HomeMy WebLinkAboutOrdinance 6060 07/07/2003
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ORDINANCE NO. 6060 (EMERGENCY)
AN ORDINANCE AMENDING THE GATEWAY REFINEMENT PLAN DIAGRAM AND
PLAN DESIGNATION FROM MEDIUM DENSITY RESIDENTIAL TO NEIGHBORHOOD
COMMERCIAL FOR THE PROPERTY KNOWN AS ASSESSOR'S MAP NUMBER 17-03-22-
44, TAX LOT 7200, 433/449 HARLOW STREET IN THE CITY OF SPRINGFIELD AND
DECLARING AN EMERGENCY.
WHEREAS, the proposed amendment was submitted in conformance with the provisions of the
Gateway Refinement Plan, Springfield Development Code Article 3, the Metropolitan Area Plan,
and applicable state statutes and statewide goals; and
WHEREAS, the Springfield Planning Commission conducted a public hearing on the proposed
Gateway Refinement Plan amendment on July 1, 2003, and the testimony, findings, and
conclusions of that meeting have been considered by the Common Council of the City of
Springfield; and
WHEREAS, The Springfield Common Council held a public hearing on July 7, 2003, on the
. proposed amendment; and
WHEREAS, findings and testimony submitted by the applicant and those in support of this
amendment satisfy the criteria of approval for the Refinement Plan amendments found in Section
8.030 of the Springfield DevelopmentCode; and
WHEREAS, lawful notice of the amendment was published, posted; and
WHEREAS, the Springfield City Council met in Council Chambers at 225 Fifth Street, on
Monday, the ih day of July, 2003, at the hour of7:00 p.m., to hear public testimony and comment
regarding the proposed amendment;
NOW, THEREFORE THE CITY OF SPRINGFIELD DOES ORDAIN, AS FOLLOWS:
Section 1: The Council finds legal notice of the hearing was duly given, lawfully published and
posted; that the requirements of ORS 217.080 et seq. have been met, the consent of the owners of
the requisite area has been obtained; public interest will not be impaired by the amendment of the
Gateway Refinement Plan Diagram, and that the amendment will be in the best interest of the
public and increase the benefit of the property involved.
Section 2: The portion of the Gateway Refinement Plan Diagram. as described in exhibit A of this
Ordinance is declared changed from Medium Density Residential to Neighborhood Commercial.
Section 3: The findings set forth in the Staff Report dated March 24, 2003 attached hereto as
Exhibit B and incorporated herein by reference, are hereby adopted in support of the refinement
plan amendment.
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Section 4: The City Recorder is directed to file certified copies of this ordinance with the Lane
County Clerk, Lane County Assessor, and Lane County Surveyor.
Section 5: It is hereby found and determined that the matters relating to the Gateway Refinement
Plan Diagram are matters affecting the public health, safety and welfare, and that an emergency
therefore exists, and this ordinance shall therefore take effect immediately upon its passage by the
Council and approval by the Mayor.
ADOPTED by the Common Council of the City of Springfield this 7th Day of July 2003, with a
vote of -.2. for and --.2 against.
Approved by the mayor of the City of Springfield this ih day of July 2003.
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Mayor
ATTEST:
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OFFICE OF CITY ATTORNEY
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EXHIBIT "A"
Beginning at a point 788.0 ft. East of a point
26.41 chs. East of the NW corner of Lot 4 of section 22, in Twp. 17
South, Range 3 West, WM, and running thence
East 209.0 ft. along the center of Harlow Road thence
South 303.0 ft., thence
West 209.0 ft., thence
North 303.0 ft. to the place of the beginning, in Lane County,
Oregon.
Cont. more or less
Less 0.12 acre in road.
