HomeMy WebLinkAboutPlan, Final PLANNER 9/18/2007
,
FINAL ORDER
BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD, OREGON
ZONING MAP AMENDMENT REQUEST
CASE NO. ZON2007-00039
FINDINGS
CONCLUSION
AND ORDER.
NATURE OF THE APPLICATION
Zoning Map Amendment from Low Density Residential (LOR) to Medium Density
Residential (MDR) for Assessor's Map 18-02-05-22, Tax Lot 1100, Robert Hastings'
Property Owner.
1. On July 2, 2007 the following application for a Zoning Map Amendment was
accepted: Change the zoning of approximately 0.34 acre of land located at 770
and 780 South 42nd Street in Springfield from Low Density Residential to
Medium Density Residential, Planning Case No. ZON2007-00039,
2. The application was submitted and completed in accordance with Section 3.050
of the Springfield Development Code. Timely and sufficient notic~ of the public
hearing has been provided, pursuant to Section 14.030 of the Springfield
Development Code.
3. On September 18, 2007, a public hearing on the Zoning Map Amendment
request was held before the Springfield Planning Commission. The
Development Services Department staff report including criteria of approval,
findings and recommendations, together with oral and written testimony
. submitted has been considered and is part of the record of this proceeding.
CONCLUSION
On the basis of this record, the requested Zoning Map Amendment application is
consistent with the criteria of Section 12.030 of the Springfield Development Code. This
general finding is supported by the specific findings of fact and conclusions in the
attached staff report (Attachment 1) and attached hereto:
AYES: 7 .
NOES:d .
ABSENT: f21
ABSTAIN:~
FINAL ORDER
It is ORDERED by the Planning Commission of Springfield that Planning Case No.
ZON2007-00039, Zoning Map Amendment Request, be approved. .
Th. is ORDER was presented to and approved by the Pla~n~n~~i4
September 18, 2007. . 'I){ /
Pla1r.' g Commission Chairperson
ATTEST !.
RECEIVED
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'By:
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Attachment I
Zoning Map Amendment - Type III
Staff Report and Findings
Hea~in" Date:
September 18, 2007
Case Numbe~:
ZON 2007-00039
Subiect P~oDertv:
Assessor's Map No, 18-02-05-
22, portion of Tax Lot 1100
AODlicant IQwne~
Robert Hastings
2375 Pioneer Pike
Eugene, OR 9740 I
REQUEST: The Applicant requests a Zoning Map Amendment to change the zoni~g of
approximately 0.34 acre of land located at 770 and 780 South 42,d Street in Springfield,.
Assessor's Map 18-02-05-22, annexed portion of Tax Lot 1100 from Low-Density Residential
(LDR) to MediumcDensity Residential (MDR). The purpose of the proposed action is to rectify
an inconsistency between the Melro Plan designation and the zoning map. Since the existing
zoning is not consistent 'with the Plan designation, the Director has determined that this
application qualifies to be processed as a City Sponsored Zoning Map Amendment, as
established by department policy in 2006. The Planning Commission is asked to consider the
applicant's request and the findings of fact contained within this report to confirm that the
proposed zoning is consistent with the Melro Plan and that the application of the MDR ~one is
appropriate in this case. .
AODlicant's Representative
None
Date Submitted:
July 2, 2007
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LEGEND
FOR~rTrf~
SUBJECT PROPERTY
770 & 780 South 42,d Street
(eastern 34 acre of lot is inside the
City Limits)
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City Umits Une
PROPERTY DESCRIPTION: The subject property is located on the west side of South 42,d
Street, south of Booth Kelly Road and the railroad line. The land subject to this application is
approximately 034 acre of a 0,91 acre lot: The subject property is the eastern (annexed)
portion of a lot which is c'urrently divided by a north,south City Limits line. The eastern'
portion of the lot is inside the City limits and is zoned LDR, The western portion of the lot is
not annexed,andis zoned MDR! UF-I O. The land is currently developed with a single family
residential use, Access to the property is from South 42,d Street.
