(1) Land Use Element – General Policies.
(a) The City shall use the Land Use Diagram and accompanying text and policies of the Willakenzie Refinement Plan, as well as other applicable City goals, policies, and plans, to provide policy direction for public decisions affecting the plan area. (Policy 1)
(b) The City shall ensure that future commercial development and redevelopment in the Willakenzie planning area is sensitive to and compatible with existing and planned development in the surrounding area. (Policy 2)
(c) Retain existing significant vegetation whenever possible to provide buffering between residential and nonresidential uses, as well as between low-density and higher density residential areas. (Policy 3)
(d) Recognize Coburg Road, the Ferry Street Bridge, Beltline Road, Delta Highway, Interstate 5, and the Eugene-Springfield Highway (I-105) as designated entrance corridors to the city as identified in the adopted City of Eugene Entrance Beautification Study. (Policy 4)
(e) Site review procedures or special development standards shall be considered for properties which abut or face one another, when the uses permitted on those properties are potentially incompatible. (Policy 5)
(f) Minimize land use conflicts by promoting compatibility between low-density and higher-density residential land uses as well as between residential and nonresidential land uses. (Policy 6)
(g) Mixed-use developments that combine living, working, and shopping opportunities shall be encouraged in the study area. (Policy 7)
(2) Land Use Element – Residential Policies.
(a) Maintain the existing low-density residential character of existing Willakenzie neighborhoods, while recognizing the need to provide housing for all income groups in the city. (Policy 1)
(b) Ensure that development plans include street sizes adequate to meet future demands. (Policy 3)
(c) Encourage a mixture of housing densities and types to address the housing needs of a diverse population. (Policy 4)
(d) Encourage medium – and high-density residential uses in areas which have good access to commercial services, public open space, schools, parks, transit, and other alternative modes of transportation. (Policy 5)
(e) Require that all new residential development adjacent to Beltline Road, Interstate 5, Delta Highway, and I-105 provide on-site noise buffering between the noise source and the new development. (Policy 6)
(f) Berms that are used to fulfill a noise-buffering requirement shall be landscaped and irrigated with a permanent irrigation system. (Policy 7)
(g) Promote compatibility between low-density residential land uses and medium – to high-density residential land uses. (Policy 8)
(3) Land Use Element – General Commercial and Industrial Policies.
(a) Minimize the impact of future neighborhood commercial development on adjacent residential uses through the application of Willakenzie Commercial Siting and Development Guidelines. (Policy 2)
(b) Encourage the consolidation of parking lots, development of joint access, and use of access controls on commercial and industrial developments. (Policy 3)
(4) Land Use Element – Central Region, Gilham Subarea.
(a) The parcels lying south of Goodpasture Island Road, currently occupied by Greer Gardens commercial nursery operation, shall be considered appropriate for medium-density residential development at the time that the property owner wishes to redevelop. In the event that redevelopment of the site occurs, vehicular access to the medium-density development shall be limited to the northeastern end of the site, across Goodpasture Island Road from Ridgeway Drive. (Policy 1)
(b) Expansion or redevelopment of the neighborhood grocery at the northwest corner of Cal Young and Fir Acres shall conform to Willakenzie Commercial Siting and Development Guidelines and shall be limited to the existing tax lot. This site shall also be limited to Neighborhood Commercial zoning. (Policy 2)
(5) Land Use Element – Central Region, Sheldon Subarea.
(a) Encourage development that consolidates parcels into cohesive development sites and limits the number of access points onto Coburg Road. (Policy 1)
(b) The existing commercial developments at the northeast and southeast corners of Coburg and Willakenzie Roads shall not be expanded beyond their existing boundaries. (Policy 6)
(6) Land Use Element – Central Region, Harlow Subarea. The City shall require that medium-density residential development on the east side of Coburg Road, between Tandy Turn and Bailey Lane and between Adkins Street and Elysium Avenue, is developed in a manner that promotes compatibility between low-density and medium-density uses, enhances the visual character of Coburg Road (a designated Entrance Corridor), and limits traffic conflicts on Coburg Road and local streets. (Policy 2)
(7) Land Use Element – Central Region, Willagillespie Subarea.