Cont. more or less
Ac. corr. for 1969 Cont. mil
EXCEPT .019 ac. To Co. Rd. #439 by R436/64414
ont. mil
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1969 & R646/32037 (1973)
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EXHIBIT "B"
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
SPRINGFIELD, OREGON 97477
541.726.3759
REFINEMENT PLAN AMENDMENT REQUEST
STAFF REPORT AND FINDINGS
DATE
March 24, 2003
Planning Case Number
LRP2002-12431
Applicant
Rebecca Stenzel
RLS Holdings
3356 King Edward Court
Eugene, OR 97401
Owner
Martha Cockerline Life EST
2525 Cal Young Rd. Apt 117
Eugene, OR 97401
Land Use Request
Applicant's Representative
Terri Harding
Satre Associates
132 East Broadway, Suite 536
Eugene, OR 97401
The applicant is requesting an amendment to the Gateway Refinement Plan to re-designate
a parcel from Medium Density Residential to Neighborhood Commercial. The applicant will
request a Zone Change in a separate application. If the Planning Commission and City
Council approve the Refinement Plan Amendment and Zone change the applicant will
submit a Site Plan Review Application to develop the site. The applicant proposes to develop
the site as a children's museum and an educational entertainment center.
Amendment of Refinement Plan
LRP2002-12431
The Site and Existing
Conditions
The property sits on the
south side of Harlow Road,
west of Laura Street To
the west and south are
multi-family homes; to the
north is Harlow Road,
across which is
commercial and residential
development; to the east is
the planned Laura Street
Realignment project and a
vacant, commercially
zoned property owned by
the Smith Family.
To the west and south are
multi-family homes.
page 1
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The site, also known as Assessor's Map Number 17-03-22-44 Tax Lot 7200 is zoned
Medium Density Residential and is designated Medium Density Residential in the Gateway
Refinement Plan and Metro Plan. A single family residence and duplex exist on the property.
The lot is approximately 1.2 acres in size.
A pre-application meeting was held with city staff on September 25, 2002. The site's
existing single family house is listed in the Gateway Refinement Plans as a contributing
historic resource. On December 2,2002 the Historic Commission voted to recommend that
the Planning Commission allow the applicant to donate the structures to BRING recycling for
salvage and dismantling. On March 4, 2003 the Planning Commission made a
recommendation to the City Council to allow the demolition of the Cockerline House.
Written Comments
One written comment was received from Mark Radabaugh, Willamette Valley Urban
Representative, DLCD, dated March 19, 2003. Please see attached letter.
Staff Response
Mr. Radabaugh's letter expresses concern that the applicant, and possibly the city, is using a
description of past development practices (the finding that 32% of gross residential acreage
is used for other activities) as a policy basis to justify a change in a residential designation to
a non-residential designation. It is the city's continuing position that residential areas have in
the past and will in the future be the areas where specific non-residential uses will and
should occur. Some of these uses include schools, churches, parks, and neighborhood
commercial. Does the Plan text limit its discussion of this occurrence to findings and nothing
more? No. Page II-E-2:
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"Because of their special nature or limited extent, certain land uses are not individually of
metropolitan wide significance in terms of size or location. Therefore, it is not advisable to
accountfor most of them on the General Plan diagram. The standards below are intended
to provide minimum guidelines to local jurisdictions in determining appropriate new and
expanded sites and locations for such uses in urban areas.
1. Residential
This category is expressed in gross acre density ranges. Using gross acres, approximately
32 percent of the area is available for auxiliary uses (emphasis added), such as streets,
elementary and junior high schools, neighborhood parks, other public facilities,
neighborhood commercial services, and churches not actually shown on the diagram. Such
auxiliary uses shall be allowed within residential designations (emphasis added) if
compatible with refinement plans, zoning ordinances, and other local controls for allowed
uses in residential neighborhoods."
Staff concedes this text is not a policy per se, but it's not presented only as a finding, either.
The content is unequivocal and by virtue of its presence in the description of residential land
use designations, it merits more credence than DLCD's dismissive 'if Finding 8 was meant to
be treated as policy it would have been made a Metro Plan policy.' Staffs position is that if
this was intended to be nothing more than a finding, the text at page II-E-2 would not exist,
but instead would substitute a footnote identifying Finding 8. Indeed, applying this logic to
the discussion, the Plan should contain a policy that prohibits non-residential uses from
being located in residential designations. No such policy exists, but the City of Springfield
requires a plan amendment or a zone change for such a proposal to proceed.