REVIEW PROCESS: This City Sponsored Zoning Map Amendment application is a Quasi-
judicial Zoning Map Amendment which affects a single property, involves the application of
existing policy to a specific factual setting, and does not require a Metro Plan diagram .
amendment. SDC 12.030 (I) states that Quasi-judicial Zoning Map Amendments may be
approved by the Planning Commission and that the Planning Commission's decision is the final
local decision. This application is reviewed under Type III procedures listed in SDC 3.090 and
12. The application Was accepted as complete on July 2, 2007.
Approval of the request would allow development in ~ccordance with the standards of SDC
Article 16 at residential densities of 10,20 dwelling units per acre. The applicant's proposal is
limited to the annexed eastern' portion of the lot. The westerly portion of tge'19\:is''1ithiL1lt.'''', 'V' '....- R:'.,.
Springfield's UF-I 0 Urbanizable Fringe Overlay District, thus annexation is rfU[~crprilvot: t. u
Attachment
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development of the property with Medium Density residential uses, The owner is interested in
seeking development approVal for the subject property, thus the zoning must be made
consistent with the Plan designation. A minimum density of 3 units would be required and a
maximum of 6 units 'would be permitted on the 0.34 acre subject property, .Future
I .- ..
development of the site would require a Type II land use review process (Site Plan Review
and!or approval of a land division), including notice to surrounding property owners,
Development would not necessarily be subject to Site Plan Review. SDC 31.020 (2)(a) exempts
duplex dwellings from Site Plan Review when the lot in the MDR zone allows only one such
dwelling.
DISCUSSION: In this report, staff will .demonstrate that the 'proposed MDR zoning is
appropriate and consistent with the Melro Plan and that the proposal meets the criteria for
approval of quasi-judicial zoning map amendments in accordance at Springfield Development
Code 12,030 (3),
RECOMMENDATION:
Upon review of the applicant's request, staff finds that the proposed Medium Density Residential
zoning is appropriate for the subject property' and recommends approval of the applicant's
request.
ZONING OF SURROUNDING PROPERTIES: Land to the north is inside the City Limits
and zoned MDR (Glacier View Subdivision) and LDR (Tax Lot 1002), Land to the south is
zoned MDR 00. No, 99-03,088), Land east of 42,d Street is zoned Public Land and Open Space
(PLq).
SITE PHOTO:
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Attachment
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':I.DJACENT PROPERTIES:
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ZONING OF SURROUNDING PROPERTIES:
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ZONING LEGEND \I7
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LOR Low Density Residential
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MDR Medium Density Residential
CC Community Commercial
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Attachment
1 - 6
SUBJE.CT PROPE.RTY
770& 780 South 42,d Street
(eastern .34 acre of lot)
SITE AERIAL PHOTO
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Attachment
1 -7
METRO PLAN DESIGNATION OF SUBIECT PROPERTY:
MEDIUM DENSITY RESIDENTIAL
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Enlargement of Plan Diagram with 42,d Street and Railroad shown as identifiable features
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Eugene-Springfield
Metropolitan Area
General Plan
Plan Diagram
(The tlrerpret.1tioll :\1lc! p\irpO~e of the Plm Diag.""am aud de"cripriom
Oftbe bnd use" and ,,;nlbol~ "l1o'.\1L are' cO:It.lin~d in Chapter II-G.)
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Urban .Growth 80unddry LO'.'I Dt:nsitj' Her.irlenti.31 li\lhtl\lediumlndustrlal li1Ii Agrlwwre
/~~"..~/ Me,lop."n Bountlary D Medium Der>sitv Hesicler>llal ~ ~mpur; Indur.1ridl ~
:>.,~? f'orestland
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High Oensil',' Residential :.: UnivI!H6hy Hese.uch iB~ Rural Residential
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ComMercial Go'..rernmen~ and :education Rural CommercJ.JJ
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~ Mixee Use ArMS IJ Ma1or!4".:laUCenters ~ f'3r<s.and Open Spdce 0 Rurallndllmial
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PLAN DESIGNATION LEGEND
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Attachment
1 - 8
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SDC 12.030 Criteria of Approval - Zoning District Change
SDC 12.030 establishes the criteria to be used in approving zone changes, In consideration of
this request, the Planning Commission or Hearings Official 'shall adopt findings, which
demonstrate that all of the applicable criteria have been. addressed:
I . SDC 1.2,030 (3)(a) . '
. Consistency with applicable Metro Plan policies and the Metro Plan Diagram:
The Melro Plan provides the public with general guidelines for individual planning decisions.
