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Home My WebLink AboutItem 4: Ordinance on Oregon West Management LLC ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY Action: An Ordinance Amending the Eugene-Springfield Metro Plan; Amending the River Road-Santa Clara Urban Facilities Plan Land Use Diagram and Text; Amending the Eugene Zoning Map, and Adopting a Severability Clause. (Oregon West Management, LLC, MA 07-2, RA 07-1 and Z 07-3) Meeting Date: April 14, 2008 Agenda Item Number: 4 Department: Planning and Development Staff Contact: Heather O’Donnell www.eugene-or.gov Contact Telephone Number: 541/682-5488 ISSUE STATEMENT The City Council is scheduled to take action on the request for a Metro Plan amendment, a refinement plan amendment and concurrent zone change for Oregon West Management, LLC. BACKGROUND On February 19, 2007, the City Council held a public hearing on a private proposal to amend the Metro Plan land use diagram, amend the applicable refinement plan, and approve a concurrent zone change for Oregon West Management, LLC. To summarize, the applicant requests approval of Metro Plan and Refinement Plan amendments and a zone change that will result in the rezoning of 7.3 acres to C- 2/PD/SR, Community Commercial zone with Planned Unit Development and Site Review overlays and the rezoning of 1.3 acres to R-2/PD/SR, Medium Density Residential with Planned Unit Development and Site Review overlays. At the public hearing, 12 people, including the applicant’s representative, spoke in favor of the proposal, and eight people spoke against it. Following close of the public hearing, the council voted to leave the record open until March 7, 2008, in order to receive additional testimony. Additional testimony received through March 7, 2008, is attached here as Attachment D, and includes a staff memo addressing questions received from the council during the public hearing. As explained in the March 7, 2008, memo to council, the record was left open as required by state statute for rebuttal of new testimony/evidence (see Attachment C), and for the applicant’s final argument (see Attachment B) through March 21, 2008. Approval of a plan amendment requires the City to adopt an ordinance. To comply with the Charter requirements for ordinances, a draft ordinance approving the requested plan amendments, and zone change, has been prepared and is attached for your reference (Attachment A). The Planning Commission’s findings of conditional approval, which provide a detailed analysis of the proposal’s compliance with applicable approval criteria, are attached to the draft ordinance as Exhibit E. These are identified as general findings so that the council can amend or adopt as the council determines necessary. The Planning Commission’s proposed conditions of approval regarding the refinement plan text amendments are incorporated into the draft ordinance. This ordinance, with any directed changes, will be utilized in the event that the City Council makes positive findings that the proposed amendments and zone change comply with the applicable approval criteria. F:\CMO\2008 Council Agendas\M080414\S0804144.doc RELATED CITY POLICIES Eugene Code requires that a Metro Plan amendment, refinement plan amendment, and zone change be consistent with the Metro Plan, the applicable refinement plans, and the Statewide Planning Goals. The Metro Plan, River Road-Santa Clara Urban Facilities Plan, Eugene Commercial Lands Study, Eugene- Springfield Metropolitan Area Residential Lands and Housing Study, and TransPlan policies applicable to this request are addressed in the Planning Commission’s findings and recommendation (Exhibit E of Attachment A). COUNCIL OPTIONS The City Council may consider the following options: 1. As recommended by the Planning Commission: Approve the Metro Plan amendment, refinement plan amendment, and concurrent zone change to change 7.3 acres to a Commercial designation and C-2/PD/SR, Community Commercial zone with Planned Unit Development and Site Review overlays, and to change 1.3 acres to a Medium Density Residential designation and R-2/PD/SR, Medium Density Residential with Planned Unit Development and Site Review overlays; 2. Approve the Metro Plan amendment, refinement plan amendment and concurrent zone change with modified findings or additional conditions of approval; or 3. Deny the Metro Plan amendment, refinement plan amendment and concurrent zone change based on conflicts with Statewide Goals or Metro Plan policies. CITY MANAGER’S RECOMMENDATION The City Manager recommends that the City Council adopt the Planning Commission recommendation that the request complies with all applicable approval criteria, and that the Metro Plan amendment, refinement plan amendment and concurrent zone change is approved. SUGGESTED MOTION “I move to approve the proposed Metro Plan diagram amendment, refinement plan diagrams and text amendment and concurrent zone change, consistent with the applicable approval criteria at EC 9.7730(3), EC 9.8424 and EC 9.8865.” ATTACHMENTS A. Draft Ordinance with Exhibits A – E: Exhibit A: Metro Plan Land Use Diagram Exhibit B: River Road-Santa Clara Urban