HomeMy WebLinkAboutOrd. 20698COUNCIL ORDINANCE NO. 20698
AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD MET
AREA GENERAL PLAN DIAGRAM TO REDESIGNATE THE P1
IDENTIFIED AS ASSESSOR'S MAP 17-04-32-14, TAX LOT 01
ASSESSOR'S MAP 17-04-32-13, TAX LOT 00600 FROM C.
INDUSTRIAL TO LIGHT MEDIUM INDUSTRIAL AND REZC
PROPERTY FROM E-1 CAMPUS EMPLOYMENT TO I-2 LIGH]
INDUSTRIAL.
ADOPTED: November 13, 2023
SIGNED: November 14, 2023
PASSED: 7:0
REJECTED:
OPPOSED:
ABSENT: Semple
EFFECTIVE: December 15, 2023
ORDINANCE NO. 20698
AN ORDINANCE AMENDING THE EUGENE-SPRING FIELD METROPOLITAN
AREA GENERAL PLAN DIAGRAM TO REDESIGNATE THE PROPERTY
IDENTIFIED AS ASSESSOR'S MAP 17-04-32-14, TAX LOT 00200 AND
ASSESSOR'S MAP 17-04-32-13, TAX LOT 00600 FROM CAMPUS
INDUSTRIAL TO LIGHT MEDIUM INDUSTRIAL AND REZONE THE
PROPERTY FROM E-1 CAMPUS EMPLOYMENT TO 1-2 LIGHT -MEDIUM
INDUSTRIAL.
The City Council of the City of Eugene finds as follows:
A. On July 14, 2023, Cintas Corporation submitted an application for a Type I
amendment to the Plan Diagram for the Eugene -Springfield Metropolitan Area General Plan
(Metro Plan) and a concurrent zone change to redesignate and rezone the property identified as
Assessor's Map 17-04-32-14, Tax Lot 00200 and Assessor's Map 17-04-32-13, Tax Lot 00600.
The applicant requested a Metro Plan designation change from the Campus Industrial designation
to a Light Medium Industrial designation. The zone change requested by the applicant would
change the base zone of the subject property from E-1 Campus Employment to 1-2 Light -Medium
Industrial.
B. On September 26, 2023, the Eugene Planning Commission held a public hearing
on the application. The Eugene Planning Commission recommended that the Eugene City
Council amend the plan diagram for the Metro Plan as shown in Exhibit A and rezone the subject
property as shown in Exhibit B.
NOW, THEREFORE,
THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS:
Section 1. The Plan Diagram for the Eugene -Springfield Metropolitan Area General Plan
is amended to redesignate the property identified as Assessor's Map 17-04-32-14, Tax Lot 00200
and Assessor's Map 17-04-32-13, Tax Lot 00600, from Campus Industrial to Light Medium
Industrial, as depicted on Exhibit A attached hereto and incorporated herein by reference.
Section 2. The property identified as Assessor's Map 17-04-32-14, Tax Lot 00200 and
Assessor's Map 17-04-32-13, Tax Lot 00600, is rezoned from E-1 Campus Employment with
/CAS Commercial Airport Safety Overlay Zone and /WB Wetland Buffer Overlay Zone to 1-2 Light -
Medium Industrial with /CAS Commercial Airport Safety Zone Overlay Zone and /WB Wetland
Buffer Overlay Zone, as depicted on Exhibit B attached hereto and incorporated herein by this
reference.
Section 3. The findings set forth in the attached Exhibit C are adopted in support of this
Ordinance.
Ordinance -- Page 1 of 2
Section 4. If any section, subsection, sentence, clause, phrase, or portion of this
Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction,
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
13t" day of November, 2023.
/ J �
City ecorder
i
Ordinance -- Page 2 of 2
Approved by the Mayor this
/V day of November, 2023.
