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HomeMy WebLinkAbout01/29/1992 Meeting (2) e e e M I NUT E S Eugene City Council, Springfield City Council, and Lane County Board of Commissioners Joint Public Hearing Council Chamber--Springfield City Hall January 29, 1992 7 p.m. SPRINGFIELD Mayor William Morrisette; Bruce Berg, Lee Beyer, COUNCILORS PRESENT: Gayle Decker, Kaye Robinette, George Wojcik, Ralf Walters, Larry Schantz COMMISSIONERS Jack Roberts, Chair; Steve Cornacchia, Ellie Dumdi, PRESENT: Marie Frazer (on speaker phone, left 9 p.m.), Jerry Rust EUGENE Mayor Jeff Miller, Ruth Bascom, Shawn Boles, COUNCILORS PRESENT: Debra Ehrman, Paul Nicholson. COUNCILORS ABSENT: Bobby Green, Randy MacDonald, Roger Rutan. I. PLEDGE OF ALLEGIANCE Those present recited the pledge of allegiance. II. INTRODUCTIONS Mayor Morrisette announced that the meeting is a joint elected official pub- lic hearing on the Gateway Refinement Plan. Councilors and commissioners introduced themselves and indicated which wards they represented. III. PUBLIC HEARING: GATEWAY REFINEMENT PLAN Mayor Morrisette briefly explained the proceedings for the public hearing. Joe Leahy, Springfield City Attorney, explained the criteria for ex parte contacts. A. Declaration of Ex Parte Contacts Mayor Morrisette stated that the council and staff toured the area January 27, 1992. He stated that the minutes of the tour will be entered into the record. MINUTES--Joint Elected Officials January 29, 1992 Page 1 ~ Ms. Dumdi stated that the Board of County Commissioners toured the area near the proposed Pioneer Parkway extension on January 15, 1992, noting that the neighborhood contains many residents. Mr. Rust stated that he was particularly impressed by the natural areas, waterways, and agricultural assets in the area. He said that he is able to render an impartial decision based on all the testimony. Mr. Cornacchia said that the tour included a stop at the home of Irene and Walter Hake, viewing Pioneer Parkway from their backyard. Mr. Cornacchia said that he has spoken with many people during the deliberations and in the past years. Those contacts include members and directors of neighborhood associations, individuals residents, and planning commission members. Ms. Dumdi clarified that the purpose of the tour was for information gather- ing only. Mr. Cornacchia added that a record of the tour is on tape and the minutes are included as part of the record. B. Ordinance Titles Read into Record e Ms. Dumdi read the ordinance title into the record, as follows: Ordinance No. PA 1013, in the matter of amending Eugene/ Springfield Metropolitan Area General Plan to adopt the Gate- way Refinement Plan, adopt related amendments to the Metro Area General Plan Diagram, adopt related rezoning to proper- ties within the Springfield urban growth boundary, adopt re- lated amendments to TransPlan, adopt related amendments to the Public Facilities Plan, and adopting the severability clause. Shari Higgins, Springfield Development Services staff, read the Springfield ordinances, as follows: An ordinance adopting the Gateway Refinement Plan as a refine- ment plan of the Eugene/Springfield Metropolitan Area General Plan; An ordinance amending the Eugene/Springfield Metropoli- tan Area General Plan Metro Plan Diagram; an ordinance legis- latively rezoning land in accordance with the Gateway Refine- ment Plan and amending the official zoning map maintained by the City of Springfield Development Services Department; an ordinance amending the Eugene/Springfield Metropolitan Area TransPlan; an ordinance amending the Eugene/Springfield Metro- politan Area Public Facilities Plan. Mayor Morrisette stated that testimony will be limited to three minutes. He explained that the elected officials may not reach a decision tonight, but that deliberations will occur. e MINUTES--Joint Elected Officials January 29, 1992 Page 2 e e e C. Staff Presentation Mr. Leahy summarized the status of the record. He said that at the conclu- sion of the October 2, 1991, Joint Planning Commission meeting, it was decid- ed that all three governing bodies would allow public testimony that is based on evidence in the record. New testimony may be offered at this hearing based on new recommendations of the planning commission to the extent that those recommendations are in the record. He said that there are no major deviations from the planning commissions in the record to date. Susie Smith, Springfield Development Services staff, presented the staff report. She said that most of the controversy centers around relatively few issues. She said that this plan is the sixth in a series of Springfield- initiated refinement plans, and is a refinement to the Eugene/Springfield Metropolitan Area General Plan. She noted that half of the Gateway area lies in urbanizable land and has rural qualities, natural assets, river frontage, and land that is currently in agricultural use. That area is designated in the Metro Plan for future urban development. The Gateway Refinement Plan merely included that Metro Plan designation. Ms. Smith said that the City of Springfield began working on the plan in 1989. In 1990, the City appointed a 17-member plan advisory committee (PAC). Thirteen of the members were residents within or adjacent to the refinement plan area. Four ex officio members were appointed--two Springfield Planning Commissioners, a Springfield City Councilor, and a Lane County Board of Com- missioners representative. In April 1991, a set of draft plan recommenda- tions was released to the planning commissions. Other efforts were made to involve the public and residents of the area, including contacting interested parties, conducting workshops, and providing information to the public. In October 1991, the Springfield Planning Commission held a public hearing. After reviewing the plan, the Springfield Planning Commission provided recom- mendations. The Lane County Planning Commission reviewed the plan, but had no recommendations. The Eugene Planning Commission agreed with the Spring- field Planning Commission's recommendations for the items that it is respon- sible for. Ms. Smith described information contained in a packet provided to the elected officials, noting that it included the set of criteria for approving a re- finement plan, proposed amendments to the Metro Plan, TransPlan, and the Urban Facilities Plan, and proposed zone changes. She noted that the crite- ria were read into the record at the time of the planning commission public hearings. Four additional pieces