The Eugene Planning Commission on Dec. 16 recommended the City Council approve a site-specific refinement plan amendment and a zone change to reclassify three adjacent parcels on Coburg Road, just south of Kinney Loop, from C1 to C2 community commercial with a companion text amendment to the WillyKenzie area plan. Chair Jason Lear opened the public hearing and staff delivered the presentation before the commission moved into deliberations.

Jeff Gepper, principal planner with the city's land use planning team, told commissioners the parcels are currently covered by a nodal-development overlay that would remain in place and that the amendment seeks to clarify whether the refinement plan designates the lots as general office or community commercial. Gepper said the staff analysis found the proposed refinement-plan text change and associated zoning amendment do not create a significant effect under the state Transportation Planning Rule and therefore do not require mitigation at this planning stage. He also said the nodal overlay limits auto-oriented uses (for example, drive-through facilities and gas stations) even if the base zone changes.

The staff presentation highlighted differences among C1, GEO (general office) and C2 zoning: C2 allows a broader range of commercial uses and potentially larger building footprints; GEO and C1 place more limits on scale and some uses. Gepper also noted existing residential buffers: buildings within 50 feet of adjacent R1 parcels are limited to 30 feet in height; farther south on the lots the allowed height rises (diagram cited by staff showed up to 120 feet in the southern portion of the sites, though Gepper characterized greater heights as possible but not necessarily likely).

Brent Melick, representing the applicant, identified himself as a senior planner with Metro Planning and said he supported staff's analysis and had little to add. During deliberations commissioners raised procedural and policy questions: Commissioner Isaacson disclosed a proximity-related potential conflict (he said the property is "literally my backyard") and asked that it be noted on the record; Commissioner Yang asked whether the parcels were large enough to support C2 uses and whether the change signaled broader future development; Commissioner Isaacson and others asked for a clearer definition of the term "adjacent" in the area plan.

Commissioner Edwards moved and Commissioner Ramey seconded a motion to recommend that City Council adopt the requested refinement plan amendment, zone change, and the proposed text amendment as shown in the meeting materials. The motion passed with Commissioner Isaacson recorded in opposition and the remaining commissioners supporting the recommendation. The Planning Commission's recommendation will be forwarded to City Council, which will hold its own public hearing and make a final decision.

Next steps: the commission's recommendation and staff findings will be included in the council package and scheduled for City Council public hearing and decision. The planning commission emphasized the recommendation is advisory; any final change to the refinement plan and zoning must be approved by City Council.