HomeMy WebLinkAboutPacket, Planning Commission PLANNER 10/1/2009 (2)
MEMORANDUM
DATE OF HEARING: October 6, 2009
CITY OF SPRINGFIELD
TO:
FROM:
Springfield Planning Commission
PLANNING COMMISSION
TRANSMITTAL
MEMORANDUM
Andy limbird, AIC Planner III
SUBJECT: Request for Zone Change Approval
Don Horton, Applicant
ISSUE
The Planning Commission is requested to conduct a public hearing and decide whether or not to
approve a Zone Change from Low Density Residential (LOR) to Medium Density Residential (MDR).
The current zoning for the site is not consistent with the adopted Metro Plan designation; therefore, a
plan/zone conflict exists.
DISCUSSION
The applicant is requesting the Zone Change for a :1:0.54 acre parcel located at 5940 Main Street.
The current zoning for the property is low Density Residential (LOR), and the applicant requests
rezoning to Medium Density Residential (MDR) consistent with the site's Metro Plan designation.
Requests to address plan/zone conflicts are reviewed by the City on a case-by-case basis. The
applicant intends to pursue an intensification of residential development on the property. However,
the current LOR zoning does not allow for additional dwelling units on the property (without land
division) as proposed by the applicant. Rezoning the parcel to MDR would bring the property into
confonnity with the Metro Plan designation for this site and allow for a higher density of residential
dwelling units. Residential properties in east Springfield that front onto Main Street have been
incrementally rezoned to Medium Density Residential consistent with the Metro Plan designation.
RECOMMENDATION: Staff recommends approval based on findings contained in the attached Staff
Report.
ACTION REQUESTED: Planning Commission approval of this Zone Change request (ZON2009-
00014) by motion.
ATTACHMENTS
Attachment 1: Staff Report al)d Findings
Attachment 2: Metro Plan Designation for Subject Area
Attachment 3: Current and Proposed Zoning of Subject Site and Vicinity
Attachment 4: Applicant's Zone Change Request
Attachment 5: Planning Commission Final Order
Date Received. ~h"'D ,'1_
Planner: AL I
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. . ,: Staff RepQi:tand.Fifldi!l9S' .. :.' ..' "
. : .,.,. :':'Plaimil)gCommission ..,'"
.:; ';'zoilli'Chahge Request (Horton) .. '
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Hearing bate: october 6!' 2~09::
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'* ., .case Num~er:'Z(>N.2009-000~4
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,Applicant: :Oon Horton
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Sit~:5940 Ma'in Street(Map'. F-02-34-32,Tax: Lot 800).:.: .>,.": "'..,.: '.;
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The ~pplicatioriw~ssutimitied .on May 11 ,'2009 arid itiepubliC ti'eliringonthe'riiatter of the Zone
Change.requestisscheduledfor October 6: 2009. The City'typic;1I1yproce~ses zoning :recjuests
:seeking ~edres~pf p'1;lnlt~ne~~nriicts9naqUartE?rIY b~Si~. ......, '. .',: '~ ',; '.\'. '::,".': '...., ,,':: .'
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, ,The .property that I? 'the subJect.of the ?:one Change request IS located an the',north .sldEl',:of Main" .'.
" ..Street' (Highway '126) OPPositeihe intersection iNith$outh59'h $tree!.'The Assessor's'description.of ..... ....
',' the' propertY isMap'1i~02<34~3i,Tax Lot 800.' the sUbject property comj:Jris~s:approxfmatel{0.54 , .'
. acres aridcontairisan existirigsingie-faniily residential dwelling. Access toth~ site is provided 'by a' '.
,: oeveloped curb - cut and paved drive0ay onto Main Street. . .Curreritzoning' f6r the property is 'Low . .
. Density Residential '(LOR);', however; the Metro Plan designation for, this. pro'pertyandcontigu'ous ..
'. properties tq the north and east is Mediurl1 Density'Resideritial (MDR). $ome properties in' the vicinity
. :of the subjedsite'have been .zoned ,MDR to achieve Plan/Zone conformity. 'Other nearby LDR
, parcels could be rezoned to MDR on a case-by-case basis when'. application is made Jor more
intenSive developmenfor redevelopmeritof the property. .. " .