Mayor
Proposed Metro Flan Designation
Cintas - City Files: MA 23-4 & Z 23-6
Metro Plan Amendment & Zone Change
ExhibitA
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OWEN LOOP SOUTH
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CROW Rb W 11TH AVE
NORTH
Property to be redesignated from Campus Industrial to Light Medium Industrial
on the Metro Plan's Plan Diagram
Assessor's Ma 17-04-32-14, Tax Lot 00200
Assessor's Map 17-04-32-13, Tax Lot 00600
Exhibit B
Cintas - City Files: MA 23-4 & Z 23-6
Metro Plan Amendment & Zone Change
L, O ® CONv plv0
O r Z
OWEN LOOP SOUTH
i
CROW RD W 11TH AVE
NORTII
KIIN�,
Property to be rezoned from E-1 Campus Employment with /CAS Commercial Airport Safety
Overlay Zone and /WB Wetland Buffer Overlay Zone to 1-2 Light -Medium Industrial with /CAS
Commercial Airport Safety Overlay Zone and /WB Wetland Buffer Overlay Zone
Assessor's Map 17-04-32-14, Tax Lot 00200
Assessor's Map 17-04-32-13, Tax Lot 00600
Exhibit C
FINDINGS IN SUPPORT OF AMENDING THE EUGENE-SPRINGFIELD
METROPOLITAN AREA GENERAL PLAN DIAGRAM TO REDESIGNATE THE
PROPERTY IDENTIFIED AS ASSESSOR'S MAP 17-04-32-14, TAX LOT 00200 AND
ASSESSOR'S MAP 17-04-32-13, TAX LOT 00600 FROM CAMPUS INDUSTRIAL TO
LIGHT MEDIUM INDUSTRIAL AND REZONE THE PROPERTY FROM E-1 CAMPUS
EMPLOYMENT TO 1-2 LIGHT -MEDIUM INDUSTRIAL
APPLICATION OVERVIEW
Name (File Numbers): Cintas (MA 23-4 / Z 23-6)
Map No. / Tax Lots: 17-04-32-14 / 00200 and 17-04-32-13 / 00600
The applicant is seeking an amendment to the land use diagram for the Eugene -Springfield
Metropolitan Area General Plan (Metro Plan) and a concurrent Zone Change. The requested
changes are outlined in Table 1, below.
Cintas Metro Plan Amendment & Zone Change
Application
Current
Proposed
Acres
Metro Plan Amendment
Campus Industrial
Light Medium Industrial
9.9
Zone Change
E-1 Campus
Employment
1-2 Light -Medium Industrial
9.9
Table 1: Current/Proposed Plan Designations and Zoning (No changes to the existing /CAS Commercial
Airport Safety or /WB Wetland Buffer Overlay Zones are proposed)
The subject property is located between Owen Loop South and West 11th Avenue/Hwy 126 in
the far west of the City. It consists of two separate tax lots with one owner. The application was
initiated by the property owner, as well as Cintas Corporation, who plans on locating a new
facility on the subject property and is a co -applicant for the application.
FINDINGS
This request for a Metro Plan Amendment (Type 1) is subject to the land use application procedures
in the Eugene Code (EC) 9.7700-9.7735. The applicant has also requested a Zone Change.
Consistent with EC 9.8855(4), the requested zone change is being processed concurrently and in
accordance with the Metro Plan Amendment procedures. There is no applicable refinement plan
that requires amendment as part of this request.
The following findings address compliance with the applicable approval criteria at EC 9.7735
and EC 9.8865. Those criteria are provided below (in bolded text), including findings addressing
compliance with each.
Findings
MA 23-4 / Z 23-6
Exhibit C
METRO PLAN AMENDMENT
The applicant's requested Metro Plan Amendment proposes to change the land use designation
of the subject property from Campus Industrial to Light Medium Industrial. The amendment
qualifies as a Type I Metro Plan amendment as it only involves a change to the land use diagram
and no text amendments to the Metro Plan are proposed or required. The following findings
address the applicable approval criteria for the Metro Plan Amendment:
EC 9.7735 (1): The proposed amendment is consistent with the relevant Statewide Planning
Goals.
Goal 1: Citizen Involvement - To develop a citizen involvement program that ensures
the opportunity for citizens to be involved in all phases of the planning process.
The City's provisions for citizen involvement ensure the opportunity for community members to
be involved in all phases of the planning process and set out requirements for such
involvement. The proposal does not include any changes to the City's citizen involvement
program. The City's land use code implements Statewide Planning Goal 1 through its noticing
requirements, which for this request has included the following:
• A pre -application neighborhood/applicant meeting (06/06/2023).
