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Home My WebLink AboutOrdinance No. 20535 COUNCIL ORDINANCENO. 20535 COUNCIL BILL 5116 AN ORDINANCE CONCERNING ENVISION EUGENE RESIDENTIAL REDESIGNATION TO REDESIGNATE AND REZONE ANNEXED RESIDENTIAL PROPERTIES BY AMENDING THE EUGENE-SPRINGFIELD METROPOLITAN AREA GENERAL PLAN LAND USE DIAGRAM; AMENDING THE EUGENE ZONING MAP; AMENDING THE WILLOW CREEK SPECIAL AREA STUDY DIAGRAM AND TEXT; AMENDING THE WILLAKENZIE AREA PLAN DIAGRAM AND TEXT PURSUANT TO SECTION 9.7750(4) OF THE EUGENE CODE, 1971; AMENDING SECTION 9.9710 OF THE EUGENE CODE, 1971; AND ADOPTING A SEVERABILITY CLAUSE. ADOPTED:July 9, 2014 SIGNED:July 10, 2014 PASSED:8:0 REJECTED: OPPOSED: ABSENT: EFFECTIVE:August 10, 2014 ORDINANCE NO. 20535 AN ORDINANCE CONCERNING ENVISION EUGENE RESIDENTIAL REDESIGNATION TO REDESIGNATE AND REZONE ANNEXED RESIDENTIAL PROPERTIES BY AMENDING THE EUGENE- SPRINGFIELD METROPOLITAN AREA GENERAL PLAN LAND USE DIAGRAM; AMENDING THE EUGENE ZONING MAP; AMENDING THE WILLOW CREEK SPECIAL AREA STUDYDIAGRAM AND TEXT; AMENDING THE WILLAKENZIE AREA PLANDIAGRAM AND TEXT PURSUANT TO SECTION 9.7750(4) OF THE EUGENE CODE, 1971; AMENDING SECTION 9.9710 OF THE EUGENE CODE, 1971; AND ADOPTING A SEVERABILITY CLAUSE. The City Council of the City of Eugene finds that: A. The amendments contained in this ordinance are intended to implement recommendations contained in Envision Eugene, A Community Vision for 2032, including the establishment of a Eugene-specific urbangrowth boundary. Specifically, these amendments are intended to accommodatemore of the city’s 20-year housing needsinside the current urban growth boundary. The amendmentsinclude changes to the Metro Plan Land Use Diagram and corresponding changes to the Willow Creek Special Area Study Land Use Diagram and Text, the Willakenzie Area Plan Land Use Diagram and Text, the Eugene Zoning Map and the Willow Creek Special Area Study text in section 9.9710 of the Eugene Code, 1971. The areas affected include the Crow Road Study Areaand theGilham Road siteas identified in Exhibit A. B. The amendments contained in this Ordinance are based on the recommendation of the Eugene Planning Commission.The City of Eugene Planning Commission and Lane County Planning Commission held a joint public hearing on the amendments contained in this Ordinance on November 19, 2013, and the Eugene Planning Commission forwarded its recommendations to the Eugene City Council for amendments to the Metropolitan Area General Land Use Diagram as shown on Exhibits A,Band C.On June 3, 2014, the Eugene City Council and the Lane County Board of Commissioners held a joint public hearing to consider the amendments and the governing bodies deliberated separately onJuly 9, 2014 and July 8, 2014,respectively. THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS: Section 1. The Metro Plan Diagram is hereby amended to change the land use designations for certain properties as indicated on Exhibit A attached to this Ordinance, and depicted on the maps attached as Exhibits B, and Cto this Ordinance.Specifically, the Metro Plan Diagram for the identifiedCrow Road Study Area properties is amended from a designation of Medium Density Residential to a designation of Low Density Ordinance -Page 1of 4 Residential, Commercial, or a combination of Low Density Residential, Commercial or Medium Density Residential. The Metro Plan Diagram for the Gilham Roadproperty (identified as Tax Lot 8600 of Assessor’s Map 17-03-08-32)is amended from a designation of Medium Density Residentialto Low Density Residential. Section 2. The Eugene Zoning Map is hereby amended to change the zone for certain properties as indicated on Exhibit Aattached to this Ordinance, and depicted on the maps attached as Exhibits Band Cto this Ordinance. Specifically, the Eugene Zoning Mapfor the identified Crow Road Study Area properties is amended from a zoneof R-1 Low Density Residential to a zoneof either R-2 Medium Density Residential, ora combination of R-1Low Density Residential or R-2Medium Density Residential. The Eugene Zoning Map for the Gilham Road property is amended from a zone of R-2 Medium Density Residential and C-1 Neighborhood Commercial to R-1 Low Density Residential. Section 3. Consistent with the provisions of Section 9.7750(4) of the Eugene Code, the Willow Creek Special Area Study text is amended as shown on Exhibit D attached to this Ordinance. Also consistent with the provisions of Section 9.7750(4), Land Use Diagram Map E (Page 29) of the Willow Creek Special Area Study is amended as shown on Exhibit Battached to this Ordinance. Section 4. Consistent with the provisions of Section 9.7750(4) of the Eugene Code, the Willakenzie Area Plan text is amended as shown on Exhibit Eattached to this Ordinance. Also consistent with the provisions of Section 9.7750(4), the Willakenzie Area Plan Land Use Diagram, located between pages 19 and 20 of the Willakenzie Area Plan, and the Willakenzie Area Plan Unincorporated Subarea diagram(Page 53) of the Willakenzie Area Plan, are amended as shown on ExhibitCattached to this Ordinance. Section 5. Section9.9710 of the Eugene Code, 1971, is amended to provide as follows: 9.9710Willow Creek Special Area Study Policies. (1)Land Use. (a)Map E reflects land-use arrangements for the Willow Creek Basinand shall become one basis for future implementation through zoning or The plan diagram locations other applicable land use measures. for the approximately 92.8 acres of medium density residential and 10.2 acres of commercial in the Crow Road Study Area are based on the discussions at this time. The city recognizes that in the future there may be justification for minor adjustments to the designation and zone boundaries on those properties with more than one designation. The city shall allow for consideration of minor adjustments to the plan designation and zone boundary provided the acreage of each designation and zoning district remains within 10%, and the change is consistent with the purpose of the regulations Ordinance -Page 2of 4 adopted in the future for this area. (Policy 3) (b)The City of Eugene shall apply its planned unit development (PUD), cluster subdivision or site review procedures (as appropriate) in the Willow Creek Basin in at least three cases: 1.Properties with elevation and slope, soil and geologic conditions which fit criteria identified in Eugene’s South Hills Studyfor applying PUD procedures;and 2.Properties in or adjacent to designated natural areas will be developed under either PUD or site review procedures, depending on the scale and complexity of the project[; and 3.Properties along natural stream courses will be developed under either PUD or site review procedures depending on the scale and complexity of the project].(Policy 4) (2)Transportation. (a)Through appropriate mechanisms, proposed developments shall be encouraged to respond to an overall transit, bicycle, and pedestrian system for the Willow Creek Basin. (Policy 2) (b)Bicycle facilities will be designed to connect with other major routes outside the Willow Creek Basin, in order to provide residents and employees with this transportation option for daily and recreational travel needs. (Policy 3) (c)Major employment and commercial center proposals shall plan for convenient, covered on-site bicycle parking as an integral part of a parking program. (Policy 4) (d)Through appropriate mechanisms, proposed developments shall be encouraged to provide adequate transit access. (Policy 5) (e)The City of Eugene shall work with major employers to establish and implement ongoing paratransit programs. (Policy 6) (f)Development proposals within the urban growth boundary shall be reviewed to ensure adequate access to the adjacent properties within the urban reserve area. (Policy 7) (g)A carefully planned collector street system providing access from residential, commercial, and industrial areas to arterial streets shall be developed for the Willow Creek Basin. (Policy 8) (h)In the Crow Road Study Area, safety and circulation improvements at the intersection of Crow Road and W. 11th Avenue will be needed as the area develops. Transportation system level issues will be addressed by the transportation system plan according to the type of development anticipated by the comprehensive plan. Development-specific impacts will be addressed by individual developers in accordance with the city’s traffic impact analysis requirements. (Policy 9) (i)In the Crow Road Study Area, north-south and east-west collector streets will be needed to serve the area, such as extension of Pitchford Avenue and Ed Cone Blvd. (Policy 10) (3)Off-Site Public Facilities. Analysis shall be conducted and appropriate measures taken to deal with urban level storm run-off from the Willow Creek Basin. (Policy 3) (4)Environmental. Acquisition, transfer of development rights, public easements and dedication to the public are mechanisms which shall be used Ordinance -Page 3of 4 Exhibit A CURRENTPROPOSED AppoximateTax ZoningLotAcresforsplitZoning TotalLotMetroPlanRefinementPlan(overlayzonesdesignationsorsplitMetroPlanRefinementPlan(overlayzones AreaMapLotAcresDesignationDesignationnotshown)¹zones²DesignationDesignationnotshown)¹Annexed GilhamRoad1703083286009.61MDRMDRandCOMR2LDRLDRR1yes CrowRoadStudyArea170432009004.43MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320010001.20MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320011002.41MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320012009.12MDRMDRR11.2MDRMDRR1No 7.9COMCOMR2No CrowRoadStudyArea17043200150176.29MDRMDRR125.5LDRLDRR1yes 51.3MDRMDRR2yes CrowRoadStudyArea1704320015023.10MDRMDRR1MDRMDRR2No CrowRoadStudyArea17043200160039.84MDRMDRR132.9LDRLDRR1No 6.9MDRMDRR2No CrowRoadStudyArea1704320017000.43MDRMDRR1MDRMDRR2No CrowRoadStudyArea1704320018000.82MDRMDRR1MDRMDRR2No CrowRoadStudyArea1704320019000.82MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320020000.82MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320021000.82MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320022000.83MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320023000.37MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320024000.41MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320025000.85MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320026000.45MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320027000.35MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320028000.47MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320029003.75MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320030002.00MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320031001.20MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320032002.80MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320033002.06MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320034000.34MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320035000.27MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320036000.48MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320037002.79MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320038000.23MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320039000.31MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320040000.66MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320041000.63MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320042000.44MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320043000.44MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320044000.88MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320045000.88MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320046000.44MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320047000.44MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320048007.83MDRMDRR16.2LDRLDRR1No 