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, . To :facilitate site redevelopment, 'the 'property owner is required to apply for 81 Zone 'Change for the
subject parcel in accordance with provisions of the Springfield Development Code (SDC). the current
'Zone Change request is being processed as a. Type III Zoning Map amendment. The applicanUs
requesting rezoning of the property to .MDR in order to allow for additional dwelling units to be
constructed on the property. The current LDR zoning does not permit a second detached dwelling
being constructed on a single parcel. . . ' .
Notification and Written Comments
Notification of the October 6th Planning Commission public hearing was sent to all property owners and
residents within 300 feet of the site on September 14, 2009. Notification was also published in the
September 23, 2009 edition of The Register Guard. Staff responded to one telephone inquiry about the
proposal. No written comments were received.
Criteria of Jl.pproval ,
Section 5.22-100 of the SDC contains the criteria of approval for the decision maker to utilize during
review of Zoning Map amendment requests. The Criteria of Zoning Map amendment approval criteria
are;
SDC 5.22-115 CRITERIA
C. Zoning Map amendment criteria of approval:
1. Consistency with applicable Metro Plan policies and the Metro Plan diagram;
Attachment I-I
DatE, neceilled:
Planner: AL
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".Consistency : with' ~pplicable . Refinemen'r' Plans,' Plan' .District ;rilaps;' ConceptLial "
'OiJ'(.ehpmfmi Pi~,js.and[imctio.hal pliris;.aii.d..:' ,i',': ::.:::...'.: ",.,...;" :. ..',.. ",..:',.
..' The'prop~rty : i~ '';;-~~~~t;}) pj~~;d~~:;~ith;~:ad~~u~t~ :'~p~6i,.';} 'faC;'it;e~,' ~~:Vices and
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transportation netWorks t6'sypport the use, '9r thes~ ~ac!(ities, s.erV[ces arid tri,msportation
, networks are planned to' be provided cdncuirently with the. develoPrnerifof the property. '.
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4.
Legislative Zoning Map' amendments that';'nvolvea Metro P/~~biag;-ari1 amfmdment
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a:. . "M~ei the appr~;;~1 criteri~ sp~cified iAsection 5.14-100,: ~nd"
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(OAR) 660-012-0060, where
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'p:' :Comply.with :Orf'lgon Admirii!'trative' R/!'e
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Prooosed Findinas IIi Suoport of Zo'fie:ChanoeAimroval . . .'
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,. . Criterion: 'Zoning Map anierid'mehtcriteriaofapprojt~l! :., , ,,', ," . . .,.
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1. Consistency with applidible lJAetroPiari:poIiCies:and ttie. Meko pian' diagram;
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Findinp: . T~e proposediorie Ch;lnge is consistent ,'Ivith the Metro PI'iP text. and diagrar'n;w~ich .. .'
.designates the. ~ubject areaa,~ Medium D~nsity Residential:. ,.;. ,'. .'.. ' i..:, '.
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Consistency with ap'plicable Refinement. Plans, Plan . District': maps,.' Conceptual
Development Plans ,!n~ fuil(;tional 'pl,ans; . ,.,
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Findino: There are no Refinement Plans or Conceptual Development Ii'lans that are adopted,
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for this area of Springfield., ,The. Metro Plan diagrain. remains the prevailing land use
Therefore, this criteri.on is not applicable., . .
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3. The property is 'presently. provided with adequate public facilities, services and
transportation networks to support the use, or. these facilities, services and
transportation networks are planned to be provided concurrently with the development of
the property. .
Findina.: The site proposed for Zone Change is already provided with the full range of public
utilities and services, and a fully developed transportation network (state highway) along the
property frontage.
4. Legislative Zoning Map amendments that involve a Metro Plan piagram amendment
shall:
a. Meet the approval criteria specified in Section 5.14-100; and
b. Comply with Oregon Administrative Rule (OAR) 660-012-0060, where applicable.
Findina,: The requested Zone Change would bring the site into compliance with the adopted
Plan diagram, and a Metro Plan diagram amendment is not proposed or warranted.
Therefore, this criterion is not applicable.
Conclusion: Staff has reviewed the application and supporting evidence submitted by the applicant
for the Zone Change request. Based on the above-listed criteria, staff recommend support for the
Attachment 1-2
Datf:) Fieceived: Itl/~,/~d9
Planner: AL ! ~
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. , . request as'the proposal meets the stated criteria for Zone Change approval and would bring the "
.. . .:'prope'rtyinto'conformitywiti{theMeiro'PI1111'diagrani: :""';.:;.,' ',";,':>'::-,,:.. . .:,:-:....: ..'
