HomeMy WebLinkAboutOrdinance 5666 12/14/1992
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ORDINANCE NO.
5666
AN ORDINANCE AMENDING THE EUGENE-SPRINGFIELD METROPOLITAN AREA GENERAL PLAN
DIAGRAM AND ADOPTING A SAVINGS AND SEVERABILITY CLAUSE AND DECLARING AN EMERGENCY
(92-09-177, JOHNSON, ET AL).
The City Council of the City of Springfield finds as follows:
A. On July 28, 1992, the City of Eugene received a request from Louis ~.
and Anne I Johnson and the six other affected property owners for an amendment to
the Eugene-Springfield Metropoli tan Area General Plan (Metro Plan) Diagram to
change the land use designation for approximately 78 acres consisting of Tax Lots
3400, 3401, 3500, 3600, 3700, 3701, 3800 and 3900, Assessor's Map 17-04-10-00,
from light-medium industrial to low-densi ty residential. The Eugene Planning
Director classified the amendment as a major plan amendment on August 26, 1992.
B. The proposed amendments to the Metro Plan Diagram are consistent with
the applicable Statewide Planning Goals and Guidelines, are consistent with the
text of the Metro Plan, and do not constitute any specific "Plan Update
Amendments", pursuant to Article 7 of the Springfield Development Code.
C. Notice of the request was given to the Santa Clara Neighborhood Group,
to all' owners and occupants wi thin a 400 foot radius of the area identified
above, and published in the Springfield News and Register Guard prior to the
joint public hearing on the request before the Planning Commissions of Eugene,
Springfield, and Lane County on September 29, 1992.
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D. The Springfield Planning Commission met on October 7, 1992 and approved
a motion to not forward a recommendation on the request. The Eugene Planning
Commi ss i on recommended approval of the proposed amendmen t on Oc t 0 ber 12, 1992,
and the Lane County Planning Commission recommended approval of the proposed
amendment on October 20, 1992.
E. The findings in support of the recommendation for amending the Metro
Plan are attached as Exhibit A hereto and incorporated herein by reference.
F. Evidence exists wi thin the record indicating the proposal meets the
requirements of Article 7 of the Springfield Development Code, and the
requirements of applicable state and local law.
G. The
Commissioners
amendments to
ready to take
Springfield and Eugene City Councils and the Lane County Board of
held a public hearing on December 9, 1992 on the proposed
the Metro Plan Diagram, and the City Council of Springfield is now
action.
.
Ordinance No.
Page 1
~_r_." r
ORDINANCE NO. 5666
. Page 2
NOV, THEREFORE,
THE CITY OF SPRINGFIELD CITY COUNCIL DOES ORDAIN AS FOLLOVS:
Section 1. The above findings, and the findings set forth in Exhibi t A,
attached hereto and incorporated herein by reference are adopted.
Section 2. The Plan Diagram of the Eugene-Springfield Metropoli tan Area
General Plan is hereby amended by changing the land use designation contained
therein for Tax Lots 3400, 3401, 3500, 3600, 3700, 3701, 3800 and 3900,
Assessor's Map 17-04-10-00 from light-medium industrial to low-density
residential.
Section 3. The Plan Diagram amendments set forth above take precedence over
any other inconsistent textual provisions of the Metropolitan Area General Plan.
Section 4. These Metro Plan amendments shall become effective when
identical amendments to the Metro Plan Diagram are adopted by the Eugene Ci ty
Council and the Lane County Board of Commissioners.
Section 5. If any section, subsection, sentence, clause, phrase or portion
of this Ordinance i~ for any reason held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed 'a separate, distinct and
independent provision, and such holding shall not effect the validi ty of the
remaining portions hereof.
.
Section 6. It is hereby found and declared that matters pertaining to the
adoption of these amendments are matters affecting the public health, safety and
welfare of the City of Springfield and that this ordinance shall, therefore, take
effect immediately upon its passage by the Council and approval by the Mayor.
Passed by the City Council this
Approved by the Mayor this
14th day of December
A~te
/!. . /I .
'-,~ -
City Recorder
, 1992
of 6 for and 0
l~day of December , 1992
against'7 ~ ~ _.AI' ~ /' /
~~~
Mayor
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C::;<:";,~ ( := errV' ATTORNEY
l"':", (..; ~-.:l?;.l[~~FIELD
Ordinance No.
Page 2
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Ey.hlb.lf A
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Findings for Metropolitan Area General Plan Amendment and River
Road-Santa Clara Urban Facilities Plan Amendment for (Johnson, et all
(M!. 92-2 and RA 92-2)
IRVING ROAD PROPER1Y
Metropolitan Plan and River Road-Santa Clara Plan Amendments
A. " Introduction
The Irving Road property, identified as Site #29 in Subregion 1 of the draft
Metropolitan Industrial Lands Special Study [MILSS], is located south of Irving
Road and east of the Northwest Expressway. The property is currently designated
for light-medium industrial use in the Metropolitan Plan. The MILSS recommends
that the designation be changed to a special light/ campus industrial designation.
Site #29 encompasses the following parcels, all mapped on Assessor's Map 17-04-
10:
Tax Area Development
Lot Owner . (acres) Status -
3400 Winger 9.64 Residence
3401 Petersen 0.32 Residence
. 3500 Sherman 14.75 Residence
3600 Hebard 1.91 Residence
3700 Sherman 7.07 Residence
3701 Sherman 0.46 Residence
3800 Burbee 9.12 Residence
3900 , Vacant
, ,. Johnson 35.36 ."
The owners of all of the parcels included in Site #29 believe that a change to low-
.'.".d~nsity residential is a more appropriate than a change to special-light/campus
industrial. Since the MILSS already recommends a change to the designation of this
site, the owners ask that the Planning Commissions, City Councils, and Board of
Commissioners consider the following information and apply a residential rather
than industrial designation to this property.
The nature of existing land uses surrounding the Irving Road site is depicted on the
aerial photograph attached as Exhibit A Briefly summarized, those uses include the
following:
1. An EWEB water reservoir is located at the southeast comer of the site,
on property identified as Tax Lot 3402 of Map 17-04-10.
2. From the EWEB reservoir north to Irving Road, the eastern boundary of
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Metropolitan Plan Amendment Application - Irving Road Property, Page 1 of 23
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the property is bordered by 11 homes located in the 8th and 9th
Additions to Firmont subdivision.
