HomeMy WebLinkAboutOrdinance No. 20107ORDINANCE NO. O Q
AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD
METROPOLITAN AREA GENERAL PLAN DIAGRAM AND THE wILLAKENZIE AREA
PLAN DIAGRAM To REDESIGNATE PROPERTY IDENTIFIED AS MAP 17-03-1632, A
PORTION OF TAB LOT 600 ~COSTCO SITE} FROM CAMPUS INDUSTRIAL To
COMMERCIAL, AND REZONING THE PROPERTY FROM I-1, SPECIAL LIGHT
INDUSTRIAL To C-21SR, GENERAL COMMERCIAL WITH SITE REVIEW
SUBDISTRICT.
The City Council of the City of Eugene finds that:
A. 0n November 24,1997, Costco wholesale Corporation submitted an application for
a Type II Metro Plan diagram amendment, concurrent automatic amendment to the willakenzie Area
Plan refinement plan}, and concurrent zone change to redesignate and rezone properly identified as
Map 17-03-16-32, a portion of Tai Lot 600, referred to as the Costco site. The applicant requested
a Metro Plan designation change from Campus Industrial designation to Commercial designation.
Approval of the proposed Metro plan amendment results in the automatic concurrent amendment
of the willakenzie Area Plan land use diagram and subarea map, giving the site a Commercial
designation under that Plan, The zone change requested would replace the site's zoning from I-1
Special Light Industrial to C-21SR General Commercial with a Site Review overlay.
B. This proposal came to the City of Eugene for action pursuant to procedures for
amendment and refinement of the Metro Plan described in the Metro Plan and Chapter 9 of the
Eugene Code, 1971 SEC}, which establishes the Eugene City Council as the approval body for Type
II Metro Plan diagram amendments located within the incorporated city limits of Eugene.
C. 0n December 5,1997, the Metro Plan amendment application was referred to Lane
County and the City of Springf eld, and referral notice of the application and public hearing
information was mailed to the Cal Young Neighborhood Group.
D. 0n December 31,1997, notice of the hearing was mailed to the owner of the property
subject to the amendment, and to owners and occupants of property within 3 00 feet of the subject
property.
E. Gn December 31,1997, notice of the hearing was published in the Eugene Register-
Guard.
F. nn December 19,1997, the proposed amendment and notice of the City Council
hearing on the amendment was mailed to the Gregon Department of Land Conservation and
Development as required by DRS 197.610.
ordinance -1
G. 4n January 21,1995, the Eugene Planning Commission held a public hearing on the
application and voted to approve the request as submitted by the applicant. As per EC 9. ~ 30, the
Planning Commission hearing was the sole evidentiary hearing on this application, and all evidence
in support or opposition to the proposed amendment had to be introduced at the Plannin
g
Commission hearing.
H. Gn February 10,1995, notice of the Eugene City Council hearing was mailed to the
applicant, neighborhood association and those who had requested to be placed on the Interested
Parties list far the Metro Plan amendment.
I. The Eugene City Council held a public hearing on the request on February 23,1995,
and is now ready to take action on the requested amendment. The City Council hearing was on the
evidentiary record created before the Planning Commission.
J. Evidence exists within the record and the findings attached hereto that the proposal
meets the requirements of Chapter 9 of the Eugene Code,1971, and the requirements of applicable
state and local law.
NUw, THEREFGRE,
THE CITY GF EUGENE DQES GRDAIN AS FGLLGV~S:
Section 1. The above findings, and the findings set forth in Exhibit C attached hereto and
incorporated herein by this reference are hereby adopted.
Section 2. The Metro Plan Diagram Iand use designation for the property identified as
Map 17-03-16-32, a portion of Tax Lat 600, referred to as the Costco site, is amended from Campus
Indus~ial to Commercial, as depicted on Exhibit A attached hereto and incorporated herein by this
reference.
Section 3. The willakenzie Area Plan land use diagram and subarea map designation for
the property identified as Nlap 17-03-16-32, a portion of Tax Lot 600 is automatically amended
from Campus Industrial to Commercial, as depicted on Exhibit A attached hereto and incorporated
herein by this reference, in conformance with tl~e provisions of EC 9.13 6~4}.
