SOUTH HILLS STUDY

Purpose Statements and Recommendations



Adopting Resolution

RIDGELINE PARK

DENSITY

URBAN SERVICE AREA DEFINITION

DEVELOPMENT STANDARDS



RIDGELINE PARK

Purpose

The south hills constitute a unique and irreplaceable community asset. The strong dominant landforms and wooded character present there combine to provide distinct areas of contrast in terms of texture and color from the normal pattern of urban development. By virtue of this contrast, the south hills function as a strong visual boundary or edge for the city. The ridgeline of the south hills also marks the most southerly extension of the urban service area. Further, there are areas within the south hills that are especially suitable for park sites for recreational use by present and anticipated population. In view of these factors, any areas recommended for preservation or park usage should serve at least one of the following purposes:

  1. To insure preservation of those areas most visibly a part of the entire community;
  2. To protect areas of high biological value in order to provide for the continued health of native wildlife and vegetation;
  3. To insure provision of recreational areas in close proximity to major concentrations of population;
  4. To provide connective trails between major recreational areas;
  5. To provide connective passageways for wildlife between important biological preserves;
  6. To contribute to Eugene's evergreen forest edge; and
  7. To provide an open space area as a buffer between the intensive level of urban development occurring within the urban service area and the rural level of development occurring outside the urban service area.

It is the legislative intent of the City Council that the recommendations of the Ridgeline Park Section of the South Hills Study be achieved through clearly constitutional means.

Specific Recommendations

That all vacant property above an elevation of 901' be preserved from an intensive level of development, subject to the following exceptions:

  1. Development of individual residences on existing lots; and
  2. Development under planned unit development procedures when it can be demonstrated that a proposed development is consistent with the purposes of this section.

That the area specified for preservation be protected through a variety of techniques including but not limited to acquisition, scenic easements, density transfers, and dedication.

That the Joint Parks Committee be instructed to prepare refined co estimates and an analysis of funding sources for submission to the City Council.

That the City pursue acquisition of major active-use park facilities to serve existing and potential population in the following areas:

  1. Adjacent to the EWEB reservoir off North Shasta Loop;
  2. Property south of the present Amazon linkage system, south of Center Way and east of the Fox Hollow elementary school;
  3. Property adjacent to the Crest Drive elementary school; and
  4. Property adjacent to the EWEB reservoir located south of 25t Avenue and west of Hawkins Heights.

That the city insure the potential for further active-use parks to serve anticipated population in the areas south of Warren Avenue, east of the present Spencer Butte Park and adjacent to Blanton Heights.

That all proposed developments in the south hills area be reviewed determine if connecting linkages are possible between various park sites, particularly north of Skyline Park to Hendricks Park and between Blanton Heights and Hawkins Heights.

That the city should adopt an ordinance concerning the removal of vegetation.



DENSITY

Purpose

The density recommendations contained in the South Hills Study are intended to serve the following purposes:

  1. To remain within the broad guidelines of the 1990 General Plan of:
  1. Insuring utilization of vacant property already served with public facilities; and
  2. More precisely defining the broad density range set forth in that Plan.
  1. To insure adequate provision for development to accommodate anticipated growth; and
  2. To achieve a balance between the level of development and the provision of public services.

Specific Recommendations

That in the area west of Friendly Street the maximum level of new development per gross acre be limited to 8 units per acre (the maximum figure of 8 units per gross acre being subject to positive findings under the planned unit development criteria).

That in the area east of Friendly Street the maximum level of new development per gross acre be limited to S units per acre (the maximum figure of 5 dwelling units per gross acre being subject

to positive findings under the planned unit development criteria).

That low-moderate income housing developed under the Controlled Income and Rent provisions of the City Code be exempt from the density standards set forth above, but subject to normal specific site analysis standards.

That if a significant volume of low-moderate income housing should develop, the effect on total density should be evaluated and allowable densities of future developments adjusted.