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3. Land north of Irving Road, across from Tax Lots 3400, 3401, 3500, and
3700 of the parcels included in this application, is developed with a
residential subdivision [Third Addition to Strassmaier Acres]. Land
north of Irving Road, across from the central part of the area proposed
for redesignation, consists of a vacant tract and several houses on larger
lots. The Eagles on the Green golf course is located across from the
northwest corner of the site. '
4. An EWEB 115KV transmission line and the Northwest Expressway run
along the western side of the subject property.
5. Beltline Road forms the southern boundary of this site.
Areas to the north, east, and south of the subject property are designated for low-
density residential use in the Metropolitan Plan, with the exception of the EWEB
reservoir site which has a government and education designation. Land west of
Northwest Expressway and the Southern Pacific rail lines is designated for light-
medium industrial use.
B. Classification of the Proposed Amendment
.
Assuming that the Planning Commissions agree that the designation of the Irving
Road property should be changed, a determination needs be made as to whether a
,particular amendment should be classified as aIfupdate amendment, a major
. amendment, or a minor amendment .
A plan update amendment is defined in Section 9.015 of the Eugene Code as "Any
change to the Metropolitan Plan which (1) changes the urban growth boundary or
the jurisdictional boundary of the Plan; (2) requires a goal exception be taken
under statewide planning goal 2; (3) amends a fundamental principle, metropolitan
goal or policy set out in Chapter II of the Plan; or (4) requires a substantial
diversion of budgeted planning resources from the approved work programs of
affected city departments." Changing the designation of the Irving Road site' does
not qualify as an update amendment for the following reasons:
1. The proposed amendment does not require or involve a change to either
the urban growth boundary or the jurisdictional boundary established in
the current Metropolitan Plan. '
2. The proposed amendment does not require an exception to any of the
statewide plaiming goals. This conclusion will be further substantiated in
Metropolitan Plan Amendment Application - Irving Road Property, Page 2 of23
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3.
a subsequent section of this report which addresses the statewide
planning goals in detail.
The proposed amendment modifies the diagram designation applied to.
approximately 78 acres of property; it does not require or involve any
change to a fundamental principle, metropolitan goal or policy set forth
in Chapter II of the Plan.
4.
A determination as to whether an amendment requires a substantial
diversion of budgeted resources is most appropriately made by the
planning director or the governing body. However, the MUSS already
recommends that the designation of Site #29 be changed in the Metro-
politan Plan. Further, this report addresses all applicable standards for
evaluation of an amendment and review by affected city departments
should require no greater time commitment than any other changes
recommended in the draft MUSS.
.
Granted the amendment should not be classified as an update amendment, a further
determination is required as to whether it is a major or minor amendment Since a
minor amendment is defined Eugene Code Section 9.015 as a change that is not a
major or update amendment, the real question is whether this particular change is a
major amendment. A major plan amendment is defined as "A change to the
Metropolitan Plan which (1) amends the text of the Plan; (2) is a substantial
diagram amendment; (3) requires an ESEE analysis under statewide planning goal
5; . (4) requires another plan amendment to maintain plan consistency; or (5)
substantively affects the 'City of Eugene, the City of Springfield, and Lane County."
This amendment does not affect the text of the Metropolitan Plan, nor does it
re,quire any other amendment to the Metropolitan Plan to maintain consistency. It
also does not require an ESEE analysis. However; changing the designation of
approximately 78 acres does represent a substantial diagram amendment;
therefore, the amendment is appropriately classified as a major amendment
C Relationship to River Road-Santa Clara Urban Facilities Plan. Land Use
Element
.
The subject property is also designated for industrial use in the River Road-Santa
Qara Refinement Plan and that designation should be changed if the Metropolitan
Plan is amended as requested here. The text of the refinement plan would also
need to be amended at pages 2-13 and 2-29. The nature of the' needed text
amendments will be discussed in greater detail subsequently in this report
The procedures for amending the Metropolitan Plan recognize that refinement
plans may need to be adjusted also. Section 9.136(3) of the Eugene Code provides
that: "Final adoption of a Metropolitan Plan amendment (no matter how initiated)
Metropolitan Plan Amendment Application - Irving Road Property, Page 3 of23
which is not ~nsistent with an adopted refinement plan shall also be deemed to be
an initiation of a corresponding refinement plan amendment under Section 9.139 of
this code." It is possible to combine both processes so that amendment to the
Metropolitan Plan and River Road-Santa Clara Refinement Plan can occur simul-
taneously.
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D. Applicable Standards
The following criteria for evaluation of an amendment to the Metropolitan Plan are
set forth in Section 9.128(2) of the Eugene Code:
1. The amendment must be consistent with the relevant statewide planning
goals adopted by the Land Conservation and Development Commission;
2. Adoption of the amendment must not make the Metropolitan Plan
internally inconsistent; and
3. The amendment is not a plan update amendment, unless the amendment
has been initiated by the governing bodies of the City of Eugene; City of
Springfield, and Lane County under Section 9.120(1)(c) of this code.
The criteria for evaluation of an amendment to a refinement plan are specified in
Section 9.145(2) of the Eugene Code and include the following standards:
.
1. The plan amendment is consistent with the Metropolitan Area General
Plan'
,
2. The plan amendment is consistent with remaining portions of the'
refinement plan; and
3. The plan amendment is found to address one or more of the following:
(a) an error in the publication of the plan; (b) a change in circum-
stances in a substantial manner not anticipated in the plan; (c) incor-
poration into the plan of new inventory material which relates to a
statewide goal; or (d) a change in public policy.
E. MetropOlitan Plan Amendment Evaluation
The following information and evaluation address the criteria set forth in Section
9.128 of the Eugene Code. '.
Section 9.128(2)(a): The amendment must be consistent with the relevant
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Metropolitan Plan Amendment Application - Irving Road Property, Page 4 of23
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statewide planning goals adopted by the Land Conservation and Development
Commission.
The statewide goal having the most relevance to designation of the Irving Road
property is Goal #9, Economy of the State. Goal #10, Housing, also has some
'relevance. However, each statewide planning goal is addressed in the following
evaluation.
1.
Goal #1- Citizen Involvement
Goal #1 essentially requires that citizens be afforded the opportunity to
be involved in all phases of the planning process, including amendments
to adopted plans. The procedures for amending the Metropolitan Plan
include provision for notice to affected citizens and neighborhood organ-
izations. The procedures also provide, in the case of major amendments,
for hearings before the Planning Commissions and governing bodies of
all three local jurisdictions. Those procedures have received
acknowledgement of compliance as satisfying the requirements of Goal
#1. Adherence to those procedures in review of this amendment will
ensure that Goal # 1 has been satisfied. Consideration of this change in
the context of review of a special area study provides additional
opportunities of citizen involvement beyond that normally associated
with a simple plan amendment.
