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HomeMy WebLinkAboutOrdinance No. 20012ORDINANCE NO. ao~ a_._ AN ORDINANCE AMENDING THE BETHELwDANEB4 REFINEMENT PLAN, AND REPEALING aRDINANCE NGS. 19952 AND 19993. The City Council of the City of Eugene finds that: 1. 0n September 2, 1993, Graville Properties applied far an amendment to the Bethel-Danebo Refinement Plan, requesting that a five acre parcel designated neighborhood commercial be expanded to 15 acres of community commercial designation. 2. The City of Eugene Planning Commission recommended approval of the amendment as proposed by the applicant. 3. On January 31,1994, the City Council held a public hearing on the proposed plan amendment and the Council determined that the Bethel-Danebo Refinement Plan should be amended to allow the expansion to 15 acres, but retain neighborhood commercial designation for the entire 15 acres. Ordinance No. 19952, adopted by the Council and approved by the Mayor on January 31, 1994, effected that amendment to a portion of the Plan, a proposal for the Barger-Beltline Development Node, but overlooked amending other portions of the proposed language related to increasing the intensity of use from neighborhood commercial to community commercial. 4. Graville Properties appealed the City Council's decision to the Land Use Board of Appeals LUBA}. 5. LUBA remanded the decision to the City because the City had failed to include an interpretation of the relevant Metro Plan, Commercial Lands Study, Bethel-Danebo Refinement Plan and Eugene Code, 1971 provisions relevant to determining "whether the newly adopted refinement plan provision limiting zoning of the subject 15 acres to GO and C-1 is consistent with the Commercial Lands Study and the newly adopted refinement plan policy. " LUBA directed the City to explain how providing for commercial development of the subject 15 acres at an intensity consistent with C-1 and GO zoning is consistent with Implementation Strategy 19.1 of the Commercial Lands Study and the Bethel-Danebo Refinement Plan Policy. LUBA also directed the City to explain why providing for commercial development in that manner is consistent with the Metro Plan's descriptions of Community Commercial Centers and Neighborhood Commercial Facilities. Finally, LUBA determined that the challenged decision is a comprehensive plan amendment and required that Goa19 be addressed. 6. Pages 1 through 11 of Exhibit A to Ordinance No. 19952 contained the original Findings and Conclusions of the City Council related to, and the language of, the Refinement Plan amendment. To address the issues raised by LUBA, an November 2S, 1994 the City Council adopted Ordinance No. 19993 amending those Findings and Conclusions, as well as the amendment's language, to read as set forth in Exhibit 1 attached to Ordinance No. 19993. Ordinance - 1 7, Graville Properties again appealed the City Council's decision to LUBA. Following that action, but prior to the preparation of legal arguments, a LUBA decision in another case raised the likelihood that LUBA would require the City to hold a public hearing to take action after a remand, and the City requested LUBA to remand the matter so that a public hearing could be held. S. 0n May $, 1995, the City Council conducted a public hearing. The Council approved the Bethel-Danebo Refinement Plan amendment as originally proposed by the applicant and as recommended by the Planning Commission. 9. Based upon the written record and testimony at the public hearings, the proposed amendment is found to be consistent with the Eugene-Springfield Metropolitan Area General Plan, the Eugene Commercial Lands Study, the unamended portions of the Bethel-Danebo Refinement Plan, and Goal 9. 14. The proposed amendment will not affect the overall land use allocations in the Metropolitan Area General Plan or the Bethel-Danebo Refinement Plan. NQW, THEREFORE, THE CITY GF EUGENE DGES GRDAIN AS FGLLGWS: Section 1. The above findings and the findings in Exhibit 1 attached hereto are adopted. Section 2. Grdinance No. 19952 adopted by the City Council and approved by the Mayor on January 31, 1994, and Ordinance No. 19993 adopted by the City Council and approved by the Mayor an November 2$, 1994, are repealed. Section 3. The text accompanying the Barger-Beltline Development Node of the Bethel- Danebo Refinement Plan and the Land Use Diagram on page 11 of the Plan is amended as shown on Exhibit 1 attached hereto and incorporated herein by reference. Section 4. Except as herein amended, all other provisions of the Bethel-Danebo Refinement Plan remain in full force and effect. Passed by the City Council this ~Y~` day of _ ~~ , 1995 ~~~`' City Recor r Approved by the Mayor this 1 ~~ day of , 1995 Mayor Grdinance - 2 EXHIBIT 1 FINDINGS AND CONCLUSIONS OF THE EUGENE CITY COUNCIL Background The applicant, Windsor