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HomeMy WebLinkAboutOrdinance No. 20265 ORDINANCE NO. 20265 AN ORDINANCE CONCERNING THE CHASE NODAL DEVELOPMENT ~A; AMENDING THE EUGENE-SP~NGFIELD METROPOLITAN AREA GENERAL PLAN AND THE W~LLAKENZ~E AREA PLAN; ADOPTING A SEVERABILITY CLAUSE; AND PROVI[DING AN EFFECTIVE DATE. The City Councill of the City of Eugene finds that: A. On September 10, 2001 the City Council adopted Ordinance No. 20234 that effected amendments to the transportation element of the Eugene-Springfield Metropolitan Area General Plan (Metro Plan), related changes to the Plan text, and adopted revisions to TransPlan. Included in the text amendments was the addition of a new section entitled "Nodal Development Area (Node)," and inclusion of "ND - Nodal Development" to the text for the Legend Block on the Metro Plan Diagram. The Metro Plan, in describing the Nodal Development Area designation states that "[a]reas identified as nodal development areas in TransPlan are considered to have potential fbr this type of land use pattern?' Page II-E-4. TransPlan Map A1 identifies the Chase Gardens subarea as an area for nodal development. See area identified as 6K. C. These proceedings have been initiated by the City' of Eugene pursuant to procedures for ~endment and refinement of the Metro Plan described in the Metro Plan and Chapter 9 of the Eugene Code, 1971 (EC), which requires approval of the Eugene City Council and Lane Cotmty Board of Commissioners for Type II Metro Plan diagram amendments located between the incorporated city limks of Eugene and the Plan boundary. Since a text amendment to the refinerner~t plan is required for consistency with the proposed Metro Plan diagram amendment, a concurrent refinement plan amendment application to redesignate property is being processed. The proceedings are following a Type V process. D. On November 21, 2001, notice of the proposed amendments was mailed to the Oregon Department of Land Conservation and Development as required by ORS 197.610. Comments were received in response to the notice and were added to the recor& E. On December 20, 2001, notice of the Planning Commission hearing was mailed to property owners, neighborhood groups, and other interested parties. Notice was published in the Register-Guard, a daily newspaper of general circulation, on December 21, 2001. The notice included a description of all proposed actions and approval criteria. When the record was reopened by the Planning Commission on January 28, 2002, notice was mailed by February 6, 2002 to all persons that had submitted testimony for the public hearing. Ordinance- 1 The Eugene and Lane County Planning Commissions held a joint public hearing on the measures to establish the Chase Node on January 8, 2002. G. After the public hearing, the Eugene Planning Commission held work sessions on January 28, 2002 and April 2, 2002, and recommended approval of the measures with certain revisions. After a work session on May 21, 2002, the Lane County Plmming Commission also recommended approval of the measures with the revisions identified in the Eugene Planning Commission reconm~endation. H. On August 27, 2002 notice of the Joint Eugene City Council/Lane County Board of Cormnissionem hearing was mailed to owners of property' subject to the amendments, the neighborhood association, and those who had requested to be placed on the Interested Parties list for the Metro Plan amendment. Notice of that hearing was also published in the Register-Guard on August 27, 2002. The Eugene City Council held a public hearing on the request on September 18, 2002, and is now' ready to take action on the requested amendments. & Evidence exists within the record and the findings attached hereto that the proposal meets the requirements of Chapter 9 of the Eugene Code, 1971, and the requirements of applicable state and local law. NOW, THEREFORE, THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS: Section 1. The Metro Plan Diagram is amended to change the underlying designations of 6 properties and to add the ND-Nodal Development designation to those properties, as identified and described on Exhibit A attached hereto. The Metro Plan Diagram is further amended to add the ND-Nodal Development designation to 41 properties identified and described on Exhibit A. The underlying designations fbr these 41 properties shall remain unchanged. Section 2. Consistent with the provisions of EC 9.7750(4), the Willakenzie Area Plan land use diagram located between pages 19 and 20 of the Willakenzie Area Plan is automatically amended to apply the ND-Nodal Development designation as reflected in Exhibit A. Section 3. Use Elemem - Chase Ordinance. The Willakenzie Area Plan is amended by replacing pages 71-74 of the Land Gardens Subarea, with the text and maps attached as Exhibit B to this Section 4. The above findings, and the Legislative Findings set forth in Exhibit C attached hereto serve as findings in support of this Ordinance, but are not adopted. Ordinance ~ 2 S~eefion ~ If any section, subsection, sentence, clause, phrase, or portion ofth~s Ordinance is tbr any reason held invalid or unconstitutional by any court of competent ~iurisdiction, that portion shall be deemed a separate, distinct, and independent provision and that hotding shall not affect the validky of the remaining portions of this Ordinar~ce. Section 6. Notwithstanding the ef~bctive date of ordinances as provided in the Eugene Charter of 1976, t~fis Ordinance shall become effective 30 days from the date of its passage by the Cky Council and approval by the Mayor, or upon the date of its acknowledgment as provided by ORS 197.625, Whichever date is later~ providing that by that date the Lane County Board of Commissioners has adopted an ordinance containing identical provisions to those described in Sections 1, 2 and 4 of this Ordinance. Passed by the C~ty Council th~s Approved by the Mayor th~s 12t~ day of November, 2002 12t~ day of November~ 2002 'ty Reeo;~~ Mayor Ordinance - 3 Exhibit A to Ordinance 20265 Chase Gardens Nodal Development Area Properties Subject to Change in Metro Plan Designation 17032840 100 17032840 102 17032840 i03 17032840 1406 17032842 3300 17032842 3500 Commercial Commercial Wylie Gordon K & Linda Wylie Gordon K & Linda Commercial HDR/ND Wylie Gordon K & Linda HDR HDR/ND, Simpson Housing LTD Partnership Commercial/ND HDR Commercial/ND Mallard II LLC HDR Parks and Open Eugene City of Space/ND 17032830 100 17032830 200 17032830 300 17032830 400 17032830 500 17032830 501 17032830 502 17032830 1600 17032840 3OO 17032840 400 17032840 500 17032840 600 HDR/ND HDR Cherry Creek Village LLC HDR HDR/N'D Cherry Creek Village LLC HDR HDR/ND Eugene City of HDR/ND Eugene City of HDR HDR HDR Eli)R/ND HDR/ND Parkgrove Apartments LLC Parkgrove Apartments LLC HDR HDR/ND Parkgrove Apartments LLC HDR HDR/ND Eugene City of HDR HDR/ND HDR/ND Eugene City of HDR Eugene City of HDR HDR/ND Eugene City of HDR HDR/ND Eugene City of Exhibit A - 1 HDR Cherry Creek Village LLC HDR Eugene Water & Electric Board HDR Eugene City of HDR/ND 17032840 900 17032840 1000 17032840 1101 17032840 1200 17032840 1301 17032840 1302 17032840 1400 17032840 1401 17032840 1402 17032840 1405 17032840 1407 170328401800 17032840 1900 17032840 2000 17032840 2103 17032840 2200 17032841 100 17032842 100 17032842 200 17032842 3400 17032843 100 17032843 200 17032843 300 17033312 802 HDR HDR HDR HDR HDR HDR HDR HDR HDR, Commercial Commercial HDR HDR HDR HDR HDR HDR HDR HDR HDR HDR Eugene City of HDR~D Thompson Vanessa M & Jerry' E HDI~JND Eugene City of HDR/ND Cherry Creek Village LLC HDR/ND Chert3, Creek Village LLC HDR/ND SHLP Financing LLC HDR/ND Holloman Nancy HDR/ND Hufford David W HDR/ND SHL'P Financing LLP HDR/ND, Robinson Jean Verda Commercial/ND Commercial/ND White Thompson E HDR/ND Robinson Jean HDR/ND Robinson Jean HDIL~D Exhibit A - 2 HDR/ND HDR/ND Chase David L & Lynn F Brenaman J Ralph TE Hudman Garden Way LLC HDR/ND University Commons HDR/ND University Commons HDR/ND University Commons HDR Commercial Commercial/ND HDRfND McKenna Estates LLC HDR/ND McKenna Estates LLC HDP~2q'D Gray Roy C Jr Gorman Richard E DC 17033312 1000 17033312 1100 N/A Commercial Commercial Public Land Commercial/ND Gorman Richard E DC Commercial/ND Public Land/ND Northwest Pipeline Corporation CiLv of Eugene (Q St~ Channel) Exhibit A - 3 Exh~b[~ B - m Ordinance 20265 13~ Chase Gardens Subarea This subarea is bisected by Centennial Boulevard, which runs in an east-west direction through the area. The characteristics of the subarea to the south of Centennial Boulevard are very different from those to the north of Center, iai Boulevard. The area south of Centennial Boulevard is primarily developed with the Chevy Chase and Quail Run subdivisions. The Chevy Chase area includes a 2.8 acre park. Land along the west side of I-5 is encumbered by a 78-fbot wide public utility easement containing a 115-kilovolt EWEB power line. The land north of Centennial Boulevard contains several medium and high-density apartment complexes, some older single family homes, an EWEB electric substation and training facility, and a recently purchased fot~r acre City park site along the north bank of the Q Street channel. Approximately 21 acres of land located north of Centennial Boulevard is outside ~e City limits, i~cluding five properties along the west side of Garden Way that are collectively recognized by the National Registry of Historic Places as a "historic ensemble." The area north of Centennial Boulevard is commonly referred to as the Chase Gardens area, so named for ks 100-year association wSth a family agricultural business there. The Willakenzie Area Plan, 1992, identified Chase Gardens as an "Opportunity Area" because of its planned concentration ofhigh density housing, commercial services, natural and historic f~atures, and frequent transit service. With Transportation Growth Management grant funding from the state Department of Land Conservation and Development and the Department of Transportation, the potential for nodal development was explored. The results were published in the Chase Garden Nodal Development Plm!