Facilities Plan Land Use Diagram Exhibit C: Subarea i. River Road/Division Map and text additions for the River Road-Santa Clara Urban Facilities Plan Exhibit D: Eugene Zoning and Overlay Zone Map Exhibit E: Findings, dated November 19, 2007 B. Applicant’s final rebuttal C. Rebuttal of testimony/evidence received prior to March 7, 2008 D. Public testimony received after the February 19, 2008, public hearing through close of record for new evidence on March 7, 2008 (includes staff’s memo regarding council questions) E. Public testimony received during the February 19, 2008, public hearing F:\CMO\2008 Council Agendas\M080414\S0804144.doc FOR MORE INFORMATION Staff Contact: Heather O’Donnell Telephone: 541/682-5488 Staff E-Mail: heather.m.odonnell@ci.eugene.or.us F:\CMO\2008 Council Agendas\M080414\S0804144.doc SATRE ASSOCIATES ~ Satre Associates, P.C. 101 East Broadway Suite 480 Eugene. Oregon 97401 Phone 541.465.4721 Fa.x 541.465.4722 1.800.662.7094 www.satrepe.col1l ( Attachment B March 21, 2008 Mayor and Councilors C/o Heather O'DOlmell City of Eugene 99 West 1 Olh Avenue Eugene, Oregon 97401 Re: Oregon West Management, LLC City Files MA 07-2, RA 07-1 and Z 07-3 Dear Mayor and Councilors, On behalf of our client, Oregon \Vest Management, LLC, the applicant for the above referenced files, we respectfully submit this letter and the eilclosed materials as the applicant's final rebuttal per ORS197.763(6). Applicant's Final Argument 1. The subject site is in an EXISTING COMMERCIAL AREA. 1 (Please refer to the graphics while studying the information herein.) a. First - 1987 Planning Context: i. RRSC PLAN - 1. Graphic #1 - We are in an existing commercial area. 2. Graphic #2 - SUlTounded on 3 sides by conmlercial. 11. METRO PLAN - At the time the RRSC Plan was adopted: 1. The Santa Clara school site was predominately commercial. 2. Graphic #3 - 1987 METRO PLAN Diagram. 3. Graphic #4 - 1987 Diagram with tax lots. 4. Some 75% of the fOlmer school site was commercial. b. Second - Current Plamling Context: i. Land Use Designations - 1. Graphic #5 - A comparison of MDR and Commercial designations in three adjacent areas of Eugene. RRSC is underserved. It is carrying less than its propOliionate share. Source: 1998 LCOG data, documented in City of Eugene Slormwaler Basin Masler Plan, December 2002. ii. Mixed-Use Centers - 1. Graphic #6 - A comparison of MDR and Commercial zoning in the Potential Mixed Use Commercial Centers. One could say that Commercial is under-represented in Santa Clara. Source: TransPlan and 2007 LCOG data. c. Third - Current METRO PLAN: 1. METRO PLAN - I All material herein was entered on the record at the Planning Commission Public Hearing on October 18,2007. . 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'm " 'alls lomps alfl uo IVP.{()UlUlo:J aUlOS Isa22ns PIIlO:J"'" 'n "'lvp.lawulO:J SJllOlfs ,qolq, uVld O.llalA[ Plo alfl" '! ::;l8udJO aIPP!lU '(8lJO 9l a8ud) a8ud 111'17 'U ''I700l '0 I qad 'SlY IpunoJ Al!J aq} mO.lJ sldlaoXa - 8# O!qduJO 'l '8# luns!A a}oN 'os )(l1!1{l aM. l.Iup.lammo:) n!lS 'lUUJZlU!O NY1d 011.LaW 'I700Z aq}- L# O!IIdu.lO . I [JO (; ~alld 800(; '1(; lp.mw -lu:mm1iJV IllU!d S,lUI.l:)!IddV ([-LO Z pUll I-LO VlI '(;-LO VW) :::>lllU::llll~allUUW lS::lM. uoa~JO I",uno:::> pUll JOAtlW - auaan3 JO Al!:::> City of Eugene - Mayor and Council Oregon West Management LLC (MA 07-2, RA 07-1 and Z 07-3) Applicant's Final Argument - March 21. 2008 Page 3 of3 r Based on evidence in the record, as found by the Planning Commission in its recommendation of approval, the subject applications comply with all Metro Plan Amendment, Refinement Plan Amendment and Zone Change criteria, including all applicable policies. Thus, we believe the City of Eugene may, with confidence in the process and the decision, approve the applications. Ri ard M. Satre, AICP, ASLA, CSI President, Satre Associates, P.C. Enclosures c: Client r r ~ I "~ ,,~ uUld S~.lIllll~Utl uuq.Ill . ..J, . Rrn~J 'BlU'BS - P'BOE .l3AIE tSCH "Ides f" S~:>I'\.l;)S .hIUlUUUlO:) <):>udS u~dO/S}PUd I~~ S3nHnn/1U~Um.l::>AOD D UOnU:>np3:. IUP1SnpuI _ IUJ;>.I3mmo:) ~ AUlUU:I-nIl1!\ 1~_~i;:)J IUJlUapIS;)~ .{nSuaG .\\O'! c=J ~ SU.I~llUd ~ IU.I~U~8 ~UllSlXa ( Land Use Diagram ( _ Urban Rcsen'e o Low Density Residcntlal llll1 :>Iedlum Density Rcsldentlal _ Commercial _ Industrial D Government & Education . Parks & Open Space December 1984 I River Road -Santa Clara Urban Facilities Plan t r- ,. Iceo uu J:>:O ~ 2. r\ fHlH'llfl"fi1rt JiHJt.. ,1 r fa.s. [{ s..fs'f . "rf'f I... · if t~lftrl'l1' . lr:H1lHlri l.P'lifl.llfl( n~i;.j1hHld fi II fi}ll}. i. IfJIl!J if f~ fE~J'jir fl}~ .f..f .. .h r -.,.~. "t\, on ! 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'<t I ;;; ~ ~ I '<t 0 N Ol I lL ~ ~ 0 L M "- M M O' I m ~ ~ 0 I N N Pi N :1 ::r: ~ ~ 0 0 00 I .... 0 "- lL ~ ~ 0 I L- ..- N M .... 00 ~ ~ ~ ~ ~ ~ ~ + 0 0 0 0 0:: ::E 0 0 0 0 0 0 0 0 0 N 0 00 CD '<t N ..- .... ::E u J:;! ...Q 0:: w I- Z W o -I <( (3 0:: W :!: :!: o o V3};lV :10 3};lVHS ij="''t'''~lll( II r"1f'" Ro" i h1!:Hl8Sli ll! . : t~i~ i:'II:~J r h [ill~l~ ~fi[ fi!nt!rihlf h ~~Ui~.~~' ~I o~ ti1n.hadtt ~ If""::l~ . lft"'il'all l!.. . :e['JHf~1:lj ~fi[ 8'" 1" >0. "~G 52<e il"~" I!.E :: :--J /" I' .,- -.;.