HomeMy WebLinkAboutOrd. 20655
20655
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METROPOLITAN
-04-25-41,
-04-25-
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REVIEW
OVERLAY.
ADOPTED:Ju21
SIGNED:July14,2021
PASSED:8:0
REJECTED:
OPPOSED:
ABSENT:
EFFECTIVE:August14
ORDINANCE NO.
AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD METROPOLITAN
AREA GENERAL PLAN DIAGRAM AND THE WHITEAKER PLAN LAND USE
LOT 100, FROM LIGHT MEDIUM INDUSTRIAL TO MIXED USE AND REZONE
THE PROPERTY FROM I-2 LIGHT MEDIUM INDUSTRIAL WITH /SR SITE
REVIEW OVERLAY TO S-W WHITEAKER SPECIAL AREA WITH /SR SITE
REVIEW OVERLAY.
The City Council of the City of Eugene finds as follows:
A.On July 14, 2020, 1400 Cross Street, LLC submitted applications for a Type I
amendment to the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) plan diagram,
an amendment to the Whiteaker Plan land use diagram, and a concurrent zone change to
change from the Light-Medium Industrial designation to a Mixed Use designation. Approval of
the Metro Plan amendment results in the automatic concurrent amendment of the Whiteaker Plan
land use diagram, giving the subject property a Mixed Use designation under the Whiteaker Plan.
The zone change requested by the applicant would rezone the subject property from I-2 Light-
Medium Industrial with a partial /SR Site Review overlay to S-W Whiteaker Special Area with /SR
Site Review overlay over the entire property.
B.On January 26, 2021, the Eugene Planning Commission held a public hearing on
the application. The Eugene Planning Commission recommended that the Eugene City Council
adopt the proposed amendments to the Metro Plan plan diagram as shown in Exhibit A, and the
Whiteaker Plan land use diagram as shown in Exhibit B.
NOW, THEREFORE,
THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS:
Section 1. The Eugene-Springfield Metropolitan Area General Plan land use diagram is
Light-Medium Industrial to Mixed Use, as
depicted on Exhibit A attached hereto and incorporated herein by reference.
Section 2. Consistent with the provisions of section 9.7730(5) of the Eugene Code, 1971,
the Land Use Diagram located between pages 36 and 39 of the Whiteaker Plan is amended to
redesignate the property identified as Assesso
Map 17-04-25-42, Tax Lot 100 from Light-Medium Industrial to Mixed Use, as depicted on Exhibit
B attached hereto and incorporated herein by this reference.
Section 3
oned from I-2 Light-Medium Industrial with a
partial /SR Site Review overlay to S-W Whiteaker Special Area with /SR Site Review overlay as
Ordinance -- Page 1 of 2
Metro Plan Designation
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Mixed Use
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Refinement Plan Designation
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Mixed Use
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Zone Change
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S-W Whiteaker Special Area Zone with /SR Site Review Overlay
Taxlots
ExhibitD
FINDINGS IN SUPPORT OF AMENDING THE EUGENE-SPRINGFIELD
METROPOLITAN AREA GENERAL PLAN DIAGRAM AND WHITEAKER PLAN
LAND USE DIAGRAM TO REDESIGNATE THE PROPERTY IDENTIFIED AS
41, TAX LOT 7000 AND A
42, TAX LOT 100, FROM LIGHT MEDIUM INDUSTRIAL TO MIXED USE AND
REZONE THE PROPERTY FROM I-2 LIGHT-MEDIUM INDUSTRIAL WITH /SR SITE
REVIEW OVERLAY TO S-W WHITEAKER SPECIAL AREA WITH /SR SITE REVIEW
OVERLAY.
APPLICATIONOVERVIEW
Name(FileNumbers):1400CrossStreet(MA202/RA202/Z208)
MapNo./TaxLots:17042541/7000and17042542/100
TheapplicantisseekinganamendmenttotheEugeneSpringfieldMetropolitanAreaGeneral
Plan(MetroPlan)landusediagram,withaconcurrentRefinementPlanAmendment
(WhiteakerPlan),andZoneChange.TherequestedchangesareoutlinedinTable1,below.
1400CrossStreetMetroPlan/RefinementPlanAmendment&ZoneChange
Application(File#)CurrentProposedAcres
MetroPlanAmendmentLightMedium
MixedUse4.62
(MA202)Industrial
RefinementPlanLightMedium
MixedUse4.62
Amendment(RA202)Industrial
ZoneChangeLightMediumSWWhiteakerSpecial
4.62
(Z208)IndustrialAreawith/SRSiteReview
Table1:Current/ProposedPlanDesignationsandZoning
ThesubjectpropertyislocatedwestofNorthPolkStreet,northeastofRailroadBoulevard,and
southofCrossStreet.ThesiteiscomprisedoftwoTaxLots(Map17042541,TaxLot7000and
Map17042542,TaxLot100)andis4.62acresinsize.Existingindustrialbusinessesare
locatedonTaxLot100,andoneretailbusinesslocatedonTaxLot7000.
FINDINGS
ThisrequestforaMetroPlanAmendment(TypeI)andconcurrentapplicationsaresubjectto
thelanduseapplicationproceduresintheEugeneCode(EC)9.77009.7735.TheMetroPlan
AmendmentprocessatEC9.7730(5)alsotriggerstheneedforanamendmenttotheWhiteaker
Plan,whichistheapplicablerefinementplanforthisarea.PerEC9.8005,therequested
RefinementPlanAmendmentandZoneChangearebeingprocessedconcurrently.
Thefollowingfindingsaddressdetailsoftheproposalinthecontextofcompliancewiththe
applicableapprovalcriteriaatEC9.7735,EC9.8424,andEC9.8865.Thosecriteriaareprovided
below(in boldedtext),includingfindingsaddressingcompliancewitheach.
Findings
MA202/RA202/Z208
METROPLANAMENDMENT
TherequestedMetroPlanAmendmentproposestochangethelandusedesignation
ofthesubjectpropertyfromLightMediumIndustrialtoMixedUse.ItqualifiesasaTypeI
amendmentasitonlyinvolvesachangetothelandusediagramandnotextamendmentsto
theplanareproposedorrequired.Thefollowingfindingsaddresstheapplicableapproval
criteriafortheMetroPlanAmendmentrequest:
EC9.7735(1):TheproposedamendmentisconsistentwiththerelevantStatewidePlanning
Goals.
Goal1:CitizenInvolvementTodevelopacitizeninvolvementprogramthatensures
allphasesoftheplanningprocess.
theopportunityforcitizenstobeinvolvedin
Theprovisionsforcitizeninvolvementensuretheopportunityforcitizenstobeinvolved
inallphasesoftheplanningprocessandsetoutrequirementsforsuchinvolvement.The
proposaldoesnotincludeanychangestothecitizeninvolvementprogram.
