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HomeMy WebLinkAboutOrdinance No. 19797ORDINANCE NO. 1 ~. "1 ~t ~ AN ORDINANCE AMENDING THE EiTGENE- SPRINGFIELD 1VIETROP4LITAN AREA GENERAL PLAN DIAGRAM FORA 53 ACRE SITE NORTH GF CHAD STREET AND EAST OF COBURG ROAD. The City Council of the City of Eugene finds as follows: 1. In June, 1989 the Eugene City Council ~Council~ began strategy discussions far replacement of wetland-impacted industrial land. At the Council's direction, the Planning Commission identified seven sites for Council consideration. .After further study, the listed sites were subsequently reduced to three. 2. On June 25, 1990 the Council held a public hearing to determine whether to initiate amendments to the Eugene-Springfield Metropolitan Area General Plan Metro Plan} with respect to one or more of those three sites. Ali affected property owners were notified prior to the hearing, and no opposition or objections to the proposed amendments were made. At that time, this amendment was initiated. The new procedures and standards for adjudicating Metro Plan amendments under Eugene Ordinance 19728 apply to amendments initiated after October 29, 1990. Thus, this amendment is controlled by the code provisions in effect on June 25, 1990. 3. The Chad Street site involves an area of approximately 53 acres situated about 1,700 feet east of Coburg Road. It lies north of Chad Street and the I-1 zoned Special Light Industrial corridor that is north of Beltline Road, and extends east to Old Coburg Road, The entire site is under a single ownership, is entirel y undeveloped, and is within the city limits of Eugene. The Urban Growth Bounda . ~' ~s northeast of the site ~n the Game Farm Road right-of-way, and the land to the north is nearly flat. Most of the northern part of this site is currently zoned and designated far low density residential use. However, the most westerly nine acres was designated and zoned for medium density residential use ~R-2 zonings as a result of the Coburg-Crescent Special Area Study. The site is directl across Chad y Street from an area that is designated Special Light Industrial on the Metro Plan diagram, and the area to the north of the site is vacant. 4. Adoption of this proposed amendment has been recommended by the Eugene Planning Commission, Lane County Planning Commission and Sprin field . g Planning Commission after public hearings held on November 7,1990, December 4, 1990, and December 12, 1990 respectively. Required notice of the public hearin s . g before the Planning Commissions and City Council has been given. Ordinance - l 5. The proposed amendment to the low and medium density residential designations is necessary because circumstances have changed in a substantial manner from those originally contemplated in the Metro Plan. As noted above, it is anticipated that several sites originally planned for industrial development will be lost because of wetland regulations, G, The proposed plan amendments are consistent with applicable Statewide Planning Goals, the fundamental principles and applicable policies of the Metro Plan, and other City policies as shown in the findings attached as Attachment B and incorporated herein by reference. NOV4; THEREFORE, THE CITY GF EUGENE DOES ORDAIN AS FOLLOWS: Section 1. The findings set forth above and the findings contained in Attachment B attached hereto are adopted. Section Z. The Eugene-Springfield Metropolitan Area General Plan Diagram is amended by changing the Plan Diagram designation far a 53 acre site north of Chad Street and east of Coburg Road from Low and Medium Density Residential to Special Light fndustrial, as more particularly shown in Attachment A hereto, which is incorporated herein by reference. Section 3. This Metro Plan amendment shall become effective when identical amendments have been adapted by Lane County and the City of Springfield. Passed by the City Council this q~day of ~en,~~,-1991 City Record Approved by the Mayor this day of ,1991 f ~ R f~ ~~r r` ~; ff S ~ ~• ~ ,;,: f ~ .