County approves zoning changes

EUGENE: Last Tuesday, the Lane County Board of Commissioners voted unanimously to approve the Blue River Complete Community Plan and zoning amendments that expand the community’s boundaries to include the Blue River Park. The amendments were developed to allow higher density development near bus stops and schools and flex use designations within the community’s boundaries.

Details of their approval mean that owners of one-acre residential properties can build two homes—as well as an Accessory Dwelling Unit (sometimes called a “granny flat”)—on their lots. New buildings would be limited to no more than 40 feet tall unless signed off for approval by the fire department. Other language limits free-standing signs to no more than 15 feet tall and allows light industrial buildings as large as 40,000 square feet.

Overall, the Blue River Community Plan outlined four main goals:

A livable and resilient community with affordable housing and living wage jobs.

An identifiable and inviting downtown that reflects community pride.

A transportation network that meets the needs of all users.

Promoting Blue River as a recreational destination within a pristine natural environment.

Zach Galloway, a senior planner with TGB Architects of Eugene, addressed the commissioners on how the new zoning might impact the 17-acre Three Sisters Meadow property. Possible uses for the property, Galloway said, range from open space and recreation to additional housing and possible light industrial business uses. He asked the county to consider modifying the zoning process to approve light industrial structures under 16,000 square feet without the lengthy process required for larger buildings.

Meyer’s General Store owner Melanie Stanley also spoke at the commissioner's meeting and asked the board to pay attention to the onsite parking requirements. Historically, she noted, lots fronting the town’s main street had been commercial in the front and residential in the rear. That meant most septic systems had been in the middle of those properties.

She felt that parking away from the front of the Blue River Drive area “ may end up being a barrier to building.”

Stanley said that most of the Blue River design overlays had called for parking along Blue River Drive, “but if every lot had the nine spaces being allowed in front of mine, that would be 99 spots in front. Right now that’s 42 if we go with parallel.”

She also pointed out that no funding had been identified for any of the Blue River design concepts and questioned, “Without that, where are people going to park?”

“Blue River was the heartbeat of the upriver economic community and can be again if we make some changes for people to invest and build,” Chris LaVoi told the board. Under the current code, he said, “A lot of us couldn’t afford to rebuild. It just didn’t make financial sense.”

“Without these changes, we’re kinda screwed,” he said and asked commissioners to “find some money for rural towns.”

Commenting on a building as large as 40,000 square feet going into a rural area, Springfield District Commissioner David Loveall noted construction would’t happen “unless we figure out the septic problem.” Even if part of the Blue River Park is used for a community septic system, he questioned what it’s capacity would be.

Overall, though, Loveall said he felt the zoning updates could be viewed “as a great plan for making rural Lane County more investable. Why don’t we do this countywide?” he asked.

East Lane Commissioner Heather Buch felt planners should continue to look at the size of structures allowed under light industrial zoning and whether more people should be made aware of building plans before issuing permits. “Up there, we have to be extra careful in making sure people are involved in the decisions that are being made,” she said.

Aside from the downtown area, other construction might occur across from the McKenzie Community Track. Several large parcels up on a bench along McBride Road now qualify for up to three housing units per acre.