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HomeMy WebLinkAboutOrdinance No. 20267 ORDINANCE NO. 20267 AN ORDINANCE ESTABLISHING A CHASE NODE SPECIAL A~A ZONE; AMENDING SECTIONS 9.1030, 9.8030~ 9.8865 AND 9.9700 OF THE EUGENE CODE, 1971; ADDING SECTIONS 9.3100 TO 9.3126 TO THAT CODE; AMENDING THE EUGENE ZONING MAP; AMENDING THE EUGENE OVERLAY ZONE MAP; ADOPTING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE. THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS: 1. Section 9.1030 of the Eugene Code, 1971, is amended by adding the following in alphabetical order to the Table 9.1030 Special Area Zone listing: 9~1030 EstabJishmenLand List of Zones. The zones listed in Table 9.1030 Zones are established as follows: S-CN Table 9.1030 Zones Chase Node S_~cial Area Zone SeCtion 2. The following caption and Sections 9.3100, 9.3105, 9.3110, 9.3115, 9.3116, 9~3120, 9.3125, and 9.3126 are added to the Eugene Code, 1971, to provide: S-CN Chase Node Special Area Zone 9.3100 Purpose_of S-CN Chase Node__~S ecial Area Zone. The special area zone applied to the Chase Node area is intended to implement the Metro Plan and TransPlan by ensuring that: (1) The overall street system and internal circulation systems provide a network that encourages walking, bicycling and transit use, reduces vehicle miles traveled, and meets the City's street connectivity standards. (2) A coordinated system of striped bicycle lanes, on-street bicycle routes, and off- street bicycle paths shall be developed within the node. (3) Multi-family developments retain visual and physical links to adjacent public Ordinance- 1 parks and natural areas and preserve unique natural features found on the site. (4) New multi-family developments shall front onto public and private streets with building entrances visible fi:om the street. (5) Setbacks and building designs for multi-family developments shall prornote privacy and compatibility with abutting lower intensity residential uses and historic properties. (6) Vehicle parking lots or areas shall not be located between buildings and adjacent public streets identified as pedestrian and transit corridors. (7) Commercial buildings shall be designed so as to stimulate the creation of high- quality pedestrian use areas. (8) Commercial buildings shall be designed with ground floor business entrances fronting on the primary pedestrian-oriented street and with street-facing facades that contain windows. (9) Commercial services are sized and located as a neighborhood center, to be compatible with surrounding residential uses and not unduly draw from a large region outside the nodal development area. (1O) The development standards: (a) Improve the quality and appearance of development in the city. (b) Ensure that such development is compatible w/th adjacent development and is complementary to the community as a whole. (c) Encourage crime prevention through environmental design, decrease opportunity for crime, and increase user perception of safety. (d) Increase opporturfities for use of alternative modes of transportation. (e) Promote streetscapes that are consistent with the desired character of the various residential and commercial zones. (f) Promote safe, attractive, and functional pedestrian circulation systems in commercial areas. S-CN Chase Node ~ecial Area Zone Sitin Rg_R__e_quirements. In addition to the approval criteria at EC 9.8865 Zone Change Aor~roval Criter2, the site must be included within the Chase Node area depicted ~ Map 9.3105 S-CN Chase Node Special Area Zone and Subareas. When a property is rezoned to S-CN, as part of the rezoning process the city shall identify the subarea designation applicable to the property. Within the S-CN Chase Node Special Area Zone, the 5 subareas are: (1) S-CN/C (commercial); (2) S~CN/HDR/MU (high density residential mixed use); O) S-CN/HDR (high density residential); (4) S-CN/PL (public land); and (5) S-CN/PRO (park, recreation and open space). The applicable subarea shall be that shown on Map 9.3105 unless a diffbrent subarea designation is found to be consistent with EC 9.3100 ~ose of S-CN Chase Node _~vecial Area Zone. Ordinance - 2 9.3110 9,3115 S-CN/P e Public Land Sub_area and S-CN/PRO Qhas~ Node Pa Recreation a_.~ _ad ~g Space Subarea Regulations. Land use and development within the S-CN/PL subarea shall be governed by the code sections applicable in the PL Public Land Zone. Land use and development within the S-CN/PRO subarea shall be governed by the code sections applicable in the PRO Park, Recreation and Open Space Zone. S__~CN Chase Nod__ e S~cial Area Zone Land Use and Permit \Re_eJLuire~ents. The following T~ble 9.3115 S-CN Chase Node Special Area Zone Land Uses and Permit Requirements identifies those uses in the S-CN zone that are: (P) Permitted, subject to zone verification. (C) Subject to an approved conditional use permit. (S) Permitted subject to zone verification. (#) The numbers in ( ) in the table are uses that have special use limkations described in EC 9.3116. Exmnples of uses in Table 9.3115 are for informational pttrposes and not exclusive. Table 9.3115 does not include uses subject to Standards Review. Applicability of Standards Review procedures is set out at EC 9.8465. cessor-¢ Uses An example includes storage and &stnbut~on mmdental to the primary' use of the site. Parking areas that are accessory to a pr/mary use on the same development site shall comply with EC 9.2161 (5). Horticultural Use. Examples include field crops, orchards, berries, and P P Bar and Tavern p(6) Delicatessen P(6) C(1) Restaurant Specialty Food and Beverage~ Examples include a bagel, candy, coffee, donut or ice cream store. Products manufactured on-site shall comply with manufhcturing allowances fbr food and beverage products. P(6) P(6) co) C(1) Ordinance - 3 Ballet, Dance, Martial Arts and Gymnastic School/Academy/Studio Church. Synagogue, and Temple, including associated residential structures for religious personnel Club and Lodge of State or National Organization Community and Neighborhood Center Libraw Museum School, Business or Specialized Educational Training (excludes driving instruction) School, Driving (including use of motor vehicles) School, Elementary through High School P(6) C(1) P(6) C(1) C(2) C(2) C(2) P c(1) C P C(i) P P C C C Amusement Center (Arcade, pool tables, etc.) P(6) C(1) Arena, Indoors Athletic Facility and Sports Club Bowling Alley Golf Course. Miniature indoor C C v(6) c c(6) C(6) Park and Playground (refer to park. Recreation, and Open Space zone fbr examples of activities within this use) Theater, Live Entertaimrient Theater, Motion Picture c c(1) P(7) Automated Teller Machine (ATM) Bank, Savings and Loan Office, Credit Union P C(1) P(6) C(1) Government Services not specifically listed m this or any other uses and permit requirements table. An example could include a fke station. P P P Ordinance - 4 Computer Networking (includes services and technical support center) E-commerce (includes on-ske shipping via truck) E~corrrmerce (excludes on-site shipping via truck) Healthcare lnformatics (includes biotechnology, bioinformatics~ and medical h~fonnatics) Inrernet and Web Site (includes services and technical support center) Soft:ware Development (includes services and technical support center) P(6) c(8) P(6) C(8) P(6) C(8) P(6) C(8) p(6) c(8) p(6) c(8) Bed and Breakfast Facility (See EC 9.5100) as of January 1, 1984 C C C Manufacturing is permitted if following standards are met: * No external air emissions reqmring a permit from an air quality public agency. * All industrial activity completely enclosed within building. * Industrial uses limited to apparel, food and beverage, handcraft industries~ and other manufacturing uses with similar external impacts to other uses pe~raitted in S~CN/C. * Each individual business is limited to 5,000 square feet of area exclusive of parking area. Recycling, reverse vendLng machine See EC 9.5650) P P S S S S Blood Bank Clinic, or other Medical Health Treatment Facility ('including mental health) ? c(~) Drug Treatment Clinic ~ Non-residential Laboratory, medical, dental~ X~ray Meal Service, Non-Profit Nars~ng Home Plasma Center, must be at least 800 feet between Plasma Centers Residential Treatment Center P(6) P(6) P(6) C(2) P p(6) P p Ordinance - 5 Transit, Neighborhood Improvemem Transit Park and Ride, Minor (See EC 9.3120(1)(g)) Transit Station, Major Transit Station, Minor P p p C C C C C P P P Scientific and Educational Research Center, includes laboratory P(6) P(1) Barber, Beauty, Nail, Tanning Shop Day Care Facility' not associated with a residence Dry Cleaner Film, Drop-off/Pick-Up Locksmith Shop Laundromat. Self-Service Mailing and Package Service Shoe Repair Shop Tailor Shop P(6) P(1) P(6) P(1) P(6) P(1) P(6) P(1) P(1) P(6) P(1) P(6) P(1) p(6) p(1) p(6) p(1) p(6) p(1) Dwellings (All dwellings shall meet minimum and maximum density requirements for development within the Chase Gardens Plan area~) One Family Dwelling per lot (Includes zero lot line dwellings) Controlled Income and Rent Housing where density is above that normally required in the zoning district but does not exceed 150% of the maximum permitted density. (Shall