Graville, owns property located along the north side of Bar er Drive, . g between Empzre Park Drive on the east and Beltl~ne Road on the west, He is re uestin an q g amendment to the Barger-Beltl~ne development node located on the north side of Bar er Drive g between Highway 99 North and west to Beltl~ne Road. The Bethel-Danebo Refinement Plan, adopted in September 19$2, provided written text, e. g. , policies and proposals, and a ra hic . g p del~neat~on of the development node which contains approximately 99.d acres. The ma on a e P Pg 11 of the Bethel-Danebo Refinement Plan provides a graphic display of the various ro osed . .. p P land uses for the site. This ~s supported by written text ~n the polzc~es for the development node beginning on page seven of the neighborhood plan. The map depicts five acres of commercial located nearest the intersection of Barger Drive and Beltline Road surrounded by approximatel . y 1 b acres of high-density residential and the balance of the site extending east Navin . g approxunately 71 acres of medium-density res~dent~al. The applicant is proposing to expand the commercial portion of the node to 15 acres, maintaining the same basic configuration and location. The proposed commercial uses would be oriented near the corner of Barger and Beltline Road. Adjacent to this would be the 16 acres of high-density residential and the remainder of the site, approximately 6$ acres, would be designated for medium-density residential. In November 1992, the Eugene Plarming Commission granted approval to the applicant's request for classification of the subject refinement plan amendment as a minor amendment. At this time, the Active Bethel Citizens neighborhood organization was notified and responded with written comment. That letter is an attachment to this record. Timing of the applicant's reclassification request was felt to be appropriate based on necessary design and approval of the Barger-Beltline interchange by the Oregon Department of Transportation. However, the design was not finalized within the 90-day time line after the commission's consideration and the approval expired with an application not having been submitted. The applicant's representative, Mr. David Pedersen, resubmitted the request for classification of the proposed change to the refinement plan. On June 7, 1993, the Eugene Planning Commission again approved the classification of the refinement plan request as a minor amendment. On September 2, 1993, the application for an amendment to the Bethel Danebo Refinement Plan for the Barger-Beltline development node was submitted to the Permit and Information Center. On October 7, 1993, notice of the request was mailed to the interested parties list, including the Active Bethel Citizens neighborhood organization; Greg Mott, Springfield Planning Department; Roy Burns, Lane County Planning Director; and the Oregon Department of Transportation. Also, on October 7, public hearing notice was mailed to owners and occupants within 400 feet of the affected area. written information was not received from the Active Bethel Citizens neighborhood organization or from property owners in the vicinity of the request. Exhibit 1 Page 1 -- Findings and Conclusions of the Eugene City Council On November 29, 1993, the Eugene Planning Commission recommended approval of the amendment as proposed by the applicant. The City Council held a hearing on January 31, 1994 and determined that the Bethel-Danebo Refinement Plan should be amended to allow the expansion to 15 acres but to retain neighborhood commercial designation for the entire 15 acres. Graville Properties appealed the decision to the Land Use Board of Appeals LUBA}. LUBA remanded for additional findings and an interpretation. On November 28, 1994, the City Council amended its findings and again adopted an ordinance affirming its January 31, 1994 decision. Graville Properties again appealed to LUBA. Following that action, but prior to preparation of legal arguments, a LUBA decision in another case raised the likelihood that LUBA would require the City to hold a public hearing to take action after the record, and the City requested LUBA to remand the matter so that a public hearing could be held. On May S, 1995, that public hearing was held. Land use and zoning adjacent to the area subject to this request is basically divided between residential and commercial. Currently, the subject property is vacant and is zoned RAISuburban Residential. This zoning district also extends north of the site between Highway 99 on the east and Beltline Raad on the west. This area was subdivided in the 7o's and early SO's; however, the development on individual lots is still occurring, The subdivisions in this area are characterized by single-family dwellings with an occasional duplex on the corner of two public streets. The exception