ThelandusecodeimplementsStatewidePlanningGoal1throughitsnoticing
requirements,whichinclude:
Apreapplicationneighborhood/applicantmeeting(01/23/2020)
NoticetotheOregonDepartmentofLandConservationandDevelopment(12/22/2020)
ReferralsandnoticesenttoLaneCountyandtheCityofSpringfield(01/06/2021)
PublicnoticeforthePlanningCommissionpublichearingtoconsidertheapplications,
whichincludes:mailingnoticetointerestedpartiesandadjacentpropertyowners
(12/24/2020);postingofthenoticeonsite(01/08/2021);and,publishingthenoticeina
localnewspaper(01/08/2021).
ConsiderationoftheamendmentsandzonechangebeganwithaPlanningCommissionpublic
hearingonJanuary26,2021,providinganopportunityformembersofthepublictoprovide
verbaltestimonyinadditionaltowrittencomments.Followingconsiderationanddeliberations,
thePlanningCommissionwillprovidearecommendationtotheCityCouncil.TheEugeneCity
Councilwillthenholdapublichearingtoconsidertheproposal.Eachpublichearingwillpresent
anopportunityforinterestedpartiestoprovidetestimonytothePlanningCommissionandCity
Councilfortheirconsideration.
Basedonthesefindings,theproposedMetroPlanAmendmentisconsistentwithStatewide
PlanningGoal1.
Goal2:LandUsePlanningToestablishalanduseplanningprocessandpolicy
frameworkasabasisforalldecisionandactionsrelatedtouseoflandandtoassure
anadequatefactualbaseforsuchdecisionsandactions.
InaccordancewithStatewidePlanningGoal2,therequestedMetroPlanAmendmentisbeing
processedaccordingtolandusecode,whichspecifiestheprocedureandcriteriafor
Findings
MA202/RA202/Z208
considerationoftherequest.TherequestedMetroPlanamendmentqualifiesasaTypeI
amendmentasdefinedinEC9.7705becausetheonlyrequestedchangeistotheMetro
landusediagram,forlandslocatedwhollywithintheCityofEugene.ConsistentwithEC
9.7715(1),therequestforanamendmentwasinitiatedbyarepresentativefortheproperty
owners.PerEC9.7705(1),thisTypeIamendmentrequiresapprovalbyCityofEugeneonly.The
subjectpropertyisentirelywithintheEugeneCitylimitsandthereisnoregionalimpact
designation.Astheapplication
associatedwiththisrequesttoamendtheMetroPlanlanduse
followstheproceduralrequirementsestablishedbylandusecode,theamendmentis
consistentwithStatewidePlanningGoal2.
TheStatewidePlanningGoal2coordinationrequirementismetwhentheCityengagesinan
exchange,orinvitessuchanexchange,betweentheCityandanyaffectedgovernmentalunit
andwhentheCityusestheinformationobtainedintheexchangetobalancetheneedsofits
citizens.TocomplywiththeGoal2coordinationrequirement,theCityprovidednoticeofthe
proposalandopportunitytocommenttoLaneCounty,LaneCouncilofGovernments,Cityof
Springfield,theOregonDepartmentofTransportationandtheOregonDepartmentofLand
ConservationandDevelopment.
TherearenoexceptionstoStatewidePlanningGoal2requiredforthisamendment.Therefore,
theamendmentsareconsistentwithStatewidePlanningGoal2.
Goal3:AgriculturalLandsTopreserveagriculturallands.
Theamendmentisforpropertylocatedwithintheurbangrowthboundaryanddoesnotaffect
anylanddesignatedforagriculturaluse.Basedonthisfinding,StatewidePlanningGoal3does
notapply.
Goal4:ForestLandsTopreserveforestlands.
Theamendmentisforpropertylocatedwithintheurbangrowthboundaryanddoesnotaffect
anylanddesignatedforforestuse.Basedonthisfinding,StatewidePlanningGoal4doesnot
apply.
Goal5:NaturalResources,ScenicandHistoricAreas,andOpenSpacesToprotect
naturalresourcesandconservescenicandhistoricareasandopenspaces.
TherearenoGoal5resourceslocatedonthesubjectproperty.Thisamendmentdoesnot
createoramendthelistofGoal5resources,doesnotamendacodeprovisionadoptedin
ordertoprotectasignificantGoal5resourceortoaddressspecificrequirementsofGoal5,nor
doesitallownewusesthatcouldbeconflictingwithasignificantGoal5resourcesite.
Therefore,StatewidePlanningGoal5doesnotapply.
Findings
MA202/RA202/Z208
Goal6:Air,WaterandLandResourcesQualityTomaintainandimprovethequality
oftheair,waterandlandresourcesofthestate.
TheproposedchangetotheMetroPlandoesnotimpacttheexistingregulationsthat
implementtheair,water,andlandresourcesqualityprotections.Giventhisfact,anyfuture
developmentwillbesubjecttoCityregulationsandotherstateandfederalrequirements,
ensuringthatfuturedevelopmentswillbeconsistentwiththisGoal.Basedonthesefindings,
theamendmentisconsistentwithStatewidePlanningGoal6.
from
Goal7:AreasSubjecttoNaturalHazardsToprotectpeopleandproperty
naturalhazards.
Goal7requiresthatlocalgovernmentplanningprogramsincludeprovisionstoprotectpeople
andpropertyfromthefollowingnaturalhazards:floods,landslides,earthquakesandrelated
hazards,tsunamis,coastalerosionandwildfires.TheGoalprohibitsadevelopmentinnatural
hazardareaswithoutappropriatesafeguards.Thesubjectpropertyisnotlocatedwithinknown
areasofnaturaldisastersorhazards.Thesubjectpropertyisoutsidethefloodzoneandisnot
subjecttohazardsnormallyassociatedwithwildfiresortsunamis.Otherhazardscanbe
mitigatedatthetimeofdevelopmentbasedonapplicablelandusecodeprovisions,building
codesandbuildingtechniques.Themapamendmentdoesnotaffecttherestrictionson
developmentinareassubjecttonaturaldisastersandhazards.Basedonthesefindings,the
amendmentisconsistentwithStatewidePlanningGoal7.
Goal8:RecreationalNeedsTosatisfytherecreationalneedsofthecitizensofthe
stateandvisitorsand,whereappropriate,toprovideforthesitingofnecessary
recreationalfacilitiesincludingdestinationresorts.
Goal8ensurestheprovisionofrecreationalfacilitiestoOregoncitizensandisprimarily
concernedwiththeprovisionofthosefacilitiesinnonurbanareasofthestate.The
amendmentdoesnotaffecttheprovisionsfororaccesstorecreationareas,facilitiesor
recreationalopportunities.Therefore,StatewidePlanningGoal8doesnotapply.