~. by Satre Associates, July 29, 2001~ The recommendations of that report were legislatively translated into the policies contained in this plan and a special area zone district that directs new developmem into nodal patterns. Nodal development is a mixed-use, pedestrian-friendly land use pattern that seeks to increase concentrationsofpopulation and employment in well-defined areas wkh good transk serx4ce, a mix of diverse and compatible land uses, and public and private improvements designed to be pedestrian and transk oriented. Fundamental characteristics of nodal development reqmre: Design elements that support pedestrian environments and encourage transit use, walking and bicycling; A transit stop which is within walking distance (generally 1/4 mile) of anyxvhere in the node; Mixed uses so that services are available within walking distance; Public spaces, such as parks, public and private open space, and public facilities, that can be Exhibit B - 1 reached without driving; and A mix of housing types and residential densities that achieve an overall net density of at least 12 units per net acre~ The nodal development plan for this area relies on the following key ingredients: Neiahbgrhood Commercial Services. The commercial core of the area will be situated near the inter~ection or'arden W~y and Centennial Boulevard. Commercial services will line both sides of Garden Way in the vicinity of a new intersection about 400 feet north of Centennial Boulevard, creating an env/ronment friendly to pedestrians and retailers and an identifiable center for the communky. A moderate sized grocer' store will provide a wide range of services to Chase Gardens residents without drawing significant amounts of traffic from outside the area. Street Network. Garden Way will be the main collector road within the Chase Gardens area and the retail heart of the neighborhood. Garden Way will be reconstructed to have safer curves, landscaped medians and bike lanes, and will be designed to keep traf~qc at 20~25 miles per hour. Frequent transit service will continue to travel through the center of the commercial area. Additional local streets will complete connections between the residential areas and commerdal services. See Chase Gardens Street Network Map. Gro~h and Preservation. The area will continue to grow with high density residential and c ommercial development, yet special features such as the Q Street Channel, the historic ensemble recognized by the National Registry of Historic Places, new City park, and significant vegetation should be preserved as reminders of this area's special natural and cultural heritage. Nodal development requires a combination of uses strategically placed, traditional architecture and s~te design, and traffic control, all carefully arranged to be pedestrian friendly, encourage bike and transit ridership, and facilitate high density development, retail vitality, and a wholesome living environment. Withom an infusion of public funds to subsidize development, which is not currently available~ the ci~ can only encourage nodal development with a policy amd regulatory fkamework utilizing the site's existing amenities. Chase Gardens Subarea Policies and Prol~osed Actions The City- shall not require development of historic properties, but shall allow for eventual development of these sites as high density residential, with limited commercial opportunities, at the owners' discretion. Rezoning to Historic District is encouraged as an alternative to the standard high density residential/mixed use zone. New devetopmen-r abutting historic properties shall provide an effective transition between Exhibit B - 2 urban and rural uses, recognizing the high density nature of the new' development. New buildings facing the historic ensemble from across Garden Way should emulate the architectural forms and materials of the historic residences. The City shall recognize Garden Way north of Centennial Boulevard as appropriate for a neighborhood-oriented commercial center. Commercial land uses shall be sized to allow a full range of retail and commercial services for area residents, as welt as offices and employment opportunities, but not encourage significant travel from outside the area. The City shall create a special area zone or overlay zone, or both, to direct commercial and high density residential de'velopment into nodal patterns. Use regulations shall require development along the double-curve portion of Garden Way to emulate a neighborhood village or "Main Street" development pattern. A limited mix of retail uses shall be encouraged in areas abutting South Garden Way. Garden Way shall be improved as the area's main north-south collector street and retail center. Street improvements shallinclude design-speeds under 25 miles per hour, landscaped medians, bike lanes, easypedestrian crossings, and centrally locmed transit station. The City shall consider retaining a separated bike or multi-use path on the east side of the street, or provide a wide sidewalk on the east side that will allow off street bicycle travel, and improvements m facilitate pedestrian movements from the south side of the Centennial Boulevard. Street improvements shall minimize impacts to the Historic Ensemble, including mature trees. Development within this area shall provide street and pedestrian connections to facilitate movement between residences and the commercial center, but arranged in such a way that cut-through traffic from outside the node is not encouraged. Zoning shall reflect the area's planned park ske and existing government uses (e.g., EWEB substation). In the event public use of either of these sites is discontinued, the preferred replacement use is high density residential. Development adjacent to I-5 or I-105 shall be designed to reduce noise to Uniform Building Code standards and visual impacts of the automobiles with sound buffering walls, building design, earth form, vegetation, or setbacks. A pedestrian or bike path should be developed between Kinsrow and Garden Way using the narrow property that extends through the Historic Ensemble. In the long term, if the a4iacent historic properties develop, this access way should be expanded into a local street connection between Kinsrow and Garden Way, if possible. Development shall be sensitive to the area's natural features, such as mature trees, windrows, remnant orchards, and the Q Street Channel. Exhibit B - 3 Upon annexation and prior to land division or developments properties located along or east of Garden Way shall rezone to S-CN Chase Node Special Area Zone. Exhibit B - 4 Use Diagram Amendments O5 Eugene City Limits Chase Node Parks & Open Space Low Density Residential Commercial High Density Residential Mi~ed Use ,.Aubarea P L°cal Streets and Local Collectors Long Term: Lo~l Street ShO~ Ye~: Bike Path EasemenIs ;for through~tra~c and pedestrian access i ~ edented s~reet section Exhibit C to Ordinance 20265 Findings of Consistency of Chase Gardens Nodal Development Area Amendments ~ith Metro Plan ~kmendment and Refinement Plan Amendment Criteria Applicable Criteria t~r Approval of a Proposed Amendment to the Eugene-Springfield MetroPolitan Area Gene~/~l Plan (Metro ~lan) Diagram The Eugene City Council and Lane County Board of Commissioners will apply the tblloWing criteria from Eugene Code Section 9.7730(3), and Lane Code Section 12.22~(~) to the proposed Metro Plan amendments: (a) The amendment must be consistent with the relevant statewide planning goals adopted by the Land Conservation and Development Commission; and Goal J ~ Citizen Involvement. 