comply with multiple-family standards in EC 9.5500. Rowhouse (One-family on own lot attached to adjacent residence on separate lot) Duplex (Two-family attached on the same lot) Tri-plex (Three family attached on the same lot) (See EC 9.5500) P(3)(4) P(3)(4) P(3)(4) P P P P Ordinance - 6 Four~plex (Four-£amily attached on the same lot) (See EC 9.5500) Multiple Family (3 or more dwellings on the same lot) (See 9.5500) Manufactured Home Park (See 9.5400) S S S S S P(5) Day Care (13 or more people served) Boarding and Rooming House Campus Living Organization, including Fraternities and Sororities Single Room Occupancy (SRO) University, and College Dormitories C C S S S C C C P P P P C p p P P Appliance Sales/Service Bicycle Rental/Sales/Service Book Store Computer Store Convenience Store P(6) P(6) P(1) P(6) P(6) p(1) P(1) P(6) P(1) Drug Store (excluding Drug Treatment Centers) Electrical Appliance and Supplies Fabric Store Floor Covering Store Furniture and Home Furnishing Store Garden Supply/Nursery General Merchandise, includes supermarket and department store P(6) P(6) P(6) P(6) P(6) P(6) P(6) P(1) P(1) P(1) P(1) Ordinance- 7 Healthcare Equipment and Supplies Retail Trade when secondahv, directly related, and limited to products manu~hctured, repaired or assembled on the development site Storage Facility, Household/Consumer Goods enclosed Specialty Store (an example includes a gift store) roy and Hobby Store P(6) P(6) P(1) p(6) P(6) P(1) P(6) P(1) P(6) P(1) P(l) P(6) P(6) P(1) p(1) Amateur Rad io Antennae Structure (See EC %5050) S S S Electrical Substation, must meet~ landscape standards in EC 9 6210(3) High Screen Landscape Standard (L-o) unless fully enclosed within a building or approved through a Type 1I procedure that shows low visual impact. Fiber Optic Station, must meet landscape standards in EC 9.6210(3) High Screen LandscaPe Standard (L*3) unless fully enclosed within a building or approved through a type il procedure that shows low visual impact. PUmp Station, well head, non-elevated reservoir, and other water or sewer facilities must meet landscape standards in EC 9.6210(3) High Screen La___ndsca_ pe ~tandar_ _d_ (L/_?) u_ ~less fully_.en_close_~~ W.!t_hin a building. Telecommtmication Tower or Facility (See EC 9.5750) Water Reservoir, elevated above ground level P S S S P P S 3ervice Catering Service Collection Center, Collection of Used Goods (See EC 9.5150) Home Occupation (See EC 9.5350) Photographer's Studio P(6) P(1) P(6) P(1) S(6) S S S P(6) P(1) Ordinance - 8 Picture Framing and Glazing Printing, Blueprinting, and Duplicating ?nblishing Service Temporary Activity (See EC 9.5800) Upholstery Shop Veterinary Service P(6) P(l) P(6) P(1) P(6) P(1) P(6) P(1) C(6) _. _ _ 93116 _S~e~cial itati0n__for Table 9311_5. (1) Non-Residential Development Within S-CN/HDR/MU Zone. For development sites in areas abutting Garden Way, non-residential uses are conditionally permitted on the ground floor if all of the folloMng standards are met: (a) (b) The primary entrance shall be oriented towards Garden Way. Each non-residential use shall be limited to a total of 2,500 square feet of floor area. (c) M~Lximtmq front yard setback shall be no greater than 20 feet. (d) For new and completely rebuilt buildings, no off-street parking shall be located between the front facade of any building and Garden Way. (e) In new developments, and developments with completely rebuilt buildings, 60% of the she frontage abutting Garden Way shall be occupied by a building within the maximum setback or by an enhanced pedestrian space. No more than 20% of the 60% may be an enhanced pedestrian space. Building Entrances: 1. All building sides that face an adjacent public street shall feature at least one customer entrance. 2. Building sides facing two public streets may feature one entrance at the comer. (g) Ground floor walls shall contain windows across a minimum of 50 percent of the length of the streebfacing wall of the building. Windows shall have sills at 30 inches or less above grade. (h) Except as provided fbr rowhouses, minimum residential density of 20 units per net acre shall still be met. Churches~ Synagogues and Temples, These uses will be allowed only with a CUP and subjec~ to the following standards: (a) Primary and accessory structures associated with the religious use are limited in size, at the ground floor, to no more than 10,000 square feet. (b) Minirnum requirements for on-site parking are reduced to t parking space (2) Ordinance - 9 9.3120 per 300 square feet of floor area. (3) Rowhouses, Rowhouses are not required to comply with the density requirements ~br other types of residential development. Rowhouses shall comply with the ~¥11owing: (a) Maximum_LBuilding Siz~e. Eight rowhouses in a building, no more than 180 feet in total width. (b).. ~.Minkuum. ......... Interior or Rear 9_P_gn Sr>ace~uired._ 400 square feet per rowhouse with a minimum smallest dimension of 14 feet. (c) _Access. Vehicular access and garages must be provided from an alley located to the rear of the rowhouses, not from the primary street. (4) Alley, Required ~br vehicular access and parking, no motor vehicle access in front of lot. (5) Manufactured Home Park. The number of spaces designed for manufactured homes in the park shall comply with minimum residential density standards the Chase Gardens Node. {6) Business Size Limits in S-CN/C. Except as provided herein, no single retail store, single retail tenants or number of retail tenants sharing a common space shall occupy more than 20,000 square feet of building area within the same building. Notwithstanding this general rule, within the S-CN Special Area Zone, 1 store may occupy up to 50,000 square feet of building area in a single building if that store's primary use of building area is for grocery sales. The limitations of this subsection do not apply to offices or other non-retail uses, which may occupy more than 50,000 square feet of building area. (7) Motion Picture Theater, A motion picture theater must be a single screen or an accessory to other uses, such as a restaurant, live theater, or for private use. (8) Information Technology Services and E-Commeree, May not have more than 15 employees and customers on-site at any one time~ (9) Adjustment, An adjustment may be made to the special use limitations in this section if consistent with the criteria in EC 9.8030(16). Prohibited Uses in the S-CN Chase Node Special Area Z0n~. The following uses ~re s~edficaliy pr;hibiied in th; S-CN Chase Node Special Area Zone: (1) Motor Vehicle Related Uses. (a) Car washes. (b) Parts stores, (c) Recreational vehicle and heavy truck, sales/rental/service. (d) Motor vehicle and motorcycle sales/rental/service. (e) Service stations, includes quick servicing and a~ttomobile repair. (f) Tires, sales/service. (g) Transit park and ride, major or minor, except under a shared parking arrangement with another permitted use. (h) Parking areas, where the entire lot is exclusively used for parking and does nor provide shared parking for more than one development site. Ordinance - 10 (i) Drive-through facilities. (2) Trade (Retail and Wholesale). (a) Agricultural machinery rental/sales/service. (b) Boats and watercraft sales and service. (c) Equipments heavy, rental/sales/service~ (d) Manufactured dwelling sales/service/repair. (3) Prohibition Not Exclusive, The prohibited uses listed in subsections (1) and (2) of this section are not intended to be exclusive, and other uses may be prohibited. 9.3125 S-CN Chase Node ~_pecial Area Zone Development Standards~ (1) (a) Ap~lic. atiQn of Standards, In addition to the special use limitations in EC 9.3 t 16 and the development standards in EC 9.3125 to 9.3126, the General Standards for All Development in section 9.6000 through 9.6885 apply within this zone. In the event of a conflict between those general development standards and the development standards in EC 9~3125 to 9.3t26, the specific provisions of EC 9.3125 to 9.2126 shall control. (b) ~stmen$. The development standards in subsections (2) and (3) of this section may' be adjusted in accordance with EC 9.8030(16). (2) Standards Applicable in C, HDR/MU and HDR Snbareas, (a) Transportation System_. 1. Street Network_. The location of streets shall conform to Map 9.3125(2)(a)1. S-CN Chase Node Special Area Zone Street Network. 2. Access from 5!leys. a. If the site is served by an alley, an access ibr motor vehicles must be provided from the alley. b. In cases where residential lots front on arterial or collector streets or on neighborhood parks, alley or local street access shall be provided. (b) ~treetscakc_a. t. Str.¢et Trees. Street tree requirements are specified in EC 7.280 Street Tr_ee Proem - Policies, Standards, Procedures_, and rules issued thereunder. 2. Structured Parking. Structured parking that abuts a street shall have at least 50 percent of the ground floor street frontage developed for office, retail residential, or other pedestrian-oriented uses, This standard does not apply to parking facilities that are totally underground. 