is the parkland extending into the subject area from the north. This area is composed of approximately five acres and is in the ownership of the City of Eugene and designated for park purposes. At this time, there is not a schedule for development of this public space. Immediately to the west is Beltline Road. Beyond to the west is low-density residential north of Barger Drive. South of this street and immediately west of Beltline Road is Bethel Danebo Elementary School. Low-density residential development extends south and west of the school. South of the development site extending from Beltline Road east to Highway 99 is commercial and low-density residential uses. The Echo Hollow shopping center is located in the immediate corner of Barger Drive and Beltline Road, extending east to Echo Hollow. This area is currently zoned C-1 Neighborhood Commercial and consists of approximately 9.5 acres . Extending east of Echo Hollow and south of Barger Drive to Empire Park Drive is an area characterized by single- family dwellings with an occasional duplex on the corner of two public streets. Immediately along the east boundary of the development site is Empire Park Drive. Between this street and Highway 99 North is Tax Lat 3601 which is zoned PL Public Land} and is currently a pond. Tax Lot 350o is located on the immediate corner of Barger Drive and Empire Park Drive. This site is zoned RAISuburban Residential and is currently developed with low- density residential. Extending south of Barger Drive along the west side of Highway 99 North is C-2, General Commercial Zoning associated with the existing strip commercial development. Immediately north of the subject area along Highway 99 North are a few single- family dwellings having street access associated with the subdivisions created in the 7o's and early 80's, located north of the subject request. However, along the west side of Highway 99 and north of these residences is property zaned C-Z and developed with automobile-oriented uses, i.e, equipment rental. East across Highway 99 is a large area zoned I-3 Heavy Industrial Exhibit 1 Page ~ -- Findings and Conclusions of the Eugene City Council District and is developed with a variety of industrial uses, Evaluation of the Refinement Plan Amendment The request far an amendment of a refinement plan must address the criteria contained in Section 9.145 of the Eugene Code. The applicant requested an amendment to the text and the proposed Iand use diagrammatic designation for the Barger-Beltline development node in the Bethel Danebo Refinement Plan adopted September 13,1982, The applicant's statement, Section II on pages 1, 2, 3, and 4 presents background addressing history for adoption of the Bethel- Danebo Refinement Plan, and how the Eugene Commercial Lands Study integrates into the neighborhood plan and the Metropolitan Area General Plan with particular emphasis on Polic . Y 19, Section II, pages ~2, Z3 and 24 of the Commercial Lands Study, Text and related map for the Beltline-Barger development .node begins on page 7 and extends through page 11 of the Bethel-Danebo Refinement Plan, Background and findings are presented on pages 7 and 8. Recommendations addressing policies and proposals for the development node are located an pages 8 through 10. 4n page 11 is the map delineating proposed land uses and acreage, The analysis for the applicable criteria pertinent to a refinement plan amendment includes addressin .. g specific changes to the text and the map on pages 5-11 for the development node. Text changes will include deletions by a dashed line and additions by a solid underline. Based on the information available and the criteria for evaluation of an amendment to a refinement plan, the City makes the following conclusions. Section 9.145 2 a : The plan amendment is consistent with the Metropolitan Area General Plan, The map and text changes to the Bethel-Danebo Refinement Plan are prompted by the findings of the Eugene Commercial Lands Study which recommends a 1o-acre commercial addition to the existing 5-acre designation and a corresponding change to permit Community Commercial Uses, The Neighborhood Plan text changes are intended to reflect the recommended changes and to correct portions of the text affecting other portions of the development node where circumstances or facts have changed. The Commercial Lands Study previously mentioned was adopted as a "refinement plan" to the Metropolitan Area General Plan. According to Section 9.138~2~~a~ of the Eugene Code, a "Refinement Plan" means a "comprehensive Iand use plan for a discrete part of the geographic area regulated by the Metropolitan Area General Plan--and includes special area studies listed in the Metropolitan Area General Plan. " The policy recommendations in the Commercial Lands Study affect discrete parts commercial lands} of the geographic area regulated by the plan and therefore are refinements to the Metropolitan Area Plan. These proposed changes are therefore consistent with the Metropolitan Area Plan because it has been "refined" by policies and recommendations of the Commercial Lands Study. 