7b devel°p a cit---Tzen involvement program that insures the opportun#y fi>r citizens to be involved in all phases of the Planning process. Creation of the Chase Gardens Nodal Development Plan was accomplished through a series of workshops that relied on public involvement and exchange of information. The process ,,vas specially designed fbr this neighborhood, accounting for the large number of area residents, differences in development interests, and local places to meet. The City and consultant team ~nterviewed key owners of affected properties and offered the opportunity fbr individual meetings with all owners and residents. Area residents, property owners, and affected neighborhood organizations were directly notified several times of workshops, work sessions, neighborhood meetings, and other opportunities to gain infbrmation and affect the project outcome. Information was presented via the city's i~emet website. This project was the subject of at least two television news broadcasts, Notification of the Planning Commission work session and hearing on the project was mailed to more than 1,800 property owners and area residents as required by local statute. Dra~ action items and the nodal development plan were available in the Eugene Main and Sheldon branch libraries. Notice of the public hea}ing by the City coUncil and Lane County Board of Commissioners was mailed to affected and interested Farties and published as required by statute. Therefore, the amendments are consistent wkh Goal Goal 2 - La , To establish a land use planning process and policy framework as a basis for alt decisions and actions related m use of Yand and to assure an adequate fi~ctual basis for such decisions and actions. The Eugene~Springfietd Metropolitan Area General Plan (Metro Plan) is the policy toot that provides a basis for decision-making in this area. The Metro Plan was acknowledged by the State in I982 to be in compliance with statewide planning goals. The Metro Plan' s transportation element was updated in 2001. The Chase Garden Nodal Development Plan and all implementing actions are consistent with policies of the Metro Plan transportation elernent. Exhibit C - 1 These findings and the record show that there is an adequate factual base for the measures to establish the ~haSe Node. To comply with the Goal 2 coordination requirement~ the City coordinated the adoption of the ordinances with the State Department of Land Conservation and Development, OregOn Depa:rtment of Transportation, Eugene Water and Electric Board, Lane County, and City o~ EUgene service providers. Specifically, the City involved each of these entitie} as p~ {Jf the T~cbnical Advisory Team, ~hich me~ over twelve times and reviewed alt draft written materials, and through separate consultations. There are no Goat 2 Exceptions required for the adoption of these amendments. Therefore, the amendments are consistent with Goal 2. Goal 3 - &~ricuttural Lands. The amendments are for property located within the urban growth boundary and do not affect any la_nd designated tbr agricultural use Therefore, Goal 3 is not applicable or relevant to the amendments. Goal 4 - Forest Lands. To conserve forest lands. The amendments are for property located within the urban growth boundary and do not atlSbct any land designated tbr agricultural use. Therefore, Goal 3 is not applicable or relevant to the amendments. Goal 5 - Qpen ~pacex. Scenic and Historic Areas', and Natural Resources. To conserve ol~en xpace and protect natural and scenic resources. The area effected by these actions contains only one resource from the City's Goal 5 inventory of significant resources. That area - referred to as the "Q Street Channel" is currently designated Parks and Open Space on the Metro Plan diagram and designated Park/Open Space on the Willakenzie Area Plan land use diagram. These Metro Plan and refinement plan amendments do not change the underlying designation for the Q Street Channel and do not change the level of protection for this resource. The area includes some buildings that have value as historic reSources. HOwever, none of those buildings have been added to the City's Goal 5 inventory. Therefore, the amendments are consistent with Goal 5. Gc~ ~ r ter and land Resource To maintain and improve the quality of the aii; water and land resources of the state. The regulations for the Chase Node implement the nodal developmem concept; an approach to integration of land use and transportation planning that seeks to increase the use of alternative modes of transportation, reduce per-person vehicle miles of travel, and reduce demand for automobile-related transportation facilities. Increasing the use of alternative modes of transPortation wilt help tO imProve regiOnal and local air quality. There~bre, the amendments are Consistent with Goat 6. Exhibit C - 2 Goal 7 ~ to Natural Disasters and Hazards. The areas affected by these plan amendments do not include any known areas of natural disasters Or hazards. Therefore, the amendments are consistent wSth Goal 7. Goal 8 - Recreational Needs. To satisZk the re'c-};~ationaI n~eeds of the citizens Cf the state and visitors, and where appropriate, to provide for the siting of necessary recreational facilities inch~ding destination resor~x. The plan amendments do not effect any inventoried or designated recreation areas, ~hcilkies or recreational opPortunities~ Therefore, the amendments are cons/stent with Goal 8~ Goal 9 - Economic Develo_p~enr. ~,i& adee~t~ °PPort~nities throztgho~t th, e state for a varie&' of economic activities vital to ke health, w~are, ~;~dprosperiO~ ef bregon s cit[ze,s. The previously adopted and acknowledged comprehensive and refinement plans for the Chase Gardens subarea designate no more that ten acres for Neighborhood Commercial uses on the east side °nly of the f~tur~ alignment of Garden Way, a desigr~ated Major Collector street. ~od commercial zoning limits retail areas to less than 5 acres in total, and individual no more than 5&00 square fbet in area unless they are developed with a floor-to- of .65, in which case they could be up to 10~000 square feet in area. Other uses were to be zoned fbr General OflSce. StUdies Crandall Arambula, a general firm~ indicated that the area is under- and that the designated commercial area was not conducive for pedestfian~ The market study also found that limiting the size in a high density retail area would more likely resuk in ~nsuffident serv~ces, higher pdces, and/or specialty stores that would attract customers from outside the neighborhood. The proposed nodal development plan proposes to move the designated commercial center to a loca~ior~ that gains advantage of higher ¢isibility to tramc and easier access~ is closer to existing h~gh density residential are~, and c~eates a rnor~ pedestrian-fkiendly, neighborhood-centered environment. The plan atlows a broader range and more competkNe size of commercial uses (up to 50,000 square feet for an anchor grocery) than existing policies, and restricts automobile- serving and regionabsized activities that would detract from enjoyment of surrounding residences or overload the local street netwOrk (consistent with Transportation Planning Rule reco~endations ~br "mixed use, pedestdan*friendly center or neighborhood"). The proposed nodal development plan and implernenting ordinances create new m~xed use opportunities that allow limited commercial activkies within specified residential areas. The m~xed use regulations provides more flexibility for developing properties in the vicinity of the I~5 freeway but that have no fkeeway access. The proposed plan results in approximately 2.5 fewer acres designated as Commercial, nor Exhibit C - 3 including a .6 acre residential-designated property that is already developed for commercial purposes. Development in the Commercial-designated areas would be more economically viable ~nc/allow a wider range of uses within larger buildings than the acknowledged plan. The proposed plan also adds over 18 acres ofp~tentlal mixed-use area within High bensky ke~idential-designated areas-without loss of potential residential yield. The ~llowance of smaller neighborhood~serving retail and services in the new Mixed Use area more than compensates fbr the slight reduction i~ purely commercially designated acreage. Therefore, the amendments are consistent with Goal 9. To provide for the housing needs qf citizens of the state. The previously adopted and acknowledged Wfllakenzie Area Plan had approximately 133 acres designated fo~ residential use, as High ~ensity Residential. The propos~ci plan has about 114 acres as High Density Residential arid High Density Residential- Mixed Use. The 19 acre difference in land available for residential development between the acknowledged plan and proposed plan is the result of the proposed plan recognizing recently purchased park land, ex~sting government-owned utility facilities, and an existing commercial building, none of which would h~e contributed to the residential y~eld of the plan area. The Eugene-Springfield Metro Area Residential Land Survey assumes that 32 percent of ali residential lands vv~ould be used for nonresidential purposes, such as for streets, churches, and