Planning Commission

AGENDA Phone: 541-682-5481 Meeting Location: www.eugene-or.gov/pc Virtual Meeting (Via Zoom) The Eugene Planning Commission welcomes your interest in these agenda items. This meeting will be held remotely using virtual meeting technology. Information about online or other options for access and participation is available on the last page of this agenda. For the hearing impaired, assistive-listening devices or an interpreter can be provided with 72-hour notice prior to the meeting. Spanish-language interpretation may also be provided with 72-hour notice. These services may not be available during the Planning Commission meeting based on service availability but may occur as a follow-up service. To arrange for these services, contact the Planning Division at 541-682-5675. TUESDAY, January 9, 2024 – Public Hearing (5:30 pm) Commissioners: Ken Beeson; Diane Behling; Tiffany Edwards (Chair); Lisa Fragala; Dan Isaacson; Jason Lear (Vice Chair), Chris Ramey The Commission will begin the meeting with the City’s Land Acknowledgement statement: Since time immemorial the Kalapuya people have been the Indigenous stewards to our region, building dynamic communities, maintaining balance with wildlife, and enacting sustainable land practices. This land acknowledgement is a way of resisting the erasure of Indigenous histories and to honor Native communities by inviting truth and reconciliation. Following treaties between 1851 and 1855, Kalapuya people were dispossessed of their Indigenous homeland by the United States government and forcibly removed to the Coast Reservation in Western Oregon. As we consider the impacts of colonization, we also acknowledge the strength and resiliency of displaced Indigenous people. The City of Eugene is built within the traditional homelands known as Kalapuya Ilihi. Kalapuya descendants are citizens of the Confederated Tribes of Grand Ronde Community of Oregon and the Confederated Tribes of the Siletz Indians of Oregon, they continue to make contributions in our communities here and across the lands. We express our respect for the inherent political sovereignty of all federally recognized Tribal Nations and Indigenous people who live in the State of Oregon and across the nation. Therefore, the Planning Commission recognizes that what we do today will affect the many generations who will come after us. I. Public Hearing and Possible Recommendation: Metro Plan Amendment, Refinement Plan Amendment, and Zone Change for Pitchford (City Files: MA 23-3/RA 23-2/Z 23-5) Planning Commission will hold a public hearing on the applicant’s proposal to: amend the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) to change the plan designation of the subject property from Campus Industrial to Light-Medium Industrial; amend the Willow Creek Special Area Study to change the refinement plan’s designation of the subject property from Special Light Industrial to Light-Medium Industrial; and change the base zone of the subject property from E-1 Campus Employment to E-2 Mixed Use Employment. The existing /CAS Commercial Airport Overlay Zone is proposed Page 1 of 32  to remain. Following this public hearing, the Planning Commission is scheduled to deliberate and make a recommendation to City Council. Subject Property is Tax Lot 18-04-04-20/00100, which is located on Pitchford Avenue, west of Willow Creek Road. Staff: Jeff Gepper, 541-682-5282, JGepper@eugene-or.gov Public Hearing Format: The order of procedure will be as follows, unless modified by the Planning Commission Chair as may be necessary or appropriate: 1. The Planning Commission Chair will summarize procedures and commence the hearing. 2. City staff will provide a brief introduction and summary of the application. 3. Testimony will first be allowed from the applicant and those in support of the application. 4. Testimony will then be allowed from parties who are neither proponents nor opponents. 5. Testimony will then be allowed from the opponents. 6. Staff may provide a response to testimony, as needed. 7. Planning Commissioners may then ask questions of staff (note that commissioners may also raise questions that might arise during any individual testimony). 8. Rebuttal will then be allowed from the proponent/applicant. 