Reference to supplemental planning documents of a more localized scope, including
neighborhood refinement plans, is advisable when applying the Plan to specific parcels of land or
individual tax lots (Melro Plan page 1-2, #4). The Plan serves as a general planning framework to
be augmented, as needed, by more detailed planning programs to meet the specific needs of the
various local governments (Melro Plan page 1,2. #8),
Finding: No refinement plan has been adopted for the South Springfield area. There are no
supplemental planning documents of a more localized scope which include the subject property,
Finding: In this case, the Plan Diagram provides sufficient specificity to apply the Plan to the
. subject property because .twoidentifiable features are shown: 42,d Street and the railroad line.
The Melro Plan Diagram clearly indicates Medium Density Residential plan designation in the area
. of land south of the railroad line and west o(South 42,d Street. Although the Plan diagram has
no identifiable feature to establish the southerly limit of this MDR plan designation area,
previous decision making by the City has established that the proposed MDR plan designation
and zoning are appropriate and correct for these lots, In 199.9, the City approved a zoning map
amendment which applied Medium Density Residential zoning' to land which'abuts the subject
property along its southern boundary, .
Finding: The Melro Plan Designation of the subject property is Medium Density residential.
, The proposed Medium Density residential zoning is consistent with the Medium Density Plan
designation. The existing Low Density Residential zoning represents a Plan!zone conflict which
must be corrected prior to development of the site. ' '
The following Metro Plan poliCies support the applicant's request:
Metro Plan page Land Supply and Demand Policy A2: Residentially designated land within'
the UGB should be zoned consistent with the Metro Plan and applicable plans and
policies.
Metro Plan Land Supply and Demand Policy Policy A4: Use annexation, p~ovision of
adequate public facilities and services, ~ezoning, ~edevelopment, and infill to meet
the 20-yea~ p~ojected housing demand.
. Metro Plan Residential Density PoliCy AI 0: P~omote higher ~esidential density inside the
u~ban g~owth boundary that utilizes existing inf~ast~uctu~e, improves the efficiency
of public services and facilities, and conserves ~u~al ~esou~ce lands outside the u~ban
g~owth boundary.
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Attachment
1- 9
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Metro Plan Residential Density' Policy All: Generally locate highe~ density ~esidential
development nea~ employment o~ comme~cial services, in p~oximity to major
. t~ansportation systems o~ within t~ansportation-efficient nodes:
Metro Plan Residential Density Policy A12: Coordinate higher density residential development .
with the provision of adequate infrastructure 'and services, open space, and other urban
amenities.
Metro Plan Residential Density PolicyAl3: Inc~ease ove~all ~esidential. density in the
met~opolitan a~ea.by c~eating mo~e opportunities fo~ effectively designed in-fill,
~edevelopment, and mixed use while conside~ing impacts of increased ~esidential
density on histo~ic, existing and.futu~e. neighbo~hoods.'
Finding: Approval ofthe applicant's request would allow an increased residential density on
the subject property from' a maximum of 3 units (at LDR maximum densityof 10 du!acre) to a
maximum of 6 units (at MDR maximum density of 20du!acre).
Finding: Approval of the applicant's request would create an opportunity for effectively
designed in,fill development in accordance with Melro Plan policies, If the owner requests and
niceives approval to annex the westerly portion of the lot, the entire 0.91 acre site could be
developed with 10 to 18 units.
Metro Plan Residential Density Policy A14: Review local zoning and development
~egulations pe~iodically to ~emove ba~~ie~s to highe~ density housing and to make
p~ovisions fo~ a full ~ange of housing options.