Section 4. The zoning for the property identified as Map 17-03-16-32, a portion of Tax
Lot 600, referred to as the Costco site, is amended from I-1, Special Light Industrial to C-21SR
General Commercial with Site Review Subdistrict, as depicted on Exhibit A attached hereto and
incorporated herein by this reference. Site Review criteria to be applied to this property are provided
in Exlubit B attached hereto and incorporated laerein by this reference.
Section 5. If any section, subsection, sentence, clause, phrase, or portion of this
Crdilaance is for any reason held invalid or u~~constitutional by any court of competent jurisdiction,
ordinance - 2
that portion shall be deemed a separate, distinct, and independent provision and that holding shall
not affect the validity of the remaining portions of this ordinance.
Passed by the City Council this
~~day of February, 1998
Approved by the Mayor this
~~day of February, 1998
ty Recorder
,~
Mayor
Ordinance W 3 0~~~ ~~~~
EXHIBIT B
Site Review Criterion
Castco Wholesale AMA 97-4}
The zone change from 1-1 Special Light industrial to C-21SR General Commercial with a Site
Review overlay district for a Z.~4 acre portion of Assessor's Map 17-~3-i6-32, Tax Lot 600, has
been approved with the following Site Review Criterion:
1. Efficient, worl~able, and safe interrelationships among building, parking,
circulation, open space, and landscaped areas as well as related activities and uses,
including ingress and egress.
C:IWINDOVVSITEMPICOSTDR~2.wPD
E~I3IBIT C
FINDINGS IN SUPPORT OF ORDINANCE AMENDING THE EUGENE-
SPRINGFIELD METROPOLITAN AREA PLAN DIAGRAM AND
CONCURRENT AUTOMATIC AMENDMENT OF THE WILLAKENZIE
AREA PLAN DIAGRAM AND ZONE CHANGE FOR THE COSTCO SITE
(MA 97-4).
The following findings pertain to the Costco site map 17-03-16-32, a portion of tax lot 600}.
CRITERIA FQR EVALUATING A METRQ PLAN AMENDMENT
The following criteria from EC 9.1283} shall be applied by the City Council in approving or
denying a Metro Plan amendment application:
~a} The amendment must be consistent with the relevant statewide planning goals
adopted by the Land Conservation and Development Commission.
(b} Adoption of the amendment must not make the Metro Plan internally inconsistent.
EC 9.1364}provides that when a Metro Plan amendment is enacted that requires an amendment to
a refinement plan or functional plan diagram or map for consistency, the Metro Plan diagram
amendment automatically amends the refinement plan or functional plan diagram or map if no
amendment to the refinement plan or functional plan text is involved.
Based on substantial evidence in the record, and subject to revision and adoption of additional
findings in connection with approval of a text amendment to the willakenzie Area Plan pertaining
to the site, the Eugene City Council Finds as follows:
Metro Plan Amendment Criteria #l:
EC 9.1 Z8 3 a The amendment must be consistent with the relevant statewide lannin oaf s
ado ted b the Land Conservation and Develo ment Commission.
Goal 1, Citizen Involvement: To develop a citizen involvement program that insures the
opportunity for citizens to be involved in all phases of the planning process.
This Metro Plan amendment application is subj ect to the public notification and hearing processes
adopted by the City of Eugene in EC 9.11 S to 9.136. The amendment was considered at a public
hearing before the Eugene Planning Commission. Notice of the Planning Commission public
hearing was published in the Register-Guard. written notice of the Planning Commission public
hearing was mailed to the owners and occupants of properties within 300 feet of the property, to
persons who had requested notice, and to the neighborhood association.
Exhibit C -1
After receiving the recommendation from the Planning Commission, the City Council held a dul
y
noticed public hearing on the record to consider approval, modification, or denial of the amendment.
These processes afford ample opportunity for citizen involvement consistent with Goal 1.
The amendment, therefore, is consistent with statewide planning Goal 1.
Goa12, Land Use Planning: To establish a Zand use planning process and policy framework as
a basis for all decision and actions related to use of Zand and to assure an adequate factual base for
such decisions and actions.