(a) The City shall require noise buffering and/or other noise attenuation features for all new residential development abutting I-105 and Delta Highway. (Policy 1)
(b) The City shall encourage infilling of large, vacant residential parcels and residential parcels which have not yet been developed to their fullest capacity in order to accomplish a compact urban growth form. (Policy 2)
(c) The City shall ensure that new development and redevelopment occurring on the flanks of Gillespie Butte will be accomplished in a manner that affords maximum preservation of the natural character of the butte, and is sensitive to topographic constraints, soil conditions, views to and from the butte, and the need for public access to the butte. (Policy 3)
(d) The City shall provide a pedestrian access to Gillespie Butte prior to new development occurring on the western and southern flanks of the butte. (Policy 10)
(8) Land Use Element – North Region, Delta Subarea.
(a) The City shall encourage site development practices which promote compatibility between commercial/general office uses and residential uses. (Policy 2)
(b) The City shall allow access to commercial – and general office-zoned land only from arterial and collector streets. (Policy 3)
(c) The City shall encourage development that consolidates parcels into cohesive development sites and limits the number of access points onto Green Acres Road. (Policy 4)
(9) Land Use Element – North Region, Unincorporated Subarea.
(a) The City shall require future developments on parcels abutting the UGB to provide an effective transition between urban and rural land uses. This transition is intended to minimize potential conflicts with adjacent agricultural uses and sand and gravel operations. (Policy 2)
(b) The City shall require that access to the future school site on the east side of Coburg Road and the future school building itself be oriented toward the existing residential street systems rather than Coburg Road. (Policy 3)
(c) The City shall limit access points along both sides of County Farm Road, north of the present city limits. Encourage construction of a local residential street system to provide access. (Policy 5)
(d) The City shall recognize the Northwest Pipeline District Offices (located along the east side of North Game Farm Road) as a nonconforming use. The site shall be exempt from the nonconforming use requirements of the Eugene Code so that the use may continue to operate. Future expansion of the use by Northwest Pipeline will be limited to the tax lot on which the offices are currently located (Tax Lot 1503 – Assessor’s Map 17-03-09-00). The site and surrounding area shall be considered appropriate for low-density residential use. (Policy 6)
(e) The City shall acknowledge the potential for development of residential/ mixed-use neighborhoods in the Unincorporated Subarea. (Policy 11)
(f) Residential mixed-use developments shall be a minimum of 30 acres in size and a maximum of 160 acres in size. (Policy 14)
(10) Land Use Element – North Region, Coburg/Crescent Subarea.
(a) The City shall recognize the area south of Crescent Avenue north of and west of Shadow View Drive, as depicted on Inset Map D as “Summer Oaks – Crescent Center” as appropriate for the expansion of Neighborhood and Community Commercial development. The Neighborhood Commercial portion of Summer Oaks – Crescent Center shall not exceed 7 acres in size. Uses in the neighborhood commercial area are intended to serve the day-to-day shopping and service needs of residents and employees of the surrounding area. The Community Commercial portion of Summer Oaks – Crescent Center shall be zoned C-2/SR/ND Community Commercial with site review and nodal development overlays. Through the PUD approval process, the City may allow the uses and development intensities on the Community Commercial portion of Summer Oaks – Crescent Center to vary from the previously approved uses, provided that the developer demonstrates, based on the Institute of Transportation Engineers’ Trip Generation Manual, that the p.m. peak hour trips generated by the proposed uses will be less than or equal to 213.
If requested and otherwise approved as part of a PUD application, the City may reduce the minimum floor area ratio (FAR) within the C-2 zoned portion of Summer Oaks – Crescent Center to .70. (Policy 2)
(b) The city of Eugene shall ensure that industrial development in the Coburg/Crescent subarea is sensitive to and compatible with surrounding uses and will conform to the Coburg/Crescent Special Light Industrial Siting and Development Standards. (Policy 3)
(c) The City shall recognize that the area adjacent to the north side of Crescent Avenue, designated as Commercial on the Willakenzie Coburg-Crescent Subarea Land Use Diagram shall be zoned General Office. (Policy 6)
(d) The City shall encourage the development of commercial uses which provide direct services to employees and residents of the surrounding areas. Examples include restaurants, financial institutions, day-care centers, health clubs, grocery stores, delicatessens, drug stores, and recreational facilities. As part of an approved PUD, a drive-through facility may be permitted, but only for pharmaceutical prescription dispensing or financial services. (Policy 7)
(e) Commercial uses are appropriate and desirable within residential planned unit developments when services provided are of a type that will fulfill the day-to-day shopping and service needs of area residents and when those services are to be utilized primarily by the population of northeast Eugene (north of Beltline Highway and east of Gilham Street). Vehicle-oriented services including, but not limited to, service stations, repair garages, and drive-in restaurants shall not be permitted in residential PUD commercial areas. (Policy 8)