9. Finally, the Planning Commission Chair will announce whether the hearing and record is closed, held open, or if the public hearing will be continued. HOW TO ACCESS THE MEETING To watch a webcast of the meeting live: Visit: https://www.eugene-or.gov/2109/Planning-Commission-Webcasts To be able to participate in the Public Hearing join using one of the two following options: 1. Join on your computer, tablet or smartphone Visit: https://eugene-or-gov.zoom.us/j/88568352100 Sign up to speak by clicking once on the “raise hand” icon 2. Join on your phone Dial one of the below numbers and enter the Webinar ID: 885 6835 2100 +1 833-548-0276 (Toll Free); or +1 833-548-0282 (Toll Free); or +1 877-853-5257 (Toll Free); or +1 888-475-4499 (Toll Free); For higher quality, dial a number based on your current location. International numbers available: https://eugene-or-gov.zoom.us/u/kbEgyMKe59 Sign up to speak by dialing *9 (Star-9) Page 2 of 32  AGENDA ITEM SUMMARY January 9, 2024 To: Eugene Planning Commission From: Jeff Gepper, Senior Planner, Planning Division Subject: Public Hearing and Possible Recommendation on Pitchford Metro Plan Amendment, Refinement Plan Amendment, and Zone Change (City Files: MA 23-3, RA 23-2, and Z 23-5) ACTION REQUESTED Hold a public hearing on the applicant’s proposal to: amend the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) to change the plan designation of the subject property from Campus Industrial to Light-Medium Industrial; amend the Willow Creek Special Area Study to change the refinement plan’s designation of the subject property from Special Light Industrial to Light-Medium Industrial; and change the base zone of the subject property from E-1 Campus Employment to E-2 Mixed Use Employment. The existing /CAS Commercial Airport Overlay Zone is proposed to remain. Following this public hearing, the Planning Commission is scheduled to deliberate and make a recommendation to City Council. The subject property consists of a vacant lot located on the north side of Pitchford Avenue, west of Willow Creek Road (Assessor’s Map / Tax Lot: 18-04-04-20 / 00100). The subject property is located within the boundary of the Willow Creek Special Area Study (WCSAS), which is an adopted refinement plan of the Metro Plan. Additional background and a brief overview of the proposal is provided below. For ease of reference, both a vicinity map and a zoning map showing the subject property on Pitchford Avenue and surrounding area are included as Attachments A and B to this AIS. BRIEFING STATEMENT On January 9, 2024, the Planning Commission will hold a public hearing on applications for a privately initiated, site-specific Metro Plan Amendment (MA 23-3), Refinement Plan Amendment (RA 23-2) and Zone Change (Z 23-5). The requested changes are outlined in Table 1 below. The applicant’s desired zoning of E-2 Mixed Use Employment is inconsistent with the property’s current designation as Campus Industrial on the Metro Plan land use diagram. The E-2 zone is also inconsistent with the property’s current designation as Special Light Industrial on the WCSAS land use diagram. For this reason, the applicant is seeking to change to the Metro Plan diagram and WCSAS diagram to re-designate the subject property and establish consistency between the two plans and the applicant’s desired zoning. Page 3 of 32  Pitchford Metro Plan Amendment, Refinement Plan Amendment, and Zone Change Application Current Proposed Acres Metro Plan Amendment Campus Industrial Light Medium Industrial Refinement Plan Special Light Industrial Light-Medium Industrial 3.68 Amendment E-1 Campus Zone Change* E-2 Mixed Use Employment Employment * Only a change to the base zone is proposed. The applicant does not propose to change or remove the existing /CAS Commercial Airport Safety Overlay Zone from the property. No future development plans are associated with this request. The change in zoning of the property from E-1 to E-2 will alter the allowed uses for the subject property. For ease of reference, a comparison table has been provided as Attachment C that illustrates the change in permitted uses between the E-1 and E-2 zones. Also see EC Table 9.2450 for a complete list of permitted uses in all of the Employment and Industrial Zones. More application details can be found in the attachments and other materials included in the application file, which has been provided separately to the Planning Commission. PROCEDURAL SUMMARY The requested Metro Plan Amendment is a Type I Metro Plan Diagram Amendment, which according to EC 9.7705, only requires consideration by the City of Eugene. The process for consideration of these applications will follow the Metro Plan Amendment procedures of the Eugene Code starting at EC 9.7700. In accordance with EC 9.7730(5), the proposed refinement plan amendment will be processed concurrently with the Metro Plan Amendment under these same procedures. Similarly, in accordance with EC 9.8855(4), the proposed Zone Change involving a concurrent Metro Plan Amendment will also be processed in accordance with the Metro Plan Amendment procedures. Due to the site-specific nature of this application, this is a quasi-judicial land use decision, procedures for which begin at EC 9.7065. The adoption process also includes notice to interested