This application to amend the Metro Plan diagram is consistent with Plan amendment provisions
found in the Metro Plan, as codified in the Eugene Code. The Metro Plan is an acknowledged
comprehensive plan, pursuant to provisions specified by the Land Conservation and Development
Commission,
~n November 24,1997, the Type II Metro Plan diagram amendment was initiated by the applicant,
Costco wholesale Corporation. Provisions in the Eugene Code specify the means by which the
1Vletro Plan may be amended SEC 9.11 S to 9.136}. This application, and the process for reviewing
the requested amendment, follow the procedures outlined in the Eugene Code, 1971, thus
conforming with the established land use planning process consistent with Goal 2.
This amendment, if approved, is therefore consistent with Goal 2.
Goal 3, Agricultural Land: To preserve and maintain agricultural lands.
There are no agricultural lands, by zoning, designation or use, involved with or affected by this
application. Therefore this Goal is not relevant and the amendment does not affect Metro Plan
compliance with Goal 3.
Goal 4, Forest Land: To conserve forest lands by maintaining the forest land base and to protect
the state 's forest economy by making possible economically efficient forest practices that assure the
continuous gNOwing and harvesting of forest tree species as the leading use on forest land consistent
with sound management of soil, aiN, water, and fish and wildlife resources and to provide for
recreational oppoNtunities and agriculture.
There are no forest lands related to this application, so this Goal is also not relevant and the
amendment does not affect Metro Plan compliance with Goal 4.
Goal 5, Gpen Spaces, Scenic and Historic Areas, and Natural Resources: To conserve open
space and protect natural and scenic resources.
There are no jurisdictional wetlands [National Wetlands Inventory, Eugene East Maps and hydric
soils are extremely limited on the subject property. The Metro Plan designates no Park and open
Exhibit C - 2
Space lands for the subject property. No development is proposed at this time. Future development
must satisfy the City and State that no resources will be removed without mitigation. There are no
other inventoried Goal 5 resources on the property.
The amendment, therefore, is consistent with and complies with Goal 5.
Gaa16, Air, Water and Land Resources Quality: To maintain and improve the quality of the air,
water and land resources of the state.
The application for Metro Plan diagram amendment does not concern waste and process discharges
that would impact the quality of air, water, and land resources. Any and all future development on
the property will comply with all local, state, and federal standards and guidelines. These and other
Goal 6 considerations would be addressed through the site planning process when future
development occurs on the property. The existing Costco store has an indirect source permit from
Lane Regional Air Pollution Authority. The proposed expansion of their parking lot by 107 spaces
is too small to require an amendment to, and is therefore consistent with, the existing permit.
As development is not proposed at this time, this Goal is not relevant and the amendment does not
affect Metro Plan compliance with Goal 6.
Goa17, Areas Subject to Natural Disasters and Hazards: To protect life and property from
natural disasters and hazards.
The site for which Metro Plan redesignation is being sought currently has no structures, buildings,
or major improvements. Any future construction on the property would have to comply with Eugene
Code, 1971 regulations concerning construction. This would also be the case if the Plan designation
remained Special Light Industrial and if future industrial development were proposed. The site is
not within the 100~year floodplain and is not within an airport hazard subdistrict. Therefore, the
amendment is consistent with Goal 7 and continued compliance will occur through protections
established by the City's building, f re, and other codes. The amendment does not affect Metro Plan
compliance with Goal 7.
Goal 8, Recreational Needs: To satisfy the recreational needs of the citizens of the state and
visitoNS and, where appropriate, to provide foN the siting of necessary recreational facilities
including destination ~eso~ts.
The subject site is not identified for recreational use in the Metro Plan or in the Eugene Parks and
Recreation Plan July 1959}. Use of the site to accommodate expanded commercial facilities as
planned will not increase demand for recreational services. The amendment does not affect Metro
Plan compliance with Gaal S.
Goa19, Economic Development: To provide adequate opportunities throughout the state for a
variety of economic activities vital to the health, welfare, and prosperity of Qregon's citizens.
Exhibit C ~ 3
The Administrative Rule for Statewide Planning Goal 9 [aAR 6~0, Division 9~ requires cities to
evaluate the supply and demand of commercial land relative to community economic objectives.