(f) The land use plan diagram for the Coburg/Crescent Subarea indicates general locations for parks/open space and low-, medium-, and high-density residential uses. The City shall allow for the consideration of a different arrangement of residential and park/open space uses subject to the following criteria:
1. Provision shall be made for an eastern access to the School District 4J school site;
2. Provision shall be made for a park site immediately adjacent to the 4J school site;
3. Low-density residential uses shall border North Game Farm Road;
4. The future parks site must have adequate street frontage (as determined by the City);
5. High – density residential development proposed for areas to the east of the Kinney Loop subdivision and west of Crescent Meadows subdivision must be sensitive to the low-density residential development within these subdivisions, while allowing for the development of the site; and
6. Provision shall be made for design elements which ensure compatibility between residential and industrial land uses. (Policy 9)
(g) The City shall recognize the area on the north side of Crescent Avenue east of Coburg Road, as depicted on the Willakenzie Land Use Diagram, as appropriate for high-density residential development. (Policy 10)
(h) The City shall allow development of clinics or other medical facilities in that portion of the Coburg/Crescent Subarea that is designated for high-density residential use, subject to an approved planned unit development. (Policy 11)
(i) The City shall apply the C-2 Community Commercial with a /PD Planned Unit Development overlay zone to the area along the north side of Crescent Avenue designated as Commercial Mixed Use in the Coburg-Crescent Subarea. (Policy 12)
(j) Development of the area depicted as “Crescent Village” on Inset Map D (page 65) shall only be permitted pursuant to a single final PUD that includes a master plan for all property within the Crescent Village boundaries. The City shall apply the /PD Planned Unit Development overlay zone to all property within the Crescent Village boundaries, and remove the /SR Site Review overlay. (Policy 13)
(k) Except as provided in this Policy, the intensities of uses otherwise permitted within the Crescent Village boundaries shall not exceed any of the intensities listed in Table 1.
631 dwelling units
Shopping Center (commercial)
Grocery Store (supermarket)
KSF = 1,000 square feet
*Includes 4 flex unit buildings of 4,000 square feet per building – retail, office or living space permitted.
As part of a PUD approval, the City may vary the allowed intensities from those in Table 1 if the developer demonstrates based on the Institute of Transportation Engineers’ Trip Generation Manual: (a) those proposed uses and intensities are otherwise consistent with the applicable zoning and land use standards; and (b) the projected peak hour trips from the combination of the proposed uses will be less than or equal to 845 trips into the Crescent Village area and 885 trips out of the area. (Policy 14)
(l) If requested as part of an application for development, the City shall reduce the minimum floor area ratio (FAR) within the Crescent Village boundaries to .40 for the commercially zoned portion of that area. (Policy 15)
(11) Land Use Element – South Region, Ferry Street Bridge Subarea. The City shall encourage site development practices which promote compatibility between high-density residential land uses and the Q Street Floodway and Autzen Stadium. (Policy 1)
(12) Land Use Element – South Region, Chase Gardens Subarea.
(a) The City shall not require development of historic properties, but shall allow for eventual development of these sites as high density residential, with limited commercial opportunities, at the owners’ discretion. Rezoning to Historic District is encouraged as an alternative to the standard high density residential/mixed use zone. (Policy 1)
(b) New development abutting historic properties shall provide an effective transition between urban and rural uses, recognizing the high density nature of the new development. New buildings facing the historic ensemble from across Garden Way should emulate the architectural forms and materials of the historic residences. (Policy 2)
(c) The City shall recognize Garden Way north of Centennial Boulevard as appropriate for a neighborhood-oriented commercial center. Commercial land uses shall be sized to allow a full range of retail and commercial services for area residents, as well as offices and employment opportunities, but not encourage significant travel from outside the area. (Policy 3)
(d) Development within this area shall provide street and pedestrian connections to facilitate movement between residences and the commercial center, but arranged in such a way that cut-through traffic from outside the node is not encouraged. (Policy 6)
(e) Zoning shall reflect the area’s planned park site and existing government uses (e.g., EWEB substation). In the event public use of either of these sites is discontinued, the preferred replacement use is high density residential. (Policy 7)
(f) Development adjacent to I-5 or I-105 shall be designed to reduce noise to Uniform Building Code standards and visual impacts of the automobiles with sound buffering walls, building design, earth form, vegetation, or setbacks. (Policy 8)
(g) A pedestrian or bike path should be developed between Kinsrow and Garden Way using the narrow property that extends through the Historic Ensemble. In the long term, if the adjacent historic properties develop, this access way should be expanded into a local street connection between Kinsrow and Garden Way, if possible. (Policy 9)
(h) Development shall be sensitive to the area’s natural features, such as mature trees, windrows, remnant orchards, and the Q Street Channel. (Policy 10)
(i) Upon annexation and prior to land division or development, properties located along or east of Garden Way shall rezone to S-CN Chase Node Special Area Zone. (Policy 11)
(13) Transportation Element.