• Notice to the Oregon Department of Land Conservation and Development
(08/22/2023).
• Referrals and notice sent to Lane County, the City of Springfield, Oregon Department of
Transportation, Lane Council of Governments, and Oregon Department of Fish and
Wildlife. (08/17/2023).
• Public notice for the Planning Commission public hearing to consider the applications,
which includes mailing notice to interested parties and adjacent property owners
(08/24/2023); posting of the notice on -site (09/05/2023); and, publishing the notice in a
local newspaper (09/06/2023).
Consideration of the plan amendment and zone change began with a Planning Commission
public hearing on September 26, 2023, which provided an opportunity for members of the
public to provide oral testimony in addition to written comments. Following consideration and
deliberations, the Planning Commission recommended that the City Council approve the
amendment to the land use diagram. The Eugene City Council then held its own public hearing
to consider the proposal. Notice of the City Council's public hearing was provided consistent
with the requirements of the Eugene Code.
Based on these findings, the amendment is consistent with Statewide Planning Goal 1.
Findings
MA 23-4 / Z 23-6
Exhibit C
Goal 2: Land Use Planning - To establish a land use planning process and policy
framework as a basis for all decisions and actions related to use of land and to assure
an adequate factual base for such decisions and actions.
The Statewide Planning Goal 2 coordination requirement is met when the City engages in an
exchange, or invites such an exchange, between the City and any affected governmental unit
and when the City uses the information obtained in the exchange to balance the needs of its
citizens. To comply with the Goal 2 coordination requirement, the City provided notice of the
proposal and an opportunity to comment to entities including, but not limited to: Lane County,
Lane Council of Governments, City of Springfield, the Oregon Department of Transportation and
the Oregon Department of Land Conservation and Development.
In accordance with Statewide Planning Goal 2, the requested Metro Plan Amendment is being
processed according to Eugene's land use code, which specifies the procedure and criteria for
consideration of the request. The requested Metro Plan Amendment qualifies as a Type I Metro
Plan amendment as defined in EC 9.7705 because the only requested change is to the Metro
Plan's land use diagram, for lands located wholly within the City of Eugene. Consistent with EC
9.7715(1), the request for an amendment was initiated by a representative of the property
owner. In accordance with EC 9.7705(1), this Type I amendment requires approval by City of
Eugene only. The subject property is entirely within the Eugene City limits and there is no
regional impact associated with this request to amend the Metro Plan land use designation.
As the application follows the procedural requirements established by Eugene's land use code,
and there are no exceptions to Statewide Planning Goal 2 required, the plan amendment is
consistent with Statewide Planning Goal 2.
Goal 3: Agricultural Lands - To preserve agricultural lands.
The Metro Plan Amendment will only affect properties located within the City of Eugene and
therefore does not affect any lands designated by the comprehensive plan for agricultural use.
To the extent that there are properties within the City currently zoned for agricultural use, this
Metro Plan Amendment does not change the zoning of those properties or force a
discontinuance of agricultural practices. For these reasons, the Metro Plan Amendment is
consistent with Statewide Planning Goal 3.
Goal 4: Forest Lands - To preserve forest lands.
The Metro Plan Amendment will only affect properties located within the City of Eugene and
therefore does not affect any lands designated by the comprehensive plan for forest use. The
Metro Plan Amendment is therefore consistent with Statement Planning Goal 4
Findings
MA 23-4 / Z 23-6
Exhibit C
Goal 5: Natural Resources, Scenic and Historic Areas, and Open Spaces - To protect
natural resources and conserve scenic and historic areas and open spaces.
The City has adopted regulations consistent with the requirements of Goal 5 to protect the
Willamette River and other waterways. There are Goal 5 resources located on the subject
property as identified in the West Eugene Wetlands Plan. However, these are identified as
"filled" wetlands and the Metro Plan Amendment will have no direct impact on the wetlands.
Regardless of the subject property's filled wetlands, the property includes the /WB Wetland
Buffer Overlay Zone, which is an implementing measure for wetland protection for wetlands
within the West Eugene Wetlands Plan. The existing /WB Overlay Zone is proposed to remain.