0f possible interest is the language in Implementation Strategy 19.1 of the Commercial Lands Study which states that the recommended commercial expansion should occur after the intersection improvements Barger-Beltline} are made. Applicant intends to "track" with the intersection improvement schedule which now calls far an interchange to be started in the first Exhibit 1 Page 3 -- Findings and Conclusions of the Eugene City Council half of 1994. The interchange design is now known and features a "diamond" type design with Barger Drive crossing over Beltline. The text and map changes affect only the refinement plan designation far the area. Assumin g these changes are approved, applicant must come back later to obtain a zone change and will not do so until a contract is awarded far construction of the interchange. In addressing the direction and consistency of the Metropolitan .Area General Plan, Bethel- Danebo Refinement Plan, and the Eugene Commercial Lands Study, the Council adopts the following text and map changes, The text is from the Bethel-Danebo plan for the Barger- Beltline development node. That text with a dashed line shall illustrate deletions followed by inserted new text as underlined. Changes to the text and map for the development node are based on information, policies, and strategies developed since adoption of the Bethel-Danebo Refinement Plan in 19$Z ~i. e. ,Eugene Commercial Lands Study} , Changes may also occur that address current and more precise information ~i. e. , total size of the node} and text errors ~i. e. , page numbers} , B. Bar er-Beltline develo ment node The Barger-Beltline development node involves approximately ~ 99 acres of land, which includes ~ 15 acres of commercial, 16 acres of hi h-densi residential and ~ 6$ acres --~- g tY ~ ~. of medium-density residential see map on page ~9 ~ 1 } . High-density residential development exceeds a density of 20 units per acre, as opposed to medium-density residential, which has a density of between 1~ and 20 units per acre. It was recognized that, based on future population needs, medium- and high-density allocations shown an the diagram may not be needed in the near future; however, specific sites should be protected to meet the future fang-range needs. In its review of this development node, the plan provides for ~ 15 acres of commercial property north of Barger ~4v~e Drive adjacent to 9 acres of existing commercial zoning and development now located on the south side of Barger ~~~i Drive at its intersection with Beltline Road, The logic for this location is based on inventories of existing commercial development in the area b the ado ted Eu ene Commercial Lands Stud . Community Commercial zoning and development are located in the strip commercial area along Highway 99 North, extending from Roosevelt Boulevard continuously north to within a few hundred feet south of Barger ~~e Drive. Much of this commercial land has been developed to a high intensity; however, located sporadically in this area are vacant or underused parcels, The proximity of the commercial development along Highway 99 North, beginning south of Barger ~~e Drive, is approximately three- quarters of a mile east from the existing commercial development located at the intersection of Barger ~ Drive and Beltline Road. Policies set forth by the Metropolitan Area General Plan are intended to discourage strip commercial patterns. Proposed and existing high-density residential area in the northwest portion of Eugene Bethel-Danebo area} is limited to the proposed 16 acres of high-density residential use allocated for the Barger-Beltline development node. The balance of this node, or approximately ~ 6$ acres, would be set aside for medium-density residential Exhibit 1 Page 4 -- Findings and Conclusions of the Eugene City Council development. Medium-density housing in the Bethel-Danebo area is limited to development in and around the Gilbert Shopping Center, which is located in the immediate vicinity of Fairfield Street and Highway 99 North. , A number of multi-family housing developments have taken place, such as Sorgenfri, Sargenfri Nord, Landsby Place, and Solvang. These projects and other medium-density residential development existing in the Bethel Danebo area are basically confined to approximately 17 acres. In the strip commercial area along Highway 99 North are a few older motels which have kitchen facilities, allowing weekly and monthly accommodations. The distance between the Barger-Beltline development node and the medium-density residential node located near Fairfield