. :: ':: ..'c~nditi~n~~~tA~~rov~; ~ t.:' ,'..: ::' :,: .",:. , ". : '\:: ."':: ", .'. ';' ~~::::...;: :.: ::,:!.' ','.':: :'.' :':"., 'i
" SDC Section 5.22-120 allows for the 'Approval Authority to attach conditions of approval'to'a Zone.
GhangerequJ'st t6.enSUrfl that the. application fully meets the "criteria .of app'roval.' The speci,fic....
'ang~,age frgm the cod!l section is Cited below:.. , . :'" .
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5.22-120
. , CONDITIONS
.. .. T~e .~ppro~al At.i~h<iritY ~a~' atta~h CO~ditio~S as may be- reason~bl~ nec'~ss~ry in' ord~;to'
. allowt~e Zoning Mapain~ildnient to~e grante~: . " .' . ".: ': ,.' '.,'
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. Statfhas reviewed.the Zone' Change request ancl'suppbrtirigiriformation prOliided by the applicant, '
.'., and conditibnsof'iJpprov'al are not ,warranted: Any future site developnienl\willbe 'sl.lbject.to the
. . ,..' . provisions of the SDC for the appiicablEHesidential'zoning district.. , ' ", 1:.,' ,.". '. " , ...
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, " '. ..: The piannirig' C'om.missioilinay 'choose to' apply'conditioils of approVal as . necessarYt6COrTiply with:; . -- '.
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'. Additional'Approvals .,'.,. "':', ". . "'i:> ,...
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The subjectapplicatioilis. the'firststep 'for the applicant to proceed withdevelopinentplans for the 'i
.' subjeci.~ite: UPon aprJrCwal.c.>fthe Zone Ch<lnge.requesl;theproperty.will'be,linconf~rmity'iNi.th .thei ,i. . ,-
Metro Plan diagram and subject to the .MDR proVIsions of the Springfield Development Code. . .An .' I.
~ppliGati6n tci place additional dWellings on the SUbject site then could 'b~ revie~ed. i.n accordance ,with,> , '
. relevant provisions of the Development Coae including but not lii,)ited to Sections 3.2-209:'4.77.100 '1
and 5.17-100, as applicable. . , .' . . "
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Attachment ].J
Date, Heceived: /y/:HIJ9
Planner: AL
ATIACHMENT 2
SPRINGFIELD PORTION OF ADOPTED METRO PLAN DIAGRAM
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Eugene-Springfield
Metropolitan Area
General Plan
Plan Diagram
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orlbe 1aodtM'S md~'m60.b sbcW:1, IiI.~C~IIlCbapl:ft'n.o,)
,f,., Urn..... Growth Bol.nd-v o LDw o.nah """"'nttal D l!glll MdJm hfullrW . ..-~
~#"'....,.' Ihtoars..n8ooK>d~ o Me4-Oan.a..,FW.......IW ~ c.mpulhlullrW I:!I FI>...tlMod
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/V 11...... and Ponda [J D~n-.l'It.-ldEdlHWlllon ~
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~ ....>f1IdU.......... GII MIl'Of RewI<Ant... II ,............OpenS~ ~ fU....du.lrW
G2J Nod.... A~. o HuY'Y P!ullrW 0 Hill...,'W..OU'C1ll ~ AlpQftRa......
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I VALID AT 11X17 SCALE ONLY I
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Note: Site location and boundaries are not to scale
Attachment 2-1
DatE1 f;,;,ceived: 1~~/Jvtl1
Planner: AL
CURRENT ZONING FOR SUBJECT SITE
5940 MAIN STREET, SPRINGFIELD (MAP 17-02-34-32, TL 800)
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SITE
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5940_ _:944._
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Main Street (Highway 126)
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Aster Street
Medium Density Residential
. Community Commercial
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Low Density Residential
Neighborhood Commercial
Attachment 3-1
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Date Received:_!~~..f s
Planner: AL
General Office
PROPOSED ZONING FOR SUBJECT SITE
5940 MAIN STREET, SPRINGFIELD (MAP 17-02-34-32, TL 800)
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I I Low Density Residential
D Medium Density Residential
I I Neighborhood Commercial
. Community Commercial
. Public Land and Open Space
. General Office
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Att"hm,,' ""'ot. R.",;""", 1~4""'" ~<
Planner: AL
City of Springfi'eld :... ", > .-
Development Ser\iices' 'Dep.artm'ent,
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'::;'. : pffi~ial. ,Z()ning Map' Ameridmi:lri~, ;Type Iii
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SPRINGFIELD
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,:. " ()~ner~!~i:na_t~re:'1 ::',~i.):' \.~:..:j\~.'-t_>'::-. ;:. ':, :":' '.: ....:-.:, 1 .
