HomeMy WebLinkAboutOrdinance No. 19512ORDINANCE N0. Iq SI Z.
AN ORDINANCE ADOPTING AMENDMENTS TO THE EUGENE-SPRINGFIELD
METROPOLITAN AREA GENERAL PLAN.
The City Council of the City of Eugene finds that:
1. The Eugene-Springfield Metropolitan Area General Plan Metro Plan
. ~
was adapted by the Eugene City Counci on July 28, 1980, and amendments
thereto have been subsequently adoptd by Ordinance.
Z. On August 18, 1987, the Planning Commissions of the Cities of
Eugene and Springfield and Lane County held a public hearing on are nest b
Banf i el d Pra ernes to q y
p change the Metro Plan Diagram designation of 10.4
acres Tax Lot Zoo and a portion of Tax Lot 104, Assessor's Map 11-03-18-1 3
located an the earth side of Green Acres Road, east of North Delta Hi hwa
from Medium-Densit Resid ~ g y~
y ent~ a1 D~ stri ct to Commerce al .
3, The lane County Planning Commission, Springfield Planning Commis-
s~on and Eugene Planning Commission, at their respective meetin s on Se tem-
ber 1 1987 Se 9 p
ptember 2, 1987, and .September 14, 1987 voted to approve the
requested Metro P1 an Diagram change.
4. On October 14, 1987 the Eugene City Council and Springfield Cit
Counci 1 hel d a 'ai nt ubl i s y
~ p hearing on the requested Metro P1 an Diagram
change.
5. Findings in support of adoption of this amendment to the Metro Plan
Diagram are set forth in Exhibit "A" attached hereto, and incor orated herein
b reference. p
y
6. Based on the above record and findings, the City Council concludes
that the Metro Plan amendment set forth below is consistent with the Land
Conservation and Development Commission statewide land use Tannin oa]s
with the unamended ~ p ~ g g '
part~on of the Eugene-Spr~ngf~eld Metropolitan Area Gen-
eral Plan, and w~ th other appl ~ cabl a City pi ans and pot i ci es .
NOW, THEREFORE,
THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS:
Section 1. The findings set forth above, and the findings contained
~n Exh~b~t '"A'" attached hereto are adopted, and incorporated by reference.
Section 2. The Eugene-Springfield Metropolitan Area General Plan Dia-
gram is amended to redesignate Tax Lots 20o and portion of 100, Assessor's
map 11-03-18-13 from Medium-Density Residential to Commercial.
Passed by the City Council this
Approved by the Mayor this
28th d,~y of October, 1987
City'/Recorder
28th day of tober, 19
r
Mayor
Ordinance
EXHIBIT A
FINDINGS aF FACT AND CONCL.USICNS GF LAIC
BANFIELD PROPERTIES
Eugene Cade requires that proposed Plan amendments be consistent with the
fol 1 owl ng criteria:
1, The Plan amendment is consistent with applicable Statewide Planning Goals,
Goal #~ -Citizen ! nyolyement: This Pi an amendment i s being processed i n
accordance with the Metro Plan's citizen involvement procedure which
requires review by the Metrapolitan Area Plan Advisory Committee ~MAPAC},
and the planning cammissions and the governing bodies of the three
metropolitan jurisdictions,
This request was referred to various public agencies and groups and notice
of the request and public hearing was sent to all residents aid property
owners abutting the request. A display ad was published in the Register
Guard which outlined the request and the affected properties. The
Metropolitan Area Planning Advisory Committee reviewed this request on
July ~3, 1987 and a joint public hearing before the three planning
cammissions was held on august 18, 1987. The city council's of Eugene and
5pri ngf i e1 d hel d a pub1 i c hearing on this matter on actober 14, 1987 and
the Board of Commissioners of Lane County held a public hearing on this
request on Qctober 28, 1981.
Goal #~ -Land Use Plannin This Plan amendment is being processed in
accordance with the semiannual Plan amendment process outlined i n Chapter
1~ of the Metro Plan, as implemented through the Eugene Code,
Goal #5 .. Dpen S~esr Scenic and Historic Areas, and Natural Resources:
According the Metro Plan inventories, there are no protected resources
1 acated on the subject property .
Goal #fi -Air, Water, and Land Resources Qu, alitY; This goal requires that
comprehensive plans buffer and separate land uses which create conflicting
impacts on air resources. The subject property is in the immediate
vicinity of the Eugene Sand and Gravel plant which generates noise from
crushing equipment, rock sorting and truck traffic. This company operates
during nighttime hours during peak construction periods . Noise generation
from this plant has exceeded City standards for the subject property after
these standards were made more stringent subsequent to the adoption of the
Metro P1 an . As a resul t of this change i n the City's noise standards,
resi denti a1 development of the subject property i s highly questi anabl e.
