07/13/1981 Meeting (2) - Laserfiche WebLink

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~.._--- 2) whether approval of the appeal would have an adverse impact on adjacent, e residentially zoned property. Section 8.800 defines practical difficulty as follows: "A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the locations of existing structures thereon, from geographic, topographic, or other physical conditions on the site or in the immediate vicinity, or from population densities, street locations, or traffic conditions in the immediate vicinity." Pac ifi c Cascade Corporation believes there is a legitimate practical difficulty since there is a substantial grove of trees located on the west portion of the site and the City has previously determined that tree preservation is important in the site review process. The corporation studied many site designs in developing this shopping center on this property. The current site design allows maximum preservation of existing vegetation by the creation of a U-shaped building configuration with the main tree masts located centrally between the buildings. This was the only configuration that provided sufficient parking adjacent to each business and still allowed preservation of a significant amount of vegeta- tion on the site. Preservation of the trees has resulted in the building being oriented with the rear or side building walls facing the exterior property boundary. If secondary identity signs are not permitted on rear or side walls, it will be impossible for people traveling on Beltline or Delta to identify the businesses in the Delta Oaks Shopping Center. The only access to the Delta Oaks Shopping Center is provided by Green Acres Road, but most customers will arrive by means of either Delta Highway or Beltline Road. This would make it extremely difficult if not, impossible for the public to identify the major stores within this shopping center. The corporation believes that the difficulty stems from the existing physical conditions on the site and is magnified by street locations in the immediate vicinity. Mr. Saul stated that the corporation believes the e council should consider the fact that the proposed Jafco Store is located immediately east of Delta Highway, south of Greenacres Road. The area south of this interchange is residentially zoned but since it is part of the gravel pond owned by Lane County it would never be developed for residential use. Therefore, no secondary wall sign would have an adverse impact upon that area. The Handyman Store located immediately south of Greenacres Road is the closest to residential- ly zoned property, being approximately 950 feet away. It is, however, screened by existing trees from the residentially zoned property to the south. The GI Joe's Store would be separated from residentially zoned property by approximately 400 feet but the effect of secondary wall signing for this structure is mitigated or eliminated since: the proposed sign would be a deep blue color restricting glare and color transmission. The GI Joe's Store sign is located north of the eastern portion of the Delta-Beltline interchange, is illuminated with overhead high-intensity lights and has a far greater illumination than what would be produced by secondary wall signing. Mr. Saul further stated that Pacific Cascade Corporation is willing to limit the size of these secondary wall signs to one-half the maximum area permitted, or to lesser amounts if the council deems that necessary. Don Cole, Cal Young Neighborhood Association, said that they have no adverse objectlon to this secondary signing. This would meet the criteria of the City Code and the relief is necessary and reasonable. They would accept any necessary size limitations but this is a question of identity as noted in Eugene Code 8.625. He distributed photos of the site to the councilors. e MINUTES--Eugene City Council July 13, 1981 Page 8