpublic agencyfinancial resources, or.land use constraintfactors. It is not the intent ofTSI Raodway Policy #2: Motor Vehicle Level of Service to require deferral of developmentin such cases, The i1itent is to defer motol' vehicle capaCity increasing transportfltiim, improven,unts imtil existing constraints can be overcome or del'elopatlalternative mi.-r: of strategies (such as: land use measures, TDM, short-term safety improvements) to address the problem. Subsection a:(2) in the above policy requires an evall.lation ofthe proposal pursuant t~ the state Transportation Planning Rule (TPR). The accompanying Traffic Impact Analysis provides the factual basis to determine that the proposed redesignation would not result in a "significant effect" as defined under'the TPR (OAR 660-012-0060(1)). ' ,\., , ' Specifically, the proposal does ~ot change the functional cla;;sificationofMain Stree't or any other nearby roadway, nor does it change the standards for implementing the City's functional classification system of roadways, as identified in the Regional Transportation Plan. As demonstrated in the TIA, the proposal also does not: ' . Result in types or levels of traffic or access that are inconsistent with the functional classification of Main Street or any other nearby roadway; . Reduce performance of traffic on Main Street or other affected intersections to a level that is below acceptable established performance standards; or . ' 4-7 ".1 ... Zone Change Application' PeaceHealth Oregon Region' March 15, 2007 . , : Page ~ .' ' , . , " ," ' .' Make performance of existmgfacilities worse (i.e., below acceptable mobility " standards) than would be the case other uses permitted under ~xisting designatiom or. zoning. , Additional TPR fIndings are: furthedocated in the TLA,see pp. 31-32. Be~a~se the proposal does not result in a "signifIcant effect" as established by appli~able OARs, n~ further TPR analysis is required. The request is therefore consistent with the above policy, ' .. " " .." , .. 8. Public Facilities and Service Element" ", Policies ' :," , ' G.1 Extend the minimum level andfull range of keyurbim ' facilities and services in an orderly and efficient manner consistent , -with the growth management policies in Chapter II-B, relevant policies in this chapter and other Metro Plan policies. " , the subjeci property is located in SpringfIeld's city limits DGB. All necessary " , infrastructure and key urban facilities/services are present toserve existing development ". (Tax Lot 402) or are available to serve futUre inm\' development on Tax Lot 400. ' . ' Therefore, the proposal is consistent v;ith the above policy. , , . , , . ' .. ," . 9. Parks and Recre~ti~n Facilities Element Policies' Policies in this element of the Metro Plan are not relevant to the requested zone change.' 10. Historic Preservation Element Policies " Policies in this element of the M~tro Plan. are not relevant' to the requested"zone change. " -' ' , , ' 11. Energy Elemend'ollcies Policies in this element of the Metro Plan are not relevant to the requested zone change. , ' 4-8 '. '. , , " ' :crine Change Applicatio;' " PeaceHealth Oregon Region " March \5, 2007 '<>,;, ',"','" " " . ' ' Page 9 "" ,',\.' 4.2 Consistency ~ithEast Main'RefinementPlan' " ,," , , ,. . " ',,' , " .'The following demonstrates how the proposal is consistent with applicable policies in the' East Main Refinement Plan (EMRP). ' ' " ,.,' L ' 'Mb:ed-Use Element ~... Policy 2) Are'a #2 , ' , A) The f;llo~ing land uses are allowed'under Community Comm'ercial' ~~ ". '. All Commu/ritv Commercial uses subject to Article 18 afthe Springfield Development Code. The proposal requests rezoning the s~bject properties fromLMI to Community. ,Commercial (and concurrently redesignating the properties to tC), as the above policy and other EMRP policies allow: Approval of the request would alleiw long-standing existing commercial uses on Tax Lot 402 to continue as permitted under Article 18, and , consistent with neighboring uses to the west and south, which are also zoned and, . . designated for commercial uses. ' , ' ," '.', ,.' 2.. ' , Commerci~l Elemerif 'Criteria (or Commercial Refinement Plan Desirmation ; , 1. Gener~lly, th~ Comn;unity Commerci~l ;~jin~11lent plan designation shall be applied under the following sirc!fnistdnces: . , " A) where it is not an intrusion into ~ell-maintained residential neighborhoods; . ' .