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Regarding2(d),achangeincircumstanceforCrowRdStudyAreaandGilhamRdsitesthatwerenot <br />anticipatedatthetimetheirrefinementplanswereadoptedarefactorsthathelpedinformthe <br />EnvisionEugenestrategyproposingtoredesignatethesesites: <br />CrowRdStudyArea: <br />In1982,theWillowCreekStudywasadopted.Itanticipatedsignificantemploymentcenters <br />withinthebasinandidentifiedtheneedtoaddresswetlandsandstreamsinthearea.In <br />th <br />addition,theareatothenorthoftheCrowRoadStudyAreaandnorthofW.11Avenuewas <br />alsoanticipatedtobedevelopedasamajoremploymentcenter.In1989,theWestEugene <br />WetlandsPlan(WEWP)planningprocessbegan,whichresultedinadoptionoftheWEWP, <br />identifyingwetlandsasProtect,RestoreandDevelop,andadoptingwetlandandstream <br />protectionoverlayzones.Asignificantamountofareaintheanticipatedemploymentcenters <br />wasidentifiedasProtectorRestorewetlandsandmanyacreshavesincebeenpurchasedby <br />publicagenciesandnonprofitsforpreservationorrestoration.Asaresult,theamountof <br />housingneededinthisareatosupporttheemploymentcentershaslessened.Further,thecity <br />isfocusingonpromotinghigherdensityhousinginareascloserin,aroundexistingand <br />plannedcommercialandmajortransitsystemstoreducevehicletripsandhelpcreate <br />compacturbandevelopment.Duetothesechangesincircumstance,redesignationofthe <br />majorityoftheCrowRoadStudyAreatolowdensityresidentialwithsomecommercialand <br />thecorrespondingtextamendmentsareproposed. <br />GilhamRoad: <br />In1992,theWillakenzieAreaPlanwasadopted.Atthattime,theareaaroundtheGilhamRd <br />siteremainedlargelyundeveloped.Sincethen,thedevelopmenthasresultedin <br />residential <br />predominatelylowdensityresidentialpatterns,witheventhemediumdensity <br />areatothesouthofAyresRoadbeingsubdividedintosmallerlotswithaprivacywallrunning <br />thelengthoftheGilhamRoadfrontage.Additionally,theC1NeighborhoodCommercial <br />zoningontheGilhamRoadsiteislocatedinthemiddleoftheblockwithnodirectaccessto <br />Road.Whileitispossiblethatjointcommercialdevelopmentandsupportingmedium <br />Ayres <br />densityresidentialcouldbeachieved,currentplanningpracticerecognizesthattheexisting <br />developmentpatternsinthisareamaynotbeconducivetoachievingsuccessful(orevenany) <br />apartmentsorneighborhoodcommercialontheGilhamRoadsite.Itismorefeasibletolocate <br />higherdensityhousingclosetoexistingandplannedcommercialandmajortransitsystems. <br />Duetothischangeincircumstance,redesignationoftheGilhamRdsitetolowdensity <br />residentialandcorrespondingtextamendmentsareproposed. <br />RefinementPlanAmendmentConclusion <br />Basedontheabovefindings,compliancewiththerefinementplanamendmentapprovalcriteriaofEC <br />9.8424fortheCrowRdStudyAreaandGilhamRdredesignationsandtextamendmentsismet. <br />Findings26 <br />