SUBJECT: City of Salem Plan Amendment
DLCD File Number 003-12
The Department of Land Conservation and Development (DLCD) received the attached notice of adoption.
Due to the size of amended material submitted, a complete copy has not been attached.  A Copy of the 
adopted plan amendment is available for review at the DLCD office in Salem and the local government 
office.  
Appeal Procedures*
DLCD ACKNOWLEDGMENT or DEADLINE TO APPEAL:  Wednesday, September 19, 2012 
This amendment was submitted to DLCD for review prior to adoption  pursuant to ORS 197.830(2)(b) 
only persons who participated in the local government proceedings leading to adoption of the amendment 
are eligible to appeal this decision to the Land Use Board of Appeals (LUBA). 
If you wish to appeal, you must file a notice of intent to appeal with the Land Use Board of Appeals 
(LUBA) no later than 21 days from the date the decision was mailed to you by the local government.  If 
you have questions, check with the local government to determine the appeal deadline.  Copies of the 
notice of intent to appeal must be served upon the local government and others who received written notice
of the final decision from the local government.  The notice of intent to appeal must be served and filed in 
the form and manner prescribed by LUBA, (OAR Chapter 661, Division 10).  Please call LUBA at 
503-373-1265, if you have questions about appeal procedures.
*NOTE:     The Acknowledgment or Appeal Deadline is based upon the date the decision was mailed by local 
        government. A decision may have been mailed to you on a different date than it was mailed to 
        DLCD. As a result, your appeal deadline may be earlier than the above date specified. NO LUBA  
       Notification to the jurisdiction of an appeal by the deadline, this Plan Amendment is acknowledged.
Cc: Cecillia Urbani, City of Salem
Gordon Howard, DLCD Urban Planning Specialist
<paa>
NOTICE OF ADOPTED AMENDMENT
09/04/2012
TO: Subscribers to Notice of Adopted Plan
or Land Use Regulation Amendments
FROM: Plan Amendment Program Specialist
reJ i2 0 In person 0 electronic 0 mailed • DLCD 
Notice of Adoption 
This Form 2 must be mailed to DLCD within 5-Working Days after the Final 
Ordinance is signed by the public Official Designated by the jurisdiction 
and all other requirements of ORS 197.615 and OAR 660-018-000 
T 
'E I 
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'A 
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DEPT OF 
AUG 3 0 2012 
LAND CONSERVATION 
AND DEVELOPMENT 
F<>r onkc u,c 0'2_1Y 
Jurisdiction: City of Salem Local file number: CPC-ZC12-03 
Date of Adoption: 8/27/2012 Date Mailed: 8/29/2012 
• 
Was a Notice of Proposed Amendment (Form 1) mailed to DLCD? [8] Yes D No Date: 3/6/2012 
D Comprehensive Plan Text Amendment [8] Comprehensive Plan Map Amendment 
D Land Use Regulation Amendment [8] Zoning Map Amendment 
D New Land Use Regulation D Other: 
Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached". 
To change the Salem Area Comprehensive Plan Map designation from Developing Residentisl to Multi-
Family Residential and change the zonedistrict from RA (Residential Agriculture) to RM2 (Multiple Family 
Residential) on property approximately 10.3 7 acres in size and located at approximately the 1500 Block of 
Davis RoadS (Marion County Assessor's Map and Tax Lot numbers: 083W16C/00101). 
Does the Adoption differ from proposal? No, no explaination is necessary 
Plan Map Changed from: Developing Residential to: Multi-Family Residential 
Zone Map Changed from: RA (Residential Agriculture to: RM2 (Multiple Family Residential 
Location: 1500 Block of Davis Rd S Acres Involved: 10 
Specify Density: Previous: Single Family Residential New: Min 12 d.u. per ac. 
Applicable statewide planning goals: 
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 
~~DD~~D~D~~~DDDDDDD 
Was an Exception Adopted? D YES D NO 
Did DLCD receive a Notice of Proposed Amendment .. . 
45-days prior to first evidentiary hearing? 
If no, do the statewide planning goals apply? 
If no, did Emergency Circumstances require immediate adoption? 
[8] Yes · 
DYes 
DYes 
DNo 
DNo 
DNo 
COMMUNITY DEVELOPMENT DEPARTMENT 
555 Liberty St. SE I Room 305 • Salem, OR 97301-3503 • (503) 588-6173 • (503) nY 588-6353 • (503 ) Fax 588-6005 
August 29, 2012 
Si necesita ayuda para comprender esta informacion, por favor /lame 503-588-6173. 
Multi Tech Engineering Services Inc. 
1155 13th St SE 
Salem OR 97302 
L.E. Tokarski Davis Road Property LLC 
201 Ferry St SE STE 400 
Salem OR 97302 
NOTICE OF FINAL LAND USE DECISION Comprehensive Plan Change, Neighborhood Plan change and 
Zone Change Case No CPC/NPC/ZC12-03 for Property located in the 1500 Block of Davis Road S .. 
YOU ARE HEREBY NOTIFIED that the City Council of the City of Salem adopted Order No. 2012-20-CPC-
NPC-ZC at the August 27, 2012 session, adopting findings and Affirming and Amending the Planning 
Commission decision. A copy of the order is attached. 
Any person with standing may appeal the City Council's decision by filing a "Notice of Intent to Appeal" with the 
Land Use Board of Appeals not later than 21 days after August 29, 2012. Anyone with questions regarding 
filing an appeal with the Oregon Land Use Board of Appeals should contact an attorney. 
The complete case file , including findings , conclusions, modifications, and conditions of approval , if any is 
available for review at the Community Development Department, 555 Liberty St SE, Room 305, Salem OR 
97301. If you have any further questions, you may contact the City of Salem Planning Division at 503-588-
617 
Glenn W. Gross 
Urban Planning Administrator 
BEFORE THE CITY COUNCIL OF THE CITY OF SALEM 
IN THE MATTER OF AFFIRMING ) 
AND AMENDING THE DECISION ) 
OF THE PLANNING COMMISSION ) 
FOR PROPERTY LOCATED AT THE ) 
1500 BLOCK OF DAVIS ROAD S ) 
ORDER NO. 2012-20-CPC-NPC-ZC 
COMPREHENSIVE PLAN 
CHANGE/NEIGHBORHOOD PLAN 
CHANGE/ZONE CHANGE 
CASE NO. CPC/NPC/ZC12-03 
This matter coming regularly for hearing before the City Council, at its July 23,2012, meeting, 
and the City Council, having received evidence and heard testimony, makes the following 
fmdings, and adopts the following order affirming and amending the decision of the Planning 
Commission in Comprehensive Plan Change/Neighborhood Plan Change/Zone Change Case No. 
12-03 by adding a third condition, and approving the application. 
PROCEDURAL FINDINGS: 
(a) On June 6, 2012, the Planning Commission issued a written decision approving the 
requested change of the property's Comprehensive Plan Map designation from 
Developing Residential to Multi Family Residential, a change of the property's 
Sutmyslope Neighborhood Plan Map designation from Single Family to Multi Family, 
and a requested zone change from RA (Residential Agriculture) to RM2 (Multiple Family 
Residential). 
(b) On June 25, 2012, the City CouncH initiated review of the Planning Commission's 
decision. 
(c) On July 23,2012, the City Council held a hearing, received evidence and heard 
testimony. The hearing was closed on July 23 and the written record held open for the 
acceptance of additional written testimony until noon on August 13, 2012. 
(d) On August 13,2012, the City Council conducted deliberations and voted to amend the 
decision of the Plarming Commission and approve the request with a third condition. 
SUBSTANTIVE FINDINGS: 
(a) The City Council adopts as findings the Planning Commission's decision and its 
attachments, dated June 6, 2012, and attached hereto as "Exhibit 1," and adopts the 
following supplemental findings in support of the amendment to add a third condition to 
the approval. 
(b) The subject property is located in the Battle Creek Storm water Drainage Basin, and 
within the Wain Creek sub-basin. In January 2012, a large area within the Battle Creek 
basin experienced regional flooding due to a large storm. Based on recorded rainfall at 
ORDER 2012-20-CPC-NPC-ZC- Page 1 
the Salem Airport, the rJanuary 2012 storm was an 80-year event for a 48-hour period. 
Because many of the properties affected by the January 2012 flooding are located 
downstream of the subject property, additional regulatory measures are warranted in this 
case in order to reduce stormwater impacts on downstream properties. 
(c) In the Stormwater Management Design Standards, developments are required to detain 
the 50-year flood volumes being generated from within the property. The Stormwater 
Management Design Standards allow for modification of detention requirements for 
"Developments in critical drainage basins with history of flooding or other drainage 
problems." Given historic flooding that has occurred in the Battle Creek basin, City 
Council finds that the detention requirement should be increased from a 50-year to a 100-
year storm event in this case by adding the following condition to the Planning 
Commission's June 6, 2012 decision: 
Condition 3: Consistent with the Stormwater Management Design Standards, increase 
required storage capacity of local stormwater detention facilities to provide flow control 
for the entire 1 00-year flood discharge from the proposed development. 
NOW, THEREFORE, IT IS HEREBY ORDERED BY THE CITY COUNCIL OF THE 
CITY OF SALEM, OREGON: 
Section 1. The Planning Commission's decision approving the application for Comprehensive 
Plan Change/Neighborhood Plan Change/Zone Change Case No. 12-03 is hereby affmned and 
amended, to add Condition 3, as follows: 
Consistent with the Stormwater Management Design Standards, increase required storage 
capacity of local storm water detention facilities to provide flow control for the entire 
1 00-year flood discharge from the proposed development. 
Section 2. This order constitutes the final land use decision and any appeal must be filed with 
the Oregon Land Use Board of Appeals within 21 days of the date that notice of this decision is 
mailed to persons with standing to appeal. 
ADOPTED by the City Council this 2ih day of August, 2012. 
ATTEST: 
ft~'./JJ~ 
City Recorder 
Checked by: B. Colbourne 
g:\group\legnll \council\2012\082712 1500 blk davis rd s order 2012-20-cpc-npc-zc.doc 
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EXHIBIT 1 
Vicinity Map 
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DECISION OF THE 
SALEM PLANNING COMMISSION 
COMPREHENSIVE PLAN CHANGE/ NEIGHBORHOOD PLAN CHANGE/ 
ZONE CHANGE CASE NO. CPC-NPC-ZC12-03 
APPLICATION NO. : 12-1 02708-ZO 
NOTICE OF DECISION & MAILING DATE: June 6, 2012 
REQUEST: To change the Salem Area Comprehensive Plan (SACP) Map designation 
from Developing Residential to Multi-Family Residential, to change the zone 
district from RA (Residential Agriculture) to RM2 (Multiple Family 
Residential) , and to change the Sunnyslope Neighborhood Plan map 
designation from Single Family to Multi-Family, for property approximately 
10.37 acres in size, and generally located in the 1500 Block of Davis Road 
S, 97306 (Marion County Assessor's Map and Tax Lot numbers: 083W16C 
I 001 01). 
APPLICANT: MUL Tl TECH ENGINEERING SERVICES INC 
LOCATION: 1500 Blk DAVIS RD S 
CRITERIA: Salem Revised Code Chapters 64 and 113 
FINDINGS: The Planning Commission hereby adopts as its findings of fact the staff 
reports on this matter dated May 15, 2012 and May 22, 2012, herewith 
attached and by this reference incorporated herein. 
DECISION: The Planning Commission GRANTED the application subject to the following 
condition of approval: 
A. The Salem Area Comprehensive Plan (SACP) map designation change request for 
the subject property from "Developing Residential" to "Multi-Family Residential" be 
GRANTED; 
B. The request to change the Sunnyslope Neighborhood Plan map designation from 
Single Family to Multi-Family be GRANTED; 
C. The zone change request for the subject property from RA (Residential Agriculture) to 
RM2 (Multiple Family Residential) be GRANTED subject to the following conditions of 
approval: · 
Condition 1: 
Condition 2: 
At the time of development, provide a public or private local street 
connection through the proposed development from Davis Road S to the 
south line of the subject property and to the west property line aligning with 
Reserve Lane Priyate Way. Alternative street design standards may be 
approved through Type II Site Plan Review. 
Construct a traffic signal at the intersection of Liberty Road S and Davis 
Road S to the City of Salem standards. The signal shall be interconnected 
via underground fiber-optic cable to the existing traffic signal at Liberty 
Road S and Kuebler Boulevard SE and shall be designed to accommodate 
the east leg extension of Rainier Drive SE. The timing of the traffic signal 
installation shall be determined at the time of Site Plan Review. 
VOTE: 
5 YES 0 NO 1 ABSENT (Schmidtke) 1 ABSTAINED (Williams) 
~ (_~ ~ \ 
Jim Lewis, Presidenr' 
· Salem Planning Commission 
A copy of the decision is attached. 
Application Deemed Complete: 
Public Hearing Date: 
Notice of Decision Mailing Date: 
Decision Effective Date: 
April 11 , 2012 
May 15, 2012 
June 6, 2012 
June 22, 2012 
This decision is final unless written appeal from an aggrieved party is filed with the City of Salem 
Planning Division, Room 305, 555 Liberty Street SE, Salem OR 97301, no later than 5:00p.m., 
June 21, 2012. Any person who presented evidence or testimony at the hearing may appeal the 
decision. The appeal must state where the decision failed to conform to the provisions of the 
applicable code section, SRC Chapters 64 and 113. The appeal must be filed in duplicate with 
the City of Salem Planning Division. The appeal fee must be paid at the time of filing . If the 
appeal is untimely and/or lacks the proper fee, the appeal will be rejected. The Salem City 
Council will review the appeal at a public hearing. After the hearing, the City Council may amend, 
rescind, or affirm the action, or refer the matter to staff for additional information. 
The complete case file , including findings, conclusions and conditions of approval, if any, is 
available for review at the Planning Division office, Room 305, City Hall , 555 Liberty Street SE, 
during regular business hours. 
Case Manager: Bryan Colbourne, Planner Ill, bcolbourne@cityofsa!em.net 
G\CD\PLANNING\ CASE APPLICATION FILES 201 1 -ON \ CPCIZC ... \ CPC-NPC-ZC12-03 ... \ CPC-NPC-ZC12-03 Notice of 
Decision.doc 
TO: 
FROM: 
DATE: 
PLANNING COMMISSION 1~ 
GLENN W. GROSS f!\t A b 
URBAN PLANNING ..J{JINISTRATOR 
MAY22, 2012 
SUPPLEMENTAL REPORT 
FOR MEETING OF: June 5, 2012 
AGENDA ITEM NO.:____§J_ 
SUBJECT: SUPPLEMENTAL STAFF REPORT REGARDING RECOMMENDED. 
CONDITIONS OF APPROVAL FOR CASE NO. CPC-NPC-ZC12-03 
ISSUE 
To change the Salem Area Comprehensive Plan (SACP) Map designation from Developing 
Residential to Multi-Family Residential , to change the zone district from RA (Residential 
Agriculture) to RM2 (Multiple Family Residential) , and to change the Sunnyslope Neighborhood 
Plan map designation from Single Family to Multi-Family, for property approximately 10.37 acres in 
size, and generally located in the 1500 Block of Davis Road S, 97306 (Marion County Assessor's 
Map and Tax Lot numbers: 083W16C I 00101). 
RECOMMENDATION 
Staff recommends that the Planning Commission adopt the facts and findings of this supplemental . 
staff report and the original staff report and approve the requested Comprehensive Plan Change, 
Neighborhood Plan Change, and Zone Change, with the revised conditions of approval as listed in 
this report. 
FACTS AND FINDINGS 
The staff report prepared for the May 15, 2012 Planning Commission meeting recommended two 
conditions of zone change approval. 
Recommended Condition 1 requires street connectivity through the subject property. This 
condition did not specify when the street connections through the property are required to be built. 
The proposed condition also did not state whether the street connection should be a public or 
private street, or whether alternative street design standards would be allowed. 
Staff intended to require the street connection to be built at time of development of the site. The 
.street connection through the property may be a public or private street and alternative local street 
design standards may be proposed by the applicant and will be reviewed at time of Site Plan 
Review. The flexibility to propose alternative street design standards is provided in the Salem 
Transportation System Plan (TSP), Street System Element Table 3-1. Type II Site Plan Review 
will be required in order to consider approval of such alternative street design standards. 
Recommended Condition 2 requires the construction of a traffic signal. This condition did not 
specify when the installation of the traffic signal is required. Because the requirement to build a 
CPC-NPC-ZC12-03 Page 1 May 22, 2012 
traffic signal is related to the impacts of development of the site, the timing of the traffic signal 
installation will be determined at time of Site Plan Review. 
ln order to clarify these points, Staff recommends the following revised conditions of zone change 
approval: 
Condition 1: At the time of development, provide a public or private local street connection 
through the p'roposed development from Davis Road S to the south line of the 
subject property and to the west property line aligning with Reserve Lane Private 
Way. Alternative street design standards may be approved through Type II Site 
Plan Review. 
Condition 2: Construct a traffic signal at the intersection of Liberty Road S and Davis Road S to 
the City of Salem standards. The signal shall be interconnected via underground 
fiber-optic cable to the existing traffic signal at Liberty Road S and Kuebler 
Boulevard SE and shall be designed to accommodate the east leg extension of 
Rainier Drive SE. The timing of the traffic signal installation shall be determined at 
the time of Site Plan Review. 
Prepared by Bryan Colbourne, Planner Ill 
G:\CD\PlANNING\CA.SE APPLICATION FILES 2011-0n\CPC-ZC Comp Plan Change-Zone Change\2012\1-Statr reports\CPC-NPC-ZC12· 
03.SUPPLEMENTAL.bgc.doc 
CPC-NPC-ZC12-03 Page2 May 22,2012 
TO: 
FROM: 
STAFF: 
FOR MEETING OF: May 15, 2012 
AGENDA ITEM NO.: 6.1 
Planning Commission 
Glenn W. Gross, Urban Planning Admi~~r~ ~ 
Bryan Colbourne, Planner Ill J(!JI~ 
HEARING DATE: May 15, 2012 
APPLICATION: 
LOCATION: 
SIZE: 
REQUEST: 
APPLICANT: 
Comprehensive Plan Change/Neighborhood Plan Change/Zone 
Change 12-03 
1500 Block Davis RoadS 
Approximately 10.37 acres 
To change the Salem Area Comprehensive Plan (SACP) Map 
designation from Developing Residential to Multi-Family Residential, 
to change the zone district from RA (Residential Agriculture) to RM2 
(Multiple Family Residential), and to change the Sunnyslope 
Neighborhood Plan map designation from Single Family to Multi-
Family, for property approximately 10.37 acres In size, and generally 
located in the 1500 Block of Davis Road S, 97306 (Marion County 
Assessor Map and Tax Lot numbers: 083W16C I 00101). 
Davis Road Property LLC 
Mark Grenz, Representative 
APPROVAL CRITERIA: Comprehensive Plan Map Amendment/Neighborhood Plan Change: 
Salem Revised Code, Chapter 64 
Zone Map Amendment: Salem Revised Code, Chapter 113 
RECOMMENDATION: APPROVE subject to the following conditions: 
Condition 1: 
Condition 2: 
Provide a local street connection through the proposed development from 
Davis Road S to the south line of the subject property and to the west 
property line aligning with Reserve Lane Private Way. 
Construct a traffic signal at the intersection of Liberty Road S and Davis 
Road S to the City of Salem standards. The signal shall be interconnected 
via underground fiber-optic cable to the existing traffic signal at Liberty 
Road S and Kuebler Boulevard SE and shall be designed to accommodate 
the east leg extension of Rainier Drive SE. ~~0 
APPLICATION PROCESSING 
CPC-NPC-ZC12-03 Page 1 May 15, 2012 
Subject Application 
On February 11, 2012, Mark Grenz, on behalf of the applicant, Davis Road Property LLC, filed an 
application for a Comprehensive Plan Change, Neighborhood Plan Change, and Zone Change for 
the subject property. After additional information was submitted, the application was deemed 
complete for processing on April 11 , 2012. 
Notice must be given in accordance with Section 300.620(b) of the Salem Revised Code. An 
approval by the Planning Commission shall not be construed to have granted a variance from the 
provisions of any City ordinance unless the approval clearly states that a variance has been granted. 
The quasi-judicial decision by the Planning Commission requires a decision be filed with the 
Planning Administrator and entered into the record of the proceedings within 30 days following the 
public hearing, unless the applicant consents to an extension for specific additional time. The 
Planning Administrator must record the date of the decision upon receipt of the decision. The 
Planning Administrator must also mail a copy of the decision to the applicant and to everyone who. 
submitted verbal or written testimony during the process. 
The public hearing for the application is scheduled for May 15, 2012. 
Appeals 
Appeal of a Planning Commission decision is to the Salem City Council (Council), as set forth in 
Table 300.100-2 of the Salem Revised Code (SRC). Written notice of an appeal and the applicable 
fee shall be filed with the Planning Administrator within fifteen days after the record date of the 
decision as set forth in SRC 300.1000- SRC 300.1040. SRC 300.1050 states that whether or not 
an appeal is filed, the Council may, by majority vote, initiate review of a Planning Commission 
decision by resolution filed with the City Recorder. Such a review shall be initiated prior to the 
adjournment of the first regular Council meeting following Council notification of the Planning 
Commission decision. Review shall proceed according to SRC Section 300.1040. 
120-Day Requirement 
Amendments to an acknowledged Comprehensive Plan are not subject to the 120-day ru le (Oregon 
Revised Statutes (ORS) 227 .178). 
Public Notice 
1. Notice of the public hearing was mailed to property owners within 250 feet of the subject 
property on April 25, 2012 (Attachment 1 ). 
2. The property was posted in accordance with the posting provision outlined in SRC 300.620. 
3. State law (ORS 197.610) and SRC 300.602(b)(1) requires the City to provide the Oregon 
Department of Land Conservation and Development (DLCD) a minimum 45-day notice when 
an applicant or the City proposes an amendment to an acknowledged Comprehensive Plan 
or land use regulation or to adopt a new land use regulation. The City sent notice of this 
proposal to DLCD on March 6, 2012. 