The Eugene Commercial Lands Study ~~ctober 1992} was adopted by the City of Eugene as a
refinement of the Metro Plan, and complies with the requirements of Goal 9 and its Administrative
Rule.
The Eugene Commercial Lands Study acknowledged that the inventory of commercial land is
dynamic and that different commercial needs need to be accommodated through a variety of means.
The general emphasis of the Study is to create flexibility to better accommodate residential-serving
neighborhood commercial sites and to encourage higher intensity in-f 11 and redevelopment of
commercial lands by constraining the supply of new commercial land. The Costco property's
location adjacent to a proposed business park and the subject site's proposed use for an expansion
of the existing successful Costco retail enterprise, however, are consistent with the following
policies:
Allow some flexibility to mix commercial and industrial uses
wheNe the site and public inf~astructuNe can ensure compatibility
with surrounding land uses and adequate provision of public
services. (page III-6)
Promote Nedevelopment of existing commeNCial aNeas and
compact, dense growth by encouraging businesses to revitalize
and reuse existing commercial sites. (page III-7)
ConsideN additions to the commercial land supply to provide sites
fog uses with special siting requirements to achieve the City's
economic diversification objectives. (page III-8)
The Commercial Lands Study recognizes the willakenzie Area Plan September 1992}
recommendations for commercial development in the area, including General Commercial
development of the property east of Coburg Road between Chad Drive and Beltline.
The proposed amendment will increase Eugene's inventory of commercial buildable lands because
the portion of the property to be designated Commercial was not included in the Eugene Commercial
Lands Study inventory. The Commercial Lands Study methodology for computing the commercial
buildable land inventory included "any tax lot or portion of a tax lot that was vacant and zoned or
designated for commercial use..." [Eugene Commercial Land Study, page II-1 ~, The subj ect property
is designated for Special Light Industrial.
The proposed amendment will reduce the supply of available industrial development by 2.24 acres.
The Metropolitan Industrial Lands Policy and Inventory Reports July 1993} identified the subject
property as appropriate for short term development of Special Light Industrial buildings, now called
"Campus Industrial" in the amended Metro Plan text. `The primary objective of this designation is
Exhibit C - 4
to provide opportunities for diversi~catian of the local economy through siting of light industrial
firms in a campus-like setting. The activities of such firms are enclosed within attractive exteriors
and have minimal environmental impacts, such as noise, pollution and vibration, on other users and
on surrounding areas *** ~ 5D-acre minimum lot size shall be applied to ownerships of So or more
acres to protect undeveloped sites from piecemeal development until a site development plan has
been approved by the responsible city. "Metropolitan Industrial Lands Policy Report, pages 11 and
2S, and as amended by Metro Plan text amendments, approved October 1992}
The entire property in question is currently 12 acres in size, of which only a 2.24 acre portion is
subject to the proposed Metro Plan amendment. If the proposed Metro Plan amendment and zone
change are approved, the remaining Special Light Industrial area of this property would be 9.76
acres. The Metropolitan Industrial Lands Policy Report identified 106.6 acres of partially developed
chart-term industrial land and an additional 2.8 acres of long-term land needing public infrastructure
improvements} along Chad Drive. Special design standards have been adopted for the Special Light
Industrial area clang Chad Drive.
The Metropolitan Industrial Lands Policy Report resulted in the adoption of the following Metro
Plan policies:
12. Discourage future Metropolitan Area General Plan
amendments that would change development-Heady industrial
Zands (sites defined as shot-term in the Metropolitan Industrial
Lands Special Study, 1991) to non-industi^ial designations. (page
III-B-S)
5. Provide existing industrial activities sufficient adjacent land
fog futuNe expansion. (page III-B-S)
However, the Industrial Lands Policy Report concludes that the short-term supply ~5 years} of
industrial land was determined to be 1,587 acres as of 1959, while the short-term demand was
estimated to be between 228 and 410 acres. The report also determined that the long-term supply
X20 years} of buildable industrial land was Z,S95 acres, while the long-term demand was estimated
to be between 650 and 1,172 acres. This information indicates that the industrial land supply is more
than adequate to meet the short and long-term demand for future industrial development. Amore
recent analysis by LC~G indicates that the available supply of industrial land abased on 1994 data}
has been modestly reduced X11% in 5 years} based on their calculations. Another study, "Market
Demand Study for Nodal Development" prepared in 1996 by ECaNorthwest and Leland Consulting
Group indicates a similar number of undeveloped acres designated for industrial use. In addition,
this study notes that 43% of this land is designated far Light-Medium Industrial while 19% is
designated far Campus Industrial use.