3. _On-Street Parking_Allowance. On-street parking spaces that directly abut a development site can be used by the development on the site to satisfy a portion of the off-street parking requirements, If two properties abut a space, both. properties may cour~t the space toward their respective requirements. If on-street spaces are not marked, the Ordinance - 11 number of spaces shall be determined by measuring the curb frontage in feet and dividing by 20 feet. The curb frontage shall exclude driveways and areas where parking is not permitted. 4, Tra.. sh picku__l/. Trash receptacles shall be served from the alley for all sites that abut an alley. (c) Buildin~g Appearances. _Exterior wall_s. Building facades shall be of low maimenance~ 'weather resistant, abrasion resistant building materials such as: stucco, stone, terra-cotta~ tile, cedar shakes and shingles, beveled or ship-lap or other narrow-course horizontal boards or siding, vertical board & batten siding, articulated architectural concrete masonry units (CMU), brick, textured concrete, stucco, synthetic stucco (EIFS), and textured concrete block. Nondurable building materials such as: plain concrete, plain concrete block~ corrugated metal, and unarticulated board siding (e.g. TI-11 siding, plywood, sheet pressboard) are prohibited (d) Outdoor._L_}ghting. Outdoor lighting shall comply with the Medium Ambient Light Standards in EC 9.6725. (e) ~rovements Between Bu/ldin_g_s_and Street_s. The land between a building or exterior improvement and a street must be landscaped and/or paved with a hard surface for use by pedestrians. If hard-surfacing is provided, the area must conta/n pedestrian arnenities such as seating areas, drinking fountains, and/or other design elements (such as public art, planters, and kiosks). The use of porous paving materials for hard surfacing is encouraged. Residential developments are exempt from this requirement. (See Figure 9.4530(8) Improvements Between Buildings and Streets in/TD Areas.) Development Standards Applicable in Specific Subareas of the S~CN Zone, (a) P_~rking-BetwCen Buildings and the. Stre..¢t in SzCN/C Subareas. Automobile parking, driving, and maneuvering areas shall not be located between the main building(s) and Garden Way- or Marche Chase Drive. (b) Roof Pitch in S-CN/HDR/MU Subarea_ss, Residential buildings located directly east of properties listed on the National Registry of Historic Places and located within 50 feet of Garden Way must have gable, hip, or gambrel roof form appearance. For these properties~ the minimum roof pitch is 7 inches of vertical rise for each 12 inches of horizontal width. {lc) Large Multi-Tenant Commercial Facilities in._S-CN/~ Subareas. 1. Shopping. Street Site plans submitted for large multi-tenant commercial facilities (see EC 9.2173') shall recognize Garden Way as the primary shopping street. At least two drives (public or private) shall be shown making a connection between Garden Way and Marche Chase Drive. (d) Building Facades and Ground Floor Windows in S-CN/C Subareas. The Ordinance- 12 (e) ibllowing standards apply to stand-alone commercial buildings and to mixed-use buildings with ground-floor commercial uses: Except for building walls that face an alley, ground floor walls shall contain windows (as stated below) at the ground level. The windows may extend a maximum sill height of 4 feet above finished grade to a height at least 3 feet above the sill with no other limits on the height of the window. The windo-ws on any walls that require windows shall occupy at least 60 percent of the length of the ground floor wall area. On corner lots, this provision applies to both street frontage elevations. The transparency is measured in lineal fhshion (e,g. a 100 foot wide building facade shall have a total of at least 60 lineal feet of windows). This standard shall not apply ro parking strucmres~ The bottom of required windows shall be no more than 4 fket above the finished grade at the front building facade. 2. Darkly tinted windows and mirrored windows that block two-way visibility are prohibited as ground floor windows. Along the vertical face of a structure~ offsets shall occur at a minimum of every 50 feet by providing at least 1 of the following: a. Recesses, including entrances~ of a minimum depth of 3 feet. Extensions, including entrances, at a minimum depth of 3 feet. Offsets or breaks in roof elevation of at least 3 feet in height. ~esidence.s Area Along Garden Way in S-CN/C Subarea~. If residences are constructed on land abutting Garden Way, the development must meet the minimmn residential density requirement in Table 9.3125(3 )(g). G~rden Way_.and Marche Chase Drive Development Standards in S-_CN/C Subareas.. The ibllowing development standards apply to commercial buildings adjacent to Garden Way and Marche Chase Drive: Buildi~ Orientation (a) Buildings fronting on Garden Way or Marche Chase Drive must provide a main entrance on the fhcade of the building that is within the 15 foot maximum street setback facing the street. A main entrance is the principal entry through Which people enter the building~ Each commercial tenant, unless an accessory to the primary tenant, shall provide access through individual storefronts facing the street. (b) Buildings having frontage on more than one street may provide at least one main entrance oriented to the corner where two streets intersect, in lieu of 2 entrances, one facing each street. 2. Parking Between Buildings and t~.~ Street. Automobile parking, driving, and maneuvering areas shall not be located between the main building(s) and Garden Way or Marche Chase Drive. 3. All structures along Garden Way and Marche Chase Drive shall comply with EC 9.2173, Commercial Zone Development Standards- Ordinance- 13 (g) ommercial Facilities. The following Table 9.3125(3)(g) sets forth standards for specific subareas of the S-CN Zone, subject to the special development standards in EC 9.3126 _Special Dev~ment Standards for Table 9.3 t25(3)(g). Minimum Maximum Building Height (3) Main Building Accessory Building. includes Secondary Dwelling~ Detach~ fi-oTM b/lain Building Font Yard Setback residential Front Yard Setback ~ Garage and Carport Front Yard Setback * C~>mme~c-~i Front Yard Setback - Mixed Use ;JCl ~etback- Buildings fr Garden Wa~ or Marche Chase 6rive dU -- ial ~ all residential in a single building 112 At least 2 functional floors if located along Garden Way 50' commercial, 120' residential or residential above commercial 0~ 0 to 10' (See EC 9~2171 (6)) 112 120' except (3); 35~ or 2 stories within 50' of Garden Way 30' 18' 5' or minmlum 10' between ....... b__u_!l_~!~ngs 5' or minimum 10' between buildings i0' 120' 112 30' 5' or minimum 10' between ounmng_ _ s__~ 5' or minimum 10' between b_~iI_ ~i~lg~ Ordinance - 14 street frontage Residential Building with less than 100 of street frontage Building not fronting on Garden Way or Marche Chase Drive (4) 60% of the building width must be placed within 10~ of the minimum front yard setback building width rnust be placed within 10' of the minimum front yard setback building width must be placed within 10' of the minimum front yard setback All Lots, Excluding RoWhouse Lots an 50% Front Yard Interior Yard building width must be placed within 10' of the minimum front yard setback 40% of the building width must be placed wi hm 10 of the minimum front yard setback 40% of the building width must be placed within 10' of the minimum front yard (S ,e EC [ 42 inches (S~ee ] 42 inches (See 9.2751(1.3))_.._L E 9.217~ ....... J 9.2751(13)) .j[_ 9.275303) ....... 9.3126 ~ecialDeYdopment ~.Iandards for Table 9.31 (1) Adjustment, Except Ibr minimum net density requirements, an adjustrnem may be made to the development standards in this section in accordance with EC 9.8030(16), (2) Minimum Density. (a) HD a. Applies to new residential development except rowhouses. (b) HDR/MLl_Subarea_, Applies to new- development except rowhouses, (3} Special Residential Height Limitations. Applies to all buildings within 50 feet of the Garden Way right-of-way that are directly facing properties listed on the National Registry of Historic Places. (4) Building Setbacks, There is no minimum building setback. Where the site is Ordinance - 15 adjacent to more than one street, a building is required to meet the maximum setback standard only on Garden Way or Marche Chase Drive~ Section.. 3_~ Section 9.8030 of the Eugene Code, 1971~ is amended by adding a new Subsection (16) thereto, to provide: _Review - A~proval Criter.ia_, The planning director shall approve, conditionally approve, or-~leny an a4iustment review application~ Approval or conditional approval shall be based on compliance with the following applicable criteria. S-CN Chase Node Special Area Zone Standards Adjustment. A standard applicable within the S-CN Chase Node Special Area Zone Subarea C~ HD1L/MU or HDR may be adjusted upon a finding that the proposed adjustment: (a) ls consistent with the purposes of the S-CN Chase Node Special Area Zone as set forth at EC 9~3100; and (b) Meets the applicable adjustment crkeria in another subsection of EC 9.8030, if any. If there is no EC 9.8030 subsection that pertains to the type of standard being considered, adjustment may be permitted based solely on compliance with EC 9.8030(16)(a). Sect~0n 4, Section 9.8865 of the Eugene Code, 1971~ is amended by adding ~n numerical order by code provision~ a new SUbparagraph to Subsection (4), and relettering the subparagraphs that follow., to provide: 9,8865 ange Approval Criteria. Approval of a zone change application, including the design'ati0n (~-an overl~ zor shall not be approved unless it meets all of the following criteria: (4) The proposed zone change is consistent with the siting requirements set out for the specific zone in: (g) EC 9.3105 S-CN Chase Node Sp_~cial Area Zone Siting Re ; (h) EC 9.3205 _S.S-DW Downtown Westside Special Area Zone Si.