1.7COMCOMR1No CrowRoadStudyArea17043200490012.58MDRMDRR19.4LDRLDRR1No 2.4MDRMDRR2No 0.7COMCOMR1No CrowRoadStudyArea17043200500038.12MDRMDRR127.5LDRLDRR1No 10.6MDRMDRR2No CrowRoadStudyArea17043200510016.47MDRMDRR1MDRMDRR2No CrowRoadStudyArea1704320052005.03MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320053002.16MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320054005.63MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320055004.45MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320056004.47MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320057005.01MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320058005.29MDRMDRR1LDRLDRR1No CrowRoadStudyArea1704320059005.29MDRMDRR1LDRLDRR1No Envision Eugene Residential Re-designation LotsPage 1 of 2 AppoximateTax ZoningLotAcresforsplitZoning TotalLotMetroPlanRefinementPlan(overlayzonesdesignationsorsplitMetroPlanRefinementPlan(overlayzones AreaMapLotAcresDesignationDesignationnotshown)¹zones²DesignationDesignationnotshown)¹Annexed PlanDesignationsZoning¹OverlayZones LDRLowDensityResidentialR1LowDensityResidentialSomelotsalsohaveoneormoreoverlayzoneswhicharenotshowninthistable. MDRMediumDensityResidentialR2MediumDensityResidentialAllexistingoverlayzonesremainineffect. COMCommercialC1NeighborhoodCommercial GOV&EDGovernment&EducationPLPublicLand²Forsplitdesignationsorzones,theadoptionmaprulesovertheappoximateacreagecitedhere Envision Eugene Residential Re-designation LotsPage 2 of 2 Exhibit B Crow Road Study Area )RZMWMSR)YKIRI6IWMHIRXMEP6IHIWMKREXMSR (File No. MA 13-2, RA 13-1, Z 13-7, CA 13-5) Inside City Limits 900 1000 1100 1200 approx. 140' 1200 4800 1700 4900 approx. 180' 5600 5400 1800 5500 5000 1503 1600 approx. 460' 4700 approx. 530'1900 4600 4900 5300 4500 2000 1500 4800 1502 5700 4400 2100 4300 5200 2200 4200 5800 4100 2300 2400 4000 2500 5900 1501 3900 3700 3800 2600 5000 1600 2700 3500 4900 34003600 2800 5100 3100 3300 3000 2900 1501 3200 Ft 03757501500 Proposed Metro Plan and Willow Creek Special Area Plan Designation / Zoning Note: in some areas the plan designation or zoning is not changing - no change to R-1 zoning Commercial / R-1 Low Density Residential - no change to MDR designation Medium Density Residential / R-2 Medium Density Residential - no change to R-1 zoning Low Density Residential / R-1 Low Density Residential City Limits Study Area Tax Lot number of Assessor's Map 17-04-32-00 0000 Current Metro Plan designation is Medium Density Residential / current zoning is R-1 Low Density Residential Note: Overlay zones are not shown and remain unchanged. May 2014 Exhibit C Gilham Road Site )RZMWMSR)YKIRI6IWMHIRXMEP6IHIWMKREXMSR (File No. MA 13-2, RA 13-1, Z 13-7, CA 13-5) 17-03-08-32/08600 Ft 0125250500 Proposed Metro Plan and Willakenzie Area Plan Designation / Zoning Low Density Residential / R-1 Low Density Residential Current plan designation is Medium Density Residential / current zoning is R-2 Medium Density Residential and C-1 Neighborhood Commercial Note: Overlay zones are not shown and remain unchanged. Study Area May 2014 )\LMFMX( Willow Creek Special Area Study text amendments (for the Envision Eugene Crow Road Study Area re-designation/rezone) Existing text to amend: Red italic text = Proposed Policies Strike through text = Text to be removed. (page 6, after note 11 of the Summary and Policies section) II. SUMMARY AND POLICIES Envision Eugene Update In 2008, the city began the process to establish a new Eugene-only UGB and accommodate the next 20 years for growth in our community. As part of that effort, the city identified several opportunities to re- current UGB, which were published in the recommendation Envision Eugene, A Community Vision for 2032 (March 14, 2012). Re-designating land such as portions of the 277 acre Crow Road Study Area, that are more suitable for low density residential or Commercial rather than medium density residential allows the city to accommodate more low density residential inside the current UGB, while promoting higher density housing to redevelop in downtown and core commercial areas, and along key transit corridors, creating a more compact urban development pattern. During 2011-2013, the city worked with property owners and residents of the Crow Road Study need. The city held public meetings and sent surveys and letters to gather feedback on a draft land use concept plan and potential future development standards for the area. The main country feel as the area develops in the future while also ensuring the area is adequately serviced. Standards to address these issues in the future include such topics as tree preservation, building and lot standards, home businesses, and street design, connectivity and safety. (page 7) A.Land Use 3. Map E reflects land-use arrangements for the Willow Creek Basin and shall become one basis for future implementation through zoning or other applicable land use measures. The approved land use map reflects a variety of policies within this special study and other approved policy documents such as the Community Goals and Policies and the Metro Plan. The plan diagram locations for the approximately 92.8 acres of medium density residential and 10.3 acres of commercial in the Crow Road Study Area are based on the discussions at this time. The city recognizes that in the future there may be justification for minor adjustments to the designation and zone boundaries on those properties with more than one designation. The city shall allow for consideration of minor adjustments to the plan designation and zone boundary provided the acreage of each designation and zoning district remains within 10%, and the change is consistent with the purpose of the regulations adopted in the future for this area. 4. City of Eugene shall apply its planned unit development (PUD), cluster subdivision or site review procedures (as appropriate) in the Willow Creek Basin in at least three two cases: a. Properties with elevation and slope and geologic conditions which fit criteria identified South Hills Study for applying PUD procedures; b. Properties in or adjacent to designated natural areas will be developed under either PUD or site review procedures, depending on the scale and complexity of the project; and c. Properties along natural stream courses will be developed under either PUD or site review procedures depending on the scale and complexity of the project. The city may remove these requirements for the Crow Road Study Area upon completion of code amendments that are completed in coordination with the neighborhood. (page 8) 5. The city shall explore the value of the following code amendments and develop them if determined appropriate through a collaborative effort with study area property owners and residents. The code amendments to consider could include: a.Allow clustered housing outright (no PUD or Cluster Subdivision application required), combined with providing a larger lot to preserve views/open space, tree preservation, or agricultural/livestock use. b.Allow large single-family lots, such as for those lots that are located south of the Pitchford Avenue extension or that include an identified tree preservation area. c.Provide tree preservation requirements that: have higher standards for preserving significant oak trees or areas, make it easier to remove other trees, and make it easier to remove trees along the UGB if trees outside the UGB are removed d.Facilitate home businesses related to agriculture and livestock such as stabling and sales of farmed products, encourage small businesses to serve a neighborhood, and consider compatibility requirements for these uses. e.Provide residential and commercial building design requirements or guidelines that promote a less urban, country feel. f.Provide street design standards that create a less urban, more country feel to the street network and increase safety and circulation for all modes of travel. (page 10) B. Transportation 9. In the Crow Road Study Area, safety and circulation improvements at the intersection of Crow th Road and W. 11 Avenue will be needed as the area develops. Transportation system level issues will be addressed by the transportation system plan according to the type of development anticipated by the comprehensive plan. Development-specific impacts will be addressed by 10. In the Crow Road Study Area, north-south and east-west collector streets will be needed to serve the area, such as extension of Pitchford Avenue and Ed Cone Blvd. Exhibit E Willakenzie Area Refinement Plan text amendments (for the Envision Eugene Gilham Road Site re-designation/rezone) Existing policies to amend: Red italic text = Proposed Policies Strike through text = Text to be removed. (page 56, add below last paragraph) 10. Unincorporated Subarea Envision Eugene Update In 2008, the city began the process to establish a new Eugene-only UGB and accommodate the next 20 years for growth in our community. As part of that effort, the city identified several opportunities to re-designate land to accommodate more of the in the recommendation Envision Eugene, A Community Vision for 2032 (March 14, 2012). Re-designating land such as the 9.6 acre property on Gilham Road (identified as map/tax lot 17-03-08-32- 08600) that is more suitable for low density residential than for medium density residential allows the city to accommodate more low density residential inside the current UGB, while promoting higher density housing to redevelop in downtown and core commercial areas, and along key transit corridors, creating a more compact urban development pattern. (pages 59-60) Unincorporated Subarea Policies and Proposed Actions 15. The City shall recognize the area at the northwest corner of Ayres and Gilham roads and the area at the southwest corner of Coburg Road and County Farm Loop, as depicted on the Willakenzie Land Use Diagram, as appropriate for medium-density residential development and shall recognize the property identified as map/tax lot 17-03-08-32-08600 as appropriate for low-density residential development. 15.1 Amend the Metro Plan diagram from low-density to medium-density residential designation for the above-referenced area at the northwest corner of Ayres and Gilham roads and the area at the southwest corner of Coburg Road and County Farm Loop, as depicted on the Willakenzie Land Use Diagram, and from medium-density to low-density for the property identified as map/ tax lot 17-03-08-32-08600. 