Goal9:EconomicDevelopmentToprovideadequateopportunitiesthroughoutthe
stateforavarietyofeconomicactivitiesvitaltothehealth,welfare,andprosperityof
Oregon'scitizens.
9requirescitiestoevaluatethesupplyanddemandofcommercialand
StatewidePlanningGoal
industriallandrelativetocommunityeconomicobjectives.ThisMetroPlanAmendmentisonly
relatedtolandsdesignatedasindustrial.TheAdministrativeRuleforStatewidePlanningGoal9
(OAR660Division9)requiresthattheCityprovideforatleastanadequatesupplyofsitesof
suitablesizes,types,location,andservicelevelsforavarietyofindustrialandcommercialuses
consistentwithplanpolicies.
Findings
MA202/RA202/Z208
TheEmploymentLandsSupplyStudy20122032(ELSS)isincludedasAppendixBinthe
comprehensiveplan,EnvisionEugene,andcomplieswiththerequirementsofGoal9andthe
correspondingAdministrativeRule.
TheELSSclassifiesthesubjectpropertiesascommercialandindustrialSee
Figure5,maptile11of18.Basedonthisclassification,the
EmploymentLandSupply(2012)
subjectpropertywasnotincludedintheinventoryofavailableordevelopableemployment
landswithinUrbanGrowthBoundary.Therefore,whilethesubjectpropertymayhave
somedevelopablearea,theproposedamendmenttotheMetroPlanwillhavenoimpactonthe
adoptedavailableordevelopableemploymentlandcapacity.
Further,OAR660009010(4)includesspecificrequirementsforchangesinplandesignation
thatinvolvelandinexcessoftwoacreswithinanexistingurbangrowthboundaryfroman
industrialusedesignationtoanonindustrialusedesignation,oranotheremploymentuse
designationtoanyotherusedesignation.Goal9requiresthattheCityprovideforatleastan
adequatesupplyofsitesofsuitablesize,types,locations,andservicelevelforavarietyof
industrialandcommercialusesconsistentwithMetroPlanPolicies.OregonAdministrativeRule
660009000etseq.(Division9)establishestheapplicabilityofGoal9rules.OAR660009
0010(4)states:
ForapostacknowledgementplanamendmentunderOARchapter660,division18,that
changestheplandesignationoflandinexcessoftwoacreswithinanexistingurban
growthboundaryfromanindustrialusedesignationtoanonindustrialusedesignation,
oranotheremploymentusedesignationtoanyotherusedesignation,acityorcounty
mustaddressallapplicableplanningrequirements,and:
a)Demonstratethattheproposedamendmentisconsistentwithitsmostrecent
economicopportunitiesanalysisandthepartsofitsacknowledgedcomprehensive
planwhichaddresstherequirementsofthisdivision;or
b)Amenditscomprehensiveplanstoincorporatetheproposedamendment,consistent
withtherequirementsofthisdivision;or
c)Adoptacombinationoftheabove,consistentwiththerequirementsofthisdivision.
designationchangeoflandinexcessof
TheproposedMetroPlanAmendmentinvolvesaplan
fouracresfromaLightMediumIndustriallandusetoMixedUsedesignation.Forthepurposes
oftheELSS,mixedusedesignationsaregroupedunderthebroadcategoryofcommercial
uses.Therefore,becausetheproposedamendmentproposeschangestotheplandesignation
oflandinexcessoffouracresfromanindustrialusetoanotheremploymentusedesignation,
OAR660009010(4)applies.
ForthepurposeofdemonstratingconsistencywiththeELSS,itisimportanttodiscusshowthe
ELSScategorizesthesubjectsiteandtoreviewpastmeasurestheCityhasimplementedto
increaseemploymentdevelopmentbasedontheELSSfindings.TheELSSdividesforecasted
industrialemploymentgrowthintotaxlotsitesizesrangingfromlessthan10acresorlarger
Findings
MA202/RA202/Z208
than10acres.Atjustover4.5acres,thesubjectsitefallsintoforecastforsitesunder10acres.
TheELSSidentified404acresofdevelopableindustriallandslessthan10acresinsize.Basedon
forecastedlandneed,theELSSforecastcalculatedasurplusof121acres.Duetothisidentified
surplusandincombinationwithdeficiencieswithotheremploymentlandtypes,theCity
pursuedstrategiestoincreasethesupplyofemploymentlandcapacityandefficiencysuchas
consolidatingsmallsitesintolargersitesandrezoningsomeareaszonedindustrialtoanewE2
Implementation:EmploymentandIndustrialZoneChanges
MixedUseZone(EnvisionEugene
andCodeAmendments;CityFilesCA134andZ138).Theseefficiencymeasuresresultedina
deficiencyof26smallindustrialacres.TheCityaddressedthisdeficiencybyincludingsome
smallerindustrialsitesintheClearLakeUGBexpansionarea.
Asdiscussedabove,theELSSdoesnotidentifythesubjectpropertyintheinventoryofavailable
ordevelopableindustrialemploymentlands.Intermsofpotentiallossofoverfouracresof
designatedindustrialemploymentlands,theELSSsupportstheproposedamendmentfollowing
ontheheelsoftheELSSmeasurestoincreasecapacityandefficiencyofemploymentlands
broadlywithintheurbangrowthboundary.First,theproposedamendmentandzonechange
wouldpermitamixtureofcommercialandindustrialuseswithanemphasisonemployment
useflexibilitywhileavoidingcreatinganonconformingsituationregardingcurrentindustrial
development.Further,byallowingformoreemploymentusetypesthanintheindustrialplan
designationandzoning,theproposedmixedusedesignationandzoningallowsforgreater
employmentcapacityandreducestheneedtoexpandtheUGBforemploymentlands.
AdditionalfindingsaddressingtherelevantpoliciesoftheMetroPlanandEnvisionEugene,
consistentwithOAR6600090010(4)(a),areprovidedbelowunderEC9.7735(2)and(3)and
areincorporatedhereinbyreference.
FurthercontextualanalysisdemonstratinghowtheproposedamendmentsupportsStatewide
PlanningGoal9generallyisincludedinthenarrative.
Giventhesefacts,therequestedMetroPlanAmendmentwillnotadverselyimpacttheabilityto
provideopportunitiesforavarietyofeconomicactivities.
Basedonthesefindings,theproposalisconsistentwithStatewidePlanningGoal9.
Goal10:HousingToprovideforthehousingneedsofcitizensofthestate.
residential
Goal10requiresthatcommunitiesplanforandmaintainaninventoryofbuildable
landforneededhousingunits.TheAdministrativeRuleforStatewidePlanningGoal10(OAR
660Division8)statesthatmixanddensityofneededhousingisdeterminedinthehousing
needsprojection.TheEnvisionEugeneResidentialLandsSupplyStudy(RLS),whichincludes
HousingNeedsAssessment(HNA),determinedthatEugenemeetsthedemandfor
low,medium,andhighdensityresidentialland.Further,theBuildableLandInventory(BLI)
recognizedthesubjectsiteasdevelopedanddesignatedforindustrialdevelopment.