Street and Highway 99 North is approximately two miles. The Barger-Beltline development node, as proposed, would provide a good balance in commercial and medium-density residential uses with existing and proposed commercial areas and multiple-family housing throughout the Bethel-Danebo area. The map on page 4 notes the locations of the various commercial-residential nodes, existing or proposed, providing a visual distribution of these areas, Additional support far these land-use allocations is found in the Technical Summary of the Metro Plan, In conjunction with the technical data, The Metropolitan Area General Plan provides specific criteria for the allocation and location of the various commercial and residential development nodes. These criteria relate to the prime factor of population being a resource for an equitable distribution and balance of commercial land and industrial sites. A complete range of urban services provided additional criteria for identification of this commercial-residential development node. ' a . . . . Trans ortation im rovements are re aired rior to full develo ment of the Beltline- Bar er develo ment node. Im rovements to the Bar er-Beltline interchan a are a function of the Cre on De artment of Trans ortation. Dther im rovements will be necessa for Bar er Drive east of Beltline Road be and the contractual limits associated with the interchan a im rovements. The develo ment of the node will re wire other traffic im rovements. These include additional turn lanes on Bar er Drive and Echo Hollow Road when the node is develo ed and shall be addressed b the Ci .Street im rovements can be assessed with develo ment of the node. The intensity for proposed services within the commercial area is dependent on the amount of land allocated for commercial use, the amount of residential area to be served, and specific uses allowed for in the various commercial categories of the Eugene Code. Exhibit t Page 5 -- Findings and Conclusions of the Eugene City Council RECDMMENDAT~ONS : BARGER-BELTL~NE DE'L1'ELaPMENT NODE Po- Iicy: A commerciallresidential node, involving ~ ~ 5 acres of ~be~eed commercial, ~ 6 acres of high-density residential, and ~ 6S acres of medium-density residential shall be developed at the northeast corner of Beltline Road and Barger ~e~e Drive see map on page ~A ~ 1}. After com letion of im rovements to the Bar er-Beltline interchan a and Bar er-Echo Hollow intersection allow develo ment of the commercial site at the northeast corner of Bar er Drive and Beltline be and the resent size of 5 acres to a total of u to ~ 5 acres to serve both nei hborhood commercial needs and as a communi commercial center. The commercial-residential develo ment node will consist of 15 acres of nei hborhood and communi commercial 16 acres of hi h-densi residential and 6S acres of medium-densi residential see ma an a e ~ 1 . Pro os~als: 1. Public or private egress and ingress ~ shall not be allowed along the north side of Barger ~e Drive between the west margin of Echo Hallow Road if extended north of Barger Drive and the east margin of Beltline Road. This recommendation is based on the existing adverse situation created by the private egress and ingress curb cuts} for Echo Hollow Plaza development located- south of Barger due Drive and west of Echo Hollow Road. Terminating along the northerly boundary of the development node are ~e four streets, Cubit Street, Wa net Street Man an Street and North ~ Clams Street. ~t is assumed that these streets will extend iota the area of development node site .Cubit Street is likely to extend south to the present intersection of Barger ~~ Drive and Echo Hollow Road, and North Cl.. grey Street is I~.kel~ to extend south through the area, creating an intersection with Barger ~~ Drive at TaneX Street. The Iocationltype of intersection can best be resolved based on knowledge of future development of the development node. Two other streets, Mangan and Wagner, will ~ie~-~ likely,,,,connect into Cubit Street and . ,~ North ~ Cl~~ Street before intersecting with Barger due Drive. 2. It appears appropriate that public and private access for the develo ment node should be limited to the extensions of Cubit Street and North ~ Cl-~arey Street Vie. Future development design of the ~ area ~ can use these two public rights-af way without jeopardizing site design considerations. The only exception would be the small tax fats, 3500 and 350 ~, located at the extreme southeast carnet of the development node. Barger ~e Drive is a minor arterial right-of--way providing athrough-traffic carrier between Highway 99 North and development to the west. Exhibit 1 Page 6 -~ Findings and Conclusions o~ the Eugene City Council 3. Development of the special study area should use the two public streets recommended for extension through the subject area from the north. Restricting private driveway or street access directly onto Barger "-tee Drive will minimize additional controls for Barger ~ Drive. 