BACKGROUND INFORMATION 
The subject property was annexed into the City of Salem on February 22, 2007. The property was 
annexed into the City with an RA zone designation. In 2007, Subdivision 07-20 was approved for 
the subject property. The approval allowed the development of approximately 70 single family 
dwellings to be built on the site. The final plat for this subdivision was never recorded, and the 
approval has since expired. 
CPC-NPC-ZC12-03 Page 2 May 15, 2012 
The subject property is located within the Salem Urban Growth Boundary and in the corporate city 
limits. The subject property is located outside the Urban Service Area. However, the subject 
property received UGA approval through UGA preliminary declaration Case No. 10-02. 
Summary of Requested Action 
.. 
The applicant is requesting a change of the subject property's comprehensive plan map designation 
from "Developing Residential" to "Multi-Family Residential", and change the property's zoning from 
RA to RM2. A corresponding change in the property's designation on the Sunnyslope Neighborhood · 
Plan Map from Single Family to Multi-Family is also requested. 
A preliminary site plan was submitted as part of the applicant's Traffic Impact Analysis. This site 
plan proposed an apartment complex with 228 dwelling units in 19 apartment buildings, together 
with off-street parking areas, common open space, and a common use recreation building. 
Citizen and Neighborhood Association Comments 
SRC 300.620(b)(2)(B)(iii) requires public notice be sent to "any City-recognized neighborhood 
association whose boundaries include, or are adjacent to, the subject property." The subject 
property is within the Sunnys!ope Neighborhood Association. The neighborhood association 
submitted a letter {Attachment 5) listing concerns about affect of stormwater run-off from the site 
onto nearby properties. The letter states: 
We are concerned that construction of a 1 0-plus acre apartment complex at this site might 
lead to soil erosion and flooding for downslope neighbors, including neighbors along Wain 
Creek between Cressler Middle School and Madras Ave. 
Both the Bella Cresta development and the First Slavic Baptist Church's large parking lot 
were apparently constructed without any stormwater retention basins. The Bella Cresta 
development also has existing sediment and erosion control problems which impact 
downslope neighbors. Please see the attached photographs of a vacant lot at Bella Cresta. 
These visible soil gullies send sediment into the City's stormwater system, reducing its 
effectiveness and causing maintenance issues. 
I've reviewed some notes which Councilor Clausen provided to Battlecreek neighbors after 
their recent flood experience, stating his understanding that "the current [City of Salem) code 
does not consider downstream impacts of new development." 
This may mean that the City's codes do not comply with Statewide Planning Goal 7, "to 
protect people and property from natural hazards, ' which includes flooding. 
We believe that the proposal for a comprehensive plan/zoning change should be approved 
only if the applicant agrees to construct an adequate stormwater retention basin which 
protects Wain creek residents from stream rise in 100 year storm event and complies with 
best practices for soil and sediment controL 
In addition, one interested citizen, Mr. John Shepard, submitted written comments also stating 
concerns about stormwater drainage from the site onto downstream properties (Attachment 6). 
Staff Response: The stormwater detention requirements contained in the Salem Public Works 
Design Standards are the same for single family and multiple family residential uses. As such, the 
proposed change in Comprehensive Plan and zoning map designations will not have any 
measurable effect on stormwater volume being discharged from the subject property. 
CPC-NPC-ZC12-03 Page 3 May 15,2012 
The City's development codes and design standards do not require developers to extensively 
analyze downstream drainage systems with each project. Instead, the design standards require 
detention for each project to reduce downstream impacts. 
Regarding Statewide Planning Goal 7, the Stormwater Master Plan addresses those goals related to 
stormwater conveyance. The current detention standards, which retain volumes up to a 50-year 
storm event, are consistent with the Stormwater Master Plan. 
The Bella Cresta Subdivision and Slavic Baptist Church sites were developed under the current 
Stormwater Management Design Standards, which require detention. Erosion control issues are 
addressed during construction under the requirements of SRC Chapter 75. 
City Department Comments 
Public Works (Development Services and City Traffic Engineer}- Public Works Department 
Staff reviewed the Traffic Impact Analysis (TIA) and Transportation Planning Rule Analysis (TPR) 
that was submitted by the applicant and agree with its findings. The Public Works Department's 
comments and recommended conditions are included here as Attachment 7. 
Fire Department- Reviewed the proposal and submitted the following comments: 
Fire department access (including surface, grade, and turning radii), water supply, and fire 
hydrants shall be provided in accordance with the Salem Fire Prevention Code (SRC 
Chapter 58). Multiple family residential projects having more than 200 dwelling units shall be 
provided with two separate and approved fire apparatus access roads. 
Police Department- Reviewed the proposal and submitted the following comments: 
The change in zoning would potentially allow for a much larger population per area than the 
current zone permits. The concern from the Police Department is the increase in population 
which likely would increase calls for service; however, due to police employee numbers 
remaining the same, our response times could increase. 
Public Agency and Private Service Provider Comments 
Salem-Keizer Public Schools- Reviewed the proposal and submitted a letter, which is included as 
Attachment 8. · 
Department of Land Conservation and Development (DLCD}- DLCD was notified of the 
proposal and did not provide comments. 
Salem Area Comprehensive Plan (SACP) Designation 
Land Use: The Salem Area Comprehensive Plan designates the subject property as "Developing 
Residential". The Comprehensive Plan designation of surrounding properties is as follows: 
North: 
South: 
East: 
West: 
Across Davis RoadS, "Single Family Residential" 
"Developing Residential" · 
"Multi-Family Residential" 
"Multi-Family Residential" and "Developing Residential" 
Neighborhood Plan: The property is located within the boundaries of the Sunnyslope Neighborhood 
Association. The Sunnyslope NA is a City-recognized neighborhood association. Sunnyslope NA 
also has a Neighborhood Plan, which was adopted by the Salem City Council in 1983. The Land 
Use Plan Map of the Neighborhood Plan included that land that was within the neighborhood 
boundary in 1983 and also included all adjacent unincorporated land at that time out to the Urban 
CPC·NPC-ZC12-03 Page 4 May 15, 2012 
Growth Boundary. The subject property is designated "Single Famill on the Neighborhood Plan 
Land Use Map. 
Applicable Detail Plans 
Detailed plans are prepared as policy guides to the Salem Area Comprehensive Plan and are specific 
plans for a particular geographic area of the city, or for the provision or performance of some particular 
service or function. Site Plan's have been provided showing the zoning of the site and the locations of 
the proposed zone changes. 
Salem Transportation System Plan (STSP): The STSP uses a Street Classification System to determine 
the functional classification of each street within the city's street system. The subject property abuts 
Davis RoadS to the north, and provides access to the subject property. Davis RoadS is classified as a 
collector on the STSP. 
Zoning 
The subject property is currently zoned RA (Residential Agriculture). Zoning of surrounding 
properties include: 
North: 
South: 
East: 
West: 
Across Davis Road S, RS (Single Family Residential) 
RA (Residential Agriculture) 
RM2 (Multiple Family Residential) 
RM2 and RA 
Existing Site Conditions 
The site is approximately 10.37 acres in size. The site is currently vacant land. 
Trees: The City's tree preservation ordinance, SRC Chapter 68.1 OO(a) requires tree conservation 
plans only for development proposals involving the creation of lots or parcels to be used for the 
construction of single-family or duplex dwelling units. Because the proposal does not involve the 
creation of lots or parcels for single-family or duplex dwelling unit construction, a tree conservation 
plan is not required. -
Pursuant to SRC Chapter 68, Preservation of Trees and Vegetation, a Tree Removal Permit is 
required for removal of any significant trees and removal of trees within a riparian corrido~. 
Wetlands: No wetlands are identified on the subject property according to the City's adopted local 
wetlands inventory. 
Landslide Hazards: SRC Chapter 69, "Landslide Hazards," sets forth the mitigation requirements 
that may be imposed if landslide hazards are present on a property. This is done primarily through 
establishing the sum of landslide hazard points (a combination of the mapped landslide hazard 
points and those points associated with the type of proposed development) in order to determine 
what mitigation, if any, is required to ensure a safe and healthful development. A geological 
assessment was submitted at the time of the original subdivision approval in 2007, which is on file 
with the City (GI 07-111). 
According to the City's adopted landslide hazard susceptibility maps the site contains areas of 
mapped landslide susceptibility worth two points. A comprehensive plan change I zone change in 
itself does not add any activity points, however, building permits for an apartment complex, as 
proposed, are worth two activity points under SRC Chapter 69. This yields a total of four points for 
the site, which is classified as a low landslide risk under SRC Chapter 69. No geologic assessment 
or geotechnical report is required under SRC Chapter 69 for the comprehensive plan change I zone 
change or the subsequent multiple family development proposal. 
CPC-NPC-ZC12-03 Page 5 May 15,2012 
Site Plan: A preliminary site plan for an apartment complex proposed for the site was submitted as 
part of the Traffic Impact Analysis. This site plan proposed 228 dwelling units in 19 apartment 
buildings, together with pff-street parking areas, common open space, and a common use recreation 
building. 
Applicant Submittal Information: 
The applicant submitted written statements and proof that the proposal conforms to all applicable 
criteria imposed by the Salem Revised Code for each of the requests. The applicant's statements 
are included in their entirety as attachments to this staff report. Staff utilized the information from the 
applicant's statements to evaluate the applicant's proposal and to compose the facts and findings 
within the staff report. 
FINDINGS APPLYING TO THE APPLICABLE SALEM REVISED CODE CRITERIA FOR A 
COMPREHENSIVE PLAN AMENDMENT 
Salem Revised Code (SRC) Section 64.040(g) defines a minor plan change as a single proceeding 
for amendment to the Comprehensive Plan affecting less than five (5) privately and separately 
owned tax lots. This request is a Category 4 minor plan change, which is a quasi-judicial act. The 
burden of proof in meeting the approval criteria rests with the proponent of the change (SRC 
64.090(a)). Salem Revised Code Section 64.090(b) establishes the approval criteria for 
Comprehensive Plan Map amendments. In order to approve a quasi-judicial Plan Map amendment 
request, the decision-making authority shall make findings of fact based on evidence provided by the 
applicant that demonstrates satisfaction of all of the applicable criteria. The applicable criteria are 
shown below in bold print. Following each criterion is a response and/or finding relative to the 
amendment requested. The applicant provided justification for all applicable criteria (Attachment 3). 
Criterion 1: Lack of appropriately designated suitable alternative sites within the vicinity for 
a proposed use. Factors in determining the suitability of the alternative sites are limited to 
one or both of the following: 
(A} Size: Suitability of the size of the alternative sites to accommodate the proposed 
use; or 
(B) Location: Suitability of the location of the alternative sites to permit the proposed 
use; or 
Criterion 2: A major change in circumstances affecting a significant number of properties 
within the vicinity. Such change is defined to include and be limited to one or both of the 
following: 
(A) The construction of a major capital improvement (e.g., ~m arterial or major collector, a 
regional shopping center, etc.} which was unanticipated when the Salem Area 
Comprehensive Plan or elements of the Comprehensive Plan were adopted or last 
amended; or 
(B) Previously approved plan amendments for properties in an area that have changed the 
character of the area to the extent that the existing designations for other properties in 
the area are no longer appropriate. 
The proposal must satisfy either Criterion 1A or 1 B, or 2A or 2B. The applicant has chosen to 
address 1 A and 1 B. 
Applicant's Statement for 1 (A) & 1 (8): The site was chosen due to its size, location, access to 
major streets, and the existing RM2 developments along Davis Road. In order to address these 
CPC-NPC-ZC12-03 Page 6 May 15, 2012 
criteria, the vicinity has been determined to be within a specific area bounded by Skyline Road, 
Davis Road, Liberty Road, and Kuebler Boulevard .. . 
Size/Location: There is a lack of appropriately designated vacant RM sites within this vicinity. There 
are no vacant and available RM zoned property located along Davis Road and Skyline Road. The 
existing RM zoned sites are either developed or riot large enough. This site gives the applicant the 
abi lity to provide a needed housing type within this area. 
As shown on the City land zone map there is no property contiguous to the existing site that is 
vacant, and there is none in the necessary proximity. The only appropriately designated properties 
within the necessary proximity to the existing site are the properties directly to the east and west of 
the site that are zoned RM2, but are either developed or not large enough. 
According to the Housing Needs Analysis, "Salem has a deficit of capacity in the MF designation, 
with a deficit of 3,283 dwelling units and a deficit of 228 gross acres of residential land. With a multi-
family designation, the subject property can be developed with multi-family dwellings; the rezone 
helps maximize the density while helping to meet housing needs within the Salem Urban Growth 
Boundary. 
The subject property will not only be a site that will contribute to the multi-family housing needs, but 
it is also a site that can help improve the transportation circulation in the area. The subject property 
when developed has the potential to provide street connections to the properties to the south, east, 
and west for existing and future development. 
The applicant's proposal is to rezone the site from RA to RM2 to allow a higher density to be built on 
the site while maintaining the character of the existing neighborhood. The surrounding properties 
and neighborhood have changed over the years and are continuing to change. 
In 1998, in order to meet State Wide Planning Goal10 (Housing), properties to the east, 
083W16CD/1300 and Van Natta Place, of the subject property were rezoned to RM2 as part of the 
Salem Multi-Family Residential Land Study (SMFLS). Then in 2000, in order to meet State Wide 
Planning Goal 10 (Housing) , property to the west (083W16C/201) of the subject property was also 
rezoned to RM2 as part of the Salem Multi-Family Residential Land Study (SMFLS). 
In 2008, CPC/ZC 08-5 was approved for property located to the west (083W16C/300 & 400), which 
allowed the property to be rezoned to RM1. 
As stated above, from 1998 to 2008, this is a changing area. An area changing in order to meet 
State Wide Goals and housing needs. This area is a changing area with properties being rezoned to 
multi-family. The applicant's proposal is consistent with the existing and changing neighborhood. 
In conclusion , there are no sites for the proposed use located along Davis Road, Skyline Road, or 
Liberty Road that provide the necessary access to the major street system and adjacent properties, 
an area large enough for a multi-family development, or which are appropriately designated. There 
are no appropriately designated alternative sites within the vicinity for the proposed use that are 
currently vacant. Therefore, the proposal satisfies this criterion and has been met. 
Finding: Staff concurs with the applicant's statement. The applicant proposes an apartment 
complex at the site. The vicinity defined by the applicant is an area of land bounded by Skyline 
Road in the west, approximately Davis Road in the south (and including those properties along the 
south side of Davis Road), Liberty Road in the east, and Kuebler Boulevard in the north. This is an 
appropriate vicinity because it represents an area of south Salem that is functionally connected by 
the existing street system and by historical development patterns, and with logical boundaries that 
follow arterial streets. As demonstrated by the applicant, the other Multi-Family Residential 
designated properties within the vicinity are neither sized nor located appropriately to accommodate 
the applicant's proposed use. Staff review of this area led to the same finding as the applicant that 
CPC·NPC-ZC12-03 Page 7 May 15, 2012 
there are no suitable alternative sites within the vicinity to accommodate the proposed 228-unit 
apartment complex. Staff concurs with the applicant and finds that this criterion has been met. 
Criterion 3: The proposed plan change considers and accommodates as much as 
possible all applicable statewide planning goals; 
Applicant's Statement: 
The request is in conformance with Statewide Planning and all applicable land use standards 
imposed by state law and administrative regulation, which permit applications to be filed. 
Development of the subject property can meet the minimum standards of the zone code and the 
STSP. The proposal complies with the applicable intent statements of the SACP as addressed in 
this report. The applicant has presented evidence sufficient to prove compliance with these 
standards. The following Statewide Goals are applicable to this proposal: 
GOAL 1- CITIZEN INVOLVEMENT 
Applicant's Statement: The City's adopted Comprehensive Plan General Development Goal and 
Policies, and its adopted zone code, implement the Statewide Citizen Involvement Goal. This 
application will be reviewed according to the public review process established by the City of Salem. 
The City's Plan is acknowledged to be in compliance with this Goal. Notice of the proposal will be 
provided to property owners and public agencies, and posted on the property. The published notice 
will identify the applicable criteria. A public hearing to consider the request will be held by the 
Planning Commission. Through the notification and public hearing process all interested parties are 
afforded the opportunity to review the application, comment on the proposal, attend the public 
hearing, and participate in the decision. These procedures meet the requirements of this Goal for 
citizen involvement in the land use planning process. 
Finding: Appropriate notice was given, as outlined in this staff report, and satisfies Citizen 
Involvement described in Goal 1. 
GOAL 2- LAND USE PLANNING 
Applicant's Statement: The City's adopted Comprehensive Plan implements tHe Statewide Land 
Use Planning Goal. The Salem Area Comprehensive Plan (SACP) is acknowledged to be in 
compliance with the Statewide Planning Goals. This proposal is made under the goals, policies and 
procedures of the SACP and its implementing ordinance. A description of the proposal in relation to 
the intent of the Plan, its applicable goals and policies, the comprehensive plan changelzone change 
criteria is part of this review. Facts and evidence have been provided that support and justify the 
proposed comprehensive plan/zone change, along with findings and evidence to support the 
partitioning, zone change, site plan review, and design review applications. For these reasons, the 
proposal conforms to the land use planning process established by this Goal. 
Finding: The Salem Area Comprehensive Plan (SACP) is acknowledged to be in compliance with 
the Statewide Planning Goals. 
GOAL 5- NATURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN SPACES 
Applicant's Statement: The City's adopted General Development, Scenic and Historic Areas, 
Natural Resources and Hazards Goals and Policies address the Statewide Goal. According to City 
map there are no mapped wetlands or waterways on the subject property. In the event that a 
resource is identified, the City's applicable riparian, tree protection and wetland development 
standards will applied at the time of development and will ensure compliance with Goal 5. The 
applicant will provide a tree plan, identifying the location and size of all existing trees on the site. 
A geological assessment was submitted at the time of the original subdivision approval (GI 07-111). 
The development of multi-family housing on a site does not warrant the need for a geological 
assessment. Therefore, a geological assessment is not required. 
CPC-NPC-ZC12·03 Page 8 May 15, 2012 
There are no significant historic buildings on the subject property. The applicant has taken the 
opportunity to consider existing conditions and influences that enables him to explore potential 
development. The City has standards in place to address access, internal circulation, topography, 
drainage, public facilities, overall site design and layout. 
Finding: There are no known scenic, historic, or cultural resources on the subject site. The 
applicant's statement addressing Goal 5 may also apply to Goal 7; with regard to landslide hazards. 
As discussed earlier in this report, the proposal has been reviewed for compliance with Salem 
Revised Code Chapter 68 (Tree Preservation), Chapter 126 (Wetlands), and Chapter 69 (Landslide 
Hazards). · 
GOAL 6- AIR, WATER, AND LAND RESOURCES QUALITY 
Applicant's Statement: The City's adopted Comprehensive Plan Growth Management, Scenic and 
Historic Areas, Natural Resources and Hazards, Commercial, Industrial and Transportation Goals 
and Policies along with adopted facilities plans implement this Goal. 
Development is required to meet applicable State and Federal requirements for air and water 
quality. The proposal to redevelop is reviewed by the City and any applicable outside agencies for 
impacts on environment and compliance to applicable standards and regulations. Development is 
required to meet applicable water, sewer, and storm drainage system master plan requirements. 
Upon redevelopment, the City is responsible for assuring that wastewater discharges are treated to 
meet the applicable standards for environmental quality. 
The City has identified the process through which water, sewer and storm drainage will be supplied 
to the site as stated in the September 22, 2011 pre-application conference letter (Pre-App No. 11-
44) to the applicant, see attached letter. Storm water runoff will be collected and removed by the 
City storm drainage system, in a manner determined by the City to be appropriate. 
The proposed site is outside the noise contours of the air traffic, and ... the facility will nevertheless 
utilize building materials that mitigate such noise, if any. 
The major impact to air quality in the vicinity is vehicle traffic along the boundary street, Davis Road. 
This is not a major traffic route in the area. Davis Road is designated as a collector in the Salem 
Transportation System Plan (STSP). 
The traffic generated from the site will be minor compared to the total volume of traffic in this area, 
and will not create a significant additional air quality impact. The TIA identifies the traffic needs for 
the site and mitigation measures. 
The site is vacant. Development of vacant urban land is ex.pected. The proposed change will have 
no significant impact on the quality of the land. Considering the location of the site within the city, 
the availability of public facilities to provide water, sewage disposal, and storm drainage services, 
and the surrounding transportation system, the proposal will have no significant impacts to the 
quality of the air, water or land. The City's adopted facility plans implement Goal 6. 
Finding: Staff concurs with the applicant. The site is urban land, surrounded to the north, east, and 
west by developed properties. Through the use of public facilities, the wastewater and surface water 
discharges from the property will be managed according to approved standards. The Stormwater 
Master Plan addresses those goals related to stormwater conveyance. The current stormwater 
detention standards, which retain volumes up to a 50-year storm event, are consistent with the 
Stormwater Master Plan. The proposed plan and zone change will have no significant impacts on 
the quality of the air, water or !and. 
GOAL 8 - RECREATIONAL NEEDS 
Applicant's Statement: The City's adopted Comprehensive Plan Open Space, Parks and 
Recreation Goal and Policies implements the Statewide Recreation Needs Goal by encouraging 
CPC-NPC-ZC12-03 Page 9 May 15, 2012 
conservation and identification of existing and needed park resources and funding mechanisms. 
Salem identifies programs, activities and policies relating to parks and recreational activities in the 
community. The City's needs for leisure areas and open space areas have been identified in its 
adopted plans. At the time of development, the proposal provides improved public pedestrian 
connections via hard-surfaced sidewalks. Cressler Middle School is located about two blocks to the 
northeast of the site. The middle school is located on the northeast corner of Davis Road and 
Liberty Road. Secor Park is located about 1/2 a mile to the north of the subject property. These two 
sites provide adequate parks and recreation within the area. However, at the time of development, 
the multi-family development on the site will [also] have common open space and private open 
space for the residents. Therefore, the proposal complies with this Goal. 