of testimony to be added into the record at this public hearing are also included in the packet. Ms. Smith stated that the adoption of a refinement plan is treated as a leg- islative matter. However, because of the site-specific nature of certain recommended proposals, the City has chosen to treat those in a quasi-judicial manner. Ms. Smith stated that the Gateway area includes 400 acres outside the city limits. She said that the area is not set up for future infrastructure plan- MINUTES--Joint Elected Officials January 29, 1992 Page 3 e e e ning when the area becomes urbanized. Public facilities issues have not been readily addressed previously because the area is outside the city limits. The neighborhood residents appreciate the rural quality of life, the open space, natural drainage ways, and other natural assets. The refinement plan was challenged to retain the natural character of the area, while providing for the means to urbanize lands that were designated as such in the Metro Plan. In reference to the community and economic development element of the plan, Ms. Smith said that the Gateway area has been the focus of economic develop- ment, and is desirable because of its natural features. The plan attempts to balance the need to retain the quality of life for the residents in the area with the need to increase of the quality of community development that will occur. Regarding the residential element, Ms. Smith said that a majority of the area is residentially oriented and predominantly developed as single-family and medium-density neighborhoods. There are approximately 180 acres in the northeastern section of the plan area that have a Metro Plan designation of medium-density residential. Those acres constitute the remaining undeveloped residentially designated area. In addition, plans for future infrastructure and facilities do not exist for the area. The refinement plan suggests a conceptual development plan for the area, similar to that recommended for a special-light industrial site which shares similar characteristics. The refinement plan recommends that a conceptual development plan be prepared by the City so that the infrastructure and facility needs can be planned specif- ically for that area. The conceptual development plan tool enables the City to work with the unique characteristics of the area in planning infrastruc- ture and facilities, and allows flexibility. She emphasized that street lines drawn on the proposed maps are strictly conceptual. Ms. Smith stated that the PAC recommends redesignation of approximately 62 acres of the 180 acres of residential land. Staff does not recommend this redesignation because the preliminary findings of a draft residential lands study indicate that the amount of medium-density residential land is at best "barely adequate" and worst "in very short supply." In addition, a redesignation of 62 acres would be considered a major Metro Plan amendment. Therefore, it could not be included in the approval of the refinement plan, but would require its own approval process. Regarding the commercial element of the refinement plan, Ms. Smith said that there is virtually no undeveloped commercial land in the area because of the development of the Gateway Mall. Some undeveloped commercial property exists along the Gateway corridor and along Harlow Road. She said that no major changes were proposed for commercial lands. The PAC recommended that an area along Harlow Road to the south be redesignated from commercial to medium- density residential. Due to existing traffic conditions and the suitability of the area accommodating increased traffic, staff does not agree with this recommendation. Based on public testimony, the Springfield Planning Commis- sion also recommended that the commercial designation be retained. MINUTES--Joint Elected Officials January 29, 1992 Page 4 e e e Regarding the industrial element of the refinement plan, Ms. Smith said that the site in the north section of the plan designated special-light industrial is primarily vacant. It currently contains some agricultural and residential uses and has an approved conceptual development plan. The southeast portion of the refinement plan currently has a mixture of uses (commercial- and light-medium industrial-oriented). The PAC and staff considered this area suitable for those two uses, and recommend allowing up to 40 percent of the area to be used for commercial purposes. The natural assets element of the plan involved coordination with the Willamalane Park and Recreation District. Ms. Smith explained that the green spaces on the map indicate those areas that are designated for parks and open spaces in adopted plans. The river frontage area is recommended for protec- tion in the Natural Resources Special Study (NRSS). Some areas along the McKenzie are identified as significant areas in the NRSS draft plan. The NRSS did not conduct adequate assessment of those areas to provide long-term policy direction that was site specific. The refinement plan incorporates recommendations made in the NRSS, which includes setbacks, buffers, and pro- tected areas. The NRSS also recommends that natural drainage areas be in- corporated into development proposals in order to preserve the character of the area. She stressed that incorporating the NRSS recommendations is an interim recommendation, until further studies can be conducted to determine specific locations of green spaces. Regarding the historic element of the refinement plan, Ms. Smith said that the Springfield Historic Coordinator did a preliminary inventory and found that 44 structures have potentially historic significance and value. Staff recommended the first 12 as primarily significant resources. The PAC voted on resources and found only one resource significant and developed policies for that resource. The Planning Commission found four structures with poten- tial historic significance. Ms. Smith said that an Economic, Social, Energy, Environmental (ESEE) analysis should be done on those resources and determi- nation should be made upon completion of that assessment. Ms. Smith said that most of the public facility needs are identified on ex- isting plans. Controversy was raised between the Springfield Planning Com- mission and the PAC regarding new construction of power lines. The PAC rec- ommended that new construction of power lines generating more than 5 milligaus be restricted. The Springfield Planning Commission recommended deleting this restriction. In reference to the transportation element, Ms. Smith said