parties in accordance with EC 9.7725. Approval of this proposed Metro Plan Amendment, Refinement Plan Amendment, and Zone Change are subject to compliance with the approval criteria at EC 9.7735, EC 9.8424 and EC 9.8865. Following the initial public hearing conducted by the Planning Commission, the Commission will deliberate and provide a recommendation to the City Council to approve, approve with modifications, or deny the proposal. A second public hearing will then be held by the City Council prior to final action. No written testimony was received in response to the public hearing notice, as of the date of this staff report. Any written testimony received after the date of this staff report will be provided to the Planning Commission and all testimony will be provided to the City Council. Page 4 of 32 STAFF RECOMMENDATION/NEXT STEPS Based on the available information and materials in the record, and the attached preliminary findings (see Attachment D), staff finds that the proposal complies with the applicable approval criteria. Staff therefore recommends the Planning Commission deliberate following the public hearing and recommend that the City Council approve this Metro Plan Amendment, Refinement Plan Amendment, and Zone Change proposal. ATTACHMENTS A. Vicinity Map B. Existing Zoning Map C. Comparison of Allowed Uses D. Preliminary Findings FOR MORE INFORMATION More information regarding the Pitchford applications can be found here: https://pdd.eugene- or.gov/LandUse/SearchApplicationDocuments?file=MA-23-0003, or by contacting staff directly: Staff Contact: Jeff Gepper, Senior Planner Telephone: 541-682-5282 Staff E-Mail: JGepper@eugene-or.gov To submit written public comment, please email: JGepper@eugene-or.gov; or via regular mail: c/o Jeff Gepper, Senior Planner, 99 W. 10th Avenue, Eugene, OR 97401. Page 5 of 32  Pitchford Plan Amendments & Zone Change Attachment A City Files: MA 23-3, RA 23-2, & Z 23-5 Vicinity Map RENNE ST WILLOW CREEK RD WESTEC D R Proposed Zone Change from E-1 to E-2 AV E O RD C HF PIT W 18TH AVE WILLOW CREEK CIR Subject Property Caution: This map is based on Taxlots imprecise source data, subject to change, and for general reference only. Eugene UGB Created on 12/12/2023 by City of Eugene Planning Division The requested changes for the subjecty property (Tax Lot 00100 of Assessor's Map 18-04-04-20) include amendments to the Metro Plan Plan Diagram and the Future Land-Use Map of the Willow Creek ^ Special Area Study to facilitate changing the base zone of the property to E-2 Mixed Use Employment. Page 6 of 32 0 120 240 Ft 480 N  Pitchford Plan Amendments & Zone Change Attachment B City Files: MA 23-3, RA 23-2, & Z 23-5 Zoning Map RENNE ST R-2 WILLOW CREEK RD E-2 WESTEC D R R-1 Proposed Zone Change I-2 from E-1 to E-2 C-2 NR AV E O RD C HF PIT E-1 R-4 W 18TH AVE WILLOW CREEK CIR Subject Property C-2 Community Commercial Caution: This map is based on imprecise source data, subject to E-1 Campus Employment change, and for general reference only. E-2 Mixed Use Employment Created on 12/12/2023 I-2 Light-Medium Industrial by City of Eugene Planning Division NR Natural Resource R-1 Low-Density Residential ^ R-2 Medium-Density Residential R-4 High-Density Residential Page 7 of 32 0 120 240 Ft 480 N  Attachment C The following excerpt from Eugene Code is intended to highlight the difference in permitted uses between the E-1 Campus Employment Zone and the E-2 Mixed Use Employment Zone. This has been created by staff for ease of reference in regards to a change from E-1 to E-2 zoning. Change from not permitted in E-1 to permitted in E-2 = Change from not permitted in E-1 to permitted in E-2, but special use limitations apply (EC 9.2451) = Change from permitted in E-1 to not permitted in E-2 = Permitted in both, but change is special use limitation (EC 9.2451) = Not Permitted in either E-1 or E-2 = No change = *IMPORTANT NOTE: Due to the number of uses listed in the table, this first Table has excluded those uses identified as “Not Permitted in either E-1 or E-2” and “No Change”. The full list is included starting on Page 6 below, or at EC 9.2450 for reference. The following Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements identifies those uses in the Employment and Industrial Zones that are: (P) Permitted. (SR) Permitted, subject to an approved site review plan or an approved final planned unit development. (C) Subject to a conditional use permit or an approved final planned unit development. (S) Permitted, subject to the Special Development Standards for Certain Uses beginning at EC 9.5000. (#) The numbers in ( ) in the table are uses that have special use limitations that are described in EC 9.2451. The examples listed in Table 9.2450 are for informational purposes and are not exclusive. Table 