4. In an effort to minimize through traffic and reduce adverse speed conditions on these two future rights-of way, both Cubit Street and No„„~rth ~ C1areX Street should be located so as not to provide a straightldirect route from their present terminus south to Barger ~e Drive. An indirect street network would provide adequate and appropriate access for residential development. The purpose of such a street is to avoid adverse ~ effects on existing and future residential living environment. 5 .. ~e~r The Cit of Eu ene should continue efforts to develo the existin five-acre ark site north of the subject area west of Man an Street and south of Wa ner Street. In keeping with the existing Bethel-Danebo Refinement Plan, and in light of future medium- and high-density residential development, such public open space will be needed to accommodate future population in the immediate area. The nearest public open space is associated with W illamette High School and the Citywowned Echo Hollow swimming pool, both fronting Echo Hollow Road south of Barger ~e Drive. Presently, these facilities and future plans do not pravide for the open space needs associated with the compact residential development scheduled north of Barger ~~e Drive. It should also be noted that the Willamette High SchoollEcho Hollow Pool complex is south of Barger Drive, a minor arterial which can be difficult to cross. .. . ~ f ~ 6~. Commercial development should be at an intensity or level of use consistent with ' ~ General Gffice GG,~, Neighborhood Commercial ~C-I} or General Commercial C-2 zonin . ' ' . G4 General Gffice district would allow a measure of transition between existin and ro osed residential and the more intense level of commercial uses allowed in the C-1 and C-2 zonin districts. 7$. Effective screening, berming, or landscaping should be provided along all arterials--Beltline Road, Barger _A t7~ Drive, and Highway 99 North--in an effort to mHnimize existing and future negative impacts from these arterials. Exhibit 1 Page 7 -- Findings and Conclusions of the Eugene City Council Bermin is not necessa between commercial uses and arterial streets. 8~. A profile of existing residential ~ develo meat should be considered, Understanding that ~e future residential development will be medium and high density in nature, least dense development in the development node study area should occur near existing single-family developments with higher densities closer to Barger ~e~e Drive. Appropriate setback and screening must be considered between Barger ~ Drive and proposed development within the study area. 9. Re uire new medium-densi residential develo ment in the Bar er-Beltlene develo meat node area to achieve a minimum densi level of 14 dwellin units er acre and new he h-densi residential develo ment to achieve a muumum densi level of 15 dwellin units er acre. If a future ci wide code amendment establishes different minimum dense levels than are established in this lan the levels established ~. the code will take recedence. 14. A mixture of housing types should be considered. 11. lines based an a comprehensive plan for the area. The study area contains approximately 144 acres. Such a development would not be within the feasibility of a single, small developer. 12. At ._ the time of rezonin a 1 the PD Planned Unit Develo ment Subdistrict to the various ro osed land uses in the develo ment node: commercial hi h-densi residential and medium-densi residential. A subdistrict is been a lied to ensure com atibili and sensitive between the ra osed land uses in the develo ment node and the exestin surroundin low-densi residential develo meat. The following shall be addressed through the PUD process Development options should be considered, including the establishment of phase A, Develo a cam rehensive street network. B. Ade uate rovision for ublic edestrian bec cle and transit circulation amon buildin s and related uses on the develo meet site as well as with ad'acent and nearb residential areas transit sto s nee hborhood active centers such as commercial areas includin office arks and industrial arks. At a minimum "nearb " is irate retell to mean uses within 114 mile which can reasonabl be ex ected to be used b edestrians and uses within 1 to 2 miles which can reasona v be expected to,,,_,,,,,,_ ,,.