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The findings and materials submitted by the applicant have been found to be consistent with
the Metro Plan, applicable state statutes and statewide planning goals as well as local
zoning regulations (although not a requirement for a Refinement Plan amendment)
Amendment of Refinement Plan
LRP2002-12431
page 2
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CRITERIA OF APPROVAL. FINDINGS, SUPPORTING EVIDENCE AND CONCLUSIONS
In order for the Planning Commission and the City Council to consider an amendment of
refinement plan text and/or diagram, there must be Findings of Fact submitted by the
applicant. The Findings of Fact must show reason for the request consistent with the
Criteria of Approval (shown below). If insufficient or unclear information is submitted by the
applicant, the request may be denied or delayed.
The application must include requirements for addressing specific statewide goals that the
Oregon legislature has said must be part of the amendment analysis. In particular,
Statewide Planning Goal 9 Economy and Goal 10 Housing must be addressed for impact on
buildable lands inventories, and a Goal 12 Transportation analysis must address criteria
contained in OAR 660-012-060(1) and (2) of the Transportation Planning Rule (TPR) .
Goals 9, 10 and 12 are three of several"Applicable State-Wide Planning Goals" that must be
specifically addressed in criteria (3) of the Springfield Development Code (SDC) 8.030.
These specific items must be included in the application submittal to be considered a
complete application.
REFINEMENT PLAN AMENDEMENT CRITERIA
In reaching a decision on these actions, the Planning Commission and the City Council shall
adopt findings which demonstrate conformance to the following Criteria of Approval (SDC
8.030):
1) The Metro Plan
2) Applicable State statutes;
3) Applicable State-wide Planning Goals and Administrative Rules.
Amendment of Refinement Plan
LRP2002-12431
page 3
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FINDINGS
Criteria 1 - The Metro Plan
The applicant has submitted the following findings in support of the Metro Plan Diagram:
The subject property is located within an area designated for Residential use, specifically
Medium Density. As stated on Page II-E-2 of the Metro Plan:
".. .approximately 32% of land in the area is available for auxiliary uses, such as streets,
elementary and junior high schools, neighborhood parks, other public facilities,
neighborhood commercial services, and churches not actually shown on the diagram Such
auxiliary uses shall be allowed within residential designations if compatible with refinement
plans, zoning ordinances, and other local controls for allowed uses in residential
neighborhoods. "
The proposed refinement plan amendment to neighborhood commercial is therefore
consistent with the site's Metro Plan land use designation.
Neighborhood Commercial Facilities is a commercial land use designation not depicted on
the Metro Plan diagram due to the scale of the map (see page II-E-4). The description of the
Neighborhood Commercial designation contains minimum location standards, which are met
by the subject site as outlined below.
(1) Within convenient walking or bicycling distance of an adequate support population.
To the south and west of the property are hundreds of existing apartments. Across Pioneer
Parkway is an extensive single family residential neighborhood. The concentration of
residential density near Harlow Road is one of the reasons the area is slated for nodal
development Within ~ mile of the site are an estimated 1,800 people (600 units x 3 people
per unit), more than an adequate support population for a 1.2 acre Neighborhood
Commercial area. '
The boundaries of potential nodal development area 7D extend from Laura Street eastward
along Harlow Road to the vicinity of Gateway Street, and north-south from Oakdale Avenue
to Lockhaven Avenue. This area contains approximately 160 acres, including Guy Lee
Elementary School, Darlene Neighborhood Park, and Gateway Office Park.
(2) Adequate area to accommodate off-street parking and loading needs and
landscaping.
The subject site is 1.2 acres in size and rectangular in shape. It has good access to Harlow
Road and ample room for development of a building, parking and loading areas, and
landscaping, as evidenced by the conceptual development plan included as Attachment I.
(3) Sufficient frontage to ensure safe and efficient automobile, pedestrian and bicycle
access without conflict with moving traffic at intersections and along adjacent streets.
The subject site currently has access from three curb cuts along 209 feet of frontage on
Harlow Road. Upon redevelopment, access and circulation on the site will be improved to
assure safe operations at the intersection. The conceptual site plan shows how safe and
efficient automobile, pedestrian, and bicycle access could be accommodated. The site plan
can work with or without access to the planned Laura Street realignment
(4) The site shall be no more than five acres, including existing commercial
development.