~ir!g gequirements. (i) EC 9.3305 S-E Elmira Road S. pecial Area Zone_S.~ng nt_s~ (j) EC 9.3705 S-RP Riverfront Park (k) EC 9.3905 S-W Whiteaker Special Area Zone S . (1) EC 9.4715/WP Waterside Protection Overlay Zone Siting Requirements. Ordinance - 16 (m) EC 9.4815/WB Wetland Buffer Overlay Zone Siting uts. ~ection :5_~ Subsection (12) of Section 9.9700 of the Eugene Code, 19717 is amended to provide: %9700 ie Area P[g.n Pol~c. ie_s. (12) Land Use Elen-ient ~ South Reg~on, Chase Gardens Subarea. (a) The City shall not require development of historic properties~ bm shall allow for eventual developmem of these skes as high density- residential, with limited commercial opportunities, at the owners* discretion. Rezorfing to Historic District is encouraged as an alternative to the standard high density residential/mixed use zone. (Policy 1) (b) New development abutting historic properties shall provide an effective transition between 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 fbrms and materials of the historic residences. (Policy 2) (c) The City shall recognize Garden Way north of Centennial Boulevard as appropriate for a neighborhood-oriented commercial cemer~ Commercial land uses shall be sized to allow a full range of retail and commercial services for area residents~ as well as offices and employment opportunities, but not encourage significant travel from outside the area. (POlicy 3) (d) Development within this area shall provide street and pedestrian connections m facihtate movement between residences and the commercial center, but arranged in such a way that cut-through traffic from outside the node is not encouraged. (Policy 6) (e) Zoning shall reflect the area's planned park site 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. (Policy 7) (f) Development adjacent to I-5 or 1-105 shall be designed to reduce noise to Uni~brm Building Code standards and visual impacts of the automobiles with sound buffering walls, building design, earth form, vegetation, or setbacks. (Policy 8) (g) A pedestrian or bike path should be developed between tGnsrow and Garden Way using the narrow property that extends through the Historic Ensemble. In the long term, if the adjacent historic properties develop, this access way should be expanded into a local street connection between Kinsrow and Garden Way, if possible. (Policy 9) (h) Development shall be sensitive to the area*s natural features, such as Ordinance ~ 17 mature trees, windrows, remnant orchards~ and the Q Street Channel, (Policy 10) (i) Upon annexation and prior to land division or development, properties located along or east of Garden Way shall rezone to S-CN Chase Node Special Area Zone. (Policy 11) S_ ~ction 6. Maps 9.3105 and 9.3125(2)(a) 1., referenced in this Ordinance are attached hereto, to be numerically incorporated in Chapter 9 of the Eugene Code, 1971. _Sectio~n 7~ The Legi slative Findings set forth in the attached Exhibit A serve as support for this ordinance, but are not adopted. Section 8_. The Eugene Zoning Map is amended to remove the ex~sting zones fkom the properties identified on Exhibit B attached hereto and to replace those zones with the S-CN Chase Node Special Area Zone. The Eugene Overlay Zone Map is amended to remove the/SR overlay zone from 3 properties and to remove the/PD overlay zone from 2 properties as reflected on Exhibit ~ection 9~ The City Recorder, at the request of, or with the concurrence of the Cky Attorney, is authorized to administratively co~ect any reference errors contained herein or in other provisions of the Eugene Code, 1971, to the provisions added, amended or repealed herein, Section lO, If any section, subsectiom sentence, clause, phrase or portion of this Ordinance is for any reason held invalid or unconstitutional by a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portions hereof. Ordinance - 18 _Section 11. Notwithstanding the effective date of ordinances as provided in the Eugene Charter of 1976, this Ordinance shall become effective 30 day's from the date of its passage by the City Council and approval by the Mayor, or upon the date of its acknowledgment as provided by ORS 19Z625, whichever is la~er. Passed by the City Council this I2th day of November~ 2002 Approved by the Mayor this 12~h day of November~ 2002 Ordinance ~ 19 F105 Residential i'4 S, CN ChaSe NOde Special Area Zone Street Ne~work ~ ~105 L°~t Streets and Local Collectors Long Term: Lo~ Street She~ Term: Bike Path Easements for through-traffic , edented street section Exhibit A to Ordinance 20267 Findings of Consistency of Chase Gardens Nodal Development Area Amendments with ~riteria for ApProval of Amendments to the Eng?e Code and the Eugene Zoning Map The Eugene City Council will apply the following criteria from EC 9.8065 to the proposed code mnendment: (1) ts consistent with applicable statewide planning goals adopted by the Land Conservation and ~eVel°Pment Commission Goal ] - Citizen ;[nvolvemem. To develop a citizen involvement program tha~ insures the opportuniry fbr citizens to be involved in ail phases of the planning process, ~ Nodal Developmem Plan was accomphshed through a series of public involvement and exchange of infbrmation. The process was neighborhood, accounting fbr the large number of area residents, , and local places m meet. The City and consultant team properties and offered the opportunity for individual and residents. Area residents, property owners, and affected of workshops, work sessions, , and other opportunities to gain information and affect the project Information was presented via the city's internet webske. This project ,gas the subject Notification of the Planning Commission work prqiect was mailed to more than 1,800 property owners and area Draft action items and the nodal development plan were libraries. Notice of the public hearing by the Board of Commissioners was mailed to affected and ~nterested lished as required by statute. Therefore, the amendments are consistent with Goal To establish a land use planning process and policy framework as a basis~[br all decisions and actions related to use o£land and to assure an adequate factual basis fbr such decisions and actions. ' The Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is the policy tool that provid~ a basis f~} decision-n~aking in this area. The Metro Plan wa} ackno~qed)ed by the ~ta.te in 1982 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 ~m:Piementing actions are consistent wkh policies of the Metro Plan transportation element. Exhibit A - 1 These findings and the record show that there is an adequate factual base for the measures to establish the Chase 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 Department of Transportation, Eugene Water and Electric Board, Lane County, and City of Eugene service providers. Specifically, the City involved each of these entities as part of the Technical Advisory Team, which met over twelve times and reviewed all dra~ ,~eritten materials, and ~/hrough separate consultations. There are no Goal 2 Exceptions required for the adoption of these amendments. Therefore, the amendments are consistent with Goal 2. Goal 3 - Agricuhural Lands. To Preserve Agricultural Lands'. The amendmems are for property located within the urban growth boundary and do not affect any land designated for agricultural use. Therefore, Goal 3 is not applicable or relevant to the amendments. Goal 4 - Forest Lands. To conserve fbrest lands. The amendments are for property located within the urban growth boundary' and do not affbct any land designated fbr agricultural use. Therefore, Goal 3 is not applicable or relevant to the amendments. Goal 5 - O,~n Sp2ces, Scenic and Historic Area& and Natural Resources. To conserve open space and protect nanwal 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 arnendrnents do not change the underlying designation for the Q Street Charmel 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. Goal 6 ,_fi]r, ~Zter and land Resource Ouali~'. To maintain and improve the qualiO; of'the air, water and land resources of the state. The regulations fbr the Chase Node implement the nodal development concept; an approach to integration of land use and transportation plam~ing 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 will help to improve regional and local air quality. Therefore, the amendments are consistent with Goal 6. Exhibit A - 2 Goal 7 - Areas Subject to Natural Disasters and Hazards. To Protect l[fk and property fi'om natural disasters and hazards. The areas affected by these plan amendments do not include any lcnown areas of natural disasters or hazards. Therefore, the amendments are consistent w/th Goal 7. Goal 8 - Recreational Needs. To satisfy the recreational needs of the citizens of the state and visitors, and where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. The plan amendments do not effect any- inventoried or designated recreation areas, facilities or recreational opportunities. Therefore, the amendments are consistent with Goal 8. Goal 9 - Economic Development. To provide adequate opportunities throughout the state for a variety of economic activities vital to the health, welfbre, and prosperity of Oregon's citizens. 