other support services and infrastructure based on past development trends, Four acres of vacant R-3 zone~ land has been purchased by The City ot~ Eugene to provide a neighborhood park in this high density living environment after an approved housing development on this site failed to secure adequate funding to proceed,. Neighborhood parks are a permitted use irt the R-3 zone. Park acquisitions of les~ than 5 acres are automatically found to be consistent with the Metro Area Re}idential Land Study. The most recent Eugen&/Springfield Metro Area Residential Land Monitoring Annual Re:port (June 2001) found that "the land remaining is within the low-to-high- range of land demand ~br the 2000-2015 period in all categories" (page 5). The use of this ~bur acres for park purposes is not a consequence of the proposed land use or zone changes; rather, the proposed changes reflect a change in ownership and proposed use that. has already occurred prior to the adoption of the proposed changes. Acquisition of land for park proposes is consistent with the Oregon Transportation Planning Rule definition of "mixed use, pedestrian-oriented center or neighborhood." Approximately 17 acres of land designated for High Density Residential in acknowledged plans are currently developed with Eugene Water and Electric Board (EWEB) electrical substation~ storage, training facility, and transmission lines. Publicly owned land does not contribute to the Metr~ Area's r6sidentiai land supply. The proposed Public Land designation and subarea zoning reflect the site's current use and do not practically reduce the buildable land supply. The proposed Willakenzie Area Plan policies will set future use of this property, should EWEB ever cease use of the site for public purposes, for high density housing. A .6 acre site (Mallard II) designated for High Density Residential has been developed as a Exhibit C - 4 commercial b-rfilding and parking pursuant to a Planned Unit Development plan for University Commons. The overall University Commons development plan maintained at least minimum densities of 15 units per net acre as required by the site's R-3 zone. The construction of the commercial building did not adversely affect the arenas residential land supply. The property now needs a zone designation that will allow a wider range of commercial uses so that it may remain competitive with the larger commercial center proposed nearer to the south. designating ~nd zoning the property for commercial u~, which recognizes its existing commercial status, will not adversely affect the available residential land supply. The remaining changes to the residential land supply in Chase Gardens results from the shifting of a Commercial des}gnation from properties located easterly of Garden Way (the Wylie properties) to a location (the SimpsOn ~roperty) that is more accessible~ visibl~, economically ;~'iagle, and more centrally located within the high density residences. Land losing Commercial desigrmtion will gain a High Density Residential/Mixed Use designation. This shift 'will result in a net increase of ~pproxirnately 2.5 acres of additional residential-designated land. The proposed Mixed Use zone regulations would retain minimum residential densities equivalent to the R-4 zone~ The Historic Ensemble that is on the National Registry of?storic Places will gain a Mixed Use designation and subarea zone. The Ensemble wili }eta}n it s High density Residential designation. The proposed Mixed Use zone regulations would }etain minimum residential densities equivalent to the R-4 zone. There~bre, the amendments are consistent with Goal 10. .Goal ] J- Public Facilities and Services ?o Plan and Jevelop a timely, orderly and efficient arrangement of public facilities and services to serve as a fi~amework,for urban and rural development. Basic urban services are provided to the general area and will be extended through improvement to Garden Way, with its ~ffiliated extension of sanitary sewer services. Garden Way improvements are in the Capital Improvement Plan and scheduled to occur in 2002. Further extension of street and sanitary facilities to complete the area network will occur pursuant to existing code requirements. Other urban services, such as police, fire/EMS, parks, planning and administrative services are already provided to this area by the City of Eugene. The area is also well served by two public transit lines and is on a proposed Bus Rapid Transit rome. The proposed plan includes transit improvements that will_ be installed by a combination of public and private action pursuant to existing regulations. Therefore, these amendments are consistent vAth Goal 11. Goal ]2- Transpor~(.~on. To provide and encourage a safe, convenient and economic transportation system. The nodal development plan resulted in a design that balances pedestrian, cyclist, and vehicle safety; the need to acco~odate through traffiC; and convenient access to local commercial and residential properties. Garden Way iraprovements will utilize "Smart Growth" design m create a Exhibit C - 5 pedestrian-i~iendly environment and transit oriented district that result in reduced vehicle miles traveled, current City code requires street connections~ bicycle and transk improvements -with new development. The illustrative plan associated with the Willakenzie Area Plan shows how the code requirements can be satisfied in a manner that meets nodal development objectives. The plan includes a map identilbying the proposed street network within the plan area; the street network includes major streets (minor arterial, major collector, neighborhood collector) and local streets (medium volume residential~ low volume residential, access lanes and alleys.) The plan also includes design standards for each identified street type; those standards are intended to promote safe~ convenient and economic transportation for all modes of travel. Transportation planning Rule (OAR 660-012-0060) contains the following requirement: (J) Amendments to.fi~nctionalplans, acknowledged comprehensive plans, and land use regulations which significantly affect a transportation 2(bcilio, shah assure that allowed [and uses are consistent with the identified function, capaciOt, and petformance standards (~.g~ level of service, volume m capaci~, ratio, ew.) pf the facili~.... (2) A plan or land use reg~dation amendment significantly affects a wansportation~ci~i~' ~f (a) Changes the fi~nctionat classification of an existing or planned ~am~ortation faciliO'; The f~cfional classification of the Chase Gardens streets were not ch~ged. G~den Way Was designated as a major collector in the A~erial and Collector Street Plan (adopted November 1999). (~) Changes standards implementing a functional class~ication s:ystem: The sweet f~ction~ classifications are Garden Way - Major Collector; Centermial - Minor ~efial; Commons Drive - Neighborhood Collector; K~nsrow - Neighborhood Collector; Marche Chase - Collector; Hartow- Minor A~edal; and aH others - local. The proposed mendments ~d the required associated land use changes that implement nodal development do not affect the st~dards implementing the f~ctional classification system. (c) Allows opes or levels of lancl uses which would result in levels qf travel or access which are inconsistent with the functional classification of a transportation faciZi?: or Many of the trips both begin ~d end outside ofhhe study ~ea. The pla~ed uses and levels of use within the study area are consistent Mth the street classifications and proposed tr~sponation fadlities. The plied uses and levels of use within the study ~ea ~e roughly equivalent to what was acknowledged in the Willakenz~e Area Plan (see findings for Statewide Planning Goals 9 & 10). The uses are rea=~ged Mthin the nodal development ~ea to facilitate non- automobile travel within the node. Proposed amendments to the land use code are based on Tr~spo~afion Plying Rule recommendations for mixed use pedestrian-oriented centers or neighborhood. Exhibit C - 6 Would reduce &e perfbrmance standards of the facility below &e min#nurn acceptable level identified in the TSP. The amendment itself is not responsible for the increased trips. The proposed amendments modifk the location of future uses within the node, but do not significantly change the allowed uses, development yield~ number or types of trips. The street system will require improvements in th.e future years irrespective of the proposed amendments. The need is attributed primarily to the location of the major collector, Garden Way, and its role in the regional transportation network. TransPlan sets Level of Service "D" as the acceptable threshold in Eugene~ outside of the Central Area Transportation Study area~ but also states: "In some cases~ the Level of Service on a facility may be substandard. The local government jurisdiction may' find that transportation system improvemems to bring performance up m standard within the planning horizon may not be feasible~ and safety wilt not be compromised; and broader communky goals would be better served by allowing a substandard level of service?