Amendment of Refinement Plan
LRP2002-12431
page 4
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The subject site is immediately adjacent to two parcels designated for neighborhood
commercial use: tax lot 7300, which contains a 7-11 store and is .24 acres in size; and tax
lot 7301, which is vacant and is .28 acres in size. The planned Laura Street realignment
project will impact both of these properties (.52 acres together). East of these properties
are four vacant tax lots totaling 2.07 acres that are designated for Community Commercial
use. The Laura Street project is slated to impact another .50 acres along the southern
boundary of these parcels. The end result of the road project will be a loss of .52 acres of
NC and .50 acres of CC, or just over an acre of commercial land. The subject site is 1.2
acres in size and would occupy a corner lot, not contiguous to other nearby commercial
properties. '.
If the subject site is rezoned and the road project is constructed as planned, the area
designated for neighborhood commercial development will consist of only the 1.2 acre
subject property. Across Laura Street would be the Smith property, roughly 1.5 acres of CC
property. Even if the road project never happened, the neighborhood commercial area
would amount to 1.72 acres, and the total contiguous commercial area (including the Smith
properties) would amount to 3.79 acres.
A roughly 17-acre Community Commercial area sits across Harlow Road from the subject
site, west of Game Farm Road, straddling Pheasant Boulevard. Two properties on the south
side of Harlow, on either side of Pheasant Boulevard, are zoned neighborhood commercial,
adding another .72 acres of commercial land.
The neighborhood commercial area will not be greater than 5 acres in size, in compliance
with the siting standard outlined above.
Staff Response
Staff concur that the findings submitted above are consistent with the Metro Plan. In
addition, staff would like to provide additional information in support ofthe above findings:
Neighborhood Commercial Designation is specifically not shown on the Metro Plan Diagram
because of the small lot size required of 1-5 acres. As stated in the Metro Plan on page II-E-
2, Neighborhood Commercial designation is left up to local jurisdictions as long as the site
meets minimum location standards. Page II-E-4 states; "The determination of the
appropriateness of specific sites and uses or additional standards is left to the local
jurisdictions."
Conclusion
The above findings and supporting information are consistent with Metro Plan.
Amendment of Refinement Plan
LRP2002-12431
page 5
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Metro Plan Housing Element
The applicant has submitted the following findings in support of the Metro Plan Elements:
Finding 8: In the aggregate, nonresidential land uses consume approximately 32 percent of
buildable residential land. These nonresidential land uses include churches, day care
centers, parks, streets, schools, neighborhood commercial, etc.
The proposal is consistent with thi.s finding.
Finding 9: Some of the residential land demand will be met through redevelopment and infill.
Residential infill is occurring primarily in areas with larger, single-family lots that have surplus
vacant land or passed over small vacant parcels. Redevelopment is occurring primarily in
downtown Eugene and West University areas, where less intensive land uses, such as
parking lots and single family dwellings are being replaced with higher-density, multi-family
development.
The proposal is consistent with this finding. The subject property is not a likely candidate for
residential infill because of the location on a planned four leg intersection between an arterial
and a collector street A re-designation to commercial will serve the surrounding medium
and high density neighborhood by providing small scale commercial services within walking
distance.
Staff Response
Staff concur that the above findings are consistent with the Housing Element of the Metro
Plan. In addition the following findings have been included which support the proposed
refinement plan amendment
The Metro Plan acknowledge that 32 percent of residential gross acreage is available for
non-residential purposes such as streets, parks and neighborhood commercial services not
actually shown on the Metro Plan diagram. The Metro Plan page II-E-2 states that such uses
are allowed within residential designations if compatible with refinement plans, zoning
ordinances and other local controls for allowed uses in residential neighborhoods.
Finding (Draft Site Inventory Document, 1999 page 5) The total developable acres included
in the Residential Lands Study supply analysis included MDR designated parcels one acre
or greater in size with one single-family residence.
Finding 4 (Metro Plan Housing Element) There is sufficient buildable land within the existing
urban growth boundary to meet the future housing needs of the projected population. In fact,
the 1992 residential buildable land supply exceeds the 1992-2015 residential land demand in
all residential categories..."