that the Spring- field Planning Commission recommends an extension of Pioneer Parkway north toward Beltline. She said that the transportation system in the area is based on an arterial system made up of four roads: Beltline Road, Gateway Road, Harlow Road, and Game Farm Road South. Game Farm Road South is desig- nated in TransPlan to provide for the arterial function in the eastern por- tion of the plan area. Springfield staff has studied this area for various time frames and projected developments in the area. The conclusion of Springfield staff and Planning Commission is that as the special-light indus- trial and the medium-density residential areas develop, the traffic generated MINUTES--Joint Elected Officials January 29, 1992 Page 5 e e - will be great enough that the best action to provide traffic flows through the area with the least impact on the neighborhood would be the extension of Pioneer Parkway. Ms. Smith stated that the City of Springfield and Lane County elected offi- cials are responsible for adopting the plan in its entirety, as well as all of the Metro Plan amendments. The City of Springfield is responsible for adopting the zone change recommendations, while the Lane County Board of Commissioners is responsible for only the zone change proposals affecting the urbanizable areas. The City of Eugene is responsible for amendments proposed to the Metro Plan, the Metro Plan diagram, TransPlan, and the Urban Facili- ties Plan. D. Public Testimony Mayor Morrisette announced that Jean Hurst has requested a time extension of 20 minutes. There were no objections to allowing the extension. E. Opening of Public Testimony Portion of Hearing Mayor Morrisette opened the public testimony portion of the hearing. Jean Hurst, 3179 Wayside Loop, representing the Game Farm Neighbors, distrib- uted a document describing proposed triggers in regard to the transportation amendments. Ms. Hurst commended staff and the PAC for the policies in the refinement plan. She said that the Game Farm Neighbors group developed pri- marily because of the transportation proposals in the refinement plan area. The primary focus of the Neighbors is preservation and protection of the neighborhood, not anti-growth or anti-development. The concern lies in how the growth affects the neighborhood. Ms. Hurst said that the Neighbors support redesignating 180 acres from medi- um-density to low-density. However, there is concern about how the property will be developed. The Game Farm Neighbors have submitted a conceptual de- velopment plan, with a village-type concept, which it strongly supports. The Neighbors do not support certain roads in the area being submitted for TransPlan projects at this point. She stated that the roads should not dic- tate development. She said that the roads should be designed as the concep- tual development plan is developed. Regarding the north/south arterial, Ms. Hurst said that the need for any improvement is still questionable. She cited numerous studies that have been done on Game Farm Road: the original study done by Lane Council of Govern- ments (L-COG); the James R. Hanks Consulting Engineers study; the analyses, review, and recommendations by the PAC; and input from the neighborhood. Portions of the elements and every other portion of the transportation ele- ment was done in advance, except the extension of Pioneer Parkway. She said that in determining such a strong need, the suggestion of extending Pioneer Parkway should have been in the document originally. MINUTES--Joint Elected Officials January 29, 1992 Page 6 e e e Ms. Hurst noted the proximity of homes to major traffic corridors. She said that if Game Farm Road is fully developed to three lanes, some homes would be 25 feet from the road. Regarding the Pioneer Parkway extension, she said that some houses would have to be moved and some would be as close as 7 feet from the edge of the road, given an 80-foot road bed and a 15-foot utility easement. The right-of-way is only 60 feet, so the difference will be re- moved from residents' yards. Other houses would lose septic tank service. Ms. Hurst stated that the neighborhood is an asset in a community, and should be protected. She said that that maps are misleading because they do not show the impact on individual residential lots. She thanked the commission for touring the area and hoped that the tour helped in understanding the impact on individual residents. Ms. Hurst stated that the extension of Pioneer Parkway should not be an eco- nomic development issue because it will not help bring family wage employment to the special-light industrial area. She added that the extension would not provide direct access to downtown. She said that people use 1-5 or 1-105 to get to the downtown area to avoid the numerous traffic signals on Pioneer Parkway. She also stressed that it would not alleviate traffic from Harlow Road or Gateway Road. Ms. Hurst said that the rationale for extending Pioneer Parkway or expanding Game Farm Road should be based on traffic counts. She said that the trigger concept would provide a mechanism in the plan that would guarantee that roads will not be built until certain conditions are met. The triggers would in- clude levels of service on specific roadways. She described a few of the specific criteria which would warrant extension, expansion, or other road improvements. She also mentioned that traffic counts at intersections should not be used because that measurement is determined by traffic controllers and the management of the signals. Ms. Hurst said that transportation projects should not be included in TransPlan until the trigger conditions are met. She said that it should be guaranteed that projects will not occur until the trigger conditions are met. She said that the Neighbors maintain that the proposed projects would not be needed within the time frame of the refinement plan. She cited the Land Conservation and Development Commission's (LCDC) Rule 12, calling for a re- duction in traffic. Ms. Hurst supported the City purchasing the rights-of-way and holding them in public ownership until the highest and best use is determined. She noted that the Willamalane Park and Recreation District has suggested bicycle paths be provided. Ms. Hurst said that because of the numerous traffic signals on Gateway Road, Game Farm Road is used as a short-cut. She requested that no through trucks be allowed on Game Farm Road. She also requested signs be installed at Gate- way Road and Beltline directing traffic downtown via Harlow Road and Gateway