The redesignation of the land will permit the development of commercial
uses which will buffer the residential development existing and
cantemplated~ to the east from Horse generated by the gravel operations.
Page 1
Goal #? -Areas Sub'ect to Natural Disaster and Hazards: The northern I50
feet of the us bj ect property i s wi thi n a desi gnated f 1 ood 1 ai n . Devel o ment
p p
on the property will have to be elevated to one foot above the floadplain
1 eve1, which i s 388 feet above sea 1 evel .
Goal #9 - Econom of the State: This goal requires the diversification of
the state's economy through "increasing the variety, ty e, scale and
p
location of business, industrial, and commercial activities." This
proposed Plan amendment would add an additional 1D.4 acres of land to the
Metro Plan's inventory of commercial land.
Goal #1p - Housin : Thi s goal requires the provision of an adequate
amount of suitable land far housing within urban growth boundaries. The
noise from the sand and gravel operation to the west of the subject
property makes the use of the latter less than suitable for residential
useage. This Plan amendment would reduce the medium-density residential
land allocation by .oo~ percent. The medium-density residential land
allocation currently exceeds projected demand by 58 percent and the
absorption of this land is occurring at a lower rate than anticipated by
the Metro Plan .
Goal #~~ - Public Facilities ,and Services: Thi s goal requires that a
timely, orderly, and efficient arrangement of public facilities and
services be provided. Currently, a full range of urban facilities and
services are available to the subject property. These facilities and
services include, but are not 1 imi ted to, storm and sanitary services; f ire
and poli ce protection; electrical, gas, and water services; and public
transit service.
Gaa[ #~Z - Transportation: The adopted transportation plan for the
metropolitan area, the TransPlan, includes the following improvements to
the area:
~. Green Acres Raad, from Delta Highway to Applewood Lane, will be
upgraded to a five-lane urban facility. The scheduled
improvements, which include curbs, sidewalks and bike lanes, are
expected to be needed within five years from the adoption of the
TransPlan.
~, The intersection of North Delta Highway and Green Acres Raad will
be i mporved wi th a traf f i~c signal during this calendar year.
3, North Delta Highway, from Bel t1 i ne to Ayres Raad, wi 11 be
upgraded to a three-lane urban facility. Improvements will
include curbs, sidewalks, and bike lanes, Further, TransPlan
requires that consideration be given to improving North Delta
Highway, to five lanes at the commercial area currently
existing, within six to IZ years.
Page 2
4. Existing ramps at the North
will be replaced or revised.
Highway wi 11 be p ran i ded ,
Delta HighwaylBeltline interchange
Additional lanes on North Delto
Further improvements in the area will be made in conjunction with the
development of the Delta Oaks Shopping Center at the south side of Green
Acres Road. The improvements, which include the location of access paints
off of Green Acres Road to Delta Oaks, the need for street improvements to
Green Acres Road and a traffic signal at Green Acres Road and Delta
Highway, were identified by a traffic study required as a condition of
approval far the site development an the Del to Oaks property.
~.
The site i s served by a publ i c transit system ~ LTD , which i s planning for
the location of a minor transit station at the intersection of Green Acres
Rood and North Delta Highway.
The applicant presented a traffic impact analysis prepared by J RH
Transportation Engineering to the Planning Commissions of the three
jurisdiction. Eugene Transportation Division staff have reviewed this
study and concur with the basic methodology and conclusions of the study,
Whi l e a redesi gnati on of the subject propeety to cammerci al use could
increase the traffic in the area, the improvements listed in TransPlan are
expected to accomodate the traffic at an acceptable level of service. The
effect of this land use designation change might be to accelerate the need
far same or all of these improvements. However, staff from Eugene's
Transportation Division Hate that any development on the site ~ resi denti al
or commercial} would trigger the need for projects sooner than currently
planned,
Therefore, whi 1 e this Pi an amendment caul d accelerate the need far some or
al l of the TransPl an praj ects i n the immediate vicinity, f rom a l ong-range
perspective, the amendment would be compatible with TransPlan. Based on
this f i ndi ng, the proposed Plan amendment i s consistent with appl i cabl e
Statewide Planning Goals .
The Plan amendment is consistent with the fundamental principles and
applicable po{icies of the Metro Plan.
There are seven fundamental principles of the Metro Plan. The only
principle relevant to this request states the following:
"The zoning process shall be monitored and adjusted to meet current land
use demands through the planning period for all land use categories."