The /WB protections predate the City's adopted /WR Water Resource Overlay Zone, which
implements some of the City's Goal 5 protections. Nothing in the Metro Plan Amendment
changes or affects the applicability of the City's independently applicable Goal 5 regulations;
specifically, nothing in the Metro Plan Amendment amends or affects the applicability of the
City's adopted and acknowledged Goal 5 protective measures.
The following relevant OAR provisions therefore apply:
OAR 660-023-0250(3) provides: Local governments are not required to apply Goal 5 in
consideration of a PAPA unless the PAPA affects a Goal 5 resource. For purposes of this
section, a PAPA would affect a Goal 5 resource only if:
(a) The PAPA creates or amends a resource list or a portion of an acknowledged plan or
land use regulation adopted in order to protect a significant Goal 5 resource or to
address specific requirements of Goal 5,-
This Metro Plan Amendment constitutes a Post -Acknowledgement Plan Amendment (i.e.
"PAPA"). However, nothing in the Metro Plan Amendment creates or amends the City's list of
Goal 5 resources. The Metro Plan Amendment also does not amend an acknowledged plan or
land use regulation adopted in order to protect a significant Goal 5 resource or to address
specific requirements of Goal 5.
Goal 6: Air, Water and Land Resources Quality - To maintain and improve the quality
of the air, water and land resources of the state.
The change to the Metro Plan diagram does not impact existing regulations that implement the
protections for air, water, and land resources. Any future development will be subject to City
regulations and other state and federal requirements, ensuring that future developments will
be consistent with this Goal. Based on these findings, the Metro Plan amendment is consistent
with Statewide Planning Goal 6.
Findings
MA 23-4 / Z 23-6
Exhibit C
Goal 7: Areas Subject to Natural Hazards - To protect people and property from
natural hazards.
Statewide Planning Goal 7 requires that local government planning programs include provisions
to protect people and property from the following natural hazards: floods, landslides,
earthquakes and related hazards, tsunamis, coastal erosion, and wildfires. Goal 7 prohibits
development in natural hazard areas without appropriate safeguards. The subject property is
not located within known areas of natural disasters or hazards. The subject property is outside
the flood zone and is not subject to hazards normally associated with wildfires or tsunamis.
Other hazards can be mitigated at the time of development based on applicable land use code
provisions, building codes, and building techniques. The amendment to the Metro Plan diagram
does not affect the City's restrictions on development in areas subject to natural disasters and
hazards. Based on these findings, the amendment is consistent with Statewide Planning Goal 7.
Goal 8: Recreational Needs - To satisfy the recreational needs of the citizens of the
state and visitors and, where appropriate, to provide for the siting of necessary
recreational facilities including destination resorts.
Statewide Planning Goal 8 ensures the provision of recreational facilities to Oregon citizens and
is primarily concerned with the provision of those facilities in non -urban areas of the state. The
Metro Plan diagram amendment does not affect the City's provisions for, or access to,
recreation areas, facilities, or recreational opportunities. Therefore, Statewide Planning Goal 8
does not apply.
Goal 9: Economic Development - To provide adequate opportunities throughout the
state for a variety of economic activities vital to the health, welfare, and prosperity of
Oregon's citizens.
Statewide Planning Goal 9 requires cities to evaluate the supply of commercial and industrial
land relative to community economic objectives. This amendment to the Metro Plan diagram is
only related to lands designated as industrial. The Administrative Rule for Statewide Planning
Goal 9 (OAR 660 Division 9) requires that the City 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 Employment Lands Supply Study 2012-2032
(ELSS) is included as Appendix B in the City's comprehensive plan, Envision Eugene, and
complies with the requirements of Goal 9 and the corresponding Administrative Rule.
The ELSS classifies the subject property as "Vacant Employment Lands." See Employment Land
Supply (2012) Figure 5, map tile 13 of 18. Based on this classification, the subject property was
included in the inventory of developable employment lands within Eugene's Urban Growth
Boundary. While the application proposes to change the land use designation for the subject
property from Campus Employment to Light Medium Industrial, both designations are classified
as industrial, and the land remains industrially designated. Therefore, the amendment to the
Metro Plan land use diagram redesignating the subject property will have no impact on the
City's adopted supply of industrially designated land.