-~\ I' ,--- DLUf22i< < < ( flf.r~f~ . -2.r -irr lt~~ ~ f ~ 1 t lil ~ if!' .. ~ ! : fslllDmlDDDD Iftri.~ I f [ ~ i ~ [ Iii i! ~ ~ t ! lff2.i .. t h' a [~ ~ 0 0 II 0 EJ ISS 0 i i. ==- em :: ~ ! i f t f i fl :cc ~ r[iliifn ag ~ i' i ~ E ~ 'K G)- CD .. a " . .... I m E llil'." CD 0 en o - ~f iii :s ='C ~ l\\l ~ ~ 0 D D [,::J ~ Dr::!. f ! [ [ [ f ~l ~ e!. :s c5 f i I J i f ll~ :2 ~ ::!1 i ~ I i El3D1 m CD ~ :smQ. ~ ~ r EUGENE CITY COUNCIL AGENDA ITEl\1 SUMMARY . J oint Public Hearing: An Ordinance Amending the Eugene-Springfield Me~opolitan Area General Plan (Metro Plan) to Adopt as Part of Periodic Review -------u,----Metro Plan Houseke'eping Revisions;-a-New-M-etro-Plan-8hapter-I-H..e: Environmental Resources Element; a New Metro Plan Diagram; Adopting Savings " ......, - -alld.-Severability Clauses; and Providing an Effectiv~ Date Meeting Date: February 10, 2004 Department: Planning and Development www.ci.eugene.or.us '. Agenda Item Number: A Staff Contact: Kurt Yeiter Contact Telephone Number: 682-8379 AGENDA ITEM SUMMARY A joint public hearing is scheduled for February 10, 2004. with the Springfield City Council and Lane County Board of Commissioners to review the following proposed an1endments that are part of the Metropolitan area's periodic review tasks: . r:I\!feffifPl'anrmHOilseKeepil1g Revl~i6tis; ( 2. Updated Metro Plan Diagram that is based on the Regional Land Infonnation Database (RUD); and 3. Revised Metro Plan Chapter III-C: Environmental Resources Element. In addition, the County Board will use this meeting to conduct a hearing for a County-only Riparian Protection Code Amendment that affects properties outside the UGB (no Eugene action). These actions are more fully described in the memorandum from LCOG dated January 8, 2004. No action is expected at this meeting. Subsequent separate work sessions will be held with each body of elected officials. BACKGROUND These amendments will conclude the local requirements on several significant State-mandated periodic review tasks. As with all Metro Plan amendments, all three jurisdictions must agree on the final products. The three planning commissions recommend approval. Council Action History The City Council approved the periodic review work program in 1995. These proposed actions are . consistent with that work program. 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Uh\oqs SUO!lB~!~P Qsn PUtl{lO::l[J'dJ J'dU'dq UIll13~fP Qlp.-QARq 01 ~! ~l'P..Pdruu:e.Jg~Id-OllOW-G.r.p..JO-sosodJn~lp-JO-oue---:S~sAfBUV-~S -[ooqoS AmlU~WgItI Bm{;) lllUllS ::lqll0J UO!1"Bu2!s~p [BpJ'dlUlUOJ slsaUrr.u Iv lO!l1S!G (ool(oS l,sgsodlnd "uo!ltlonpH puu lU~UIUlOAOf)" 10J p~sn aq J&uoI ou U!M. lUlp sal!s {Oal{Os JO U09'tlmf!S'dQ 'dsQ PU"B'1 'd1UfldolddB s~ 11HifA :anssr 100tFlS-Jhre.l1I3~-FJ:~lUBS-:.sIOmpS-fv-JO-ue.al}B~a(l~0i: r r HAND DELIVERED March 21, 2008 Mayor Kitty Piercy Eugene City Council 777 Pearl Street, Room 105 Eugene, OR 97401 Re: Oregon West Management Company, LLC, Application for Plan Amendment and Zone Change (MA 07-2, RA 07-1 and Z 07-3) Applicant's Final Argument r Dear Mayor and Councilors: In addition to the final argument submitted by Satre and Associates discussing the applicant's proposal, we offer the following responses to written arguments submitted by Goal One Coalition and Kate Perle. It first must be noted that many of the arguments submitted by these opponents during public testimony and in written materials submitted into the record subsequent to the public hearing were presented to the Eugene Planning Commission and addressed in the Planning Commission Findings. In none of the opponents' submittals subsequent to the Planning Commission's recommendation to the City Council do the opponents attempt to address the Planning Commission Findings and show where those findings are in error. r Goal One Coalition March 13, 2008 letter This letter discusses the development relevant to the TransPlan's designation of the area for nodal development. The letter particularly cites the portion of the "Findings of Fact and Conclusions of Law" in the LCDC Order approving TransPlan, which states: "Eugene, Springfield and Lane County need to review plan amendments and zone changes outside nodes to assure they are consistent with the nodal development strategy.... Certain uses, such as neighborhood shopping centers are critical to the success of nodal development. Plan amendments to allow such Phone: (541) 686.8833 Fax: (5.11) 3.15.2034 975 Oak Street Suite 800 Eugene, Oregon 97.01.3156 Mailing Addre;s: P.O. Box 11.J7 Eugene, Oregon 11.17 Email: info@'gle.weslaw.com \X'eb-Site: wW\\'.gleaveslaw.com __ ____m Frederick A. Balson Jon V. Buerstane Patricia I.. Chapman" Joshua A. Clark Daniel r. Ellison'" i\lichacl T Faulconer" Thomas I~ E. Herrmann' Dan Webb Howard" Slcphen O. I.ane Valeri l. Love William H. i>.larlin' Walter \XI: 1-.liller Laura T. Z. 1-.lomgol11ery' Laurie A. Nelson Standlee G. Poner Ian T. Richardson i\tartha J. Rodman Robert S. Russell Douglas R. Schultz 1-.lalcolm H. Scott Joshua K. Smith James WI. Spickerman Jane ,\I. Yalcs 'Also admitted in Washingwn .. Also admined in California ... 