17. The Neighborhood Commercial C-1 node, as depicted on the Willakenzie Land Use Diagram, shall front on Ayres Road and shall be separated from Gilham Road by medium-density residential development. Exhibit F FindingsforCityFileMA132,RA131,ZC137,CA135 EnvisionEugene:ResidentialRedesignations,ZoneChangesforHousing Overview ThegoaloftheseMetroPlanlandusediagramamendments,andcorrespondingchangesto refinementplandiagramandtext,refinementplanlandusecode,andzonechanges,istoimplement severalEnvisionEugenestrategiesunderthehousingaffordabilityandcompactdevelopmentpillars intheMarch2012EnvisionEugeneRecommendation.Theseamendmentsarenecessaryaspartof theĐŝƚǇ͛Ɛstrategytoaccommodatemoreofthecity's20yearneedforsinglefamilyhousing(low densityresidential)insidethecurrenturbangrowthboundary(UGB)andallofthecity's20yearneed formultifamilyhousing(mediumandhighdensityresidential)andcommercialinsidethecurrent UGB.Specifically,theseplanamendmentsandzonechangesarepartofapackageoflanduse efficiencystrategiesthecityisrelyingontoaccommodatethefollowinginsidetheUGB: approximately631additionallowdensityresidentialhomes(typicallysinglefamily) approximately10additionalacresofcommercialland Thispackageofredesignationsandcorrespondingamendmentsandzonechangesincludesthe following(seetablebelow): CurrentProposed MetroPlan&MetroPlan& Changein Locationandapproximatesize(ac)refinementZoningrefinementZoning acres inacresPlanPlan CrowRdStudyArea*¹ R1 174.1acLDR 52taxlotssouthofWest (nochange) th 11Ave.,westofLaneMemorial 277ac MDR cemetery,eastofGreenhillRd, 92.8acR2 studyMDRR1 (nochange) northoftheUGB area R1 10.3acCOM (nochange) GilhamRd² R2 1703083208600 (8.6ac) 9.6acMDR9.6acLDRR1 C1 (1.5ac) IrvingRd./Eagles*³ 170410420350016.9R1 POSR116.9acLDR (about7acforchurch,8acforac(nochange) newhousing,2acfornewpark) *Theplanamendmentsforthesesiteswhicharelocatedoutsidethecitylimitsbutinsidetheurbangrowthboundary requireLaneCountyadoption;theplanamendmentsonpropertywithinthecitylimitsdonot. ¹IncludescorrespondingamendmentstoWillowCreekSpecialAreaStudytext,landusediagram,andrefinementplan policiesthatareinChapter9oftheEugeneCode.ThisisupdatedtoreflectthePlanningŽŵŵŝƐƐŝŽŶ͛ƐDecember2013 recommendationoftheproposalasmodifiedbypublictestimonyforonepropertyowner. ²IncludescorrespondingamendmentstotheWillakenzieAreaPlantext,landusediagramandUnincorporatedSubarea diagram ³IncludesacorrespondingautomaticamendmenttotheRiverRoadSantaClaraUrbanFacilitiesPlanlandusediagram andNorthwestExpresswaySubareadiagramandavehicletripcap AllowedhousingdensitybyMetroPlanlandusedesignationandbyzone: MetroPlanDesignationAllowedgrossZoningAllowednet densitydensity LowDensityResidential(LDR)upto10unitsR1LowDensityResidentialupto14units MediumDensityResidentialover1020unitsR2MediumDensity1028units (MDR)Residential Commercial(COM)nominimumorC1Neighborhoodnominimumor maximumCommercialmaximum C2Communitynominimumor Commercialmaximum Parks&OpenSpace(POS)nominimumorPLPublicLandnominimumor maximummaximum MetroPlanAmendments(fileno.MA132) TheMetroPlanlandusediagramisproposedforamendment.EugeneCodeSection9.7730requires thatthefollowingapprovalcriteria(inbolditalics)beappliedtoMetroPlanamendments: (1)TheamendmentisconsistentwithapplicablestatewideplanninggoalsadoptedbytheLand ConservationandDevelopmentCommission. Goal1CitizenInvolvement.Todevelopacitizeninvolvementprogramthatinsurestheopportunity Findings2 forcitizenstobeinvolvedinallphasesoftheplanningprocess. TheCityhasacknowledgedprovisionsforcitizeninvolvementwhichinsuretheopportunityfor citizenstobeinvolvedinallphasesoftheplanningprocessandsetoutrequirementsforsuch involvement.Theamendmentsdonotamendthecitizeninvolvementprogram.Theprocessfor adoptingtheseamendmentscomplieswithGoal1becauseitisconsistentwiththecitizen involvementprovisions. Thestrategytoamendthecomprehensiveplanandredesignatesitestoadifferentfuturelanduse typeemergedfromtheEnvisionEugeneprocess,theĐŝƚǇ͛ƐplantoestablishanewEugeneonlyurban growthboundaryandaccommodatethenext20yearsofgrowthinourcommunity.These amendmentsarenecessaryaspartofthestrategytoaccommodatemoreofthecity's20yearneed forlowdensityresidentialhousing(typicallysinglefamily)andalloftheneedformediumdensity residentialhousing(typicallymultifamily)andcommercialinsidethecurrentUGB.Redesignationof thesesitesispartofapackageofEnvisionEugenestrategiestoreduceUGBexpansionforlowdensity residentialandpromotedenserhousingtypesdowntown,alongkeytransitcorridorsandcore commercialareas.TheEnvisionEugenestrategiesdevelopedoutofanextensivepublicinvolvement processincludingtwoyearsofmeetingswitha70pluspersoncommunityresourcegroup, questionnaires,openhouses,andcommunityforums.Inaddition,morerecentlystaffhassentletters orheldmeetingswithpropertyownersandresidentsadjacenttomanyoftheproposedre designationsitestoinformresidentsandgetfeedbackontheproposals. OtherengagementandinformationopportunitiesincludeddiscussionoftheprojectintheDecember 2012andtheMay2013editionsoftheEnvisionEugeneenewsletter,periodicupdatesatPlanning Commissionworksessions,andtheestablishmentofa͞ZĞƐŝĚĞŶƚŝĂůReĚĞƐŝŐŶĂƚŝŽŶ͟projectweb page. ThejointEugeneandLaneCountyPlanningCommissionpublichearingontheproposalwasduly noticedtoallneighborhoodorganizations,communitygroupsandindividualswhohaverequested publichearing notice,aswellastotheCityofSpringfieldandLaneCounty.Inaddition,noticeofthe wasalsopublishedintheRegisterGuard.FollowingactionbytheEugeneandLaneCountyPlanning Commissions,theEugeneCityCouncilandtheBoardofCommissionerswillholdadulynoticedpublic hearingtoconsiderapproval,modification,ordenialoftheplanamendmentsandzonechanges. LaneCountyPlanningCommissionandBoardofCommissionerswillbeparticipatingintheproposed MetroPlanredesignationsthatareoutsidethecitylimitsbutinsidetheurbangrowthboundary(e.g. portionsoftheCrowRoadStudyAreaandtheIrvingRd/Eaglessite).Theseprocessesaffordample opportunityforcitizeninvolvementconsistentwithGoal1.Therefore,theproposedordinanceis consistentwithStatewidePlanningGoal1. Goal2LandUsePlanning.Toestablishalanduseplanningprocessandpolicyframeworkasabasis foralldecisionsandactionsrelatedtouseoflandandtoassureanadequatefactualbasisforsuch decisionsandactions. TheEugenelandusecodespecifiestheprocedureandcriteriathatwereusedinconsideringthese amendments.Therecordshowsthatthereisanadequatefactualbasefortheamendments.The Goal2coordinationrequirementismetwhentheCityengagesinanexchange,orinvitessuchan Findings3 exchange,betweentheCityandanyaffectedgovernmentalunitandwhentheCityusesthe informationobtainedintheexchangetobalancetheneedsofthecitizens.TocomplywiththeGoal2 coordinationrequirement,theCityengagedinanexchangeaboutthesubjectoftheseplan withalloftheaffectedgovernmentalunits.Specifically,theCityprovidednoticeofthe amendments proposedactionandopportunitytocommenttoLaneCounty,SpringfieldandtheDepartmentof LandConservationandDevelopment.TherearenoexceptionstoStatewidePlanningGoal2required fortheseamendments.Therefore,theamendmentsareconsistentwithStatewidePlanningGoal2. Goal3AgriculturalLands.Topreserveagriculturallands. Theamendmentsareforpropertylocatedwithintheurbangrowthboundaryanddonotaffectany landdesignatedforagriculturaluse.Therefore,StatewidePlanningGoal3doesnotapply. Goal4ForestLands.Toconserveforestlands. Theamendmentsareforpropertylocatedwithintheurbangrowthboundaryanddonotaffectany landdesignatedforforestuse.Therefore,StatewidePlanningGoal4doesnotapply. Goal5OpenSpaces,ScenicandHistoricAreas,andNaturalResources.Toconserveopenspaceand protectnaturalandscenicresources. OAR6600230250(3)provides:LocalgovernmentsarenotrequiredtoapplyGoal5inconsideration ofaPAPAunlessthePAPAaffectsaGoal5resource.Forpurposesofthissection,aPAPAwouldaffect aGoal5resourceonlyif: (a)ThePAPAcreatesoramendsaresourcelistoraportionofanacknowledgedplanorlanduse regulationadoptedinordertoprotectasignificantGoal5resourceortoaddressspecific requirementsofGoal5; 5 (b)ThePAPAallowsnewusesthatcouldbeconflictinguseswithaparticularsignificantGoal resourcesiteonanacknowledgedresourcelist;or (c)ThePAPAamendsanacknowledgedUGBandfactualinformationissubmitteddemonstrating thataresourcesite,ortheimpactareasofsuchasite,isincludedintheamendedUGBarea. TheseamendmentsdonotcreateoramendtheŝƚǇ͛ƐlistofGoal5resources,donotamendacode provisionadoptedinordertoprotectasignificantGoal5resourceortoaddressspecific requirementsofGoal5,donotallownewusesthatcouldbeconflictinguseswithasignificantGoal5 resourcesiteanddonotamendtheacknowledgedurbangrowthboundary.Therefore,Statewide PlanningGoal5doesnotapply. Goal6Air,WaterandlandResourceQuality.Tomaintainandimprovethequalityoftheair,water andlandresourcesofthestate. Goal6addresseswasteandprocessdischargesfromdevelopment,andisaimedatprotectingair, waterandlandfromimpactsfromthosedischarges.TheamendmentstonotaffecttheŝƚǇ͛Ɛability toprovideforcleanair,waterorlandresources.Therefore,StatewidePlanningGoal6doesnot apply. Findings4 Goal7AreasSubjecttoNaturalDisastersandHazards.Toprotectlifeandpropertyfromnatural disastersandhazards. Goal7requiresthatlocalgovernmentplanningprogramsincludeprovisionstoprotectpeopleand propertyfromnaturalhazardssuchasfloods,landslides,earthquakesandrelatedhazards,tsunamis andwildfires.TheGoalprohibitsadevelopmentinnaturalhazardareaswithoutappropriate safeguards.TheamendmentsdonotaffecttheŝƚǇ͛Ɛrestrictionsondevelopmentinareassubjectto naturaldisastersandhazards.Further,theamendmentsdonotallowfornewdevelopmentthat couldresultinanaturalhazard.Therefore,StatewidePlanningGoal7doesnotapply. Goal8RecreationalNeeds.Tosatisfytherecreationalneedsofthecitizensofthestateandvisitors, andwhereappropriate,toprovideforthesitingofnecessaryrecreationalfacilitiesincluding destinationresorts. Goal8ensurestheprovisionofrecreationalfacilitiestoOregoncitizensandisprimarilyconcerned withtheprovisionofthosefacilitiesinnonurbanareasofthestate.Goal8alsoallows,butdoesnot require,theCitytocreateaninventoryofrecreationalneeds.TotheextentthatGoal8isapplicable, theCityhastwodocumentsrelatedtolongrangeparksplanning:theParks,RecreationalandOpen SpaceComprehensivePlan(PROS)anditslistofimplementingprojectsinthePROSProjectand PriorityPlan.ThePROSProjectandPriorityPlanisadoptedandthereforeprovidessomedirectionto theCityregardingrecreationalneeds.Oneofthesitesproposedforredesignationiscurrently designatedParksandOpenSpace.TheCityhasconsultedthesedocumentsregardingthesesitesand determinedthefollowing: IrvingRd/Eagles: approximately17acresiteisprivatelyownedbytheWestsideBaptistChurch.The This ownershaveindicatedthatabout7acresisneededfortheexistingandfuturechurchrelated usesandtheywouldliketomaketheremainingacreageavailableforhousing.ThePROS foraneighborhoodparkinthisvicinity.CityParks ProjectandPriorityPlanidentifiestheneed andOpenSpaceDivisionstaffiscoordinatingwiththepropertyowneronpurchasing approximately2acresofthesiteforaneighborhoodpark.Regardless,Cityparksareallowed notprecludeafuturepark inLDR/R1thereforeredesignationoftheentiresitetoLDRwould noraffecttheŝƚǇ͛Ɛprovisionsfororaccesstorecreationalareas,facilitiesorrecreational opportunities. TotheextentStatewidePlanningGoal8applies,theamendmentsareconsistent. Goal9EconomicDevelopment.Toprovideadequateopportunitiesthroughoutthestateforavariety ofeconomicactivitiesvitaltothehealth,welfare,andprosperityofKƌĞŐŽŶ͛Ɛcitizens. Goal9requirescitiestoevaluatethesupplyanddemandofcommercialandindustriallandrelativeto communityeconomicobjectives.TheAdministrativeRuleforStatewidePlanningGoal9(OAR660 Division9)requiresthattheCity͞΀Ɖ΁ƌŽǀŝĚĞforatleastanadequatesupplyofsitesofsuitablesizes, types,location,andservicelevelsforavarietyofindustrialandcommercialusesconsistentwithplan ƉŽůŝĐŝĞƐ΀͘΁͟Amongotherthings,therulerequiresthatcitiescompletean͞ĐŽŶŽŵŝĐOpportunities ŶĂůǇƐŝƐ͘͟OAR6600090015.BasedontheEconomicOpportunitiesAnalysis,citiesaretoprepare Findings5 IndustrialandCommercialDevelopmentPolicies.OAR6600090020.FinallyOAR6600090025 requiresthatcitiesdesignateindustrialandcommerciallandssufficienttomeetshortandlongterm needs.OAR6600090010(2)providesthatthedetailedplanningrequirementsimposedbyOAR660 thetimeofeachperiodicreviewoftheplan(ORSϭϵϳ͘ϳϭϮ;ϯͿͿ͘͟TheEugene Division9apply͞Ăƚ CommercialLandsStudy(1992)wasadoptedbytheCityofEugeneasarefinementoftheMetroPlan, andcomplieswiththerequirementsofGoal9andthecorrespondingAdministrativeRule. Inaddition,OAR6600090010(4)providesthat,whenacitychangesitsplandesignationsoflandsin excessoftwoacresfromanindustrialusedesignationtoanonindustrialusedesignation,oranother employmentusedesignationtoanyotherusedesignation,pursuanttoapostacknowledgmentplan amendment,itmustaddressallapplicableplanningrequirementsand(a)demonstratethatthe proposedamendmentisconsistentwiththepartsofitsacknowledgedcomprehensiveplanwhich addresstherequirementsofOAR660Division9;or(b)amenditscomprehensiveplantoexplainthe proposedamendmentpursuanttoOAR660Division9;or(c)adoptacombinationof(a)and(b) consistentwiththerequirementsofDivision9. Althoughnoneoftheredesignationssitesincludelandthatiscurrentlydesignatedemployment,10 acresintheCrowRdStudyAreaisproposedtoberedesignatedtoanemploymentdesignation (commercial).ThereforeOAR6600090010(4)isapplicabletotheproposedCrowRdStudyArea commercialdesignationandisaddressedasfollows: CrowRdStudyArea: Thissiteincludesredesignationofapproximately10acresoflanddesignatedmediumdensity residentialtocommercial.The1992studyindicatesthereisasurplusofcommercialland; howeverthe1992studyalsoincludesthefollowingapplicablepolicies: 8.0Recognizethedifferingneedsofresidentialareasinthevariouspartsofthe community,anddeterminetheneedtocreateadditionalcommercialsitesinlightof opportunitiesforredevelopment. 