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HomeMy WebLinkAbout01/18/1984 Meeting ~ e - M I NUT E S Joint City Council/Planning Commission Meeting McNutt Room, City Hall January 18, 1984 11:45 a.m. COUNCILORS PRESENT: Brian Obie, Richard Hansen, Freeman Holmer, Emily Schue, Betty Smith, John Ball (from 12:00). COUNCILORS ABSENT: Cynthia Wooten. COMMISSIONERS PRESENT: Robert Barkman, Dorothy Anderson, Brian Bauske, Randy Thwing, Robert Bennett. COMMISSIONERS ABSENT: Roger Rutan, Eleanor Mulder. The special joint meeting of the Eugene City Council and the Eugene Planning Commission was called to order by His Honor Mayor Gus Keller. 1. JOINT PUBLIC HEARING ON ZONE CHANGE REQUEST A. Moyer Theatres (Z 83-16) Tax Lots 1107, 1108, and 1109--Assessor's Map 17-04-35-0 0 Located on the southwest corner of Seneca Road and 7th Avenue West Requests a change of zone from 1-2 Light-Medium Industrial District to C-2/SR Community Commercial District with Site Review procedures. Jim Croteau of the Planning Department outlined the agenda and process for the joint meeting. Terry Jones of the Planning Department reviewed the Findings and Conclusions of the Eugene Planning Commission on the rezoning issue and the January 10, 1984, Planning Department memorandum. She added that, under the 1-2 Light-Medium Industrial Zoning District, the applicant could expand only the theater use. The public hearing was opened. Allen Johnson, 915 Oak Street, stated that he was the attorney representing Moyer Theatres. He introduced Jim Saul, Larry Moyer, Nels Hall, and Jay Clifton MINUTES--City CounCil/Planning Commission January 18, 1984 Page 1 e e - as other individuals who would be presenting testimony. He stated that it is the position of Moyer Theatres that the requested zone change is sound and that a need exists to develop the area to demonstrate the future use and zoning of the area. While he stated that the Planning Commission has had a problem with putting theory into practice, Mr. Johnson felt that the boundary for the com- mercial node should be drawn on the north side of the theater property. Mr. Ball entered the meeting at this time. Mr. Johnson felt that the development already present in the area was commercial and that Eugene ordinances state that the property could be expanded if the entire property is used for theater purposes. He stated that the Comprehensive Plan and WEIS stipulation that parcels of 10 acres or more be retained for industrial use does not cover this property. He stressed that commercial owners want business without being caught up in industrial use. He stated that the proposed development is reflected in the maps and diagrams of the General Plan and the West Eugene Industrial Study. Referring to the previous Fred Meyer issue, he stated that the need for the development does exist. He commented that the time had come to determine the northern boundary of the commercial node in order to clarify the commercial and industrial properties in the area. He stated that this zone change request would be the proper method of deter- mining that boundary. Jim Saul, 44 Country Club Road, stated that the Fred Meyer rezoning established the western boundary of the commercial node when the request was approved by the City Council. He stated that no mention was made of the northern boundary during the discussion except that commercial properties should complement the existing use. Mr. Saul felt that the proposed rezoning would not be an erosion of the industrial base, stating that the Moyer property was not included in the list of available industrial sites in the WEIS, but was inventoried in the General Plan as existing commercial property. He stated that this was used as a justification for the Fred Meyer rezoning. He said the City was dealing with three small parcels rather than one that could be more easily developed with an industrial use. Nels Hall, no address given, stated that he was one of the architects for the proposed expansion. He reviewed the site plan for the expansion in order to clarify the configuration of the property. Using the site plan, he illustrated that the Moyer Theatres and Fred Meyer properties would share access from Seneca Road and West 11th Avenue. He stated that his firm had developed several plans for industrial use of the remaining parcels after the proposed theater expansion, but the problem still remained of having theater circulation going through the industrial area or vice versa. Larry Moyer, no address given, stated that Moyer Theatres had been in business in Eugene for 24 years and that he would personally like to live in Eugene rather than in Portland. He added that he had sent two employees to work in Eugene who later decided to reside here. He stressed that Moyer Theatres has provided many jobs in the Eugene area and that its four theaters and two other properties were non-polluting industries. MINUTES--City Council/Planning Commission January 18, 1984 Page 2 e e e Mr. Johnson added that