- . . ' The area proposed for rezoning does not intrude' ihU) the ~xisting residential aie~' west of the subject site along 44th Street, and is therefore,consistent'with the, , above criterion, " ',.,',',!".' B) 'where it does not increase conjlic~ between Low Density Residential and Commercial; , ' Although the abutting residential area is zoned Medium Density Residential, it is developed in low-density residential uses, Approval of the proposed rezoning of the subject sites would actually res)llt in a decrease of conflicts between abutting residential and non-residential land uses by allowing future infill development on Tax Lot 400, and through the site plan review process establishin'g improved landscaped buffers and a use more compatible than the industrial uses that historically abutting this residential area. " 4:'9' ...'..,," .' " Zon~ Change Application' :' ,'PeaceHealth Oregon Region ," March 15.2007 ' '-," Page 10 , " , C) ,where cl:it~riafor designating Medium Density R~sidential . land does not apply;', ' ' " '" ' ", . < ,',' ,',,"', " ",' , " Criteria for designating MDR'larid does notapplyt~ the subject site. , 1 ~~" , D) where legally, created commerCial uses ixist; , Tax Lot 402 has existing, long-standing commercial uses that were legally created ' 'prior to' development of the Metro Plari orEMRP. Tax Lot 400 has had a variety : ", of commercial servic'es located on-site over the years,' ,,' , ,,' . . ," , . ' .' , E) where adequate customer and service a~cess to'an arteriaL' , street can be provided; .., and, ' , " The subject site has adequate legal access onto Main Street, which is dassifi~d as ,'. ari arterial street. ' " ' ' , ,'. ',' ,,' ' '. . F) where designated Commercial on the Metro Plan Diagram. Approval of the concurrently submitted Plari diagram'amendl1lentappii"cation would result in a Commercial designation on the Metro Plari diagram, which , would also automatically modify the designation on the EMRP diagram. , ' " , ' . , , " , d,' . , ' ' , ' Policy 2) Apply site-specific Com'mercial refinement plan designations to clearly definf! the limits of new commercial uses where there is not an existing, legally established,. and beneficial mixing of uses. . . . ' ' Approval6ftheconcurrently requested redesignation would apply Co~ercial plan designations to the subject properties, allowing the eXIsting, legally established , commercial uses on Tax Lot 402 to continue. It would also enable commercial ,uses to be established on Tax Lot 400, thereby defming the limits of new commercial uses between the pre-existing commercial uses on Tax Lot 402 'and others to the west, and the ' developed industrial business' park to the east. Tax Lot 400 does not have ari existing or beneficial mix of uses, but has historically housep industrial yard-type operations., Therefore, approval of the proposal would define the limits of new commercial uses as called for in the above policy, and also provide the ability to make superior buffering and other improvements associated with future development on Tax Lot 400 through the site plan review process. ' . ' Policy 3) Reduce the number of vehicular accesspoints and require the rebuilding of curbs and installation of sidewalks and street trees along, , ' Main Street, through the Site Plan Review process and in public improvement projects. 4-10 ':; '" : " '\ I I " " , Zone Change Application PeaceHealth Oregon Region , "March 15, 2007 'Page I L ',' .. ,".' ,'-. ' , ' , .. ' '!' , . ' The proposal w,?uld 'result in reducing the number of existing access points as required, above. Through the Site Plan Review process, future development on Tax Lot 400,will , have a single driveway access onto Main Street, eliminating one of the two existing curb. cuts on this site. Sidewalks and streeUrees are already located along its Main S,treet frontage, consistent with the above policy. ' Policy 4) Provide buffering between commercial and residential uses through Article 31 of the Springfield Development Code, Site Plan Review process. , , ., ' . . , ';, Existing residential use;; alorig the eaSt side of 44th Str~et have had no real buffer fro~ " pre-existing industrial uses on Tax Lot 400. Approval of the proposal would allow for attractive infill development of future medical facilities that would provide (through the . SPR process) improved landscaped buffers between the future use and existing. , residential area to the west- as 'required by Code, and consistent with the above policy. 