~~ ,,,,,~, - ._,~~,,,,, z_~_~~~~~~~,.. be used b~ic clists. C. Encoura e a varie of dwellin es hei hts and setbacks. D . Reco nizin existin low-densi residential develo meet alon all arameters of the develo meat node includin that area south of Bar er Drive deli n consideration for future develo ment shall include sensitive with res ect to bulk scale setback and landsca in . Provide ode uate and attractive bufferin Exhibit 1 Page 8 -- Findings and Conclusions of the Eugene City Council between the develo meet node and the existin surroundin low-densi residential develo ment and within the develo ment node between ro ased commercial and residential. E. Access shall not be rovided aloe Bar er Drive in an area between Beltline Road east to Echo Hollow if extended north of Bar er Drive. Access for develo ment east of Echo Hollow will be encoura ed and based on an overall street__netwar to,,,,,mininaize direc~,,,,,,access,,,,,,~„ ,.,~ to Bar er D,„,,,,,,, g ,rive. F. Provide a visual enhancement utilizin landsca in alon existin streets; Beltline Road Bar er Drive Em ire Park Drive and Hi hwa 99 North. .. . . } . . 13. Chan es in zonin reflectin ro osed land uses in the develo ment node shall not occur until after a contract has been awarded for im rovements to the BeltlinelBar er interchan a and the intersection of Bar er and Echo Hollow Road, It is the Council's conclusion that the Metropolitan Area General Plan, as refined by the Commercial Lands Study, provides policy direction for considering an increase of 5 acres to 15 acres for the proposed commercial designation in the Barger-Beltline development node. Considerations include policy and implementation strategy far the subject development node as described by the West Eugene Subarea beginning on page III-22 of the adopted Eugene Commercial Lands Study. The establishment of the specific zoning districts will be processed through subsequent public hearing and define conditions far site development, addressing the recommendation of a planned unit development subdistrict. Section 9.145~2)(b~; The plan amendment is consistent with the remaining portions of the refinement plan adopted Bethel Danebo Refinement Plan}. The changes to the text are intended to make the Bethel-Danebo Plan internally consistent with respect to policies far the Beltline-Barger development node. The Bethel-Danebo Refinement Plan is the governing plan far the subject area and was adapted by the City Council an September 13, 1952. The amendment provides a development node of commercial, high-density residential, and medium-density residential. Text for the Barger- Beltline development node provides background and recommendations including policy and proposals. The change indirectly affects only the amount of proposed commercial and medium- density residential. The medium-density residential will be reduced by approximately 1o acres corresponding to the additional 1o acres added to the proposed commercial area. The proposed high-density residential will remain at approximately 1G acres. Basic configuration for the various zoning districts as depicted on the map on page 11 of the neighborhood plan will not change dramatically. The proposed commercial will be oriented toward the south and west portion of the site, adjacent to Barger Drive and Beltline Road. This area, in turn, will transition into high-density residential and to medium-density residential to the east, which will encompass a majority of the proposed development node. Exhibit ~ Page 9 -- Findings and Conclusions of the Eugene City Council The changes to the text and the map for the subject area are intended to enhance the uali of .. q tY the proposed development, recogn~z~ng the existing surrounding residential and commercial development. In conclusion, the text and map changes are based on the applicant's request that an additional 10 acres of cammercial is consistent with the recommendations including policies and proposals adopted for the development node by the City Council in September 1982 and by the adapted Eugene Commercial Lands Study. Section 9.145: The plan amendment is found to address one or more of the following; 1. An error in the publication of the plan; 2, A change in circumstances in a substantial matter not anticipated in the plan; 3, Incorporation in the plan of new inventory materials which relates to a statewide goal; and 4, A change in public policy. The amendments related to the Beltline-Barger development node address two of the four criteria listed above. 1. The completion and legislative adoption of the Commercial Lands Study is based upon a finding that the West Eugene Subarea, which contains the Bethel-Danebo Area is expected to roughly double in population between the years 1985 and 2010 from 28,090 to 54,420}, the largest such growth area in the city. See Table 5, page III-14, Commercial Lands.,, S„tudv. In addition, the West Eugene Subarea contains the largest amount of undeveloped commercial land and the most potential for additional lands to be designated commercial Mpg III-22, Commercial Lands Stud .Upon examination, the vast majority of the undeveloped commercial land is located near the Beltline-West 11th intersection, well outside the Bethel-Danebo neighborhood. In addition, four of the undeveloped sites in the West Sub-area are affected by the presence of wetlands, thereby reducing the effective acreage available for use. The Commercial Lands Study is new, corrected, or refined inventory information which relates directly to Statewide Planning Goal 9, Economy of the State and to the Industrial and Commercial Planning Administrative Rule found in DAR 660 Division 9. 