Finding: Staff concurs with the applicant's statement and finds that the proposal is consistent with 
Goal8. 
GOAL 9- ECONOMIC DEVELOPMENT 
Applicant's Statement: The proposed zone changed will have a positive impact on the economy of 
the City of Salem. There is not a high demand for single family homes right now. The rezone will 
allow the property to be developed, which will create employment along with a housing type that is a 
less expensive option for families. 
Finding: The proposed comprehensive plan change will facilitate the development of the subject 
property, thereby making good use of the site. Staff concurs with the applicant's statement and finds 
that the proposal is consistent with Goal 9. 
GOAL 10- HOUSING 
Applicant's Statement: As stated above, in 1998 and 2000, in order to meet State Wide Planning 
Goal 10 (Housing), adjacent properties along Davis Road were rezoned to RM 1 and RM2 as part of 
the Salem Multi-Family Residential Land Study (SMFLS). 
The applicant's proposal is to rezone the site from RA and RM2 to allow a higher density to be built 
on the site. As stated above, according to the Housing Needs Analysis, "Salem has a deficit of 
capacity in the MF designation, with a deficit of 3,283 dwelling units and a deficit of 228 gross acres 
of residential land. The rezone helps maximize the density while helping to meet housing needs 
within the Salem Urban Growth Boundary. 
The development will also be located in an area in close proximity to existing and proposed services. 
Cressler Middle School is located about two blocks to .the northeast of the site. The middle school is 
located on the northeast corner of Davis Road and Liberty Road. Secor Park is located about 1/2 a 
mile to the north of the subject property. Commercial Services are currently available to the north 
along Liberty Road. 
The existing neighborhood consists of single family housing and some multi-family housing. In order 
to maintain the character of the neighborhood, the site will be developed in compliance with required 
Design Standards and provide bufferyards along property lines. 
The City's adopted Comprehensive Plan Growth Management, Residential, Transportation Goals 
and Policies and applicable adopted facilities plans implement the Statewide Housing Goal. 
The City's subdivision and land use processes implement applicable Housing Goals and Policies. 
There is a deficit in multi-family residential land in Salem. 
Finding: The proposed Comprehensive Plan Change and Zone Change will increase the amount of 
Multi-Family designated land within the City, thereby assisting the City in providing for its projected 
housing needs. Staff concurs with applicant and finds that the proposal is consistent with this goal. 
CPC-NPC-ZC12·03 Page 10 May 15,2012 
GOAL 11- PUBLIC FACILITIES AND SERVICES 
Applicant's Statement: The City's adopted Comprehensive Plan Growth Management, residential , 
and Transportation Goal and Polices and adopted Stormwater and Water Master Plans implement 
the Statewide Public Facilities and Services Goal by requiring development to be served by public 
services. 
The proposal is for revitalized urban development in an area where future extensions of those 
services can be provided in the most feasible, efficient and economical manner. The City's capital 
improvement program and its minimum code standards for public facilities provide a means for 
improving and updating public facilities systems (water and sewer). All necessary and appropriate 
public services and facilities essential for development will be provided to this property at levels that 
are adequate to serve the proposed use. 
The City maintains an infrastructure of public services that includes sewer, water, and storm 
drainage facilities. The City will specify any needed changes to the existing service levels at the 
time building permits are requested. 
Sidewalks are or will be provided throughout the site to connect to the public sidewalk system. The 
location along a major transportation corridor facilitates access to a transit route, bicycle and 
pedestrian access, provides significant opportunity to reduce vehicle miles traveled. The vehicle, 
transit, bicycle, and pedestrian circulation systems will be designed to connect major population and 
employment centers in the Salem urban area, as well as provide access to local neighborhood 
residential, shopping, schools, and other activity centers. 
Traffic from this site is diverted away from residential areas and has convenient access to the 
existing streets. Aesthetics and landscaping will be considered in the design of the circulation 
system to cut down on headlight glare, heat, and improved traffic direction. 
The Salem-Keizer School District provides public education facilities. The education district's master 
plan provides for growth in the district and has options to meet the demand. The education district 
reviews the population factors to determine planning, funding and locating new schools or providing 
additional facilities on the sites of existing schools. 
Other private service providers supply garbage, telephone, television, postal and internet services as 
needed by the development. The required public services and facilities to serve new development 
will be determined by the City at the time development permits are requested. By providing 
adequate public facilities and services for the proposed use, the requirements of this Goal are met. 
Finding: The City maintains an infrastructure of public facilities and services as the framework for 
urban development. These services are made available in a timely and orderly fashion resulting in 
efficient urban development. The subject property is located outside the Urban Service Area. 
Therefore, an Wrban Growth Area (UGA) permit is needed to determine the necessary facilities and 
services required to serve the subject project. The property received UGA approval through UGA 
preliminary declaration Case No. 10-02, in 2010. The linking facilities for water, sewer, and storm 
infrastructure are described in UGA 10-02. Site specific infrastructure requirements will be 
addressed in the Site Plan Review process i!l SRC 163. The proposal is consistent with this goal. 
GOAL 12- TRANSPORTATION 
Applicant's Statement: The City's adopted Comprehensive Plan Transportation Goal and Policies 
and the adopted Salem Transportation System Plan (STSP) implements the Statewide 
Transportation Goal by encouraging a safe, convenient and economic transportation system. The 
subject property is located along Davis Road S. The major streets are in place due to previous 
development. The subject property will have the potential to provide street connections to properties 
to the west and south for existing and future development. However, with Davis Road, Red Leaf 
CPC-NPC-ZC12-03 Page 11 May 15, 2012 
Drive, and Mildred Lane already providing connectivity to the neighborhood, additional street 
connections to the site are not necessary .. . 
Finding: Goal12 is implemented by the Transportation Planning Rule (TPR). In summary, the TPR 
requires local governments to adopt Transportation System Plans (TSPs) and requires local 
governments to consider transportation impacts resulting from land use decisions and development. 
The key provision of the TPR related to local land use decisions is Oregon Administrative Rule 
(OAR) 660-012-0060. This provision is triggered by amendments to comprehensive plans and land 
use regulations that "significantly affect" a surrounding transportation facility (road, intersection, etc.). 
Where there is a "significant .effect" on a facility, the local government must ensure that any new 
allowed land uses are consistent with the capacity of the facility. In the context of a site-specific 
comprehensive plan change request, such as this proposal, a "significant effect" is defined under 
Oregon Administrative Rule (OAR) 660-012-0060(1) as either an amendment that "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 an amendment that would "reduce the 
performance standards of an existing or planned facility below the minimum acceptable level 
identified in the TSP ." 
The applicant for a comprehensive plan change is required to submit a Transportation Planning Rule 
(TPR) analysis to demonstrate that their request will not have a "significant effect" on the 
surrounding transportation system, as defined above. 
The applicant submitted a Traffic Impact Analysis (TIA) in consideration of the requirements of the 
Transportation Planning Rule (OAR 660-012-0060). The conditions of approval are based on 
recommended mitigation measures in the TIA. The Assistant City Traffic Engineer concurs that the 
conditions of approval ensure that the proposed CPC/ZC will not have a significant effect on the 
transportation system. 
GOAL 14- URBANIZATION 
Finding: The proposal to amend the Comprehensive Plan map from "Single Family Residential" to 
"Multi-Family Residential" will help facilitate the development of urban land that is within the Urban 
Growth Boundary and already near City services, public facilities, and infrastructure. This is 
consistent with the intent of this Goal to maintain a compact and efficient urban area. This proposal 
does not affect the Urban Growth Boundary. This proposal complies with Goal14. 
Criterion 4: The proposed change is logical and harmonious with the land use pattern for 
the greater area as shown on the plan map. 
Applicant's Statement: The subject property is in an area characterized by single family uses, 
multi-family development to the east and vacant land. 
New development on the site will be according to City landscaping and bufferyard standards and 
other improvement standards which are the minimum community development "harmony" standards 
established by the City. By meeting these requirements at the development stage, the development 
will meet the City's adopted community development standards which are designed to make abutting 
land uses compatible with each other. In addition, harmony will be achieved by modern building 
facades and landscaping that is necessary to meet the real estate demand for updated properties. 
Development standards of the City further direct harmonious design with regard to the amount and 
direction of outdoor lighting , bufferyards, improved access, street improvements, paved parking Jots 
and paved surfaces to limit dust. Transportation facilities are in. place and local streets will be 
extended through the site for connections to adjacent properties. 
Finding: The subject property is surrounded by a mix of both single family and multiple family 
residentia l uses and plan map designations to the north, east, and west. Given the existence of 
multi-family residential designated and used land, the designation of the site as "Multi-Family 
CPC-NPC-ZC12-03 Page 12 May 15, 2012 
Residential", with RM2 zoning is logical and harmonious with the existing pattern. This criterion is 
met. 
Criterion 5: The proposed change conforms to all criteria imposed by applicable goals 
and policies of the Comprehensive Plan in light of its intent statements; and 
Applicant's Statement: The SACP states that one of the intents of the Residential Development 
goals is, "To promote a variety of housing and opportunities for all income levels and an adequate 
supply of development land to support such housing." 
According to the SACP, the cumulative effect of all new residential development in the Salem urban 
area should average 6.5 dwelling units per gross acre of residential development. The 
comprehensive plan change/zone change will allow the property to be developed at a higher density, 
therefore, meeting or exceeding the dwelling average. 
The rezoning of the subject property will help to provide a variety of housing other then single family 
dwellings. This is a growing area that already has more than a sufficient amount of single family 
land for development. Multi-family development will provide a needed housing type in the area while 
helping to meet housing needs as well. 
Residential Development Policies 
Establishing Residential Uses: The applicant's proposal is to rezone the property from RA and RM2 
to allow a higher density to be built on the site. As stated above, according to the Housing Needs 
Analysis, "Salem has a deficit of capacity in the MF designation, with a deficit of 3,283 dwelling units 
and a deficit of 228 gross acres of residential land. The rezone helps maximize the density while 
helping to meet housing needs within the Salem Urban Growth Boundary ... [thereby] establishing 
a mixture of residential uses within the area. 
Facilities and Services Location: The City's adopted Comprehensive Plan Transportation Goal and 
Policies and the adopted Salem Transportation System Plan (STSP) implements the Statewide 
Transportation Goal by encouraging a safe, convenient and economic transportation system. The 
subject property is located along Davis Road S. The major streets are in place due to previous 
development. Sidewalks and needed improvements will be [provided along] Davis Road , if required. 
Street extensions to properties to the west and south will be provided for existing and future 
development. 
The Cityts adopted Comprehensive Plan Growth Management, residential , and Transportation Goal 
and Polices and adopted Stormwater and Water Master Plans implement the Statewide Public 
Facilities and Services Goal by requiring development to be served by public services. The proposal 
is for revitalized urban development in an area where future extensions of those services can be 
provided in the most feasible, efficient and economical manner. The City's capital improvement 
program and its minimum code standards for public facilities provide a means for improving and 
updating public facilities systems (water and sewer). All necessary and appropriate public services 
and facilities essential for development will be provided to this property at levels that are adequate to 
serve the proposed use. 
The subject property is located within the Salem Urban Growth Boundary and in the corporate city 
limits . The subject property is located outside the Urban Service Area. However, the subject 
property received UGA approval through UGA preliminary declaration Case N0.1 0-02. The subject 
property is subject to the requirements of UGA 10-02. The City maintains an infrastructure of public 
services that includes sewer, water, and storm drainage facilities. The City will specify any needed 
changes to the existing service levels at the time building permits are requested. 
lhfill Development: The subject property is currently vacant. In order to provide a mixture of housing 
in the area, the applicant is requesting a zone change. In 1998 and 2000, in order to meet State 
CPC-NPC-ZC12-03 Page 13 May 15,2012 
Wide Planning Goal10 (Housing), adjacent properties were rezoned to RM1 and RM2 as part of the 
Salem Multi-Family Residential Land Study (SMFLS). 
The comprehensive plan designation for the sit.e is "Developing Residential". The rezoning of the 
site to RM2 will be consistent with adjacent properties that were rezoned as part of the SMFLS study 
and will also be consistent with State Wide Planning Goal10, and current housing needs in the in 
area. 
The comprehensive plan change/zone change will promote infill development with the development 
of a property that is already served by City Services and all transportation to be developed with a 
higher density of housing that is needed in this area. 
Multi-Family Housing: The development will also be located in an area in close proximity to existing 
and proposed services. Cressler Middle School is located about two blocks to the northeast of the 
site . The middle school is located on the northeast corner of Davis Road and Liberty Road. Secor 
Park is located about 1/2 a mile to the north of the subject property. These two sites provide 
adequate parks and recreation within the area. Commercial uses are located to the north of the site 
along Liberty Road S. 
The existing neighborhood consists of single family housing and some multi-family dwellings to the 
west. In order to maintain the character of the neighborhood, the site will be developed in 
compliance with required Design Standards. 
Circulation System and Through Traffic: The subject property is located along Davis RoadS. 
Sidewalks and needed improvements will be [provided along) . .. Davis Road if required. Street 
extensions to properties to the west and south will be provided for existing and future development. 
The major streets are in place due to previous development. 
Alternative Housing Patterns: The properties to the west and east are developed as a church and 
multi-family development. The property to the south is zoned for single family development and 
property to the north is fully developed as single family dwellings. In order to provide an alternative 
housing pattern while being consistent with the neighborhood, the proposed development will 
provide a higher density of needed housing along Davis Road S. 
Requests for Rezoning: The subject property is designated for Residential development. All public 
facilities and services are available to the site. The proposed development will meet State Wide 
Planning Goals and Policies pertaining to residential development. The development of the site will 
not impact adjacent properties. 
Urban Design: The City has adopted Design Standards and process in place to help implement 
multi-family design standards. The applicant's development will be in compliance with the Multi 
Family Design Standards as outlined in SRC Chapter 148 and the City of Salem Design Handbook 
at the time of development. 
Finding: Staff concurs that the proposal complies with the applicable goals and policies of the 
Salem Area Comprehensive Plan (SACP). The Plan recognizes the need to remain responsive to 
changing and evolving land demands within the context of Plan policies and implementing 
measures. As documented in the applicant's statements above, the proposal is consistent with the 
Goals and Policies of the SACP. Considering the facts, evidence, and reasons presented, the 
proposed Comprehensive Plan Map change from "Single Family Residential" to "Multi-Family 
Residential" conforms to all applicable Statewide Planning Goals and Comprehensive Plan policies. 
Criterion 6: The proposed change benefits the public. 
Applicant's Statement: The public is benefitted by creating a well-located parcel of multi-family 
land; it will increase the City and State tax base; it will be an attractive and efficient development; will 
CPC-NPC-ZC12-03 Page 14 May 15, 2012 
identify and mitigate any hazard areas in [a] reasonable and responsible manner; and will provide 
the ability to enhance a vacant parcel along Davis Road. 
The City has facilitated this area of Salem by making some sites along Davis Road part of the 
SMFLS Study and by recognizing there is a need for multi-family housing in this area and Salem. 
The rezoning and design review address planning issues such as use, adequate parking, open 
space, access, internal circulation, public facilities, topography, drainage, and access. Site 
constraints such as configuration, frontage and topography are always taken into consideration for 
lot layout and access. Enhanced vehicular and pedestrian circulation is critical to the City as well as 
the applicant. 
In summary, by establishing a use that is consistent with the future residential needs in the area, by 
addressing how residential needs of the Salem area are being met by this proposal, and by 
providing higher density for housing needs and a logical transition along Davis Road. 
Finding: The proposed Comprehensive Plan change to "Multi-Family Residential" will help facilitate 
the future improvement of the site, thereby making good use of an urban property. Any new 
development at the site will require compliance with the Salem Landscape Code, SRC Chapter 132, 
and may result in improvements to public facilities such as streets and sidewalks. These sorts of 
new improvements and landscaping features will benefit the public. Staff concurs with the facts 
presented by the applicant's representative as stated above and concludes that the proposed 
Comprehensive Plan change satisfies this approval criterion. 
FINDINGS APPLYING TO THE SUNNYSLOPE NEIGHBORHOOD PLAN MAP AMENDMENT 
FROM "SINGLE FAMILY" TO "MULTI-FAMILY" 
The subject property is located within the Sunnyslope Neighborhood Association. The Sunnyslope 
Neighborhood Plan was adopted by the City Council on August 8, 1983. 
Finding: The Sunnyslope Neighborhood Plan includes a Land Use Plan Map, which designates the 
subject property as "Single Family". The area south of Davis Road was outside the City when the 
map was created in 1983. The Plan Map anticipated that this area, when incorporated into the City 
and developed, would continue the predominant pattern of single family residential development. 
Since 1983, however, the City has changed the SACP Map designation of two large tracts of land 
south of Davis Road from "Single Family" to "Multi-Family Residential". These two multi-family 
designated tracts are adjacent to the subject property, directly to the east and west. As stated 
above, these changes occurred in 1998 and 2000 in order for the City to meet Statewide Planning 
Goal 10 {Housing), as part of the City-wide Salem Multi-Family Residential Land Study (SMFLS). 
These specific changes to Multi-Family, together with the applicant's requested change to Multi-
Family, could not have been anticipated in 1983, but they are consistent with the Goals and Policies 
of the Sunnyslope Neighborhood Association nonetheless. 
The neighborhood plan states that the intent of the "Multi-Family" designation "is to permit the 
development of multi-family housing units in concentrated locations on arterials or collectors, 
primarily in the vicinity of major intersections." The proposed change will continue the pattern to 
group Multi-Family land along Davis Road, which is a collector street. 
The Land Use goals of the Sunnyslope Neighborhood Plan are to: "1. Preserve the residential 
character and environmental quality of the present neighborhood," and "2. to encourage future 
development which will be consistent with the existing residential character of the neighborhood and 
which will enhance the social, economic, and environmental quality of the overall planning area." 
The proposed change will continue an already established pattern of multi-family land use south of 
Davis Road consistent with the existing mixed single and multi-family residential character of the 
immediate vicinity and larger neighborhood. The proposed change enhances the s·ocial, economic, 
and environmental quality of the neighborhood by providing a mix of housing options for residents 
and facilitating the development of a currently vacant piece of property. Compliance with City tree, 
CPC-NPC-ZC12-03 Page 15 May 15,2012 
landslide hazard, excavation/fill, and stormwater standards at time of development will ensure the 
protection of the site's environmental quality. 
In addition, the proposed change to Multi-Family located along a collector street with transit service 
is consistent with the following Multi-Family Policies of the Plan: "1 0. Multi-Family units should be 
located in concentrated locations on the arterials or collectors and within one-fourth mile of an 
e;<isting transit bus route ... " and "11 . The principle access points to multi-family developments 
should be limited to arterial and collector streets ... " 
Finally, the proposed change to multi-family will provide more rental housing options in the 
neighborhood, within an area that is already made up of a mix of single family and apartment 
housing. This is consistent with the neighborhood plan 's Housing Goa! 47 "To provide for a range of 
housing needs which will be compatible with the existing housing stock." 
Staff supports the proposal to change the subject property to "Multi-Family" on the Sunnyslope 
Neighborhood Plan Generalized Land Use Map. 
FINDINGS APPLYING TO THE APPLICABLE SALEM REVISED CODE CRITERIA FOR ZONING 
MAP AMENDMENT 
The following analysis addresses the re-zoning of the subject property from RA (Residential 
Agriculture) to RM2 (Multiple Family Residential). 
SRC Chapter 113.150 provides the criteria for approval for Zone Map amendments. In order to 
approve a quasi-judicial Zone Map amendment request, the administrative body shall make findings 
based on evidence provided by the applicant demonstrating that . all the following criteria and factors 
are satisfied. The extent of the consideration given to the various factors set forth below will depend 
on the nature and circumstances of each individual case. Unless any of the factors are deemed 
irrelevant, something more than an unsupported conclusion are required , but the degree of detail in 
the treatment of relevant factors depends on the degree of proposed change or deviation, and the 
scale and intensity of the proposed use or development. The requisite degree of consideration is 
directly related to the impact of the proposal: the greater the impact of a proposal in an area, the 
greater is the burden on the proponent. 
The applicable criteria and factors are stated below in bold print. Following each criterion is a 
response and/or finding relative to the amendment requested. The applicant provided justification 
. for all applicable criteria (Attachment 3). 
Criterion (a): The applicant for any quasi-judicial zone change ... has the burden of proving 
justification for the change. The greater the impact of the proposed zone change on the area, 
the greater the burden of proving the justification on the proponent. 
Applicant's Statement: The burden of proof for the change has been presented by the applicant in 
the materials submitted with the application. The impact of rezoning the site from RA to RM2 is not 
significant. RA zoning allows one single family dwelling per 4,000 square foot lot. Therefore, 
approximately 112 single family lots could be placed on the site. The RM2 zoning requires a 
minimum of 12 units per acres with a maximum of 28 units per acre allowed. Therefore, the site 
could be developed with a minimum of 124 multi-family units on the site. The zone change allows 
the applicant to develop the site as a multi-family development and provide greater bufferyards 
along the property lines than what would be required of single family dwellings. 
The zone change will allow the subject property to be developed with uses that are visually 
appealing, Jess dense, and provide more than adequate setbacks. The development of multi-family 
dwellings creates less an impact on the site and traffic then if the site were developed just as single 
family dwellings. Therefore, this criterion is met. 