~ The stree~ network planned for Garden Way at the busiest intersection will provide Level of Service (LOS) E, and LOS F at the southernmost driveway to the commercial center, at peak demand after improvement. Improvements to alleviate this low LOS would lessen pedestrian accessibility throughout the node, thus broader community goals are served by allowing this substandard level of service. (Reference: Memorandum dated March 7, 2001~ from Kittelson & Associates, 'Inc.) Therefore, the amendments comply with Goal 12 and the Transportation Planning Rule. Goal J 3- ser'vation. Goal 13 does not apply to the actions taken. Goal 14 - Urbanization. Toprovide fbr an orderly' and efficient transition from rural to urban land use. SOme o(the area subject to the Metro Plan amendment is in the urbanizable area - land outside the City's limits, but within the urban growth boundary. The actions taken do not annex ~e urbanizable area and do not include any time line for the conversion of the area to urban uses. Therefore, the amendments comply with Goal 14. Goals 15- 19. These Statewide Planning Goals do not apply to the actions taken. (b) Adoption of the amendment must not make the Metro Plan internally inconsistent. Exhibit C - 7 Metro Plan policies relevant to this proposal include the i~llowing: Policy 8 (Growth 2~anagement and the Urban Service Area Element. Page ]~.- - gB 4 "Land within the urban growth boundary may' be converted from urbanizable to urban only through annexatiOn to a city when it is found that: a. A minknum level of key urban fhcilities and services can be provided to the area in an orderly and efficient manner. b, There will be a logical area and time within which to deliver urban services and facilities. Conversion of urbanizable land to urban shall also be consistent Mth the Metropolitan Plan. Development of/his area can progress sequentially~ as is typical throughout the Eugene Urban Growth Boundary. Properties need not annex until such time as development or need for City services are desire& After the property is annexed, urban services are provided to accommodate complement of urban services can be provided within two years to any' · area. Street knprovements to Garden Way, scheduled to commence in 2002, will provide drains, natural gas, and bicycle and pedestrian circulation the remaining vacant land within the study area. Extensions of will typically be extended by the devetoper~ The Cky recently purchased 4.0 acres adjacent to new public park. Eugene School District 4J maintains Washington and Sheldon High School nearby. The area is already Policy 9 {~G_rowth A~[anagement an_d the Urban Service A "A full range of key urban facilities and services shall be provided to urban areas according to demonstrated need and budgetary priorities. In addition to key urban services, the plan provides for continued transit service to the ske, rovision of natural gas service, and storm drainage. City code provides for street lighting, Local ark land has been purchased; park improvements have yet to be funded. A branch library has been opened in the Sheldon neighborhood. Policy 16 ('Grow& Managemem and the Urban Services Area Element Page JI-B-5) "Ultimately, land within the urban growth boundary shall be annexed to a city and provided with the required minirnmn level of urban services. While the time frame for annexation may vary, annexation should occur as land transitions from urbanizable to urban." C~ty proCedures, which will remain effective in this nodal development area~ provide for the urbanization of urbanizable land within the urban growth boundary. The plan also provides for eventual annexation of land within the planning area to the City of l~ugene and provides for the required minimum level of urban services. Exhibit C - 8 Policy 17 (Growth Management and the Urban Services Area Element Page II-B-6) Euge he and Springfield and thmr respective unhty branches, Eugene Water and Etectnc Boa;d and Springfield Utility Board, shall be the Water and elec~ical service providers within the -urban growth boundary." Water and electric service within the plan area, which is inside the Eugene Urban Growth Boundary, will be provided by the Eugene Water and Electric Board. 5. Policy A.2 (Residential Land Use and Housing Element Page III-A-6) "Residentially designated land within the UGB should be zoned consistent with the Metro Plan and applicable plans and policies, however, existing agricultural zoning may be continued within the area between the city limits and the UGB until rezoned for urban uses?' Adoption of the zoning amendments by the City of Eugene affects only properties inside the City limits. Rezoning urb~izable properties will o~cur following annexation tO the City of Eugene. Until annexatio~ and rezoning occur, urbanizable land will retain its existing zonir~g, some of which is zoned AG- Agriculture/UL. The AG zoning may remain until the owners armex to the City in preparation for development. This is consistent with this policy. 6. Policy A.8 (Residential Land Use and Housing Element Page Ill-A-6) ~Require developers to pay the cost, as determined by the local jurisdiction, of extending punic services and infrastructure. The cities shall examine ways to provide subsidies or incentives fOr providing infrastructure that support affordable housing and/or higher density housing." The City is providing an incentive for higher density housing by extending infrastructure in advance of development through Garden Way. New development in the area will be required to pay the cost of extending public services and infrastructure to individual sites pursuant to existh~g fm~ula that distributes costs equitably and allows credits for extraordinary infrastructure installation, The city has provided an incentive through the preparation of the nodal development plan that identifies means of developing the area in a manner that satisfies Metro Plan and refinement plan policies. 7. Policy A. 10 (Residential Land Use and Housing Element Page 11]~4-8) " Promote higher residential density inside the urban growth boundary that utilizes existing infrastructure, improves the effidency of public services and facilities, and conserves rural resource lands outside the urban growth boundary." The plan amendments utilize existing infrastructure (e.g, drainage, schools, community park, Garden Way and surrounding street network), improves the efficiency of transit service to the area, and conserves rural resource lands by providing for higher-density and mixed-use development inside the urban growth boundary. Residential areas are proposed to remain within the High Density Metro Plan a-nd refinement plan designation and zoning. Uses will be arranged to maximize non-automobile modes of travel within the plan area, given the constraints of previous development patterns. 8. Policy A. 11 (Residential Land Use and Housing Element Page I/l-A-8) "Generally locate Exhibit C - 9 The re higher density residential developmem near employment or commercial services~, in proximitY to major transportation systems or within transportation~efficient nodes. in the Chase Gardens ?roposed land use plan ~br the area retains provisions for about 11 acres of : shifts the location to be more centrally located. Higher-density occur in proximity to commercial services and the employment Improvement of Garden Way, a major collector and part of the region, is already included in the City Capital Improvement development concept. ~es on improvLng transportation-efficiencies of new , land use arrangements that encourage and strategic placement of uses and transk facilities, and use standards. 9. Policy A. 12 (Residential Land Use and Housing Element Page III-A-8) "Coordinate higher density residential development with the provision of adequate intkastructure and services, open space~ and other urban amenities." The Willakenzie Area Pian amendments for the Chase Gardens nodal development area and prOposed land use code coordinate higher density residential development with infrastructure, commercial Services, street improvements, open space and other amenities necessary to support the recommended densities. Improvements to Garden Way, including water, sanitary sewer, and st°~ drain facfikies are budgeted for 2002. The propose~t plan and }oning amendments Provide for adequate commercial services, employment opportunities, open spaces, and transit servkes to accommodate the proposed high densky residential environment. 