The proposed Plan amendment represents an adjustment in the allocation of
commercial and medium-density residential land within the metropolitan
area. This adjustment is supported by a determination that there is an 58
percent avera1location of medium-density residential land within the
metropolitan area and that its absorbti on i s a 1 over rate than anticipated.
Further, the increase in retail development has exceeded projections for
Page 3.
al 1 categories of commercial use during the period of 1971-83 and the major
commercial development which has occured has not represented the dense
configurations anticipated by the Metro Plan.
The fallowing text of the Metro Plan, which defines community commercial
centers, i s al so relevant:
"This category includes mare commercial activities than nei hborhood
g
commercial but Tess than major retail centers. Such areas usually develop
around a small department store and supermarket. The development
occupies at least five acres and normally not more than 4~ acres, This
category contains such general activities as retail stares; person services;
financial, insurance, and real estate offices; private recreational facilities,
such as movie theaters, and tourist-related facilities, such as motels.
1Nhen this category is shown next to medium- or high-density residential,
the two can be integrated into a single overall complex, local regulations
permitting."
The total amount of property currently zoned for community commercial use
at this location is 3$ acres with an additional nine acres zoned for
general commercial use. The proposed Plan amendment would add 10.4 acres
of commercial. The resulting size of the community commercial node would
be 4S, 4 acres. This acreage size i s only a gui del i ne, however, and several
existing commercial areas; such as the Gateway commercial area ~ 190 acres} ;
the Gakway Mal 1 X58 acres}; and the River Road/Bel tl i ne commerci a1 area X66
acres; exceed thi s guidel i ne.
Additionally, the number and type of existing commercial uses in the area
are limited and do not approach the diversity and quantity of commercial
uses found at the major retai 1 centers in the metropolitan area.
The fo11 owi ng Metro Plan policies are relevant to this request:
"'Promote compatibility between residentially paned land and ad`acent
areas. "' (Folic 11 a e l l l- - ~
y ,pg A5~
The Eugene Sand and Gravel plant, because of its proximity, creates
excessive noise emission impacts on the subject property. A commercial use
would buffer noise impacts and protect the medium-density residential
1 ands to the east. The redesi gnati on would a1 so prevent the level opment of
medium density residential uses on the .subject property and subsequent
conflicts between that use and the rock crushing and hauling o eration to
p
the west.
"Encourage higher density residential development near industrial and
cammerciai centers throughout the metropolitan area." Policy 30, page 1ll-
A-?~
The conversion of the subject property to commercial wi 11 all the retai ni n
undevelo ed residential land g
p to the east to be developed at increased
density.
Page 4
"Increase the amount of undeveloped land coned for light industrial and
commercial uses correlating the effective supply in terms of suitability and
availability with the projections of demand." (Policy fi, page IIIwB-5~
The proposed amendment would increase the supply of undeveloped commercial
land by 1D.4 acres. This increase also works to address an underallocation
of commercial land by the Metro Plan.
Based upon the above analysis, the proposed Plan amendment is consistent
with the fundamental principles and applicable pal i ci es of the Metro Plan .
3. The Plan amendment is found to address one or more of the following:
~a~ An error in the publication of the Plan; ar
(b~ Circumstances have changed in a substantia! manner that was not
anticipated in the Plan; or
~c~ Incorporation into the Plan, following acknowledgment, or newly
inventoried material which relates to a Statewide Planning Goal; or
(d~ A change in public policy.
The proposed Plan amendment is necessary due to substantially changed
circumstances not anticipated by the Metro Plan. This change in
circumstance i Huai ves the issue of noise emissions on the subject
property. when the Metro Plan was adopted in 198, a planned unit
residential development ~PUD~ had been approved for the subject
property. As a part of this approval, an 18~faot high, 235~foot long
sound wall was required an the western edge of the development, This
buffering feature narrowly allowed the development to meet the City`s
existing Hai se standards. Subsequent to this time, the City made its
noise standards mare stringent, As a resul t of this revision, the
design e1 ements of the buffering wa11 were not able to comply with the
City noise regulations and the ability of the property to provide a
desirable residential living environment appears to be unlikely. The
proposed commercial development would operate to buffer the existing
and p1 anned medi umwdensi ty resi denti a1 1 and to the east f ram the noise
source ~ Eugene Sand and Gravel pl anti .
Based upon the above analysis, circumstances have changed in a
substantial manner that was not anticipated in the Plan and a
commercial designation is found to be more appropriate for the subject
property than medium-density residenti a1.
pl jcban
Page 5