CPC-NPC-ZC12-03 Page 16 May 15, 2012 
Finding: In order to measure the impact of this request, staff considered the size of the land to be 
rezoned, the neighborhood compatibility of the uses allowed under the proposed RM2 zoning, and 
the character of the existing land uses immediately surrounding t~e property. The existing RA 
zoning allows single family dwellings. The proposed RM2 zone allows apartments and other higher 
density residential uses, such as residential care facilities. The subject property is surrounded by a 
large church and apartments to the west, single family dwellings and a platted, but un-built, 
townhouse subdivision to the east. Single family residential uses are located to the north across 
Davis Road. Rural undeveloped land lies to the south. In terms of land use compatibility and 
potential impact on surrounding properties, a zone change from RA to RM2 at this vacant location 
will have little impact on the neighborhood. Staff disagrees with the applicant's calculation that 
"approximately 112 single famiiy lots could be placed on the site [under the existing RA zoning)". 
The claimed 112 lots is apparently based on simply dividing the total lot size by the minimum 
allowable single family lot size of 4,000 square feet. The true number of single family lots that could 
be realistically developed on the subject property at the minimum lot size of 4,000 square feet would 
be lower than 112, to account for needed street right-of-way and site topography considerations. 
Regardless of this, staff finds that the applicant's analysis of potential traffic, parking, and other 
potential land use impacts of the proposal and the body of evidence presented in the case file 
corresponds to the anticipated impact of the proposal. · 
Criterion (b): The proposal must be supported by proof that the proposed zone change is 
consistent with goals and policies of the Comprehensive Plan In light of their intent 
statements; those portions of adopted neighborhood plans that are part of the 
Comprehensive Plan; and any standards imposed by state land use law .... 
Applicant's Statement: 
Residential Development Goal 
The SACP states that one of the intents of the Residential Development goals is, "To promote a 
variety of housing and opportunities for all income levels and an adequate supply of development' 
land to support such housing." 
According to the SACP, the cumulative effect of all new residential development in the Salem urban 
area should average 6.5 dwelling units per gross acre of residential development. 
The proposed multi-family development will average approximately 8 dwelling units per gross acre. 
The zone change will allow the property to be developed at a higher density, therefore, meeting or 
exceeding the dwelling average. 
Residential Development Policies 
Establishing Residential Uses: The applicant's proposal is to rezone the site from RA to RM2 to 
allow a higher density to be built on the site. As stated above, according to the Housing Needs 
Analysis, "Salem has a deficit of capacity in the MF designation, with a deficit of 3,283 dwelling units 
and a deficit of 228 gross acres of residential land. The rezone helps maximize the density while 
helping to meet housing needs within the Salem Urban Growth Boundary . .. [thereby] also 
establishing a mixture of residential uses within the area. 
Facilities and Services Location: The City's adopted Comprehensive Plan Transportation Goal and 
Policies and the adopted Salem Transportation System Plan (STSP) implements the Statewide 
Transportation Goal by encouraging a safe, convenient and economic transportation system. The 
subject property is located along Davis Road. The subject development will have access to Davis 
Road and provide connections to adjacent properties, thus linking the site to existing and proposed 
transportation. The major streets are in place due to previous development. 
CPC-NPC-ZC12-03 Page 17 May 15,2012 
The City's adopted Comprehensive Plan Growth Management, residential, and Transportation Goal 
and Polices and adopted Stormwater and Water Master Plans implement the Statewide Public 
Facilities and Services Goal by requiring development to be served by public services. The proposal 
is for revitalized urban development in an area where future extensions of those services can be 
provided in the most feasible, efficient and economical manner. The City's capital improvement 
program and its minimum code standards for public facilities provide a means for improving and 
updating public facilities systems (water and sewer). All necessary and appropriate public services 
and facilities essential for development will be provided to this property at levels that are adequate to 
serve the proposed use. 
The City maintains an infrastructure of public services that includes sewer, water, and storm 
drainage facilities. The City will specify any needed changes to the existing service levels at the 
time building permits are requested. 
lnfill Development: The subject property is currently vacant. The applicant has received approval 
for a 70 lot subdivision on the site. However, with the need for multi-family housing in Salem and the 
subject area, the applicant is requesting a zone change. The comprehensive plan designation for 
the site is Developing Residential. The rezoning of the site from RA to RM2 will be consistent with 
adjacent properties, State Wide Planning Goal 10, and current housing needs in the in area. 
The zone change will promote infill development with the development of a property that is already 
served by City Services and all transportation to be developed with a higher density of housing that 
is needed in this area. 
Multi-Family Housing: The development will also be located in an area in close proximity to existing 
and proposed services. Cressler Middle School is located about two blocks to the northeast of the 
site. The middle school is located on the northeast corner of Davis Road and liberty Road. Secor 
Park is located about - a mile to the north of the subject property. These two sites provide adequate 
parks and recreation within the area. Commercial uses are located to the north of the site along 
Liberty Road S. 
The existing neighborhood consists of existing single family housing, existing multi-family dwellings, 
vacant single family zoned sites, and smaller multi-family zoned sites. In order to maintain the 
character of the neighborhood, the site will be developed in compliance with required Design 
Standards and provide large bufferyards along the north property line and the west property line . 
Circulation System and Through Traffic: The subject property is located along Davis Road S. 
Sidewalks and needed improvements will be [provided along] . . . Davis Road, if required . Street 
extensions to properties to the west and south will be provided for existing and future development. 
However, the major streets are in place due to previous development. 
Alternative Housing Patterns: The properties to the west and east are developed as a church and 
multi-family development. The property to the south is zoned for single family development and 
property to the north is fully developed as single family dwellings. In order to provide an alternative 
housing pattern while being consistent with the neighborhood, the proposed development will 
provide a higher density of needed housing along Davis RoadS. 
Requests for Rezoning : The subject property is designated for Residential development. All public 
facilities and services are available to the site. The proposed development will meet State Wide 
Planning Goals and Policies pertaining to residential development. The development of the site will 
not impact adjacent properties. 
Urban Design: The City has adopted Design Standards and has a process in place to help 
implement multi-family design standards. The applicant's development will be in compliance with 
the Multi-Family Design Standards as outlined in SRC Chapter 148 and the City of Salem Design 
CPC·NPC-ZC12-03 Page 18 May 15, 2012 
Handbook. As required by code, the applicant will submit a Design Review and Site Plan Review 
application. 
The rezoning of the site will help to maximize the densities in the area while providing a mixture of 
housing in a single family residential area. The rezoning of the property will provide 124 to 290 
needed multi-family units within the area. This development will be in a location with accessible to 
the commercial developments on Liberty Road and Commercial Street . . . .[thereby) meeting the 
guidelines of providing housing within in areas with services. The development of the site will 
encourage a mixture of housing types and higher densitieswithin an infilllot. 
Salem-Keizer Housing Needs Analysis 
According to the Housing Needs Analysis, "Salem has a deficit of capacity in the MF designation, 
with a deficit of 3,283 dwelling units and a deficit of 228 gross acres of residential land." The rezone 
helps maximize the density while helping to meet housing needs. 
Finding: Staff concurs with the applicant's statement. In addition, the Local Street Connectivity 
Element of the Transportation System Plan specifies that local streets shall be connected to 
neighboring undeveloped properties at no greater than 600-foot intervals. A local street connection 
is warranted through the proposed' development from Davis Road to the south line of the subject 
property and to the west property line at Reserve Lane Private Way. 
Condition 1: Provide a local ?treet connection through the proposed development from Davis 
Road S to the south line of the subject property and to the west property line 
aligning with Reserve Lane Private Way. 
With the recommended condition of approval, the proposed zone change has been shown to 
conform to the Salem Area Comprehensive Plan (SACP). 
Criterion (b}: ... In addition, the following factors should be evaluated by the Review 
Authority, and shall be addressed in the decision: 
Factor 1: The existence of [a] mistake in the compilation of any map, or in the application 
of a land use designation to the -property; 
Applicant's Statement: There is no identified mistake in the compilation of the electronic or 
historical zoning map for this area. The code allows for zoning modifications when a change of 
circumstance has occurred, and this more aptly describes the circumstances surrounding this 
particular case. A change in circumstances rather than mapping errors has occurred. Therefore, 
there is no mapping mistake identified for the subject property. Therefore, this criterion is not 
applicable. 
Finding: Staff has found no mistakes in the zoning maps or in the application of the 
Comprehensive Plan designation or zone of the subject property. This factor has been addressed 
and is not applicable. 
Factor 2: A change in the social, economic, or demographic patterns of the 
neighborhood or the community; 
Applicant's Statement: The economic, demographic, and social nature of this area is in the 
process of changing. The housing needs are outlined in the Salem-Keizer Needed Housing Study. 
The City zone and Comprehensive Plan map show that changes are occurring with the designation 
of areas too higher density residential along Davis Road. The proposed zone change fits the current 
and future residential development pattern of the vicinity and the housing needs as outlined in the 
Salem-Keizer Housing Analysis Study. The Housing Needs Analysis states that, "Salem has a 
deficit of capacity in the MF designation, with a deficit of 3,283 dwelling units and a deficit of 228 
CPC-NPC-ZC 12-03 Page 19 May 15, 2012 
gross acres of residential land." The rezone helps maximize the density while helping to meet 
housing needs within the area. Therefore, this criterion is met. 
Finding: Staff concurs with the applicant's statement and finds that the requested RM2 zone is 
consistent with the evolving social, economic, and demographic patterns of the neighborhood, and is 
suitable for the subject property. This factor has been addressed. 
Factor 3: A change of conditions in the character of the neighborhood; 
Applicant's Statement: The character of the neighborhood in the vicinity of the subject property 
has changed over the last 10 plus years. In 1998, in order to meet State Wide Planning Goal 10 
(Housing), properties to the east, 083W16CD/1300 and Van Natta Place, of the subject property 
were rezoned to RM2 as part of the Salem Mufti-Family Residential Land Study (SMFLS). Then in 
2000, in order to meet State Wide Planning Goal 10 (Housing), properties to the west, 83W16C/201, 
of the subject property were also rezoned to RM2 as part of the Salem Multi-Family Residential Land 
Study (SMFLS). 
In 2008, CPC/ZC 08-5 was approved for property located to the west (083W16C/300 & 400), which 
a flowed the property to be rezoned to RM 1. This area is a changing area with properties changing 
to multi-family. The applicant's proposal is consistent with the existing neighborhood. Therefore, the 
multi-family development of the site will be consistent with the existing and future uses within this 
neighborhood. The residential development will be consistent with the neighborhoods, while 
providing a higher density of a needed housing type in the area. The development will also meet 
Design Standards that are consistent with and enhance the character neighborhood. 
Finding: Staff finds that the character of the immediate neighborhood is in the process of change, 
from a largely homogenous area of single family residential development and rural land to a mixed 
residential neighborhood which includes significant multiple family residential development along 
with a new mtddle school and park in close proximity. The overriding character of the neighborhood 
remains that of single family residential development, but the land use of the area is no longer 
homogenous. Areas of higher density residential and public institutions are now part of the 
neighborhood character. This factor has been addressed. . 
Factor 4: The effect of the proposal on the neighborhood; 
Applicant's Statement: A RM2 development should have a positive effect on the neighborhood by 
providing a needed housing type in the area, while recognizing the physical characteristics of the 
site and the necessary provision of public facilities and services. All necessary public facilities are 
required to be made available to the subject property, and adequate transportation facilities are 
already in place. 
Impacts will not occur until actual development occurs and will include visual differences due to new 
structures, new public facilities installation, paving and landscaping where the existing site is 
predominately a field. An overall positive finding can be made that the effects of the proposal are 
appropriate considering the impact on the existing single family-density neighborhood, the physical 
characteristics of the site, and the availability of public facilities and services to be extended upon 
development. The development will take an undeveloped.site and create a development that is 
visual appealing to the neighborhood. At the time of building permits, Design Standards will be in 
place to help eliminate any impacts to the neighborhood and create a positive development. 
Finally, there are no foreseeable adverse effects of the proposal to adjacent properties. The 
adjacent properties have public street frontage on and access to major streets. Interior site 
development standards are specified by code and can be met upon development. Therefore, this 
criterion is met. 
CPC·NPC·ZC12·03 Page 20 May 15, 2012 
Finding: The potential effects of the proposed rezone from RA to RM2 on the neighborhood will 
primarily be the visual and environmental impact of new multiple family development, and the 
increased vehicle traffic to and from any new multiple family use that locates at the property. Any 
new apartment complex at the site will be required to provide the necessary landscaped off-street 
parking area. This will reduce the likelihood of additional vehicles spilling into the public streets. 
Multi-family design review will also be required for any new apartment complex at the site. 
The applicant submitted a Traffic Impact Analysis (TIA) in consideration of the requirements of the 
Transportation Planning Rule (OAR 660-012-0060). The TIA is required to demonstrate that the 
proposed CPC/ZC will not have a "significant effect" on the transportation system as defined by OAR 
660-012-0060. The conditions of approval are based on recommended mitigation measures in the 
TIA. The Assistant City Traffic Engineer concurs that the conditions of approval ensure that the 
proposed CPC/ZC will not have a significant effect on the transportation system. Based on the 
recommendation of the applicant's TIA, staff recommends the following condition of zone change 
approval: 
Condition 2: Construct a traffic signal at the intersection of Liberty Road S and Davis Road S 
to the City of Salem standards. The signal shall be interconnected via 
underground fiber-optic cable to the existing traffic signal at Liberty Road S and 
Kuebler Boulevard SE and shall be designed to accommodate the east leg 
extension of Rainier Drive SE. 
It is not likely that there will be any noticeable change to the character of the neighborhood with the 
granting of the zone change request. Instead, the zone change will help facilitate the productive use 
of the site. Staff agrees with the applicant's response. As conditioned, this factor has been 
addressed. 
Factor 5: 
Factor 6: 
The physical characteristics of the subject property, and public facilities and 
services; and 
Any other factor that relates to the public health, safety, and general welfare 
that the Review Authority identifies as relevant to the proposed change; 
Applicant's Statement: There are no unusual or unforeseen conditions affecting the subject 
property which make the need for additional review apparent at this time. The CPC/ZC process is 
the beginning of the review process for development of this site. However the applicant will address 
any other factors related to public health, safety, and general welfare deemed relevant. The 
conditions include but may not be limited to: increased traffic, noise, increased hard surfaces, new 
landscaping and disruptions to the site due to construction. All public facilities can be provided to 
the subject property as needed. 
The standards of the zone and the public works requirements for public health and safety should 
effectively address any concerns regarding public health and safety. Public Works Department will 
review and address applicable public facility improvements needed for the level of development. 
Sanitary sewer and water can be provided to establish the necessary linkages required for 
emergency vehicle access and water for fire-fighting purposes. No adverse effects should occur 
due to storm drainage and sewage considerations. The subject property does not contain any 
sensitive environmental areas such as streams, ponds, or sensitive wildlife habitats. 
No separate biological studies are needed to determine sensitive habitat areas as none exist. The 
site's physical attributes and natural or scenic views have to be considered in the development of the 
site. A landscaping plan with irrigation is required to be submitted with a building permit application. 
Improved pedestrian access to the public sidewalks system facilitates the State's Transportation 
Planning Rule by creating an environment where access to mass transit is encouraged and can be 
incorporated into any on-site development. 
CPC·NPC·ZC12·03 Page 21 May 15, 2012 
Finding: Staff concurs with the applicant's assessment that the physical characteristics of this site 
are appropriate to accommodate multiple family residential developments. Water, sewer, and storm 
infrastructure can be provided to the site, pursuant to UGA 1 0-02. 
Applicant's Conclusion: We believe that the requested Comprehensive Land Plan Change/Zone 
Change application is appropriate for the subject property for the reasons describe herein. The 
proposal is consistent and in compliance with the applicable goals and policies of the 
Comprehensive Plan and the Statewide Planning Goals, and satisfies all applicable criteria. As 
demonstrated herein, the "Multi-Family Residential" land use designation and corresponding RM2 
zoning designation is appropriate for the subject property. 
We believe that the materials submitted address all the relevant City criteria for a Comprehensive 
Plan Change/Zone Change. Obviously, there are other approval processes needed for the 
development of the property at the time proceeding actual development. For these reasons, we 
believe that the proposal is warranted and that the Planning Commission has sufficient findings to 
grant the proposal as requested. 
Finding: Staff concurs with the statements submitted by the applicant's representative, as set forth 
above, and concludes that each of the factors has been addressed. Therefore, the proposed zone 
change conforms to Criterion 8 as defined under SRC 113.150(b). 
The proposal is consistent with and in compliance with the applicable goals and policies of the 
Salem Area Comprehensive Plan and the Statewide Planning Goals and satisfies all applicable 
criteria. 
Based on the facts and findings presented by the applicant, staff concludes that the proposed 
amendment meets the criteria for approval. The applicant met their burden of proof in satisfying the 
Statewide Planning Goals, and the evaluation of factors for zone change defined under SRC 
113.150, thereby meeting the approval criteria for a zone change. 
RECOMMENDATION 
Staff recommends that the Planning Commission adopt the facts and findings of the staff report and 
APPROVE, by resolution, the following actions for Comprehensive Plan Change/Neighborhood Plan 
Change/Zone Change 12-03, for property 10.37 acres in size and located at 1500 Block of Davis 
RoadS, 97306 (Marion County Assessor Map and Tax Lot numbers: 083W16C I 00101): 
A. That the Salem Area Comprehensive Plan (SACP) map designation change request for the 
subject property from "Developing Residential" to "Multi-Family Residential" be GRANTED; 
B. That the request to change the Sunnyslope Neighborhood Plan map designation from Single 
Family to Multi-Family be GRANTED; 
C. That the zone change request for the subject property from RA (Residential Agriculture) to 
RM2 (Multiple Family Residential) be GRANTED subject to the following conditions of 
approval: 
Condition 1: 
Condition 2: 
CPC-NPC-ZC12-03 
Provide a local street connection through the proposed development from Davis 
Road S to the south line of the subject property and to the west property line 
aligning with Reserve Lane Private Way. 
Construct a traffic signal at the intersection of Liberty RoadS and Davis Road S 
to the City of Salem standards. The signal shall be interconnected via 
underground fiber-optic cable to the existing traffic signal at Liberty Road S and 
Kuebler Boulevard SE and shall be designed to accommodate the east leg 
extension of Rainier Drive SE. 
Page 22 May 15, 2012 
Attachments: 1. Public Hearing Notice 
2. Vicinity Map 
3. Applicant's Statement 
4. Traffic Impact Analysis 
5. Letter from the Sunnyslope Neighborhood Association 
6. Comments from Mr. John Shepard. 
7. Public Works Department Memorandum 
8. Salem-Keizer School District Comments 
Prepared by: Bryan Colbourne, Planner Ill a 
G:\CD\PLANNING\CASE APPLICATION FILES 2011-0n\CPC-ZC Comp Plan Change-Zone Change\2012\1-Staff reports\CPC-NPC-
ZC12-03.doc 
CPC-NPC-ZC 12-03 Page 23 May 15,2012 
CITY~~ 
C,_,_J ATYOUR SERVICE 
RESCHEDULED 
- . 
HEARING NOTICE 
LAND USE REQUEST AFFECTING THIS AREA 
Si necesita ayuda para comprender esta informacion, por favor /lame 503-588-6173 
CASE NUMBER: 
AMANDA APPLICATION NO: 
HEARING INFORMATION: 
PROPERTY LOCATION: 
OWNER: 
APPLICANT I AGENT: 
DESCRIPTION OF 
REQUEST: 
CRITERIA TO BE 
CONSIDERED: 
Comprehensive Plan Change/Neighborhood Plan Change/Zone Change 
Case No.CPC-NPC-ZC12-03 
12-102708-ZO 
Salem Planning Commission, RESCHEDULED TO Tuesday, MAY 15,2012,5:30 
p.m., Council Chambers, Room 240, Civic Center 
1500 Block of DAVIS ROADS, SALEM OR 97301 
Davis Road Property LLC 
Mark Grenz, Mufti-Tech Engineering 
To change the Salem Area Comprehensive Plan (SACP) Map designation from 
Developing Residential to Multi-Family Residential, to change the zone district from 
RA (Residential Agriculture) to RM2 (Multiple Family Residential), and to change the 
Sunnyslope Neighborhood Plan map designation from Single Family to Multi-Family, 
for property approximately 10.37 acres in size, and generally located in the 1500 
Block of Davis RoadS, 97306 (Marion County Assessor's Map and Tax Lot numbers: 
083W16C I 00101). 
•!• Comprehensive Plan Change I Neighborhood Plan Change 
Pursuant to SRC 64.090, the testimony and evidence for the COMPREHENSIVE PLAN 
CHANGE must be directed toward the following criteria: 
1. A lack of appropriately designated suitable alternative sites within the vicinity for a 
proposed use in regard to (a) size, or (b) location; or 
2. A major change in circumstances affecting a significant number of properties within 
the vicinity such as: (a) the construction of a major capital improvement, or (b) 
previously approved plan amendments for properties in the area; and 
3. The proposed plan change considers and accommodates as much as possible all 
applicable statewide planning goals; and 
4. The proposed change is logical and harmonious with the land use pattern for the 
greater area as shown on the detailed and general plan maps; and 
5. The proposed change conforms to all criteria imposed by applicable goals and 
policies of the comprehensive plan in light of its intent statements; and 
6. The proposed change benefits the public. 
•!• Zone Change 
Pursuant to SRC 113.150(b), the testimony and evidence for the ZONE CHANGE 
must be directed to the following criteria: 
1. The existence of a mistake in the compi lation of any map, or in the application of a 
land use designation to the property; 
2. A change in the social, economic, or demographic patterns of the neighborhood or 
the community; . 
3. A change of conditions in the character of the neighborhood; 
4. The effect of the proposal on the neighborhood; 
5. The physical characteristics of the subject property, and public faci lities and 
services; and 
6. Any other factor that relates to the public health, safety, and general welfare that 
the Review Authority Identifies as relevant to the proposed change. 