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JS paleu61sap apou aLJl U!4~!M S! a~!s pafqns a4~ LJ6noLJ~ uaAa IleLJ~ san6Je Jallal a41. lI'sapou U! wawdOlaAap JOJ spadsoJd ~nLJ pue A6aleJ~S ~uawdOlaAap lepou aLJ~ au!wJapun sapou JO ap!SlnO sasn {"' l a5ed Baal III ljJJew IPuno] AlD aua5n3 AJJa!d Al~!>1 JOAeW Mayor Kitty Piercy Eugene City Council March 21, 2008 Page 3 the TIA and agreed that the analysis methods used in the TIA were acceptable. Goal One Coalition offers no evidence to the contrary but only questions, without factual basis, the assumptions of the TIA. For the first time, in the March 7, 2008 letter, Goal One asserts there has not been compliance with Lane Code Chapter 15, Roads, particularly LC 15.697, Traffic Impact Analysis Requirements. As stated above, the City, Lane County and OOOT staff are involved in the scoping and development of the TIA and are satisfied with that study and its conclusions. Goal One asserts that LC 15.697(1)(a)r (b) and (c) are applicable to the Oregon West Management proposal. The section preceding that section of Lane Code, LC 15.695, provides: "Pursuant to LC 15.696 through 15.697 below, the owner of land being developed maybe required, as a condition of development approval, to make road improvements necessitated by the development...." (Emphasis supplied.) The specifications of those sections, by this languager "may" be required. Here the County reviewed the TIA and did not require the TIA to adhere to all of the requirements of LC 15.697. Goal One seeks to require of the applicant that which only Lane County has the power to require, even though the County has chosen not to apply certain Code provisions. Goal One also criticizes the projected population growth relied upon in the TIA, a growth rate recommended by the State and with which the City concurred. This, too, was accepted by the City staff, OOOT, and Lane County. Again, Goal One offers no evidence to establish that the projected growth is not valid for use in establishing future year traffic volume scenarios. Goal One Coalition Februarv 19, 2008 letter Goal One Coal.ition discusses Goal 9. As pointed out by Goal One, and the applicant agrees, the proposal must be evaluated on the basis of the existing comprehensive plan and the adopted and acknowledged 1992 Eugene Commercial Lands Study, even though the Study is outdated. Goal One cites five policies from the ECLS, policies that were cited to the Planning Commission as a basis for recommending denial of the zone change. The Planning Commission found to the contrary. Commencing at the bottom of page 18 of the November 19, 2007 Planning Commission Findings is the II!M PPl5IP 6UIUOZ lepJaWwoJ AllunwwoJ aLA lf6nOl-lllV 'lepalJe alf~ o~ A.la^!SnpXa uelf~ laLAe! 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Auew JOJ AlIAlpe POOlfJOQlf6lau JO JalUaJ e se POOlS 100lf:>5 eJe(J elues alfJ.... :alJad 'sw pue auo le09 A.q pa~p SUeld luawauyaJ alfl U! a6en6uel alfl JO awes lnq sap!lod asalfl AIUO lOU passaJppe UO!SSlWWOJ 6uluueld alfl JlesodOJd alfl Ol uoneJ!ldde Jlalfl pue sap!lod asaLA JO uotSSnJSlP 6uIMOIIO::J ,,(6Z'S A:>!I0d) 'a5uelfJ uOllelndod lJoddns alfl JO SJIl5papeJelfJ alll se JO aSeaJJUI samsuap lenuaplSaJ 6UIPUnOJJns se Sall!lpeJ lepJawwoJ PoolfJOQ1I5lau 6uIlslxa JO luawdolaAapaJ JO uo!suedxa a6eJnOJU3 (SZ'S A:>!I0d) 'poolfloqlf51au JelnJllJed e Ol spoo6 pue SaJIAJaS 6u!PlAOJd U! sa!l!lpeJ lepJawwoJ poolfloqlf61au JO alOJ IElIA alfl az!u60:>a~\\ :ueld OJlaw alfl JO luawal3 J!WOUOJ3 aLA WOlJ sap!!od OMl passaJppe UO!SSlWWOJ 6u!UUeld alfl'sueld luawauyaJ OMl alfl jO UOISSnJSIP alfl 6u!MOIl0::J 'ueld sa!l!lpe::J ueqJn eJelJ elues-peo'd JaAI'd al.{l pue 51J3 al.{l WO.IJ auo 1009 A.q palP sap!lod alll JO lfJea sassaJppe UOISSIWWOJ a4l. 'A.pOlS spue, lepJawwoJ aua6n3 alfl jO UOISSnJSIP t7 a6ed BOOZ IlZ l.pJeW IPUnO) Al!:) aua6n3 klJa!d Au!)! JOAew Mayor Kitty Piercy Eugene City Council March 21, 2008 Page 5 allow slightly more flexibility of uses, the proposed refinement plan policies requiring subsequent development reviews and limiting building scale will assure the neighborhood character of future development. For these reasons, the proposed amendments support and implement Metro Plan policies 'B.28' and 'B.29. III The February 19 letter also faults the applicant's TIA. First, as to the River Road BeltUne interchange, Goal One claims that the TIA did not establish what the existing performance level at that interchange is or what performance level would exist in 2022 if it was built with the existing and proposed plan designations or if nothing was built. Additionally, the criticism is made that the local facilities analyzed by the TIA, were analyzed using the 2022 planning horizon and should have been analyzed on a 2015 planning horizon, the horizon established in the TransPlan. A direct response to this criticism is set out in the March 7, 2008 letter of Damien Gilbert, P.E. of Branch Engineering, Inc. where he specifically points out that the original Goal 12 analysis submitted to the City of Eugene for the project assumed a planning horizon of 2015, as required in the TransPlan, which addresses the latter criticism and that upon