~ f ~~ / J Mayor Ordinance - 2 North of Chad Site Attachment A SUBJECT SITE J~ .. ~^ CITY LI~{IT "'~' URBA~d GROWTH BOUfdDaRY o' ~oo~ Attachment B Findings in Support of Ordinance Amending the Metro Plan Chad Site} I. METRO PLAN AMENDMENTS MUST BE CONSISTENT WITH APPLICABLE STATEWIDE P G GOALS, Goal 1-Citizen Involvement. This goal requires that programs be implemented that will provide the opportunity for citizens to be involved in all phases of the planning process. This Plan amendment was referred to various public agencies and groups, and notice of its contents was sent to all affected residents and property owners as well as those abutting the affected properties. A notice was also placed in the Register Guard. It described the North of Chad proposal and affected properties. Prior to adoption, public hearings will have been held by the planning commissions of all three jurisdictions and their respective elected officials. Goal ~ -Land Use Plannin . This goal requires establishment of a land use planning process and policy framework as a basis for land use decisions. Satisfaction of this goal requires adoption of a comprehensive plan and its acknowledgment by the Land Conservation and Development Commission. Those steps have been satisfied locally. This Metro Plan amendment is being processed as agovernment-initiated amendment as provided far in Chapter ~V of the acknowledged Metropolitan Area General Plan and as implemented through the acknowledged land use codes of the three jurisdictions. Goal 3 -„Agricultural Lands. This goal requires the preservation and maintenance of agricultural lands. No part of the North of Chad site is presently planned, designated, ar zoned far agricultural use. Goa14 -Forest Lands. This goal requires the preservation and maintenance of forest lands. No part of the North of Chad site is presently planned, designated, ar zoned far forest use. Goal 5 - O en S aces Scenic and Historic Areas and Natural Resources. This goal requires the conservation and protection of inventoried and significant open space, scenic and historic areas, and natural resources when no conflicting uses have been justified through an analysis of economic, social, environmental and energy consequences ~ESEE analysis}. Any wetland resources on the site would be protected through application of federal law. However, based on Natural Resources Special Study and the current Metro Plan, it does not appear that there are natural resources on the North of Chad site with functions and values that are high enough Attachment B - 1 to be worthy of preservation, There are no inventoried scenic or historic resources at the North of Chad site. Goal 6 -Air Water and Land Resources uali ,This goal requires that the State's air, water and land resources be maintained and improved through planning for and enforcement of appropriate discharge standards. Eugene's comprehensive plan and zoning requirements and related regulations regarding discharge of contaminants and pollutants are the same for the existing Low and Medium Density Residential designation as they would be for the proposed Special Light Industrial designation, Therefore, this amendment will not reduce those requirements ar compliance with Goal 6, Goal 7 -Areas Sub'ect to Natural Disasters and Hazards. This goal requires that in areas of natural hazards, such as landslides and floods, developments must incorporate appropriate safeguards. No part of the North of Chad site is in a 100 year flood plain. Nor is it subject to any other known natural hazards. Goal 8 -Recreational Needs. This goal requires planning far recreation areas, facilities, and opportunities in appropriate proportions and in such quantity and locations as is consistent with the availability of resources. However, na recreational sites or opportunities have been identified on the North of Chad site. . - , onomi~,,,,,,,,,,Development, This goal requires that local plans provide :___ --- al -- 9 Ec~.~ adequate economic opportunities by, in part, including a sufficient supply of sites far commercial and industrial uses. Current studies indicate that of the approximately 1,500 acres of undeveloped land designated .for industrial use in west Eugene, at least 700 acres are wetlands with inherent development limitations including mitigation requirements. Redesignating the North of Chad site from Low and Medium Density Residential to Special Light Industrial will partially compensate far industrially planned and designated lands that are not developable because of wetland limitations, al 10 - Housin;~. This goal requires the provision of an adequate amount of suitable housing inside the UGB. About nine acres of the North of Chad site are designated far medium density and about 44 acres for low density residential development on the Metro Plan diagram. If this amendment is approved, all 5 3 acres would be designated Special Light Industrial. The next two paragraphs address how this amendment relates to trends in the residential land inventory, Between 1977 and 1959, the number of private undeveloped acres designated for low density residential development within Eugene's UGB decreased about 22 percent, from 11,360 to 5,540 acres, About 1,490 or 12 percent