ATTACHMENT 1 
HOW TO PROVIDE 
TESTIMONY: 
HEARING PROCEDURE: 
CASE MANAGER: 
NEIGHBORHOOD 
ORGANIZATION: 
DOCUMENTATION 
AND STAFF REPORT: 
ACCESS: 
NOTiCE MAILING DATE: 
Any person wishing to speak either for or against the proposed request may do so in 
person or by representative at the Public Hearing. Written comments may also be 
submitted at the Public Hearing. Include case number with the written comments. Prior to 
the Public Hearing, written comments may be filed with the Salem Planning Division, 
Community Development Department, 555 Liberty Street SE, Room 305, Salem, Oregon 
97301. Only those participating at the hearing, in person or by submission of written 
testimony, have the right to appeal the decision. 
The hearing will be conducted with the staff presentation first, followed by the applicant's 
case, neighborhood organization comments, testimony of persons in favor or opposition, 
and rebuttal by the applicant, if necessary. The applicant has the burden of proof to show 
that the approval criteria can be satisfied by the facts. Opponents may rebut the 
applicant's testimony by showing alternative facts or by showing that the evidence 
submitted does not satisfy the approval criteria. Any participant may request an opportunity 
to present additional evidence or testimony regarding the application. A ruling will then be 
made to either continue the Public Hearing to another date or leave the record open to 
receive additional written testimony. 
Failure to raise an issue in person or by letter prior to the close of the Public Hearing with 
sufficient specificity to provide the opportunity to respond to the issue, precludes appeal to 
the Land Use Board of Appeals (LUBA) on this issue. A similar failure to raise 
constitutional issues relating to proposed conditions of approval precludes an action for 
damages in circuit court. 
Following the close of the Public Hearing a decision will be Issued and mailed to the 
applicant, property owner, affected neighborhood association, anyone who participated in 
the hearing, either in person or in writing, and ·anyone who requested to receive notice of 
the decision. 
Bryan Colbourne, Planner Ill, Case Manager, City of Salem Planning Division, 555 
Liberty Street SE, Room 305, Salem, Oregon 97301. Telephone: 503-588-6173 ext 7463 
E-mail: bcolbourne@citvofsalem.net. a . 
Sunnyslope Neighborhood Association, Evan White, Land Use Chair; Phone: (503)585-
4814; Email: epwhitehouse@comcast.net. 
Copies of the application, all documents and evidence submitted by the applicant are 
available for inspection at no cost at the Planning Division office, City Hall, 555 Liberty 
Street SE, Room 305, during regular business hours. Copies can be obtained at a 
reasonable cost. The Staff Report will be available seven (7) days prior to the hearing, 
and will thereafter be posted on the Community Development website: 
www.citvofsalem.net/Departments/CommunityDevelopment/Pianning/PianningCommissil 
on/Pages/defaultlaspx 
The Americans with Disabilities Act (ADA) accommodations will be provided on 
request. 
April 25, 2012 
G :l CD\ Plamlng\ Case Application Forms 2011- on \CPC·ZC ... 120121 CPC·ZC12-04 ... I 1- Proeesslng Documsnts \ 
CFC-ZC12.0S Rescheduled Public Hearing Nolice.doo 
PLEASE PROMPTLY FORWARD A COPY OF THIS NOTICE TO ANY OTHER OWNER, TENANT OR LESSEE. 
It Is the_ City of Salem's policy to assure that no person 
shall be discriminated on the grounds of race, religion, 
color, sex, marital status, familial status, national 
origin, age, mental or physical disability, sexual 
orientation, gender Identity and source of Income, as 
provided by Salem Revised Code Chapter 97. The City 
of Salem also fully complies with ntle VI of the Civil 
Rights Act of 1964, and related statutes anp 
regulations, in all programs and activities. 
Individuals needing special accommodations such as 
sign or other language Interpreters to participate In 
the meeting, must request such services at least two 
wqrklng days (48 hours) In advance by calling the 
Community Development Department at 
503-588-6173 
(Text Telephone: 503-588-6353) 
Equipment for the hearing Impaired Is avalfable upon 
request. 
Vic inity Map 
1500 Block of Davis RoadS 
Taxlot: 083W1 6C 001 01 ·:. 
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Legend 
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N:\CD\Proj\CPIVJCinily_Maps\1500-block-<lavis-fd-s_rev.mxd - 5/B/2012@ 11:53:35AM ATTACHMENT 2 
Mendenhal Heights: Comprehensive Plan 
Change and Zone Change 
BACKGROUND/PROPOSAL 
The subject property is approximately 10.37 acres in size and located at 1656 Davis Road S 
(083W16C/101). The subject property is zoned RA (Residential Agriculture). The subject property 
is designated as "Developing Residential" on the Salem Area Comprehensive Plan (SACP) Map. 
The subject property was annexed into the.City of Salem on February 22, 2007. The property was 
annexed into the ·city with an RA zone designation. 
In 2007, a Subdivision 07-20 was approved for the subject property. The approval allowed the 
development of approximately 70 single family dwellings to be built on the site. 
The subject property is located within the Salem Urban Growth Boundary and in the corporate city 
limits. The subject property is located outside the Urban Service Area. However, the subject 
property received UGA approval through UGA preliminary declaration Case No. 10-02. 
On September 22, 2011, the applicant met with City Staff to discuss the development of the subject 
property, Pre-Applications Conference No. -11-44. 
The applicant is proposing to rezone the subject property from RA to RM2 and change the 
comprehensive plan designation from "Developing Residential" to "Multi-Family Residential". See 
Site Plan. 
EXISTING SITE CONDITIONS 
The property has street frontage on and access to Davis Road to the north. The site is currently 
vacant. 
Vicinity Information: 
The subject property is located on the south side of Davis Road. The vicinity map is attached as 
shown. The surrounding land uses within the vicinity are zoned and used as follows and as shown. 
North: Across Davis Road, RS (Single Family Residential); existing single family dwellings 
East: RM2 (Multi-Family Residential); vacant · 
South: RA (Residential Agriculture); vacant 
West: RM2 (Multi-Family Residential); existing church and existing apartments 
RA (Residential Agriculture); existing church 
Applicable Detail Plans: 
Detailed plans are prepared as policy guides to the Salem Area Comprehensive Plan and are 
specific plans for a particular geographic area of the city, or for the provision or performance of 
some particular service or function. Site Plan's have been provided showing the zoning of the site 
and the proposed zoning. -
Salem Transportation System Plan (STSP): The STSP uses a Street Classification System to 
Mendenhall Heights CPC/ZC #5568 ATTACHMENT 3 
determine the functional classification of each street within the city's street system. The subject 
property abuts Davis Road to the north. Connection through the site to adjacent properties to the 
east and south could be available at the time of development. 
Connectivity within the area has been provided. Red Leaf Drive located to the west of the site is 
designated as a 'collector' and will provide connections and circulation to the north and south 
neighborhoods to Davis Road and Mildred Lane. 
The functional classifications for the streets are Parkway, Local Road, and Minor Arterial , 
respectively. The Davis Road is classified as a collector on the STSP. 
APPLICANT'S REASONS ADDRESSING THE COMPREHENSIVE PLAN CHANGE CRITERIA 
SRC 64.040(g) defines a minor plan change as a single proceeding for amending the 
Comprehensive Plan map affecting less than five privately and separately owned tax lots. This 
request is a Category 2 minor plan change under SRC 64.050, which is a quasi-judicial act. The 
burden of proof in meeting the approval criteria rests with the proponent of the change (SRC 
64.090(a)). 
This is a minor plan change in that it only involves the land that the applicant owns. The minor plan 
change is consistent with the overall objectives of the SACP. No substantive changes are needed 
to SACP policies or text amendments to accomplish the change in designation. The applicant has 
the option of addressing either Criteria 1 or 2 and must address Criteria 3-6. The applicant has 
chosen to address Criterion 1. 
Criterion 1: A Jack of appropriately designated suitable alternative sites within the vicinity 
for a proposed Use. Factors in determining the suitability of alternative sites are limited to 
one or both of the following: 
(a) Size: Suitability of the size of the alternative sites to accommodate the 
proposed use; m: 
(b) Location: Suitability of the location of the alternative sites to permit the 
proposed use; Q! 
2 
Mendenhall Heights CPC/ZC #5568 
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The site was chosen due to its size, location, access to major streets, and the existing RM2 
developments along Davis Road. In order to address these criteria, the vicinity has been 
determined to be within a specific area bounded by Skyline Road, Davis Road, Liberty Road, and 
Kuebler Boulevard shown in Attachment 1. 
Size/Location: There is a lack of appropriately designated vacant RM sites within this vicinity. 
There are no vacant and available RM zoned property located along Davis Road and Skyline Road. 
The existing RM zoned sites are either developed or not large enough. This site gives the applicant 
the ability to provide a needed housing type within this area. 
As shown on the City land zone map there is no property contiguous to the existing site that is 
vacant, and there is none in the necessary proximity. The only appropriately designated property 
within the necessary proximity to the existing site is the property directly to the east and west of the 
site that are zoned RM2, but are either developed or not large enough sites. · 
According to the Housing Needs Analysis, "Salem has a deficit of capacity in the MF designation, 
with a deficit of 3,283 dwelling units and a deficit of 228 gross acres· of residential land. With a 
multi~family designation, the subject property can be developed with multi~family dwellings; the 
rezone helps maximize the density while helping to meet housing needs within the Salem Urban 
Growth Boundary. · 
3 
Mendenhall Heights CPC/ZC #5568 
The subject property will not only be a site that will contribute to the multi-family housing needs, but 
it is also a site that can help improve the transportation circulation in the area. The subject property 
when developed has the potential to provide street connections to the properties to the south, east, 
and west for existing and future development. 
The applicant's proposal is to rezone the site from RA to RM2 to allow a higher density to be built 
on the site while maintaining the character of the existing neighborhood. The surrounding 
properties and neighborhood have changed over the years and are continuing to change. 
In 1998, in order to meet State Wide Planning Goal 10 (Housing), properties to the east, 
083W16CD/1300 and Van Natta Place, of the subject property were rezoned to RM2 as part of the 
Salem Multi-Family Residential Land Study (S.MFLS). Then in 2000, in order to meet State Wide 
Planning Goa! 10 (Housing), property to the west (083W16C/201) of the subject property was also 
rezoned to RM2 as part of the Salem Multi-Family Residential Land Study (SMFLS). 
In 2008, CPC/ZC 08-5 was approved for property located to the west (083W16C/300 & 400), which 
allowed the property to be rezoned to RM1. 
As stated above, from 1998 to 2008, this is a changing area. An area changing in order to meet 
State Wide Goals and housing needs. This area is a changing area with properties being rezoned 
to multi-family. The applicant's proposal is consistent with the existing and changing neighborhood. 
In conclusion, there are no sites for the proposed use located along Davis Road, Skyline Road, or 
Liberty Road that provide the necessary access to the major street system and adjace'nt properties, 
an area large enough for a multi-family development, or which are appropriately designated. There 
are no appropriately designated alternative sites within the vicinity for the proposed use that are 
currently vacant. Therefore, the proposal satisfies this criterion and has been met. 
4 
Mendenhall Heights CPC/ZC #5568 
Criterion 3 is addressed as follows: 
The following Statewide Planning Goals apply to this proposal: 
The request is in conformance with State Wide Planning and all applicable land use standards 
imposed by state law and administrative regulation, which permit applications to be filed. 
Development of the subject property can meet the minimum standards of the zone code and the 
STSP. The proposal complies with the applicable intent statements of the SACP as addressed 
in this report. The applicant has presented evidence sufficient to prove compliance with these 
standards. 
Goa/1 - Citizen Involvement: 
The City's adopted Comprehensive Plan General Development Goal and Policies, and its 
adopted zone code, implement the Statewide Citizen Involvement Goal. This application will be 
reviewed according to the public review process established by the City of Salem. The City's 
Plan is acknowledged to be in compliance with this Goal. Notice of the proposal will be 
provided to property owners and public agencies, and posted on the property. The published 
notice will identify the applicable criteria. A public hearing to consider the request will be held by 
the Planning Commission. Through the notification and public hearing process all interested 
parties are afforded the opportunity to review the application, comment on the proposal, attend 
the public hearing, and participate in the decision. These procedures meet the requirements of 
this Goal for citizen involvement in the land use planning process. 
Goal 2 - Land Use Planning: 
The City's adopted Comprehensive Plan implements the Statewide Land Use Planning Goal. 
The Salem Area Comprehensive Plan (SACP) is acknowledged to be in compliance with the 
Statewide Planning Goals. This proposal is made under the goals, policies and procedures of 
the SACP and its implementing ordinance . . A description of the proposal in relation to the intent 
of the Plan, its applicable goals and policies, the comprehensive plan change/zone change 
criteria is part of this review. Facts and evidence have been provided that support and justify 
the proposed comprehensive plan/zone change, along with findings and evidence to support the 
partitioning, zone change, site plan review, and design review applications. For these reasons, 
the proposal conforms to the land use planning process established by this Goal. 
Goal 5- Natural Resources, Scenic and Historic Areas, and Open Spaces: 
The City's adopted General Development, Scenic and Historic Areas, Natural Resources and 
Hazards Goals and Policies address the Statewide Goal. According to City map there are no 
mapped wetlands or wateJWays on the subject property. In the event that a resource is 
identified, the City's applicable riparian, tree protection and wetland development standards will 
applied at the time of development and will ensure compliance with Goal 5. The applicant will 
provide a tree plan, identifying the location and size of all existing trees on the site. 
A geological assessment was submitted at the time of the original subdivision approval (GI 17-
111 ). The development of multi-family housing on a site does not warrant the need for a 
geological assessment. Therefore, a geological assessment is not required. 
There are no significant historic buildings on the subject property. The applicant has taken.the 
opportunity to consider existing conditions and influences that enables him to explore potential 
Mendenhall CPC/ZC #5568 Page5 January 31 , 2012 
development. The City has standards in place to address access, internal circulation, 
topography, drainage, public facilities, overall site design and layout. 
Goal 6 - Air. Water and Land Resources Quality: 
The City's adopted Comprehensive Plan Growth Management, Scenic and Historic Areas, 
Natural Resources and Hazards, Commercial, Industrial and Transportation Goals and Policies 
along with adopted facilities plans implement this Goal. 
Development is required to meet applicable State and Federal requirements for air and water 
quality. The proposal to redevelop is reviewed by the City and any applicable outside agencies 
for impacts on environment and compliance to applicable standards and regulations. 
Development is required to meet applicable water, sewer, and storm drainage system master 
plan requirements. Upori redevelopment, the City is responsible for assuring that wastewater 
discharges are treated to meet the applicable standards for environmental quality. 
The City has identified the process through which water, sewer and storm drainage will be 
supplied to the site as stated in the September 22, 2011 preapplication conference letter (Pre-
App No. 11-44) to the applicant, see attached letter. Storm water runoff will be collected and 
removed by the City storm drainage system, in a manner determined by the City to be 
appropriate. 
The proposed site is outside the noise contours of the air traffic, and that the facility will 
nevertheless utilize building materials .that mitigate such noise, if any. 
The major impact to air quality in the vicinity is vehicle traffic along the boundary street, Davis 
Road. This is not a major traffic route in the area. Davis Road is designated as a collector in the 
Salem Transportation System Plan (STSP). The traffic generated from the site will be minor 
compared to the total volume of traffic in this area, and will not create a significant additional air 
quality impact. The TIA will identify the traffic needs for the site and mitigation measures. 
A Traffic Impact Analysis is currently being worked on and will be submitted to the City in a 
timely. manner. 
~ 
The site is vacant. Development of vacant urban land is expected. The proposed change will 
have no significant impact on the quality of the land. Considering the location of the site within 
the city, the availability of public facilit ies to provide water, sewage disposal and storm drainage 
services, and the 'surrounding transportation system, the proposal will have no significant 
impacts to the quality of the air, water or land. The City's adopted facility plans implement Goal 
6. 
Goal 8- Recreational Needs: 
The City's adopted Comprehensive Plan Open Space, Parks and Recreation Goal and Policies 
implements the Statewide Recreation Needs Goal by encouraging conservation and 
identification of existing and needed park resources and funding mechanisms. Salem identifies 
programs, activities and policies relating to parks and recreational activities in the community. 
The City's needs for leisure areas and open space areas have been identified in its adopted 
plans. At the time of development, the proposal provides improved public pedestrian 
connections via hard-surfaced sidewalks. Crossler Middle School is located about two blocks to 
the northeast of the site. The middle school is located on the northeast corner of Davis Road 
Mendenhall CPC/ZC #5568 Page6 January 31, 2012 
and Liberty Road. Secor Park is located about Y2 a mile to the north of the subject property. 
These two sites provide adequate parks and recreation within the area. However, at the time of 
development, the multi-family development on the site will have common open space and 
private open space for the residents. Therefore, the proposal complies with this Goal. 
Goal 9-Economic Development: 
The proposed zone changed will have a positive impact on the economy of the City of Salem. · 
There is not a high demand for single family homes right now. The rezone will allow the 
property to be developed, which will create employment along with a housing type that is a less 
expensive option for families. · 
Goa/10- Housing: 
As stated above, in 1998 and 2000, in order to meet State Wide Planning Goal 1 0 (Housing), 
adjacent properties along Davis Road were rezoned to RM1 and RM2 as part of the Salem 
Multi-Family Residential Land Study (SMFLS). · 
The applicant's proposal is to rezone the site from RA and RM2 to allow a higher density to be 
built on the site. As stated above, according to the Housing Needs Analysis, "Salem has a 
deficit of capacity in the MF designation, with a deficit of 3,283 dwelling units and a deficit of 228 
gross acres of residential land. The rezone helps maximize the density while helping to meet 
housing needs within the Salem Urban Growth Boundary. 
The development will also be located in an area in close proximity to existing and proposed 
· services. Cressler Middle School is located about two blocks to the northeast of the site. The 
middle school is located on the northeast corner of Davis Road and Liberty Road. Secor Park is 
located about Y2 a mile to the north of the subject property. Commercial Services are currently 
available to the north along Liberty Road. 
The existing neighborhood consists of single family housing and some multi-family housing. In 
order to maintain the character of the neighborhood, the site will be developed in compliance 
with required Design Standards and provide bufferyards along property Jines. 
The City's adopted Comprehensive Plan Growth Management, Residential, Transportation 
Goals and Policies and applicable adopted facilities plans implement the Statewide Housing 
Goal. 
The City's subdivision and land use processes implement applicable Housing Goals and 
Policies. There is a deficit in multi-family residential land in Salem. 
Goa/11 - Public Facilities and Services: 
The City's adopted Comprehensive Plan Growth Management, residential, and Transportation 
Goal and Polices and adopted Stormwater and Water Master Plans implement the Statewide 
Public Facilities and Services Goal by requiring development to be served by public services. 
The proposal is for revitalized urban development in an area where future extensions of those 
services can be provided in the most feasible, efficient and economical manner. The City's 
capital improvement program and its minimum code standards for public facilities provide a 
means for improving and updating public facilities systems (water and sewer). All necessary 
Mendenhall CPC/ZC #5568 Page7 January 31,2012 
and appropriate public services and facilities essential for development will be provided to this 
property at levels that are adequate to serve the proposed use. 
The City maintains an infrastructure of public services that includes sewer, wafer, and storm 
drainage facilities. The City will specify any needed changes to the existing service levels at the 
time building permits are requested. 
Sidewalks are or will be provided throughout the site to connect to the public sidewalk system. 
The location along a major transportation corridor facilitates access to a transit route, bicycle 
and pedestrian access, provides significant opportunity to reduce vehicle miles traveled. The 
vehicle, transit, bicycle, and pedestrian circulation -systems will be designed to connect major 
population and employment centers in the Salem urban area, as well as provide access to local 
neighborhood residential, shopping, schools, and other activity centers. 
Traffic from this site is diverted away from residential areas and has convenient access to the 
existing streets. Aesthetics and landscaping will be considered in the design of the circulation 
system to cut down on headlight glare, heat, and improved traffic direction. 
The Salem-Keizer School District provides public education facilities. The education district's 
master plan provides for growth in the district and has options to meet the demand. The 
education district reviews the population factors to determine planning, funding and locating new 
schools or providing additional facilities on the sites of existing schools. 
Other private service providers supply garbage, telephone, television, postal and internet 
services as needed by the development. The required public services and facilities to serve new 
development will be determined by the City at the time development permits are requested. By 
providing adequate public facilities and services for the proposed use, the requirements of this 
Goal are met. 
Goa/12- Transportation: 
The City's adopted Comprehensive Plan Transportation Goal and Policies and the adopted 
Salem Transportation System Plan (STSP) implements the Statewide Transportation Goal by 
encouraging a safe, convenient and economic transportation system. The subject property is 
located along Davis Road S. The major streets are in place due to previous development. The 
subject property will have the potential to provide street connections to properties to the west 
and south for existing and future development. However, with Davis Road, Red Leaf Drive, and 
Mildred Lane already providing connectivity to the neighborhood, additional street connections 
to the site are not necessary. 
A Traffic Impact Analysis is currently being worked on and will be submitted to the City in a 
timely manner. 
Criterion 4 is addressed as follows: 
The subject property is in an area characterized by single family uses, multi-family development 
to the east and vacant land. 
New development on the site will be according to City landscaping and bufferyard standards 
and other improvement standards which are the minimum community development "harmony" 
standards established by the City. By meeting these requirements at the development stage, 
Mendenhall CPC/ZC #5568 PageS January 31,2012 
the development will meet the City's adopted community development standards which are 
designed to make abutting land uses compatible with each other. In addition, harmony will be 
achieved by modern building facades and landscaping that is necessary to meet the real estate · 
demand for updated properties. 
Development standards of the City further direct harmonious design with regard to the amount 
and direction of outdoor lighting, bufferyards, improved access, street improvements, paved 
parking lots and paved surfaces to limit dust. Transportation facilities are in place and local 
streets will be extended through the site for connections to adjacent properties. 
Criterion 5 is addressed as follows: 
The SACP states that one of the intents of the Residential Development goals is, "To promote a 
variety of housing and opportunities for all income levels and an adequate supply of 
development land to support such housing." 
