Item 1: Ordinance on Oregon West Management

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Response:. The proposed amendment is expanding, through in-fill development, existing strip commercial property onto contiguous property. In addition to the property contained within this application the applicant owns Tax Lots 501, 601 and 800 of Assessor's Map 17-04-11-44 that includes two commercial designated properties that are developed at tlus time (Development Site). The "Existing General Land Use Patterns" map of the River Roadl Santa Clara Urban Facilities Plan is reproduced as Exhibit E.4. The map shows several areas where commercial land is concentrated as "strips" along River Road. One of the areas of strip commercial development begins south of Beltline Highway at Corliss Lane and proceeds north ending at Federal Lane (north of the River Road! Hunsaker Lane intersection). The intent of RR/SC, Commercial and Industrial Land Use Policy 3.0 is to prohibit the linear expansion of the existing strip commercial areas along the fringes of existing development (as defined within suggested action 3.1). The fringes of the strip commercial area are defined by the northern and southern boundaries (Federal Lane and Corliss Lane respectively). The subject property is therefore within an existing strip commercial area, and is not on the fringe; therefore Policy 3.0 does not prohibit cOlmnercial expansion on the development site. In fact, Policy 3.0, specifically allows for existing strip commercial to "expand by infilling, redevelopment or expansion onto contiguous property that does not front on River Road." Furthermore, the proposed text amendments provide for substantial buffering and review of future development on the site in order to assure compatibility with surrounding development. Pedestrian amenities, buffering and size and scale reductions to. allowed standards will mitigate negative effects of commercial development upon River Road or surrounding properties. Additionally, the proposed development will not front River Road, rather it will have an internal circulation system with pedestrian oriented streets and public amenities (see Exhibit 1.1 "Proposed Text Amendments" and Exhibit 1.2, "Site Concept" and for more information). Per EC 9.2681(2) when public land is sold thr private development, the property shall be rezoned according to City procedures. When the Santa Clara Elementary School was in operation the Refinement Plan and Metro Plan designations were appropriate (Government and Education and Low Density Residential respectively). This change of circumstance has occurred since the adoption of the RRlSC and was not forecasted by the '\Titers of the plan. The applicant's intent of establislling a commercial use on an in-fill development site that was fornlerly designated Govermnent and Education is appropriate for an area that is already characterized as strip commercial. The Govenunent and Education designation retlects the commitment for the land for non- residential purposes. Although the Metro Plan designates the property as Low Density Residential, tlus designation preceded the refinement plan designation of the property as Government and Education and does not provide for the efficient development of the subject site as a center of activity for the community. The proposed mixed-use center will allow an integrated development that will receive substantial review that will benefit the neighborhood. and the community of Eugene. The location of this subject site, located between a major arterial and a m~or collector is not appropriate for low density residential development. The applicant anleliorates this problem by Santa Clara- Zone Change Application Written Statement ~ August 2, 2007 Page 22 of 41