Findings
MA202/RA202/Z208
TheRLSrecognizesthatEugenehassomeadditionalnewhousinglandsupplymadeavailable
throughredevelopmentofcommercialland.Inthiscase,theproposed
amendmentsandzonechangeprovideanopportunitytoadd4.62acresofmixeduseland
whichallowsfortheabilitytodeveloplowtohighdensityresidentialusesthatwouldnot
otherwisebeallowedundertheexistingindustrialplandesignationandzoning.Thisallowance
wouldcreateadditionalhousingopportunitieswhichexceedHNAandBLIassumptions,
consistentwithGoal10.
TheproposedamendmentsdonotleavetheCitywithlessthanadequateresidentialland
thetypes,locations,andaffordabilityrangesaffected.However,thefactremainsthat
supplyin
thesiteiscurrentlydevelopedwithexistingindustrialusesandnoplansforredevelopmentof
thesiteareunderconsiderationatthistime.
Basedonthesefindings,theproposalmeetstheGoal10requirementstotheextenttheycould
beconstruedasbeingapplicableinthiscase.
Goal11:PublicFacilitiesandServicesToplananddevelopatimely,orderlyand
efficientarrangementofpublicfacilitiesandservicestoserveasaframeworkfor
urbanandruraldevelopment.
Theamendmentdoesnotaffecttheprovisionofpublicfacilitiesandservices.Basedon
thisfinding,StatewidePlanningGoal11doesnotapply.However,asanote,allnecessarypublic
servicesexistorarereadilyavailablenearthesubjectsite.
Goal12:TransportationToprovideandencourageasafe,convenientandeconomic
transportationsystem.
StatewidePlanningGoal12requiresadeterminationofwhethertheproposedMetroPlan
Amendmentwillsignificantlyimpactanexistingorplannedtransportationfacility.OAR660
0120060,theTransportationPlanningRule(TPR),implementsGoal12forproposed
amendmentstotheMetroPlandiagram,suchasthisapplication.TheTPRcontainsthe
followingrequirement:
0120060(1)Ifanamendmenttoafunctionalplan,anacknowledged
OAR660
comprehensiveplan,oralanduseregulation(includingazoningmap)wouldsignificantly
affectanexistingorplannedtransportationfacility,thenthelocalgovernmentmustputin
placemeasuresasprovidedinsection(2)ofthisrule,unlesstheamendmentisallowed
undersection(3),(9)or(10)ofthisrule.Aplanorlanduseregulationamendment
significantlyaffectsatransportationfacilityifitwould:
(a)Changethefunctionalclassificationofanexistingorplannedtransportationfacility
(exclusiveofcorrectionofmaperrorsinanadoptedplan);
(b)Changestandardsimplementingafunctionalclassificationsystem;or
Findings
MA202/RA202/Z208
(c)Resultinanyoftheeffectslistedinparagraphs(A)through(C)ofthissubsectionbased
onprojectedconditionsmeasuredattheendoftheplanningperiodidentifiedinthe
adoptedTSP.Aspartofevaluatingprojectedconditions,theamountoftrafficprojected
tobegeneratedwithintheareaoftheamendmentmaybereducediftheamendment
includesanenforceable,ongoingrequirementthatwoulddemonstrablylimittraffic
generation,including,butnotlimitedto,transportationdemandmanagement.This
reductionmaydiminishorcompletelyeliminatethesignificanteffectoftheamendment.
inconsistentwiththefunctional
(A)Typesorlevelsoftraveloraccessthatare
classificationofanexistingorplannedtransportationfacility;
(B)Degradetheperformanceofanexistingorplannedtransportationfacilitysuch
thatitwouldnotmeettheperformancestandardsidentifiedintheTSPor
comprehensiveplan;or
(C)Degradetheperformanceofanexistingorplannedtransportationfacilitythatis
otherwiseprojectedtonotmeettheperformancestandardsidentifiedintheTSPor
comprehensiveplan.
KellySandow,PE,ofSandowEngineering,preparedaTPRanalysisonbehalfoftheapplicantto
demonstrateconsistencywithStatewidePlanningGoal12requirementsandtheEugene2035
TransportationSystemPlan(TSP).Theanalysiscalculatedanassumedcase
scenariofortheexistingandproposedlandusedesignationsandzoningto
quantifypotentialtransportationimpactsfora20yearplanninghorizon.Theassumptionwas
basedonthetotalsitearea,arateofdevelopmentbasedonproposedzoningandahightraffic
impactuseallowedintheexisting(I2)andproposed(SW)zone.Citystaffconcurredwiththe
scopeofthestudy,andtheanalysiswasinitiallyfoundtobeconsistentwiththeagreedupon
scopeofwork.
TheTPRanalysisconcludedthattheproposedamendmentandzonechangewillnot
significantlyaffecttheoperationofthestudiedintersections,inaccordancewithOAR660012
0060(1).Thisissupportedbyfindingsincludedwithintheanalysisthatverifytheproposed
amendmentandzonechangedoesnotsignificantlyaffectanytransportationfacility,citing
compliancewithOAR6600120060(1)(a)though(c).TheanalysisconcludesthatbecauseOAR
6600120060(1)issatisfiedandthereisnosignificanteffect,theremainingOARsubsections
(2)through(11)donotapply.
Whilestaffinitiallyconcurredwiththemethodologyandfindings,itwasfoundthat
thereisasignificanteffectthatneedstobeaddressedundertheTPR,contrarytothe
TPRconclusions.AsignificanteffectwastriggeredunderOAR6600120060(1)(c)(C)
duetoimpacttotheintersectionatRiverRoadandRailroadBoulevard(alsoNWExpressway)
andRailroadBoulevardandPolkStreet.
Additionally,staffreevaluatedtheassumptionsandconclusionoftheTPRanalysis
andfoundonekeyissuewiththeassumptions.Theworstcasescenario
proposeda5,000squarefootconveniencestore,whichisonlyallowedintheI2zoneunder
Findings
MA202/RA202/Z208
certainlimitations.Onesuchlimitation,underEC9.2451(4)requiresconveniencestores(upto
5,000squarefeet)intheI2zonetobelocatedondevelopmentsiteswithfrontageonan
arterialstreet(majororminor).However,thissitedoesnotfrontanarterialstreet.Railroad
Boulevard,thehighestclassificationstreetfrontingthesubjectproperty,isclassifiedasamajor
collector.Therefore,acannotbereasonablybeconsideredasanallowed
useonthesubjectpropertyaspartoftheTPRassumptions.