2. The Eugene Commercial Lands Study was legislatively adopted in 1992. Because of this, and because the study was adopted as a refinement to the Metropolitan Area Plan, the policies found in the study are public policy and represent a change if they differ from older policies or plan implementation strategies. The text and diagram amendments to the Bethel-Danebo Refinement Plan are necessary to make the refinement plan consistent with the Commercial Lands Study, a portion of the Metro Plan. In addition, the amendments conform with the criteria specified in Exhibit 1 Page 10 ~- Findings and Conclusions of the Eugene City Council Section 9.145 of the Eugene Cade. Com fiance With Goal 9 In 1953, the Oregon Legislature passed land use legislation requiring LCDC to adopt a method of ensuring that local plans provide enough land for future industrial and commercial development. In 1987, LCDC adopted the Goal 9 administrative rule. In response to Goal 9 and GAR 660-09-000 through b60-09-025, requiring cities to evaluate whether the supply of commercial land meets local community economic objectives, in February 1989, an intergovernmental staff team began work on the Commercial Lands Study. The study was completed over a period of approximately 3 years with significant input from community members, local civic groups and professional consultants. The Eugene City Council adopted the Eugene Commercial Lands Study on May 11, 1992 as a refinement of the Metro Plan for the Eugene portion of the Urban Growth Boundary. The Eugene Commercial Lands Study serves as a framework for compliance with Goal 9 and the Goal 9 rule and is consistent with the Statewide Plarming Goals, The Commercial Lands Study includes a Commercial Buildable Land Inventory. It identifies the available vacant commercial lands as of 1989. The study defines "commercial lands" as parcels either designated commercial under the Metro Plan or zoned commercially. As of January 1989, the commercial buildable land inventory for the Eugene urban growth boundary was 505 acres. The Commercial Lands Study found a forecasted demand in Eugene for 109 acres of developable office land and 423 acres of non-office commercial land for a total of 532 acres by the year 2010. Based on the study's assumptions of how the demand far commercial land will be met, and given the adjusted supply data collected, the supply of vacant commercial land X702 acres} exceeds that of the demand X532 acres} . Goa19 requires the provision of adequate opportunities throughout the state for a variety of economic activities vital to the health, welfare, and prosperity of Dregan's citizens. Comprehensive plans shall contain policies concerning the economic development opportunities in the community and provide for at least an adequate supply of sites of suitable sizes, types, locations and service levels for a variety of industrial and commercial uses consistent with plan policies. The Goal also requires that plans should strongly emphasize the expansion of and increased productivity from existing industries and firms as a means to strengthen local and regional economic development. The proposed amendment uses the inventory and information provided in the Eugene Commercial Lands Study and implements the policy calling for additional commercial land in the West Eugene Subarea to amend the Bethel-Danebo Refinement Plan to expand the existing 5-acre commercial site to 15 acres. The proposed amendment is, in no way inconsistent with the Goal 9 provisions, Exhibit 1 Page 1 ~ -- Findings and Conclusions of the Eugene City Council C~NCLUSIQN The above analysis shows that the decision to amend the text and map for the Barger-Beltline development node in the adopted Bethel-Danebo Refinement Plan to allow an increase from 5 acres to 15 acres for commercial use is consistent with the criteria far a refinement plan amendment. The decision is supported by policy in the Metropolitan Area General Plan and policies and implementation strategy in the adopted Eugene Cammercial Lands Study. Exhibit 1 Page 12 -~ Findings and Conclusions of the Eugene City Council ti ~ L r..r.rr~. ~• Q~ ~. . ~~~~i ~ .w . ~ :.~:.~ • ~+~ ~ ~ f - ~ i , .~ m 0 0 ~ 0 '~ ~ ~ ~ U ~ ~ ~ ~ b ~ E a -~ a u ~ w '' ~~ Q~ ~ ~Z a~ ~° ~z „ ~~ o ~, W m~ o L ~ a ~ ~ o ~ ~ a ~ ~ ., m~ c= ^ o Exhibit 1 Page l3 -- Findings and Conclusions of the Eugene City Council ~.y. ,y. ~•i i .. 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