2.
Goal #2 - Land Use Planning
Goal #2 is a process goal that describes a comprehensive plan and how
such a plan is to be developed and adopted. This goal does recognize
that major and minor revisions to comprehensive plans will be needed
over time. One substantive element of Goal #2, the exceptions process,
is not applicable to this amendment because no exception to a statewide
planning goal is required.
. The MILSS provides a comprehensive review of the existing inventory of
industrially designated land in the Eugene-Springfield area and includes
a variety of projected absorption rates. That information is referred to
subsequently in this report and provides the factual basis for assessing
the implications of changing the'designation of this property. One of the
procedural requirements of Goal #2 is that changes be supported by
facts.
3. .' Goal #3 - Agricultural Lands
, . This goal is not applicable to the proposed amendment because the
property involved is within an acknowledged urban growth boundary.
Metropolitan Plan Amendment Application - Irving Road Property, Page 5 of 23
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Therefore, it is, by defmition, not classified as rural agricultural land.
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4. Goal #4 - Forest Lands
Goal #4 is also not applicable to the proposed amendment, again
because the property is within an acknowledged urban growth boundary,
, . designated for urban use, and not located within a rural area.
5. Goal #5 - Open Spaces. Scenic and Historic Areas. and Natural
Resources
A slough, known as Flat Creek, crosses the subject property in a north-
, . south dir<?ction. The slough is classified as a riparian ditch in the
Preliminary Inventory of Eugene & Springfield Wetland, Riparian & Upland
, . . Areas for Wildlife Habitat Value (revised February 1990), which provides
the following discussion of such areas:
"These sites tend to be long, though sometimes intermittent,
channels consisting of old stream beds, ditches or. sloughs that
usually run through residential subdivisions. A few are relatively
short segments of once longer channels. The sites tend to be steep-
banked, narrow channels with Himalayan blackberry as the domi-
nant understory vegetation with an overstory of Oregon ash, black
cottonwood and bigleaf maple (Acer macrophyllum). Water levels
vary seasonally. There was little to no water present in these sites
during the inventory. These sites provided limited wildlife habitat
value due to their relative isolation., ,
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"
"Human and domestic animal use is high, affecting wildlife habitat
use. These small ditches are isolated remnants of drainageways
that once ran continuously through the metropolitan area. As
development pressure increases, these drainageways continue to be
filled and culverted. Although they provide only limited wildlife
habitat value, these small islands of vegetation are important as
more open space is developed." [Preliminary Inventory, pages 16-
17]
""; The 'Flat Creek Channel is also addressed in the Metropolitan Natural
',Resources Study with the following language:
"NORTH FLAT CREEK, ES9a
Description: This three mile section of Flat Creek in the western
portion of the Santa Clara neighborhood is designated low density
residential in the Metropolitan Plan. Adjacent uses include
residential and agricultural and Flat Creek flows adjacent to Irving
Metropolitan Plan Amendment Application - Irving Road Property; Page 60f23
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Elementary School. This intermittent creek lies within the 100 year
'floodway fringe. Flat Creek flows northward and joins the
Willamette River north of the metropolitan regio~ but is outside
the Willamette River Greenway boundary. The site serves flood
retention and open space functions. It has relatively high wildlife
value with a rating of 38. The creek is bordered by riparian
vegetation and agricultural uses; the predominant tree species is
Oregon ash.
"Flat Creek is part of Eugene's storm drainage system and is slated
for channel 'improvements' in the draft EADMP, Vol. V, Figs. 4-2
and 4-5. The creek is on non-hydric soils and is designated as a
wetland on the NWI. It is given special policy protection in the
River Road-Santa Clara Urban Facilities Plan, Environmental'
Design Element, p. 4-2. Vegetated sloughs, in general, are
, addressed in two policies on p. 4-7. These two policies are quoted
in Appendix D of this report (City of Eugene, 1974).
.
"This portion of Flat Creek serves stormwater and flood convey-
ance functions. Portions of it are classified as wetland on the NWI
and it is given policy protection in the River Road-Santa Clara
Plan. It provides an important open space function in the Santa
Oara neighborhood.
"Conclusion: This three mile section of Flat Creek in western
Santa Clara flows adjacent to Irving Elementary School. This
, creek lies within the 100 year floodWay fringe and flows northward
, and joins the Willamette River north of the metropolitan region.
,', The site serves flood retention and: open space functions and has
relatively high wildlife value. The creek is bordered by riparian
,vegetation and agricultural uses. Flat Creek is part of Eugene's
, , storm drainage system and is designated as a wetland on the
, ' , " ': ",. national inventory. It is given special policy protection in the River
"Road-Santa Clara Urban Facilities Pla~ Environmental DesigIi
",0." "Element(CityofEugene, 1974).
, ,
"This water would benefit from clean-up to improve storm and
flood flows. It also serves an important open space function in the
" ~ Santa Oara neighborhood.
: "Recommendations: Limit conflicting uses (3C)
#2a Waterside Protection
#S Clean-up, Restoration and Education
#6 Stonnwater Planning"
[Metropolitan Natural Resources Special Study, Pages 158-159]
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Metropolitan'Plan Amendment Application - Irving Road Property, Page 7 of 23
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As indicated in the materials cited above, Flat Creek is protected under
both policies contained in the River Road-Santa Clara Urban Facilities
Plan and recommendations of the Metropolitan Natural Resources
Special Study. Those protections exist regardless of the land use
designation applied to adjoining property. It might be noted that the
'discussion of Flat Creek in the Metropolitan Natural Resources Special
Study which was quoted above appears to assume that the adjoining land
use is low-density residential.
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Based upon prior inventories conducted in conjunction with adoption of
the Metropolitan Plan, there are no other Goal #5 resources located on,
this property.
6~
Goal #6 - Air. Water and Land Resources Ouality .
Any development of this property, whether for industrial or residential
uses, must comply with applicable state and federal air and water quality
requirements. Sanitary sewers can be extended to the property and will
be required for any new development.