3. Industrial Element ',' Policy 1) The City shall encourage efforts of various agencies to attract' new arid retain e;y;isting jobs and businesses. , " ' ImDlement~tion The City shall maintain a current in ven tory of vacant commercial and industrial land fwd structures within the East Mail! area. .. Consistent withthe above policy, approval ofthe requesieclzone change and redesignation will enable existing, long-standing jobsillld businesses on Tax Lot 402 to remain as legal, conforming land uses, and allow future development of new employment on Tax Lot 400 with higher than average wages and employment densities than the current deSignation and zoning allows. ' " , , ,,' 4-11 ,.'1', ,... '", , ' Zone Cnang'e Application , , , PeaceHealth Oregon Region March 15, 2007 , , " Page 12" '" " " , . , ' 4.3 Provision of Adequate Public Facilities , Thesubj~ct properties were annexed into the Springfield corporate limits in 1960, and therefore are provided with City police, fue, ana other government s'ervices." Other basic, , infrastructure is ih place to serve e;<:isting development on Tax Lot 402 and any future development on Tax Lot 400. Specifically, sanitary sewer;stormwater, and water lines are all located along the site's Main Street frontage - all of which are adequate to serve , the needs of existing and/or future development on the subject site. Transportation, services are also'readily available to serve existing and future development, as Main , ' , ,Street is fully improved with curb, gutter, etc" '; As indicated in the Traffic Impact Analysis' accompanying the concurrently submitted , zone change and Metro Plan diagram amendment, approval of the proposal would not , ' result in a "significant effect" to the transportation system; and therefore is consistent' , with the state Transportation'PlanningRule. 'The TIA further demonstrates that existing' and future development under the proposed zone change has safe and efficient access and circulation for vehicles, and also will benefit from the sidewalks, bike lanes, and transit ' service existing on Main Street. Therefore, the proposed zone change complies with the requirement for having adequate' public facilities and services to serve development, as established in SDC 12.030 (3). 4.4 Consistency with Approval Criteria in SDC Article 7 The proposed zone change is submitted concurrently with"an application to amend the Metro Plan diagram. The following findings are contained iri the Plan diagram , amendment application, and also demonstrate that this proposal comPlies with Metro Plan policies as required in,SOC 7.070 (3) and with zone change approval criteria in SDC 12.030. Both the findings below relative to Goal 12 and those above pursuant toMetro ' Plan Transportation Element policies address consistency with the state TPR, as called for in SDC 12,030, ' . , ., , ' , , ' .'., ,",. . It should also be noted that approval of a Metro Plan diagram amendment also correspondingly changes the applicable refinement plan (East Main Refinement Plan) diagram, as established in SDC 7.110 (4). ' Goal! - Citizen Involvement Goal 1 addresses the need to develop a citizen involvement program to ensure citizen involvement in all phases of the land use planning process. The Planning Commission and the City Council will hold public hearings imd accept testimony on the proposal. Through the procedures established by the city, ,citizens will receive notice of hearings in generally published local papers and have the opportunity to be heard regarding the proposed diagram arriendment and zone change. Notice of the public hearings will also be given in accordance with SDC requirements to nearby property owners, interested parties requesting notice, and any established neighborhood organization, Since the process complies with the City's citizen involvement program and citizens have ,,~ 4-12 Zone Change Application ' , ,PeaceHealth Oregon Region " , March 15, 2007 , Page 13 "co' 'opportunities to be in~olved in thep~ocedure; the proposed plan and z~ne map amendments are consistent with Goal.], '," Goal 2 - Land Use Planning Goal 2 requires that local comprehensive plans be consIstent with the Goals, that local', comprehensive plans be internally consistent, and that implementing ordinances be ' consistent with acknowledged comprehensive plans. Goal 2 also requires that land use' , decisions be coordinated with affected jurisdictions and that they be supported by an adequate factual base. As required