According to the SACP, the cumulative effect of all new residential development in the Salem 
urban area should average 6.5 dwelling units per gross acre of residential development. The 
comprehensive plan change/zone change will allow the property to be developed at a higher 
density, therefore, meeting or exceeding the dwelling average. 
The rezoning ofthe subject property will help to provide a variety of housing other then single 
family dwellings. This is a growing area that already has more than a sufficient amount of single 
family land for development. Multi-family development will provide a needed housing type in the 
area while helping to meet housing needs as well. 
Residential Development Policies 
Establishing Residential Uses: The applicant's proposal is to rezone the property from RA and 
RM2 to allow a higher density to be built on the site. As stated above, according to the Housing 
Needs Analysis, "Salem has a deficit of capacity in the MF designation, with a deficit of 3,283 
dwelling units and a deficit of 228 gross acres of residential land. The rezone helps maximize 
the density while helping to meet housing needs within the Salem Urban Growth Boundary. 
Therefore, establishing a mixture of residential uses within the area. 
Facilities and Services Location: The City's adopted Comprehensive Plan Transportation Goal 
and Policies and the adopted Salem Transportation System Plan (STSP) implements the 
Statewide Transportation Goal by encouraging a safe, convenient and economic transportation 
system. The subject property is located along Davis Road S. The major streets are in place 
due to previous development. Sidewalks and needed improvements will be made to Davis 
Road if required. Street extensions to properties to the west and south will be provided for 
existing and future development. 
The City's adopted Comprehensive Plan Growth Management, residential, and Transportation 
Goal and Polices and adopted Stormwater and Water Master Plans implement the Statewide 
Public Facilities and Services Goal by requiring development to be served by public services. 
The proposal is for revitalized urban deve.lopment in an area where future extensions of those 
services can be provided in the most feasible; efficient and economical manner. The City's 
capital improvement program and its minimum code standards for public facilities provide a 
means for improving and updating public facilities systems (water and sewer) . All necessary 
Mendenhall CPC/ZC #5568 Page9 January 31, 2012 
and appropriate public services and facilities essential for development will be provided to this 
property at levels that are adequate to serve the proposed use. 
The subject property is located within the Salem Urban Growth Boundary and in the corporate 
city limits. The subject property is located outside the Urban Service Area. However, the 
subject property received UGA approval through UGA preliminary declaration Case No. 10-02. 
The subject property is subject to the requirements of UGA 1 0-02. 
The City maintains an infrastructure of public services that includes sewer, water, and storm 
drainage facilities. The City will specify any needed changes to the existing service levels at the 
time building permits are requested. 
lnfill Development: The subject property is currently vacant. In order to provide a mixture of 
housing in the area, the applicant is requesting a zone change. In 1998 and 2000, in order to 
meet State Wide Planning Goal 10 (Housing), adjacent properties were rezoned to RM1 and 
RM2 as part of the Salem Multi-Family Residential Land Study (SMFLS). 
The comprehensive plan designation for the site is "Developing Residential". The rezoning of 
the site to RM2 will be consistent with adjacent properties that were rezoned as part of the 
SMFLS study and will also be consistent with State Wide Planning Goal10, and current housing 
needs in the in area. 
The comprehensive plan change/zone change will promote infill development with the 
development of a property that is already served by City Services and all transportation to be 
developed with a higher density of housing that is needed in this area. 
Multi-Family Housing: The development will also be located in an area in close proximity to 
existing and proposed services. Cressler Middle School is located about two blocks to the 
northeast of the site. The middle school is located on the northeast corner of Davis Road and 
Liberty Road. Secor Park is located about Y2 a mile to the north of the subject property. These 
two sites provide adequate parks and recreation within the area. Commercial uses are located 
to the north of the site along Liberty Road S. 
The existing neighborhood consists of single family housing and some multi-family dwellings to 
the west. In order to maintain the character of the neighborhood, the site will be developed in 
compliance with required Design Standards. 
Circulation System and Through Traffic: The subject property is located along Davis RoadS. 
Sidewalks and needed improvements will be made to Davis Road if required. Street extensions 
to properties to the west and south will be provided for existing and future development. 
The major streets are in place due to previous development. 
Alternative Housing Patterns: The properties to the west and east are developed as a church 
and multi-family development. The property to the south is -zoned for single family development 
and property to the north is fully developed as single family dwellings. In order to provide an 
alternative housing pattern while being consistent with the neighborhood, the proposed 
development will provide a higher density of needed housing along_ Davis Road S. 
Requests for Rezoning: The subject property is designated for Residential development. All 
public facilities and services are available to the site. The proposed development will meet 
Mendenhall CPC/ZC #5568 Page 10 January 31,2012 
State Wide Planning Goals and Policies pertaining to residential development . The 
development of the site will not impact adjacent properties. 
Urban Design: The City has adopted Design Standards and process in place to help implement 
multi-family design standards. The applicant's development will be in compliance with the Multi-
Family Design Standards as outlined in SRC Chapter 148 and the City of Salem Design 
Handbook at the time of development. · · 
Criterion 6 is addressed as follows: 
The public is benefitted by creating a well-located parcel of multi-family land; it will increase the 
City and State tax base; it will be an attractive and efficient development; will identify and 
mitigate any hazard areas in reasonable and a responsible manner; and will provide the ability 
to enhance a vacant parcel along Davis Road. 
The City has facilitated this area of Salem by making some sites along Davis Road part of the 
SMFLS Study and by recognizing there is a need for multi-family housing in this area and 
Salem. The rezoning and design review address planning issues such as use, adequate 
parking, open space, access, internal circulation, public facilities, topography, drainage, and 
access. Site constraints such as configuration, frontage and topography are always taken into 
consideration for lot layout and access. Enhanced vehicular and pedestrian circulation is critical 
to City as well as the applicant. 
In summary, by establishing a use that is consistent with the future residential needs in the area, 
by addressing how residential needs of the Salem area are being met by this proposal, and by 
providing higher density for housing needs and a logical transition along Davis Road. 
APPLICANT'S RESONS ADDRESSING THE ZONE CHANGE CRITERIA 
The intent and purpose of zone changes is described in SRC 113.1 OO(a). In this section, it is 
recognized that due to a variety of factors including normal and anticipated growth, changing 
development patterns and concepts, and other factors which cannot be specifically anticipated, 
the zoning pattern cannot remain static. The zone change review process is established as a 
means of reviewing proposals and determining when they are appropriate. 
The subjec_t property is currently zoned RA but is underdeveloped. 
The proposed RM2 zone will implement the requested "Multi-Family Residential" SACP map 
designation. 
Criterion (a) is addressed as follows: 
Applicant Response To SRC 113.150(a}: The burden of proof for the change has been 
presented by the applicant in the materials submitted with the application. The impact of 
rezoning the site from RA to RM2 is not significant. RA zoning allows one single family ~welling 
per 4, 000 square foot lot. Therefore, approximately 112 single family lots could be placed on 
the site. The RM2 zoning requires a minimum of 12 units per acres with a maximum of 28 units 
per acre allowed. Therefore, the site could be developed with a minimum of 124 multi-family 
units on the site. The zone change allows the applicant to develop the site as a multi-family 
development and provide greater bufferyards along the property lines than what would be 
required of single family dwellings. 
Mendenhall CPC/ZC #5568 Page 11 January 31, 2012 
The zone change will allow the subject property to be developed with uses that are visually 
appealing, less dense, and provide more than adequate setbacks. The development of multi-
family dwellings creates less an impact on the site and traffic then if the site were developed just 
as single family dwellings. Therefore, this criterion is met. 
Criterion (b) is addressed as follows: 
Applicant Response To SRC 113.150(b): 
Residential Development Goal 
The SACP states that one of the intents of the Residential Dev~lopment goals is, "To promote a 
variety of housing and opportunities for all income levels and an ·adequate supply of 
development land to support such housing." 
According to the SACP, the cumulative effect of all new residential development in the Salem 
urban area should average 6.5 dwelling units per gross acre of residential development. 
The proposed multi-family development will average approximately 8 dwelling units per gross 
acre. The zone change will allow the property to be developed at a higher density, therefore, 
meeting or exceeding the dwelling average. 
Residential Development Policies 
Establishing Residential Uses: The applicant's proposal is to rezone the site from RA to RM2 to 
allow a higher density to be built on the site. As stated above, according to the Housing Needs 
Analysis, "Salem has a deficit of capacity in the MF designation, with a deficit of 3,283 dwelling 
units and a deficit of 228 gross acres of residential land. The rezone helps maximize the 
density while helping to meet housing needs within the Salem Urban Growth Boundary. 
Therefore, also establishing a mixture of residential uses within the area. 
Facilities and Services Location: The City's adopted Comprehensive Plan Transportation Goal 
and Policies and the adopted Salem Transportation System Plan (STSP) implements the 
Statewide Transportation Goal by encouraging a safe, convenient and economic transportation 
system. The subject property is located along Davis Road. The subject development will have 
access to Davis Road and provide connections to adjacent properties, thus linking the site to 
existing and proposed transportation. The major streets are in place due to previous 
development. 
The City's adopted Comprehensive Plan Growth Management, residential, and Transportation 
Goal and Polices and adopted Stormwater and Water Master Plans implement the Statewide 
Public Facilities and SerVices Goal by requiring development to be served by public services. 
The proposal is for revitalized urban development in an area where future extensions of those 
services can be provided in the most feasible, efficient and economical manner. The City's 
capital improvement program and its minimum code standards for public facilities provide a 
means for improving and updating public facilities systems (water and sewer). All necessary 
and appropriate public services and facilities essential for development will be provided to this 
property at levels that are adequate to serve the proposed use. 
Mendenhall CPC/ZC #5568 Page 12 January 31, 2012 
The City maintains an infrastructure of public services that includes sewer, water, and storm 
drainage facilities. The City will specify any needed changes to the existing service levels at the 
time building permits are requested. 
lnfill Development: The subject property is currently vacant. The applicant has received 
approval for a 70 lot subdivision on the site. However, with the need for multi-family housing in 
· Salem and the subject area, the applicant is requesting a zone change. The comprehensive 
plan designation for the site is Developing Residential. The rezoning of the site from RA a to 
RM2 will be consistent with adjacent properties, State Wide Planning Goal 10, and current 
housing needs in the in.area. 
The zone change will promote infill development with the development of a property that is 
already served by City Services and all transportation to be developed with a higher density of 
housing that is needed in this area. 
Multi-Family Housing: The development will also be located in an area in close proximity to 
.existing and proposed services. Cressler Middle School is located about two blocks to the 
northeast of the site. The middle school is located on the northeast corner of Davis Road and 
Liberty Road. Secor Park is located about ~ a mile to the north of the subject property. These 
two sites provide adequate parks and recreation within the area. Commercial uses are located 
to the north of the site along Liberty Road S. 
The existing neighborhood consists of existing single family housing, existing multi-family 
dwellings, vacant single family zoned sites, and smaller multi-family zoned sites. In order to 
maintain the character of the neighborhood, the site will be developed in compliance with 
required Design Standards and provide large bufferyards along the north property line and the 
west property line. 
Circulation System and Through Traffic: The subject property is located along Davis Road S. 
Sidewalks and needed improvements will be made to Davis Road if required. Street extensions 
to properties to the west and south will be provided for existing and future development. 
However, the major streets are in place due to previous development. 
Alternative Housing Patterns: The properties to the west and east are developed as a church 
and multi-family development. The property to the south is zoned for single family development 
and property to the north is fully developed as single family dwellings. In order to provide an 
alternative housing pattern while being consistent with the neighborhood, the proposed 
development will provide a higher density of needed housing along Davis Road S. 
Requests for Rezoning: The subject property is designated for Residential development. All 
public facilities and services are available to the site. The proposed development will meet 
State Wide Planning Goals and Policies pertaining to residential development . The 
development of the site will not impact adjacent properties. 
Urban Design: The City has adopted Design Standards and has a process in place to help 
implement multi-family design standards. The applicant's development will be in compliance 
with the Multi-Family Design Standards as outlined in SRC Chapter 148 and the City of Salem 
Design Handbook. As required by code, the applicant will submit a Design Review and Site 
Plan Review application. 
Mendenhall CPC/ZC #5568 Page 13 January 31 , 2012 
The rezoning of the site will help to maximize the densities in the area while providing a mixture 
of housing in a single family residential area. The rezoning of the property will provide 124 to 
290 needed multi-family units within the area. This development will be in a location with 
accessible to the commercial developments on Liberty Road and Commercial Street. 
Therefore, meeting the guidelines of providing housing within in areas with services. The 
development of the site will encourage a mixture of housing types and higher densities within an 
infilllot. 
Salem~Keizer Housing Needs Analysis: 
According to the Housing Needs Analysis, "Salem has a deficit of capacity in the MF 
designation, with a deficit of 3,283 dwelling units and a deficit of 228 gross acres of residential 
land. The rezone helps maximize the density while helping to meet housing needs. 
Criterion (b) (1) is addressed as follows: 
There is no identified mistake in the compilation of the electronic or historical zoning map for this 
area. The code allows for zoning modifications when a change of circumstance has occurred, 
and this more aptly describes the circumstances surrounding this particular case. A change in 
circumstances rather than mapping errors has occurred. Therefore, there is no mapping 
mistake identified for the subject property. Therefore, this criterion is not applicable. 
Criterion (b) (2) is addressed as follows: 
The economic, demographic, and social nature of this area is in the process of changing. The 
housing needs are outlined in the Salem-Keizer Needed Housing Study. The City zone and 
Comprehensive Plan map show that changes are occurring with the designation of areas too 
higher density residential along Davis Road. The proposed zone change fits the current and 
future residential development pattern of the vicinity and the housing needs as outlined in the 
Salem-Keizer Housing Analysis Study. The Housing Needs Analysis states that, "Salem has a 
deficit of capacity in the MF designation, with a deficit of 3,283 dwelling units and a deficit of 228 
gross acres of residential land. The rezone helps maximize the density while helping to meet 
housing needs within the area. Therefore, this criterion is met. 
Criterion (b) (3) is addressed as follows: 
The character of the neighborhood in the vicinity of the subject property has changed over the 
last 10 plus years. In 1998, in order to meet State Wide Planning Goal 10 (Housing), properties 
to the east, 083W16CD/1300 and VanNatta Place, of the subject property were rezoned to 
RM2 as part of the Salem Multi-Family Residential Land Study (SMFLS). Then in 2000, in 
order to meet State Wide Planning Goal 10 (Housing), properties to the west, 083W16C/201, of 
the subject property were also rezoned to RM2 as part of the Salem Multi-Family Residential 
Land Study (SMFLS). 
In 2008, CPC/ZC 08-5 was approved for property located to the west (083W16C/300 & 400) , 
which allowed the property to be rezoned to RM1 . 
This area is a changing area with properties changing to multi-family. The applicant's proposal 
is consistent with the existing neighborhood. 
Mendenhall CPC/ZC #5568 Page 14 January 31, 2012 
Therefore, the multi-family development of the site will be consistent with the existing and future 
uses within this neighborhood. The residential development will be consistent with the 
neighborhoo"ds, while providing a higher density of a needed housing type in the area. The 
development will also meet Design Standards that are consistent with and enhance the 
character neighborhood. 
Criterion (b) (4) is addressed as follows: 
A RM2 development should have a positive effect on the neighborhood by providing a needed 
housing type in the area, while recognizing the physical characteristics of the site and the 
necessary provision of public facilities and services. Alloecessary public facilities are required 
to be made available to the subject property, and adequate transportation facilities are already 
in place. 
Impacts will not occur until actual development occurs and will include visual differences due to 
new structures, new public facilities installation, paving and landscaping where the existing site 
is predominately a field. An overall positive finding can be made that the effects of the proposal 
are appropriate considering the impact on the existing single family-density neighborhood, the 
physical characteristics of the site, and the availability of public facilities and services to be 
extended upon development. The development will take an undeveloped site and create a 
development that is visual appealing to the neighborhood. At the time of building permits, 
Design Standards will be in place to help eliminate any impacts to the neighborhood and create 
a positive development. 
Finally, there are no foreseeable adverse effects of the proposal to adjacent properties. The 
adjacent properties have public street frontage on and access to major streets. Interior site 
development standards are specified by code and can be met upon development. Therefore, 
this criterion is met. 
Criterion (b) (5) is addressed as follows: 
There are no unusual or unforeseen conditions affecting the subject property which make the 
need for additional review apparent at this time. The CPC/ZC process is the beginning of the 
review process for development of this site. However the applicant will address any other 
factors related to public health, safety, and general welfare deemed relevant. The conditions 
include but may not be limited to: increased traffic, noise, increased hard surfaces, new 
landscaping and disruptions to the site due to construction. All public facilities can be provided 
to the subject property as needed. 
The standards of the zone and the public works requirements for public health and safety 
should effectively address any concerns regarding public health and safety. Public Works 
Department will review and address applicable public facility improvements needed for the level 
of development. Sanitary sewer and water can be provided to establish the necessary linkages 
required for emergency vehicle access and water for fire-fighting purposes. No adverse effects 
should occur due to storm drainage and sewage considerations. The subject property does not 
contain any sensitive environmental areas such as streams, ponds, or sensitive wildlife habitats. 
No separate biological studies are needed to determine sensitive habitat areas as none exist. 
The site's physical attributes and natural or scenic views have to be considered in the 
devefopment of the site. A landscaping plan with irrigation is required to be submitted with a 
building permit application. Improved pedestrian access to the public sidewalks system 
Mendenhall CPC/ZC #5568 Page 15 January 31, 2012 
facilitates the State's Transportation Planning Rule by creating an environment where access to 
mass transit is encouraged and can be incorporated into any on-site development. 
CONCLUSIONS 
We believe that the requested Comprehensive Land Plan Change/Zone Change application is 
appropriate for the subject property for the reasons describe herein. The proposal is consistent 
and in compliance with the applicable goals and policies of the Comprehensive Plan and the 
Statewide Planning Goals, and satisfies all applicable criteria. As demonstrated herein, the 
"Multi-Family Residential" land use designation and corresponding RM2 zoning designation is 
appropriate for the subject property. 
We believe that the materials submitted address all the relevant City criteria for a 
Comprehensive Plan Change/Zone Change. Obviously, there are other approval processes 
needed for the development of the property at the time proceeding actual development. For 
these reasons, we believe that the proposal is warranted and that the Planning Commission has 
sufficient findings to grant the proposal as requested. 
Mendenhall CPCJZC #5568 Page 16 January 31 , 2012 
Associated Transportation Engineering & Planning, Inc 
Revised Mendenhall 
Apartments TIA/TPR 
Traffic Impact Analysis /Transportation Planning Rule 
Richard Woelk 
4/18/2012 ATTACHMENT 4 
12-262 Mendenhall Apartments- TPRII'IA 
Revised 
Transportation Planning Rule/Traffic Impact Analysis 
Aprill8, 2012 
Mendenhall Apartments 
Salem, Oregon 
Prepared for: 
MultiTech Engineering 
Salem, Oregon 
RENEW DATE: JUNE 30,2012 
Prepared by: 
Associated Transportation Engineering & Planning, Inc. (ATEP) 
PO Bo;x 3047 
Salem, OR 97302 
12-262 Aprill8, 2012 
Page i 
.12-262 Mendenhall Apartments- TPR!fJA 
Table of Contents 
IN"TRODUCTION ..................................... .... .................................................................................. 1 
... , .· 
REPORT METHODOLOGY ............................ , ... .. ..................................................... : .................. 2 
ASSUMPTIONS ....... ................................................................................................... : ................... 2 
INTERSECTION .ANALYSIS ASSUMPTIONS ........................................................................... 7 
INTERSECTION ANALYSIS PROCEDURE .. ............................................................................. 7 
SUMMARY OF FINDINGS .................. : ......................................... :· .............................................. 7 
SCENARIO 1 - TIA EXISTING TRAFFIC ....................................... .-........................................... 7 
EXISTWG ROADWAYS ................................................................................................... 7 
PEAK HOUR TRAFFIC VOLUMES AND OPERATIONS ............................................. 8 
LEVEL OF SERVICE ............................................................................... .......................... 8 
SCENARIO 2- PROPOSED DEVELOPMENT ....................................... _. .................................... 9 
TRIP GENERATION .. : ....................................................................................................... 9 
TRIP DISTRIBUTION ........................................................................................................ 9 
SCENARIO 3 - TPR ANALYSIS EXISTIN"G ZONE ................................................................. 16 
TRIP GENERATION ........................................................................................................ 17 
TRIP DISTRIBUTION .................................. ............................ ... ..................................... 17 
SCENARIO 4- PROPOSED ZONE 2032 TRAFFIC VOLUMES .............................................. 25 
TRIP GENERATION ................................... ~ ............................................................. .. ..... 25 
TRIP DISTRIBUTION ................................................................................................... ~ .. 25 
FINDINGS ..................................................................................................................................... 31 
RECOMMENDATIONS ............................................................................................................... 31 
Aprill8, 2012 Page ii 
12-262 Mendenhall Apartments- TPR!fiA 
LIST OF TABLES 
Table 1 -Existing Roadway Characteristics .............................................................................. · ................. 8 
Table 2- TIA 2012 Level of Service ......................................... ., .............................................................. 8 
Table 3 Trip Generation for Proposed Development. ................................................................................. 9 
Table 4- Trip Generation for Existing Zoning ........................................................................................ ;. 17 
Table 5 - 2032 Background Volumes Level of Service ............................................................................ 18 
Table 6 - 2032 Total Existing Zone Volumes Level of Service ............................................................... 18 
Table 7 - Trip Generation for Proposed Zoning .......... ....... ..... .................................. ............................... 25 
Table 8 - 2032 Proposed Zone Level of Service ....................................................................................... 26 
Table 9 - 2032 Proposed Zone Mitigation Level of Service - .................................................................. 26 
April 18, 2012 Page iii 
12-262 Mendenhall Apartments- TPR!fiA 
List of Figures 
Figure 1 -Vicinity Map .............................................................................................................................. 3 
Figure 2 -.Site Plan ................................. : ................................................................................................... 4 
Figure 3 -2012 AM Traffic Volumes ............................. : ........................................................................... 5 
Figure 4-2012 PM Peak Volumes ............ _ .................................................................................................. 6 
Figure 5 -Trip Distribution, Lane Configuration & Traffic Control Devices ........................................... 11 
Figure 6- Proposed Development Site Generated AM Traffic Volumes ................................................ 12 
Figure 7- Proposed Devylopment Site Generated PM Traffic Volumes .............. : .................................. 13 
Figure 8 - 2012 Proposed Development Total AM Traffic Volumes ....................................................... 14 
Figure 9-2012 Proposed Development Total PM Volumes .................................................................... 15 
Figure 10- 2032 AM Background Traffic Volumes ......... ; ...................................................................... 1 ~ 
Figure 11-2032 PM Background Traffic Volumes ....... ; ......................................................................... 20 
Figure 12- Existing Zone Site Generated AM Traffic Volumes ............................................................. 21 
Figure 13- Existing Zone Site Generated PM Traffic Volumes .............................................................. 22 
Figure 14-2032 Existing Zone Total AM Traffic Volumes .................................................................... 23 
Figure 15-2032 Existing Zone Total PM Traffic Volumes .................................................................... 24 
Figure 16- Proposed Zone AM Site Generated Traffic Volumes ........................................................... 27 
Figure 17- Proposed Zone Site Generated PM Traffic Volumes ............................................................. 28 
Figure 18-2032 Proposed Zone Total AM Traffic Volumes ....................... : .......................................... 29 
Figure 19-2032 Proposed Zone Total PM Traffic Volumes ....................................... : ............................ 30 
APPENDIX 
Appendix A- Traffic Counts; SKA TS Plots 
Appendix B - 2012 Existing Zone Level of Service Calculations 
Appendix C- 2012 Proposed Level of Service Calculations 
Appendix D - 2032 Background Level of Service Calculations, 
Appendix E- 2032 Existing Zone Level of Service Calculations 
Appendix F: - 2032 Proposed Zone Level of Service Calculations 
Appendix G - 2032 Proposed Zone Mitigation Level of Service Calculations 
April18, 2012 Pageiv 
12-262 Mendenhall Apartments- TPR!fiA 
INTRODUCTION 
TRANSPORTATION ANALYSIS 
MENDENHALL APARTMENTS 
LOCA1EDIN 
SALEM, OREGON 
The intent of this analysis is to provide assumptions and conclusions of engineering analysis used for this Traffic 
Impact Analysis (TIA) for Mendenhall Apartments located in Salem, Oregon. 