recommendation of the three agencies, the horizon was extended to the year 2022 and evaluation made. As pointed out by Mr. Gilbert in his March 7 letter, the City of Eugene Staff Report and Planning Commission Findings provided a thorough evaluation as to how Goal 12 had been satisfied. The Goal One February 19 letter also claims that the proposal fails to address and is contrary to the Metro Plan's nodal development policies. This is basically the assertion that was elaborated upon in Goal One's March 7 letter addressed in the discussion above. It is here asserted that: ",..This proposal lacks inclusion of the nodal elements, including some public space, a mix of housing and employment types and densities, and integration of multiple uses throughout the node." Goal One would have application of the nodal concept to this development to mean that this development, standing alone, should contain all these elements. This one small area is a part of Node SC, a relatively large node including.a substantial number of dwelling units and a large retail center. That which is proposed adds to the mix of housing, does provide some common space and will provide a level of commercial use less intense than that of the 'pass~:lJppe Clq ueJ 6u!Se4d jO anSSI a4l UltlJa4M saJnpa:>oJd lUawdolaAap l!Un pauueld Ol pafqns aq lSnw luawdolaAap S!4lle4l paJaqwawa.l aq Il!M II pue os op Ol spualuI lUeJ!ldde a4J. 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UOISS!WWOJ 6uluueld aql U! passaJppe aJe ^attJ. 'uolspap S,uolSSIWWOJ attl Ol Jopd UOISS!WwoJ 6uluueld attl aJoJaq lnd atts aso4l se awes a4l aJe 'palP saplIod ueld 5UlpnpU! 'SlUaWWOJ s,apad 'SW 'aaJ6ap a5Jel e OJ.. 9:>>u9puOaS9JJo:> 9(J9d 9le)l 'puoAaq pue apou a4l JO SUOIlJod lsaM4lJou pue ttlJou a4l U! SlUap!SaJ jo JClqwnu a5Jel attl Ol apAJlq .10 lOOJ ^q alqlsSaJJe aq II!M pue anUaA\f UO!SIA!O jO 4lJOU JalUaJ l!elaJf 9 a6ed BOOl'IllPJeW IPunoJ AlIJ aua6n3 tbJa!d Au!)! JoAew Mayor Kitty Piercy Eugene City Council March 21, 2008 Page 7 Ms. Perle's discussion characterizes the proposal as resulting in a "loss of housing stock." That term is usually associated with removal of dwelling units and the construction of some other use, which obviously is not the case here. There is reference to the number of housing units "as could be achieved with the underlying zoning on the 7.3 acre parcel." The underlying zoning on this parcel is C-1 and PL. The property was never part of the residential lands inventory and, as pointed out by Mr. Satre in his letter of this date, the land only carries a plan designation of Low Density Residential as a result of action at the time of periodic review. At least a portion of the site had previously been indicated as appropriate for commercial use in the Metro Plan. The record contains Kurt Yeiter's comments at that time of periodic review indicating the residential designation was not to prejudiCe future land use decisions. Kiilte Perle March 2. 2008 Correspondence Ms. Perle cites the. River Road-Santa Clara Urban Facilities Plan Commerciall Industrial Land Use Policy 3.0: "Prohibit the linear expansion of existing strip commercial areas fronting on River Road. Existing strip commercial development may expand by infilling, redevelopment, or expansion onto contiguous property that does not front on River Road." Ms. Perle contends that the proposed development is contrary to this land use policy. The Eugene Planning Commission specifically addressed this contention commencing at the top of page 19 of their Findings: "The proposal does not expand the existing strip commercial areas fronting River Road in a linear manner in that the subject site is not located at either the well defined north or south ends of the strip development, but rather fills a gap within the area. The proposal expands the existing strip development by infilling and redevelopment. (Note: This policy is "permissive" in that development may expand in various manners including expansion onto contiguous property that does not front on River Road. This policy is not "restrictive", that is, it is not to be construed as meaning that infill, redevelopment and expansion is allowed only on contiguous property that does not front on River Road.)" aJalll a\!lIM ./POOllJoqllolau JOO UIlIlIM pue( z-:> a.low JOJ paau paleJlSuowap" ou 'aJoJaJalll'eaJe alll UI sla::ued z-:> lUeJeA aJe aJ~lIllelll SlJaSse apad 's,^, 'asn >(Jed JOJ pallns lIaM lOU seM al!S alll paU!WJalap jJelS aJeds uada pue oU!UUeld alll'SJOpeJ JO '<'l~!JeA e uodn paseq 'lnq asellJJnd JOJ a(qel!eAe ~pew seM l! uallM al!S lJarqns alll JO uO!:).Iod e oU!J!nbJe paJap!SUOJAllJ alll 'salelS JalllJnJ UOISS!WWOJ OU!UUeld alll sv 'sa!l!lpeJ leuO!leaJJaJ J!lqnd aJOlnJ JO 6UIlS!X~ Ol S~JJe lJaJje JO Sall!llJeJ (eUOlleaJJaJ J!lqnd JO UO!s!AOJd alll pedwllou II!M(esodoJd alll 'aJoJaJalll ' AlJadoJd pafqns alll OllUaJerpe JO uo Sall!