10. PoliCy A. 13 /Residential Land Use and Housing Element Page III-A-8) "Increase overall residential density in the metropolkan area by creating more opportunkies for effectively designed in-fill, redevelopment, and mixed use, while considering impacts of increased resldentml density on h~stonc, ex~st~ng and future neighborhood. The vacant residential-designated land within Chase Gardens nodat development area is zoned R-4 High Density Residential, which allows 20 - 112 dwelling unks per net acre. The draft plan retains the dwelling yield of these lands, while redistributing ~he residential development in a more efficient and marketable manner. The proposed amendments create new mixed -use areas. The draft plan allows the five-property historic ensemble to remain in its historic low-density state, yet retains options l~br future development. Design standards in the proposed amendments reduce the negative impacts of increased residential density on existing and future neighborhoods. 11. Policy A. 14 (Residential Land Use and Housing Element' Page HI-A-8) "Review local zoning and development regulations periodically to remove barriers to higher density housing and make provis ion for a full range of housing options." Cost fkctors and regulatory inefficiencies are often cited as a barrier to higher-densky and mixed- use development. A broad mix of higher density housing types and commerdal uses are allowed within the node to provide flexibility for the developer, more financing options, and employment Exhibit C - 10 opportunities for future residents. The amendments remove the Site Review requirement from future development. The plan relies on existing design standards to a great extent and attempts to simplify the development review process with use of quantifiable, nondiscretionapy standards. 12. Policy A. 15 (Residential Land Use and Housing Element Page III-A-8) "Develop a wider range of zoning options such as new zoning districts, to tinily utilize Metro Plan density ranges." Adoption of the new mixed use zoning district by the City of Eugene retains residential yield pursuant to the R-4 zoning standards (See # 10, above). The plan also provides minimum density levels to fully utilize the upper range of the Residential designations. 13. Policy A. 17 (Residential Land Use and Housing Element Page III-A-9) ~Provide opportunities for a full range of choice in housing type, density, size, cost, and location?' The Chase Gardens plan area is designated as a primarily high-density residential area surrounded by an abundance of lower density- residential development. Taken together, there is a full range of housing choice. The higher density residential designation must be retained in Chase Gardens to retain that variety of housing types in the greater region. The draft plan provides for a full range of housing types, size, and cost (See # 11, above) by retaining historic properties and allowing mixed use development in a variety of settings. 14. Policy A. 18 (Residential Land Use and Housing Element Page [[I-A-9) "Encourage a mix of structure types and densities within residential designations by reviewing, and, if necessary amending local zoning and development regulations." The Willakenzie Plan amendments include direction to create new residential land development regulations that are specific to the planning area, while retaining the intent of the acknowledged Willakenzie Area Plan. The proposed development regulations allow a mix of all structure types, mixed uses, and high density development. 15. Policy A.22 (Residential Land Use and Housing Element Page ]ii-A-~~0) "Expand opportunities 'for a mix of uses in newly developing areas and existing neighborhoods through local zoning and development regulations." The plan amendments and adoption of the land use code amendments by the City of Eugene allow new mixed-use opportunities within the nodal development area. The new district would permit development of either vertical mixed use buildings or a mix of uses within a development site. 16. PolicyA.23 (Residential Land Use and Housing Element Page [h%4-/O) "Reduce impacts of higher density residential and mixed use development on surrounding uses by considering site, landscape, and architectural design standards or guidelines in local zoning and development regulations." Adoption of design standards fbr new development in the plan area by the City of Eugene is Exhibit C ~ 11 intended to promote the construction of high quality, higher-density residential and mixed-use development in the plan area, while relying on new Eugene Land Use Code provisions as much as possible. The standards and guidelines address site planning, landscape and open space, proximity to historic properties, and architectural considerations to reduce the impacts of higher- density, mixedmse development on surrounding uses. 17. Policy A.24 (Residential Land Use and/-lousing Element Page III-A-] O) ~Consider adopting or modifying local zoning and development regulations to provide a discretionary design review process or clear and objective design standards, in order to address issues of compatibility, aesthetics, open space, and other community concerns." Adoption of the land use regulations by the City of Eugene provides dear and objective design standards. The design standards developed for the plan area promote compatibility between various uses in the node and create special spaces, aesthetics, open space and other concerns related to higher-density, mixed-use, and commercial development. 18. Policy 22 (Economic Element Page III-B-6) ~'Review local ordinances and revise them to promote greater flexibility for promoting appropriate commercial development in residential neighborhoods." Adoption of the High Density Residential Mixed Use district by the City of Eugene would permit appropriately scaled, neighborhood-serving comrnercial development in an area that is otherwise designated for residential uses. The commercial subarea zone would allow a broader range of co~ercial uses than recommended in the pre-arnended Willakenzie Area Plan, but restricts automobile-serving uses that would not be compatible with a residential neighborhood. Large commercial uses over 20,000 square feet in floor area, with the single exception of an anchor grocery store, are prohibited because of the potential draw of regional traffic. Mixed use areas are also proposed to allow greater flexibility for appropriately scaled commercial services. 19. Policy 28 (Economic Element Page III-B-6) "Recognize the vital role of neighborhood commercial facilities in providing services and goods to a particular neighborhood." Adoption of the Commercial zoning district by the City of Eugene will allow a full complement of neighborhood-scale commercial uses within the node. Smaller scale, neighborhood- commercial uses would also be allowed in the proposed Mixed-Use zoning district. 20. Policy 24 (Environmental Resources Element Page III-C-I 1) "When planning for and regulating development, local governments shall consider the need for protection of open spaces, including (hose characterized by significant vegetation and wildlifb. Means of protecting open space include but are not limited to outright acquisition, conservation easements, planned unit development ordinances, streamside protection ordinances, open space tax deferrals, donations to the public, and performance zoning." The draft plan provides for retention of open spaces within drainage corridors (e.g., the Q Street Channel) and in a publically owned 4 acre park. Additional habitat and recreational open spaces are contained within several privately-owned apartment complexes. Exhibit C - 12 21. Policy 2 (7371lamette River Greenway, River Corridors, and [~terway Element Page IH- D-4) "Land use regulations and acquisition programs along river corridors and -waterways shall take into account all the concerns and needs of the community, including recreation, resource, and wildlife protection, enhancement of river corridor and waterway environments; potential for supporting nonautomobile transportation; opportunities for residential development; adjoining uses; and other compatible uses." The proposed plan preserves the existing Q Street Channel and related open drainage system wifnin the nodal development area. The drainage corridors are planned as a linked open space system that provides for numerous recreational and resource values, including bike path connections between residences, public park, and surrounding neighborhoods, which supports non-automobile transportation. The drainage corridors provide a development amenity for adjacent high-density residential development. 