Item 5 - PH on Laurel Hill Plan - Laserfiche WebLink

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Conclusion Although staff does not find the site suited to residential development as it is currently designated in the Laurel Hill Plan, the proposal, as submitted, does not provide a basis for recommendation for approval of the refinement plan amendment. The applicant has not provided sufficient findings in support of compliance with Policy #5 in the Laurel Hill Plan, or identification of a new, changed or amended circumstance, provision or policy. (EC 9.8424(2)) Zone Change Evaluation A concurrent zone change is also proposed for the three subject tax lots, as provided for in EC 9.8855. The concurrent zone change seeks to change the base zone of the property from R-1, Low-Density Residential to C-2, Community Commercial. Based on the information currently available and the criteria contained in Section 9.8865 of the Eugene Code (below in bold), staff makes the following preliminary evaluation: EC 9.8865(1) The proposed change is consistent with applicable provisions of the Metro Plan. The written text of the Metro Plan shall take precedence over the Metro Plan diagram where apparent conflicts or inconsistencies exist. The Metro Plan Land Use Diagram designates the area of the subject property at a point where commercial and low density residential designations meet. The recently adopted Metro Plan Diagram amendment which designates the property commercial has been appealed and is therefore not in effect and may not be the basis for findings in this application. Referenced and incorporated herein are additional findings regarding the appealed Metro Plan Diagram under evaluation of EC 9.8424(1)(b) in the concurrent pending Refinement Plan Amendment request. As noted in that evaluation, "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." Regarding conformance of the proposed zone change to the written text of the Metro Plan, the findings found under the preceding evaluation of the concurrent Refinement Plan Amendment request (RA 04- 1), criterion EC 9.8424(1)(b) are incorporated herein by reference. Because sufficient evidence has not been provided to support an approval of the proposed Laurel Hill Plan amendment for the subject site, the proposed zone change is not consistent with applicable provisions of the Metro Plan. EC 9.8865(2) The proposed zone change is consistent with applicable adopted refinement plans. In the event of inconsistencies between these plans and the Metro Plan, the Metro Plan controls. The Laurel Hill Plan Land Use diagram designates the subject site for Low-Density Residential uses. A refinement plan amendment (RA 04-1) is being processed in conjunction with this zone change proposal that would change the refinement plan designation of this site to Commercial from Low- Planning Division Staff Report 7 September 2004 paoe 1 ! afl3 (RA 04-1 and Z 04-4) 13