It is relevant to note that the Lane Regional Air Pollution Authority has
expressed some concern about an industrial designation of this property
during review of the River Road-Santa Clara Refinement Plan. In a
letter dated October 9, 1984, LRAP A stated:
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"Current regulations affecting new industrial sources and large
commercial developments requir~ that each facility undergo a
permit review process prior to construction that will minimize air
pollution emissions. The process is designed to permit growth
within an area without adversely affecting the general air quality.
However, in most instances, even with the best controls that
.existing technology can provide, there are still emissions of air
pollutants. Although the permit requirements provide protection
against future air quality standard violations, there still can be a
measurable impact which is most apt to occur in areas near the
source. There are a number of examples of this problem already
existing in this community and we would like to avoid creating
additional problem areas.
)~',,.'.<..\ ~.,"
"As a result, we are concerned with the proposed Irving Light-
Medium Industrial Area which is bordered on three sides by low
density~!esidential zoning. Policies 1.0 and 2.0 and Suggested
Action 2.1 under Section 2.3 Commercial and Industrial Land Use,
recognizes some of the potential problems from these develop-
ments. However, in some instances, due to the close proximity of
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Metropolitan Plan Amendment Application - Irving Road Property, Page 8 of23
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residences to the industrial source, and even with so-called 'clean
industries', landscaping and building placement will not be
adequate to solve air quality problems.
"We believe that in some cases extensive buffer zones may be
necessary to minimize the problem. As a result, we strongly urge
you to provide for this possibility in this planning document. We
encourage you to add language that notes the potential for air
quality problems and provides for extensive buffer strips where
needed. "
The need for extraordinary measures such as the extensive buffer strips
mentioned by LRAP A would be eliminated by applying a residential
designation to this property. The need to apply such measures also
makes the property less attractive for industrial users.
7~' Goal #7 - Areas Subject to Natural Disasters and Hazards
The Flat Creek drainage channel and low areas immediately adjacent to
it are classified as within the lOO-year floodway fringe; no other portions
of the site are within the lOO-year floodplain. Floodplain regulations will
apply to any development adjacent to the channel, regardless of the land
. use designation applied.
The property is not subject to any of the other natural disasters or
hazards itemized in this goal.
8. Goal #3 - Recreational Needs
,"
The property is not identified as needed for recreational purposes in the
'Parks MasterPlan. Residential development of the property will
. contribute to further park development through recently enacted systems
development charges established for that specific purpose. A parks
system development charge is not levied on industrial development. .
9: Goal #9 - Economy of the State
Goal 9 has more relevance to an evaluation of this plan amendment than
most of the statewide planning goals. Goal 9. and its related admini!\-
trative rule generally require local jurisdictions to prepare forecasts of
. demand for industrial and commercial land and to prepare inventories
, ,that assess the quantity and quality of lands allocated for those purposes.
Since the property is now designated for light-medium industrial use, it is
part of the metropolitan area's allocation .of land for industrial
development. .The issue that arises is whether redesignation of the land
Metropolitan Plan Amendment Application - Irving Road Property, Page 9 of 23
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for residential use adversely affects the area's ability to accommodate
, '. either new industrial development or expansion of existing industry.
Redesignation of the subject property will not have an adverse effect of
. , the area's overall ability to attract new industry or accommodate expan-
'd sion of existing industry. That position is premised on the contention
.', that the property is inappropriately designated for industrial use and
_ does not offer a particularly viable site for industrial development The
. . following summary of planning actions related to the property supports
- this contention:
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a. The 1990 General Plan, predecessor to the present Metropolitan
Plan, designated this property for low-density residential use. The
version of the Metropolitan Plan adopted in 1980 changed that
designation to special-light industrial.
b.
Because tbe three jurisdictions did not adopt a common plan in
1980, an Industrial Study Task Force was formed to recommend
ways to resolve differences over industrial land allocations. The
Task Force recommended that the designation of this property be
changed to light-medium industrial. The primary reason for that
recommendation was proximity of the property to the railroad
switching yards and concern about the possible negative impact of
vibration for certain types of high technology uses. When a
common version of the Metropolitan Plan was adopted in 1982, the
designation of the property was changed as recommended by the
Task Force.
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c.
The status of this property was next ' examined when the Land Use
Element of tbe River Road-Santa Clara Urban Facilities Plan was
developed and adopted in June, 1985. The refinement plan notes
that concern existed about potential industrial development of the
'Irving Road property [Finding 2(d), page 2-13]. That finding was
based, in part, upon public testimony submitted concerning the
draft refinement plan. The following testimony from the
November 27, 1984 hearing of the Eugene and Lane County
Planning Commissions is illustrative:
"Ed Phelps, 2734 Kalmia, . . . stated that he has lived in the
Santa Clara area since 1962 and enjoyed the residential
nature of the area. He stated he was alarmed- at the prospect
of having an industrial area placed into a residential area. .
Having attended the last two meetings of the Otizen Advi-
sory Team, he said most of the testimony regarding the
Metropolitan Plan Amendment Application - Irving Road Property, Page 10 of23,
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proposed light-medium industrial zoning had been negative,
most people wishing to retain the residential zoning. Stating
that he was a building contractor, Mr. Phelps recognized the
need for an industrial area existed and that people wanted to
have clean industry in Eugene; however, he stressed that it
should not be placed in a residential neighborhood.1t
[Minutes, November 27, 1984, Page 2]
"Jack Danby, 1151 Irving Road, . . . stated that he has lived in
Santa Clara for 30 years and owned a 300-foot frontage on
Irving Road. He said he was previously told that the
Southern Pacific railroad tracks were the boundary between
the industrial and residential areas.1t [Minutes, November 27,
1984, Page 2]
, '
In response to these concerns. the text of the refinement plan
includes the following recommendations concerning development
, . of this property:
o
Use planned unit development procedures to mitigate im-
pacts on existing adjacent low-density residential develop-
ment upon rezoning to industrial. '
.
o
Only industrial developments making unified use of ten or
more acres shall be allowed in the area.
o
Consider amending the Plan, designation to Special-Light
Industrial. .
.
c. The property was most recently examined in the Metropolitan
Industrial Lands Special Study which was published in March, 1991.
The Draft Policy Recommendation Report makes specific
,'reference to this property, suggesting that it be considered for
future business park development With the following recommen-
dation: "The site currently has a Light Medium Industrial
designation and zoning. This designation may not provide the
, ,protection needed to preserve this site for future business park
, development Additional study should be conducted to determine
whether Special light Industrial is more appropriate for this site."
,',' , [Draft Policy Recommendation Report, page 47].