While the City's current work on the West Eugene wetlands Plan and other future evacuations may
affect the exact acreage of future "buildable" industrial land, the information provided within the
Exhibit C - 5
Metropolitan Industrial Lands Report provides evidence that the proposed amendment of 2.24 acres
of industrial land will not result in any notable impact on the availability of industrial land both in
the short-term and long-term,
The amendment will not adversely affect the supply of either commercial or industrial lands, as
documented in the Eugene Commercial Lands Study and Metropolitan Industrial Lands Report, and
will not otherwise affect Metro Plan compliance with Goal 9.
Goal la, Housing: ~'o provide for the housing needs of citizens of the state.
No residentially zoned or designated land is involved in this application, this Goal is not relevant and
the amendment will not affect Metro Plan compliance with Goal 10.
Goal 11, Public Facilities and Services: ~'o plan and develop a timely, orderly and efficient
arrangement of public facilities and services to serve as a framework for urban and rural
development.
The property currently has the full complement of urban services and facilities. Because no
transition from rural to urban development is required, and no extension or addition of public
facilities and services is needed as a result of the amendment, this Goal is not relevant and the
amendment will not affect Metro Plan compliance with Goal 11.
Gaal 12, Transportation: ~'o provide and encourage a safe, convenient and economic
transportation system.
The property is accessed by safe, convenient and economical transportation alternatives. The Costco
property borders and tales access off Coburg Road, a fully improved arterial street, and Chad Drive,
a collector. Lane Transit District operates f ve bus lines along Coburg Road. The ShopKo parking
lot across the street is designed as a designated Park & Ride location for LTD. Bicycle and
pedestrian access to the site is provided along both roadways. These facilities adequately provide
safe, convenient and economical transportation alternatives to and from the property, Because of
the nature of the Costco shopping experience, most trips occur by automobile, thus necessitating
additional parking to accommodate the planned store expansion.
A traffic study supplied by the applicant ~CostcolEugene Remodel, Gctober 1997, by Kittleson &
Associates, inc.} made the following findings:
The proposed Costco expansion will generate approximately 85
additional weekday p.m. peak hour trips and 135 Saturday p.m.
peak hour trips page 28}.
The combination of the two full access drives on Chad Drive and
the right-in only access on Coburg Road provide more than
Exhiblt C - 6
sufficient capacity to accommodate Costco's weekday and
weekend peak hour entering and exiting traff c demands page
2S}.
The proposed increase in parking of 107 spaces resulting in a total
supply of 74S spaces matches well the peak parking demands and
will result in improved operations within the parking lot relative
to existing conditions page 2S}.
The ChadlCoburg intersection was evaluated far queuing storage
for westbound traffic and found to be adequate during both study
time periods (page 2S}.
Based on the criteria set forth in Subsection X60-12-0060 of the
Transportation Planning Rule, it is concluded that the proposed
2.2 acre rezone will not significantly affect any of the
transportation facilities serving the site, As such, the Goal 12
Transportation Planning rule requirements are satisfied (page 26}.
The amendment will not affect compliance with policies or projects contained in the Metropolitan
Area Transportation Plan ~TransPlan}, a functional refinement to the Metro Plan, acknowledged as
complying with the requirements of Goal 12 and will not affect Metro Plan compliance with Goal
12.
Goal 13, Energy ~onserva~lon: To conserve energy.
This Goal is not relevant because the amendment does not involve any additional development that
would consider energy conservation systems, or the recycling and reuse of vacant land per the
guidelines associated with Goal 13. The amendment will not affect Metro Plan compliance with
Goal 13.
Goal 14, Urbanization: To provide for an orderly and efficient transition from rural to urban land
use.