22. Policy 5 (Willamette River Greenwas; River Corridors, and Waterway Element Page ~[-D-4) "New development that locates along river corridors and waterways shall be limited to uses that are compatible 'with the natural, scenic, and environmental qualities of those water features." Uses proposed along waterways in the nodal development concept plan include high-density housing, natural resources areas, bicycle and pedestrian trails, a park, and streets. The proposed uses adjacent to the waterways are the same as those approved under the Willakenzie Area Plan. The proposed amendments recognize the public ownership of these areas and do not change, in any practical manner, the future use of the waterways. The waterways will be a natural amenity for a4}acent uses, while these uses allow more people to enjoy these amenities. These uses are relatively non-polluting compared to most commercial and industrial uses. 23. Policy 2 (Environmental Design Element Page HI-E-3) "Natural vegetation, natural water features, and drainageways shall be protected and retained to the maximum extent practicable, considering the economic, social, environmental, and energy consequences in the design and construction of urban developments. Landscaping shall be utilized to enhance distinctive natural features." The site has been extensively disturbed through agricultural activity; little natural vegetation remains on the site. The Willakenzie Area Plan land use diagram and policies protect the Q Street drainage channel and the windrow of large trees along I-5 freeway, respectively. Street improvements to Garden Way ha:ce been designed to extend the right-of-way easterly, away from the historic ensemble, to avoid mature trees near the street. Drainageways on the site are artificially made or have already been widened and deepened to promote positive drainage. The plan allows these areas to revegetate naturally, within the constraints that they continue to function fbr regional drainage. 24~ Policy 3 (Environmental Design Element Page LJT-E-3) "The planting of street trees shall be strongly encouraged, especially for all new developments and redeveloping areas (where feasible) and new streets and reconstruction of major arterials within the urban growth boundary." Exhibit C - 13 Existing street standards require planting of street trees on all new streets constructed wffhin the planning area, including Garden Way. 25~ Policy 5 (Environmental Design Element Page III:E-3) "Carefully develop sites that provide visual diversity to the urban area and optimize their visual and personal accessibility to residents." The Q Street drainage corridor and tributaries, a new park, and protection of a large windrow along the I-5 fi:eeway have been incorporated in the proposed amendments to provide greenery in a high density residential area. Physical access is provided to all of the proposed green corridors. The plan also strives to create a traditional "main street" commercial center -- an identifiable pedestrian-oriented central location and gathering area -- for this residential neighborhood. The design will create visual diversity from the sea of apartments that is currently spreading throughout the area. Adoption of design standards by the City of Eugene also attempts to assure aesthetic compatibility in areas Proximate to the historic ensemble. 26. Policy 7 (Environmental Design Element Page III-E-3) "The development of urban design elements as part of local and refinement plans shall be encouraged." Adoption of the Special Area Zone by the City of Eugene is based on a set of guiding design principles. Design standards fbr built environment are also incorporated into the land use code, Municipal Code Chapter 9. 27. Policy 8 (Environmental Design Element Page IH-E-3) "Site planning standards developed by local jurisdictions shall allow for flexibility' in design that will achieve site planning objectives while allowing for creative solutions to design problems.' The Special Area Zone was developed to use clear and quantifiable standards as much as possible to avoid the need for time cons~_uning secondary discretionary reviews, such as site review, planned unit developments, or new design review procedures. However, the new Eugene land use code includes provisions for an "adjustment review" process that allows a development proposal to be evaluated using a set of Design Guidelines rather than design standards. The guidelines are intended to promote flexibility and allow for creative design solutions while adhering to the nodal development design principles. Adoption of the code applicable to Chase Gardens by the City of Eugene includes new mixed use provisions that allow additional flexibility in site use and design. 28. Policy F. 1 (Transportation Element) "Apply the nodal development strategy in areas selected by each jurisdiction that have identified potential for this type of transportation- efficient land use pattern." The Chase Gardens Area was identified in the Willakenzie Area Plan as an "opportunity area" for higher density~ transportation efficient development. This recommendation was carried through in TransPlan's finding of this area as a potential nodal development area (# 6A)~ The proposed amendments act on this potential by providing a template fbr build-out according to nodal development strategies. The area will provide a pedestrian friendly, transit compatible neighborhood center. Aesthetic and recreational amenities will be provided for area residents in Exhibit C - 14 this high density setting. Good transit connections to downtown~ shopping, and the University will be retained. 29. Policy F.2 (Transportation Element) ~Support application of the nodal development strategy in designated areas through information, technical assistance, or incentives?' There are no traditional mechanisms existing in the Chase Gardens Area to provide financial incentives to support nodal development. This is not in an urban renewal district, nor would the limited amount of growth in this area support an urban renewal district. Current policies do not provide tax incentives. The area is already designated for high density growth. The City attempts to support nodal development through preparing a master plan that is consistent with the strategy, initiating and taking the lead in processing plan and zoning amendments, working cooperatively with property owners and market analysts to ensure a feasible plan, and reducing the amount of secondary approvals necessary for development applications by structuring the regulations to be clear, objective, and quantifiable. 30. Policy F.3 (Transportation Element) "Provide fbr transit supportive land use patterns and development, including higher intensity transit-oriented development along major transit corridors and near transit stations; medium and high density residential development within 1/4 mile of transit stations, mai or transit corridors emplo~xnent centers, and dow~own areas; and development and redevelopment in designated areas that are or could be well served by existing or planned transit." The Chase Gardens area was planned based upon these principles. It provides transit supportive land use patterns and higher intensity development along Garden Way, a major transit corridor. Two transit stations are plmmed in the new neighborhood center and a third on the perimeter. Approximately half of the existing medium and high density residential development is located within 1/4 mile of the primary transit stations, with more dwellings planned. The interconnected street network provides ample flexibility for buses to be routed throughout the residential area. Transit ser¥Sce ties Chase Gardens to downtown and other shopping areas and the University. 31. Policy F.4. (Transportation Element) "Require improvements that encourage transit, bicycles, and pedestrians in new commercial, public, mixed use, and multi-unit residential development." The Chase Gardens nodal development plan requires "main street" pedestrian orientation for commercial and residential development along Garden Way. Bike lanes will be added to Garden Way. A street network will be provided throughout the residential area and pedestrian amenities are required in the commercial shopping center. 32. Policy F.5 (Transportation Element) "Within three years of TransPlan adoption, apply the ND, Nodal Development, designation to areas selected by each jurisdiction~ adopt and apply measures to protect designated nodes from incompatible development and adopt a schedule for completion of nodal plans and implementing ordinances." Adoption of the Chase Gardens nodal development implementation measures is one of the Exhibit C - 15 actions required to comply with this policy. 33. Policy F. 13 (Transportation Element) "Support transportation strategies that enhance neigh~borhood livability.' The proposed improvements to Garden Way~ the area's primary collector road~ is to utilize traffic calming fbatures, landscaped medians, access management and on-street parking to maintain traffic functions and retail viability while increasing pedestrian comi%rt and safety. Street improvements also include bike lanes and transit stops. The result 'will be a livable, viable neighborhood center. 34. Policy F. 15, 2 (Transportation Element) ~Acceptable and reliable performance is defined as *** Level of Service D [outside the downtown area].