Item 5 - PH on Laurel Hill Plan - Laserfiche WebLink

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Refinement Plan Amendment - TRS 18-03-03-2-3, Tax Lots 199, 200, 300 January 13, 2004 Page 9 and performance standards (e.g. level of service, volume to capacity ratio, etc.) of the facility. This shall be accomplished by either: "[description of 4 different mitigation strategiesJ." The rule continues by identifying specific ways that a plan amendment can "significantly affect" a transportation facility. Furthermore, the analysis required by the Goal 12 rule, what types of conditions "significantly affect" a transportation facility, and which transportation facilities must be examined in any given instance has been discussed in numerous Land Use Board of Appeals (LUBA) cases. Applicants have submitted a traffic impact study with this application. See Exhibit D - Traffic Impact Study. The study concludes that "[t]he results of the operational analyses for 2004 and 2019 indicate that all intersections will operate within the ODOT and City of Eugene mobility standards and therefore no mitigation is required for the Larson property proposed plan amendment and zone change." Exhibit D, p. 11. Worth noting is that the study conducted an operational analysis for the existing conditions and for build-out of the proposed Glenwood interchange improvements and found that all intersections would operate within their assigned capacities now and in the future. Exhibit D, p. 8, 11. Because all identified facilities will continue to operate within their identified functions, capacities and operative standards even with development of the subject property, that development will not "significantly affect" traffic facilities as that term is used in the Goal 12 rule. Applicants wish to point out that the traffic impact study identifies the proposed future use for the site to be a hotel or motel. While the Applicants have received inquiries about developing the site for that type of use, no proposals have been developed to do so. The use identified in the traffic impact study was selected, after consultation with the traffic engineer, for use in the analysis because it was the most traffic intensive use that the Applicants will likely locate on the subject property. Other possible uses for the site, such as developing the site with a small-scale office building, would generate a lower volume of traffic. Therefore, the conclusions reached by this traffic impact study would still be valid for those less intensive uses. Staff has expressed some concern about the Cooperative Improvement Agreement entered into by and between ODOT, the City of Eugene and the City of Springfield. That Agreement is attached hereto as Exhibit E. The expressed concern is that any change in the plan designation for the subject property will require that the agreement be renegotiated. Applicants believe that the City's concern is not warranted. Recital number 4 in the agreement (page 1 of 9) specifies the particular properties, by tax lot number, that are subject to the agreement. The development plans for those specific lots are included in Table 3, which is part of the Agreement's Exhibit A-Page 5. The subject property is II-B-9