The subject site is designated MDR and is developed with one single-family residence and a
duplex. The RLS inventory of buildbale residential land included MDR designated sites that
were an acre or greater in size and was considered developable if the site was developed
with only a single family dwelling. Therefore the subject site was not included in the
inventory. Staff also referenced the RLS Site Inventory Document and verified that the
subject was not included in the inventory. Since the site was not included in the inventory as
available buildabl~ land, the proposed refinement plan amendment will not affect the amount
of residential land available for future development needs.
Amendment of Refinement Plan
LRP2002-12431
page 6
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Supporting Policies of the Metro Plan Submitted by Applicant
Policy A2: Residentially designated land within the UGB should be zoned consistent with the
Metro Plan and applicable plans and policies; however, existing agricultural zoning may be
continued within the area between the city limits and the UGB until rezoned for urban use.
This policy must be balanced with Finding 8 of the Metro Plan referenced above, which
states that 32% of residential areas will be developed with uses other than residential (see
also Metro Plan page II-E-2). The Metro Plan diagram text specifically states that
Neighborhood Commercial uses are not depicted on the plan diagram and are appropriately
located within the residential areas they are intended to serve (page II-E-4).
Policy A3: Provide an adequate supply of buildable residential land within the UGB for the
20-year planning period at the time of periodic review.
The proposal complies with this policy because there is a surplus of MDR land identified in
the Residential lands Study (a work product of periodic review). At the same time, there is a
deficit in commercial land identified in the Springfield Commercial lands Study
(acknowledged as consistent with Goal 9). These two policy documents contain findings
and policies that lead to the same conclusion - that there is a factual basis which supports
proposed conversions of residentia'lland to commercial land, where consistent with other
plan policies. This proposal changes the land use designation of a small parcel (1.2 acres)
where it appears to make sense: within a potential future node on the corner of an arterial
and a planned collector street
Policy A4: Use annexation, provision of adequate public facilities and services, rezoning,
redevelopment, and infill to meet the 20-year projected housing demand.
All of these tools are available to meet the city's housing demand. The potential for the
subject property to accommodate a certain amount of infill development (12 to 24 units)
necessarily competes with its potential to provide' neighborhood commercial services to
surrounding residential properties. On balance, the subject property would best function in a
commercial capacity due to the locational characteristics described throughout this
application. Neighborhood commercial is a necessary component of a comprehensive
neighborhood, and this site would serve that function well.
Policy A 11: Generally locate higher density residential development near employment or
commercial services, in proximity to major transportation systems or within transportation-
efficient nodes.
The proposed amendment supports this policy in two ways. First, the amendment will
provide commercial land in proximity to a high density residential area without necessitating
the crossing of a collector or arterial street Second, the property is located within a potential
node, and supports the concept of centrally located commercial services surrounded by
residential development
Policy A 12: Coordinate higher density residential development with the provision of
adequate infrastructure and services, open space, and other urban amenities.
The proposed plan amendment responds to a planned improvement in the intersection of
Harlow Road and Game Farm Road (laura Street realignment project). Along with this
change in transportation infrastructure, a change in land use designation is appropriate. As
the area develops and redevelops over time, three corners of the Harlowllaura intersection
will have commercial land use designations, which will support the concept of nodal,
pedestrian friendly design (all four corners is ideal).
Neighborhood commercial is an urban amenity that is logical in this location and that will
support the adjacent high density residential area. Thus, this application coordinates the
Amendment of Refinement Plan
LRP2002-12431
page 7
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provision of housing with other urban services and amenities, in compliance with the above-
cited policy.
Economic Element
Policy 2: Encourage economic development which utilizes local and imported capital,
entrepreneurial skills, and the resident labor force.
The proposed plan amendment and zone change indirectly support this policy by allowing a
new local business to develop on the subject property.
Policy 11: Encourage economic activities which strengthen the metropolitan area's position
as a regional distribution, trade, health, and service center.
The application indirectly supports this policy by making the property available for a need not
currently being met in the metro area - the need for a place for children and families to learn
in a fun environment, with room for traveling exhibits and family activities. The Applicant has
invested time and money in the subject site and is committed to building Minds in Motion in
this location if the plan amendment and zone change are granted.
