An unintended consequence of a complex planning process

Specifics of the proposed development

This site is devoted to showcasing how Eugene’s planning process creates unintended consequences. We’re focused on a proposed development called Goodpasture Partners, located in the open field between the Willamette River and Goodpasture Island Road.

Players: Portland developer Brent Keys and Goodpasture Partners LLC is proposing a high-density housing project on 23 acres of land adjacent to the Willamette Greenway near the East Bank Bike Path at Delta Ponds. This development, if approved, will drastically change the character of the neighborhood, impede views of the Coburg Hills, increase traffic on local streets, impact the wildlife that lives in or near the Delta Ponds and forever alter the natural beauty of the area.

Background: In September 2008, the Eugene Planning Commission granted a zone change from medium-density to high-density to allow this project to move forward. At maximum density, 1,120 housing units could be built. Preliminary plans call for 583 units.

Plans: Designed by Myhre Group Architects of Portland, the preliminary plans include ten three-story apartment buildings, one four-story age-restricted apartment building (independent living), two two-story clubhouses, and a one-story commercial building with 7,011 square feet. The PUD application specifies 583 units of apartment housing. Virtually all parking would be on surface lots with 847 parking spaces. For details about the application and a full account of the public record got to the specific projects page.

Views: All of the residential buildings on the property, regardless of whether they are three-story or four-story will be at or above the maximum 50-foot height limit for the R-3 zone. This is well above the 35-foot height limits imposed by the R-2 zone on other properties in the area, and includes two massive buildings 50-feet away from the sensitive Delta Ponds area. Moreover, the proposed Independent Living facility along the Willamette River will present a continuous façade of approximately 590 feet, totally obscuring bike path users views of the picturesque Coburg Hills and concealing the Willamette River from nearby Goodpasture Island Road. The layout of the other buildings within the proposed development will likewise present a nearly continuous wall of 50-foot tall residential buildings obscuring views of the Coburg Hills, the Delta Ponds, and Willamette River for neighboring property owners.

Impacts: Even more importantly, this proposed urban-style development would change the character of this quiet neighborhood, lessening the quality of life for those who appreciate its peaceful setting. Buildings proposed for one parcel would be within 50 feet of the Delta Ponds.

Impact on Delta Ponds and East Riverbank Bike Path

The city of Eugene, along with state and federal partners, has invested more than $3 million in watershed and habitat restoration at the adjacent Delta Ponds. It’s a unique natural area that borders a stretch of the Willamette River. For many, it is a favorite spot to bike, bird watch, fish, or stroll.

This natural setting would change if developers move forward with plans to build structures as close as 105 feet from the riverfront bike path on the edge of the Willamette River Greenway. Such intense development, so close to the ponds, would significantly change both the experience and the natural character of the ponds and the surrounding area.

This proposal is inconsistent with Eugene’s Metro Plan of:

• Protecting, conserving and enhancing natural, scenic and environmental qualities of river and waterway corridors
• Encouraging development that is harmonious with the natural setting that maintains and enhances our quality of life
• Providing a safe, efficient and convenient transportation system

Impacts on traffic on Goodpasture (and other roads)

Increased traffic: Access to the proposed development would be via Alexander Loop, the street that currently provides access to Riverpark Nursing and Rehabilitation Center and Willamette Oaks Retirement Community. At maximum capacity, this new development, as it has been rezoned, would produce an estimated 3,596 additional trips per day on Alexander Loop, which would significantly increase traffic on this local street. Alexander Loop already has over 1,000 average daily trips (ADT) from existing traffic, and the street is only designated to handle 1,500 ADT. Traffic on Goodpasture Island Road would also increase. Additional vehicles would further decrease the safety of all road users, including pedestrians.

Conflicts between pedestrians and vehicles: Many neighbors walk this area. Some use Lane Transit District to travel around town. It is already a challenge to cross Goodpasture to access the buses on the east side of the road. Additional traffic would make it even more difficult. Goodpasture Partners Development has not proposed any measures to ensure pedestrian safety.

Inadequate traffic analysis: A Traffic Impact Analysis was submitted with the PUD application, but it does not appear to comply with Oregon’s Transportation Planning Rule. For instance, when leaving Alexander Loop and making a left-hand turn onto Goodpasture Island Road, site distance to the right is inadequate to see oncoming traffic. This is a significant safety hazard, which will only worsen with the intense development being proposed.