Findings
MA 23-4 / Z 23-6
Exhibit C
Further, the diagram amendment does not add or subtract any industrial land from the
adopted inventories. For the purposes of the City's ELSS, all industrial land use designations
(Campus, Light -Medium, and Heavy) are grouped together. Therefore, properties within the
broad category of industrial can be re -designated to another type of industrial without
changing the amount of industrial land in the City's inventory. In this case, a re -designation
from Campus Industrial to Light Medium Industrial results in no net change to the City's
adopted inventory of industrially designated land.
OAR 660-009-0010(4) also includes specific requirements for changes in plan designation that
involve land in excess of two acres within an existing urban growth boundary from an industrial
use designation to a non -industrial use designation, or another employment use designation to
any other use designation. While the subject property exceeds two acres, the change is from
one industrial designation (Campus) to another industrial designation (Light Medium).
Therefore, the requirements of OAR 660-009-0010(4) do not apply.
The requested Metro Plan Amendment will not adversely impact the City's ability to provide
opportunities for a variety of economic activities. In the application materials, the applicant
addresses the economic benefits of the redesignation: specifically, that it would allow the
development of a large Cintas facility which would provide economic benefits and employment
opportunities. Further contextual analysis demonstrating how the amendment supports
Statewide Planning Goal 9 generally is included in the applicant's narrative.
Based on these findings, the amendment is consistent with Statewide Planning Goal 9.
Goal 10: Housing - To provide for the housing needs of citizens of the state.
The subject property does not include any lands designated for residential use in the City's
Buildable Lands Inventory (BLI). Therefore, the proposal does not include any changes that
would impact the availability of residential lands for housing, nor does it. impact the City's
ability to provide for housing needs in the future. Based on these findings, Statewide Planning
Goal 10 does not apply.
Goal 11: Public Facilities and Services - To 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 Metro Plan Diagram amendment does not affect the City's provision of public facilities and
services. Based on this finding, Statewide Planning Goal 11 does not apply. However, as
identified under Criterion EC 9.8865(3) in the Zone Change Evaluation below, the City Council
finds that all necessary public services exist, are readily available, or are in close proximity to
the subject property. Additionally, at the time of future development, the adopted
development standards for "improvements" at EC 9.6505 require that all development shall
make and be served with infrastructure improvements for water, sewer, streets, alleys,
sidewalks, bicycle paths, and accessways.
Findings
MA 23-4 / Z 23-6
Exhibit C
Goal 12: Transportation - To provide and encourage a safe, convenient and economic
transportation system.
Goal 12 requires a determination of whether the Metro Plan Amendment will significantly
impact an existing or planned transportation facility. OAR 660-012-0060, the Transportation
Planning Rule (TPR), implements Goal 12 for amendments to the Metro Plan diagram, such as
this application. The TPR contains the following requirement:
OAR 660-012-0060(1) If an amendment to a functional plan, an acknowledged
comprehensive plan, or a land use regulation (including a zoning map) would significantly
affect an existing or planned transportation facility, then the local government must put in
place measures as provided in section (2) of this rule, unless the amendment is allowed
under section (3), (9) or (10) of this rule. A plan or land use regulation amendment
significantly affects a transportation facility if it would:
(a) Change the functional classification of an existing or planned transportation facility
(exclusive of correction of map errors in an adopted plan);
(b) Change standards implementing a functional classification system; or
(c) Result in any of the effects listed in paragraphs (A) through (C) of this subsection based
on projected conditions measured at the end of the planning period identified in the
adopted TSP. As part of evaluating projected conditions, the amount of traffic projected
to be generated within the area of the amendment may be reduced if the amendment
includes an enforceable, ongoing requirement that would demonstrably limit traffic
generation, including, but not limited to, transportation demand management. This
reduction may diminish or completely eliminate the significant effect of the amendment.
(A) Types or levels of travel or access that are inconsistent with the functional
classification of an existing or planned transportation facility,
(B) Degrade the performance of an existing or planned transportation facility such
that it would not meet the performance standards identified in the TSP or
comprehensive plan; or
(C) Degrade the performance of an existing or planned transportation facility that is
otherwise projected to not meet the performance standards identified in the TSP or
comprehensive plan.