Road. MINUTES--Joint Elected Officials January 29, 1992 Page 7 e e e She said that many people from the neighborhood are in the audience in order to express their support for the refinement plan. Those members of the audi- ence (a majority of those present) stood up. In response to a question from Ms. Decker, Ms. Hurst said that the historic element was not thoroughly discussed by the Game Farm Neighbors. She said that there was too little information about historical preservation. The neighbors did express concern about the potential of historical preservation requiring unreasonable constraints on landowners. In response to a question from Mr. Cornacchia, Ms. Hurst said that road de- signing should be the outcome of a conceptual plan development, not vice versa. Regarding minor upgrading, she said that these should be done only when needed. In response to a question from Mr. Berg, Ms. Hurst said that the Game Farm Neighbors supported the redesignation of 180 acres from medium-density resi- dential to low-density residential because of the site's size. She said that the site needs careful management. She said that the high turnover rate for apartments adds to the preference for low-density residential in that area. She said that a location further east is more desirable for medium-density residential. In response to a question from Mr. Beyer, Ms. Hurst clarified that the Game Farm Neighbors recommend that the upgrading of Game Farm Road be removed from TransPlan. She said that other improvements to Game Farm Road would have a significant affect on the residents. She said that the residents do not want to pay for sidewalks. However, there is interest in combining sidewalks for pedestrian and bicycle use because of safety concerns. In response to a question from Mr. Walters, Ms. Hurst said that if Game Farm Road ever reached a traffic level comparable to that at 5th Street and Q Street (15,000 VTD), then upgrading to urban standards would be warranted. She said currently the road is only 5,600 VTD. Alice Verret, 3195 Wayside Loop, stated that she and her husband support the statements made by Jean Hurst. Ms. Verret cited the reasons why residents are leaving California--air, noise, and traffic problems. She said that the neighborhood does not want that kind of environment. She emphasized the importance of preserving Oregon's freshness and beauty. She said that the residents of the area do not want road improvements until they are needed. She stressed that improvements to Game Farm Road are not needed to ensure development. Jean DeYoung, 240 East Dixon Street, representing the Springfield Area Cham- ber of Commerce, said that the Gateway area is the best area for industrial development in Springfield. She urged the adoption of the plan. She added that agricultural land is also valued, but is protected by the urban growth boundary (UGB). She said that the Gateway area is the only land available for commercial and industrial use. She stressed that the success of the area rests in a solid transportation system. MINUTES--Joint Elected Officials January 29, 1992 Page 8 4It Frank Emmerich, 330 Edie Drive, stated that he opposes the extension of Pio- neer Parkway. He noted that several residents would be affected and their lifestyles would be greatly altered. He preferred that the City concentrate on renovating existing development and housing. He believed that extending Pioneer Parkway would be a waste of tax dollars. He stressed the fact that if the extension of the Pioneer Parkway occurs, many residents will be forced to leave their homes either because they will be living next to a highway or because they will not be able to pay more taxes. He urged the commissioners to use their political strength to protect the residents. 4It e Lisa Henry, 330 Edie Drive, said that she also represents another resident on her land. She stated that she agrees with the position of the Neighbors. She said that if Pioneer Parkway is extended, her renters would be required to move and she would lose the income from that property. She emphasized the effect the plan has on individual residents of the area. Richard Boyles, 3405 Baldy View Lane, representing Sycan B Corporation, stat- ed that he is involved in attracting industry to the area in order to foster economic growth. He said that he grew up on Game Farm Road and still has family residing there. He said that testimony should be heard on a wide variety of subjects included in the refinement plan, such as the conditions stated in the conceptual development plan and whether it is appropriate to have a conceptual development plan requirement for the 180 acres of medium- density residential area. He said that testimony should be heard on whether the restrictions on commercial development unique to the Gateway area are appropriate, or rather, if restrictions should be applied to special-light industrial areas in the Gateway area. He pointed out that most of the testi- mony will be heard on only one issue, namely, the transportation projects proposed. He stated that the Game Farm Neighbors form the majority of the PAC, and through the PAC process, the neighbors have already achieved most of their agenda. He stated that the elected officials must decide whether to give greater weight to the Game Farm Neighbors or to the wider community. Mr. Boyles stated that the decision to allow urban development to the Gateway area was made 15 years ago when the UGB was developed. The zoning designa- tions which created the 250 acre special-light industrial area and the 180- acre residential area and the commercial area extending along Gateway Road have been defined for many years. Stu Burge, 2875 Riviera Court, representing the Springfield Planning Commis- sion, stated that the recommendations of the Springfield Planning Commission regarding the Gateway Refinement Plan were reached by consensus. He pointed out that a majority (9 of 13) of the PAC were members of the Game Farm Neigh- bors. He said that the Neighbors formed unanimous opposition to the improve- ment of Game Farm Road or the extension of Pioneer Parkway prior to having studied development issues. He viewed the decisions of the PAC to be more subjective than objective. He emphasized that the entire region and that the transportation projections must be considered in the planning process. He supported the improvement of Game Farm Road because of the numerous automo- bile trips per day and stated that it is unsafe for bicyclists and pedestri- MINUTES--Joint Elected Officials January 29, 