Finding: The presence of inconsistent LDR zoning within areas designated MDR on the Melro
Plan limits restricts redevelopment opportunities through limitation of density and creates
additional restraints on design. The existing LDR zoning creates a restraint on infill
development on adjacent MDR zoned land because the Code requires building height to be
reduced to LDR maximum heights (30 feet) where MDR orHDR land within.50 feet of the
abutting LDR district boundary, .
Finding: Approval of the proposal will create an opportunity'to increase the number of units
. permitted and thus increase overall density and additional housing options within the
metropolitan area,
Metro Plan page II1,A,8 Residential Density Policy A16: Allow for the development of .
zoning dist~icts which allow ove~lap of the established Metro Plan density ~anges to
p~omote housing choice and ~esult in eithe~ maintaining o~ inc~easing ho.using
density in those districts. Under no ci~cumstances, shall housing densities be
allowed below existing Met~o Plan density ~anges.
Finding: The existing Springfield Zoning for the subject property presently permits a density
allocation lower than the MDR Plan designation,
.' Finding: The existing LDR zoning is inconsistent with the Melro Plan text,
Conclusion: Staff finds that the MDR zoning requested 'by the applicant iqfst:At~:;'IV E L,'
applicable Melro Plan policies and the Plan Diagram provides the level of spl~~i~e~lrynt~ .
-- - ............
C'
Attachment
1 - 10
Bv:
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Q-I;?,07
apply the MDR district to the subject property, The proposal meets the approval criterion at
SDC 12.030 (3)(a). .
SDC 12.030 (3)(b)
Consistency'with applicable Refinement Plans, Plan District maps, Conceptual
Development Plans and functional plans.
Finding: Jhere is no Refinement Plan, Plan District map, or Conceptual Development Plan for
the subject property, Melro Plan designations establish the basis for functional plans
(transportation, public facilities, .etc.) in the metro area, thus zoning in accordance with the Plan
designation shall be consistent with the applicable functional plans, .
SDC 12,030 (3)(c)
The property is presently provided with adequate public facilities, services and
t~a,;sportation networks to support the use,. or these facilities, services and
transportation networks are planned to be provided concurrently with the development
of the property.
Finding: The subject property has 100 feet of frontage on South 42,d Street, a Major Arterial
,ublic street,
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Minor Arterial'
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Attachment
1 - 11
Finding: South 42,d Street has recently been fully impro'ved, Existing transportation systems
provide access to the property, Specific access requirements will be addressed when the
property is developed,
Finding: The City's Conceptual Street Map shows a westward extension of-Mt, Vernon Road,
The projected future right of-way is located south of the subject property,
Finding: A public 12-inch stormwater line and' a 6-inch public sanitary sewer are located in
South 42,d Street along the frontage of the subject property,
Finding: The property is served by Springfield Fire and Life Safety, Specific access to the site'
for fire and life safety vehicles will be determined when the property is developed,
Finding: The site is within Springfield School District 19,
Finding: The site is within' the Wi llama lane Parks and Recreation Di$trict,
Finding: Expected traffic impacts of the proposed rezoning to MDR are as follows:
ITE trip generation rates for detached single-family are:
Daily Trips = 9.57 per D,U.
PM Peak Hour = 1.0 I per D.U,
Data for "Rental Townhouse" is limited but what exists indicates aTate about 70% that of
detached single,family; CondolTownhouse (ownership units) is a bit lower still around 55%,
60'% of detached single family, '
So, three D.U of de~ched single-family would generate 29 trips per day and 3 trips per PM Peak
Hour; six D,U of Rental Townhouses would produce 20 trips per day and 2 trips per PM Peak
Hour,
At this small scale the difference in traffic volume would' not have a significant impact to: a
, neighborhood,
Finding: Lane Transit District (L TD) reviewed the application and found that the proposed
zone change will not affect existing transit service,
Finding: Solid waste management service is available at the subject property, The City and
Sa,nipac have an exclusive franchise arrangement for garbage service inside the city limits,
Finding: The site receives police protection f,om the City of Springfield, consistent with
service provision throughout the city and with service that is now provided to adjacent
properties,
Finding: Qwest and Comcast currently provide telephone and cable communication service in
this area for and an array of wireless companies provide a number of different communication
services, TheCity has no exclusive fra'nchise arrangements with telecorrimunica~io]f6r~';:;ifele~ I VE L
companies, The field is competitive and therefore guarantees a wide sel~ctio~cu.rr.rntly~ r:: .