in SDC 7.050, the City is required to give referral , " notice of the proposed Type, II Metro Plan diagram amendment to the City of Eugene and '. Lane County so they may determine if there are grounds to participate as parties to the hearing. The City also sends the statutorily required notice of the initial public hearing '45 days in advance to the state Department of Land Conservation and Development, ensuring'that they are given opportunity for comment and review conformity to ' applicable statewide planning goals~ The Metro Planand theSDC, 'as well as the Statewide Planning Goals and applicable statutes, provide policies and criteria for the evaluation of comprehensive plan amendment and zone change proposals: Compliance with these measures assures an , adequate facfual base for approval of the proposals. As discussed elsewhere in this ' document, the Plan diagram and zone map amendments are consistent with,the Metro Plan and the Goals. ,Consequently, by demonstrating such coinpliance, the proposal satisfies the consistency element of Goal 2.. ' ,'," ,.,' Goal 3 - Agricultural Lands This goal is inapplicable because as provided in OAR 660-15-QOO(3), Goal 3 applies only to rural agricultural lands. The subject properties are located ,within an acknowledged ' urban growth boundary, are inside Springfield's corporate limits,and have not been in agricultural use for decades. Goal 4 - Forest Lands Goal4'does not apply within urban growth boundaries, per OAR 660-06-0020, and the areas affected by the Plan arnendinents are inside Springfield's aclmowledgedUGB. Goal 5 - Natural Resources GoalS requires local governments to protect a variety of open space, scenic, historic, and naturahesource values, Goal 5 and its implementing rule, OARCh. 660, Division 16, require planning jurisdictions, at acknowledgment and as a part of periodic review, to (1) identify such resources; (2) determine their quality,quantity, and lo~ation; , (3) identify conflicting uses; 4-13 ',., ",', Zone Change Applicat;on , , PeaceHea1th Oregon Region :" ,'March 15,2007 Page 14'... 'I'" , , " ; .' (4)' , examin~the ec~nomic: social, environmental, and energy., , (ESEE) consequences that could result from allowing, , limiting, or prohibiting the conflicting uses; and, '.,\" , .~" :,< , :' , ' . - (5), develop programs to resolve the conflicts. " The subject properties are notori Springfield's acknowledged Metro Plan Goal 5 , inventory. No threatened or endangered species have been inventoried on the site, and no archeological or significant historical inventoried resources are located on the site. The, Nation~) Wetland Inventory and Springfield Local Wetland Inventory maps have b'een ", consulted and there are no jurisdictional wetlands located on the site, Therefore, the ' . ,proposal does not alter the City's compliance with Goal 5.' , ,GoalG - Air, Water, and Land Resources Quality , "" The purpose of Goal 6 is to maintain and improve the 'quality of the air; water and land , resources of the state. Generally, Goal. 6 requires that development comply with' applicable state and federal air and water quality standards. In the context of the , pr9posed Metro Plan diagram amendment and zone change, Goal 6 requires that the applicant demonstrate that it is reasonable to expect that applicable state and federal, "environmental quality standards can be met. ' , " Though Tax Lot 400 has been used for low-value storage and quasi-industrial uses, the ' ' site is not listed on any siate or local environmental clean-up list. A Phase I ' envirorimental assessment on the subject property was conducted and recommended, ' additional analysis. Upon recommendations through the Phase 2 environmental ' assessment a nominal quantity of soil (Ies~ than 10 cy) impacted by earlierlhistOlic use' was removed from the site and properLy disposed. Given the nominal impact generated , by historic uses on the site, it is reasonabie to conclude that future development on the , site will be able to demonstra,te compliance with City standards for water quality, . protection through the site plan review process,thereby complying with applicable state , and federal environmental quality standards. . . Goal 7 ~ Areas Subject to Natural Hazards . Goal 7 requires that development subject to damage from natur'al hazards and disasters be , plaimed and/or constructed with appropriate safeguards and mitigation. The goal also requires that plans be based on an inventory of known areas of natural disaster and hazards, such as areas prone to landslides, flooding, etc. The site'is flat and not subject to landslide hazards, and is located well outside of any , established FEMA flood hazard area. Therefore, approval of the proposal will not alter the City's acknowledged compliance with Goal 7 through its adopted plans, codes and procedures. 