1992 Page 9 e e e ans. He stated that Game Farm Road will reach a critical D level of servic- es. Full buildout of the medium-density residential site will produce an additional 19,000 trips per day, and full buildout of the special-light in- dustrial property will result in an increase of 35,000 additional automobile trips per day. He said that the extension of Pioneer Parkway is imperative in order to provide a reasonable transportation route for residents in the eastern, central, and western portions of the city. Anne Heinsoo, 35 Lorie Court, stated her support for the trigger concept. However, she said that the concept should not apply to Game Farm Road South. She maintained that that road should retain its rural character and the resi- dents should be allowed to retain the current quality of life. She said that trigger conditions for the city may be different from those of a rural commu- nity. She stated that the conditions of the trigger should be developed by an unbiased, knowledgeable body. Blake Hastings, 345 Game Farm Road, stated his support for bringing Game Farm Road up to urban standards. He said that if this is not done, the neighbor- hood and the residents will suffer. He thought it was unfortunate that Mr. Boyles, who owns much of the land that will be affected, was not able to complete his testimony. He pointed out that the Neighbors have had the op- portunity to present their preferences effectively in their participation in the PAC. He stated that most of the land is owned by only four citizens. He stated that developers should be allowed flexibility and encouraged staff to work with a few individuals and owners on this issue. Mayor Morrisette clarified that Mr. Boyles did not request additional time to testify prior to the hearing. Dave Carlson, 2780 Nova Street, stated that he is directly involved with the sale of homes. He said that there are many policies which provide an oppor- tunity for him to yield profits. However, he added that he lives approxi- mately one-half mile from Pioneer Parkway. He expressed concern about how the extension would affect property values along the freeway. He stated that homes along the highway are valued at approximately $10,000 less than their counterparts not located adjacent to the freeway. He said that if the trans- portation proposals are approved, they must be disclosed to potential future buyers. Bradley Berg, 1109 North 4th Street, said that new access to downtown Spring- field will not help the downtown area. He said that the construction of new shopping malls has destroyed the attractiveness of the downtown area. He cautioned that current development patterns in Oregon resemble those of Cali- fornia. Chet Raube, 451 Mallard Avenue, the pastor of Emanuel Baptist Church, said that his house faces Game Farm Road. He stated that he agrees with the posi- tion of the Game Farm Neighbors. He said that the extension of Pioneer Park- way will destroy houses. If Game Farm Road is improved, many trees will be removed even if only sidewalks are added. Regarding Emanuel Baptist Church, he said that the small church is making payments on the church building and MINUTES--Joint Elected Officials January 29, 1992 Page 10 e e e the adjacent lot, which totals 325 square feet. If the transportation im- provements are made, estimated payments will be $19,500 to $32,500, which the church cannot afford. He opposed requiring residents and landowners to pay for widening Game Farm Road. Irene Hake, 45 Ann Court, representing herself and her husband, stated that they are opposed to the extension of Pioneer Parkway. She said that the proposed freeway would be virtually in her backyard. She added that the extension would take almost one third of her lot, many fruit trees, and the septic system. She said that there are 40 backyards along the proposed ex- tension. She said that park areas and backyard acreage deserves the same consideration as the extension, because both are equally important. Alain De La Motte, 340 Edie Drive, stated that subsequent to the last public hearing, he received a letter from Mr. Boyles and submitted that letter to the record. He said that he moved to this area and has since created 25 new jobs in the area. That business was later sold. He said that two years ago he bought another business, which would have been a prime business for this area. The business will employ approximately 100 people. He said that he came to the area because of its beauty. However, he said that he has decided to move to Seattle and allow the business to remain in Seattle. He said that the primary issue he examines when deciding where to locate a business, aside from tax issues and the like, are the quality of life for his family. In response to a question from Mr. Rust, Mr. De La Motte said that the busi- ness in Seattle will require approximately two acres. In response to a question from Mr. Roberts, Mr. De La Motte said that his response to Mr. Boyle's letter will explain why he has chosen to relocate to Seattle. He added that he was misled when he purchased the property and was never told that there was a proposed roadway being built in the neighborhood. Eldon Hudgins, 2836 Wayside Way, stated that he came to the area less than one year ago and was not told of the proposed extension of Pioneer Parkway. He maintained that progress and growth is not always the best alternative. He stated that the area is currently livable because it is a quiet neighbor- hood in an urban setting with a rural "flavor." He added that he supports the views of the Game Farm Neighbors. Tom Bowerman, 33707 McKenzie View, a technical advisor to the Game Farm Neighbors, noted his expertise in planning and related issues. He said that there has been difficulty with the cooperation of the staff, planning commis- sioners, the PAC, and the Game Farm Neighbors. He said that the planning commissioners have been "openly hostile" in situations which provide opportu- nities for compromise. He said that the Game Farm Neighbors and the PAC entered the process with an agenda to preserve agricultural lands and to stop development. He stressed that the current refinement plan illustrates nota- ble compromise on these issues. He said that the PAC was particularly con- cerned about the quality of development in the Game Farm Road area and gener- ated alternative development, which integrated open space. He said that the proposals were met with a "hostile attitude" and thus, the conversations were MINUTES--Joint Elected Officials January 29, 1992 Page 11 e e e ~ not