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 only of the fhture alignment of Garden Way, a designated Major Collector street. Neighborhood Commercial zoning limits retail areas.to less than 5 acres in total, and individual businesses to no more than 5,000 square feet in area unless they are developed with a floor-to-area ratio (FAR) of .65~ in which case they could be up to 10,000 square feet in area. Other properties designated for commercial uses were to be zoned for General Office. Studies performed fbr the Chase Gardens nodal development area by Crandall Arambula, a general planning firm, and Hobson-Farafini, a market analysis firm, ~ndicated that the area is under-served by retail, and that the designated commercial area was not conducive for pedestrian-oriented development patterns or healthy retail enviromnent. The market study also fbund that limiting the size of retail in a high density retail area would more likely result in insufficient services, higher prices, 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 location that gains advantage of higher visibility to traffic and easier access, is closer to existing high density residential area, and creates a more pedestrian-friendly, neighborhood-centered env]rornnent. The plan allows a broader range and more cornpetitive size of commercial uses (up to 50,000 square feet for an anchor grocery) than existing policies, and restricts automobile- serving and regional-sized activities that would detract from enjoyment of surrounding residences or overload the local street network (consistent with Transportation Planning Rule recommendations for "mixed use, pedestrian-friendly center or neighborhood"). The proposed nodal development plan and implementing ordinances create new mixed use opportunities that allow limited commercial activities within specified residential areas. The mixed use regulations provides more flexibility for developing properties in the vicinity of the I-5 freeway but that have no freeway access. The proposed plan results in approximately 2.5 fewer acres designated as Commercial, not including a .6 acre residential-designated property that is already developed for commercial Exhibit A - 3 purposes. Development in the Commercial-designated areas would be more economically viable and allow a wider range of uses within larger buildings than the acknowledged plan. The proposed plan also adds over 18 acres of potential mixed-use area within High Density Residential-designated areas without loss of potential residential yield. The allowance of smaller neighborhood-serving retail and services in the new Mixed Use area more than compensates for the slight reduction in purely commercially designated acreage. There~bre, the amendments are consistent with Goal 9. Goal ] 0 - Housing. To provide for &e hoz~sing needs' of citizens of &e state. The previously adopted and acknowledged Willakenzie Area Plan had approximately 133 acres designated for residential use, as High Density Residential. The proposed plan has about 114 acres as High Density Residential and 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, existing government~owned utility ~hcilities, and an existing commercial building, none of which would have contributed to the residential yield of the plan area. The Eugene-Springfield Metro Area Residential Land Survey assumes that 32 percent of all residential lands would be used ~br nonresidential purposes, such as for streets, churches, and other support services and infrastructure based on past development trends. Four acres of vacant R-3 zoned land has been purchased by The City of 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 in the R-3 zone. Park acquisitions of less than 5 acres are automatically found to be consistent with the Metro Area Residential Land Study. The most recent Eugene/Springfield Metro Area Residential Land Monitoring Annual Report (June 2001) found that "the land remaining is within the low-to-high- range of land demand for the 2000-2015 period in all categories" (page 5). The use of this four acres for park purposes is not a consequence of the proposed land use or zone changes; rather, the proposed changes reflect a change in owmership and proposed use that has already occurred prior to the adoption of the proposed changes. Acquisition of land for park purposes is consistent with the Oregon Transportation Planning Rule definition of "mixed use, pedestrian-oriented center or neighborhoo&" 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 co~tribute to the Metro Area's residential 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 commercial building and parking pursuant to a Planned Unit Development plan for University Commons. The overall University' Commons development plan maintained at least rninimum Exhibit A - 4 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 area~s 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. Re-designating and zoning the property for commercial use, 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 designation from properties located easterly of Garden Way (the Wylie properties) to a location (the Simpson property) that is more accessible, visible, economically viable, and more centrally located within the high density residences. Land losing Commercial designation will gain a High Density Residential/Mixed Use designation. This shift will result in a net increase of approximately 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 Historic Places will gain a Mixed Use designation and subarea zone. The Ensemble will retain it's High density Residential designation. The proposed Mixed Use zone regulations would retain minimum residential densities equivalent to the R-4 zone. Therefore, the amendments are consistent with Goal 10. Goal 11- Public Facilities and Services. 7b plan and develop a timely, orderly, and efficient arrangement of public facilities and services to serve as a fi~amework fbr urban and rural development'. Basic urban services are provided to the general area and will be extended through improvement to Garden Way, with its affiliated 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 route. 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 with Goal 11. Goal 12~ Transportation. To provide and encourage a sqfe, convenient and economic transportation system. The nodal development plan resulted in a design that balances pedestrian, cyclist, and vehicle safety; the need to accommodate through traffic; and convenient access to local cornmercial and residential properties. Garden Way improvements will utilize "Smart Growth" design to Create a pedestrian-friendly environment and transit oriented district that result in reduced vehicle miles traveled. Current City code requires street connections, bicycle and transit improvements with Exhibit A - 5 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 identifying 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 l~br 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: Amendments to fimctional plans, acloTowledged comprehensive plans, and land use regulations which significantly affect a transportation facility shall assure that allowed land uses are consistent with the ident~ed f~nction, capaciO,, and performance standards (e.g. level of service, volume to capacity ratio, ew.) of the facility g plan or land use regulation amendment sign~cantly affkcts a transportationf~cili~ (a) Changes the functional class~cation o fan existing or planned ~ansportation facili~; The functional classification of the Chase Gardens streets were not ch~ged. Garden Way-was designated as a major collector in the A~erial and Collector Street Pi~ (adopted November 1999). ~) Changes standards implementing a functional classification system; The street ~.mctional classifications ~e Garden Way - Major Collector; Ceme~ial - Minor A~efial; Commons Drive - Neighborhood Collector; Kinsrow - Neighborhood Collector; Marche Chase - Collector; H~low - Minor A~efial; and all others - local. The proposed mendmems and ~e required associated land use changes that ~mplement nodal development do not affect the standards implemem~ng the fhnctional classification system. (c9 Allows types or levels of land uses which would result in levels el'travel or access 'which are inconsistent with the fhnctional classification of a transportation faciliU; or M~y of the trips both begin and end omside of the study area. The pla~ed -uses and levels of use within the study area are consistent with the street classifications and proposed ~anspo~ation fhc]l]ties. The planned uses and levels of use within the study area are roughly equivatem to what was ac~owledged in the W]llakenzie Area Pl~ (see findh~gs for Statewide Plmming Goals 9 & 10). The uses re~anged within the nodal development area to facilitate non-automobile tra'vel within the node. Proposed amendmems to the land use code are based on Transpo~afion Plarming Rule recommendations for mixed use pedestfian-oriemed cemers or neighborhood. Exhibit A - 6 Would reduce the perfbrmance standards of the fdcility below the minimum acceptable level identified in the TSP. The arnendmem itself is not responsible for the increased trips. The proposed amendments modify 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 the 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: "lin some cases~ the Level of Service on a facility may be substandard. The local governn-tent jurisdiction may find that transportation system improvements to bring performance -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." The street 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 improvemem. 