\!JeJ uoneaJ)aJ aleApd JO J!lqnd ou aJe aJalll'lno palulod UOISSIWWOJ alll SV 'SOUIPU!:::! LOOZ '61 JaqwaAoN Jlalll JO V aoed le 8 (e09 palonb aAoqe alll passaJppe UO!SSIWWOJ oUluueld alii 'puellle anSS! alll Ol alqeJudde lOU a.Ie leoo S!lIl pue AJlIod S!lI.L 1I'5lJosaJ UOlleU!lSap ou!pnpu! sall!l!JeJ leUOlleaJJaJ AJessaJau JO OU!lIS alll JOJaPIAOJd ol'alepdoJdde aJallM 'pue SJOllSIA pue alelS alll Josu~ZIlP alll JO spaau leuogeaJJaJ alll NSlles Oi\\ :spaaN UOlleaJJa~-8 le09 ueld oJlaw salP os(e allS ,,'alepdoJdde uallM" M~IAaJ luawdolaAap JO :).led e se pale::>lpap aq PlnOlls Sall!lpeJ UO!leaJ::>aJ pue )jJed oUlleJIPUI Ueld luawauyaJ pOOt.}Joqllolau alll WOJJ AJ!lod e salP apad 'sw II 'POOllJoqllolau alll U!lIllM lellde::> lepos aleaJ) JO 'seaPI pue SMau a6uell::>xa 'Jallle6 Ol Al!unwwo::> alll JO spaau alll laaw olanUIlUOJO~lesodoJd Sllll U!lIl!M se~Je pauMo AP!lqnd pauueld ou aJe aJall.L '6ul)jJed pue oUlddollS lIllM l! sa::>eldaJ pue Al!unwwoJ Jno JO JaluaJ alll WOJJ a::>ue::>lJIu6IS le::>polslll lueJYIUo!S pelllelll eaJe uOlle::>npa pue uOlleaJ::>aJ alq!SSa)Je '<'PlIqnd eSaAOWaJ Z:> Ol IJhd WOJJ a6uellJ pasodoJd alii" :S! sUOllJaSSe s,apad 'SW JO auo 'leAOJdde JO uOllepuawwOJaJ Jlalll6uIlIJeaJ U! UOISSIWWOJ Ouluueld alll Aq passaJppe seM SlU!od asalll JO lIJea lelll palJaJ s6u!pU!:::l UOISSIWWO:> 6uluueld alii II'UOISSIWWOJ 6UIUUeld alll Ol paPIAOJd" AuowIlSal Jall JO Ado::> e aq Ol apad 'sw Aq paYlluapl SI alep SllIl JO sleulwqns alll JO auo lelll palou aq Plnolls ll'lSJI:::! sll!U!wqnS BOOl 161 AJeruq3:1 31J3d ;qe)l 'JQJJa U! 51 6UIPUY alll aJallM MOllS pue UO!SSIWWOJ 6uluueld alll Aq 6UIPUY SllIl sSaJppe olldwaue ou sa)jew apad 'sw B a6ed BOOl'll 4JJeW IPunoJ AlIJ aua6n3 k>Ja!d kill)! JoAew Mayor Kitty Piercy Eugene City Council March 21, 2008 Page 9 may still be some outdated ordinances in some jurisdictions that require a showing of "public need" in order to obtain change in designation of property, that is rare. It certainly is not the case here. As in most jurisdictions, under the Eugene Codet there are more precise criteria for approval of changes in land use. Furthermore, there is no prohibition in any planning document that more commercial land cannot be created even though the 1992 Commercial Lands Study would indicate the supply of commercial land is adequate. It should be noted, too, that when that study was adopted, as well as the River Road-Santa Clara Urban Facilities Plan, the C-l Neighborhood Commercial zone did not contain the significant restriction of tenant size to 5,000 square feet, as does the present Code. The application proposes to devise a limited general commercial classification to allow uses larger than the 5,000 square foot limitation but smaller than large commercial facilities allowed in the C-2 district. Ms. Perle criticizes the application as not consistent with the nodal development concept. Here, as suggested in some of the Goal One materials, the contention is that the proposed development, standing alone, must include all or most of the fundamental characteristics of nodal development including a certain residential density levelt a mix of diverse and compatible land uses, and public and private improvements designed to be pedestrian transit oriented. The Planning Commission, commencing at the bottom of page 15 of their November 19, 2007 Findings, addresses the relationship of the applicant's proposal to the nodal development concept. This is a detailed discussion extending approximately two pages detailing how the proposed development is consistent with the nodal concept. Ms. Perle does not attempt to demonstrate how these findings are in error. Ms. Perle criticizes the proposal as lacking adequate transition from the east side of the commercial portion of the development to the mainly R-l area abutting the site. Beyond the Commercial Development Standards of the Code (EC 9.2171), including setback and landscaping requirements, development will be subject to planned unit development procedures. The criteria for planned unit development approval are extensive (see EC 9.8320). They include not only a requirement of consistency with Metro Plan and refinement plan policies but that the "PUD will provide adequate screening from surrounding properties including, but not limited to, anticipated building locationst bulk, and height." The criteria also require that: "The proposed development shall be reasonably compatible and harmonious with adjacent and nearby land uses." :>11 'luawa6euew lsaM uo6aJO :JJ eJf "paSleJ sanssl snOpeA ell~ uo paJaplsuo:> pue ~1I61aM a:JepdoJdde UC.AI6 aq uO(:Jepuawwo:>aJ S,UOIsSlwWOJ OO!UUeld all~ pue UOISSIWWOJ 6UIUUeldaUc.6n3 a~ JO s6UIPUld allllelll >lse PlnOM lUe:>ndde alll. uo!snpuo:) "lda:>uo:> luawdolaAap lepou a~ pue eaje lepou Ja6Jel Sll1lllllM lUalS!Suo:> SI 'ueld luawauyaJ alll JO :Jjed aq II!M le~ luawdolaAap uo SuoIPp:tSaJ alllllllM 'lesodOJd alll pue eaJe lepou Ja6.1el e JO :Jjed SI alls SI4l. "ase:> allllou Sl AldwlS SI4l. "allS a.I:>e~[" L C.lIl Uo pa~epowwo:>:>e aq apou e JO spadse alll.JO lie Al.leau .10 lie :Jelll a.llnba.l PlnOM ldc.::>uo:> lepou C.lIllelll uOlldwnsse alll uodn paseq aJe suollualuo:> s,apad 'SW JO Auew lelll palOU aq PlnollS II 'leJaua6 UI "61 a6ed JO WOUOQ alllle 6upuawwo:> s6UIPuld UOISSIWWOJ 6uluueld all:J UI passaJppe aJe 'UOISSIWWOJ 6Uluueld alll Ol apew uaaq 6UIAell'suollualuo:> asall:J 'aAOQe passn:>slP SV "peo~ JaAI~ 6UIlUO.lJ sea.le lepJawwo:> dPls JO uo!suedxa ue se 6UIUOZaJ alll JO uOlleZIJapeJell:> Jall uodn paseq 'ueld luawauyaJ POOllJOQlI6lau alll WOJJ sap!lod 0M;l salP apad "SW "sasn lellUapISaJ lua:>efpe alll Ol asn lepJaWwo:> alll wOJJ UOlllsue.ll alqlloowo:> e aJnsse lelll'ssaJOJd 6upeall :>!Iqnd e lI6nOJlI:J 'sa.lnseaw <:llll JO MalAeJ JOj Kllun:Jjoddo alenbape aq 11IM aJ9lI1. 