productive. However, he said that Dan Desler presented the proposals to various developers in the area who have indicated an interest in proceeding with some of the development. He emphasized that the residents do not wish to have multiple streets in the area, especially in the medium-density resi- dential area. In response to a question from Mr. Rust, Mr. Bowerman said that the plans that the neighborhood group presented showed open space areas in locations so as not to diminish the opportunity for development. He said that the devel- opment density was similar to the staff's plan, but was organized in such a way to preserve open space. O. W. Marsh, 50 Hayden Bridge Way, said that he purchased his home in Septem- ber 1991, and knew about the proposed extension of Pioneer Parkway at the time he purchased the home. He said that he was given the impression that the parkway would be developed in 10 to 20 years, and that it was uncertain whether additional lands would be needed for the extension. He said that the proposed right-of-way will destroy his septic tank and garden, and would be very close to his house. He maintained that the extension is not needed because most people now shop at malls, which can be accessed via 1-5. He was also opposed to improving Game Farm Road. Arthur Farley, 907 Woodhill Drive, representing the Lane County Audubon So- ciety, stated that the habitat and quality of life for wildlife must be main- tained, and noted that it directly affects the quality of human life. He noted that a survey conducted by the State asked citizens what they liked most about living in Oregon. The majority of responses indicated that the quality of the wildlife and natural areas were important to Oregonians, not the quality of highways. He added that natural areas greatly improve the value of land. He pointed out that the refinement plan contains no protec- tion of open spaces along the McKenzie River. He said that many cities would realize the value of such a natural asset and not allow development within 100 miles of it. He said that the attitude of the plan now is that "growth is good and quality of life is not important". Ms. Smith read a letter submitted by Lynda Raybould, stating the position of the Springfield Planning Commission, which was entered into the record. In addition, written testimony from Bettie and Walter Haxby, 3382 Game Farm Road; Emerick and Gladis Hultin, 2924 Game Farm Road; and Erven Schnetsky, 3492 Baldy View Lane; and the minutes of the tour taken by the Springfield City Council on January 27, 1992. F. Closing of Public Testimony Portion of Public Hearing Mayor Morrisette cl~sed the public testimony portion of the public hearing. G. Recess There was a brief recess at 9:25. MINUTES--Joint Elected Officials January 29, 1992 Page 12 e e e H. Reconvening of Public Hearing The meeting reconvened at 9:40. I. Reopening of Public Testimony Portion of Public Hearing Mr. Roberts moved, seconded by Mr. Cornacchia, to reopen the public hearing to allow Mr. Boyles to complete the final com- ments in his testimony. The motion passed unanimously. Mayor Morrisette opened the public hearing. Mr. Boyles, 3405 Baldy View Lane, said that the zoning designations which create the 250-acre special-light industrial area and 180 acre residential area have been so designated for a number of years. He said that the type of development allowed in the area has been a matter of public policy. He said that development areas of this size require roads that are interconnected, such as the one proposed by staff. It would allow the Game Farm Road area to retain a more residential character and will place the impact in backyards rather than front yards. He said that the question lies in how willing the community is in pursuing economic development opportunities. He said that the extension of Pioneer Parkway would be viewed by businesses likely to locate in special-light industrial area as an amenity. Mr. Boyles said that he is not aware of a 95-foot right-of-way requirement for the extension of Pioneer Parkway. He added that providing roadways for people to get from the Gateway area to downtown could be a way to encourage revitalization of the downtown area. He stated that though the Game Farm Neighbors claim to not be opposed to development, the trigger concept stipu- lations intend to halt development. J. Closing of Public Testimony Portion of Public Hearing Mayor Morrisette closed the public testimony portion of the public hearing. Mayor Miller and Mr. Robinette left the meeting. K. Staff Summary Ms. Smith drew attention to staff response to public testimony from the Springfield Planning Commission meeting on October 30, 1991, which was in- cluded as an attachment in the agenda packet. Ms. Smith clarified that only an 80-foot right-of-way would be required with the extension of Pioneer Parkway, not 95 feet. Ms. Smith said that the refinement plan has not addressed open spaces com- pletely. She referred to inventory maps of natural assets in the refinement plan. She emphasized that the refinement plan did not do a full assessment of Goal 5 values in areas that have been identified in the Natural Resources Special Study (NRSS). The refinement plan does identify policies in the plan which ensure protection of these assets. In addition, the conceptual devel- MINUTES--Joint Elected Officials January 29, 1992 Page 13 e opment plan provides for identification of natural assets that warrant pro- tection. She said that the refinement plan recommends proceeding quickly with any additional studies needed in order to provide information needed to assess Goal 5 natural assets in the area and provide for their protection. She said that policies in the refinement plan recognize that natural assets exist in the Gateway area, and recommends that the policies and recommenda- tions of the NRSS be carried through. The refinement plan recommends that a comprehensive study of the McKenzie River be done. Regarding transportation issues, Ms. Smith clarified that TransPlan is a long-range planning document. She said that the extension of Pioneer Parkway is included in TransPlan as a project that may occur in 12-20 years. Ms. Smith said that the LCDC rule was adopted after the plan was completed. The rule will cause the City to examine all plans. The Rule does not mandate that traffic on each road will have to be reduced, but rather, that the transportation system will have to work more efficiently. She added that Rule 12 is included in TransPlan. In response to a question from Mayor