,,'AS 'the summary provided.above indicates, both the.River Road-Santa
", '," Clara Refinement Plan and the Metropolitan Industrial Lands Special
Study clearly suggest that the current light-medium industrial designation
of this property is inappropriate and that a special light designation
Metropolitan Plan Amendment Application - Irving Road Property, Page 110(23
should be applied. The River Road-Santa Clara plan also recommends
-, that development of the property occur under the planned unit develop-
ment process, a procedural requirement not imposed on any other
industrial site in the Eugene portion of the metropolitan area.
The concept of designating the Irving Road property for special light or
campus industrial use is inconsistent with the criteria originally used for
identification of such sites. The 1982 version of the Metropolitan Plan
indicated that sites identified for special light industrial use should have
'. five or fewer owners, recognizing the difficulty created by multiple
ownerships when assembling land for campus development.
The Irving Road property consists of eight (8) parcels in six (6) different
ownerships. Equally problematic for campus industrial development is
the fact that seven (7) of the parcels have residences on them. No other
site designated for special light industrial use in the metropolitan area
has that number of residences located on it.
The Irving Road property is physically separated from any other indus-
trial uses. A golf course and low-density residential uses exist to the
north and east of the site. Beltline Road runs along the southern
, boundary of the site, with low-density residential areas located south of
that highway. Land west of the Irving Road site is designated for light-
medium industrial use, but the site is separated from that area by the
Northwest Expressway, an EWEB transmission line, and the Southern
Pacific switching yards. The most common form of adjacent land use is
low-density residential.
. .:
Granted the characteristics of the Irving Road property, it is worthwhile
to compare the site with the industrial firm site requirements discussed
. in the MILSS [Inventory Report].
a. The MlLSS Inventory Report [page 39] notes that the majority of
, firms locating in the metropolitan area are small (50 employees or
less). It then goes on to state:
"Small firms are primarily interested in locating in an existing
building in an industrial park with high quality setting, ser-
vices in place, adjacent uses screened with landscaping and
restaurants close by. Small firms have a short timeframe and
often prefer to be operational in as little as 6 months. An
established industrial park makes this possible. Large firms
and industrial park developers are attracted to large green"
field sites (flat areas of undeveloped land that is
serviceable)."
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Metropolitan Plan Amendment Application - Irving Road Property, Page 12 of 23
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The MILSS Inventory Report [page 40] also contains the following
discussion concerning industrial parks:
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b.
"Larger firms and industrial park developers prefer parcels
within a larger, undeveloped area so that the environment
can be controlled. The total size of the industrial park should
be within the range of 50 to 200 acres, in order to provide the
flexibility in the size of firms that could locate there. One
owner is preferred, but, lacking that, the fewer owners the
better. Multiple ownerships are more acceptable to industrial
park developers who are more comfortable with assembling
land from multiple owners."
Compared against these standards, the Irving Road property is
within the general size range of 50 to 200 acres, although at the
lower end of the scale with approximately 67 undeveloped acres (it
is less than 67 acres if the Flat Creek drainage channel is
excepted). The site compares poorly in terms of the number of
owners, with a greater number of owners than any other special
light/ campus industrial site designated in the Metropolitan Plan.
The MILSS Inventory Report [Page 40] indicates that: "Large
. firms and industrial park developers are attracted to large, well-
drained, flat areas with services at or close by the site, and land still
in large parcels." The Irving Road property is well-drained and
flat. However, the land is not in large parcels. The Johnson
ownership is the largest with appr9ximately 35 acres; the next
largest parcel in single ownership is 22.28 acres (with two resi-
. dences), while the smallest is 0.32 acre.
... ~, '. -
The MILSS Inventory Report [page 41] states that: "Some firms do
not want to locate in an area that is close to residential areas
because there has been a tradition of residents having an adverse
response to industrial development close by homes. However, in
other parts of the state with more industrial development in place,
'. " mixed uses are becoming more common." Residential develop-
j ment borders the Irving Road site on its eastern and northern sites.
Even assuming that resistance to industrial development of the site
from those adjoining residential areas could be overcome, it is
extremely unusual to find a grouping of existing residences within
the central portion of an industrial park. However, that is the
situation that exists on the Irving Road property.
~
. ,
"..-
,'~ .
"d<. .The MILSS Inventory Report [page 41] indicates that: "Firms want
convenient commercial uses and support services (day care, banks,
.
Metropolitan Plan Amendment Application - Irving Road Property, Page 130f23
athletic clubs, doctors, etc.) close by and sit-down restaurants
within the park." The lIVing Road site is isolated from commercial
uses and support services, with the closest supporting commercial
area being located to the east, at Beltline and River Road. Isola-
tion from supporting commercial uses may not be such a serious
problem on a 200-acre site where there is sufficient area and
potential mass to justify some commercial uses. Attempting to
provide those services on a small site lacks the employment base to
support such uses and detracts from the already limited area
available for industrial development.
The Irving Road property obviously has some of the characteristics
desired for an industrial park site. It is flat, well-drained, and has good
access via Northwest Expressway and Beltline Road. On the other hand,
it has a number of attributes that make it undesirable for industrial park
development. It is at the low end of the minimum size range, existing
residences border the site on two sides, it has multiple owners, it has
, residences within the central portion of the site, and is physically isolated
. from other industrial and commercial areas. On balance, the negative
, attributes appear to definitely outweigh the positive ones.
Because neither a light-medium nor a special light industrial dassi-
>" 'fication is appropriate for this property, application of a low-density
, residential designation represents a reasonable alternative that is consis-
. tent with the predominant adjoining land use pattern. That change will
remove 78.63 acres from the inventory of industrially designated land.
[Note: There is some discrepancy in th~ acreage figures for the Irving
Road site. The figure of 78.63 acres comes from Assessor's records. The
Metropolitan Industrial Land Special Study indicates that the site
contains 67.2 acres (matrix at page 22), although the map for subregion
#1 appears to indicate ~at several residentially developed parcels in the
center of the site were excluded from the computation.] The
.. implications of that change in terms of overall land supply are mitigated
"", by several factors, including the following:
.
.
.,-1, -;;:
a.
There are a variety of figures available concerning the amount of
industrially designated property in the metropolitan area. A
conservative figure is found at Table 8 of the draft Inventory
Report of the Metropolitan Industrial Lands Special Study which
lists serviceable, constraint-free industrial acres at 1,581.02.