Thetrafficengineerprovidedrevisedreasonableworstcasescenariofindingson
March1,2021(SandowEngineeringTPRTripCapMemorandum).Therevised
assumptionseliminatedtheconveniencestoreuseanddecreasedthepercentageoflot
coveragecommittedtolandscaping,stormwaterfacilities,andsetbacks.Theapplicantalso
addedrepair,paint,andbodyasaproposedusewhichispermittedintheI2zone.
Therevisedworstcasepeakhourtripgenerationcountdecreasedfrom453PMpeakhourtrips
to328PMpeakhourtrips.Therevisionstothereasonableworstcasescenarioundercurrent
zoningmoreaccuratelyreflectareasonableworstcasescenarioconsideringtheI2permitted
usesanddevelopmentstandards.Thetrafficengineerfurtherdefendstherevised
assumptionsbycomparinglocalprecedentsintheirMarch15,2021memorandum.
Theproposedamendmentsandzonechangecontinuetoresultinaunder
OAR6600120060(1)(c)(C)duetoimpacttotheintersectionatRiverRoadandRailroad
Boulevard(alsoNWExpressway)andRailroadBoulevardandPolkStreet,asdiscussedfurther
below.
TheCityusesLevelofService(LOS)asourperformancestandardtodeterminesignificanteffect
andtheadoptedperformancestandardisaminimumLOSE,atallintersectionsoutsideofthe
downtownarea.LOScanbegenerallydescribedasameasureoftheamountoftimedelay
expectedatagivenintersection.LOSrangesfromAtoF,withAindicatingthemostdesirable
conditionandFindicatingthemostunsatisfactorycondition.Thetrafficstudy
identifiedtwointersectionswithinthestudyareathatdonotmeettheminimumLOSstandard
attheendoftheplanningperiodforthecurrentdesignationortheamendeddesignation.The
intersectionofRiverRoadandRailroadBoulevard(alsoNWExpressway)isprojectedto
performatLOSattheendoftheplanningperiod.TheintersectionofRailroadBoulevard
alsoprojectedtoperformatLOSattheendoftheplanningperiod.
andPolkStreetis
Therefore,theincreasednumberofvehicletripsgeneratedbytheproposedamendmentwill
furtherdegradetheperformanceofanexistingfacilitysuchthatitwouldnotmeetthe
performancestandardsidentifiedintheTSP.Basedonthesefacts,therequestedchange
triggersasignificanteffectunderTPRsubsection(1)(c)(C).Whenasignificanteffectis
determined,aremedytomitigateincreaseddegradationisrequiredtoensurecompliancewith
thesubsection(2).
OAR6600120060(2)Ifalocalgovernmentdeterminesthattherewouldbeasignificant
effect,thenthelocalgovernmentmustensurethatallowedlandusesareconsistentwith
theidentifiedfunction,capacity,andperformancestandardsofthefacilitymeasuredat
Findings
MA202/RA202/Z208
theendoftheplanningperiodidentifiedintheadoptedTSPthroughoneora
combinationoftheremedieslistedin(a)through(e)below,unlesstheamendment
meetsthebalancingtestinsubsection(2)(e)ofthissectionorqualifiesforpartial
mitigationinsection(11)ofthisrule.Alocalgovernmentusingsubsection(2)(e),section
(3),section(10)orsection(11)toapproveanamendmentrecognizesthatadditional
motorvehicletrafficcongestionmayresultandthatotherfacilityproviderswouldnotbe
expectedtoprovideadditionalcapacityformotorvehiclesinresponsetothiscongestion.
allowedlandusesareconsistentwiththe
(a)Adoptingmeasuresthatdemonstrate
plannedfunction,capacity,andperformancestandardsofthetransportationfacility.
(b)AmendingtheTSPorcomprehensiveplantoprovidetransportationfacilities,
improvementsorservicesadequatetosupporttheproposedlandusesconsistent
withtherequirementsofthisdivision;suchamendmentsshallincludeafundingplan
ormechanismconsistentwithsection(4)orincludeanamendmenttothe
transportationfinanceplansothatthefacility,improvement,orservicewillbe
providedbytheendoftheplanningperiod.
(c)AmendingtheTSPtomodifytheplannedfunction,capacityorperformancestandards
ofthetransportationfacility.
(d)Providingothermeasuresasaconditionofdevelopmentorthroughadevelopment
agreementorsimilarfundingmethod,including,butnotlimitedto,transportation
systemmanagementmeasuresorminortransportationimprovements.Local
governmentsshall,aspartoftheamendment,specifywhenmeasuresor
improvementsprovidedpursuanttothissubsectionwillbeprovided.
(e)Providingimprovementsthatwouldbenefitmodesotherthanthesignificantly
affectedmode,improvementstofacilitiesotherthanthesignificantlyaffected
facility,orimprovementsatotherlocations,iftheproviderofthesignificantly
affectedfacilityprovidesawrittenstatementthatthesystemwidebenefitsare
sufficienttobalancethesignificanteffect,eventhoughtheimprovementswouldnot
resultinconsistencyforallperformancestandards.
(A)Theproviderofthesignificantlyaffectedfacilityprovidesawrittenstatement
thatthesystemwidebenefitsaresufficienttobalancethesignificanteffect,even
thoughtheimprovementswouldnotresultinconsistencyforallperformance
standards;
(B)Theprovidersoffacilitiesbeingimprovedatotherlocationsprovidewritten
statementsofapproval;and
(C)Thelocaljurisdictionswherefacilitiesarebeingimprovedprovidewritten
statementsofapproval.
Neitherstaffnortheapplicantproposesmeasureslistedinsubsections(a)through(c)or(e).
Thefollowingtripcapconditionisrecommendedasasimpleremedyandisamitigationtool
consistentwithOAR6600120060(2)(d).Itlimitsfuturetransportationimpact
Findings
MA202/RA202/Z208
toalevelthesameasthecurrentplandesignationandzoning.Tocalculatethenumberoftrips
forthetripcapcondition,theanalysisusesthemostreasonablebuildoutscenariounderthe
currentplandesignationandzoning,whichwascalculatedintheupdatedtripcap
analysis.Theresultofthetripcapisthatachangeinplandesignationandzoningwillhaveno
greaterimpactonthetransportationsystemthanthecurrentdesignationandzone.
RecommendedTripCapConditionofApproval
Sitedevelopmentshallbelimitedsoastogeneratenomorethan328PMpeakhour
vehicletripsasdeterminedbythemostcurrenteditionoftheInstituteof
TransportationEngineersTripGenerationManual.TheCitymayallowdevelopment
applicant
intensitybeyondthismaximumnumberofpeakhourvehicletripsifthe
submitstotheappropriateapprovingagenciesatransportationimpactanalysis
demonstratingtheproposedintensificationofuseisconsistentwiththeTransportation
PlanningRule(TPR)criteriaoutlinedinOregonAdministrativeRule(OAR)6600120060.