~tt~e~PPII:~a~t;~, ~~her than t~e~~~er';~~~?t7S.hO~.Y}3~S~t;"Jtlon f?rt~e.,~PP!ICant t~a~t.I'l hiS, ~rh"r~half. .:. '..,..
. ,...., ASSESSOR'S MAP No:eT '" '. _~,.., . ,;. TAX LOT NO{S): . !...- ~' ,,'Cf ,11
.' Property Address;. 5:94-0-: MAL..j ,':;-re:~_i:-:.r-!" '." 'I
, . Area 'of Reques(Square Feet: .' '::, Acres:.r 5.W
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Existing Use(s) .
of Property:
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Description of
. The Proposal:
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Requir:ed Property Information (City Intake Staff; complete this section)
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Application Fee:
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.... .'.'.... r:: tll 1.<<4 Received by: ,J JJ A I '
Date: ~ (initials)' n, 'IL!11LL
. postag~ Fe~: -U~5: .60 TotaIF~e: ..., i ~ {S" () D
Case No.:,
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'Attachment 4-1
Original Submittal
Date Received: lof/~9
Planner: AL
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. REQ~EST OFZONEdtiAf"!tE :..' CASENo..ibN~O'()9:0001~> ~;;.' .'
",+ FINDINGS, CON9LUSIONS,'"
.' +J?ND REC.OMMENDA TION
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NATURE OF THE APPLICATION ,
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, .. . .,.Zonechangefrom Low Den~i!iResidel)ti~1 to M~dilJrT1berisiiY ~esi~eiitialfqrA?se~siVsrv1ap, ...
. . :.. . 17~02-34-43,Tax Lot 800, municipally addressed as 5940 Main'Street.: ", .
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.:' . :'.1.' 'On May 11 ,2009 the following application for a ZoneChimge was acc'epied: .' .. ',.' .. .,
, . .R'ezoneapproximalEilyO.54acres,ofiand froni Low [)ensily.Residential tc,r,,1Eidiu'm'. . ...' '., .' '.
,. ...'. ...,.':.~e?:sitYR~~iden~i~I>.c~seN:umbeiio~2~09~06~J.~D~n :~Ort~.~:~~:~~i~a:I)t.:':;:.':',. .' ...'
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'.. 2. "The application via's submitted. in accordance' with Section 5.4-105 of the Springfielq' ..... : .' .
, ~ ,', ,'. . '. ,. " .' . ." - o!- . ~ . I '. ~' . . ,
. . Development Code. Timely and sufficient notice'of the public hearing, pursuant to, " :::. '.
. ,".., ,SeCtion 5.:H 15 dfitie~pringfie'ld De;'~Jopment Code, h.as l?ee;nprovid~d. '...: . ", , . "
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3 .'onOctober 6,2009 a public hearing on the zdne'chiomge request washeld.. The" ,.
! " Development Services Department staff notes including criteria of approval, rindingsand
ie.commendations; together with the testimony arid submittals of the persons testifying' at' ,
that hearing have' been consideredahd are part of the record dfttiis proceeding. .
.,: ~." 1. . " ..' ,...,....., ",' , . .' '." . .
'. ,"
, .
".
.. ,
CONCLUSION
" '
, ',. '. ' " ,,'.' "'.
On the basis ofthis record, therElquested zone change application is .consistent with the criteria
of SeCtion 5.22-115'of the Springfield Development Code. This general finding is supported by
the specific findings of fact and conclusions in the attached staff report {Exhibit A) and attached
:hereto. " ' ,
ORDER
It is ORDERED by the Planning Commission of Springfield that Case Number ZON2009-0001~,
Zone Change Request, be approved. This ORDER was presented to and approved by the
Planning Commission on. October 6, 2009.
Planning Commission Chairperson
ATTEST
AYES:
NOES:
ABSENT:
ABSTAIN:
Date [i{eceived: /o/I~'
Planner: AL
Attachment 5-1,