02/12/1973 Meeting - Laserfiche WebLink

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Councilwoman Campbell expressed concern about dedication for bicycle paths along the River. Jim Saul, Planning department, explained that there are eight condi- tions attached to this rezoning, one of which is dedication for bicy'cle facilities. This dedication is for a minimum of 50 feet plus any intervening property between the top of the riverbank and water's edge, and the dedication is necessary for is- suance of planned unit development permit. The dedication will be entered in Lane Coun ty re cords. '. Councilman Murray asked what use was proposed for the property and why it was de- cided agricultural or residential use was inappropriate. Mr. Saul answered that proposed use was not known, but that 'the recommendation was in accordance with the General Plan - designation of this area for large scale commercial operations. It is one of the vacant areas with highway access which is suitable for that type use. He said a condition of the rezoning is that any use proposed would have to meet standards relating to size of the property - large and regional in nature. He said the Commission was concerned with timing but didn't feel that was adequate reason to keep the property for agricultural uses at this time. The original petition did provide for a commercial strip along Goodpasture Island Road with the balance RG, but the Commission rejected the idea of residential development because of the prop- erty's isolation and services, particularly schools, were not available. Councilman Murray asked how the 1990 Plan designation of this area for commercial uses could be reconciled with its concept of developing vacant commercially zoned lands within the City proper. Mr. Saul said there is very little vacant commercially zoned land of sufficient size to accommodate large commercial uses such as auto dealers, institutions, etc. It is difficult because of fragmented ownerships to bring together five to ten acres of land needed for' the larger commercial operations. Although this route is not altogether desirable it does meet a community need. Betty Niven, Planning Commission membe.r, added that because this seemed the only available area with large tracts of land the provision was added that it be used only for large commercial needs. The Commission also felt it important to have this kind of zoning in a relativel~.centra~ location. She said that there was no pres- sure from the people involved for preservation of the property's agricultural uses in making up the General Plan, and, in any event, there was no concern about keeping this as agricultural land because it was felt impossible because of its location in the ce.nter of the urban area. . Mr. Murray asked if the conditions attached to this rezoning would absolutely guar- antee against probable development of another Valley River Center or some other major commercial district. Mrs. Niven said Valley River is considered a "J,.arge land user" and there is no way to keep it from happening even though that is not the intent. It would seem unlikely that another large center would develop that close to Valley River. Further conversation followed betwee~ Councilman Murray and Mrs. Niven with regard to the Commission's policy on down-zoning - rezoning commercial land to residential, uses. Mrs. Niven said there is some down-zoning when the land is not used for the purpose to which it was zoned', but any zoning is on the basis of the best uses rather than what is lower or higher. . Councilwoman Campbell wondered how the provisions bf the proposed land use planning legislation (S.B.IOO), if adopted, would affect the Planning Commission's decision on this property. She referred to the possible designation of the Willamette River as a scenic waterway which would give the State control over planning on land a quarter mile on each side of the stream. Mrs. Niven had no definite answer other than that the General Plan has no provision to take land along the River under eminent domain or to limit its use. Councilman Hershner wondered about the possibility of the land's lying vacant for a number of years while speculators were working on a "best buy." Jim Saul said there was that likelihood. Mr. Hosey said development of the property is still being worked on but that the River will be taken into consideration regardless of the final uses decided upon. Mrs. Niven said that the Commission felt it would be in the best interest of the City to zone this land commercial in order to have control over its use. As it is now there is no way to prevent its being split into small parcels. Any overall plan is impossible at this time because that would depend on the particular use of each pieve as it is developed. Councilman Hershner referred to the State's proposal to acquire riverbank land for the State Greenway and wondered what effect commercial zoning would have on that project. Manager said there is no proposal at this time that the State would par- ticipate in acquisition of this portion of the river property. . . Councilman Murray recalled the argument in deliberations on the consideration of school location was not valid in making zoning Mrs. Niven said that was in relation to potential for providing Southridge PUD that recommendations. school services to "31 2/12/73 - 8