Theapplicantshallseek,andtheCityshallconsidersuchapprovalusingtheTypeII
landuseapplicationprocedure.
Thistripcapconditionprovidesanenforceable,ongoingrequirementlimitingtrafficgeneration
toalevelconsistentwiththecurrentMetroPlandesignation.Therefore,theproposedMetro
Planamendment(andzonechange)willnotincreasetripgeneration,therebydemonstrating
compliancewiththerequirementsoftheTPR.Withtheinclusionofthetripcapcondition,the
proposalmeetstherequirementsofStatewidePlanningGoal12,theTransportationPlanning
Rule,andtheTSP.
Basedontheserevisedfindingsandproposedconditionofapproval,theproposalisconsistent
withStatewidePlanningGoal12.
Goal13:EnergyConservationToconserveenergy.
TheproposedchangetotheMetrolandusediagramwillnotamendorotherwiseinvolve
anylanduseregulationsthatimplementthisGoal.Therefore,StatewidePlanningGoal13does
notapply.
Goal14:UrbanizationToprovideforanorderlyandefficienttransitionfromruralto
use,toaccommodateurbanpopulationandurbanemploymentinside
urbanland
urbangrowthboundaries,toensureefficientuseofland,andtoprovideforlivable
communities.
Theamendmentsdonotaffecttheprovisionsregardingthetransitionoflandfromrural
tourbanuses.Basedonthisfinding,StatewidePlanningGoal14doesnotapply.
Findings
MA202/RA202/Z208
Goal15:WillametteRiverGreenwayToprotect,conserve,enhanceandmaintainthe
natural,scenic,historical,agricultural,economicandrecreationalqualitiesoflands
alongtheWillametteRiverastheWillametteRiverGreenway.
TheamendmentsdonotcontainanychangesthataffecttheWillametteRiverGreenway
locatedwithintheadoptedWillametteGreenway
regulations,noristhesubjectproperty
boundary.Basedonthisfinding,StatewidePlanningGoal15doesnotapply.
Goals1619:EstuarineResources;CoastalShorelands;BeachesandDunes;and
OceanResources
Therearenoestuarine,beachanddune,coastal,oroceanresourcesrelatedtotheproperty
affectedbytheseamendments.Basedonthisfinding,StatewidePlanningGoals16through19
donotapply.
Basedonthefindingsabove,theMetroPlanAmendmentcomplieswithStatewidePlanning
GoalsandtheapprovalcriterionatEC9.7735(1)ismet.
EC9.7735(2):TheproposedamendmentdoesnotmaketheMetroPlaninternally
inconsistent.
NopolicieswithintheMetroPlanappeartoserveasmandatoryapprovalcriteria,nordoany
appeartobedirectlyrelevanttothissitespecificamendment.Therefore,theproposed
amendmentdoesnotpresentanyconflictwithMetroPlanpoliciesnormaketheMetroPlan
internallyinconsistent.Basedonthesefindings,thiscriterionismet.
EC9.7735(3):Whenthecityspecificlocalcomprehensiveplanalsoapplies,theproposed
amendmentisconsistentwiththecityspecificlocalcomprehensiveplan.
ThecityspecificlocalcomprehensiveplanfortheCityofEugeneistheEnvisionEugene
ComprehensivePlan.ThefollowingpoliciesfromtheEnvisionEugene(EE)ComprehensivePlan
providesrelevant,generalsupportfortheamendmenttotheMetroPlanDiagram:
EEPolicy3.1Employmentgrowth.Planforanemploymentgrowthratethatisidentifiedin
thecurrentadoptedEconomicOpportunitiesAnalysis.Strivetocaptureamajorityofthe
employmentgrowthwithintheCityofEugene.
EEPolicy3.21Parcelassembly.Facilitatereconfigurationofsmallervacantorunderutilized
industrialparcelstocreateredevelopmentopportunitieswithintheurbangrowth
boundary.
EEPolicy3.35Neighborhoodvitality.Recognizethevitalroleofcommercialfacilitiesthat
provideservicesandgoodsincomplete,walkableneighborhoodsthroughoutthe
Findings
MA202/RA202/Z208
community.Encouragethepreservationandcreationofaffordableneighborhood
commercialspacetosupportabroadrangeofsmallbusinessownersacrossall
neighborhoods.
EachofthepoliciesabovecomefromEconomicDevelopmentChapteroftheEE
ComprehensivePlan.Theapplicantcontendsthattheproposedamendmentwilldiversify
usespermittedonthesiteaswellwhichcanbetterservethe
industrialandcommercial
WhiteakerNeighborhoodandbroaderEugenecommunity.Theproposedamendmentand
concurrentzonechangewillexpandthevarietyofusespermittedonthepropertywhile
applyingadditionaldevelopmentstandardsmeanttopromoteoverallneighborhood
(i.e.lowdensityresidentialand
compatibilitybetweenotherwisenoncompatibleuses
industrial).Basedonthesefacts,theproposedamendmentandconcurrentzonechangeare
generallysupportedbytheEEEconomicDevelopmentpoliciescitedabove.
TheTransportationchapterofEnvisionEugenestatesthattheEugene2035Transportation
SystemPlan(TSP)servesasthetransportationelementforthecomprehensiveplan.Asnotedin
thefindingsrelatedtoStatewidePlanningGoal12,theMetroPlanDiagramamendmentis
consistentwiththeTSP,andthereforeconsistentwiththetransportationelementof
EnvisionEugene.Notransportationpoliciesappeartobedirectlyrelevanttothissitespecific
MetroPlanAmendment,nordotheyserveasmandatoryapprovalcriteriafortheamendment.
Basedonthesefindings,theproposedMetroPlanAmendmentisconsistentwithEnvision
Eugene,thelocalcomprehensiveplan.
REFINEMENTPLANAMENDMENT
TheproposedMetroPlanAmendmentalsotriggerstheneedforanamendmenttothe
WhiteakerPlan(WP),whichistheapplicablerefinementplanforthisarea.Thesubject
propertyislocatedintheSouthSladdenSubarea,asidentifiedintheWP.Thelanduse
diagramdesignatesthepropertyasLightMediumIndustrial.PerEC9.7730(5)(b),sincenotext
amendmentisrequired,therefinementplandesignationwouldchangeautomaticallytoMixed
UsetoremainconsistentwiththeMetroPlan.ThisonlyoccursiftheamendmenttotheMetro
Planlandusedesignationisapproved.Thefollowingfindingsaddresstheapplicableapproval
criteriafortherelatedrefinementplanamendment:
EC9.8424(1):Therefinementplanamendmentisconsistentwithallofthefollowing:
(a)Statewideplanninggoals.