11.0Promoteneighborhoodorientedcommercialfacilitiesandcommunitycommercial areasratherthanadditionalmajorretailcenters. WestEugeneSubarea 19.0ConsideradditionalcommerciallandintheWestEugeneSubareatoaccommodate bothneighborhoodcommercialneedsandthoseofthelargercommunity.Insiting additionalcommercialland,evaluateimpactsontrafficpatternsandsurroundingland uses. Althoughthesepoliciesarenotmandatoryinnature,theproposedcommercialredesignation isconsistentwiththesepoliciesasitaddscommerciallandtoanareaplannedforhousingbut whichlackssignificantcommercialservices.Also,asdiscussedinthefindingsaddressingGoal 12,whichareincorporatedhereinbyreference,thetrafficanalysisforthepackageofre designationsintheCrowRoadStudyArearesultsinfewervehicletripsthenthecurrent designation,thereforetheredesignationisconsistentwithGoal12.Finally,sincethe1992 Findings6 studyfoundasurplusofcommerciallandandthisredesignationisincreasingratherthan decreasingthecommerciallandsupplyasfoundin1992,thisamendmentisconsistentwith Goal9. Therefore,theamendmentsareconsistentwithStatewidePlanningGoal9. Additionally,aspartofEnvisionEugene,theĐŝƚǇ͛ƐplantoestablishanewEugeneonlyUGBand accommodatethenext20yearsofgrowthinourcommunity,theseamendmentsarenecessaryas partofthestrategytoaccommodatemoreofcity's20yearneedinsidetheUGB,includingallofthe commercialneed.TheĐŝƚǇ͛ƐMarch2012EnvisionEugeneRecommendationdraftestimates identifiedadeficitofcommercialjobsthatcannotbeaccommodatedinƵŐĞŶĞ͛ƐcurrentUGBover 1 thenext20yearswithoutthecityadoptingmeasurestoaccommodatemorejobs.Thecityintends toaccountfortheexpectedincreaseinjobsaspartoftheEnvisionEugeneadoption.Redesignating aportionoftheCrowRdStudyAreatocommercialispartofthelargerEnvisionEugenere designationplanfortheCrowRdStudyAreaandhelpsprovidefordailyneedsnearplannedhousing. OtherlanduseefficiencymeasurestoincreasethecapacityforjobsinsidethecurrentUGBsuchas redesignating/rezoningcertainareasformorejobs,arealsoanticipatedtobeadoptedaspartof EnvisionEugene. Goal10Housing. Goal10requiresthatcommunitiesplanforandmaintainaninventoryofbuildableresidentiallandfor neededhousingunits.TheAdministrativeRuleforStatewidePlanningGoal10(OAR660Division8) statesthat͞ƚŚĞmixanddensityofneededhousingisdeterminedinthehousingneedsprojection. Sufficientbuildablelandshallbedesignatedonthecomprehensiveplanmaptosatisfyhousingneeds bytypeanddensityrangeasdeterminedinthehousingneedsprojection.Thelocalbuildablelands inventorymustdocumenttheamountofbuildablelandineachresidentialplanĚĞƐŝŐŶĂƚŝŽŶ͘͟The Planlandusediagram.TheResidentialLandsStudy comprehensiveplanmapforthecityistheMetro (1999)wasadoptedbytheCityofEugeneasarefinementoftheMetroPlan,andcomplieswiththe requirementsofGoal10andthecorrespondingAdministrativeRule.Accordingtothe1999 tomeettheidentifiedland ResidentialLandsStudy(RLS),thereissufficientbuildableresidentialland need. Theproposedredesignationsitesincludelandthatiseithercurrentlyorproposedtoberesidentially designated.TheRLSidentifiestheundevelopedresidentiallandsupply(inventory)basedonthe designationorzoningandthesizeoftheparcel.Somedemandwasalsoassumedtobe accommodatedthroughredevelopmentandinfill.Eachproposedredesignationsiteisaddressed accordingtoRLSinventorysitecriteriawhereapplicable: CrowRdStudyArea: This277acrestudyareaisproposedtochangefromaplandesignationofmediumdensity residentialtoamixoflowdensityresidential,mediumdensityresidentialandcommercial. Sinceonlymediumdensityresidentiallandisproposedforredesignation,thefindingsonly 1 TheseestimatesarefromtheMarch2012EnvisionEugeneRecommendation.Theestimatesarecurrentlybeingupdatedandare expectedtochangetosomeextentandresultinanewBuildableLandsInventory,HousingNeedsAssessmentandEconomic OpportunitiesAnalysis. Findings7 addressthepossibleimpactstotheRLSmediumdensityresidentiallandinventory.Thestudy areaincludesseveralparcelsthatcouldhavebeenpartoftheRLS1999supplyofmedium densityresidentiallands; severallargerparcelsinthestudyareawereidentifiedintheRLSaspartofthe mediumdensityresidentialsiteinventory(Subarea5,SouthwestEugene,sites51and 53through523),andofthose,approximately146buildableacresofthe1999RLS mediumdensityresidentialsupplyareproposedforredesignationtolowdensity residentialorcommercial althoughnotmapped,somelotsinthestudyareamayhavebeenpartofthesmall parcellandsupplywhichincludedallundevelopedwholetaxlotsorunderdeveloped parcelsthatwerezonedordesignatedmediumdensityunderoneacrein1992,and somestudyarealotsmayhavemettheRLSredevelopment/infillsupplycriteria. The1999RLSidentifiedasurplusofresidentialacreageof1,862acres(consideringalow demandassumption)orof790acres(consideringahighdemandassumption).Thisacreage representsthoselandsthatweredesignatedasresidentiallands,beyondtheacreageneeded toaccommodatetheprojected20yeardemand.TheGoal10findingssupportingthe adoptionofthe/WQWaterQualityOverlayZonein2009indicatedthat,sincetheadoptionof theRLS,EugeneandSpringfieldhadtakenvariousactionsthathaddecreasedtheamountof surplusresidentialacreage,resultinginasurplusasof2009,ofeither1,250.33acres (consideringalowdemandassumption)orof178.33acres(consideringahighdemand assumption).Since2009,neitherEugenenorSpringfieldhasseenanyamendmentsthat clearlyredesignatedmediumdensityresidentiallandintheRLSinventorylandtosomeother designation;assuchthereisstillasurplusofmediumdensityresidentialland. Therefore,redesignationof184acresofmediumdensityresidentialintheCrowRdStudy AreaisconsistentwithGoal10. Additionally,althoughnotadopted,theĐŝƚǇ͛ƐMarch2012EnvisionEugeneRecommendation andinventoryestimatesthatthereisasurplusofmediumdensityresidentiallandforthenext years.Thissurplusisonereasonthecityisproposingtoredesignatemediumdensityland 20 tolowdensityresidential,acategoryinwhichadeficitisprojected. GilhamRd: This9.6acresitewasidentifiedintheRLSasaportionofalarger27acre,lowdensity residentialinventorysite(Subarea3,Willakenzie,site33,)andsubsequentlydesignated mediumdensityresidential.SinceitwasnotpartoftheRLSmediumdensityresidential inventory,redesignationtolowdensityresidentialdoesnotimpacttheRLSinventoryandis consistentwithGoal10. IrvingRd/Eagles: ThissitewasnotidentifiedaspartoftheRLSsincealthoughitwaszonedR1,itwasnotin vacant,agriculturalortimberuse;thereforethisredesignationdoesnotreducetheRLS inventoryandisconsistentwithGoal10. Findings8 Basedontheabove,theamendmentsareconsistentwithStatewidePlanningGoal10. Additionally,aspartofEnvisionEugene,theĐŝƚǇ͛ƐplantoestablishanewEugeneonlyUGBand accommodatethenext20yearsofgrowthinourcommunity,theseamendmentsarenecessaryas partofthestrategytoaccommodatemoreofcity's20yearneedforlowdensityresidentialhousing (typicallysinglefamily)andalloftheneedformediumdensityresidentialhousing(typicallymulti family)insidethecurrentUGB.TheĐŝƚǇ͛ƐMarch2012EnvisionEugeneRecommendationdraft estimatesidentifiedadeficitoflowdensityresidentialunitsthatcannotbeaccommodatedin ƵŐĞŶĞ͛ƐcurrentUGBoverthenext20yearswithoutthecityadoptingmeasurestoaccommodate morehousing.ThecityintendstoaccountfortheexpectedincreaseinunitsaspartoftheEnvision Eugeneadoption.RedesignationofthesesitesispartofapackageofEnvisionEugenestrategiesto reduceUGBexpansionforlowdensityresidentialandpromotedenserhousingtypesdowntown, alongkeytransitcorridorsandcorecommercialareas.Otherlanduseefficiencymeasurestoincrease thecapacityforhousinginsidethecurrentUGB,suchasallowingalleyaccesslotsandremoving barrierstosecondarydwellingunits,arealsoanticipatedtobeadoptedaspartofEnvisionEugene. Goal11PublicFacilitiesandServices.Toplananddevelopatimely,orderlyandefficientarrangement ofpublicfacilitiesandservicestoserveasaframeworkforurbanandruraldevelopment. TheamendmentsdonotaffecttheŝƚǇ͛Ɛprovisionofpublicfacilitiesandservices.Therefore, StatewidePlanningGoal11doesnotapply. Goal12Transportation.Toprovideandencourageasafe,convenientandeconomictransportation system. TheTransportationPlanningRule(OAR6600120060)containsthefollowingrequirement: (1)Ifanamendmenttoafunctionalplan,anacknowledgedcomprehensiveplan,oralanduse regulation(includingazoningmap)wouldsignificantlyaffectanexistingorplanned placemeasuresasprovidedin transportationfacility,thenthelocalgovernmentmustputin section(2)ofthisrule,unlesstheamendmentisallowedundersection(3),(9)or(10)ofthisrule. Aplanorlanduseregulationamendmentsignificantlyaffectsatransportationfacilityifit would: (a)Changethefunctionalclassificationofanexistingorplannedtransportationfacility (exclusiveofcorrectionofmaperrorsinanadoptedplan); (b)Changestandardsimplementingafunctionalclassificationsystem;or (c)Resultinanyoftheeffectslistedinparagraphs(A)through(C)ofthissubsectionbasedon projectedconditionsmeasuredattheendoftheplanningperiodidentifiedintheadopted TSP.Aspartofevaluatingprojectedconditions,theamountoftrafficprojectedtobe generatedwithintheareaoftheamendmentmaybereducediftheamendmentincludes anenforceable,ongoingrequirementthatwoulddemonstrablylimittrafficgeneration, including,butnotlimitedto,transportationdemandmanagement.Thisreductionmay diminishorcompletelyeliminatethesignificanteffectoftheamendment. (A)Typesorlevelsoftraveloraccessthatareinconsistentwiththefunctionalclassification ofanexistingorplannedtransportationfacility; (B)Degradetheperformanceofanexistingorplannedtransportationfacilitysuchthatit Findings9 wouldnotmeettheperformancestandardsidentifiedintheTSPorcomprehensive plan;or (C)Degradetheperformanceofanexistingorplannedtransportationfacilitythatis otherwiseprojectedtonotmeettheperformancestandardsidentifiedintheTSPor comprehensiveplan. Theproposedamendmentsdonotchangethefunctionalclassificationofatransportationfacilityor changethestandardsimplementingafunctionalclassificationsystem.Therefore,theamendments donothaveasignificanteffectunder(a)or(b).Inregardsto(c),thetypeofdevelopmentcurrently permittedthroughexistingplandesignationandzoningwillchangefortheproposedredesignation andrezoningsites.Asdetailedinthefollowingfindings,thecityproposestoimposetripcapsonallof thepropertiesthataresubjecttoazonechangeorplandesignationchangethatwouldallowuses thatwouldgeneratemoretrafficthaniscurrentlyallowedonthoseproperties.Specifically,thecity proposestoimposeavehicletripcapontheIrvingRd/Eaglessitewherethecurrentlyalloweduses