The applicant submitted a TPR analysis, prepared by Kelly Sandow, PE, of Sandow Engineering,
to demonstrate consistency with Statewide Planning Goal 12 requirements and the Eugene
2035 Transportation System Plan (TSP). The analysis calculated an assumed "worst -case
development" scenario for the existing and proposed land use designations and zoning to
quantify potential transportation impacts for a 20-year planning horizon. The assumption was
based on the total site area, a rate of development based on proposed zoning and a high traffic
impact use allowed in the existing (E-1) and proposed (1-2) zone. The result of the
Transportation Engineer's calculation is that development under the proposed designation and
Findings
MA 23-4 / Z 23-6
Exhibit C
zoning would potentially generate fewer peak hour trips compared to the existing designation
and zoning.
The City Council accepts and adopts the applicant's TPR analysis, which concludes that the
amendment and zone change will not significantly affect the operation of the studied
intersections, in accordance with OAR 660-012-0060(1). This is supported by findings included
within the analysis that verify the amendment and zone change do not significantly affect any
transportation facility, citing compliance with OAR 660-012-0060(1)(a) though (c). The City
Council finds that because OAR 660-012-0060(1) is satisfied and there is no significant effect,
the remaining OAR subsections (2) through (11) do not apply.
Based on these findings, the amendment is consistent with Statewide Planning Goal 12.
Goal 13: Energy Conservation - To conserve energy.
The amendment to the Metro Plan's land use diagram will not amend or otherwise involve any
land use regulations that implement this Goal. Therefore, Statewide Planning Goal 13 does not
apply.
Goal 14: Urbanization - To provide for an orderly and efficient transition from rural to
urban land use, to accommodate urban population and urban employment inside
urban growth boundaries, to ensure efficient use of land, and to provide for livable
communities.
The Metro Plan diagram amendment only applies to land already within the city limits and
therefore does not affect the City's provisions regarding the transition of land from rural to
urban uses. Based on this finding, Statewide Planning Goal 14 does not apply.
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 Willamette River Greenway.
The Metro Plan Amendment does not affect the City's Willamette River Greenway regulations,
nor is the subject property located within the adopted Willamette River Greenway boundary.
Based on this finding, Statewide Planning Goal 15 does not apply.
Goals 16 —19: Estuarine Resources; Coastal Shorelands; Beaches and Dunes; and
Ocean Resources
There are no estuarine, beach and dune, coastal, or ocean resources related to subject
property. Based on this finding, Statewide Planning Goals 16 through 19 do not apply.
Based on the findings above, the Metro Plan Amendment complies with the Statewide Planning
Goals and the approval criterion at EC 9.7735(1) is met.
Findings
MA 23-4 / Z 23-6
Exhibit C
EC 9.7735(2): The proposed amendment does not make the Metro Plan internally
inconsistent.
No policies within the Metro Plan appear to serve as mandatory approval criteria for this
application, nor do any Metro Plan policies appear to be directly relevant to this site -specific
Metro Plan Diagram amendment. Therefore, the amendment does not present any conflict
with Metro Plan policies nor make the Metro Plan internally inconsistent. Based on these
findings, this criterion is met.
EC 9.7735(3): When the city -specific local comprehensive plan also applies, the proposed
amendment is consistent with the city -specific local comprehensive plan.
The city -specific local comprehensive plan for the City of Eugene is the Envision Eugene
Comprehensive Plan. The following policies from the Envision Eugene (EE) Comprehensive Plan
provide general support for the amendment to the Metro Plan diagram:
EE Policy 3.15: Adequate Land Supply. Designate an adequate number of sites within the
urban growth boundary to accommodate growing local businesses and new targeted
industries, especially a diversified manufacturing base that includes advanced
manufacturing, food and beverages, wood products manufacturing, regional distribution,
trade, and services such as offices, software developers, educational technology, corporate
headquarters, and other employment uses.
EE Policy 3.22: West Eugene Employment Areas. Protect industrial areas in west Eugene,
while supporting their evolution into diverse places of commerce with a flexible regulatory
approach that offers a broad mix of employment and industrial uses, thereby
accommodating increased employment densities and services to surrounding
neighborhoods.