*** In some cases, the Level of Service on a facility may be substandard. The local goverrLment jurisdiction may find that transportation system improvements to bring perl:brmance up to standard within the planning horizon may not be feasible~ and safety will not be compromised, and broader community goals would be better served by allowing a substandard level of service?' Garden Way is a major collector that is already substandard and projected to get much worse as the area grows. The street network planned for Garden Way at the busiest intersection will provide Level of Service (LOS) Er and LOS F at the southernmost driveway to the commercial center, at peak demand after improvement. Improvements to alleviate this low LOS would lessen pedestrian accessibility through the node, thus broader community- goals are served by allowing this substandard level of service. (Reference: Memorandum dated March 7~ 2001, fi:om Kittelson & Associates~ Inc.) 35. Policy F. 16 (Transportation Element) ~'Promote or develop a regional roadway system that meets combined needs to travel through~ within, and outside the region." Garden Way, which traverses the study area, is the only street connection past Highway I-105 between Coburg Road and Pioneer Parkway. Its ability to accommodate regional through-traffic is critical to the overall function of the street network. Garden Way has been designed to accommodate the large amounts of projected traffic in a mamer that accommodates other modes of transportation, supports the proposed neighborhood retail center, would not encourage traffic to cut-through residential areas, and discourages speeding. 36. Policy F.23 (Transportation Element) "Require bikeways along all new and reconstructed arterial and major collector streets?~ Bike lanes are proposed along the reconstructed Garden Way, a major collector street. 37. Policy F.27 (Transportation Element) "Provide fbr a continuous pedestrian network with reasonably direct travel routes between destination points.' Pedestrian connections are proposed throughout the newly developing portions of the node; other areas are already built with varying degrees of pedestrian access between properties. The Exhibit C - 16 proposed street network and standards requirements for commercial parking lots will ensure pedestrian cormections between the old and new portions of the node. 38. Policy F.28 (Transportation Element) "Construct sidewalks along urban area arterial and collector roadways, except freeways." Garden Way will be improved with sidewalks and other pedestrian amenities. 39. Policy F.37 (Transportation Element) "Consider and include among short-term project priorities, those facilities and improvements that support mixed use, pedestrian-friendly nodal development, and increased use of alternative modes." Improvements to Garden Way are included in the Capital Improvement Plan. These improvements are necessary for the successful completion of the Chase Gardens nodal development area, a proposed mixed-use, pedestrian-friendly area. The improvements will be fimded through traditional sources, such as assessments and developer contributions. 40. Policy 2 (Energy Element Page III-J-5) "Carefully control, through the use of operating techniques and other methods, energy-related actions, such as automobile use, in order to minimize adverse air quality impacts. Trade-offs between air quality and energy actions shall be made with the best possible understanding of how one process affects the other." The plan promotes the use of alternative modes of transportation (transit, bicycles, and walking) by providing an attractive and interconnected pedestrian system, on-street and off-street bicycle Facilities, and transit enhancements at several places on the site. The need to use an automobile for all trips will be reduced due to the proximity between residential, commercial, and recreational areas and the availability of facilities that promote alternative mode use. Increased use of alternative modes should result in reductions in adverse air quality impacts from automobile use. 41. Policy 7 (Energy Element Page Ill-J-5) "Encourage medium- and high-density residential uses When balanced with other planning policies in order to ma:ximize the efficient utilization of all forms of energy. The greatest energy savings can be made in the areas of space heating and cooling and transportation. For example, the highest relative densities of residential developrnent shall be concentrated to the greatest extent possible in areas that are or can be well served by mass transit, paratransit, and fbot and bicycle paths." The proposed amendments retain the Willakenzie Area Plan yield for high density housing in the Chase Gardens area. All areas designated for higher-density development and the commercial center are located close to proposed transit routes and bicycle routes. The proposed street and path network provides direct pedestrian linkages from the higher density areas to proposed transit routes~ Applicable Criteria for Approval of a proposed Amendment to the Willakenzie Area Plan Exhibit C - 17 Section 9.8424 of the Eugene Land Use Code and Section 9.145(2) of the Lane Code Urbanizable Area Land Use and Zoning list the criteria for refinement plan amendments. The Eugene Land Use Code applies wkhin the Eugene City limits; the Lane Code Urbanizable Area Land Use and Zoning applies within the area between the Eugene city limits and the urban growth boundary. In the findings below, text from the Eugene Land Use Code is printed in bold; text from the Lane Code Urbanizable Area Land Use and Zoning (where there is comparable text) is printed directly under the Eugene Land Use Code text and is highlighted in italics. Section 9.8424(1) Section 9. ]45(2) The plan amendment is consistent with all of the following: The proposed change is consistent with the following approval criteria: (a) Statewide planning goals. [Comparable refinement plan amendment criterion not included in Lane Code Urbanizable Area Land Use and Zoning] See discussion under "Applicable Criteria for Approval of a Proposed Amendrnent to the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) Diagram", above Applicable provisions of the Metro Plan. The plan amendment is consistent with the Metropolitan Area General Plan; See discussion under "Applicable Criteria fbr Approval of a Proposed Amendment to the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) Diagram", above (c) (b) Remaining portions of the refinement plan. The plan amendment is consistent with the remaining portions of the refinement plan. The Willakenzie Area Plan designated the Chase Gardens area as an "Opportunity Area" that was sukable for high density residential development, neighborhood commercial facilities, and improvements to Garden Way. The Willakenzie Area Plan recommended that a master plan be prepared to coordinate fatare development and capitalize on what are essentially nodal development principles (though not using the term "node" at the time). By master planning the remaining under-developed land in the Chase Gardens area according to nodal development principles, the proposed amendments to the Willakenzie Area Plan implement the directives of the Willakenzie Area Plan and are therefore consistent with the other portions. The proposed amendments retain the development yield proposed in the Willakenzie Area Plan, recognize gove~ent-owned land and natural resource areas, and retain Garden Way as the primary collector street for the area. The proposed amendments to the Willakenzie Area Plan update the Exhibit C - 18 Chase Gardens Opportunity Area section's text and land use diagram to reflect current conditions and to apply nodal development design principles to the original Plan's mix of land uses. Section %8424(2) Section (b) (O(3) (e) ¢)(4) (d) (e) The refinement plan amendment addresses one or more of the following: 9.145(c) The plan amendment is fbund to address one or more of the following: An error in the publication of the refinement plan. An error in the publication of the plan; New inventory material which relates to a statewide planning goal. Incorporation into the plan of new inventory material which relates to a statewide goal; or New or amended community policies. A change in public policy New or amended provisions in a federal law or regulation, state statute state regulation, statewide planning goal~ or state agency land use plan. [Comparable refinement plan amendment criterion not included in Lane Code] A change of eirc~mstanees in a substantial manner that was not anticipated at the time the refinement plan was adopted. A change of'circumstances in a substantial manner not anticipated in the plan; The plan amendments addresses "new or amended community policies." In 2001, The Eugene City Council and Lane Count), Board of Commissioners adopted a revised Transportation Element of the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) and other Metro Plan text amendments, including the addition of the ND-Nodal Development Metro Plan diagram designation, and adopted the updated TransPlan as a refinement plan to the Metro Plan. Metro Plan policies support nodal development, as discussed under the Metro Plan section~ above. Exhibit C - 19