01 aBed aooe: 'Ie: lfJJew I!Juno:> Al!:> aua6n3 k>Ja!d AuDl JoAew RECEIVED AfTER PUBLIC HEARING BUT PRIOR TO CLOSE OF RECORD r Attachment 'C' . . .. ~ ~-' ~~! 7.=-r.i/ -:;: .-,::'""j \ d_ ff' I'''''' It \.... t. I ". 1.....!ll~. M .!~ L" t. :-:- ::.- I _.__._..._._._..__...... ;,. !: . I, I . ~. r ......~ J . i.J lr' MAR 1 4 2008, ':: I' . March 13, 2008 City of Eugene . City Council . , L- . .. Ms. O'Donnell, Thank you for forwarding your responses to council questions and the applicant's submittal after the public 'hearing before council. I am writing to respond to these items. · The unease around Santa Clara losing its PL land has been alleviated somewhat by the applicant's promise of a year-round open-air market (akin to a farmer's market). The inclusion of this element has.garnered positive feedback and support for his application from the community. After looking at Eugene code, lean not find where . this is allowed either outright or conditionally in C2 zoning. 1 suggest that if he is promising this to the community it become a condition of approval. Otherwise the commupity becomes the victim ofa'''bait and switch" whereby at the time of development they are told that this use is prohibited in the new zone. · The supply of vacant and underused C2 land referred to by Ellen Hytl1an at the hearing was not limited to land undergoing zone changes to C2~ but included land already zoned C2 and vacant. When these are added to.the land undergoing conversion to C2, the total nears Ms~ Hyman's estimate. Prime commercial-I.21 acres The Commons-approx 9 acres Brotherton LLC 3.1 acres Shin Property 2 acres Barclay Slocum Trust 1.5 acres Division Ave \Y'est ofSt.Vincent's approx.5 acre River Rd. Lube It approx .5 acre . River Rd. Safeway approx 3 acres · Councilor Bettman's question regarding loss of housing stock and staffs answers have me thinking that perhaps a condition of approval to ensure no net loss of housing units be accompanied by a condition that the housing and commercial be constructed concurrently (in totality or in phases). Otherwise, I can forsee the community getting the commercial build out first and. later hearing that the residential portion "does not pencil out" as has been the case with other mixed use.projects in the area. · I take exception to the letter from Michael Howard concluding' that the "applicant is proposing to build an equal amount of dwelling units. as is most likely to occur under current conditions", This land use application includes only one tax lot to be developed with medium density residential. This 1.3 acres built with 36 units (applicant's stated proposed density) does not create an equal amount of dwelling units as could be achieved with the underlying zoning on the 7.3 acre parcel. Although the applicant owns other commerCial and residential land in the area, these lots are not part of this application. Thank you for your consideration, Kate Perle City Council Ag'enda page 180 \ I. (. GOAL ONE COALITION .~ RECEIVED AFTER PUBLIC H'EARING BUT PRIOR TO CLOSE OF RECORD . Goal One is Citizen Involvement March B, 2008 r- ; APPLICATION OEEMED COMPLETE r----.....1 : I !. MAR' 1 3 .200aJ I . L.u .__ c, ;'Y OF EUGENE PLI\: :"JlNG DIVISION _0 . .___..._....... . .__ Eugene City Council 777 Pearl Street Eugene, OR 97401 i I I Dear Mayor aJ'!d Councilors: . I L.... . Please accept these additional comments on behalf of the Goal One Coalition. The Goal One Coalition (Goal. One) is a nonprofit organization whose mission is to provide assistance and' support to Oregonians in matte~s affecting their comm~ties. Goal One is participatir1g in these proceedings at the request of and on behalf of its membership residing in Lane County. . This testimony is presented on behalf of Goal One and its plembership, including Kate Perle, residing at 4740 Wendover Street, Eugene, OR 97404. The following comments. addtess staff materials submitted March 7, 2008. · Staff Response to City Council.questions from February 19,2008 Public Hearing Councilor Bettman aSked staff how the city was doing with respect to meeting TransPlan objectives associated with Nodal Development. Staff's response point$ out that the.properties were never formally designated fl:S a nodal development area through zoning or a compreheJ:lsive plan amendment. The staff response fails to point out that the LCDC Order Approving Alternative Plan Performance Measures I expects Eugene to specify specific areas for nodal development within one year, and to adopt Metro plan designations and zoning ame~dments for the specified nodes within two years after TransPlan adQption. Based on it's review of the Eugene-Springfield request for an.alternative standard to accomplish,.reduced reliance on the automobile pursuant to OAR 66O-0}'2-0035(5~. the Land Conservation and Development Commission (LCDC) Order also established