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. (Re~%rence: Memoran&~m dated March 7~ 2001~ from Kittelson & Associates, Inc.) Therefore, the amendments comply with Goal 12 and the Transportation Planning Rule. Goal J3 - Ener~ Conservation. Goal 13 does r~ot apply to the actions taken. Goal 14 - Urbanization. ]Co provide for an orderly and eflJcient transition from rural to urban land use. Some of 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 the urbanizable area and do not include any time line fbr the conversion of the area to urban uses. There~bre, the amendments comply with Goal 14. Goals 15 - 19. These Statewide Planning Goals do not apply to the actions taken. (2) Is consistent with applicable provisions of the Metro Plan and applicable adopted refinement plans. Exhibit A - 7 Metro Plan Policies 1. Policy 8 (Growth Management and the Urban Service Area Element Page [J-B-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 minimum level of key urban facilities 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 a~nd facilities. Conversion of urbanizable land to urban shall also be consistent with the Metropolitan Plan. Development of this 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 desired. After the property is annexed, urban services are provided to accommodate new development. A full complement of urban services can be provided within two years to may site in the study area. Street improvements to Garden Way, scheduled to commence in 2002, will provide the sanitary- sewer, storm drains, natural gas, and bicycle and pedestrian circulation system needed to develop the remaining vacant land within the study area. Extensions of infrastructure to serve internal development sites will typically be extended by the developer. The Q St~reet Channel drains stormwater runoff. The City recently purchased 4.0 acres adjacent to the Q Street Channel for a new public park. Eugene School District 4J maintains Washington Elementary, Monroe Middle School, and Sheldon High School nearby. The area is already served by public transit. Policy 9 (Growth Management and the Urban Service Area Element Page [J-B-__~ "A £~i1 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 site, provision of natural gas service, and stoma drainage. City code provides for street lighting. Local park land has been purchased; park improvements have yet to be funded. A branch library has been opened in the Sheldon neighborhood. Policy 16 (Growth Management and the Urban Services Area Element Page [J-B-5) "Ultimately, land within the urban growth boundary shall be annexed to a city and provided with the required minimum level of urban services. While the time frame for amnexation may vary, annexation should occur as land transitions fkom urbanizable to urban.'~ Standard City procedures, ~vvhich will remain effective in this nodal development area, provide for the urbanization of urbanizable land xvithin the urban growth boundary. The plan also provides for eventual annexation of land within the planning area to the City of Eugene and provides for the required minimum level of urban services. Exhibit A - 8 4. Policy 17 (Growth Management and the Urban Services Area Element Page "Eugene and Springfield and their respective utility branches, Eugene Water and Electric Board and Springfield Utility Board, shall be the water and electrical 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 IH-A-6) "Residentially designated land wkhin 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 affects only properties inside the City limits. Rezoning urbanizable properties will occur following annexation to the City of Eugene. Until annexation and rezoning occur, urbanizable land will retain its existing zoning~ some of which is zoned AG- AgriculturefUL. The AG zoning may remain until the owners annex to the City in preparation for development. Th~s is consistent with this policy. Policy A.8 (Residential Land (vS'e and Housing Element Page IH-A-d) "Require developers to pay the cost, as determined by the local jurisdiction, of extending public 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 existing fbrmula 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 polities. 7. Policy A. 10 (Residential Land Use and Housing Element Page IH-A-8) "Promote higher residential density inside the urban growth boundary that utilizes existing infrastructure, improves the efficiency 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 transk 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 and refinement plan designation and zoning. Uses w511 be arranged to maximize non-automobile modes of travel within the plan area, given the constraints of previous development patterns. Exhibit A - 9 8. Policy A. 11 (Residential Land Use and Housing £Tement Page lll-~4-8) ~'Generally locate higher density residential development near employment or commercial services, in proximity to major transportation systems or within transportation-efficient nodes." The plan amendments implement the nodal development concept in the Chase Gardens neighborhood. The proposed land use plan for the area retains provisions fbr about 11 acres of commercial development, but shifts the location to be more centrally located. Higher-density residential development will occur in proximity to commercial services and the employment generated by fhose services. Improvement of Garden Way, a major collector and part of the ~major transportation system" of the region, is already included in the City Capital Improvement Plan for 2002. Transportation efficiency is a guiding principle of the nodal development concept. The nodal development plan focuses on improving transportation-efficiencies of new development through use of alternative modes of travel, land use arrangements that encourage pedestrian and public transit travel, and strategic placement of uses and transit facilities, and use of design 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 infrastructure and services, open space, and other urban amenities." The Willakenzie Area Ptan amendments for the Chase Gardens nodal development area and proposed land use code coordinate higher density residential development with infi:astructure, commercial services, street improvements, open space and other amenities necessary to support the recommended densities. Improvements to Garden Way, including water, sanitary sewer, and storm drain facilities are budgeted for 2002. The proposed plan and zoning amendments provide fbr adequate commercial services, employment opportunities, open spaces, and transit services to accommodate the proposed high density residential environment. 10. Policy A. 13 (Residential Land Use and Housing Element Page Ill-A-8) ~Increase overall residential density in the metropolitan area by creating more opportunities for effectively designed in-fill, redevelopment, and mixed use, while considering impacts of increased residential density on historic, existing and future neighborhoods." The vacant residential-designated land within Chase Gardens nodal development area is zoned R- 4 High Density' Residential, which allows 20 - 112 dwelling units per net acre. The draft plan retains the dwelling y~eld of these lands, while redistributing the 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 for future development. Design standards in the proposed amendments reduce the negatNe impacts of increased residential density on existing and future neighborhoods. 11. Policy A. 14 (Residential Land Use and Housing Element Page Ill-A-8) *~Review local zoning and development regulations periodically to remove barriers to higher density housing and make provision fbr a full range of housing options." Cost factors and regulatory inefficiencies are often cited as a barrier to higher-density and mixed- Exhibit A - 10 use development. A broad mix of higher density housing types and commercial uses are allowed within the node to provide flexibility for the developer~ more financing options, and employment opportunities for future residents. The amendments remove the Site Review requirement from furore development. The plan relies on existing design standards to a great extent and attempts to simplify the development review process with use of quantifiable, nondiscretionary standards. 