of the 8,544 acres are in the Willakenzie area. Assuming the rate of absorption since 1977 continues, Attachment B - 2 there is just over a 4o year supply of private undeveloped low density residential acres left inside Eugene's UGB. The 44 acres subject to this proposed diagram amendment is about o.5 percent of that total. During the same 12 year period, the number of private undeveloped acres designated for medium density residential development within Eugene's UGB increased about three percent, from 1,31U acres to almost 1,35o acres. About 450 or 33 percent of the 1,35 acres were in the ~Villakenzie area. The increase was at least partly because floating nodes on the diagram were assigned specific designations. It is difficult to determine how long the existing inventory will last. But the vacancy rate among multiple family dwellings in Eugene is presently very low -probably between 1.5 and 2.o percent. This indicates a current shortage of units in that category. Conversion of 53 acres of residential land to industrial uses should not have a significant impact on the inventory of vacant land available for housing purposes. For example, the draft Willakenzie Plan includes a designation change of about 64 acres from Light-Medium industrial to Medium and high Density Residential. Further findings on the impact this change would have on the housing inventory is contained in the discussion in item III below regarding consistency with Metro Plan policies. Goal 11-Public Facilities and Services. This goal requires that a timely, orderly, and efficient arrangement of public facilities and services be provided. All urban services needed for special light industrial development on this site are available. They include, for example, fixe and police protection, utilities, sanitary sewers, and paved streets. Goal 12 -Vans ortation. This goal requires the provision of a safe, convenient, and economic transportation system to move people and goods befiween geographic and jurisdictional areas, Chad Street, planned and being constructed to industrial standards, intersects Coburg Road about one-third mile west of this site. Coburg Road, a ma j or arterial, provides direct access to Beltline road which is also a maj or arterial. Beltline Road provides direct access to Interstate 5 which is about 374 feet east of the North of Chad site. Traffic impacts of a Special Light Industrial designation at the North of Chad site should be similar to what could be expected from development based on its present Low and Medium Density Residential plan designations and zoning. TransPlan, the adopted metropolitan transportation plan, includes improved turn lanes and signals at Coburg and Beltline as a long range project possible completion between 1995 and ZQ~Q}. Lane Transit District provides bus service along Coburg Road. Attachment B - 3 a1--13 _, En,,,,,,,,, - -, , , ,,, ergy Conservation. This goal requires that land uses maximize conservation of all forms of energy based on sound economic principles. Redesigning the North of Chad Street site from Law and Medium Density Residential to Special Light Industrial will not alter compliance with this goal. Goal 1~ -Urbanization, This goal requires orderly and efficient transition from rural uses outside the UGB} to urban uses (inside the UGB. The North of Chad site is already inside the UGB and planned for urban use. The proposed designation does not change that aspect of the site. Goal 15 - willamette River Greenwa . This goal requires preservation and enhancement of lands along the Willamette River. The North of Chad site is not in that location. Coals_-16 through 19. All these goals address coastal lands and features or ocean resources. They are not applicable to the North of Chad site. II. METRQ PLAN AMENDMENTS MUST BE CQNSISTENT wITH THE PLAN'S SEVEN FUNDAMENTAL PRINCIPLES. . Condensed, these principles state that: a. The Plan is a long-range policy document. b. To work, the Plan requires cooperation among agencies and governments in the metro area. c. Urban development is to take place inside the urban growth boundary, d. Zoning and other implementation actions must be consistent with the Plan. e. The zoning process must be monitored and changed from time to time to meet current demands. f. Eugene and Springfield are the logical providers of urban services inside the UGB. g. The Plan is based on a projected population level of 293,700 in the metro area, not a particular future year. This amendment proposal consists of a change from two residential designations to an industrial designation. Adoption will require cooperation and approval of the