upo,n annexation. '
.....-; .........,.,
Attachment
1 ~ 12
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Conclusion: The property is presently provided with adequate public facilities, services and
'transportation networks to support the use. Any specific public and private' improvement
requirements and utility connection points will be determined when the property is developed,
The proposal meets the criterion at SDC 12.030 (3)(c) .
SDC 12.030 (3)(d)
Legislative Zoning Map amendments that involve a Metro Plan Diagram amendment
shall: '
I. Meet the dpproval crite~ia specified in Article 7 of this Code; and
2. Comply with Oregon Administrative Rule (OAR) 660-0 12-0060, whe~e applicable.
Finding: This City Sponsored Zoning Map Amendment application is a Quasi-judicial Zoning
Map Amendment which affects a single property: involves the application of existing policy to a
specific factual setting, and does not require a Metro Plan diagram amendment,
Conclusion: SDC .12.030 (4)(d) is not applicable. ,
CONDITIONS OF APPROVAL: SDC 12.040 states: The App~oval Authority may
attach conditions as may be ~easonably necessa~ to allow the Zoning Map
Amendment to be grnnted.
. CONCLUSION AND RECOMMENDATION
Staff finds that the proposed Zoning Map Amendment is consistent with the criteria of SDC
12.030" Staff recommends that the Planning Commission approve the requested Zoning Map
Amendment as shown in Attachment 2- B without conditions:
RECEIVED
- - ............
By:
9- / J, A) 7
Attachment
1 - 13
Attachment 2-A
EXISTING SPLIT ZONING: LOW AND MEDIUM DENSITY
RESIDENTIAL
0.34 acre Hastings Property at 770 and 780 So'uth 42,d Street, Springfield OR
Assessor's Map, 18-02-05-22 eastern portion of TL 1100
ZON2007-00039 .
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SUBJECT
PROPERTY
770 & 780 South 42,d
Street
(eastern .34 acre of lot)
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ZONING LEGEND
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LDR Low Density Residential ,
MDR Medium Density Residential
CC Community Commercial
NC Neighborhood Commercial
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PLO Public Land and Open Space
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Attachment 2-B
-PROPOSED ZONING: MEDIUM DENSITY RESIDENTIAL
0.34 acre Hastings Pro'perty at 770 and 780 South 42,d Street, Springfield OR
, Assessor's Map 18-02,05-22. eastern portion of TL 1100
ZON2007-00039
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770 '& 780 South 42,d Street
(eastern .34 acre of lot)
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I..EGAL DESCRIPTION
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:,' iA paJi:el of land lying i11he Ncrlhwest ane-<;ullrtBr oIllle'Norlh-..t a"""'luarter
"'; (NW' ~, NW ~) of llecllan 5, Tawnship18 South, Range' 2 Wast of tne
; Wi1llim&t18 Mer1dian, IJlne Coonly, OI1lgOll. 'and beirJg .. portion of lIurt tJad of
:'land conll9)'8d '" ROBERT JAMES HASTllilrnf Ilnd JACQUELINE CAROL
" , .JHA511NGS, as tel\:ln1lil by !he <lnUfa\y"by thai Qlrlain deed roo...do.J July 20,
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j~:i+i::t~'\~',;~~~~~.~:~~~~::~~~~ sa $UM!)U by Lane
, !;~i;,:' ,:;' ' :';~nning at Eng~' Cenlethi SbJion L 10+00.00 POT, ~aJchtilia" beln9
" '."~.~".. . "':""12,688.115 foot Norih aM 88.S5 feel ~ of the Brms Cap mar1c~ 1he
, ,~:'~,'-;';':':'i..i~' 'i ..,:" ,'~ Comer afl!l9 A. AIlllur Oanatlorl L.iuicl ClaIm Number 83 in Secllan
, ,"," ;',~ c""~$.,-:~t,::',o',:.-, '. ~::]5, Townshfp 18 SoulII, Rango2 Weotoflhe WIIlam8I11! Meridlan,lanB County,
" "':~'*';:Y""".';''':l:). < jO!9gan; '11.lI1 thence North 1.,42' 16" Eallf. ~700.00 fe6l to Englr1ee1.'