Mr. Moyer has been a good citizen and has provided support to the economy and public of Eugene. He stressed that the City of Eugene has a strong commitment to existing industries and that the proposed rezoning would be proper application of City policy. He also stated that the rezoning would present a clear direction to industries relocating into Eugene. In response to a question, Mr. Croteau stated that the Moyer property was zoned M-3 prior to the rezoning to 1-2. He stated that the property was realigned to industrial districts several years ago and that the theater operation was established in 1969 with a drive-in theater. He added that these uses were allowable in an industrial district. In response to another question, he stated that a supermarket or drugstore would be allowed in an 1-2 district in an industrial park. In regard to property inventories, Mr. Croteau stated that only vacant properties were added to the inventories. In response to a question regarding other rezonings in the area, Ms. Jones stated that the R.A. Chambers and the JB2 properties had been rezoned to the east of the Moyer property. She said staff had looked at the strip of com- mercial land along West 11th Avenue and the discussion had been to limit the depth of the commerci~ strip to one tax lot. Mr. Croteau added that any use that was lawful in the 1-2 or 1-3 zoning districts could continue. He stated that some non-industrial uses had been ~moved after the rezoning and some commercial uses that are auxiliary to industrial uses in industrial parks were allowed--convenience stores, banks, barb~r shops, restaurants, and engineer/ architect offices. Mr. Barkman stated that he saw a distinction between one tax lot deep which defines the limit of strip commercial and a commercial node, stating that the Fred Meyer property was more than one tax lot deep. Mr. Thwing added that the commercial properties east of Seneca Road were developed despite opposition of the industrial property owners. In response to a question on the consequences and the impact on Seneca Road of placing 11+ acres into retail use like the Fred Meyer property, Mr. Croteau said that staff was recommending site review pro- cedures to address that issue. He said that Seneca Road had recently been improved, with improved signalization on Seneca and at the western extention of the Fred Meyer property. He said staff feels that Seneca Road could handle either commercial or industrial traffic. Mr. Obie stated that he saw the issue as one of land use rather than economic development. He said the present business could still expand without the proposed rezoning. He said that everyone agreed that a boundary must be set for the commercial node but thus far the boundary had not been set. Mr. Obie felt that the boundary might be better drawn to the south of the existing theaters. He added that he thought that the property near 7th Avenue is appropriate for industrial use. He said the City must be reponsible on how the issue is handled. He did not want to see 7th Avenue become like West 11th Avenue. He commented that the request would increase commercial use in the area by 3.5 acres, a size comparable to the Fred Meyer property and the market areas at 29th Avenue and Willamette Street and 40th Avenue and Donald Street. He said the City has added commercial zoning on West 11th Avenue, yet it is now time to be responsible for protecting industrial development in West Eugene. MINUTES--City Council/Planning Commission January 18, 1984 Page 3 e e e In response to a question on the ingress and egress on West 7th Avenue, Ms. Jones stated that it was possible that West 7th Avenue would have limited access. She stated that the site review procedures had been placed on the property rezoning in response to these concerns. Mr. Obie stated that the General Plan diagram is not the sole factor in reviewing zone changes and that either a refinement plan is needed or the City must make an objective policy decision. Mr. Hansen stressed that the council would be creating a major commercial entity in approving the rezoning. He said he felt comfortable with allowing the expansion of the theatre, but he also felt that pressure would be great to develop commercial uses on the east side of Seneca Road if the zone change is approved. He stressed that the boundary for the commercial node must be drawn. He was concerned with what the property owners plan to do with the parcels and whether such development will be commercial or industrial. Mr. Ball did not see a danger of the domino theory, stating that the circumstances are clear and unique so that the line can be drawn. He felt the line should be drawn at 7th Avenue and Seneca Road and that it should not go east of Seneca. Mr. Barkman felt that Mr. Ballls comments relate to the comments of the Planning Commission that the line can be drawn. A northern boundary had never been defined, but this zone change could define it. He agreed with Mr. Obie that the diagram is