Staff Response
Staff agree that the supporting evidence submitted by the applicant demonstrates that re-
designating the property to Neighborhood Commercial will not adversely impact the
residential land supply, will provide a more compatible land use designation at the corners of
Laura and Harlow Streets once the Laura Street Extension is completed and provide
commercial land in proximity to an existing high density residential area which supports the
concept of locating commercial services close to residential development
Criteria 2 - Applicable State statutes
No specific state statutes have been identified as applicable to the subject proposal. The
Gateway Refinement Plan was acknowledged as being in conformance with state statutes
when it was adopted in 1992. The requested change is minor in scope as it is limited to a
1.2 acre, site specific map change. Therefore, the request will not conflict with state statues,
in conformance with the above criterion.
C~iteria 3 - Applicable State-Wide Plar:ming Goals and Administrative
Rules.
The Gateway Refinement Plan was acknowledged as being in compliance with Statewide
planning goals when it was adopted in 1992. The proposed change applies only to the.
subject property and is minor in scope. The change to Neighborhood Commercial is
appropriate for the site, especially given the planned Laura Street Realignment project to the
east, and will not compromise statewide land use planning goals.
Goal 1 - Citizen Involvement
The proposal complies with Goal 1 by virtue of complying with Springfield's land use
application submittal requirements. The application will be processed in accordance with the
public notification and involvement procedures for plan amendments and zone changes.
Two public hearings will be held. Therefore, the application complies with Goal 1.
Goal 2- Land Use Planning
Springfield's adopted Development Code implements Goal 2 by providing state-
acknowledged procedures and criteria governing land use decisions. This application
Amendment of Refinement Plan
LRP2002-12431
page 8
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complies with the requirements of the Development Code and thus complies with the
requirements of Goal 2.
Goals 3 (Agricultural Land) and 4(Forest Land) relate to farm and forest land and do not
apply to the proposal.
Goal 5 - Open Spaces, Scenic and Historic Areas, and Natural Resources
The property does not contain any inventoried significant Goal 5 resources, but the home at
433 Harlow is listed in the Gateway Refinement Plan as a contributing historic resource.
This issue has been dealt with though the Historic Review process. The applicant seeks
approval to donate the home to BRING Recycling, then honor the site's history by
developing a commemorative courtyard near the entrance to Minds in Motion.
Goal 6, Air, Water and Land Resources Quality, and Goal 7, Areas Subject to Natural
Disasters and Hazards, do not directly impact the proposal. No known air, water, land
quality, or natural disaster or hazard issues impact the property. Goals 6 and 7 will be
implemented through Springfield's development regulations during the Site Plan Review
process.
Goal 8, Recreational Needs, pertains primarily to recreational opportunities outside urban
growth boundaries and does not apply to this application.
Goal 9 - Economic Development
This goal calls for adequate land to meet the economic needs of the citizens. Springfield
conducted a study of commercial land need in 2001. The Springfield Commercial Lands
Study identified a need for an additional 158 acres of commercial land throughout the city.
This plan amendment will help fill that identified need in compliance with Goal 9.
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Goal 10 - Housing
T6 meet the requirements of Goal 10, Springfield participated in the Residential Lands Study
(RLS) in 1999. Because the property is only 1.2 acres in size, it was not included in the
detailed inventory of available residential land. Nonetheless, the RLS identified a surplus of
residential land in general (1,238 acres) and MDR land in particular (239 acres) through
2015. The loss of 1.2 acres of MDR land will therefore not cause a shortage of residential
land such that the city would fall out of compliance with Goal 1 O.
Goal 11- Public Facilities
Goal 11 is implemented through the Eugene-Springfield Public Facilities Plan, a functional
part of the Metro Plan. The site is served by the full array of public services and utilities,
making efficient use of public investments in infrastructure, in compliance with Goal 11.
Goal 12- Transportation
The site is served by Harlow Road and the planned Laura Street Realignment project.
Harlow Road is classified as a Minor Arterial and Game Farm Road is a Collector. The
existing facilities are controlled by a county owned traffic signal. Harlow Road carries
approximately 18,000 vehicles per day, while Game Farm Road accommodates between
8,000 and 10,000 vehicles per day.