4-14 , 'Zone Change Applicati~n PeaceHealth Oregon Region ',March 15,2007 ' '{, " , Page 15 ,;' , Goal 8 - Recreational Needs ' , ,Goal 8 requires local governmentsio plan and pr,ovide for the siting of necessary, , recreational facilities to "satisfy the recreational needs of the citizens of the state and ',visitors," and where appropriate, provide for the siting of recreational facilities including destination resorts. The subject site is not includediIi an inventory of recreational sites, and the,proposal will not have an impact on the community's recreational facilities or needs; therefore, the proposal does not implicate Goal 8. . Goal9- Econonlic Development " ' , ' " , , Goal 9 requires the city to provide adequate opportunIties for a variety of economic activities vital to the health; welfare, and prosperity of the citizens. The proposed ' amendment to the Metro Plan diagram will increase the city's capacity for economic develolrment oy adding 5 acres of CC designated/zoned land in place of the existing industrial designation and zoning. Permitting the ccjnstruction of future clinic facilities on Tax Lot 400 and allowing long-standing commercial uses on Tax Lot 402 to continue' and become conforming uses consistent with commercial zoning through approval of the proposed Plan diagram amendment and zone change is consistent with numerous policies in the City's adopted plan for compliance with Goal 9, the Springfield Commercial Lands , Study (SCLS), ',,', .' ",,' Specifically, the following SCLS policies are applicable to the proposal: , ' Policy 1-A: "Maintain a mixed supply of large and small commerClar'sites through'strategies such as rezoning or annexation to serve Springfield's ' future population." The proposal fulfills this policy objective by rezoning (and redesigllating) land from, industrial to commercial use, for two tax lots of varying sizes and coriiinercialuses; thereby maintaining existing employment and commercial use in Ta;'cLot 402 and ' , providing the ability for growth in medical sector employment by allowing future clinic uses on Tax Lot 400. Policy 1-C: '''Maintain at least a five-year supply of commercial land within the Urban Growth Boundary (UGB) that is currently served or readily serviceable with a full range of urban public facilities and services." The SCLS (see Table 3-8, pg. 32) found there to be a deficit of 158 acres in the supply of commercial land over demand projected through the year 2015. The proposal would allow for redesignation and rezoning of five acres thereby reducing the deficit of commercial land. The subject site has a full range of urban public facilities and services, available to support existing commercial development on Tax Lot 402, and future development on Tax Lot 400. The SCLS identifies (pg. 33) a need to support "employment in population-dependent 'sectors such' as retail sales and health services" to meet Springfield's growing community, The SCLS also noted (pp. 27-29) state and.local 4-15 .-.;..,'. .' '. ',.r, . ." Page 16 ::;, ' Zone Change Application ' , ,PeaceHealth Oregon Region March 15, 2007 " ',,~ ' " ".^ ':,' , " , ' ',trends in greater employment in retail trade and well-paying health services sectors.' Approving the proposed redesignation and zone change would helpmeet Springfield's demonstrated need for employment imd cominercial services. ' , , ' . " ' ,I",',' " .," Finding 3 inthe SCLS (pg. 36) Cited the acknowledged 1992 Industrial Land Study as demonstrating that "a surplus of industrial sites exists in the Metro Area." Therefore, the proposed redesignation,(and corresponding rezoning) would not r~su1t in a deficit of needed industrially designated and zoned land, but it would help reduce the commercial lands deficit identified in ,the SCLS: .Therefore, approving the proposal would be , . consistent with SLCS Implementation Strategy 3-A (1): "Evaluate inveritories based on,' demonstrated need for the planning period. . Initiate rezoning or redesignation of surplus' land uses where more appropriate for commercial, consistent with the Metro Plan." . ,.. ' The 'proposal in fact consistent' with inventories for conimer~ial and industrial lands ',adopted by the City Council and ackriowledged by DLCD as being consistent with Goal 9. 