not the sole factor; the map and the language of the General Plan give support to accepting the zone change application as a part of the commer- cial node. He agreed that the economic development issue is symbolic in that an important element of the Metropolitan Plan is predictability and consistency. He said he still felt the action of the Planning Commission was appropriate and that the traffic concerns on West 7th Avenue would be addressed by the site review procedures. He would prefer that all traffic be on Seneca Road or through Fred Meyer, not on 7th Avenue. Mr. Bauske felt the domino theory would exist if the application were approved. He said it was discussed during the Fred Meyer issue that commerci~ development would end there, but it did not. He said it is important that the Planning Commission act to preserve the industrial land base, stressing that the zone change has the potential to spillover onto the West 7th Avenue properties. He stated that he favored the original staff notes recommending denial of the application. Ms. Anderson said that roles have been reversed, explaining that she had voted for the existing use connected with the Fred Meyer property as comprising the nodal development and the use of the site review procedures to study the impact of the rezoning or industrial uses in the area. She said she still felt the rezoning is an appropriate and efficient use of the land. Ms. Schue stated that she had voted for the zone change for reasons previously expressed by Mr. Barkman and Ms. Anderson. She said it seems logical that the access through the Fred Meyer property is for commercial traffic. She felt the boundary line should be drawn at 7th Avenue and Seneca Road; she said she would not vote to increase the node beyond that point either to the north or to the east. MINUTES--City Council/Planning Commission January 18, 1984 Page 4 e In response to a question, Ms. Anderson stated that the land north of the R.A. Chambers property was the boundary for the commercial development east of Seneca Road. She said she was concerned with the possible impact on the Monsanto property. Mr. Thwing stated that approval of the application would be a recog- nition of the commercial uses on the property. In response to a question, Mr. Farah stated that the site revi~1 procedures would give the City control over the landscaping along Seneca Road. Mayor Keller felt that the site review criteria are important and appropriate to the zone change request. He said the request is an opportunity for the City to develop a tot~ package, stating that streets are historically used as boundaries; therefore, he felt it is appropriate to extend the node. In response to previous questions and statements, Mr. Hall stated that the theater would cover approximately 30,000 square feet when fully developed and the parking area would contain another 30,000 square feet. Referring to the site plan, he stated that parts of parcels A, Band C would be used for parking. Lou Arnold, no address given, stated that he was developing prospects for the property in the event the zone change is approved. He stated that he has inspected the industrial park language and he believes that the support facilities mentioned would not be appropriate for the property because of the proportion of commercial uses to industrial uses required. He listed several types of uses that would be possible on the property, including retail, a skating rink, or a water tub. He said retaurants or banks would more likely locate on the parcels facing Seneca Road. He stated that the businesses to be developed on parcels A, Band C would have to incorporate their own parking. 4It Mr. Johnson concurred with the observation that the completion of the commercial node with the approval of this zone change will be an opportunity for the City to reduce uncertainty in the area. He said the area will still be without a boundary if the zone change is denied. He stated that the applicants are willing to cooperate in the site review process. There being no further testimony, the public hearing was closed. II. PLANNING COMMISSION HELD A PUBLIC MEETING III. CITY COUNCIL PUBLIC HEARING A. Rezoning Request for Property Located on the Southwest Corner of Seneca Road and 7th Avenue West from 1-2 Light-Medium Industrial District to C-2/SR Community Commercial District with Site Review Procedures (Moyer Theaters) (Z 83-16) (memo, map, background information distributed Adjourned meeting of the City Council of the City of Eugene, Oregon, was called to order by His Honor Mayor Gus Keller. e MINUTES--City Council/Planning Commission January 18, 1984 Page 5 e In response to a question by Mr. Hansen, Brian Bauske of the Planning Commission stated that the recommendation for approval of the rezoning application contained site review procedures. In response to another question, Jim Croteau of the Planning Department explained that under both Planned Unit Development and Site Review procedures, the City