9.2450 does not indicate uses subject to Standards Review. Applicability of Standards Review procedures is set out at EC 9.8465. Page 1 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 8 of 32  Attachment C Annotated Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements E-1 E-2 Bar and Tavern P(4) P(2) Delicatessen P(4) P(2) Restaurant P(4) P(2) Specialty Food and Beverage. Examples include bagel, candy, coffee, donut, and ice cream stores. Products manufactured on-site shall comply with P(4) P(2) manufacturing allowances for food and beverage products. Education, Cultural, Religious, Social and Fraternal Artist Gallery/Studio P Ballet, Dance, Martial Arts, and Gymnastic School/Academy/Studio C(6) P Church, Synagogue, and Temple, including associated residential structures for religious personnel, in existence or permitted by an approved CUP by C June 23, 2014 Club and Lodge of State or National Organization P Entertainment and Recreation Amusement Center (Arcade, pool tables, etc.) P(2) Athletic Facility and Sports Club P(4) P(2) Bowling Alley P(2) Golf Course, Miniature Indoor and Outdoor P(2) Theater, Live Entertainment C(6) P(2) Theater, Motion Picture P(2) Financial Services Bank, Savings and Loan Office, Credit Union P(4) P(2) Lodging Homeless Shelter Not in Existence as of January 1, 1984 C Hotel, Motel, and similar business providing overnight accommodations P Manufacturing (Includes processing, assembling, packaging, and repairing) Cleaning and Dyeing Plant P Concrete, Gypsum, and Plaster Products P Contractor’s Storage Yard P Furniture and Fixtures P Glass Products P Handcraft Industries, small scale manufacturing P Leather Products P Lumber and Wood Products P Machinery P Page 2 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 9 of 32  Attachment C Metal Products Fabrication, machine/welding shops(no blast furnaces) P Motor Vehicles and Transportation Equipment P Paints and Allied Products P Paper and Allied Products P Recycling – composting, facilities requiring DEQ permit P Recycling – reverse vending machine P Recycling – small collection facility (See EC 9.5650) S Rubber and Plastic Products P Signs and Advertising Displays P Stone, Cut Stone, and Clay Products P Textiles P Medical, Health, and Correctional Services Blood Bank P Motor Vehicle Related Uses Car Wash P(2) Motor Vehicle Sales/Rental/Service, excluding recreational vehicles and P heavy trucks Motorcycle Sales/Rental/Service P Parking Area not directly related to a primary use on the same development P site Parts Store P(2) Recreational Vehicle and Heavy Truck, Sales/Rental/Service P(2) Repair, includes paint and body shop P(2) Service Station, includes quick servicing – Only permitted if property is located over one-half mile by motor vehicle travel from commercially zoned P(2) land. Tires, Sales/Service P(2) Personal Services Barber, Beauty, Nail, Tanning Shop P(4) P(2) Day Care Facility (Not associated with a residence) P(4) P(2) Dry Cleaner P(4) P(2) Film, drop-off/pick-up P(4) P(2) Locksmith Shop P(4) P(2) Laundromat P(4) P(2) Mailing and Package Service P(4) P(2) Shoe Repair Shop P(4) P(2) Tailor Shop P(4) P(2) Trade (Retail and Wholesale) Page 3 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 10 of 32  Attachment C Agricultural Machinery Rental/Sales/Service P(2) Appliance Sales/Service P(2) Bicycle Rental/Sales/Service P(4) P(2) Boat and Watercraft Sales/Service P(2) Book Store P(4) P(2) Computer Store P(4) P(2) Convenience Store P(4) P(2) Drug Store (excluding Drug Treatment Center) P(4) P(2) Electrical Appliances and Supplies P(4) P(2) Equipment, Light, Rental/Sales/Service P(2) Equipment, Heavy, Rental/Sales/Service – includes truck and tractor sales P(2) Fabric Store P(2) Floor Covering Store P(2) Furniture and Home Furnishings Stores P(2) General Merchandise (includes supermarket and department store) P(2) Hardware/Home Improvement Store P(2) Healthcare Equipment and Supplies P(4) P(2) Liquor Store P(2) Manufactured Dwelling Sales/Service/Repair P(2) Office Equipment and Supplies P(4) P(2) Plumbing Supplies P(2) Retail trade when secondary, directly related, and limited to products P(3) P(3) manufactured, repaired, or assembled on the development site Storage Facility, Household/Consumer Goods P(2) Specialty Store (an example includes a gift store) P(4)(7) P(2)(7) Toy and Hobby Store P(2) Video Store P(2) Utilities and Communication 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 SR P approved through a Type II 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 SR P Landscape Standard (L-3) unless fully enclosed within a building or approved through a Type II procedure that shows low visual impact. Other Commercial Services Page 4 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 11 