ThefindingsaddressingconsistencywiththeStatewidePlanningGoalsareincludedabove
underMetroPlanAmendmentapprovalcriterionEC9.7735(1),incorporatedhereinby
reference.Basedonthosefindings,theproposalisconsistentwiththeStatewidePlanning
Goals.
Findings
MA202/RA202/Z208
(b)Applicableprovisionsofthecomprehensiveplan.
PerthefindingsaboveunderMetroPlanAmendmentapprovalcriteriaEC9.7735(2)andEC
9.7735(3),incorporatedhereinbyreference,theproposalisconsistentwiththeprovisionsof
thecomprehensiveplan.
(c)Remainingportionsoftherefinementplan.
Theproposedamendmenttotherefinementplanonlyincludestheautomaticamendmentto
thelandusediagramthroughtheproceduresidentifiedatEC9.7730(5).Nootheramendments
totheWPareproposed.
ThesubjectpropertyislocatedintheSouthSladdenArea,Subarea9,oftheWP.Theplan
designationsofthisarea,whichvaryconsiderably,includeadesignationofmixedusealong
st
West1AvenueandRailroadBoulevardadjacenttothesubjectproperty.Inthissubareathe
followingpolicyisapplicable:
2. IntheSouthSladdenarea,changethezoningofparcelsdesignatedonthe
WhiteakerPlanDiagramasmixedusetoWhiteakerMUW.Applythesitereview
subdistricttoallpropertyzonedMUW.
Thispolicywasoriginallyimplementedthroughthezoningoftheadjacentmixeduse
designatedareas(previouslyknownasMUW,WhiteakerMixedUseDistrict).Thatzonewas
subsequentlyreclassifiedaspartofthelandusecodeupdatein2001fromMUWtoSW,
WhiteakerSpecialAreaZone.ForconsistencywiththisWPpolicy,theapplicanthasproposed
toapplythe/SRSiteReviewoverlayzone.Theconcurrentproposaltorezonethe
subjectpropertyfromI2toSW/SRisconsistentwiththeWPpolicynotedabove.
TherearenootherpoliciesintheWPthatappeartoserveasmandatoryapprovalcriteriaor
requirefurtheranalysisinthisinstance,andtheproposedplanamendmentisotherwise
consistentwiththeWP.
Basedontheavailableinformation,EC9.8424(1)ismet.
EC9.8424(2):Therefinementplanamendmentaddressesoneormoreofthefollowing:
errorinthepublicationoftherefinementplan.
(a)An
(b)Newinventorymaterialwhichrelatestoastatewideplanninggoal.
(c)Neworamendedcommunitypolicies.
(d)Neworamendedprovisionsinafederallaworregulation,statestatute,state
regulation,statewideplanninggoal,orstateagencylanduseplan.
(e)Achangeofcircumstancesinasubstantialmannerthatwasnotanticipatedatthe
timetherefinementplanwasadopted.
Findings
MA202/RA202/Z208
TheconcurrentamendmenttotheplandesignationontheMetroPlandiagramconstitutesa
oramendedcommunityperEC9.8424(2)above.Perthefindingspertainingtothe
MetroPlandiagramamendmentatEC9.7735,incorporatedhereinbyreference,the
designationchangeisconsistentwithallStatewidePlanningGoalsandtheexistingMetroPlan
policies.Therefore,iftherequestedMetroPlanAmendmentisapproved,therefinementplan
mustrespondtoremainconsistent.Basedonthesefindings,thiscriterionismet.
ZONECHANGEEVALUATION
TherequestincludesaconcurrentzonechangerequestfromI2LightMedium
IndustrialtoSWSpecialWhiteakerMixedUsewith/SRSiteReviewoverlay,tobringthezoning
intoconformancewiththeproposedMixedUseplandesignation.Thefollowingfindings
addresstheapplicableapprovalcriteriafortherelatedzonechangerequest:
EC9.8865(1):TheproposedchangeisconsistentwithapplicableprovisionsoftheMetro
Plan.ThewrittentextoftheMetroPlanshalltakeprecedenceovertheMetroPlandiagram
whereapparentconflictsorinconsistenciesexist.
AccordingtoEC9.3905,therequestedSWWhiteakerSpecialAreaZoneimplementsthemixed
usedesignationoftheWhiteakerPlan.Theanalysisandfindingsundertherefinementplan
amendmentcriteria,incorporatedhereinbyreference,providepositivefindingsforconsistency
betweentheSW,WhiteakerSpecialAreazoningandthemixedusedesignationoftheMetro
Plan.Therefore,asthecurrentMetroPlandesignationisLightMediumindustrial,consistency
withthisprovisioniscontingentupontheapprovaloftheMetroPlanAmendmenttoamend
landusedesignation.WithrespecttoMetroPlanpolicies,thereappeartobenopoliciesthat
wouldserveasmandatoryapprovalcriteriaforthiszonechangeorrequirefurtheranalysis
beyondthatprovidedabovefortherequestedplanamendment.
Basedonthesefindings,andwithapprovaloftheproposedMetroPlanAmendment,this
criterionismet.
EC9.8865(2):Theproposedzonechangeisconsistentwithapplicableadoptedrefinement
plans.IntheeventofinconsistenciesbetweentheseplansandtheMetroPlan,theMetro
Plancontrols.
ThesubjectpropertyiswithintheboundariesoftheWhiteakerPlan(WP),whichisthe
applicableadoptedrefinementplanfortheareaofthisrequest.TheWPidentifiesthesubject
propertyasbeingdesignatedforLightMediumIndustrial.However,accordingtotheMetro
PlanAmendmentproceduresatEC9.7730(5)(b),iftherequestedplandiagramamendmentis
enactedandnotextintherefinementneedstobeamended,thenthelandusediagramis
automaticallyamendedtoremainconsistentwiththeMetroPlan.Therearenotext
amendmentsproposedorotherwiserequiredinthisinstance.Therefore,iftheconcurrent
MetroPlanAmendmentisapproved,thelandusediagramwillautomaticallybeamended
andbeconsistentwiththeproposedzoning.OtherthanthepolicyaddressedatEC9.8424(1)(c)
Findings
MA202/RA202/Z208
above,nootherpoliceslistedintheWPappeartoserveasmandatoryapprovalcriteriaforthis
zonechangeorrequirefurtheranalysisbeyondthatprovidedabovefortherequestedplan
amendment.
Basedonthesefindings,andwithapprovaloftheproposedplanamendment,thiscriterionis
met.
Theusesanddensitythatwillbeallowedbytheproposedzoninginthe
EC9.8865(3):
locationoftheproposedchangecanbeservedthroughtheorderlyextensionofkeyurban
facilitiesandservices.