'Oregon Administrative Rules concerning Goal 9 implementation (OAR 660-009- " 0010(4)) call for amend)TIents to land use designations "in excess of two acres withinan . existing urban growth boundary from an industrial land use designation to a non, industrial use designation" to have to address applicable planning requirements ~ 'such as ' consistency with the Metro Planandotheilocal plan policies (i.e., SCLS) orbe consistent with an economic opportunities analysis. The 'City can find that the proposal complies with relevant local plan policies by converting one form or employment-generating larid ' ,use to another, without negatively impacting the slipply of buildable lands for either category of uses. The proposal enables continued use of the existing and long-standing commercial center to continue to operate and provide employment opportunities, while ' also allowing higher-value' employment associated with future development on Tax Lot 400. These types of employment-generating uses are among those identified in OAR 660-009-0005(6) 'as eligible non-industrial employment activities that can justify approval of the proposed Plan diagram amendment without the need for aneconorhic: opportunities analysis apart from the SCLS, which DLCD acknowledged as fulfilling the' City's obligations under Goal 9. ' , , ." ' " , Because the requested redesignationand zone change implements SCLS'policies and does nol result in a deficiency of needed industrial lands, and is otherwise demonstrated to be consistent with relevant Metro Plan policies, approval of the proposal is consistent with the City's compliance with Goal 9 and applicable administrative rules regarding Goal 9 implementation. Goal 10 - Housing' LCDC's Housing goal requires cities to maintain adequate supplies of buildable lands for needed housing, based on an acknowledged inventory,ofbliildable lands. The proposal does not affect the City's.inventory of residential lands. In fact, approval of the requested redesignation for Tax Lot 400 would enable redevelopment of an industrial site abutting existing residential development. Through 4-,16 Zone Change Application, , PeaceHealth Oregon Region' March 15, 2007 Paoe 17 ,,' o " ,',' the site plan ;eview process, fuiure development on that property can provide asuperi~r" buffer and a higher use that will benefit the adjoining residential properties. Because the ,,' 'proposal does not involve directly any change in the amount of residentially designated " .or zoned land, it does not affect Springfield's continued compliance with Goal 10, :' Goal 11 - Public Facilities and Services' This goal requires the provision of a timely, orderly and efficient 'arrang~ment of public facilities and serVices, The subject property is located within the' Springfield UGB and' citylimits, and is already designated for urban levels of use. The proposed amendment to the Plan map designations and zone map classifications from LM1 to CC will not affect " the ability to provide needed serVices since all the required urban services are available to' , support existing or future commercial uses on the subject site. ' Goal 12 :.. Transportation " Goal 12 requires local governments to provide and encourage a safe, convenient arid economical transportation system. The proposed map amendments and zone change inyolve approximatelyS.24 acres of property, though existing and long-standing' , commercial uses occur on Tax Lot 402 such that approval of the proposal will not result in any changes to the type or intensity of uses on the site, and will not increase the trip generation for that fully developed parcel. As the attached Traffic Impact Analysis (TIA) , demonstrates, future development of medical office facilities on TL 400 will not degrade mobility standards below acceptable levels and allow for adequate queuing limgths at applicable intersections. Therefore, the proposal will not have a "sigriificant effect" on transportation facilities as defined in the Transportation Planning Rule'(OAR 660-012-, 060). '~" Existing development at Tax Lot 402 is not affected by the proposal; iln:dis assumed to ' retain its current access points off Main Street. It is further assumed that future , development on Tax Lot 400 will result in some access changes as will be reViewed through