The property is within the Eugene city limits and Urban Growth Boundary and has all necessary
urban services. The praperty is not being converted from rural to urban use. Therefore, this Goal
is not relevant and the amendment will not affect Metro Plan compliance with Goal 14.
Goal 15, Willamette River Greenway: To protect, conserve, enhance and maintain the natural,
scenic, historical, agricultural, economic and recreational qualities of lands along the Willamette
.River as the N~illamette .River Greenway.
The boundary of the Willamette River Greenway is not proximate to the property aregon
Exhibit C ~ 7
Department of Transportation, State Highway Division, Willamette River Greenway Map #97j.
Therefore, this Goal is not relevant and the amendment will not affect Metro Plan compliance with
Goal 15.
Goals 16 through 19 Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ccean
Resources}:
There are no coastal, ocean, estuarine, or beach and dune resources related to the property or
involved in the amendment. Therefore, these Goals are not relevant and the amendment will not
affect Nletro Plan compliance with Goals 16 through 19.
Metre Plan Amendment Criteria #2:
EC 9.125 3 b Ado tion of the amendment must not make the Metro Plan internal) inconsistent.
Since no modification to the Metro Plan text is necessary, the proposed Metro Plan amendment to
the Plan Diagram will not alter the Metro Plan's internal consistency. As cited under EC 9.1253}~a}
above, the proposed amendment is consistent with adopted policies contained in the Metro Plan,
Wiiiakenzie Area Plan, and applicable functional plans including TransPlan X1986}, the Eugene
Commercial Lands Study ~199Z} and the Metropolitan rndustriai Lands Report X1993}.
Since the amendment is consistent with adopted functional refinements to the Metro Plan and there
are no text references to the subject property in the Metro Plan, the amendment will not male the
Metro Plan internally inconsistent.
Criteria for Concurrent Automatic Amendment of Retrnement Plan Diagram:
EC 9.136 4 When a Metro Plan amendment is enacted that re wires an amendment to a refinement
lan or functional Ian dia ram or ma for consistenc the Metro Plan amendment automaticall
amends the refinement Ian or functional lan dia ram or ma if no amendment to the refinement
Ian or functional Ian text is involved.
There are no text references to the subject portion of the property in the Wiilakenzie Area Plan
applicable refinement plan} or any applicable functional plan ~TransPlan, Eugene Commercial
Lands Study, Metropolitan industrial Lands Report, Eugene Parks and Recreation Plan}, so the
amendment does not reoluire any text changes to the refinement plan or any functional plans. The
proposed amendment applies only to the Metro Pian diagram, and to the Willakenzie Area Plan land
use diagram, Coburg-Crescent Subarea Map, and inset Map D.
The proposed Metro Plan amendment meets the criteria specified in EC 9.13 6~4} and will
automatically amend the ~]Viiiakenzie Area Plan Iand use diagram, Coburg-Crescent Subarea Map,
Exhibit C - 8
and Inset Map D to maintain consistency between the Metro Plan and the willakenzie Area Plan,
CRITERIA FUR EVALUATING A ZUNE CHANGE
The applicant has requested a concurrent zone change as provided for in EC 9.6743}. The following
criteria from EC 9.678 shall be applied by the City Council in approving or denying the zone change
request:
~a}: The uses and density that will be allowed in the location of the proposed change 1} can be
served through the orderly and eff dent extension of key urban facilities and services prescribed in
the Metropolitan Area General Plan, and 2} are consistent with the principles of compact and
sequential growth.
~b}: The proposed change is consistent with the Metropolitan Area General Plan 1 }applicable text,
2} specific elements related to the uses listed in the proposed zoning districts, and 3}applicable land
use designations. The written text of the plan takes precedence aver the plan diagram where
apparent conflicts or inconsistencies exist.
~c}: The proposed zone change is consistent with applicable adopted neighborhood refinement plans,
special area studies, and functional plans. In the event of inconsistencies between these plans or
studies and the Metropolitan Area General Plan, the latter is the prevailing document.