(a) The transportation network within the Willakenzie Area shall be planned and designed to ensure: a) preservation of existing neighborhoods; b) an adequate system of arterials and collectors for the efficient movement of through traffic; and c) the preservation of the use of local streets for local traffic. (Policy 1)
(b) The City shall maintain and encourage the safe and efficient operation of major streets by limiting private, direct access to those streets where necessary. (Policy 2)
(c) The City shall continue to provide direct access from Coburg Road to the Kinney Loop subdivision via Kinney Loop. If in the future access onto Coburg Road from Kinney Loop becomes a hazard, the City shall consider the addition of an access point to the Kinney Loop area via Crescent Avenue. This additional access to Kinney Loop off Crescent Avenue should be to provide access to the Kinney Loop subdivision only and should not connect through to other areas. (Policy 3)
(d) The City shall provide for improvements to designated entrance corridors, including those in County and State jurisdictions, in conjunction with construction or reconstruction projects affecting those streets. (Policy 4)
(e) The City shall work with major developers and employers to ensure that transportation demand management strategies are incorporated into their facilities planning and operations. (Policy 5)
(f) The City shall work with developers to provide and participate in transportation mitigation measures which are necessary to resolve direct traffic impacts resulting from new development. Mitigation measures could include such things as traffic control signs, traffic signals, street widenings, turn lanes, and other access improvements. (Policy 6)
(g) To the greatest extent possible, the City shall encourage regional and intercity traffic to use major rather than minor arterials. (Policy 7)
(h) The City shall work with developers and the State of Oregon to ensure that noise attenuation is provided for existing and proposed residential developments along State highways when improvements are made to those roads. (Policy 8)
(i) The City shall require new residential developments occurring along State highways and streets identified as Traffic Noise Control Corridors to use appropriate siting and design techniques to bring the development into compliance with State and Federal noise standards. (Policy 9)
(j) As street lights are installed on major streets, the City shall consider the impacts of light intrusion on residences adjacent to those streets. (Policy 11)
(k) The city shall continue to require sidewalks to be constructed in all newly developed areas. (Policy 13)
(l) Sidewalks shall not be installed on local streets within existing developed residential areas unless a majority of property owners are supportive or unless traffic conditions materially change to create a safety problem. (Policy 14)
(m) The City shall provide for the creation of a network of bicycle and pedestrian amenities to encourage bicycling and walking, reduce reliance on the automobile, and alleviate or delay congestion and other traffic problems. (Policy 19)
(14) Public Facilities and Services Element – Natural Drainage.
(a) Encourage development practices that reduce the need for construction of an extensive subsurface storm sewer system. (Policy 1)
(b) Encourage growth and development patterns that are compatible with natural features and discourage the alteration of natural features. Relocation of natural drainage features may be considered as an alternative to replacement with a closed pipe system. (Policy 2)
(c) Encourage measures that will improve the quality of storm-water runoff discharged into local waterways. (Policy 3)
(15) Public Facilities and Services Element – Water and Electric Services. The City shall work with EWEB to continue support for placing utility lines underground. (Policy 2)
(16) Neighborhood Design Element – Neighborhood Gateways.
(a) Encourage the development of symbolic ‘gateways’ to the Willakenzie area through the effective use of landscape materials in areas indicated on the Neighborhood Gateways map. (Policy 1)
(b) Encourage the Eugene Water & Electric Board and other utility providers to relocate utility lines underground in areas designated as neighborhood gateways on the Neighborhood Gateways map. (Policy 2)
(17) Neighborhood Design Element – Natural Resource Area Protection. Significant wetland, riparian, waterway, and upland sites in the Willakenzie area shall be protected from encroachment and degradation in order to retain their important functions related to fish and wildlife habitat, flood control, sedimentation and erosion control, water-quality control, and groundwater pollution control. (Policy 1)
(18) Neighborhood Design Element – Historic Preservation. The City shall identify and encourage preservation of significant historic and cultural resources including buildings, sites, structures, objects, agricultural landscapes, and other landscape elements in the Willakenzie area. (Policy 1)