Redesignation of this property results in a reduction of 42 to 4.9
percent (depending upon which acreage figure is used for the site)
of the supply, of serviceable, constraint-free industrial land. That
reduction is insignificant when compared with the most likely
projected 20-year demand for industrial land of 650 gross acres, or
.
Metropolitan Plan Amendment Application - Irving Road Property, Page 140(23
.
b.
even the highest projected demand of 1,172 gross acres [draft
Policy Recommendations Report, page 8].
Even under the best of circumstances, the Irving Road site is listed
as "long-term site" in the Metropolitan Industrial Lands Site
Evaluation Matrix. The matrix indicates that adjoining residential
use and multiple ownerships are two of the factors considered for
classifying this property as a long-term site. The draft Policy
Recommendations Report [page 11] recommends that the Metro-
politan Plan be amended to include a policy that discourages the
redesignation of industrial sites defined as short-term in the Matrix
to nonindustrial designations without providing services to other
industrial land (long-term sites in the Matrix) or allocating
comparable industrial land. The Report does not suggest a similar
requirement for redesignation of sites identified as long-term.
.
c. The Metropolitan has been amended to change the designation of
approximately 48 acres of property on the north side of Chad Drive
from medium-density and low-density residential to special light
industrial. That property was rezoned to an l-ljSR zone on March
16, 1992. The.48 acres involved in that plan amendment and
rezoning is far more suitable for industrial park development than
the lIVing Road property for a variety of reasons. The property is
in single ownership and is vacant. There are no residences to
remove. The property is contiguous with other industrially zoned
property that is now being developed. It is in an area where
, industrial activity is already occurring. The property is immediately
adjacent to commercial services. ~Finally, the property has no
wetland limitations or other significant natural features to consider.
.
d. The draft Policy Recommendations Report [page 6] also acknow-
ledges that some sites now designated for industrial use may also
be suitable for residential use with the following language: "Some
sites suitable for industrial use appear to suit the needs of both
potential users of high quality business park settings and some
residential developments." The Irving Road property [Site #29 in
Region 1] is specifically identified as such a site.
The two most recent studies of the Irving Road property both indicate
that the present light-medium industrial classification applied to it
should be changed. The 1985 River Road-Santa Oara Refinement Plan
.recommends changing the classification to special light industrial. The
1991 Metropolitan Industrial Lands Special Study also that a special light
industrial designation may be appropriate and states that the site needs
further study.
,. ,,.~......---^
" ..
Metropolitan Plan Amendment Application - Irving Road Property, Page 15 of 23
~..-i'.'A ;'
The suggestion in both documents to consider a special light industrial
, designation is not appropriate based upon multiple ownerships of the
site and the number of residences found within the site. Both factors
, make it an unrealistic industrial site. Rede,signation of the property to
low-density residential will not adversely affect the inventory of land
, actually available for industrial use and, consequently, would not be
inconsistent with Goal #9.
.
10. Goal #10 - Housing
Goal #10 is relevant to the proposed amendment insofar as the
proposed redesignation would increase the inventory of land available
for low-density residential use. The amount of increase is very minor.
Table 21 of the Supply and Demand Analysis, Eugene-Springfield
, Metropolitan Area Residential Land Study indicates that there are 9,324
acres of undeveloped land designated for low-density use in the
metropolitan area. Adding 78.63 acres to that total represents an
increase of .008 percent.
The proposed change for the Irving Road site also partially offsets the
loss of residential land when the designation of the Chad Drive property
was changes. Approximately 10 acres of medium-density land and 38
acres of low-density land was converted to industrial in that change.
The positive and negative attributes of the Irving Road property in terms
of industrial development were discussed under Goal #9. Some of the
factors that make the site attractive for industry also make it attractive
for residential development. Those factors include the absence of
physical constraints (i.e., flat and well-drained) and the availability of
services.
.
, ',A number of the site characteristics that are negative in terms of indus-
trial development are not negative for residential development Having
. ,,': ,a variety of parcel sizes and owners is not an impediment to residential
development as it is for industrial park development. Residential
., ,,' , , development in the Eugene-Springfield area generally occurs on a
variety of parcel sizes. The largest parcel in the site with 35 acres repre-
sents a relatively large residential development for this area. There is no
need to assemble multiple ownerships to develop this site residentially.
',Similarly, the presence of residences, either on the site or adjacent to it,
does not constitute any impediment to further residential development
Many of the conditions that indicate the site is poorly suited for
" industrial use are positive factors for residential devevlopment Again, a
balancing of these factors appears to indicate that the Irving Road
',", "- ' property should be designated. for low-density residential use in the same
Metropolitan Plan Amendment Application - Irving Road Property, Page 16 of23
.
. manner as the surrounding area.
11. Goal #11 - Public Facilities and Services
Goal #11 has no direct relevance to the proposed amendment. Policies
in the Metropolitan Plan specify that a minimum level of key urban
facilities and services must be available prior to development, whether
for industrial or residential purposes. All key urban facilities and
services can be extended to this property.
12. Goal #12 - Transportation
Goal #12 sets general standards for what is to be included in the trans-
portation element of a comprehensive plan and has little direct relevance
to a specific diagram amendment. Access to the property is provided by
Irving Road, an arterial street. Northwest Expressway runs along the
west side of the property and provides access to Beltline Road and other
portions of the metropolitan area. .
13. Goal #13 - Energy Conservation
This goal is not applicable to a specific diagram amendment.
.
14. Goal #14 - Urbanization
Goal #14 sets standards for establishment of urban growth boundaries
and for transition from urbanizable to, urban land. The property is
within the acknowledged urban growth boundary of the Metropolitan
Plan and, at a minimum is classified as urbanizable land. Under policies
in the Metropolitan Plan, the transition from urbanizable to urban land
for undeveloped property normally occurs at the time of annexation,
when a minimum level of key urban facilities and services become
available. That principle applies, regardless of whether the property is
designated for light-medium industrial or low-density residential use.
15. Goal #15 - Willamette River Greenway
The property is outside the boundaries of the Willamette River
Greenway; consequently, the goal is not applicable.
Based upon the information summarized above, it can reasonably be concluded that
changing the Metropolitan Plan designation of the Irving Road property from light-
medium industrial to low-density residential conforms with all applicable statewide
planning goals. Goal #9 has the most applicability to the amendment, granted the
property's current designation. However, both the River Road-Santa Clara
. .:J"'::'; ~ ~-i" ~
.