governing bodies of all three jurisdictions. Eugene will be the site's service provider. Development will take place within the UGB. Rezoning will be consistent with the Plan diagram designation change. Therefore, this diagram amendment would be consistent with applicable Metro Plan Fundamental Principles. Attachment $ - 4 III. METRO PLAN AMENDMENTS MUST BE CONSISTENT 'WITH APPLICABLE METRO FLAN POLICIES. The following policies appear to be mast relevant: a. Policy 19 originally 17~ on page III-B-G in the Economic Element calls for reserving areas for large-scale, campus-like, light manufacturing uses. b. Policy 3 an pages III-A 4 in the Housing Element stipulates that the community is to increase the supply of land zoned for low, medium and high density housing correlated with demand. Policy 11 on the next page calls for retention of large parcels of residentially zoned land for projects requiring such parcels. c. Policy 3D in the Transportation Element on page III-A 7 directs that the community encourage higher density residential development near industrial and commercial centers throughout the metropolitan area. This proposal is to redesignate an area on the Metro Plan diagram from Low and Medium Density Residential to Special Light Industrial. As can be seen above, the Plan contains policies that support retaining the residential designations and others that support the change to an industrial designation. The fallowing findings support the industrial designation: a. The draft Willakenzie Plan includes a designation change of about 60 acres in the Chase Gardens area east of Garden Way and south of the Q Street Channel} from Light-Medium Industrial to Medium and High Density Residential. That will more than make up for the area North of Chad that would be subtracted from the inventory of undeveloped residential land. Bath locations are in the same planning district, but the Chase Garden area is closer to downtown and the University of Qregon, two of Eugene's major employment centers. b. The draft Willakenzie Plan includes approximately 95 acres of Medium Density Residential land earth of Beltline and within a mile of the North of Chad site. About 3~ of those acres are immediately adjacent and to the north of the site. Adding 53 acres of Special Light Industrial land in this area would provide increased opportunity far industrial development close to planned and existing medium density residential areas. c. Redesignating the North of Chad Street site to Special Light Industrial would compensate the Stewart Road site designation change from Special Light Industrial to Light-Medium Industrial. In fact, it is likely that compared to Attachment B - 5 the Stewart Road site, the North of Chad site will be relatively free of high value wetlands. Therefore, it may have more potential than the Stewart Road site far special light industrial development. d. The North of Chad site appears to be a good location far special light industrial uses. Nearby areas are already designated and zoned Special Light Industrial, One site is the new location of a publishing firm. The Register- Guard has purchased another. Chad Street is constructed to industrial traffic standards. The location provides good visibility, an important factor for firms of this type. e. Based on absorption rates since 1977, there is a 4D year supply of private undeveloped low density residential land inside Eugene's UGB. Iv. METRG PLAN AMENDMENTS MUST ADDRESS ONE OR MORE OF THE FOLLOWTNG CIRCUMSTANCES. a. An error in the publication of the Plan; or b. Unanticipated and substantial change in circumstances; or c. Post-acknowledgment incorporation into the Plan of newly inventoried material which relates to a Statewide Goal; or d. A change in public policy. There has been an unanticipated and substantial change in circumstances item b}. Since the Plan was adopted and lands were designated for industrial development in west Eugene, the federal government and the State of Qregon have adopted rules and requirements to preserve wetlands. Subsequent local research and field work determined that in west Eugene there are same 1,4U~ undeveloped acres that meet the wetlands definition. Qf those 1,4~~ acres, about half, some 7U~ acres, are designated for industrial uses. That it almost 4U percent of the total 1,S~a acres of undeveloped west Eugene land designated for industrial development. Changing the North of Chad site from Law and Medium Density Residential to Special Light Industrial should partially compensate for the reduction in development potential of industrial land that is located in wetland areas. Attachment B - ~6