The proposed project will develop an approximately 10.46 acre site on the south end of Davis Road Street. 
(T08.3W.16C Tax Lot 101). The project proposes to develop a 228 unit apartment complex located on Davis 
Road west of Liberty Road S. See Figures 1 and 2. 
The theme of this transportation analysis is to assess the transportation impacts from the proposed development on 
the surrounding street network based on four different scenarios: 
• Scenario 1 ~the impact of development of the property with the existing traffic conditions. 
• Scenario 2- the impact of development of the property with the proposed development. 
TPR ANALYSIS. 
• Scenario 3- (Transportation Planning Rule (TPR) analysis) Existing zoning in 20 years 
• Scenario 4- (Transportation Planning Rule (TPR) analysis) Proposed zoning in 20 years 
The forn1at used in this report was established by Tony Martin, City of Salem Transportation Planning in the Salem 
TIA Requirements. See Appendix A. Specific traffic related issues discussed in this report. include: 
Specific traffic related issues discussed in this report include: 
• Traffic analysis for the study area 
• Existing land qse and traffic conditions in the project area 
• Proposed land use and future traffic conditions in the project area 
• Conditions 20 years with the existing and proposed land designations 
• Trip Generation estimates for the Mendenhall Apartments 
• Site access locations and operations 
• Safety considerations at the site access locations including, but not limited to sight distance analysis, turn lane 
and channelization needs 
This report was prepared using the latest land use and transportation data available from the City of Salem (hereafter 
referred to as City), Marion County, and the Oregon Department of Transportation (ODOT). 
Aprill8, 2012 Page I · 
12-262 Mendenhall Apartments- TPR!fiA 
REPORT METHODOLOGY 
Morning and evening peak period turning movement traffic counts were conducted on January 101h, 2012 ~md were 
used as a basis for this report. These traffic countS indicated that the morning peak hour was between 7:00 to 8:00 
a.m. (this .includes the morning school peak hour) and the evening peak hour was from 4:45 to 5:45p.m. Upon 
review of these peak hour counts, the p.m. peak period was detennined to be the most critical time in tenns of traffic 
impacts at the intersections in the study area. 
The operating characteristics at each of the key signalized and unsignalized intersections during the peak periods 
were examined using the methods outlined in the 2000 Highwav Capacity Manual utilizing the Traffix computer 
software. Traffic queues were established using the .Syncho Suite of computer programs. The operating 
characteristics examined included the average vehicle delay, volume to capacity (v/c) ratio, level of service, and 
estimated queue length. 
The criteria used· for the intersection analysis included the guidelines set forth by the City of Salem and ODOT. 
These guidelines state that each signalized intersection analyzed should operate at a Level of Service (LOS) D with a 
volume to capacity (v/c) ratio of0.85 or less. 
ASSUMPTIONS 
Site Access Points 
For the purposes of analysis the site has one access point. 
April18, 2012 Page2 
12-262 Mendenhall Apartments- TPR!fiA 
~ 
MENDENHALL APARTMENTS 
--~--------------------ATEP 
Figure 1 - Vicinity Map 
April 18, 2012 Page 3 · 
12-262 Mendenhall Apartments- TPR!TIA 
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Figure 2 - Site Plan 
April18, 2012 
~~ 
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Page4 
12-262 Mendenhall Apartments- TPR!flA 
Aprill8, 2012 
~ 
MENDENHALL APARTMENTS 
---------------------------ATEP 
Figure 3 - 20 12 AM Traffic Volumes 
Page 5 
12·262 Mendenhall Apartments- TPR!fiA 
~ 
MENDENHALL APARTMENTS 
------------------------ATEP 
Figure 4-2012 PM Peak Volumes 
Aprill8, 2012 Page 6 
12-262 Mendenhall Apartments - TPR!fiA 
. INTERSECTION ANALYSIS ASSUMPTIONS 
. In order to analyze each intersection, there were certain common assumptions made. These assumptions, in general, 
are as follows: 
1. Existing traffic signal timings* were used where the intersection level of service determined was level of service 
"D" or better. *(taken from previous studies) 
2. Peak hour factors used based on existing traffic counts were 0.89 for the p.m. peak and 0.78 for the a.m. peak. 
3. Truck percentages used in the analysis were based on the truck counts performed during turning movement 
counts. 
4. Each intersection operates as an isolated intersection. 
INTERSECTION ANALYSIS PROCEDURE 
The analysis of the key intersections included four different traffic scenarios for the a.m. and p.m. peak periods. 
These scenarios include: 
Existing Conditions with the existing traffic conditions 
• Existing Conditions with the proposed land use designations 
• TPR analysis 20 years in the future with the existing zoning 
• TPR analysis 20 years in the future with the proposed zoning 
SUMMARY OF FINDINGS 
Based on the analysis found later in this report, the following findings are made: 
1. The intersections within the study area do not operated at acceptable levels of service with the existing traffic 
and will continue to operate at unacceptable levels of service with the addition of the Mendenhall 
Development traffic. . 
2. The proposed zone changes impact will be mitigated by the installation of a traffic signal at Liberty Road at 
Davis Road which will allow the intersection operate at acceptable levels of service through 2032. 
SCENARIO 1- TIA EXISTING TRAFFIC 
EXISTING ROADWAYS 
Davis Road is classified by the City of Salem as a collector street, Liberty Road as a Major Arterial and both 
streets have one travel lane in each direction. Liberty Road is a 2 lane roadway with left tum pockets at major 
intersections. 
April18, 2012 Page 7 
12-262 Mendenhall Apartments- TPR!fiA 
Table 1 provides a summary of key transportation facHities within the site area. 
Table I -Existing Roadway Characteristics 
I 
Street 
. . 
Classification Lanes - Posted Speed Sidewalks BicyCle On-Street (mph) Lanes Parkin2 
-
Liberty Road Major Arterial 2 45 No Yes No 
Davis Road Collector 2 25 Yes* No Yes* 
------ - - --
* Improved street sections only 
PEAK HOUR TRAFFIC VOLUMES AND OPERATIONS 
Morning and evening peak hour turning movement traffic counts were conducted at the key intersections for the · 
preparatjon of this report. These counts indicate the morning peak hour to be 7: 00 to 8: 00 a.m. and the evening 
peak hour from 4: 45 to 5: 45 p.m. Upon· review of these peak hour traffic counts, the p.m. peak period was 
determined to be the most critical time in terms of traffic impacts at the intersections in the study area. 
LEVEL OF SERVICE 
All level-of-service (LOS) analysis described in this report was performed in accordance with the procedures 
stated in the 2000 Highway Capacity Manual. The appendix also indicates how level-of-service is measured and 
what is generally considered to be the acceptable range of level-of-service. · 
To ensure. that this analysis was based on a worst-case scenario, the peak 15~minute flow rate during each of the 
study periods was used in th·e evaluation of all intersection levels of service. For this reason, the analysis reflects 
conditions that are only likely to occur for 15 minutes out of each average peak hour. Traffic conditions during all 
other weekday time periods and throughout the weekend will likely operate under better conditions than described 
in this report. 
Figures 3 and 4 illus.tt:ate the 2012 volumes at the study intersections during the weekday a.m. and p.m. peak 
hours. As Table 2 shows, during the peak periods the study intersections operates at acceptable level of seryice 
and v/c ratio. 
Table 2- TIA 2012 Level of Service 
AM LOS Amv/c PM LOS PMv/c Ratio ratio 
Liberty Road at Davis Road D 0.697 B 0.417 
Davis Road at site driveway A 0.00* A 0.0~ 
* Not yet constructed 
Sight Distance 
April I&, 2012 Page 8 
12-262 Mendenhall Apartments- TPR!fiA 
The intersection of Davis Road a! Liberty Road .is located a major curve in Liberty Road. 
1. Thus, the alignment starting from Davis Road is shown 15' back from the existing Liberty Road travel lane 
at the proposed elevation of Davis Road. 
2. The sight distance was measured to be approximately 752 feet to the south and 685 feet to the north. 
The result of this analysis is that the intersection has more than the required intersection sight distance. Since 
Liberty Road has a 45 mph speed limit the calculated sight distance for the intersection is 500 feet in both 
directions. 
SCENARIO 2- PROPOSED DEVELOPMENT 
Under this scenario, the project proposes to develop a 228 unit apartment complex. 
For the purposes of this report the total development of the site was considered. This was done to show as near as 
possible the total impact of the development on the surrounding street system. 
TRIP GENERATION 
Estimates of total daily a.m. and p.m. peak hour driveway volumes for the existing uses were developed from 
empirical observations at many similar-sized facilities located throughout the United States. These empirical 
observations are summarized in a standard reference manual published by the Institute of Transportation Engineers 
(ITE) Trip Generation, 8th Edition and the procedures and data provided in the ITE Trip Generation Handbook. 
Estimating the nu.mber of vehicle trip ends that will be generated by the proposed development is of prime 
importance in order to accurately assess the impacts of development on the road network. 
The figures shown in Table 3 below, represent the expected number of vehicle trip ends to be generated by the 
proposed development on a daily p.m. peak hour basis based on the mathematical regression equations found on page 
326 Section 220 of the Trip Generation Manual (8th Edition). 
Table 3 Trip Generation for Proposed Development 
Land Use AM peak PM peak Daily volumes 
ITECode #of Units In I Out I Total In I Out I Total 
Apartments 220 228 23 I 93 l 116 92 I 49 I 141 1,532 
-
For the purposes of this analysis, it is assumed that none of the home related person trips will be made by mass transit. 
This assumption ignores the recent statewide projections that 4-6 percent of all home based person trips for purposes 
unrelated to work will be made by transit. Therefore, this assumption tends to cause the analysis to reflect a 
worst-case condition, and over estimate the traffic impacts associated with this development. 
TRIP DISTRIBUTION 
The distribution of generated trips onto the roadway system within the site area is based on the 2031 Salem Keizer 
Aprill8, 2012 Page 9 
12-262 Mendenhall Apartments- TPR!fiA 
Area Transportation System (SKATS) EMME 21 Computer Model (Included in Appendix A) area distributions. 
See Figure 5. 
The site-generated traffic shown in Figures 6 and 7 were combined with the 2012 base traffic volumes shown in 
Figures 3 and 4 to arrive at the total traffic for the proposed development for the a.m. peak and the p.m. peak periods · 
shoWn in Figures 8 and 9. 
Peak hour level of service was determined at the intersections within the study area for the development of the site 
under the existing land .use plan designations. 
1 Email drawings frol"!l Rainer Apartments TIA Report, Kelly Engineering. and June, 09. 
Apri118, 2012 Page 10 
12-262 Mendenhall Apartments- TPR!IIA 
~· 
~ ··~ 
MENDENHALL APARTMENTS 
------------~-------------ATEP 
Figure 5 -Trip Distribution, Lane Configuration & Traffic Control Devices 
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12-262 Mendenhall Apartments- TPRII'JA 
~ 
r 
MENDENHALL APARTMENTS 
~-------------------------ATEF 
Figure 6 - Proposed Development Site Generated AM Traffic Volumes 
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~ 
r 
MENDENHALL APARTMENTS 
~----------------------ATEP 
Figure 7 - Proposed Development Site Generated PM Traffic Volumes 
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12-262 Mendenhall Apartments- TPR!riA 
~ 
~ 
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--------------------------ATEP 
Figure 8-2012 Proposed Development Total AM Traffic Volumes 
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MENDENHALL APARTMENTS 
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Figure 9 - 2012 Proposed Development Total PM Volumes 
Aprill8, 2012 Page 15 
12-262 Mendenhall Apartments- TPR!fiA 
Table 3 estimates the level of service at the studied intersections in 2012 during the am and pm peak hour with the 
background traffic plus the Mendenhall Apartment complex. This provides a base level of service measure 
against w~ich to compare the impacts of traffic from the site . . 
TIA Table 3 - 2012 Level of Service 
AM LOS Am: v/c PM LOS PMv/c Ratio ratio 
Liberty Road at Davis Road F 0.955 c 0.478 
Davis Road at site driv~way A 0.00* A 0.074 J 
Table 3 indicates that if the property were developed under the existing conditions the intersection ofLiberty Road at 
Davis Road falls below acceptable levels of service during the a.m. peak hour 
SCENARIO 3- TPRANALYSIS EXISTING ZONE 
The zone changes requested by the development consists of 10.37 acres currently designated Residential 
Agriculture (RA) in the Salem comprehensive plan map and is zoned Developing Residential. The owners are 
requesting the City of Salem to change the comprehensive plan map designation to RM 2. The traffic volumes 
shown in Figures 3 and 4 were increased by a four percent per year growth rate. This growth rate was based on 
traffic projections supplied by 2031 Salem Keizer Area, Transportation System (SKATS) BMME 22 Computer 
! Model. 
The tax lots are zoned RA under the Salem Revised Code (SRC Chapter 145). The functional classification of 
the surrounding traffic facilities was based on the anticipated impact of the property's residential use consistent 
with its Comprehensive Plan and described in the Salem Transportation System Plan. Oregon land use law 
requires that the Transportation Planning Rule (TPR) be met whenever a land use action like this is undertaken. 
Goal 12 of the TPR requires that the land use action, in this case a comprehensive plan map amendment and zone 
change, not "significantly affect an existing or plarined transportation facility" without specific steps being taken. 
The intent of this analysis is to establish parameters so that the proposed land use actions to not significantly affect 
a transportation facility. The City requires that a comprehensive plan map amendment request address Statewide 
Planning Goall2 of the Transportation Planning Rule (fPR). OAR 660-012-0060(1) states" 
"Where an amendment to a functional plan, an acknowledged comprehensive plan, or a land use 
regulation would significantly affect an existing or planned transportation facility, the local 
government shall put in place measures as provided in section (2) of this rule to assure that allowed 
land uses are consistent with the identified function, capacity, and performance standards (e.g. level of 
service, volume to capacity ratio, etc.) of the facility .... " 
This analysis will determine whether the proposed comprehensive plan amendment and zone change significantly 
affect existing or planned transportation facilities. The analysis begins with detennining the number of trips that 
could be generated from the site under the existing comprehensive plan map designation and zoning. Trip 
generation volumes will be measured as Average Daily Traffic (ADT) and PM Peak Hour trips using the current 
2 Email drawings from Rainer Apartments TIA Report, Kelly Engineering, and June, 09. 
Aprill8, 2012 Page 16 
12-262 Mendenhall Apartments- TPR!fiA 
ITE Trip Generation Manual. It should be noted that the lane configuration shown on Figure 5 were used in the analysis 
to provide consistency though out the analysis except for the installation of a traffic signal at Liberty Road at Davis Road for 
the 2032 analysis. No additional lanes were added for the 2032 analysis. · 
TRIP GENERATION 
Estimates of total daily a.m. and p.m. peak hour driveway volumes for the existing uses were developed from 
empirical observations at many similar-sized facilities located throughout the United States. These empirical 
o~servations are summarized in a standard reference manual published by the Institute of Transportation Engineers 
(ITE) Trip Generation, 8th Edition and the procedures and data provided in the ITE Trip Generation Handbook. 
Estimating the number of vehicle trip ends that will be generated by the proposed development is of prime 
importance in order to accurately assess the impacts of development on the road network. 
The figures shown in Table 4 below, ~epresent the expected number of vehicle trip ends to be generated by the 
reasonable worst case land use on a daily, a.m. and p.m. peak hour basis based on the mathematical regression 
equations found on page 290 Section 210 of the Trip Generation Manual (8th Edition). 
I I Table 4 - Trip Generation for Existing Zoning 
Land Use AM peak PM peak Daily volumes 
ITE #of In Out Total In Out Total Code Units 
Single Family 210 60 11 34 45 38 22 61 574 
For the purposes of this analysis, it is assumed that none of the home related person trips will be made by mass transit. 
This assumption ignores the recent statewide projections that 4-6 percent of all home based person trips for purposes 
unrelated to work will be made by transit. Therefore, this assumption tends to cause the analysis to reflect a 
worst-case condition, and over estimate the traffic impacts associated with this development. 
TRIP DISTRIBUTION 
The distribution of generated trips onto the roadway system within the site area is based on the 2031 Salem Keizer 
Area -Transportation System (SKATS) EMME 23 Computer Model (Included in Appendix A) area distributions. 
See Figure 5. 
The site-generated traffic shown_ in Figures 10, 11 were combined with the 2032 background traffic volumes shown 
in Figures 12 and 13 to arrive at the total traffic for the existing use for the a.m. peak and the p.m. peak periods shown 
in Figures 16 and 17. 
Peak hour level of service was determined at the intersections within the study area for the development of the site 
under the existing land use plan designations. 
3 Email drawings rrom Rainer Apartments TIA Report, Kelly Engineering, and June, 09. 
Aprill8, 2012 Page 17 
12-262 Mendenhall Apartments -'JPR/TIA 
Table 5 - 2032 Background Volumes Level of Service 
, AMLOS Amv/c PM LOS PMv/c Ratio ratio 
Liberty Road at Davis Road F 3.038 c 0.508 
Davis Road at Site Driveway A 0.000 A 0.000 
Table 6 - 2032 Total Existing Zone Volumes Level of Service 
AM LOS Amv/c PM LOS PMv/c Ratio ratio 
Liberty Road at Davis Road F 3.895 E . 0.838 
Davis Road at site driveway B 0.191 A 0.088 
Aprill8, 2012 Page 18 
12-262 Mendenhall Apartments - TPR!TIA 
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MENDENHALL APARTMENTS 
---------------------------ATEP 
Figure 10 - 2032 AM Background Traffic Volumes 
April l 8, 2012 Page 19 
12-262 Mendenhall Apartments- TPR!fiA 
~ 
MENDENHALL APARTMENTS 
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Figure 11 " 2032 PM Background Traffic Volumes 
t\.pril18, 2012 Page 20 
12-262 Mendenhall Apartments- TPR!fiA 
~ 
r 
MENDENHALL APARTMENTS 
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Figure 12 -Existing Zone Site Generated AM Traffic Volumes 
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~ 
r 
MENDENHALL APARTMENTS 
~--------------------~--ATEP 
Figure 13 -Existing Zone Site Generated PM Traffic Volumes 
Aprill8, 2012 Page 22 
12-262 Mendenhall Apartments- TPR!fiA 
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MENDENHALL APARTMENTS 
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Figure 14- 2032 Existing Zone Total AM Traffic Volumes 
April 18,2012 Page 23 
12-262 Mendenhall Apartments- TPR!riA 
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MENDENHALL APARTMENTS 
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Figure 15- 2032 Existing Zone Total PM Traffic Volumes 
Aprill8, 2012 Page 24 
12-262 Mendenhall Apartments- TPR!I'IA 
SCENARIO 4- PROPOSED ZONE 2032 TRAFFIC VOLUMES 
Thls Scenario consists of the Proposed RM 2 zone built with a reasonable worst case number of approximately 290 
apartment units. 
TRIP GENERATION 
Estimates of total daily a.m. and p.m. peak hour driveway volumes for the existing uses were developed from 
empirical observations at many similar-sized facilities located throughout the United States. These empirical 
observations are summarized in a standard reference manual published by the Institute of Transportation Engineers 
(ITE) Trip Generation, 8th Edition and the procedures and data provided in the ITE Trip Generation Handbook. 
Estimating the number of vehicle trip ends that will be generated by the proposed development is of prime 
importance in order to accurately assess the impacts of development on the road network. 