Metropolitan Plan Amendment Application - Irving Road Property, Page 170f23
Refinement Plan and the Metropolitan Industrial Lands Special Study recommend
that the current light-medium industrial designation be changed. The option
suggested in those studies of applying a special-light industrial classification does not
correspond to the original criteria for identification of special-light industrial sites
due to the multiplicity of ownerships found here. Application of that designation is
also complicated by the number of residences located on the Irving Road property,
a number greater than found at any other designated special-light industrial site.
The characteristics of this property and the surrounding area indicate that a low-
density residential designation is more appropriate than either a light-medium or
special light industrial classification.
.
Section 9.128(2)(b): Adoption of the amendment must not make the
Metropolitan Plan internally inconsistent.
There appear to be several ways that adoption of a 9iagram amendment could
possibly make the Metropolitan Plan internally inconsistent. The amendment could
result in a serious imbalance between projections of demand and allocation of land
to meet projected needs. Alternatively, a particular amendment could conflict with
Plan policies to the extent that internal inconsistency occurs.
As discussed previously in the analysis under Goal #9, this particular change does
reduce the inventory of land available for industrial use in the metropolitan area.
The significance of that reduction is moderated by several factors. Data contained
in the MILSS Inventory Report suggest that the existing inventory of industrially
designated is adequate to meet projected demand. Elimination of the Irving Road
site from the inventory will not create a situation where projected demand exceeds
available supply. Consideration also needs to be given to the inherent suitability of
the site for industrial use, particularly special-light or campus industrial use as
suggested by the River Road-Santa Clara Refinement Plan and the MILSS. As
pointed out previously, the characteristics of this site are more suitable for
.residential than for industrial use.
.
The proposed amendment for the Irving Road property also does not create signifi-
cant conflict with policies contained in the Metropolitan Plan. For instance, none of
. the fundamental principles or policies of Chapter n of the Plan are affected by the
proposed change. There are no policies in other chapters of the Plan specific to this
particular property. Depending upon one's perspective, it might be argued that
Policy #17 of the Economic Element [page ill-B-6] supports retention of an indus-
trial designation with the following language: "Reserve several areas within the
urban growth boundary for large-scale, campus-type, light manufacturing uses. (See
diagram for locations so designated)." The Irving Road site is not so designated in
the current Metropolitan Plan: 'Alternatively, it might be argued that Policy #11 of
the Residential Land Use and Housing Element supports application of a low-
density designation to this property with the following language: "Encourage a
Metropolitan Plan Amendment Application - Irving Road Property, Page 18 of23
.
.
mixture of dwelling unit types in appropriate areas." The intent of this amendment
is to allow a portion of the site to be developed with a mobile home park. Because
there are no policies specific to this site but merely general policies that provide no
mandated course of action, the proposed amendment does not create internal
inconsistency with any adopted Metropolitan Plan policies.
Reclesignation of the lIving Road property conforms with the criteria contained in
Section 9.182(2)(b) of the Eugene Code.
Section 9.128(2)(c): The amendment is not an update amendment, unless the
amendment has been initiated by the governing bodies of the city of Eugene, city,
of Springfield, and Lane CQunty under Section 9.120(1)(c) of this code. In
detennining whether a plan amendment is a plan update amendment, the city
council is not bound by the detennination of the planning director or Metropolitan
Policy Committee made under Section 9.122 of this code.
As the text of this criterion indicates, it is ultimately the governing body of a
jurisdiction that determines whether a particular amendment should be classified as
a plan update amendment However, the affected owners believe that amending the
designation of the Irving Road property should not be classified as an update
amendment for the following reasons:
.
1. Section 9.015 of the Eugene Code defines as an update amendment any
change to the Metropolitan Plan that changes the urban growth boun-
dary or the jurisdictional boundary of the Plan. This particular amend-
ment does not modify either the urban growth boundary or the jurisdic-
tional boundary of the Metropolitan Phin. It also does not indirectly
create the need for such a change by causing an expansion of those
boundaries to compensate for the reduction in the industrial land
inventory.
2. A second factor identified in Section 9.015 that would cause an amend-
ment to be classified as an update amendment is one requiring a goal
exception under statewide planning goal two. As detailed in the
preceding analysis, changing the land use designation of the Irving Road
property does not require an exception to any statewide planning goals.
3. A third factor specified in Section 9.015 that would cause an amend-
ment to be classified as an update amendment is one that changed a
fundamental principle, goal, or policy contained in Chapter II of the
Metropolitan Plan. As discussed under the analysis of Eugene..-Code
9. 128(2) (b) above, this amendment does not affect any part of Chapter n
of the Plan. '
.
Metropolitan Plan Amendment Application - Irving Road Property, Page 19 of23
4.
The fourth and final reason specified in Section 9.015 for classifying an
amendment as an update amendment is because processing the change
would require a substantial diversion of budgeted resources. A judge-
ment as to what constitutes a "substantial diversion of budgeted res our-
ces" must clearly be made by the city council ultimately. However,
extensive documentation has been provided with this amendment appli-
cation to reduce the amount of staff time that must be devoted to its
review. It is also relevant to note that the River Road-Santa Clara
Refinement Plan, already adopted by the city, calls for a change to the
existing land use designation applied to this property in any event.
Finally, review of the amendment is occurring within the context of the
MILSS, a study already initiated by the governing bodies.
For the reasons outlined above, the Planning Commissions and governing bodies
should not classify this amendment as an update amendment.
F. Refinement Plan Amendment Evaluation
Section 9.136(3) of the Eugene Code states that: "Final adoption of a Metropolitan
Plan,amendment (no matter how initiated) which is not consistent with an adopted
refinement plan shall also be deemed to be an initiation of a corresponding refine-
ment plan amendment under Section 9.139 of this code." The Irving Road property
is subject to the Land Use Element of the River Road-Santa Clara Urban Facilities
Plan [RR-SC UFP] which is classified as a refinement plan. The RR-SC UFP
designates the subject property for industrial use and contains text specific to the
property.
"
Assuming that' the Metropolitan Plan is amended to apply a low-density residential
designation to the Irving Road property, the following elements of the RR-SC UFP
should be amended:
1. The land use diagram found following page 2-2 of the plan should be
changed to show a low-density rather than an industrial designation for
the property.
2. Finding #2 at page 2-16 of the plan pr~sently states: "Particular con-
. cerns exist regarding commercial-industrial development in specific
areas. These areas include: . . . (d) Irving Road light-medium industrial
site.". That subparagraph should be deleted and the remaining three
areas relettered accordingly.