12. Policy A. 15 (Residential Land Use and Housing Element Page III-~4-8) "Develop a wider range of zoning options such as new zoning districts, to fully utilize Metro Plan density ranges." The new mixed use zoning district 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-~4-9) ~'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 sun'ounded by an abundance of lower density residential development. Taken together, there is a futl range of housing choice. The higher density residential designation must be retained ~n 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 (ResidentiaILand Use and Housing Element Page IIiC.4-9) "Encourage a FfliX of structure types and densities within residential designations by reviewing, and~ if necessary amending local zoning and development regulations." The Willakenzie Plan m~endments include direction to create new residential land development regtdations that are specific to the planning area, while retaining the intent of the acknowledged WHlakenzie Area Plan. The proposed development regulations allow a mix of all structure types, mi. xed uses, and high density development. 15. Policy' A.22 (ResidentiaI Land Use and Housing Element Page III-~4-.; O) "Expand opportunities fbr a mix of uses in newly developing areas and existing neighborhoods through local zoning and development regulations." The plan amendments and land use code amendments 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. Policy A.23 (Residential Land Use and Housing Element Page LZ[-A~] 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." Exhibit A - 11 The design standards for new' development in the plan area are intended to promote the construction of high quality, higher-density residential and mixe&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, mixed-use development on surrounding uses. 17. PolicyA.24 (Residential Land Use and Housing Element Page IlI_~4_lO) "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." The land use regulations provide clear and objective design standards. The design standards developed ibr 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 (Eoonomic Element Page III-B-6) "Review local ordinances and revise them to promote greater flexibility for promoting appropriate commercial development in residential neighborhoods." The High Density Residential Mixed Use district would permit appropriately scaled, neighborhood-serving commercial development in an area that is othem4se designated for residential uses. The commercial subarea zone would allow a broader range of comrnercial uses than recommended in the pre-amended 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 trafSc. 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." The Cornmercial zoning district 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 Resoi~rces Element Page Ill-C-Il) "When planning fbr and regulating development, local governments shall consider the need for protection of open spaces, including those characterized by significant vegetation and wildlife. 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 Chapmel) and in a publically owned 4 acre park. Additional habitat and recreational open spaces Exhibit A - 12 are contained within several privately-owned apartment complexes. 21. Policy 2 (Willamette River Greenway, River Corridors, and Waterway Element Page ii;J- D-4) "Land use regulations and acquisition programs along river corridors and waterways shatl 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 fbr residential development; adjoining uses; and other compatible uses." The proposed plan preserves the existing Q Street Channel and related open drainage system within 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 nonantomobile transportation. The drainage con'idors provide a development amenity for adjacent high-density residential development. 22. Policy 5 (Willamette River Greenway, River Corridors, and Waterway Element Page [li- 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 adjacent 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 Ill-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 ske. 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 have 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 fi2nction for regional drainage. 24. Policy 3 (Environmental Design Element Page IH-E-3) "The planting of street trees Exhibit A - 13 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." Existing street standards require planting of street trees on all new streets constructed within the planning area, including Garden Way. 25. Policy 5 (Environmental Design Element Page Ill-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 freeway 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 -- fbr this residential neighborhood. The design will create visual diversity from the sea of apartments that is currently spreading throughout the area. The design standards also attempt 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." The Special Area Zone is based on a set of guiding design principles. Design standards for built environment are also incorporated into the land use code, Municipal Code Chapter 9. 27. Policy 8 (Environmental Design Element Page III-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 consuming secondary discretionary reviews, such as site review, planned unk 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. The code applicable to Chase Gardens 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 gzrea 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 for build-out according to nodal development strategies. The area will provide a pedestrian friendly, transit compatible Exhibit A - 14 neighborhood center. Aesthetic and recreational amenities will be provided for area residents in this high density setting. Good transit connections to downtown, shopping, and the University Mil be retained. 29. Policy F.2 (Transportation ElemenO "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 secondao' approvals necessary for development applications by structuring the regulations to be clear, objective, and quantifiable. Policy F.3 (Transportation ElemenO "Provide for 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, major transit corridors employment centers, and downtown 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 trasnsit supportive land use patterns and higher intensity development along Garden Way, a major transit corridor. Two transit stations are planned in the new neighborhood center and a third on the perimeter. Approximately half of the existing medium and high density residential development is located w~thin 1/4 mile of the primary transit stations, with more dwellings planned. The interconnected street network provides ample flexibility fbr buses to be routed throughout the residential area. Transit service ties Chase Gardens to dov, mtowan and other shopping areas and the University. 3 t. 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 Wa3,. 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." Exhibit A - 15 Adoption of the Chase Gardens nodal development implementation measures is one of the actions required to comply with this policy. Policy F. 13 (Transportation Element) "Support transportation strategies that e~mnce neighborhood livability." The proposed improvements to Garden Way-, the area's primary collector road, is to utiliZe traffic calming features, landscaped medians, access management and on-street parking to maintain traffic fi~mctions and retail viability while increasing pedestrian comfort 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 fhcility may be substandard. The local government jurisdiction may find that transportation system improvements to bring performance -ap to standard within the planning horizon may not be feasible, and safety will not be compromised, and broader commurfity 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) 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 through the node, thus broader community goals are serced by allowing this substandard level of service. (Reference: Memorandum dated March 7, 2001, from 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 l~nction of the street network. Garden Way has been designed to accommodate the large amounts of projected traffic in a manner that accommodates other modes of transportation, supports the proposed neighborhood retail center, would not encourage tragic 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 streeL 3T Policy F.27 (Transportation Element) "Provide for 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 Exhibit A - 16 areas are already built with varying degrees of pedestrian access between properties. The proposed street network and standards requirements for commercial parking lots will ensure pedestrian com~ections 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 arnong 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 successf~al completion of the Chase Gardens nodal development area, a proposed mixed-use, pedestrian-friendly area. The improvements will be fBnded through traditional sources, such as assessments and developer contributions. 