Morrisette, Ms. Smith said that Rule 12 mandates a 20-percent reduction in vehicle miles traveled per capita from current miles traveled. e Mr. Beyer commented that there has been ample testimony claiming that the refinement plan does not address open space. He said that Willamalane Park and Recreation District offers financial resources for additional studies. He assured the public that the City realizes the importance of the McKenzie River. He said that details will be identified in site plans. He added that because the flood plain remains under federal jurisdiction, it will remain as open space. In response to a question from Mr. Berg, Ms. Smith said that the NRSS offers setback areas depending on the quality of the resources. She said that the McKenzie River has the most stringent requirements for development. The NRSS recommends that a natural resource zone be applied to the area. Ms. Smith presented a map showing the riparian area fringes which carry a 75-foot set- back. Mr. Rust expressed frustration that federally regulated floodways and the NRSS 75-foot setbacks were not shown in the Gateway Refinement Plan maps. In response to Mr. Roberts' question regarding the trigger concept, Susan Daluddung, Springfield Development Services Director, stated that staff has not been given the opportunity to examine and analyze the concept and it is not legally appropriate to provide a staff response on the issue at this time. In response to a question from Mr. Berg, Ms. Daluddung said that Willamalane cannot purchase bicycle pathways until the refinement plan has been adopted. In response to a question from Mr. Berg regarding the assurance of high-qual- ity development, Ms. Smith stated that considerations for high-quality spe- e MINUTES--Joint Elected Officials January 29, 1992 Page 14 e e e cial-light industrial developments are listed on page 22, policy 13.4, of the draft refinement plan. Ms. Decker wondered if language could be included to encourage preservation of the current housing stock by renovation or moving houses instead of de- stroying them. Ms. Smith said that such language was included in an earlier version of the refinement plan. She said that staff is continuing efforts to receive funding for housing rehabilitation. Mr. Walters brought up the issue of diminution of the property values of houses. Mr. Leahy said that the City has done no analysis on that subject as it pertains to this plan. He said that if jurisprudence interprets action as a taking, payment of an amount negotiated with each household is required. If the action merely created a diminution in the value of the house, then it would be to the City's advantage to purchase the houses. However, most prop- erty owners do not wish to sell their houses. L. Elected Officials Discussion/Action Mr. Rust said that designating the 250 acres of property for industrial use in the Metro Plan was one of the worst mistakes in the plan. He said that the total buildout for the area may occur soon and is "a nightmare for the livability" of the area, with regards to traffic, congestion, and other liv- ability factors. He said that instead of adding a 200-foot buffer, the re- finement plan designates the area industrial up to the edge of the McKenzie River. He said that the refinement plan should at least contain a minimum setback. He said that perhaps that area from Deadmon Ferry Road to the island area be redesignated for agriculture and open space. He said that transportation projects can be scaled down to minimize the impact on the environment and the community. He added that he is aware of the need for industrial development in Springfield. Mr. Cornacchia commented that he knows the Pioneer Parkway area well, after having spent his childhood there. He spoke of the area's rural character embedded in an urban setting. He stated that the area has not changed much since his childhood. He said that the extension of Pioneer Parkway would not only have a significant impact on the neighborhood, but it would also require a total transformation of residents' living situations. He said that the residents have had large backyards for many years, and now they are faced with the possibility of a small backyard adjacent to a freeway. He said that such a shocking transformation should not be compared to the changes that Game Farm Road residents would endure if their road was improved. Mr. Cornacchia stated that economics is important, as is maintenance of the quality of the neighborhood. He said that two years ago, residents would not acknowledge that development is needed. However, the PAC has developed a proposal which not only recognizes the need for development, but also at- tempts to accommodate it. He said that the PAC has suggested the trigger concept, in hopes of accommodating development if and when it occurs. Mr. Cornacchia suggested that the elected officials approve the concept of trig- gers. Subsequently, a group would be formed containing elected officials, MINUTES--Joint Elected Officials January 29, 1992 Page 15 e e e neighborhood residents, and developers. The group would be charged with developing trigger criteria. Thus, the neighbors would be guaranteed that the roads would not be built until they are needed. Mr. Cornacchia stated that if the trigger concept were footnoted in TransPlan, it would not be implemented until it was needed, yet it would still be included in the long-range transportation planning document. Regarding the redesignation of the 62 acres from medium-density to low-densi- ty residential, Mr. Cornacchia said that that would require a Metro Plan amendment. He suggested that the City evaluate the potential of a new resi- dential policy that stipulated periodic review. He said that the decisions need not be made tonight, but that mechanisms for them to be made can be adopted. Regarding the issue of electromagnetic fields, Mr. Cornacchia said that a limitation should be placed in the plan. He clarified that he supported development and growth, but stated that lines of 5 milligaus have not been proven not to cause cancer. Mr. Beyer responded that he agrees with Mr. Cornacchia's suggestion regarding the 180 acres of residential property. He said that development will not be possible until services are available in the area. Regarding the trigger concept, he said that it makes sense. He said that an extension of Pioneer Parkway will most likely not be needed for another 10 years. He supported the idea of the cooperative process. He agreed with the PAC regarding the historical issue. He thought