Transportation Planning Rule
OAR 660-012-0060 states that land use changes that significantly affect a transportation
facility shall require mitigation measures to address the anticipated impact. Specifically, the
OAR states:
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(1) Amendments to functional plans, acknowledged comprehensive plans, and land use
regulations which significantly affect a transportation facility shall assure that allowed land
uses are consistent with the identified function, capacity, and performance standards (e.g.
Amendment of Refinement Plan
LRP2002-12431
page 9
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level of service, volume to capacity ratio, etc) of the facility. This shall be accomplished by
either:
(a) Limiting allowed land uses to be consistent with the planned function, capacity, and
performance standards of the transportation facility;
(b) Amending the TSP to provide transportation facilities adequate to support the proposed
land uses consistent with the requirements of this division;
(c) Altering land use designations, densities, or design requirements to reduce demand for
automobile travel and meet travel needs through other modes; or
(d) Amending the TSP to modify the planned function! capacity and performance standards,
as needed, to accept greater motor vehicle congestion to promote mixed use, pedestrian
friendly development where multimodal travel choices are provided.
(2) A plan or land use regulation amendment significantly affects a transportation facility if it:
(a) Changes the functional classification of an existing or planned transportation facility;
(b) Changes standards implementing a functional classification system;
(c) Allows types or levels of land uses which would result in levels of travel or access which
are inconsistent with the functional classification of a transportation facility; or
(d) Would reduce the performance standards of the facility below the minimum acceptable
level identified in the TSP.
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The proposed plan amendment is a site specific map amendment and does not change the
functional classification of any transportation facility or standards implementing a functional
classification system; thus subsections (a) and (b) do not apply. With regard to subsection
(c), the proposed plan amendment will allow the same types of access to Harlow Road, a
Minor Arterial, as the existing designation. Three curb cuts currently exist onto Harlow
Road, the site's only existing street frontage. Upon redevelopment, city of Springfield
access standards would most likely require consolidation of access points to one driveway
on the western portion of the site, furthest from the intersection with Game Farm Road. In
addition, access may be available onto the planned Laura Street realignment abutting the
site.
With regard to subsection (d), the proposal changes allowed uses from medium density
residential to neighborhood commercial for the 1.2 acre site. The existing plan designation,
medium density residential, allows a range of 10-20 dwelling units per gross acre. A
reasonable assumption of likely buildout is 15 units per gross acre, or 18 units on the site.
Low-rise apartment units generate an average of 6.59 trips per day according to the Institute
of Traffic Engineers Trip Generation Manual, 6th Edition (Land Use category 221). Total
assumed ADT under the site's existing plan designation is thus 119.
The attached transportation analysis compares trips that are likely to be generated on the
site under the existing plan designation with trips likely to be generated under the proposed
designation. The effect on performance of the abutting facilities is then evaluated.
The intersection of Harlow Road and Game Farm Road/Laura Street was studied recently
for the proposed Peace Health development at the RiverBend site. The analysis showed that
the intersection is currently operating at Level of Service (LOS) C. At the end of the planning
horizon (2018), both with and without the Peace Health amendments, the intersection will
continue to function at LOS C, based on modeled volume to capacity ratios. The city's
performance standard (adopted in TransPlan) is LOS D. This analysis assumed completion
of planned improvements including the Laura Street realignment project.
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As shown in the attached transportation analysis, the proposed plan amendment will not
reduce the performance standards of the facility below the minimum acceptable level
identified in the TSP (LOS D). Therefore, subsection (1) of the TPR above, outlining
potential mitigation measures, need not be addressed.
Amendment of Refinement Plan
LRP2002-12431
page 10
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Goal 13 - Energy Conservation
The proposed plan amendment furthers the principles of energy efficiency by contributing to
the nodal development pattern of centrally-located commercial services surrounded by
higher density residential development As future development is designed, energy
conservation techniques will be considered in compliance with applicable codes and
reg u lations.
Goal 14 - Urbanization
As the site is within the urban growth boundary and the city limits of Springfield, Goal 14
does not directly apply.
Goals 15-19 relate to the Willamette River Greenway and coastal resources, and do not
apply to the subject site.
The above findings demonstrate consistency with statewide planning goals and
administrative rules, in compliance with the above criterion.
Staff Response
The findings submitted are consistent with applicable state-wide planning goals.
Amendment of Refinement Plan
LRP2002-12431
page 11