wouldbeexpandedasaresultoftheplandesignationchange.Withtheproposedtripcap,traffic generatedfromdevelopmentineachareaaftertheplandesignationchangecannotexceedthe amountoftrafficthatcouldbegeneratedfromthesepropertiespriortoadoptionoftheplan designationchanges. CrowRdStudyArea: PlanDesignationChanges TheentireCrowRdStudyAreaiscurrentlydesignatedmediumdensityresidential.The proposalistokeepaboutaquarterofthestudyareaasmediumdensityresidentialandre designatetheremainingthreequarterstolowdensityresidentialorcommercial(seetable below).Todetermineiftheproposeddesignationswouldresultinmoretrafficgeneration thanthecurrentdesignation,theanalysisappliedthereasonableworstcasetrafficgeneration scenariofromtheInstituteofTrafficEngineerstripgenerationmanual. ThenumberofPMpeakhourtripsprojectedtobegeneratedbydevelopmentallowedunder follows: thereasonableworstcasescenarioareas StudyAreaplanExistingProposedProjectedPMProjectedPM 2 designationacresacresPeakTripsPeakTrips ExistingMDRProposed DesignationMDR/LDR/COM Designation CrowRoadMDR26290.6 StudyArea3,2453,145 LDR161.6 COM9.6 Theanalysisshowsthattrafficgeneratedunderthereasonableworstcasescenario developmentfortheproposeddesignationswillresultinlesstrafficthanthetrafficgenerated underthecurrentmediumdensityresidentialdesignation;assuchtheproposeddesignation 2 Theacrescitedinthefollowingtablesthatestimatethepotentialvehicletripsfromtheredesignationsexcludeacres protectedfromdevelopmentandthereforedonotrepresentthetotalacresbeingredesignated.Seethetableonpage2 forthetotalredesignationacres. Findings10 willnotresultinanyoftheeffectsdescribedin(1)(c)(A)(B)aboveandnofurtheranalysisis needed. ZoneChanges TheentireCrowRoadStudyAreaiscurrentlyzonedR1lowdensityresidential.Theproposal istokeepaboutthreequartersofthestudyareaasR1andrezonetheacreagethatis remainingdesignatedasmediumdensityresidentialtoacorrespondingR2mediumdensity residentialzone(seetable). StudyAreazoneExistingacresProposedacres CrowRoadR290.6 StudyArea R1262171.2 OAR6600120060(9)providesanexceptiontodeterminingifazonechangewouldhavea significanteffectonanexistingorplannedtransportationfacility: (9)Notwithstandingsection(1)ofthisrule,alocalgovernmentmayfindthatan amendmenttoazoningmapdoesnotsignificantlyaffectanexistingorplanned transportationfacilityifallofthefollowingrequirementsaremet. (a)Theproposedzoningisconsistentwiththeexistingcomprehensiveplanmap designationandtheamendmentdoesnotchangethecomprehensiveplanmap; (b)ThelocalgovernmenthasanacknowledgedTSPandtheproposedzoningis consistentwiththeTSP;and (c)Theareasubjecttothezoningmapamendmentwasnotexemptedfromthis ruleatthetimeofanurbangrowthboundaryamendmentaspermittedinOAR 660024020(1)(d),ortheareawasexemptedfromthisrulebutthelocal governmenthasasubsequentlyacknowledgedTSPamendmentthataccounted forurbanizationofthearea. TheproposedrezonetoR2satisfiesOAR6600120060(9)(ac)asfollows.Regarding subsection(a),asdiscussedabove,thesubjectpropertiesproposedforrezoningtoR2are map.R2 designatedasmediumdensityresidentialontheŝƚǇ͛Ɛadoptedcomprehensiveplan zoningisconsistentwiththecurrentmediumdensityresidentialcomprehensiveplanmap designationformediumdensityresidentialuses;thereforetheproposedzonechangeis consistentwithsubsection(a). Regardingsubsection(b),TransPlanistheŝƚǇ͛ƐadoptedandacknowledgedTransportation SystemPlan(TSP).Thecurrentcomprehensiveplanmapwasinplacein2001,theyearthat theCityCounciladoptedTransPlan.Thesubjectpropertiesweredesignatedmediumdensity residentialbothbeforeandsincetheCityCounciladoptedthe2001TransPlan.Inadopting TransPlan,theCityCouncilfoundTransPlantobeconsistentwiththeMetroPlanwhich includestheMetroPlandiagram.Additionally,TransPlandoesnotincludeanythingthatis inconsistentwiththesubjectpropertiesbeingzonedR2.BecausetheR2zoningwillnot change(isconsistentwith)theƉƌŽƉĞƌƚŝĞƐ͛comprehensiveplandesignationofmediumdensity residential,andTransPlanisconsistentwiththemediumdensityresidentialdesignation,aR2 zoneonthesubjectpropertiesisconsistentwiththeŝƚǇ͛ƐacknowledgedTSP,andassuchis consistentwithsubjection(b).Consistentwithsubsection(c),theareawasnotexempted fromthisruleatthetimeofaUGBamendment. Findings11 Assuch,perOAR6600120060(9)theproposedzonechangesdonotsignificantlyaffectan existingorplannedtransportationfacility;thereforetheproposedplanamendmentis consistentwithGoal12. GilhamRd: GilhamRdsiteisproposedtochangefromaplandesignationofmediumdensityresidential andzoneofR2/C1toaplandesignationoflowdensityresidentialandzoneR1.To determineiftheproposedredesignationandzonechangewouldresultinmoretrafficthan thecurrentdesignationandzone,theanalysisappliedthereasonableworstcasetraffic generationscenariofromtheInstituteofTrafficEngineerstripgenerationmanual.The numberofPMpeakhourtripsprojectedtobegeneratedbydevelopmentallowedunderthe reasonableworstcasescenarioareasfollows: StudyAreaProjectedPMProjectedPMProjectedPMProjectedPM PeakTripsPeakTripsPeakTripsPeakTrips ExistingMDRProposedLDRExistingR2/C1ProposedR1 DesignationDesignationZoningZoning Gilham12095240135 Road Thetrafficanalysisshowsthattheproposeddesignationandzoneisadowndesignationand downzonewiththereasonableworstcasescenariodevelopmentresultinginthegeneration oflesstripsthanwouldbegeneratedunderthereasonableworstcasescenariodevelopment oftheexistingplandesignationandzone;assuchtheproposeddesignationandzonewillnot resultinanyoftheeffectsdescribedin(1)(c)(A)(B)aboveandnofurtheranalysisisneeded. IrvingRd/Eagles: IrvingRd/Eaglesisproposedtochangefromaplandesignationofparksandopenspacetoa plandesignationoflowdensityresidential.Todetermineiftheproposeddesignationwould resultinmoretrafficthanthecurrentdesignation,theanalysisappliedthereasonableworst casetrafficgenerationscenariofromtheInstituteofTrafficEngineerstripgenerationmanual. ThenumberofPMpeakhourtripsprojectedtobegeneratedbydevelopmentallowedunder thereasonableworstcasescenarioareasfollows: StudyAreaProjectedPMPeakProjectedPMPeakTrips TripsExistingPOSProposedLDR DesignationDesignation IrvingRd/Eagles5150 Theanalysisshowsthatthereasonableworstcasescenariodevelopmentfortheproposed lowdensityresidentialplandesignationwouldexceedthetripsunderthereasonableworst casescenariodevelopmentfortheexistingplandesignation.Asameansofeliminatingthe potentialsignificanteffectoftheproposedplandesignationontheexistingandplanned transportationfacilitiesinthearea,thecityproposestocapthenumberoftripsgenerated Findings12 fromthesubjectpropertyat92PMpeakhourtrips.Thistripcapisbasedonadetailedtraffic analysisbythepropertyownerdatedApril14,2014,whichshowsthattheappropriate mobilitystandardisachievedatalltrafficstudyareaintersectionsifaPMpeakhourtripcap of92isassumed.Theresultisthattheamountoftrafficprojectedtobegeneratedforthe subjectpropertywiththeproposedplandesignationislimitedtotheamountoftraffic generatedbeforetheintersectionswouldpotentiallybesignificantlyimpacted. Byimposingatripcapof92onthepropertysubjecttotheplandesignationchange,thetraffic generatedfromthesubjectpropertyaftertheamendmentscannotexceedthepointinwhich theperformanceoftransportationfacilitieswouldpotentiallybesignificantlyimpacted.The tripcapisanenforceable,ongoingrequirementthatwilldemonstrablylimittrafficgeneration forthesubjectpropertybypreventingtrafficgenerationbeyondthatwhichwouldpotentially createasignificantimpact.Thetripcapisenforceableandongoingbecauseitwillbe monitoredfortheareasoftheamendmentseachtimeabuildingpermitisreceivedbythe City.Untilthecapislifted,thepropertywithinthesubjectareacanonlydevelopwithause thatgenerates92orlessPMpeaktrips.Thetripcapandthemannerinwhichitcanbe modifiedwillberecordedwiththeredesignationordinanceadoptingtheplanamendment. Thus,inaccordancewithOAR6600120060(1)(c),theproposedtripcapcanbeconsidered whendeterminingwhetheraproposedamendmentwillsignificantlyaffectanexistingor plannedtransportationfacility.Becauseimposingatripcapof92preventstheproposed amendmentfromcreatinganyadditionaltrafficgenerationfromthesubjectpropertybeyond thepointbeforetheperformanceoftransportationfacilitieswouldpotentiallybesignificantly impacted,thetripcapcompletelyeliminatesthepotentialsignificanteffectofthe amendmentand,therefore,noadditionalTPRanalysisisneeded. Withatripcapthatpreventstripgenerationbeyond92PMpeaktripstheproposed thetripcaprequiresa amendmentcomplieswiththeTPR;anymodificationorliftingof separatedemonstrationofTPRcompliance.Thus,priortomodifyingorliftingofthetripcap, ananalysismustbedonetodeterminewhether,withoutthetripcaporwithamodifiedtrip cap,anyexistingorplannedtransportationfacilitieswillbesignificantlyaffectedbythe amendment.Iftheanalysisshowsthatthereisasignificanteffectfromtheamendment,the tripcapcouldbeliftedormodifiedonlyifoneormoreofthemitigationmeasuressetforthin OAR6600120060(2)isadopted.Thisanalysisand,ifnecessary,adoptionofmitigation measures,couldoccuraspartoftheŝƚǇ͛ƐupdatetoitsTransportationSystemPlan(TSP)or couldoccurthroughaseparateprocess.WhetherdonethroughtheTSPadoptionprocessor aseparateapplication,thetripcapmodificationprocesswillincludenoticeandan opportunityforpublicparticipationandademonstrationofcompliancewiththeTPR. Assuch,perOAR6600120060(3)thepotentialsignificanteffectoftheplandesignation amendmentontheIrvingRd/Eaglespropertyiseliminatedbecausetheamendmentincludes atripcapthatisanenforceable,ongoingrequirementthatlimitstrafficgenerationtothe pointbeforetheperformanceoftransportationfacilitieswouldpotentiallybesignificantly impacted;thereforetheproposedplanamendmentisconsistentwithGoal12. Basedontheabovefindings,theamendmentsandzonechangesareconsistentwithStatewide PlanningGoal12. Findings13 Goal13EnergyConservation.Toconserveenergy. Theamendmentsdonotimpactenergyconservation.Therefore,StatewidePlanningGoal13does notapply. Goal14Urbanization.Toprovideforanorderlyandefficienttransitionfromruraltourbanlanduse. TheamendmentsdonotaffecttheŝƚǇ͛Ɛprovisionsregardingthetransitionoflandfromruralto urbanuses.Therefore,StatewidePlanningGoal14doesnotapply. Goal15WillametteRiverGreenway.Toprotect,conserve,enhanceandmaintainthenatural,scenic, historical,agricultural,economicandrecreationalqualitiesoflandsalongtheWillametteRiverasthe WillametteRiverGreenway. TheamendmentsdonotcontainanychangesthataffecttheWillametteRiverGreenwayregulations, therefore,StatewidePlanningGoal15doesnotapply. Goal16through19EstuarineResources,CoastalShorelands,BeachesandDunes,andOcean Resources. Therearenocoastal,ocean,estuarine,orbeachandduneresourcesrelatedtothepropertyeffected bytheseamendments.Therefore,thesegoalsarenotrelevantandtheamendmentswillnotaffect compliancewithStatewidePlanningGoals16through19. Planandapplicable (2)TheamendmentisconsistentwithapplicableprovisionsoftheMetro adoptedrefinementplans. ApplicableMetroPlanPolicies ThefollowingpoliciesfromtheMetroPlan(identifiedbelowinitalics)areapplicabletothese amendments.Basedonthefindingsprovidedbelow,theamendmentsareconsistentwithand supportedbytheapplicableprovisionsoftheMetroPlan. GrowthManagementGoals,Findings,andPolicies 1.TheUGBandsequentialdevelopmentshallcontinuetobeimplementedasanessentialmeans toachievecompacturbangrowth.Theprovisionofallurbanservicesshallbeconcentrated insidetheUGB.