40. Policy 2 (Energy Element Page Ill-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 facitkies, and transit enhancements at several places on the site. The need to use an automobile for all trips Mll 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 II~r-J-5) "Encourage medium- and high-density residential uses when balanced with other planning policies in order to maximize 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 development shall be concentrated to the greatest extent possible in areas that are or can be well served by mass transit, paratransit, and foot 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. Exhibit A - 17 Willakenzie Area Plan Policies: The Willakenzie Area Plan designated the Chase Gardens area as an "Opportunity Area" that was suitable 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 future development and capitalize on what are essentially nodal developmem principles ('though not using the term "node" at the time). By master planning the remaining trader-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 ;vith the other portions. The proposed amendments retain the development yield proposed in the Willakenzie Area Plar~, recognize goverma'aent-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 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. (3) In the case of establishment of a special area zone, is consistent with EC 9.3020 Criteria for Establishment of an S Special Area Zone. The criteria in EC 9.3020 are: The area to which the S Special Area Zone is being applied meets at least one of the following: (a) Is identified in the Metro Plan or a refinement plan as a location appropriate for a special range of uses or development that eau best be achieved with the use of a special area zone. (b) Possesses distinctive buildings or natural features that require special consideration to ensure appropriate development, preservation, or rehabilitation. To [neet this criterion, it must be demonstrated that: The area is characterized by buildings that merit preservation to protect their special features; or The area contains natural features that have been identified by the city as worthy of special treatment or preservation. Criterion 1 (a) is met. The Special Area Zone proposed for the Chase node is consistent with Metro Plan and Wiltakenzie Area Plan designations before and after these proposed amendments. An unadopted advisory map, "Nodal Development Areas Proposed for the Eugene-Springfield Metro Area," in TransPlan, the transportation element of the Metro Plan, depicted Chase Gardens as probable nodal development area #6A. The Willakenzie Area Plan, 1992, depicted Chase Gardens as an "Opportunity Area" appropriate for a coordinated mix of higher intensity uses and creation pedestrian and transit friendly environment. The Metro Plan and Willakenzie Area Plan amendments proposed as part of this package of amendments further define the Chase Gardens area as a nodal development area according to previous Growth Management, Metro Plan, and Willakenzie Area Plan policies. [Note: The proposed zoning text amendments would amend this Exhibit A - 18 criterion to read: "(a) Is identified in the Metro Plan or a refinement plan as appropriate for nodal development or for a special range of uses or development that can best be achieved with the use of a special area zone; or.. (2) An analysis of the area demonstrates how the uses and development standards of the S Special Area zone ordinance will facilitate implementation of the planned use of the property or the preservation or rehabilitation of distinctive buildings or natural features of benefit to the community. The proposed Special Area Zone for Chase Gardens, as analyzed in the report "Chase Gardens Nodal Development Area," by Satre Associates, July 29, 2001, facilitates implementation of nodal development principles as planned by the Metro Plan and Willakenzie Area Plan. The proposed zone allows preservation of the five-property Chase Gardens historic ensemble. Except for areas zoned S-H Historic Special Area zone, the area to be classified S Special Area includes at least ½ acre in area. The area to which the Special Area Zone would be applied is approximately 170 acres. (4) The application of the zone to the properties proposed for inclusion in the S Special Area zone and the required provisions of a special area zone ordinance are consistent with the criteria required for approval of a zone change, according to EC 9.8865 Zone Change Al2proval Criteria. An evaluation of consistency with the criteria for approval of a zone change are provided in the section below for those properties which are proposed for rezoning to S-CN. Exhibk A - 19 ZONECHANGES The Eugene City Council will apply the following criteria frorn EC 9.8856 to proposals to rezone properties: The proposed change is consistent with applicable provisions of the Metro Plan. The written text of the Metro Plan shall take precedence over the Metro Plan diagram where apparent conflicts or inconsistencies exist. The proposed Chase Gardens Node Special Area zone would implement the Metro Plan's nodal development policies, as discussed above. F011oMng the addition of the ND--Nodal Development Metro Plan diagram designation to the property through a separate action by the City Council and the Board of County Commissioners, the proposed zone changes are consistent with the Metro Plan diagram as well. (2) The proposed zone change is consistent with applicable adopted refinement plans. In the event of inconsistencies between these plans and the Metro Plan, the Metro Plan controls. The proposed Special Area Zone for Chase Gardens, as analyzed in the report "Chase Gardens Nodal Development Area," by Satre Associates, July 29, 2001, implements the nodal development principles as planned in the Willakenzie Area Plan. The proposed zone allows preservation of the five-property Chase Gardens historic ensemble. (3) The uses and density that will be allowed by the proposed zoning in the location of the proposed change can be served through the orderly extension of key urban thcilities and services. Key urban services that are already in place for at least all the incorporated properties and portions study area include water, electricity, telephones, sanitary sewer, storm drainage, natural gas, recreation, library, police, fire, EMS, streets, and administration. Those ser;4ces not yet available to 'unincorporated properties (e.g., sanitary sewer and natural gas) will be extended to those properties with the improvements to Garden Way. These street improvements are scheduled to conm~ence in Year 2002. (4) The proposed zone change is consistent with the applicable siting requirements set out for the specific zone in: (a) EC 9.2150 Commercial Zone Siting Requirements. Exhibit A - 20 (1) EC 9.4815/WB Wetland Buffer Overlay Zone Siting Requirements. Although not listed in EC 9.8856(4), the siting requirements for the S- Special Area Zone applicable to the Proposed Chase Gardens Node zone were addressed above. Exhibit A - 21 Exhibit B to Ordinance 20267 Chase Gardens Nodal Development Area Properties Subject to Zone Change and Removal of OverLay Zone TaxLot I CulzentZone [ Proposed Zone L Owner Zone Change Only 17032830- 00300 AG,PL SCN/PL City of Eugene (EWEB) 1~032830- 01600 R-4,P__~_ SCN~L City of Eugene (EWEB) 17032840- 00300 PL SCN/PL City of Eugene (EWEB) 17032840- 00400 PL SCN/PL City of Eugene (EWEB) 17032840- 00500 PL SCN/PL City of Eugene (EWEB) 17032840- 00600 PL SCN/PL City of Eugene (EWEB) 17032840- 00800 PL SCN/PL City of Eugene (EWEB) 17032840- 01000 PL SCN/PL City of Eugene (EWEB) "Q Street" Cha eL R-4, PL SCN/PL City of Eugene Zone Change and Removal of Overlay Zone 17032830- 00400 R-1/SR SCN/PL City of Eugene (EWEB) 17032840- 01406 R-4/SR SCN/HDR, Simpson Housing SCN/C 17032842- 03300 R-3/PD SCN/C Mallard II, LLC ~___!~_7032842- 03500 R-3/PD SCN/PRO City' of Eugene (Pinks) Exhibit B 0 0 0 0 © © Exhibit B-2 C ~D C 0 . CITY OF EUGENE INTER DEPARTMENTAL MEMO NDUM CITY ATTORNEy- cIVIL DEPARTMENT Kate Fieiand, City Recorder Date: March 3L 2003 Sabject: SCrivener Error Corrections to Ordinance 20267 T16s Mil confirm our request that you effect the following scrivener error corrections to Ordinance 20267: In Section 3 of the Ordinance correct the subsection being added to EC 9.8030 from (16) to (18), and correct the reference to EC 9.8030(16) at the end of the new subsection to EC 9.8030(18), Correct the EC 9.8030(16) references in EC 9.3116(9), EC 9.3125(1)(b), and EC 9,3126(1) to EC 9.8030(18). These corrections are authorized by Section 9 of Ordinance 20267, which was adopted on November 12, 2002~ The Ordinance was appealed, and in the interim two other amendments to EC 9.8030 were adopted, necesskating the above corrections, If you have any questions, please do not hesitate to contact me. HARRANG LONG GARY RUDNICK~ P~C, CITY ATTORNEYS ENJ:jw RECEIVED APR 1 O 2003 CITY RECORDER