Item 5 - PH on Laurel Hill Plan - Laserfiche WebLink

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Map Consistency The Metro Plan Diagram currently in effect (the 1987 "blob" map) shows that the subject site is located in an area where commercial and low density residential designations meet. Based on comparisons to nearby landmarks, such as the railroad right-of-way, at least part of the subject site is within the commercial designation. Generalized designation areas are an intentional feature of the 1987 "blob" Metro Plan Diagram causing the final determination of certain sites on the fringe of designations to be ascertained in concert with refinement plan maps and policies. In a Second Supplement to Application Materials submitted by the applicant's representative on August 30, 2004, the applicant asserts that the subject site is already designated commercial. The applicant bases this assertion on the Eugene City Council's April 26, 2004, adoption of an updated diagram. While the Council did adopt a diagram that shows the subject property designated as commercial, Council's adoption of the updated diagram is irrelevant to this pending application. The updated diagram is not in effect because it has not yet been acknowledged by the State and has been appealed by the Home Builders Association, who are also represented by this applicant's legal counsel. As such, the 1987 "blob" map remains in effect, not the updated diagram adopted by the Council in April, 2004. In these circumstances, the City has been consistent in its position that, until the new diagram is in effect, the updated diagram has no relevance to pending applications; decisions must be based on the Metro Plan Diagram currently in effect, which is the 1987 "blob" map. Given the apparent mixed designation for the site, compliance with the Metro Plan Diagram can be determined only with simultaneous evaluation of the Laurel Hill Refinement Plan, as found below. Compliance with Policies One must look to both Residential and Economic policies, as well as other policies, within the Metro Plan, to determine how those policies guide the designation of the subject site. The applicant's submitted materials describes the site in detail, providing photographs, maps of the available development area, and a written narrative discussing the merits, and particularly the weaknesses, of the property as a development site for residential use. Although the applicant's narrative addresses policies, recommendations and goals, this review is limited to evaluating those policies that are mandatory, as opposed to those that encourage or recommend certain action. Residential Land Use and Housing Element Density, Policy A. 13 Increase overall residential density in the metropolitan area by creating more opportunities for effectively designed in-fill, redevelopment and mixed use while considering impact; of increased density on historic, existing and future neighborhood,'. Housing Type and Tenure, Policy A. 17 Provide opportunities for alu//range of choice in housing type, density, size, cost and location. Residential development of this vacant property would increase urban densities in the area; however, such development has almost no potential to result in "effectively designed in-fill" (Policy A. 13) given the compromised nature of the location. The site is adjacent to the heavily trafficked interstate highway and is encumbered by a 150 feet wide electrical easements and a power line support structure. Policy A. 17 targets community needs for housing variety and options for individuals at all income levels. Given the relatively small size of the property, at 1.38 acres, remaining attractive features of the site for residential development are overwhelmed by negative impacts of the electrical services and highway, rendering it an unsuitable site for dwellings. As such, the designation of low density residential does not comply with this policy, and a designation, such as commercial, which is Exhibit A 6