(Policy1) AsstatedintheresponsetoStatewideGoal11(above),theredesignationswillnotaffecttheĐŝƚǇ͛Ɛ abilitytoservetheareainsidetheUGB.TheglossaryoftheMetroPlandefines͞ĐŽŵƉĂĐƚurban ŐƌŽǁƚŚ͟asfollows: ThefillinginofvacantandunderutilizedlandsintheUGB,aswellasredevelopmentinsidethe UGB. Findings14 Consistentwiththispolicy,redesignationofthesesiteswillmakeiteasiertodohousingonsitesthat arecurrentlynotplannedforhousing(IrvingRd/Eagles)insidetheUGB.Additionally,underdeveloped mediumdensityresidentialareasthatmaybemoresuitableforlowdensity(CrowRd,GilhamRd) wouldberedesignatedtolowdensityresidential,helpingtoencouragethehigherdensityhousingto redeveloparoundexistingandplannedcommercialareas.Theredesignationsarepartofapackage ofEnvisionEugenestrategiestoreduceUGBexpansionforlowdensityresidentialandpromote compacturbangrowthanddenserhousingtypesindowntown,alongkeytransitcorridorsandincore commercialareas. A.ResidentialLandUseandHousingElement ResidentialDensityPolicies A.10PromotehigherresidentialdensityinsidetheUGBthatutilizesexistinginfrastructure, improvestheefficiencyofpublicservicesandfacilities,andconservesruralresource landsoutsidetheUGB. A.11Generallylocatehigherdensityresidentialdevelopmentnearemploymentor commercialservices,inproximitytomajortransportationsystemsorwithin transportationefficientnodes. A.13Increaseoverallresidentialdensityinthemetropolitanareabycreatingmore opportunitiesforeffectivelydesignedinfill,redevelopment,andmixedusewhile consideringimpactsofincreasedresidentialdensityonhistoric,existingandfuture neighborhoods. maybemore Consistentwiththesepolicies,underdevelopedmediumdensityresidentialareasthat suitableforlowdensityresidential(CrowRdStudyArea,GilhamRd)wouldberedesignatedtolow densityresidential,helpingtoencouragethehigherdensityhousingtoredeveloparoundexistingand plannedcommercialareas,nearmajortransportationsystemsandcreatingmixedusecompact development. Additionally,theredesignationsareneededaspartofapackageofEnvisionEugenestrategies intendedtopromotedenserhousingtypesindowntown,alongkeytransitcorridorsandincore commercialareas.Withredesignationofunderdevelopedmediumdensityresidentialareasonthe edgeofthecitytolowdensityresidential,thecityplanstouseareaplanningandinvestment programstopromotemediumandhighdensityresidentialhousingincompactandmixedusetransit corridorswithappropriatetransitionstosinglefamilyhomes. HousingTypeandTenurePolicies A.17Provideopportunitiesforafullrangeofchoiceinhousingtype,density,size,costand location. A.19Encourageresidentialdevelopmentsinorneardowntowncoreareasinbothcities. Findings15 ConsistentwithpolicyA.17,theredesignationsprovideforamixofhousingtypesintheCrowRd StudyAreaandprovideanopportunityformorehousingtypesontheIrvingRd/Eaglessite.Consistent withpolicyA.19,underdevelopedmediumdensityresidentialareasthatmaybemoresuitablefor densityresidential(CrowRdStudyArea,GilhamRd)wouldberedesignatedtolowdensity low residential,helpingtoencouragethehigherdensityhousingtoredeveloparoundexistingand plannedcommercialareaslikedowntown.Additionally,theredesignationsareneededaspartofa packageofEnvisionEugenestrategiesintendedtopromotedenserhousingtypesindowntown,along keytransitcorridorsandincorecommercialareas. DesignandMixedUsePolicies A.22Expandopportunitiesforamixofusesinnewlydevelopingareasandexisting neighborhoodsthroughlocalzoninganddevelopmentregulations. Consistentwiththispolicydirection,theredesignationsincludeamixofdesignations(lowdensity residential,mediumdensityresidential,andcommercial)intheunderdevelopedCrowRdStudyArea andhelptoencouragehigherdensityhousingtypestoredeveloparoundexistingandplanned commercialareas,creatingmixedusecompactdevelopment. A.30Balancetheneedtoprovideasufficientamountoflandtoaccommodateaffordable housingwiththeĐŽŵŵƵŶŝƚǇ͛Ɛgoalstomaintainacompacturbanform. AffordablehousingisdefinedintheMetroPlanashousingpricedsothatahouseholdatorbelow medianincomepaysnomorethan30percentofitstotalincomeonhousingandutilities.There designationsitesareintendedtocreatemorelandforlowdensityresidentialinsidethecurrentUGB withexistingorplannedservices,byshiftingsomeareasplannedforhigherdensityhousingtypesto locationswithexistingandplannedcommercialareasandnearmajortransitsystems.Together,the promote͞ϮϬminuteŶĞŝŐŚďŽƌŚŽŽĚƐ͟andmixedusecompact housingstrategieshelpto development,whichhelpstoreducedevelopmentandtransportationcoststohouseholdsconsistent withthispolicy.Inaddition,thecitypromotesaffordablehousingthroughoutthecommunity, throughtheLandAcquisitionProgram,housingdispersalpolicy,andhomeownerandrenter willcontinuetobalancetheneedsforaffordablehousing assistanceprograms.TheĐŝƚǇ͛Ɛprograms andcompacturbandevelopment;indeedtwoofthesevenpillarsofEnvisionEugenearefocusedon thesetopics. B.EconomicElement B.6Increasetheamountofundevelopedlandzonedforlightindustrialandcommercial usescorrelatingtheeffectivesupplyintermsofsuitabilityandavailabilitywiththe projectionsofdemand. ThispolicyisapplicabletoCrowRdStudyArea: CrowRdStudyArea AsstatedpreviouslyunderGoal9,the1992CommercialLandStudyindicatesthereisa surplusofcommercialland,andsincethisredesignationisincreasingratherthandecreasing Findings16 thecommerciallandsupplyasfoundin1992,itisconsistentwiththispolicy.Additionally,the draftEnvisionEugeneestimateshaveidentifiedadeficitofcommercialjobsthatcannotbe accommodatedinƵŐĞŶĞ͛ƐcurrentUGBoverthenext20yearswithoutthecityadopting jobsinsidetheUGB. measurestoaccommodatemore E.TransportationElement LandUse F.3Providefortransitsupportivelandusepatternsanddevelopment,includinghigher intensity,transitorienteddevelopmentalongmajortransitcorridorsandneartransit stations;mediumandhighdensityresidentialdevelopmentwithin¼mileoftransit stations,majortransitcorridors,employmentcenters,anddowntownareas;and developmentandredevelopmentindesignatedareasthatareorcouldbewellserved byexistingorplannedtransit. J.EnergyElement J.7Encouragemediumandhighdensityresidentialuseswhenbalancedwithother planningpoliciesinordertomaximizetheefficientutilizationofallformsofenergy. Thegreatestenergysavingscanbemadeintheareasofspaceheatingandcoolingand transportation.Forexample,thehighestrelativedensitiesofresidentialdevelopment shallbeconcentratedtothegreatestextentpossibleinareasthatareorcanbewell servedbymasstransit,paratransit,andfootandbicyclepaths. J.8Commercial,residential,andrecreationallandusesshallbeintegratedtothegreatest extentpossible,balancedwithallplanningpoliciestoreducetraveldistances,optimize reuseofwasteheat,andoptimizepotentialonsiteenergygeneration. ConsistentwiththesepoliciesF.3,J.7andJ.8,underdevelopedmediumdensityresidentialareasthat maybemoresuitableforlowdensityresidential(CrowRdStudyArea,GilhamRd)wouldbere encouragehigherdensityhousingtoredevelop designatedtolowdensityresidential,helpingto aroundexistingandplannedcommercialareas,nearmajortransportationsystemsandcreating mixedusecompactdevelopment.Further,aspartofEnvisionEugenestrategies,thecityisfocusing areaplanningandinvestmentstoachievethistypeofdevelopmentindowntown,alongkeytransit corridorsandincorecommercialareas.Theredesignationsarepartofthesestrategies. MetroPlanAmendmentConclusion Basedontheabovefindings,theproposedMetroPlandiagramamendmentsareconsistentwithEC 9.7730.AdditionalMetroPlanpoliciesapplicabletotheproposedrefinementplanamendmentsare addressedundertherefinementplanapprovalcriteriaEC9.8865(1)(b)below. Findings17 RefinementPlanAmendments(fileno.RA131) Thefollowingplandiagramandtextamendmentsareproposed: CurrentProposed SiteRefinementPlanRefinementPlanchangeinacresRefinementPlan NameDesignationDesignation CrowRdStudyWillowCreek174.1LDR AreaSpecialAreaStudy ¹ MDR92.8acMDR (277acrestudy (nochange) area) 10.3acCOM GilhamRdWillakenzieArea ² MDR9.6acLDR (9.6acres)Plan IrvingRd/EaglesRiverRoadSanta ³ LDR (16.9acres)ClaraUrbanPOS16.9ac FacilitiesPlan ¹IncludescorrespondingamendmentstoWillowCreekSpecialAreaStudytext,landusediagram,andrefinementplan policiesthatareinChapter9oftheEugeneCode.ThisisupdatedtoreflectthePlanningŽŵŵŝƐƐŝŽŶ͛ƐDecember2013 recommendationoftheproposalasmodifiedbypublictestimonyforonepropertyowner. ²IncludescorrespondingamendmentstotheWillakenzieAreaPlantext,landusediagramandUnincorporatedSubarea diagram IncludesacorrespondingautomaticamendmenttotheRiverRoadSantaClaraUrbanFacilitiesPlanlandusediagram ³ andNorthwestExpresswaySubareadiagram PertheMetroPlanamendmentGeneralProvisionsEC9.7750(4),therefinementplandiagramis automaticallyupdatedconsistentwiththecorrespondingMetroPlanamendmentwhenno amendmenttotherefinementplanorrefinementplantextisinvolved.Thefollowingidentifieswhich automaticupdatetotheircorresponding redesignationsitesthatifadopted,wouldresultinan refinementplanlandusediagram,andwhichredesignationsitesincluderefinementplantext amendmentsandthusrequirefurtheranalysisundertherefinementplanapprovalcriteriaEC 9.8865(1)(b). CrowRdStudyArea: TheWillowCreekSpecialAreaStudy(WillowCreekStudy)requiresamendmenttotheland usediagram(MapE)andpolicytext.Thefollowingrefinementplantextamendmentsare proposed,withstrikeouttextproposedforremovalandunderlinedtextproposedfor addition: (page6,afternote11oftheSummaryandPoliciessection) II.SUMMARYANDPOLICIES EnvisionEugeneUpdate In2008,thecitybegantheprocesstoestablishanewEugeneonlyUGBand accommodatethenext20yearsforgrowthinourcommunity.Aspartofthateffort, thecityidentifiedseveralopportunitiestoredesignatelandtoaccommodatemoreof theĐŝƚǇ͛Ɛ20yearneedinsidethecurrentUGB,whichwerepublishedinthe recommendationEnvisionEugene,ACommunityVisionfor2032(March14,2012).Re designatinglandsuchasportionsofthe277acreCrowRoadStudyArea,thataremore Findings18 suitableforlowdensityresidentialorCommercialratherthanmediumdensity residentialallowsthecitytoaccommodatemorelowdensityresidentialinsidethe currentUGB,whilepromotinghigherdensityhousingtoredevelopindowntownand corecommercialareas,andalongkeytransitcorridors,creatingamorecompact urbandevelopmentpattern. During20112013,thecityworkedwithpropertyownersandresidentsoftheCrow RoadStudyAreatoidentifyanupdatedvisionforthestudyareaandtohelpwiththe ĐŝƚǇ͛Ɛ20yearlandneed.Thecityheldpublicmeetingsandsentsurveysandlettersto gatherfeedbackonadraftlanduseconceptplanandpotentialfuturedevelopment standardsforthearea.ThemainthemesidentifiedweretorecognizetheĂƌĞĂ͛Ɛrural characterandpromotealessurban,morecountryfeelastheareadevelopsinthe futurewhilealsoensuringtheareaisadequatelyserviced.Standardstoaddressthese issuesinthefutureincludesuchtopicsastreepreservation,buildingandlot standards,homebusinesses,andstreetdesign,connectivityandsafety. (page7) A.LandUse 3.MapEreflectslandusearrangementsfortheWillowCreekBasinandshallbecome onebasisforfutureimplementationthroughzoningorotherapplicablelanduse measures. Theapprovedlandusemapreflectsavarietyofpolicieswithinthisspecialstudyand otherapprovedpolicydocumentssuchastheCommunityGoalsandPoliciesandthe MetroPlan. Theplandiagramlocationsfortheapproximately92.8acresofmediumdensity residentialand10.3acresofcommercialintheCrowRoadStudyAreaarebasedonthe discussionsatthistime.Thecityrecognizesthatinthefuturetheremaybe justificationforminoradjustmentstothedesignationandzoneboundariesonthose propertieswithmorethanonedesignation.Thecityshallallowforconsiderationof minoradjustmentstotheplandesignationandzoneboundaryprovidedtheacreageof eachdesignationandzoningdistrictremainsessentiallythesame,andthechangeis consistentwiththepurposeoftheregulationsadoptedinthefutureforthisarea. 