3. The subarea map fofuid at page 2-23 of the plan should be amended to
delete the Irving Road subarea and the Northwest Expressway subarea
should be redesignated "]" and the River Road/Wilkes subare3: redesig-
Metropolitan Plan Amendmen~ Application - Irving Road Property, Page 20 of23
.. '..
.:';'
.
, ~:.t
. - f
\ ,~~ .
f
,'''I",
.
.
/ ....
'. .
. nated "K".
3. The Irving Road light-medium industrial site is identified as a separate
subarea at page 2-29 of the RR-SC UFP. When the land use designation
is changed in the Metropolitan Plan, the entire discussion of this sub-
area can be deleted. This deletion will require that the Northwest Ex-
pressway subarea be relettered "J" and the River Road/Wilkes subarea
be relettered "K".
Consideration of a refinement plan amendment simultaneously with a Metropolitan
Plan amendment prevents needless duplication in processing. If the Metropolitan
Plan is amended, it is a foregone conclusion that the refinement plan will be modi-
fied to reflect the change to the Metropolitan Plan.
The criteria for evaluation of refinement plan amendments are set forth in Section
,9.145 ofthe Eugene Code. Each criterion is addressed in the following analysis.
, Section 9.145(2)(a): The plan amendment is consistent with the Metropolitan
Area General Plan.
.
The proposed amendments to the RR-SC UFP are predicated upon corresponding
amendments to the Metropolitan Plan that change the designation of the Irving
Road property from light-medium industrial to low-density residential. The
proposed diagram and text changes for the refinement plan merely implement the
approved Metropolitan Plan amendment for the Irving Road site.
Section 9.145(2)(b): The plan amendment is consistent with remaining pordonr
of the refinement plan.
~e RR-SC UFP already calls for an amendment fo the Metropolitan Plan by
recommending that the designation of the Irving Road property be changed from
light-medium industrial to special-light industrial. That recommendation was
predicated upon concern about the potential impact of light-medium industrial
development on adjoining residential areas. However, documentation was provided ..
in conjunction with the Metropolitan Plan amendment evaluation [Section E above]
that showed that a low-density residential designation was even more appropriate
than a special-light industrial designation. The diagram and text of the RR-SC UFP
are being appropriately amended to reflect that determination.
Deletion of the Irving Light-Medium Industrial subarea simply carries out the intent
of the amendment to the Metropolitan Plan. All of the recommendations for that
subarea address concerns about potential industrial development which have been
obviated by the change to the Metropolitan Plan.
.
Metropolitan Plan Amendment Application - Irving Road Property, Page 21 of23
Section 9.145(2)(c): 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 cucwn-
stances in a substanlial manner not anticipated in the plan; (3) incorporation
into the plan of new inventory material which relates to a statewide planning goal;
or (4) a change in public policy.
The amendments related to the Irving Road property two address two of the four
criteria listed above:
1. The current treatment of the Irving Road property in the RR-SC UFP
was based upon the land use designation applied to that property by the
Metropolitan, Plan. Even then, the refinement plan indicated that the
Metropolitan Plan designation was possibly not appropriate and sug-
gested consideration of an alternative designation. The approved
amendment to the Metropolitan Plan for this property represents a
substantial change not anticipated when the RR-SC UFP was adopted in
1985. In other words, the RR-SC UFP would not have applied an
industrial designation to this property if the Metropolitan Plan had not
already done so.
2. The change in the Metropolitan Plan's land use designation for the
Irving Road property represents a change in public policy concerning its
future use. Amendments to the diagram and text of the RR-SC UFP are
necessary to reflect that policy change.
The text and diagram amendments to the RR-SC UFP are necessary to make the
refinement plan consistent with the amended Metropolitan Plan for the Irving Road
property and conform with the criteria specified in Section 9.145 of the Eugene
Code.
G. Summary and Conclusion
. Ever since the Metropolitan Plan was first adopted in 1980, there has been a certain
uneasiness about the land use designation applied to the Irving Road property.
That uneasiness is reflected in the 1982 change from a special-light industrial
designation to a light-medium classification and the subsequent recommendations
of the River Road-Santa Clara Plan and the Metropolitan Industrial Lands Special
Study to revert back once again to a special-light classification. However, the Irving
Road property is not particularly suited for a special-light industrial designation for
several reasons. The property is in multiple ownerships, with more owners than any
other special-light industrial site designated in the Metropolitan Plan and more than
the standard suggested in the Plan for that designation. The site also has more
existing residences on it than any of the other designated special-light industrial
sites. It is surrounded on two sides by existing or planned low-density residential
Metropolitan Plan Amendment Application - Irving Road Property, Page 22 of23
-.. .l'
~
.
.
. ........,. .,
.
1-. 'i
.'
. development. It is separated from any other industrial or commercial areas on the
other two sides by facilities such as Beltline Road, the Northwest Expressway,
transmission line right-of-way, and the railroad switch yards.
The Irving Road property is also not needed to meet the industrial land use needs of
the metropolitan area. That conclusion is based, in part, upon the figures of
projected demand and available supply of industrial land documented in the
recently published Metropolitan Industrial Lands Special Study. The conclusion is
also based upon the factors mentioned above that make the property inherently
unattractive for industrial development. Maintaining an industrial designation for
this property, whether that be light-medium or special light, contributes little to the
community's inventory of attractive, industrial land.
.
.
The option of applying a low-density residential land use designation to the Irving
Road property appears to offer several advantages. It addresses most directly the
concern expressed in the River Road-Santa Clara Plan about potential conflict
between industrial use on this property and adjoining residential areas. It offers a
more realistic alternative for development granted the characteristics of this site.
Finally, it offers a level of protection for the existing residences on the site that is
not provided by an industrial designation.
The proposed amendments to the Metropolitan Plan and River Road-Santa Clara
Urban Facilities Plan conform with all of the criteria specified for such amend-
ments in Section 9.128 and 9.145 of the Eugene Code. Therefore, the Planning
Commissions of Eugene, Springfield, and, Lane County are requested to recommend
approval of the change from light-medium industrial to low-density residential for
the Irving Road property. This action is an appropriate one to take in the context of
the Metropolitan Industrial Lands Special Study sin~ the site is better suited for a
low-density residential designation than a special light/campus industrial
designation.
Metropolitan Plan Amendment Application - Irving Road Property, Page 23 of23