URBAN SERVICE AREA DEFINITION

Purpose

It is the purpose of the recommendations concerning the urban service area to:

  1. Provide a more precise definition of the urban service area concept as set forth in the 1990 General Plan for the south hills area of the city;
  2. Provide more adequate criteria for the evaluation of annexation requests;
  3. Insure that annexation serves a public purpose as well as a private purpose; and
  4. Insure preservation of the primary residential character of the south hills.

Specific Recommendations

That the ridgeline identified in the South Hills Study defines the potential extension of the urban service area.

That future annexation requests within the potential urban service area be evaluated upon the following bases:

  1. The ability of the community to provide public services for the potential development in an economic and efficient manner (and other factors normally considered in evaluation of annexations); and
  2. The previous maintenance of the property as a desirable residential environment (Note: if the city adopts an ordinance governing vegetation removal, the standards set forth in the ordinance could provide the basis for evaluating previous maintenance of the property).

That property which can only be provided sewer service by contouring not be included in the definition of the potential urban service area



DEVELOPMENT STANDARDS

Purpose

The development standards recommended as part of the South Hills Study are intended to achieve the following purposes:

  1. To insure the responsiveness of specific developments to the aggregate of known natural factors;
  2. To insure maximum preservation of the natural character of south hills; and
  3. To insure adequate review of the public consequences of development in the south hills.

Specific Recommendations

That all major developments (developments in excess of minor partition occurring on property above an elevation of 701' shall be reviewed the Planning Director to determine if standard subdivision procedure site review procedures, or planned unit development procedures should be required. In reaching a determination, the Planning Director s evaluate the following factors:

  1. the potential for surface movement;
  2. the view potential of the property;
  3. the nature of existing vegetation;
  4. the nature of surrounding development;
  5. the nature of the development proposal.

The decision of the Planning Director shall be appealable to the Planning Commission and thence to the City Council.

That planned unit development procedures be required for development any parcel over 4 acres in size, characterized by a slope in excess of 20% in the area between 500' and 7011 in elevation.

That planned unit development procedures shall be utilized for the following purposes:

  1. To encourage clustering of development in areas characterize
    1. Shallowest slopes;
    2. Lowest elevations;
    3. Least amount of vegetation;
    4. Least amount of visual impact.

  2. To encourage preservation as open space those areas characterized by:
    1. Intermediate and steep slopes;
    2. Higher elevations;
    3. Significant amounts of vegetation;
    4. Significant visual impact.

That adequate review of both on-site and off-site impact of any development by a qualified engineering geologist occur under any of the following conditions:

  1. All formations
    • Soil depth of 40 inches and above
    • Slopes of 30 percent and above

  2. Basalt flows
    • Soil depth of 40 inches and above
    • Slopes of 20 percent to 30 percent

  3. Eugene Formation
    • Soil depth of 40 inches and above
    • Slopes of 20 percent to 30 percent

  4. Basalt flows
    • Soil depth of 20 to 40 inches
    • Slopes of 30 percent and above

  5. Eugene Formation
    • Soil depth of 20 inches to 40 inches
    • Slopes of 30 percent and above

That developments be reviewed to encourage clustering of open space elements of different developments in order to preserve the maximum amount of continuous open space.

That developments be reviewed in terms of scale, bulk and height to insure that development blends with rather than dominates the natural characteristics of the south hills area.

That all proposed road locations be reviewed to insure minimum grade disturbance and minimum cut-and-fill activity, particularly in those areas most visible due to slope, topographic or other conditions.

That planned unit development review shall be based upon a recognition of both public and private interest. In areas of significant conflict (e.g., locating development in a highly visible area as opposed to a less visible area or in an area of significant vegetation as opposed to a relatively open area) which could be resolved through use of an alternative development plan, primacy shall be given to the public interest in any determinations.

That all developments shall be reviewed for potential linkage with to the ridgeline park system.

That all developments (planned unit developments or subdivisions) be reviewed to insure maximum preservation of existing vegetation.