4.CityofEugeneshallapplyitsplannedunitdevelopment(PUD),clustersubdivisionor sitereviewprocedures(asappropriate)intheWillowCreekBasininatleastthree cases: a.Propertieswithelevationandslopeandgeologicconditionswhichfit criteriaidentifiedSouthHillsStudyforapplyingPUDprocedures; b.Propertiesinoradjacenttodesignatednaturalareaswillbedeveloped undereitherPUDorsitereviewprocedures,dependingonthescaleand complexityoftheproject;and Findings19 c.Propertiesalongnaturalstreamcourseswillbedevelopedundereither PUDorsitereviewproceduresdependingonthescaleandcomplexity oftheproject. ThecitymayremovetheserequirementsfortheCrowRoadStudyAreaupon completionofcodeamendmentsregardingtreepreservation. (page8) 5.Thecityshallexplorethevalueofthefollowingcodeamendmentsanddevelop themifdeterminedappropriatethroughacollaborativeeffortwithstudyarea propertyownersandresidents.Thecodeamendmentstoconsidercouldinclude: a.Allowclusteredhousingoutright(noPUDorClusterSubdivisionapplication required),combinedwithprovidingalargerlottopreserveviews/openspace, treepreservation,oragricultural/livestockuse. b.Allowlargesinglefamilylots,suchasforthoselotsthatarelocatedsouthof thePitchfordAvenueextensionorthatincludeanidentifiedtreepreservation area. c.Providetreepreservationrequirementsthat: havehigherstandardsforpreservingsignificantoaktreesorareas, makeiteasiertoremoveothertrees,and makeiteasiertoremovetreesalongtheUGBiftreesoutsidetheUGB areremoved d.Facilitatehomebusinessesrelatedtoagricultureandlivestocksuchasstabling andsalesoffarmedproducts,encouragesmallbusinessestoservea neighborhood,andconsidercompatibilityrequirementsfortheseuses. e.Provideresidentialandcommercialbuildingdesignrequirementsorguidelines thatpromotealessurban,countryfeel. f.Providestreetdesignstandardsthatcreatealessurban,morecountryfeelto thestreetnetworkandincreasesafetyandcirculationforallmodesoftravel. (page10) B.Transportation 9.IntheCrowRoadStudyArea,safetyandcirculationimprovementsatthe th intersectionofCrowRoadandW.11Avenuewillbeneededastheareadevelops. Transportationsystemlevelissueswillbeaddressedbythetransportationsystemplan accordingtothetypeofdevelopmentanticipatedbythecomprehensiveplan. Findings20 Developmentspecificimpactswillbeaddressedbyindividualdevelopersin accordancewiththeĐŝƚǇ͛Ɛtrafficimpactanalysisrequirements. 10.IntheCrowRoadStudyArea,northsouthandeastwestcollectorstreetswillbe neededtoservethearea,suchasextensionofPitchfordAvenueandEdConeBlvd. SincetheWillowCreekStudytextisbeingamended,compliancewithEC9.8865(1)(b)is addressedbelow. GilhamRd: TheWillakenzieAreaPlanrequiresamendmenttothelandusediagram,theUnincorporated Subareadiagram,andtext.Thefollowingtextamendmentsareproposed,withstrikeouttext proposedforremovalandunderlinedtextproposedforaddition: (page56,addbelowlastparagraph) 10.UnincorporatedSubarea EnvisionEugeneUpdate In2008,thecitybegantheprocesstoestablishanewEugeneonlyUGBand accommodatethenext20yearsforgrowthinourcommunity.Aspartofthateffort, thecityidentifiedseveralopportunitiestoredesignatelandtoaccommodatemoreof theĐŝƚǇ͛Ɛ20yearneedinsidethecurrentUGB,whichwerepublished in the .Re recommendation Envision Eugene, A Community Vision for 2032 (March 14, 2012) designatinglandsuchasthe9.6acrepropertyonGilhamRoad(identifiedasmap/tax lot1703083208600)thatismoresuitableforlowdensityresidentialthanfor mediumdensityresidentialallowsthecitytoaccommodatemorelowdensity residentialinsidethecurrentUGB,whilepromotinghigherdensityhousingto redevelopindowntownandcorecommercialareas,andalongkeytransitcorridors, creatingamorecompacturbandevelopmentpattern. (pages5960) UnincorporatedSubareaPoliciesandProposedActions 15.TheCityshallrecognizetheareaatthenorthwestcornerofAyresandGilham roadsandtheareaatthesouthwestcornerofCoburgRoadandCountyFarm Loop,asdepictedontheWillakenzieLandUseDiagram,asappropriatefor mediumdensityresidentialdevelopmentandshallrecognizetheproperty identifiedasmap/taxlot1703083208600asappropriateforlowdensity residentialdevelopment. 15.1AmendtheMetroPlandiagramfromlowdensitytomediumdensity residentialdesignationfortheabovereferencedareaatthenorthwest cornerofAyresandGilhamroadsandtheareaatthesouthwestcorner ofCoburgRoadandCountyFarmLoop,asdepictedontheWillakenzie LandUseDiagramandfrommediumdensitytolowdensityforthe propertyidentifiedasmap/taxlot1703083208600. Findings21 17.TheNeighborhoodCommercialC1node,asdepictedontheWillakenzieLand UseDiagram,shallfrontonAyresRoadandshallbeseparatedfromGilham Roadbymediumdensityresidentialdevelopment. SincetheWillakenzieAreaPlantextisbeingamended,compliancewithEC9.8865(1)(b)is addressedbelow. IrvingRd/Eagles: NotextamendmentsarenecessarytotheRiverRoadSantaClaraUrbanFacilitiesPlan; thereforethelandusediagramandthesubareak.NorthwestExpresswaydiagramwillbe automaticallyupdatedfromparksandopenspacetolowdensityresidentialuponapprovalof theMetroPlanlandusediagramamendment. EC9.8424requiresthatrefinementplanamendmentsmeetthefollowingapprovalcriteria(listedin boldanditalic).Findingsareprovidedbelowwithrespecttoeachoftheapplicablecriteriaforthe CrowRdStudyAreaandGilhamRoadrefinementplandiagramandtextamendments. (1)Therefinementplanamendmentisconsistentwithallofthefollowing: (a)Statewideplanninggoals. (b)ApplicableprovisionsoftheMetroPlan. ThefindingsdemonstratingcompliancewithEC9.7730(3)aboveregardingcompliancewiththe StatewideplanninggoalsandtheapplicableprovisionsoftheMetroPlanareincorporatedhereinby reference.AdditionalapplicableMetroPlanpoliciesareaddressedasfollows: A.ResidentialLandUseandHousingElement DesignandMixedUsePolicies A.24Consideradoptingormodifyinglocalzoninganddevelopmentregulationstoprovidea discretionarydesignreviewprocessorclearandobjectivedesignstandards,inorderto addressissuesofcompatibility,aesthetics,openspaceandothercommunityconcerns. CrowRdStudyArea: Consistentwiththispolicy,theproposedtextamendmentsdirectstafftofurtherconsider, andifwarranteddevelop,developmentregulationsthataddressopenspace(e.g.clustered housing,largelots,treepreservation)andaesthetics(e.g.buildingdesign,streetstandards) andothercommunityconcerns(e.g.safetyandcirculationimprovements). C.EnvironmentalResourcesElement OpenSpace(Goal5) C.21Whenplanningforandregulatingdevelopment,localgovernmentsshallconsiderthe needforprotectionofopenspaces,includingthosecharacterizedbysignificant Findings22 vegetationandwildlife.Meansofprotectingopenspaceincludebutarenotlimitedto outrightacquisition,conservationeasements,plannedunitdevelopmentordinances, streamsideprotectionordinances,openspacetaxdeferrals,donationstothepublic andperformancezoning. CrowRdStudyArea: Consistentwiththispolicy,theproposedWillowCreekStudytextamendmentsdirectstaffto furtherconsider,andifwarranteddevelop,developmentregulationsthataddressopenspace andnaturalresources(e.g.clusteredhousing,largelots,treepreservation).TheWillowCreek Studylandusepolicy4.cthatrequirespropertiesalongnaturalstreamcoursestobe developedundereitherPUDorsitereviewproceduresisbeingremovedbecausethis requirementwasincludedpriortotheĐŝƚǇ͛ƐWestEugeneWetlandsPlanwork.Thiswork resultedinseveralwetlandsandstreamsinwestEugenebeingprotectedandadoptionofthe corresponding/WPWatersideProtectionand/WBWetlandProtectionoverlayzones.Upon annexation,propertiesnexttothestreamandcertainwetlandsontheeastsideoftheCrow RoadStudyAreawillhavearequiredbuildingsetbackandberegulatedbythe/WPor/WB overlaystandards;thereforethePUDorsitereviewproceduresspecifiedinpolicy4.careno longernecessary. (c)Remainingportionsoftherefinementplan. CrowRdStudyArea: ThefollowingpoliciesfromtheWillowCreekSpecialAreaStudy(1983)arerelevant: 3.MapEreflectslandusearrangementsfortheWillowCreekBasinandshallbecomeone basisforfutureimplementationthroughzoningorotherapplicablelandusemeasures. Theapprovedlandusemapreflectsavarietyofpolicieswithinthisspecialstudyand otherapprovedpolicydocumentssuchastheCommunityGoalsandPoliciesandthe MetroPlan. TheproposedamendmentstoMapEandassociatedtextamendmentstothispolicyare neededtoreflectthechangeinconditionsinthisareaasdiscussedinmoredetailunderEC 9.8424(2)below,whichisincorporatedhereinbyreference. 4.CityofEugeneshallapplyitsplannedunitdevelopment(PUD),clustersubdivisionorsite reviewprocedures(asappropriate)intheWillowCreekBasininatleastthreecases: a.Propertieswithelevationandslopeandgeologicconditionswhichfitcriteria identifiedSouthHillsStudyforapplyingPUDprocedures; b.Propertiesinoradjacenttodesignatednaturalareaswillbedevelopedunder eitherPUDorsitereviewprocedures,dependingonthescaleandcomplexityof theproject;and c.PropertiesalongnaturalstreamcourseswillbedevelopedundereitherPUDor sitereviewproceduresdependingonthescaleandcomplexityoftheproject. Findings23 Consistentwiththeintentofthispolicyrequiringadditionalanalysisfordevelopingnear naturalresources,asdiscussedunderMetroPlanpolicyC.21above,WillowCreekStudypolicy 4.cisproposedforremovalbecausethisrequirementwasincludedinthestudypriortothe ĐŝƚǇ͛ƐadoptionoftheGoal5/WPWatersideProtectionand/WBWetlandProtectionoverlay zoneswhichwillregulatedevelopmentnearthestudyĂƌĞĂ͛Ɛstreamsandprotectedwetlands. Additionally,currentplannedunitdevelopment(PUD)andsubdivisionregulationsaddress theseissuesaswell.Assuch,thisrequirementisnolongernecessary.Additionaltextis proposedtobeaddedtopolicy4toallow4.aand4.brequirementstoberemovedaswellif appropriatebaseduponcompletionofrevisedtreepreservationstandardsforthisareainthe future. GilhamRd: ThefollowingpoliciesfromtheWillakenzieAreaPlan(1992)arerelevant: ResidentialPoliciesandProposedActions 1.MaintaintheexistinglowdensityresidentialcharacterofexistingWillakenzie neighborhoods,whilerecognizingtheneedtoprovidehousingforallincomegroupsin thecity. 4.Encourageamixtureofhousingdensitiesandtypestoaddressthehousingneedsofa diversepopulation. 5.Encouragemediumandhighdensityresidentialusesinareaswhichhavegoodaccess tocommercialservices,publicopenspace,schools,parks,transitandotheralternative modesoftransportation. Althoughthesepoliciesdonotdirectlyaddresstheproposedamendmentsorconstitute mandatoryapprovalcriteria,theylendgeneralsupportfortheredesignationandtext intentofredesignatingtheGilhamRdsiteistoredesignateanareathat amendments.The maybemoresuitabletolowdensityratherthanmediumdensityresidentialgivenitsdistance tocommercialservicesandbeingontheedgeoftown,whilealsohelpingtopromotehigher densityhousingdowntown,alongkeytransitareasandincorecommercialareawherethey canbeclosertoexistingandplannedcommercialandmajortransitsystems. UnincorporatedSubareaPoliciesandProposedActions 15.TheCityshallrecognizetheareaatthenorthwestcornerofAyresandGilhamroads andtheareaatthesouthwestcornerofCoburgRoadandCountyFarmLoop,as depictedontheWillakenzieLandUseDiagram,asappropriateformediumdensity residentialdevelopment. 