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17.TheNeighborhoodCommercialC1node,asdepictedontheWillakenzieLandUse <br />Diagram,shallfrontonAyresRoadandshallbeseparatedfromGilhamRoadby <br />mediumdensityresidentialdevelopment. <br />Thesepoliciesareproposedtobeamendedasidentifiedatthebeginningofthissectionto <br />recognizetheGilhamRdsiteasappropriateforlowdensityresidentialconsistentwiththe <br />proposedMetroPlandiagramamendmenttolowdensityresidential.Additionally,itisnoted <br />thatthereisa3.18acretaxlot(mapandtaxlot1703083300100onthecornerofAyres <br />andGilhamRoads)tothesouthoftheGilhamRdsitethatwillremaindesignatedcommercial <br />andmediumdensityresidential,consistentwiththesepolicies(asproposedtobeamended). <br />Basedontheabovefindings,theproposedplandiagramandtextamendmentsforCrowRdStudy <br />AreaandGilhamRdareconsistentwithandsupportedbytheapplicableprovisionsoftheseadopted <br />plans,asamended. <br />(2)Therefinementplanamendmentaddressesoneormoreofthefollowing: <br />(a)Anerrorinthepublicationoftherefinementplan. <br />(b)Newinventorymaterialwhichrelatestoastatewideplanninggoal. <br />(c)Neworamendedcommunitypolicies. <br />(d)Neworamendedprovisionsinafederallaworregulation,statestatute,state <br />regulation,statewideplanninggoal,orstateagencylanduseplan. <br />(e)Achangeofcircumstancesinasubstantialmannerthatwasnotanticipatedatthe <br />timetherefinementplanwasadopted. <br />StudyAreaandGilhamRdredesignationsandtextamendmentsarenot <br />TheproposedCrowRd <br />basedon2(a)anerrorinthepublicationoftheWillowCreekSpecialAreaStudyortheWillakenzie <br />AreaPlanoron2(d)neworamendedprovisionsinafederallaworregulation,statestatute,state <br />planninggoal,orstateagencylanduseplan;thereforeEC9.8424(2)(a)and(d) <br />regulation,statewide <br />abovearenotapplicabletothisproposal. <br />Regarding2(b)and2(c),aspartofEnvisionEugene,theĐŝƚLJ͛ƐplantoestablishanewEugeneonly <br />UGBandaccommodatethenext20yearsofgrowthinourcommunity,theseamendmentsare <br />necessaryaspartofthestrategytoaccommodatemoreofthecity's20yearneedforlowdensity <br />residentialhousing(typicallysinglefamily)andallofthecommercialneedinsidethecurrentUGB. <br />TheĐŝƚLJ͛Ɛdraftlandinventoryandestimateshaveidentifiedadeficitoflowdensityresidentialunits <br />andcommercialjobsthatcannotbeaccommodatedinƵŐĞŶĞ͛ƐcurrentUGBoverthenext20years <br />withoutthecityadoptingmeasurestoaccommodatemorehousingandjobsinsidetheUGB.Thecity <br />intendstoaccountfortheexpectedincreaseinunitsaspartoftheEnvisionEugeneadoption.Re <br />designationofthesesitesispartofapackageofEnvisionEugenestrategiestopromotedenser <br />housingtypesdowntown,alongkeytransitcorridorsandcorecommercialareas,reduceUGB <br />expansionforlowdensityresidentialandprovidefordailyneedsnearhomes.Althoughthese <br />strategiesandpoliciesarenotadoptedyet,otherlanduseefficiencymeasurestoincreasethe <br />capacityforhousingandjobsinsidethecurrentUGB,suchasallowingalleyaccesslotsandre <br />designating/rezoningcertainareasformorejobs,arealsoanticipatedtobeadoptedaspartof <br />EnvisionEugene. <br />Findings25 <br />