enters into an agreement with the developer to maintain the property. He stated that in each situation the City looks at its standards for landscaping and for buffering between adjacent properties. CB 2697--An ordinance authorizing rezoning from 1-2 Light-Medium Industrial District to C-2/SR Community Commercial District with Site Review procedures for property located on the southwest corner of Seneca Road and 7th Avenue West. Mr. Obie moved, seconded by Ms. Smith, that findings supporting the rezoning as set forth in Planning Commission staff notes and minutes of October 4, 1983, and November 7, 1983, be adopted by reference thereto; that the bill be read the second time by council bill number only, with unanimous consent of the council; and that enactment be considered at this time. e Mr. Hansen stated that he would reverse his p~evious decision on the issue; he hoped that the boundaries for the C-2 district would be set for future develop- ment. He asked staff to closely review landscaping during the site review process. He stated that he would support the motion. Ms. Smi th stated that she woul d al so support the motion. She fel t that the issue had needed more attention than was previously given and that she now felt more comfortable in supporting the rezoning. Mr. Holmer stated that the discussion had been a useful exercise in defining the boundaries of the commercial node. Roll call vote; the motion for second reading carried unanimously, 6:0. Council Bill 2697 was read the second time by council bill number only. Mr. Obie moved, seconded by Ms. Smith, that the bill be approved and given final passage. Roll call vote; the motion carried 5:1, Councilors Smith, Holmer, Ball, Hansen and Schue voting aye, and Councilor Obie voting nay; the bill was declared passed (and became Ordinance No. 19214). Mr. Obie commented that there has been much discussion regarding the parameters of the rezoning application, adding that the council has met with the Planning Commission three times on the issue. He suggested that staff develop a policy statement to address the parameters. He also suggested that the Planning Commission deal with the West 7th Avenue access issue, stating that he felt the primary access to the property shoul d be on Seneca Road. - MINUTES--City Council/Planning Commission January 18, 1984 Page 6 - City Manager Micheal Gleason stated that the suggestions made by Mr. Obie were excellent and would be considered. He explained that this was not the last joint meeting the council would have with the Planning Commission but that the focus of the meetings will change. He hoped that future meetings would encom- pass discussion of policy issues and reviews of zone changes by the Hearings Official. He stated that the present meeting was the last joint meeting to resolve application problems. B. Other Items from the Council Mr. Hansen asked that staff develop information on the Spay/Neuter Clinic issue for presentation to the council. He stated that he wanted to resolve the issue as soon as possible. He also asked for an update on the Woonerf Project for the West University Area. He stated that he was still receiving letters on the issue and wanted a report from staff on the on-street parking plans for the proj ect. e Mr. Obie distributed an article from the January 17, 1984, edition of the Register-Guard on economic development which stated that the University of Oregon might again be passed over for funding of high technology projects by the State System of Higher Education. He stated that he has discussed the issue with President Paul Olum of the University and has asked the staff to research the issue. He stated that the final decision for the allocation of funds will be made on January 20 at the offices of Tektronics, Inc. in Portland. He felt the City should have known earlier about the funding process, and he suggested that the City participate in the process by sending telegrams to the funding committee to stress the University's needs. He also stated his concern that there were not any members from the greater Eugene area on the State Economic Development Board or the State Tourists and Visitors Board. Mr. Obie moved, seconded by Ms. Smith, that the City Council communicate in writing to the Allocation Committee for High Technology Education its support of the University of Oregon request for funding and to request that the State outline input on any vacancies on the State Economic Development Board and the State Tourists and Visitors Board. With the consent of the rest of the council, Mayor Keller suggested that copies of the telegram also be sent to Bud Davis, Chancellor of Higher Education, and to Governor Victor Atiyeh. Roll call vote; the motion as amended passed unanimously, 6:0. The meeting was adjourned to January 23, 1984, at 1:05 p.m. Respectfully submitted, , /? "~;;i;!f? :~~~~ Ci ty Manager ~ (Recorded by Thorn Strunk) TS : db/Cfv18b8 MINUTES--City Council/Planning Commission January 18, 1984 Page 7