Based on substantial evidence in the record, the Eugene City Council finds:
Zone Change Criterion #1:
Section 9.678 a : The uses and densi that will be allowed in the location of the ro osed Chan e
1 can be served throu h orderl and efficient extension of ke urban facilities and services
rescribed in the Metro olitan Area General Plan and ~ are consistent with the rind les of
compact and seguen~al,,,,~rowth.
The subj ect property is fully served by City facilities. All necessary infrastructure is in place and
the fully improved roads can accommodate the projected increase in traffic. The zone change is
proposed to accommodate a planned expansion of an existing, successful retail establishment in a
C-2 General Commercial zone. The expansion, and by extension the zone change, are consistent
with the principles of compact and sequential growth since they utilize existing sites at urban
intensities. Based on this information, the proposed zone change will be consistent with this
criterion.
Zone Change Criterion #2:
Section 9.678 b :The ro osed chap e is consistent with the Metro olitan Area General Plan 1
a licable text Z s ecific elements related to the uses listed in the ro osed zonin districts and
3 a licable land use desi nations. The written text of the Plan takes recedence over the Plan
Exhibit C - 9
~a~ ram _where apparent conflicts or ~ncons~ste,, , ,,,.des exist.
. ------~ ~.,_..nc
Discussion of Metro Plan consistency is provided as part of the evaluation of the requested Plan
amendment. If the Metro Plan amendment of Special Light Industrial to Commercial is approved,
then the concurrent zone change request of I-~ to C-21SR would be consistent with the new Metro
Plan Iand use designation for this site. If the zone change is not approved after the Metro Plan
amendment, then a Metro Plan-Zoning inconsistency would be created.
Zone Change Criterion #3:
Section 9.678 c : The ro osed Chan e is consistent with a livable ado ted nei hborhood
refinement Ians s ecial area studies and functional fans. In the event of inconsistencies between
these laps or studies and the Metro olitan Area General Plan the latter is the revailin document.
This zone change request is being processed concurrently with an amendment to the ~UiIIal~enzie
Area Plan diagram, which automatically occurs by virtue of the proposed Metro Plan amendment.
If the Metro Plan amendment is approved, the willakenzie Area Plan will be automatically amended
as provided for in EC 9.136~4~. If this occurs, the proposed rezoning to C-21SR, General
Commercial with a Site Review overlay, would be cansistent with the new refinement plan
designation of Commercial.
With regard to the Site Review overlay, the willakenzie Area Plan contains the following policy and
proposed action from page 15~:
2. The City shall ensure that future commercial development and redevelopment in
the Willakenzie planning aNea is sensitive to and compatible with existing and
planned development in the surrounding area.
2. Z apply the /S~ Site Review suffix to all parcels zoned or
designated for C-1 Neighborhood Commercial or C-2 General
Commercial development in the ~Yillakenzie planning area, using
the Y~illakenzie Commercial Siting and Develapment Guidelines as
the review criteria. These guidelines will be used to evaluate
commercial develapment and redevelopment proposals until such
time as the City adopts citywide commercial development standards
or guidelines.
The applicant has requested the lSR Site Review overlay in accordance with this policy. The
willakenzie Area Plan Commercial Siting and Development Guidelines proposed in the ref nement
plan, however, are primarily structured for new develapment, not an expansion of an existing facility
such as proposed to follow the Metro Plan amendment. In 1993, subsequent to the willakenzie Area
Plan, the City adopted Transportation Rule implementation Prod ect ~TRIP~ amendments to the
Eugene Code, which require parking Iot landscaping, screening, and, in some cases, transportation
demand management. The TRIP standards would not only be required of any expansion prof ect, but
Exhibit C -10
also, in this case, to the original Costco parking lot.
Given the limited nature of the property expansion, application of the standard site review criteria
should be applied, not a requirement to adhere to the ~Villakenzie Area Plan Commercial Siting and
Development Guidelines, to allow staff and the applicant an opportunity to refine the parking lot
layout because the TRIP standards will be automatically applied. The zone change, with application
of the site review criteria contained in Exhibit B of this ordinance, is consistent with the willakenzie
Area Plan, the applicable adapted refinement plan.
c:~wr~nows»rE~icosToR~~ .wPD
Exhibit C ~ ~ 1