15.1AmendtheMetroPlandiagramfromlowdensitytomediumdensityresidential designationfortheabovereferencedarea,asdepictedontheWillakenzieLand UseDiagram. Findings24 17.TheNeighborhoodCommercialC1node,asdepictedontheWillakenzieLandUse Diagram,shallfrontonAyresRoadandshallbeseparatedfromGilhamRoadby mediumdensityresidentialdevelopment. Thesepoliciesareproposedtobeamendedasidentifiedatthebeginningofthissectionto recognizetheGilhamRdsiteasappropriateforlowdensityresidentialconsistentwiththe proposedMetroPlandiagramamendmenttolowdensityresidential.Additionally,itisnoted thatthereisa3.18acretaxlot(mapandtaxlot1703083300100onthecornerofAyres andGilhamRoads)tothesouthoftheGilhamRdsitethatwillremaindesignatedcommercial andmediumdensityresidential,consistentwiththesepolicies(asproposedtobeamended). Basedontheabovefindings,theproposedplandiagramandtextamendmentsforCrowRdStudy AreaandGilhamRdareconsistentwithandsupportedbytheapplicableprovisionsoftheseadopted plans,asamended. (2)Therefinementplanamendmentaddressesoneormoreofthefollowing: (a)Anerrorinthepublicationoftherefinementplan. (b)Newinventorymaterialwhichrelatestoastatewideplanninggoal. (c)Neworamendedcommunitypolicies. (d)Neworamendedprovisionsinafederallaworregulation,statestatute,state regulation,statewideplanninggoal,orstateagencylanduseplan. (e)Achangeofcircumstancesinasubstantialmannerthatwasnotanticipatedatthe timetherefinementplanwasadopted. StudyAreaandGilhamRdredesignationsandtextamendmentsarenot TheproposedCrowRd basedon2(a)anerrorinthepublicationoftheWillowCreekSpecialAreaStudyortheWillakenzie AreaPlanoron2(d)neworamendedprovisionsinafederallaworregulation,statestatute,state planninggoal,orstateagencylanduseplan;thereforeEC9.8424(2)(a)and(d) regulation,statewide abovearenotapplicabletothisproposal. Regarding2(b)and2(c),aspartofEnvisionEugene,theĐŝƚǇ͛ƐplantoestablishanewEugeneonly UGBandaccommodatethenext20yearsofgrowthinourcommunity,theseamendmentsare necessaryaspartofthestrategytoaccommodatemoreofthecity's20yearneedforlowdensity residentialhousing(typicallysinglefamily)andallofthecommercialneedinsidethecurrentUGB. TheĐŝƚǇ͛Ɛdraftlandinventoryandestimateshaveidentifiedadeficitoflowdensityresidentialunits andcommercialjobsthatcannotbeaccommodatedinƵŐĞŶĞ͛ƐcurrentUGBoverthenext20years withoutthecityadoptingmeasurestoaccommodatemorehousingandjobsinsidetheUGB.Thecity intendstoaccountfortheexpectedincreaseinunitsaspartoftheEnvisionEugeneadoption.Re designationofthesesitesispartofapackageofEnvisionEugenestrategiestopromotedenser housingtypesdowntown,alongkeytransitcorridorsandcorecommercialareas,reduceUGB expansionforlowdensityresidentialandprovidefordailyneedsnearhomes.Althoughthese strategiesandpoliciesarenotadoptedyet,otherlanduseefficiencymeasurestoincreasethe capacityforhousingandjobsinsidethecurrentUGB,suchasallowingalleyaccesslotsandre designating/rezoningcertainareasformorejobs,arealsoanticipatedtobeadoptedaspartof EnvisionEugene. Findings25 Regarding2(d),achangeincircumstanceforCrowRdStudyAreaandGilhamRdsitesthatwerenot anticipatedatthetimetheirrefinementplanswereadoptedarefactorsthathelpedinformthe EnvisionEugenestrategyproposingtoredesignatethesesites: CrowRdStudyArea: In1982,theWillowCreekStudywasadopted.Itanticipatedsignificantemploymentcenters withinthebasinandidentifiedtheneedtoaddresswetlandsandstreamsinthearea.In th addition,theareatothenorthoftheCrowRoadStudyAreaandnorthofW.11Avenuewas alsoanticipatedtobedevelopedasamajoremploymentcenter.In1989,theWestEugene WetlandsPlan(WEWP)planningprocessbegan,whichresultedinadoptionoftheWEWP, identifyingwetlandsasProtect,RestoreandDevelop,andadoptingwetlandandstream protectionoverlayzones.Asignificantamountofareaintheanticipatedemploymentcenters wasidentifiedasProtectorRestorewetlandsandmanyacreshavesincebeenpurchasedby publicagenciesandnonprofitsforpreservationorrestoration.Asaresult,theamountof housingneededinthisareatosupporttheemploymentcentershaslessened.Further,thecity isfocusingonpromotinghigherdensityhousinginareascloserin,aroundexistingand plannedcommercialandmajortransitsystemstoreducevehicletripsandhelpcreate compacturbandevelopment.Duetothesechangesincircumstance,redesignationofthe majorityoftheCrowRoadStudyAreatolowdensityresidentialwithsomecommercialand thecorrespondingtextamendmentsareproposed. GilhamRoad: In1992,theWillakenzieAreaPlanwasadopted.Atthattime,theareaaroundtheGilhamRd siteremainedlargelyundeveloped.Sincethen,thedevelopmenthasresultedin residential predominatelylowdensityresidentialpatterns,witheventhemediumdensity areatothesouthofAyresRoadbeingsubdividedintosmallerlotswithaprivacywallrunning thelengthoftheGilhamRoadfrontage.Additionally,theC1NeighborhoodCommercial zoningontheGilhamRoadsiteislocatedinthemiddleoftheblockwithnodirectaccessto Road.Whileitispossiblethatjointcommercialdevelopmentandsupportingmedium Ayres densityresidentialcouldbeachieved,currentplanningpracticerecognizesthattheexisting developmentpatternsinthisareamaynotbeconducivetoachievingsuccessful(orevenany) apartmentsorneighborhoodcommercialontheGilhamRoadsite.Itismorefeasibletolocate higherdensityhousingclosetoexistingandplannedcommercialandmajortransitsystems. Duetothischangeincircumstance,redesignationoftheGilhamRdsitetolowdensity residentialandcorrespondingtextamendmentsareproposed. RefinementPlanAmendmentConclusion Basedontheabovefindings,compliancewiththerefinementplanamendmentapprovalcriteriaofEC 9.8424fortheCrowRdStudyAreaandGilhamRdredesignationsandtextamendmentsismet. Findings26 ZoneChange(fileno.Z137) Thefollowingzonechangesareproposed: SiteCurrentProposed LocationZoningChangeinacresZoning CrowRdStudyAreaR1174.1R1(nochange) (277acrestudyarea) 92.8acR2 10.3acR1(nochange) GilhamRdR2(8.6ac)9.6acR1 (9.6acres) C1(1.5ac) IrvingRd/EaglesR116.9acR1(nochange) (16.9acres) EC9.8865requiresthatthezonechangeproposalsmeetthefollowingapprovalcriteria(listedinbold anditalic).Findingsareprovidedbelowwithrespecttoeachoftheapplicablecriteria. (1)TheproposedchangeisconsistentwithapplicableprovisionsoftheMetroPlan.Thewritten textoftheMetroPlanshalltakeprecedenceovertheMetroPlandiagramwhereapparent conflictsorinconsistenciesexist. SomeofthepoliciesaddressedintheMetroPlanandrefinementplanamendmentfindingsare applicablehere,andtotheextenttheyareapplicablethefindingsunderEC9.7730(3)(b)andEC 9.8424(1)(b)areincorporatedhereinbyreferenceasdemonstrationofconsistencywithapplicable MetroPlanpolicies. (2)Theproposedzonechangeisconsistentwithapplicableadoptedrefinementplans.Inthe eventofinconsistenciesbetweentheseplansandtheMetroPlan,theMetroPlancontrols. Planlandusediagram ApprovalofthezonechangesisdependentuponapprovaloftheMetro amendments.Thezonechangesareconsistentwiththecorrespondingrefinementplansduetoan automaticupdatetotherefinementplandiagramasallowedperEC9.7750(4),orduetoproposed refinementplantextamendments,asfollows: CrowRdStudyArea: ThesezonechangesaregenerallydependentontheWillowCreekStudydiagramandtext amendmentorareimplementingtheexistingrefinementplandesignation.Uponadoption, thezonechangeswillbeconsistentwiththerefinementplan,asamended. GilhamRd: ThezonechangeisdependentontheWillakenzieAreaPlandiagram,subareadiagramand textamendment.Uponadoption,thezonechangewillbeconsistentwiththerefinement plan,asamended. Findings27 IrvingRd/Eagles: Nozonechangeisproposedforthissite.UponadoptionoftheMetroPlanamendmentand theautomaticamendmenttotheRiverRoadSantaClaraUrbanFacilitiesPlandiagramand subareadiagram,theexistingzoneofR1willbeconsistentwiththerefinementplan. Basedontheabovefindings,theproposedzonechangesareconsistentwiththeapplicable refinementplans,asamended. (3)Theusesanddensitythatwillbeallowedbytheproposedzoninginthelocationofthe proposedchangecanbeservedthroughtheorderlyextensionofkeyurbanfacilitiesand services. ThefindingsofcompliancewithGoal11ʹPublicFacilitiesandServices,andGoal12ʹTransportation aboveareincorporatedhereinbyreference.Withthefindingsestablishedandreferencedherein, theproposalcomplieswiththiscriterion. (4)Theproposedzonechangeisconsistentwiththeapplicablesitingrequirementssetoutfor thespecificzonein: (f)EC9.2735ResidentialZoneSitingRequirements. TherearenoapplicablesitingrequirementsfortheR1orR2zones;therefore,thiscriteriondoesnot apply. (5)IncaseswheretheNRzoneisappliedbasedonEC9.2510(3),thepropertyownershallenter intoacontractualarrangementwiththecitytoensuretheareaismaintainedasanatural resourceareaforaminimumof50years. TheNRzoneisnotrequestedorapplicableinthisinstance.Therefore,theabovecriterionis inapplicable. ZoneChangeConclusion Basedontheabovefindings,compliancewiththerefinementplanamendmentapprovalcriteriaofEC 9.8865ismet. LandUseCodeAmendments(fileno.CA135) ThefollowingamendmentstotheChapter9LandUseCodeareproposed. CrowRdStudyArea: Asdiscussedaboveundertherefinementplanamendments,theWillowCreekSpecialArea Study(WillowCreekStudy)requiresamendmenttothelandusediagram(MapE)andpolicy text.Someofthistextisalsointhelandusecodeandthereforerequirescorresponding amendments.Thefollowingcodeamendmentsareproposed,withstrikeouttextproposed forremovalandunderlinedtextproposedforaddition: Findings28 9.9710WillowCreekSpecialAreaStudyPolicies. (1)LandUse. (a)MapEreflectslandusearrangementsfortheWillowCreekBasinand shallbecomeonebasisforfutureimplementationthroughzoningor otherapplicablelandusemeasures. Theplandiagramlocationsfortheapproximately82.5acresof mediumdensityresidentialand10.2acresofcommercialintheCrow RoadStudyAreaarebasedonthediscussionsatthistime.Thecity recognizesthatinthefuturetheremaybejustificationforminor adjustmentstothedesignationandzoneboundariesonthose propertieswithmorethanonedesignation.Thecityshallallowfor considerationofminoradjustmentstotheplandesignationandzone boundaryprovidedtheacreageofeachdesignationandzoningdistrict remainswithin10%,andthechangeisconsistentwiththepurposeof theregulationsadoptedinthefutureforthisarea.(Policy3) (b)TheCityofEugeneshallapplyitsplannedunitdevelopment(PUD), clustersubdivisionorsitereviewprocedures(asappropriate)inthe WillowCreekBasininatleastthreecases: 1.Propertieswithelevationandslope,soilandgeologicconditions whichfitcriteriaidentifiedinƵŐĞŶĞ͛ƐSouthHillsStudyfor applyingPUDprocedures; 2.Propertiesinoradjacenttodesignatednaturalareaswillbe developedundereitherPUDorsitereviewprocedures, dependingonthescaleandcomplexityoftheproject;and 3.Propertiesalongnaturalstreamcourseswillbedevelopedunder eitherPUDorsitereviewproceduresdependingonthescale andcomplexityoftheproject. (Policy4) (2)Transportation. (a)Throughappropriatemechanisms,proposeddevelopmentsshallbe encouragedtorespondtoanoveralltransit,bicycle,andpedestrian systemfortheWillowCreekBasin.(Policy2) (b)Bicyclefacilitieswillbedesignedtoconnectwithothermajorroutes outsidetheWillowCreekBasin,inordertoprovideresidentsand employeeswiththistransportationoptionfordailyandrecreational travelneeds.(Policy3) (c)Majoremploymentandcommercialcenterproposalsshallplanfor convenient,coveredonsitebicycleparkingasanintegralpartofa parkingprogram.(Policy4) (d)Throughappropriatemechanisms,proposeddevelopmentsshallbe encouragedtoprovideadequatetransitaccess.(Policy5) (e)TheCityofEugeneshallworkwithmajoremployerstoestablishand implementongoingparatransitprograms.(Policy6) (f)Developmentproposalswithintheurbangrowthboundaryshallbe Findings29 reviewedtoensureadequateaccesstotheadjacentpropertieswithin theurbanreservearea.(Policy7) (g)Acarefullyplannedcollectorstreetsystemprovidingaccessfrom residential,commercial,andindustrialareastoarterialstreetsshallbe developedfortheWillowCreekBasin.(Policy8) (h)IntheCrowRoadStudyArea,safetyandcirculationimprovementsat theintersectionofCrowRoadandW.11thAvenuewillbeneededas theareadevelops.Transportationsystemlevelissueswillbe addressedbythetransportationsystemplanaccordingtothetypeof developmentanticipatedbythecomprehensiveplan.Development specificimpactswillbeaddressedbyindividualdevelopersin accordancewiththeĐŝƚǇ͛Ɛtrafficimpactanalysisrequirements.(Policy 9) (i)IntheCrowRoadStudyArea,northsouthandeastwestcollector streetswillbeneededtoservethearea,suchasextensionofPitchford AvenueandEdConeBlvd.(Policy10) EC9.8065requiresthatcodeamendmentsmeetthefollowingapprovalcriteria(listedinboldand italic).Findingsareprovidedbelowwithrespecttoeachoftheapplicablecriteria. (1)IsconsistentwithapplicablestatewideplanninggoalsasadoptedbytheLandConservation andDevelopmentCommission. (2)IsconsistentwithapplicableprovisionsoftheMetroPlanandapplicableadopted refinementplans. ThefindingsdemonstratingcompliancewithEC9.7730(3)andEC9.8424(1)aboveregarding compliancewiththeStatewideplanninggoalsandtheapplicableprovisionsoftheMetroPlanare incorporatedhereinbyreference. for (3)Inthecaseofestablishmentofaspecialareazone,isconsistentwithEC9.3020Criteria EstablishmentofanSSpecialAreaZone. Theproposedcodeamendmentsdonotincludeestablishmentofaspecialareazone,thereforethis criterionisnotapplicable. CodeAmendmentsConclusion Basedontheabovefindings,compliancewiththecodeamendmentapprovalcriteriaofEC9.8065is met. Findings30