Each of the policies above comes from Economic Development Chapter of the Envision Eugene
Comprehensive Plan. The applicant contends that the amendment will allow the expansion of
an existing industrial business (Cintas) within the City of Eugene, which is supported by Policies
3.15 and 3.22. The amendment also results in the property remaining an industrial designation
and opportunities and thus is supported by Policies 3.15 and 3.22. While the applicant has a
specific development plan, the amendment and concurrent zone change expands the number
of permitted industrial uses (see EC Table 9.2450 for a complete list of permitted uses in the
Employment and Industrial Zones). Based on these facts, the amendment and concurrent zone
change are generally supported by the Economic Development policies cited above.
The Transportation Chapter of Envision Eugene states that the Eugene 2035 Transportation
System Plan (TSP) serves as the transportation element for the comprehensive plan. As noted in
the findings related to Statewide Planning Goal 12, the Metro Plan Diagram amendment is
consistent with the City's TSP, and therefore consistent with the transportation element of
Findings
MA 23-4 / Z 23-6
Exhibit C
Envision Eugene. No transportation policies appear to be directly relevant to this site -specific
Metro Plan Amendment, nor do they serve as mandatory approval criteria for the amendment.
Based on these findings, the amendment is consistent with Envision Eugene, the Envision
Eugene Comprehensive Plan, the City's local comprehensive plan.
ZONE CHANGE
The applicant's request includes a concurrent zone change from E-1 Campus Employment to 1-2
Light -Medium Industrial, to bring the zoning of the subject property into conformance with the
proposed Light Medium Industrial plan designation. The following findings address the
applicable approval criteria for the Zone Change request:
EC 9.8865(1): The proposed change is consistent with applicable provisions of the Metro
Plan. The written text of the Metro Plan shall take precedence over the Metro Plan diagram
where apparent conflicts or inconsistencies exist.
According to EC 9.2410, the requested 1-2 zone implements the Metro Plan's Light Medium
Industrial land use designation. Therefore, the Zone Change is consistent with the redesignation
of the subject property as Light Medium Industrial. There are no Metro Plan policies that serve
as mandatory approval criteria for this Zone Change or require further analysis beyond that
provided above for the Metro Plan Amendment.
Based on these findings, and with concurrent approval of the Metro Plan Amendment, this
criterion is met.
EC 9.8865(2): The proposed zone change is consistent with applicable adopted refinement
plans. In the event of inconsistencies between these plans and the Metro Plan, the Metro
Plan controls.
The subject property is within the area of the West Eugene Wetlands Plan, an applicable
refinement plan. This refinement plan does not contain a land use diagram, and therefore the
Zone Change relies on the land use designation set forth by the Metro Plan's land use diagram,
as discussed above. In addition, the Zone Change does not propose any change to the existing
Wetland Buffer (/WB) Overlay Zone applicable to the subject property that implements
relevant wetland protections identified in the West Eugene Wetlands Plan. It is also important
to note that the West Eugene Wetlands Plan identifies all wetlands on the subject property as
"filled" and not protected. No other policies or provisions of any applicable refinement plan
appear to serve as mandatory approval criteria for this Zone Change.
Based on these findings, and with concurrent approval of the amendment to the Metro Plan
Amendment, this criterion is met.
Findings
MA 23-4 / Z 23-6
Exhibit C
EC 9.8865(3): The uses and density that will be allowed by the proposed zoning in the
location of the proposed change can be served through the orderly extension of key urban
facilities and services.
Key urban facilities and services are defined in the Metro Plan as: wastewater service,
stormwater service, transportation, water service, fire and emergency medical services, police
protection, City-wide parks and recreation programs, electric service, land use controls,
communication facilities, and public schools on a district -wide basis (see Metro Plan, page V-3).
The City Council finds that subject property is already served by key urban services and
facilities, or those services and facilities can be extended to the subject property, as more
particularly described below.
Wastewater: Public wastewater service is currently available to the subject property from
wastewater lines located in Owen Loop South. Wastewater standards will be reviewed at the
time of future development for any extension of service to the subject property.