that the scope of the milligaus issue should be metro-wide. He said that the utility board, not the City Council, should address the issue and that the residents should have a representative in the discussions. Ms. Bascom stated that the transportation corridor should be utilized as soon as possible. She said that extending Pioneer Parkway is an opportunity to raise the economy and will thus make the area more livable. She supported the trigger concept. Mr. Cornacchia offered clarification that the trigger concept emanated from Tom Atkinson of the Springfield Planning Commission. Mr. Boles contended that there are negative consequences to growth. He said that the refinement plan addresses economic growth adequately, but does not address quality of life issues in enough depth. He pointed out that the area has nothing left to sell after the quality of the area has been lessened or destroyed. He supported the trigger concept, pointing out that it provides a menu of opportunity--especially in light of Goal 12--to shape the future according to its needs. He also agreed that the milligaus issue should be dealt with conservatively and throughout the metro area. Ms. Ehrman pointed out that it will be very difficult to describe the trigger concept in TransPlan. In addition, she said that it will be binding on the development of future plans. MINUTES--Joint Elected Officials January 29, 1992 Page 16 e e e Mr. Berg supported allowing the industrial portion next to the McKenzie River to be undeveloped. However, he said that the refinement plan must consider what the citizens want. He pointed out that special-light industrial is very different from industrial. He said that even if the area develops, greater protected riparian zones are needed. He said that the buffers should be greater than 75 feet. Mr. Roberts said that he agreed with Mr. Cornacchia and Mr. Beyer regarding the transportation/trigger issue. He pointed out that the trigger concept replaces a judgment call with an objective standard. However, he stated that often development will not occur unless the infrastructure is already in place. He expressed concerns about how the concept will actually be imple- mented and how it will affect property values today. He said that by includ- ing the extension in the refinement plan, property values will be reduced. He agreed that this is a necessary outcome, if the rights of citizens are to be protected. Mayor Morrisette stated that the processes for future development of the large industrial and residential areas should include much citizen participa- tion and discussion. He suggested examining Mr. Bowerman's plans, abandoning the extension of Pioneer Parkway, and considering the suggestion of construc- tion of an east/west connector road. He said that he is against "slicing up" the area before development occurs because that will determine where develop- ment will occur. He supported the trigger concept. Ms. Decker supported the views of Mr. Cornacchia and Mr. Beyer regarding the trigger concept, but she did not think it should be included in TransPlan. She said that it would generate lack of clarity in TransPlan. She expressed willingness to serve on the committee if the concept is adopted. Ms. Decker expressed a desire to encourage a reasonable attempt to relocate houses, rather than demolishing them. She agreed that the milligaus issue should be a metro-wide one. She also agreed that further examination of open spaces is necessary. Mr. Wojcik agreed that the residential land should retain its medium-density designation. He said that protected riparian areas should be delineated and clearly defined in the refinement plan itself. He supported the trigger concept, provided that the committee formulates realistic trigger points. He said that a safer route for pedestrians and bicyclists traveling on Game Farm Road must be developed soon. However, he was not in favor of widening the entire road because of the impact that would have on the rural character of the area. Mr. Rust agreed that the refinement plan is not specific enough regarding mapping and delineating protected riparian areas. Ms. Ehrman, Mr. Nicholson, and Ms. Bascom left the meeting at 11:05 p.m. MINUTES--Joint Elected Officials January 29, 1992 Page 17 e M. Eugene City Council Adjournment Mr. Boles adjourned the meeting of the Eugene City Council, and left the meet i ng (11: 06) . N. Continuance of Elected Official Discussion/Action The group discussed how to proceed. Ms. Dumdi suggested that staff compile the minutes and other relevant information and each jurisdiction can deliber- ate separately. She pointed out that this would extend the original time frame, but that this was acceptable. Mr. Leahy suggested that staff respond to the consensus of tonight's meeting and provide language that will contain amendments to the issues discussed. Ms. Dumdi requested that Mr. Bowerman's plans be included in each jurisdiction's deliberations. e Ms. Daluddung suggested that the trigger concept be adopted in the refinement plan and only footnoted in TransPlan, so that the City of Eugene would not be required to participate in the trigger process. She suggested that the City appoint Mr. Boyles, Ms. Hurst, and Mr. Bowerman to serve on the trigger com- mittee. Mr. Beyer and Mr. Wojcik volunteered to be members of the committee. Mr. Cornacchia suggested that the City of Springfield convene a working group to develop "trigger mechanisms" or criteria that will determine the timing of designing, budgeting, and construction of the Pioneer Parkway extension. The group is to include, as a minimum, two residents of the Game Farm Neighbors Association area, two representatives from the development community, two members of the Springfield City Council, two members of the Lane County Board of Commissioners, and City of Springfield staff. The recommended criteria of the working group shall be submitted to the Springfield City Council and the Lane County Board of Commissioners by June 30, 1992, for approval and incor- poration into the Gateway Refinement Plan by ordinance. In the event that working group consensus is not achieved, the trigger mechanisms will be de- termined jointly by the Springfield City Council and the Lane County Board of Commissioners. Mr. Leahy noted that if additional maps are provided by staff, they must be defined as educational material only, and not part of the record. The meeting adjourned at 11:25 p.m. ~. e (Recorded by Kathy Varner) mnjeo 012992 MINUTES--Joint Elected Officials January 29, 1992 Page 18