that Eugene Springfield and Lane County need to review plan amendments and tone changes outside nodes to assure that they are consistent. witp the nodal development strategy. The city has not fully complied with the requirement to specify specific areas for nodal development and to adopt plan and zoning amendments; nevertheless. the city must still addreSs the LCDq Order provision establishing the need to review plan amendments and zone changes outside nodes. This review has not been provided. Staff attempts to refraIDe 'nodal devel~pment' by referring to nodes as "now locally known as mixed use centers." While nodes do include a 'mixed' use element, two of the. primary 1 See TransPlan Appendix G; Order approved May 8, 2001, Eugeneoffice: 642 Chamelton Suite 100, Eugene OR 97401 .541-431-7059. Fax 541-431-7078 .J Lebanon office: 39625 A1men Drive. Lebanon OR 97355 . 541-258-6074 . Fax 541-258-6810 www.goal1.org . . City Council Agenda page 181 . I I' r i (;8 ~ aBed epuaB'V I!:lunao ^J!O z (-LO Z 'I-LO V1I ~Z-LO VW - ::>11 'JU;}W;}~~UBJi"l JS;}1\\ uoSQl() 'p~JJIWqns Annpo~ds3'>> ",USod01d s!l{l ito UO!S!O~P AUU jO Adoo uan!L'^ U ls~nb~l ~TJ~d ~llJ)l pUB ~uO reoD . 'P3!U3P 3q Plnoqs IlJs~d01d S!qJ 'U!~lGq p'~sSGldx~ SUOSBGll~qlo puu ~GqllOd 'S){lBwqOU3q ~llJ!OOSSB pUB splBpUlJlS ~A!lBw~lllJ UBldStml~ GqJ q}!.M ~oUB!ldwoo lunOOOlJ OlU! 3~ JSl1W l! '{Bsod01d ~SUBtp GUOZ/Slu~mpUGWU UBld s!ql SMG!^Gl Al!O 3tp SV 'S){lBwq::lU3q, ~sotp SU!^3fl{OB splBMOl A'B.MJ(1Jq UBqJ ss~i S! 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GOAL ONE COALmON Lauri Segel, Community Planner Go.at Orie Coalition Attachn;1ents: · September 2001 LCDC Order approving Alternative Plan Performance MeasW'eS · TransPlan Chapter 4 Table 7 - Alternative TRP Performance Measures for the Eugene- Springfield MPO I:' Oregon weSt Management, LLC - MA 07-2, RA 07-1, Z 07-3 3 i I I I' ! i City Council Agenda page 183 178 ~ aoed epuaoV I!ouno~ Al!~ .1 . I .1 i .1 t I aged 'D XIPuaddV Z;OOZ; AlnC U1lldSU1lJ~ I . '(0 l!q!l[x3) 'ls;mb.lJ S,Ir~llJ UUmOdollaw Pla!J~u!Jds-aua~n3 \llp BU!pllr8aJ . UO!SS!wwOJ alp Ol UO!llrpuawwo::>aJ pUB UOdaJ B pap!AoJd JOl::>aJ!O alp 'IOOZ 'L II!JdV uO '17 " "(;) l!q!lfXa) 'aau!wwo:::> ~U!JaalS 8u!lapOW uoBaJO alp,pulr 'aua8najO spua!Jd alp '8u!IIOM \lns 'sw 'APUlrH qo'M 'JW Aq luawuudap alp Ol p:lu!wqns :lJaM luawwoo jO SJauary '( '(8" l!q!lf(3) IOOZ ' (Z IpJUW uo sa!uud palSaJalu! 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On May 4, 2001, the Commission held a public hearing on the subject request and the Department's report and recommendation. The Com.mission received oral testimony from Mr. Tom Schwetz, Ms. Jan Childs, ~r. Greg Mott, Ms. Pat Hocken, Mr. Rob Handy, Mr. Rob Zako, Mr. Kevin Mathews, Mr. Thomas Boyatt and Mr. Allen Johnson. Copies of the tape of the Commission's hearing and written materials presented to the .Commission as part of this testimony and hearing are included as Exhibit.E. ' 6. Based on its review, the Commission approved the alternative standard propos~d by the Eugene- Springfield metropolitan area with the following conditions, that are to be complied with by incorporation of the approved standard in.to TransPlan when it is adopted locally: 1. Assure that the methodology for calculating non-auto mode split is adjusted to account for improved counting of non-auto trips to assure that results in , achieving this standard are not the result qf improved counting of non-auto ,trips. 2. Deveiop a definition of qualifying dwelling units and employment in nodes that includes only those dwelling units and employment that are clearly , collsistent with implementing the nodal development strategy. 3. Revise the "interim benchmarks" for d~ellings and employment in nodes to be clearly consistent with achieving the 20-year perfonnance standard~ . 7. Based on its review, the Commission also adopted the following recommendations to provide guidan.ce to Eugene-Springfield Metropolitan area local governments as they prepare and implement the regional transportation system plan, TransPlan: 1:. 1. LCOG should amend TransPlan to include a schedule for implementation of the nodal development strategy. This schedule should incorporate the items listed below and the requirements for an "integl1lted land use and transportation plan" over the ne'!:t three years. 2. Eugene and Sprintzfield need to specify specific areas for nodal development within one year. TransPlan identifies approximately 50 areas as having potential for nodal development. Eugene and Springfield need to move quickly to pic~ which of the 50 areas to designate as nodes and set general boundaries to guide subsequent detailed planning. . 3. Eugene and Springfield need to adopt Metro Plan designations and zoning amendments for the specified nodes within two years after TransPlan adoption. Currently, most of the ,identified nodes . are planned and zoned to allow continued auto-oriented development. This means j nappropri ate and poorly designed uses that could easily frustrate nodal development can be located in nodes. To be TransPlan July 2002 Appendix G, Page 2 I. I ! 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