Stormwater: The Greenhill Technology Park has a combination of stormwater systems located
within the area, including, but not limited to, swales, ponds, pipes, and culverts, which were
required and implemented as part of the original subdivision process (City File S 93-36). The
applicant's narrative details specific design considerations based on the existing, filled
wetlands, previous land use requirements, and state/federal requirements. Stormwater
standards will be reviewed at the time of future development of the subject property.
Streets: The subject property has public street frontage on West 11th Avenue, also known as
Highway 126, and Owen Loop South. Compliance with applicable street and access connection
standards will be addressed at the time of future development.
Solid Waste: Collection service is provided by private entities. Regional disposal sites and the
Short Mountain Landfill are operated by Lane County.
Water and Electric: Water and electrical services, operated by Eugene Water and Electric Board
(EWEB) are available for extension to the property. Any future development will require
coordination with EWEB staff to ensure that water and electric services comply with City
standards and EWEB requirements.
Public Safety: Police protection for the subject property is consistent with service provision
through the City. Fire protection will be provided by Eugene Springfield Fire. Emergency
medical services are currently provided on a regional basis by the cities of Eugene and
Springfield.
Transportation: The subject property is accessible to pedestrians, bicycles, and vehicles via the
surrounding network of streets and transportation infrastructure. Transit services are available
along West 11th Avenue.
Findings
MA 23-4 / Z 23-6
Exhibit C
Parks and Recreation: Parks and recreation programs are provided on a City-wide basis. The
inclusion of the subject property in the City is sufficient evidence to demonstrate the minimum
level of this key urban service is met.
Planning and Development Services: Planning and building permit services are provided for all
properties located within the urban growth boundary by the City of Eugene. The Eugene Code,
1971, Chapter 9, will provide the required land use controls for future development of the
subject property.
Communication: A variety of telecommunication providers offer communications services
throughout the Eugene/Springfield area. Therefore, these services are available, and this key
urban service requirement is met.
Public Schools: The subject property is within Eugene School District 4J. As access to schools is
evaluated on a district wide basis, the property's location within the school district is sufficient
evidence to demonstrate the minimum level of this key urban service is met.
Based on these findings, this criterion is satisfied.
EC 9.8865(4): The proposed zone change is consistent with the applicable siting requirements
set out for the specific zone in:
(b) EC 9.2430 Employment and Industrial Zone Siting Requirements.
The specific siting standards for the 1-2, Light -Medium Industrial zone are listed under EC
9.2430(3) and provided for ease of reference below.
EC 9.2430(3): 1-2 Light — Medium Industrial. This zone is limited to areas designated Light -
Medium Industrial in the comprehensive plan or those that meet all of the following
minimum siting requirements:
(a) Access to arterial streets without undue negative impact on residential streets.
(b) No more than 5 acres.
(c) Sufficient street frontage to accommodate structures, parking, and access in
character with adjacent non -industrial properties.
According to these siting requirements, 1-2 zoning is limited to areas designated Light -Medium
Industrial and the subject property will be designated Light -Medium Industrial with approval of
the concurrent Metro Plan Amendment. As such, the alternative siting standards on lands not
designated Light -Medium Industrial at EC 9.2430(3)(a)-(c) above, do not apply.
Based on these findings, with concurrent approval of the Metro Plan Amendment, the siting
requirements of EC 9.2430 are satisfied, and this criterion is met.
Findings
MA 23-4 / Z 23-6
Exhibit C
EC 9.8865(5): In cases where the NR zone is applied based on EC 9.2510(1)(b), the property
owner shall enter into a contractual arrangement with the city to ensure the area is
maintained as a natural resource area for a minimum of 50 years.
This criterion does not apply because the zone change will not apply the NR zone.
OAR 660-012-0060 - Transportation Planning Rule
While not an approval criterion included in Eugene Code, Zone Change applications are required to
demonstrate compliance with the State's Transportation Planning Rule under OAR 660-012-0060.
Consistent with the City Council's findings of compliance with Statewide Planning Goal 12 above,
incorporated herein by reference, the Zone Change is consistent with the Transportation Planning
Rule.
CONCLUSION
Based on the available information and evidence, and the preceding findings of compliance
with the applicable approval criteria, the City Council finds that the Metro Plan Amendment
and Zone Change comply with all applicable approval criteria.
Findings
MA 23-4 / Z 23-6