the site plan review process, thereby consolidating two existing curb cuts located " on Tax Lot 400 into a single access point located approximately in the center of the . parcel. The TIA demonstrates that these access points will not result in any degradation of mobility standards below acceptable levels, and that safe and efficient circulation can' be realized through approval of the requested land use redesignation and zone change. Furthermore, reducing the number of access points for future development on'Tax Lot 400 is consistent with policy objectives found in East Main Refinement,Plan (EMRP) Access, Circulation & Parking Element policy lB (pg. 17) and Commercial Element policy 3 (pg. 12). ' Because the proposal, as demonstrated in the TIA, is consistent with the requirements of the TPR and with applicable policies in the EMRP, it is consistent with Goal12and applicable local implementing policies. 4-17 " '-<,,' ..' " ,. .. , Zone Change Application " ,'PeaceHealm Oregon Region : , March 15, 2007 Page 18' ",,' , ,,',- , ..;. ".':' " ."\,. , r.. ~ , . , Go ill 13 -Energy Conservation " ' ' '" , .,' ,'The Energy goal is a general planning goal and provides limited guidance for site-specific map amendments. The proposal hils no direct impact on energy"::: " conserVation, though it would in' fact wiII promote greater energy efficiency by eiuibling , , ,needed clinical services available to' growing residential areas in east Springfield. , 'Therefore, the proposal is consistent with, and does not alter the City's continued, , compliance with Goal 13: ' Goar"14 - Urbanization , , ,", , ,: , " '. , " Goal 14 requires local jurisdictions to provide for an "orderly and efficient transition' ,'; from rural to urban land use~',' The subject property is within the UGB and the city limits of Springfield, and within an existing urbanized area of the community. Therefore, Goal 14 is not applicable to this application, Goal 15 - Willamette River Greenway " " , This goal is inapplicable because the subject property is hot within the boUndaries of the , WiIIamette River Greenway. ,:. ,'" Goalsi6-19 - Cmistal Goals ' " The coastal goals are not applicable to'this application. , '..J" ,t-o 4-18 "'. . "." " , , ". '::. '".' " BEFORE THE PLANNING COMj\1ISSION ' OF THE CITY OF SPRINGFIELD' , , ' ORDER AND RECOlVl1wENDA TION FOR A METRO PLAN I EAST MAIN STREET REFINEMENT PLAN MAP' AMENDMENT AND A ZONING MAP AMENDMENT RECOMMENDATION TO CITY COUNCIL ' " '+ + + + 'CASE NO.LRP2007-00013 ',CASE NO..ZON2007-00012 ,FINDING, CONCLUSIONS " 'AND RECOMMENDATIONS .' "-+: NATURE OF THE APPLICATION "0',' This is a co~solidated appli~aticinfor tlie above referenced case,numbers. The '~pplicant requests approval' of a Metro' Plan I East Main Refinement Plan Map Amendment and a concurrent Zoning Map . Amendment on properties identified as Lane County Assessor's Map No. 17'02-32-00, Tax Lots 400 and 402. The request involves two contiguous properties near 44th and MalnStreet. Specifically, the applicant , proposes to change Metro Plan designation from Light Medium Industrial to Commercial and a concurrent Refinement Plan Map and a zone change f~om LMI to CC. , . .", "~.- 2., The applica'tion was submitted in accordance with Section 3.050 of the Springfield De~elopment Code. Timely and sufficient notice of the public hearing, pursuant to Section 14.030 of the ' , Springfield Development Code, has been provided. ." , 3. On June 5,h, 2007 a publichearirig on the z,one change reque;t was held. The Development Services Department staff notes including criteria of approval, findings andrecommendations, together with the testimony and submittals of the persons testifying at that hearing h,ave been considered and are part of the record of this proceeding. , CONCLUSION, On the basis of this record,'tlie proposed amendments are consistent with the criteria of Sections 7.070, 8.030 and ]2.030 of the Springfield Development Code. This general finding is supported by the specific findings of fact and conclusions in the attached staff report and attached hereto. ' ORDER It is ORDERED by the Planning Commission of Springfield 'that approval of Case Number LRP2007- 000]3 and ZON2007-00012, be GRANTED and a RECOMMENDATION for approval forwarded to the Springfield City Council. This ORDER was presented to and approved by the Planning Commission on ' ~ ' June 5 ,2007. Planning Commission Chairperson ATTEST; AYES" NOES: ABSENT: ABSTAIN: " ATTACHMENT , 5-1