The figures shmvn in Table 8 below, represent the expected number of vehicle trip ·ends to be generated by the 
reasonable worst case land use on a daily p.m. peak hour basis based on the mathematical regression equations found 
on page 326 Section 220 of the Trip Generation Manual (8th Edition). 
I Table 7 - Trip Generation for Proposed Zoning . 
Land Use AM_p_eak PM peak D_aily volumes 
ITE Code I #of units In I Out I Total In ! Out I Total 
Apartments 220 I 290 3o I 118 I 148 111 I 63 I 180 1,949 
. . 
For the purposes of this analysis, it is assumed that none of the home related person trips will be made by mass transit. 
This assumption ignores the recent statewide projections that 4-6 percent of all home based person trips for purposes 
unrelated to ·work will be made by transit. Therefore, this assumption tends to cause the analysis to reflect a 
worst-case condition, and over estimate the tr~ffic impacts associated with this development. 
TRIP DISTRIBUTION 
The distribution of generated tdps onto the roadway system within the site area is based on the 2031 Salem Keizer 
Area Transportation System (SKATS) EMME 24 Computer Model (Included in Appendix A) area distributions. 
See Figure 7. 
The site-generated traffic shown in Figures 16 and 17 were combined with the 2032 base traffic volumes shown in 
Figures 10 and 11 to arrive at the total traffic for the proposed zone for the a.m. peak and the p.m. peak periods shown 
in Figures 18 and 19. 
Peak hour level of service was detennined at the intersections within the study area for the development of the site 
under the existing land use plan designations. 
4 Email drawings from Marion County Council of Governments, dated 2009 
Aprill8, 2012 Page 25 
12-262 Mendenhall Apartments - TPR!TIA 
Table 8 ~ 2032 Proposed Zone Level of Service 
AM LOS Amv/c PM LOS PMv/c Ratio ratio 
Liberty Road at Davis Road F 3.895 c 0.438 
Davis Road at site driveway B 0.191 A 0.088 
- - -
The comparison between Table 6 the existing zone level of service and Table 8 the proposed zone level of service 
indicates that all of the intersections will operate at acceptable levels of service. 
As shown Table 7 and 8 the Liberty Road at Davis Road intersection fails to meet the required operational level of 
service during the am peak hour. 
In order to mitigate the proposed land use the intersection was improved with a traffic signal. The operational . 
level of service with the signal is shown in Table 9. 
Table 9 ~ 2032 Proposed Zone Mitigation Level of Service ~ 
AM LOS Amv/c PM LOS PMv/c Ratio ratio 
Liberty Road at Davis Road c 0.705 c 0.458 
Davis Road at site driveway B 0.191 A 0.088 
- -- - -- -
Aprill8, 2012 Page 26 
12-262 Mendenhall Apartments- TPR!fiA 
~ 
MENDENHALL APARTMENTS 
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Figure 16 -Proposed Zone AM Site Generated Traffic Volumes 
April18, 2012 Page 27 
12-262 Mendenhall Apartments- TPR!I'IA 
~-
MENDENHALL APARTMENTS 
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Figure 17 - Proposed Zone Site Generated PM Traffic Volumes 
April I8, 2012 Page 28 
12-262 Mendenhall Apartments- TPR!fiA 
~ 
MENDENHALL APARTMENTS 
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Figure 18 - 2032 Proposed Zone Total AM Traffic Volumes 
Aprill8, 2012 Page 29 
12-262 Mendenhall Apartments- TPRITIA 
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~ 
MENDENHALL APARTMENTS 
--------------------------ATEP 
Figure 19 - 2032 Proposed Zone Total PM Traffic Volumes 
April18, 2012 Page 30 
12-262 Mendenhall Apartments- TPR!TIA 
FINDINGS 
The intersections in this study are not functioning with levels of service that are within generally accepted 
standards during the am and pm peak hour_ now and in the future through·2032. This will need to mitigated. 
RECOMMENDATIONS 
It is recommended that: 
1. The Mendenhall zone change be required to design and construct a traffic signal at the intersection of 
Liberty Road and Davis Road. The traffic signal should be constructed as per the City of Salem 
requirements. 
Aprill8, 2012 Page 31 
City of Salem Plannin~ Olvision 
Room 320 
555 Liberty Street SE 
Salem, OR 97301 
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Comprehensive Plan Change/Neighborhood Plan Change/Zone C:hange 
Case No. CPC-NPC-ZC12-03 . May 4, 2012 
I am writing on behalf of the Sunnyslope Neighborhood Association, which discussed this 
proposal at its regularly scheduled meeting on April19, 3012. 
We are concerned that construction of a 10+ acre apartment complex at this site might lead to 
soil erosion and flooding for downslope neighbors, Including neighbors along Wain Creek 
between Cressler Middle School and Madras Ave. 
Both the Bella Cresta development and the First Slavic Baptist Church's large parking lot were 
apparently constructed without any stormwater retention basins. The Bella Cresta 
development also has existing sediment and erosion control problems which impact downslope 
neighbors. Please see the attached photographs of a vacant lot at Bella Cresta. These visible 
soil gullies send sediment into the City's stormwater system, reducing its effectiveness and 
causing maintenance issues. 
I've reviewed some notes which Counc!lor Clausen provided to Battlecreek neighbors after their 
recent flood experience, stating his understanding that "the current [City of Salem] code does 
not consider downstream impacts of new development.~~ 
This may mean that the City's codes do not comply with Statewide Planning Goal7, "to protect 
people and property from natural hazards/ which includes flooding. 
We believe that the proposal for a comprehensive plan/zoning change should be approved only 
if the applicant agrees to construct an adequate stormwater retention basin which protects 
Wain creek residents from stream rise in 100 year storm event and complies with best practices 
for soil and sediment control. 
Sin~erely, · , . A'__.,_...,. 
C-./~ /if~ 
Evan White 
Land Use Chair, 
Sunnyslope Neighborhood Association 
4553 Brock Loop S. 
Salem, OR 97302 
Copy: Alan Alexander 
Enclosure: photo of Bella Cresta ATTACHMENT 5 

.Page 1 o1:; 
Bryan Colbourne - Corrected Case Manager for Notice of Rescheduled Hearing for Comp 
Plan/Neighborhood Plan/Zone Change No .. CPC-NPC-ZC12-03 - 1500 Block of Davis Rd S, Salem 
From: 
To: 
Date: 
Subject: 
CC: 
JS <infosgna@gmail.com> 
Bryan Colbourne <bcolbourne@cityofsalem.ilet> 
4/30/2012 10:17 AM 
Corrected Case Manager for Notice of Rescheduled Hearing for Comp Plan/Neighborhood 
Plan!Zone .Change No. CPC-NPC-ZC12-03 -1500 Block of Davis Rd S, Salem 
Sidney Brewster <brewsterlaw@comcast.net>, Betty Charnholm <bjcham@juno ... 
Thank you Bryan for the update. 
Public Works has not yet provided responses to the questions regarding flood hazards on Wain Creek 
resulting from storm water in 50 or 100 yr rain events for 28 unit per acre project on subject property. 
We are still working on the issue and will provide testimony in written form (as soon as the PW 
information is provided). · 
We will testify at the Public Hearing as the Battlecreek watershed representative for the Mill Creek 
Watershed Council. 
Your view of the adjacent property 'multi-family development' status and the concept of clustering such 
developments does not pose a problem . 
. The issues of Flood Hazards are legally addressed in a Land Use/Zone change application. This 
application has not addressed the issue. The application claims they have met the requirements by 
stating 11 the City will specifY any needed changes to existing service levels at time of building permit11 • If 
conditions are delayed to time of permit this will appear to constitute a taking by the City when permit 
requirements are placed. The time to address the issue of storm water capacities is now. 
W a1n Creek currently exceeds storm water capacity. The change from RA to RM2 for 10 acres of sloped 
land with 92% storm runoff dumped into the Wain Creek endangers the existing residents along the 
stream from Madras to Cressler Middle School. The added storm water puts property values, health and 
life at risk and no one at Public Works has been able to provide information regarding these risks or the 
changes to the risk if RM2 change is approved. 
The flooding issue on Madras reached National News status with the photo of Salem Keizer School bus 
in the flooded ditch on 19 January. We note that the accident occurred before the streams reached peak 
flood stage. 
ATTACHMENT 6 
file://C:\Documents and Settings\bcolbourne\Local Settings\Temp\XPgrpwise\4F9E66ADG... 5/8/2012 
SALEM, Ore. -A school bus loaded with kids got stuck in deep water and slid into a ditch 
in Salem on Thursday morning. 
Nobody was hurt and the students were able to get out of the bus~ according to Salem Police 
dispatchers. 
The incident happened ~t Commercial Street and Madras Street SE. 
The parent of a student on the bus told KATU that the driver either accidentally steered into 
the ditch, which was covered by water, or that the flow of water pushed the bus in. 
Once offloaded from the stuck bus, the students gathered in the office of a nearby apartment 
building to dry off until. the second bus arrived. They were all junior high students. 
The image focuses our eyes on the bus. Look at the volume of Wain Creek storm water in the street. 
The change as identified by the applicant will add 1 acre feet of storm water to this strained creek storm 
water system based on the proposed land use change using current storm water regulations. 
There needs to be a better plan. We cannot continue to endanger the residents down stream with new 
storm water flooding. This watershed needs greater detention on sight. Failure to provide for greater on 
sight detention endangers the community. 
John Shepard 
On 4/30/2012 8:49AM, Bryan Colbourne wrote: 
file:/ /C :\Documents and Settings\bcolbourne\Local Settings\ Temp\XPgrpwise\4F9E66ADG... 5/8/2012 
John, 
FYI ... the public hearing has been rescheduled to 5/15. 
Bryan 
>>>Helen Beckman 4/25/2012 4:15PM>>> 
Good Afternoon, 
I just realized that I did not list the correct contact person in my previous email to you. The 
correct case manager to contact Is: 
Bryan Colbourne, Planner III 
503-540-2363 
bcolbourne@cityyofsalem.net 
Helen Beckman 
Staff Assistant 
Salem Community Development 
503-540-2313 
>>> Helen Beckman 4/25/12 3:21PM >>> 
Good Afternoon, 
rage" Ul.) 
The public hearing notice for the above-referenced Comprehensive Plan/neighborhood plan/zone 
change case is attached for your information. Hard copies will go· out In the U.S. mail today to 
those of you who are to receive one. · 
Case Manager: Amy Dixon, Planner II 
Helen Beckman 
Staff Assistant 
503-540-2304 
adixon@cityofsalem.net 
Salem Community Development 
503-540-2313 
file://C:\Documents and Settimzs\bcolboume\Local Settings\Temp\XPgrpwise\4F9E66ADG... 5/8/2012 
R, _; ~;: r~ f=~ s V·. eE~ Di £ · k.QVu-"""'11 
..,.......,.... '* ' n-w=:~~..,....,....,..~ :Tir' '~ ... • n a · ~~~--_..... 
MAY 0 3 2012 PUBLIC 
CrrY~~ 
<..__J AT YOUR SERVlC:E COMMUNinr or:vqnopiit t\lT ME-- M Q ~h.;~--~·--~." } ,V{ In,l 't ! ' 
W 0 R K S 
aw• rr ~ n:eu;a:su:a;:u .. • ""' "SI' 
TO: Bryan Colbourne, Planner Ill 
Community Development Department 
FROM: /!,r( Glenn J . Davis, P.E. , C.F.M., Chief Development Engineer 
/{v Public Works Department 
DATE: May 3, 2012 
SUBJECT: PUBLIC WORKS RECOMMENDATIONS 
CPC/ZC NO. 12-03 {12-102708) 
1500 BLOCK OF DAVIS ROAD S 
PROPOSAL 
To change the Salem Area Comprehensive Plan (SACP) Map designation from 
Developing Residential to Multi-Family Residential, and to change the zone district from 
RA (Residential Agriculture) to RM2 (Multiple Family Residential). Change the 
Sunnyslope Neighborhood Plan map designation from Single Family to Multi-Family, for 
property approximately 10.37 acres in size, and generally located in the 1500 Block of 
Davis Road S. 
RECOMMENDED CONDITIONS OF APPROVAL: 
1. Construct a traffic signal at the intersection of Liberty Road S (Liberty) and 
Davis Road S to (Davis) the City of Salem standards. The signal shall be 
interconnected via underground fiber-optic cable to the existing traffic signal at 
Liberty and Kuebler Boulevard SE and shall be designed to accommodate the 
east leg extension of Rainier Drive SE. 
2. Provide a local street connection through the proposed development from Davis 
to the south line of the subject property and to the west property line aligning with 
Reserve Lane Private Way. 
FACTS AND FINDINGS: 
Public Infrastructure Plan -The Water System Master Plan, Wastewater Management 
Master Plan, and StoJTnwater Master Plan provide the outline for facilities adequate to 
serve the proposed zone. 
Code authority references are abbreviated ln this document as follows: Salem , 
Design Standards (PWDS); Salem Transportation System Plan (Salem TSP); anc 
{SMP). 
ATTACHMENT 7 
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Bryan Colbourne, Planner III 
May 3, 2012 M EMQ 
Page 2 
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Transportation Planning Rule - The applicant submitted a Traffic Impact Analysis (TIA) 
in consideration of the requirements of the Transportation Planning Rule 
(OAR 660-012-0060). 
CRITERIA AND FINDINGS 
SRC 113.150{b}The proposal must be supported by proof that the proposed zone 
change is consistent with goals and policies of the comprehensive plan in light of 
their intent statements. 
Finding: The Local Street Connectivity Element of the Transportation System Plan 
specifies that local streets shall be connected to neighboring undeveloped properties at 
no greater than 600-foot intervals. A local street connection is warranted through the 
proposed development from Davis to the south line of the subject property and to the 
west property line at Reserve Lane Private Way. 
SRC 113.205(b)(5) Size, location, screening, drainage, and surfacing of driveways, 
parking and loc,lding areas, and street access. 
Finding: A minimum of 200 feet on center is required between (collector or arterial) 
street intersections and driveways (PWDS Development Bulletin No. 34). 
. . .... 
SRC 113.205(b)(11) Availability and improvement of urban services, including 
street improvements, dedication of street right~of"way, traffic signs and signals, 
sewer, storm drainage, water, and mass transportation. · 
Finding: The applicant submitted a Traffic Impact Analysis (TIA) in consideration of the 
requirements of the Transportation Planning Rule (OAR 660-012-0060). The TIA is 
required to demonstrate that the proposed CPC/ZC will not have a significant effect on 
the transportation system as defined by OAR 660-012-0060. The conditions of approval 
are based on recommended mitigation measures in the TIA. The Assistant City Traffic 
Engineer concurs that the conditions of approval ensure that the proposed CPC/ZC will 
not have .a significant effect on the transportation system. 
Site-specific infrastructure requirements will be addressed in the Site Plan Review 
process in SRC Chapter 163. The applicant should be advised that the existing 
Temporary Facilities Access Agreement, drafted for single-family development of the 
subject property, will require amendment to accommodate for multi-family development. 
Prepared by: Robin Bunse, Administrative Analyst II 
cc: File 
TlC/JP:G:\GROUP\PUBWKS\Pl.AN_ACT\PAFINAL12\ZONE CHANGE\CPC-ZC 12-03 DAVIS RD 1500 (12-102708)_1-DOC 
~~\~0 f~)R 1\ I ;J; /' " -1. 7 \('\ 
SALEM tKEIZER 
PUBLIC SCHOOLS 
DAVID r.:RrDENMAKER, Mannger 
Facil!fk:s and Pl~nning Department 
Planning and Properly Snrvict!S 
3630 Slii!e Srreet. Bid!~ · C • Safr m, Oregon 97301 
503-399-3290 • Mobilt?: fl03-9:32-4727 • FAX: 50~~-375-7847 
E -nMil: fridenmak~r_d<~vid@~ulkeiz.k 12.or.us 
Aprilll, 2012 
Bryan Colbourne, Planner J1J 
Planning Division, City of Salem 
555 Liberty Street SE, Room 305 
Salem OR 97301 
FAX No. 503~588-6005 
RE: Land Use Activity 
Salem Case No, CPC~ZCI2-03, 1500 blk Davis Rd. S 
SUMMARY OF COMMENTS 
Sanely Husl;, Superintendent 
School District: Subject property is located within the Salem-Keizer School District 
School Assignment: Schools serving the property include Liberty Elementary, Cressler Middle and 
Sprague High School. 
School Capacity: Sufficient school capacity currently exists at all three schools to serve the proposed 
development. 
School Tranportation Services: Elementary school and high school students residing at t11e subject 
property location will be eligible for school transportation services due to distance from the schools. 
Middle school students are within the walk rone for Crossler Middle School and will not be eligible for 
school transportation services. 
Below is data and the District's comments regarding the proposed land use activlty identified above. If 
you have questions, please call at (503) 399~3290. 
ELEMENTARY SCHOOL INFORMATION (GRADES K TO 5) 
1. School Name: Liberty Elementary School 
. 2. Estimated change in student enrollment due to proposed development: 30 
3. Current school capacity: 529 
( Estimate of school enrollment including new development: 398 
5. Ratio of estimated school enrollment to total capacity including rtew· development: 75%. 
6. Walk Zone Review: Eligible for transportation to Elementary School. 
7. Estimate of additional students due to previous 20 ll land use applications: 0 
8. Estimate of additional students due to previous 2012 land use applications: I 
9. Estimatectcumulative impact of 20 I 1-12 land use actions on school capacity: 75% of capacity. 
(> 
MIDDLE SCHOOL INFORMATION (GRADES 6 TO 8) 
1. School Name: Crossler Middle School 
2. Estimated change in student enrollment due to proposed development: 11 
· 3. Current school capacity: 946 · 
4. Estimate of school enrollment including new development: 842 
5. Ratio of estimated school enrollment to total capacity including new development: 89% 
Facfllties and Plnnning Department 
Plannlng Rnd Property Services 
PagG I of3 
ATTACHMENT 8 
6. Walk Zone Review: Within walk zone of Middle School. 
7. Estimate of additional students due to previous 2011 land use applications: 1 
8. Estimate of additional students due to previous 2012 land use applications: 0 
9. Estimated cumulative impact of 2011-12 land-use actions on school capacity: 89% of capacity. 
HIGH SCHOOL INFORMATION (GRADES 9 TO 12) 
. l. School Name: Sprague High School . 
2. Estimated change in student enrollment due to proposed development: 11 
3. Current school capacity: 2,1 11 · 
4. Estimate of school enrollment including new development: 1, 767 _ 
5. Ratio of estimated school enrollment to total capacity including new development: 84% 
6. Walk Zone Review: Eligible for transportation to High School. 
7. Es'timate of additional students due to previous 2011 land use applications: I 
8. Estimate of additional students due to previous 2012land use applications: I 
9. Estimated cumulative impact of 2011-12 land use actions on school capacity: 84% of capacity. 
ESTJMATE SUMMARY (GRADES K TO 12): 
I. Total estimated change in student enrollment: 52 
2. Total estimated student enrollment over capacity: 0 
3. Estimated short-term cost to District for new facilities, beyond current facility capacity, due to 
change in student enrollment: S 0 
4. Total estimated additional income to District for new facilities due to change in student 
emollment: $ 0 
Developer should provide paved walk route(s) to allow pedestrian access and bicycle access to school(s) 
from ali residences within the new development and should provide all improvements required by the 
City of Salem where new transportation routes are established or existing transportation routes change, 
such as school flashers, crosswalks, and signage. As per ORS I 95.115, when the walk zone review 
indicates "eligible for transportation due to hazard" the District requests that the City initiate a planning 
process with the District to identifY the barriers and hazards to children walking or bicycling to and from 
school, determine if the hazards can be eliminated by physical or policy changes and include the hazard 
elimination in the City's planning and budgeting process. · 
Facilities and Planning Depnrtmcn! 
Planning and Property Services 
Page 2 of3 Fomt PLN-F006 
Revised: 3/27/12 
ASSUMPTIONS: 
l. When land use request is granted, 228 new-residence(s) will be built. 
2. Estimates are computed using the Student Rate per Dwelling Method described in the District•s 
Facility Study for years 2001-2020. 
3. Ifcurrent capacity exists at the schools currently servi~g the parcel then an e&.timate of ~ero cost, 
or no significant impact, is made. · 
4. If current capacity does not exist at- the schools currently serving the parcel then an estimate .of 
cost for one-time capital improvements is made. 
5. Income from the proposed land use for capital improvement is assumed to be zero since capital. 
improvement-funds come from voter approved ~ond measures that can be an t,mpredlctable ~tnd 
irregular source ofinco.me. · . · 
6. Income from a S.tate School Facilities grant may be available depending on state funding. Tpe 
grant amount rang(:s from 0% to 8% of the const:rtlction cost Since the funding is uhp~dictable, 
it has not been included as income. The current 2009-11 biennium facilities grant funding for tbe 
District was $201802. 
7. General Fund Budget Amount for the 2011-12 school year is $8,848 per student (ADM). The 
State School Fund Revenue for 2011-12 is estimated to be $6,214 per student (ADM). ADM is 
"Average daily membership" as de:finedin ORS n7.006 (3). 
Sincere:y, _./ . .I ;/. 
{)c.J--&d ~ Fri;J':n;aker, Manager 
.Pianf!ing ana Property-services 
c:- Mike Wolfe, ChiefOperatior;~s Officer 
Jim Jenney, Interim Director ofFacilitie~ and Planning Dept. 
Kelly Carlisle, Director of Secondary Educ~tlon 
Melissa Cole, Director Of Seco'nd.ary Education 
Ron Speck, Director of Elementary Education 
Me.era Kreitzer, Pirect9r of Elementary Education 
Mike Bednarek, Special. Projects Coordinator 
Gene Bloom, ~isk Management Dept. 
Michael Shields, Director ofTranspor:tation 
Fac!lities and Planning Department 
Plwming and I'mpcrty Services 
Page 3 of3 fonn PLN·F.006 
Revised: 3!27/12_ 
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