. C";.." ':J.n;::"':':',"~';,J..Cal)f8rll"" Station L 21-00.00. pOT IIIld 1h8t8'~, all In L:.ane Call11!y,
~.;';'~'::;:i~',~,"':(i:~:: ~'X:. \t~~n. h . "_. . . .
"'e~', '.::,(.' ;';;Th9:'(t t>.,ft line of the abaIiu dBsaI!led slriP of'limd cn:lI:I1e3 GRANTOR'S llOulh8rly aOd
":::"'~,':' i~ propat1;y r""", appaslle lIppI'Qldrrom EngInEsrll' Cen1llr1i1l8 Stalian& L 2'+88 POT
~':4f~~:~X~~:.~:~t;~0;~~: ~TI .~~~~".ely. . " '.;.' ,
,,,{/:.. ';,: ;,'"Ti1!i,~ Of land to _1t1iS OO""~n app/ios lXlflIlIlns 1,5011 square foot, ""'" Of"""'.
":"f: :"'~'l ( .:::.- :";Y~ ~'::~.' " . .'. ._" " :. ' .
," ". , · :The ~ us8d hemin are b3-l an a bearlng ofSaUlllo- 44" 12" East betwoonLC.C,"'.
,'."1228~nifl,C.C,M. 18-02-50'8.1., said bowing ""-:I an the Oregon Cootdtnate S~m.
,(~h'91t Sculh Zone. '
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ATTACHMENT
3-1
. ,
FINAL ORDER
BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD, OREGON
ZONING MAP AMENDMENT REQUEST
CASE NO. ZON2007-00039
FINDINGS
CONCLUSION
AND ORDER
NATURE OF THE APPLICATION
. Zoning Map Amendment from Low Density Residential (LOR) to Medium Density
Residential (MDR) for Assessor's Map 18-02-05-22, Tax Lot 1100, Robert Hastings'
Property Owner,
1, On July 2, 2007 the following application for. a Zoning Map Amendment was'
accepted: Change the zoning of approximately 0,34 acre of land located at 770
and 780 South 42nd Street in Springfield from Low Density Residential to
Medium Density Residemtial, Planning Case No, ZON2007.00039,
2, The application was submitted and completed in accordance with Section 3,050 . .
of the Springfield Development Code, Timely and sufficient notice of the public
hearing has been provided, pursuant to Section 14,030 of the Springfield
Development Code:
3, On September 18,2007, a public hearing on the Zoning Map Amendment
request was'held before the Springfield Planning Commission, The ,
Development Services Department staff report including criteria of approval,
findings and recommendations, together with' oral and written testimony ,
submitted has been considered and is part of the record'ofthis proceeding,
CONCLUSION
On the basis of this record, the requested Zoning Map Amendment application is
consistent with the criteria of Section 12,030 of the Springfield Development Code, This
general finding is supported by the specific findings of fact and conclusions in the
attached staff report (Attachment:1) and attached hereto,
FINAL ORDER
It is ORDERED by the Planning Commission of Springfield that Planning Case No,
ZON2007-00039, Zoning Map Amendment Request, be approved, '
This ORDER was presented to and approved by the Planning Commission on '
September 18, 2007,
Planning Commission Chairperson
ATTEST
AYES:
NOES:
ABSENT:
ABSTAIN:
RECEIVED
.... - ".....,...
By:
q~/J-!J7
Attachment
4-1