KeyurbanfacilitiesandservicesaredefinedintheMetroPlanas:wastewaterservice,
stormwaterservice,transportation,waterservice,fireandemergencymedicalservices,police
protection,Citywideparksandrecreationprograms,electricservice,landusecontrols,
communicationfacilities,andpublicschoolsonadistrictwidebasis(seeMetroPlan,pageV3).
Thefollowingsummaryaddressestheavailabilityofthesekeyurbanservicesandfacilitiesas
requiredunderthiscriterion.
Wastewater:Adjacenttothesubjectpropertyinthenorthwestcornerisa54inchpublicsewer
lineflowingeastfromMH9255to9373and9292onCrossStreet.Additionally,thereisan8
inchpublicwastewaterlineatMH10274alongPolkStreetfromRailroadBlvdtoCrossStreet.
Stormwater:PublicStormwaterfacilitiesexistwithintherightofwayofbothPolkandCross
Streetsviaweepholesinthecurbandexistingstormdrains.Theredonotappeartobeany
downstreamcapacityissueswithintheareaandanyfuturedevelopmentwillberequiredto
meetstandardssetforthintheStormwaterManagementManualandChapter9oftheEugene
Code.
Streets:ThepropertyhasprimaryfrontageonRailroadBlvdwhichisidentifiedasamajor
collector,aswellasaccessconnectionstoboththelocalstreetsPolkStreetandCrossStreet.
AllroadwaysareownedandmaintainedbytheCityofEugeneandarefullypaved,with
sidewalks,curbandgutter,andadditionallystreettreesandstreetlightsinseveralareas
berequiredtobeaddressedatthetimeofany
surroundingtheproperty.Streetstandardswill
futuredevelopment
SolidWaste:Collectionserviceisprovidedbyprivateentities.Regionaldisposalsitesandthe
ShortMountainLandfillareoperatedbyLaneCounty.
WaterandElectric:Waterandelectricalservices,operatedbyEugeneWaterandElectricBoard
(EWEB)areavailableforextensiontotheproperty.Anyfuturedevelopmentwillrequire
coordinationwithEWEBstafftoensurethatwaterandelectricservicescomplywithCity
standardsandEWEBrequirements.
Findings
MA202/RA202/Z208
PublicSafety:Policeprotectionforthesubjectpropertyisconsistentwithserviceprovision
throughtheCity.FireprotectionwillbeprovidedbytheEugene/SpringfieldFireDepartment.
EmergencymedicalservicesarecurrentlyprovidedonaregionalbasisbythecitiesofEugene
andSpringfield.
Transportation:Thesubjectpropertyisaccessibletopedestrians,bicycles,andvehiclesviathe
surroundingstreetnetwork.Threepublictransitstopsarelocatedadjacenttothesubject
property.Sidewalksarepresentalongallstreetfrontagesofthesubjectproperty.
ParksandRecreation:ParksandrecreationprogramsareprovidedonaCitywidebasis.The
inclusionofthesubjectpropertyintheCityissufficientevidencetodemonstratetheminimum
levelofthiskeyurbanserviceismet.
PlanningandDevelopmentServices:Planningandbuildingpermitservicesareprovidedforall
propertieslocatedwithintheurbangrowthboundarybytheCityofEugene.TheEugeneCode,
Chapter9,willprovidetherequiredlandusecontrolsforfuturedevelopmentofthesubject
property.
Communication:Avarietyoftelecommunicationprovidersoffercommunicationsservices
throughouttheEugene/Springfieldarea;therefore,theseservicesareavailable,andthiskey
urbanservicerequirementismet.
PublicSchools:ThesubjectpropertyiswithinEugeneSchoolDistrict4J.Asaccesstoschoolsis
evaluatedonadistrictwidebasis,thelocationwithintheschooldistrictissufficient
evidencetodemonstratetheminimumlevelofthiskeyurbanserviceismet.
Basedonthesefindings,thiscriterionissatisfied.
EC9.8865(4)Theproposedzonechangeisconsistentwiththeapplicablesitingrequirements
setoutforthespecificzonein:
(o)EC9.3905WhiteakerSpecialAreaZoneSitingRequirements.
TheapplicanthasrequestedachangetotheSWWhiteakerSpecialAreazone.Thespecific
sitingstandardsforSWarelistedunderEC9.3905andprovidedforeaseofreferencebelow.
EC9.3905:SWWhiteakerSpecialAreaZoneSitingRequirements.Inadditiontothe
approvalcriteriaatEC9.8865ZoneChangeApprovalCriteria,thesitemustbeplannedfor
aspecialmixofusesintheWhiteakerNeighborhoodPlan.
AsthesitingrequirementsstatethatSWislimitedtoareasdesignatedformixeduseinthe
WP,compliancewiththisprovisioniscontingentupontheapprovaloftheconcurrentplan
amendment.Therefore,theproposalcomplieswithEC9.3905.
Findings
MA202/RA202/Z208
Basedonthesefindings,withapprovaloftheproposedplanamendment,thesiting
requirementswillbesatisfied,andthiscriterionismet.
EC9.8865(5)IncaseswheretheNRzoneisapplied
ThiscriteriondoesnotapplybecausetheproposedzonechangedoesnotincludetheNRzone.
OAR6600120060TransportationPlanningRule
WhilenotanapprovalcriterionincludedinEugeneCode,zonechangeapplicationsarerequiredto
demonstratecompliancewiththeTransportationPlanningRuleunderOAR6600120060.
ConsistentwiththefindingsundertheStatewidePlanningGoal12,incorporatedhereinby
reference,theproposedzonechangeisconsistentwiththeTransportationPlanningRule.
CONCLUSION
Basedontheavailableinformationandevidence,andtheprecedingfindingsofcompliance
withtheapplicableapprovalcriteria,theproposedMetroPlanAmendment,RefinementPlan
Amendment,andZoneChangecomplywiththeapplicableapprovalcriteria,subjecttothe
followingconditionofapproval:
TripCapConditionofApproval
Sitedevelopmentshallbelimitedsoastogeneratenomorethan328PMpeak
hourvehicletripsasdeterminedbythemostcurrenteditionoftheInstituteof
TransportationEngineersTripGenerationManual.TheCitymayallow
developmentintensitybeyondthismaximumnumberofpeakhourvehicletrips
iftheapplicantsubmitstotheappropriateapprovingagenciesatransportation
impactanalysisdemonstratingtheproposedintensificationofuseisconsistent
withtheTransportationPlanningRule(TPR)criteriaoutlinedinOregon
AdministrativeRule(OAR)6600120060.Theapplicantshallseek,andtheCity
shallconsidersuchapprovalusingtheTypeIIlanduseapplication
procedure.
Findings
MA202/RA202/Z208