of 32  Attachment C Building Maintenance Services P(4) P(2) Catering Services P(4) P(2) Collection Center, Collection of Used Goods (See EC 9.5150) S Mortuary P(2) Photographers’ Studio P(2) Picture Framing and Glazing P(2) Printing, Blueprinting and Duplicating P(4) P(2) Publishing Service P P(2) Train Station P Upholstery Shop P(2) Veterinarian Service P(2) Page 5 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 12 of 32  Attachment C The following excerpt from Eugene Code is intended to highlight the difference in permitted uses between the E-1 Campus Employment Zone and the E-2 Mixed Use Employment Zone. Change from not permitted in E-1 to permitted in E-2 = Change from not permitted in E-1 to permitted in E-2, but special use limitations apply (EC 9.2451) = Change from permitted in E-1 to not permitted in E-2 = Permitted in both, but change is special use limitation (EC 9.2451) = Not Permitted in either E-1 or E-2 = No change = *IMPORTANT NOTE: This contains all uses listed in Table 9.2450. The following Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements identifies those uses in the Employment and Industrial Zones that are: (P) Permitted. (SR) Permitted, subject to an approved site review plan or an approved final planned unit development. (C) Subject to a conditional use permit or an approved final planned unit development. (S) Permitted, subject to the Special Development Standards for Certain Uses beginning at EC 9.5000. (#) The numbers in ( ) in the table are uses that have special use limitations that are described in EC 9.2451. The examples listed in Table 9.2450 are for informational purposes and are not exclusive. Table 9.2450 does not indicate uses subject to Standards Review. Applicability of Standards Review procedures is set out at EC 9.8465. Annotated Table 9.2450 Employment and Industrial Zone Land Use and Permit Requirements Page 6 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 13 of 32  Attachment C Accessory Uses Accessory Uses. Examples include administration offices, and storage and P P distribution incidental to the primary use of the site. Agricultural, Resource Production and Extraction Horticultural Uses. Examples include field crops, orchards, berries, and P P nursery or flower stock. Mineral Resource Mining, Recovery, Stockpiling, Processing (excluding smelter or ore reduction) Eating and Drinking Establishments Bar and Tavern P(4) P(2) Delicatessen P(4) P(2) Restaurant P(4) P(2) Specialty Food and Beverage. Examples include bagel, candy, coffee, donut, and ice cream stores. Products manufactured on-site shall comply with P(4) P(2) manufacturing allowances for food and beverage products. Education, Cultural, Religious, Social and Fraternal Artist Gallery/Studio P Ballet, Dance, Martial Arts, and Gymnastic School/Academy/Studio C(6) P Church, Synagogue, and Temple, including associated residential structures for religious personnel, in existence or permitted by an approved CUP by C June 23, 2014 Club and Lodge of State or National Organization P Library P P Museum P P School, Business or Specialized Educational Training (excludes driver P P instruction) School, Driving (including use of motor vehicles) Entertainment and Recreation Amusement Center (Arcade, pool tables, etc.) P(2) Athletic Facility and Sports Club P(4) P(2) Bowling Alley P(2) Golf Course, Miniature Indoor and Outdoor P(2) Race Track, including drag strip and go-cart tracks Theater, Live Entertainment C(6) P(2) Theater, Motion Picture P(2) Financial Services Automated Teller Machine (ATM) P P Bank, Savings and Loan Office, Credit Union P(4) P(2) Government Page 7 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 14 of 32  Attachment C Government Services, not specifically listed in this or any other uses and P P permit requirements table. An example could include: a fire station. Information Technology Services Computer Networking (includes services and technical support center) P P E-commerce (includes call centers, online sales & shipping, and business-to- P P business services) Internet and Web Site (includes services and technical support center) P P Software Development (includes services and technical support center) P P Lodging Homeless Shelter in Existence as of January 1, 1984 (See EC 9.5300) Homeless Shelter Not in Existence as of January 1, 1984 C Hotel, Motel, and similar business providing overnight accommodations P Manufacturing (Includes processing, assembling, packaging, and repairing) Apparel, Clothing, and other finished products made from fabrics, wool, yarn P P and similar materials Asphalt Mixing and Batching/Concrete Mixing and Batching Chemical, Drug, Cosmetics, and Related Products P P Cleaning and Dyeing Plant P Concrete, Gypsum, and Plaster Products P Contractor’s Storage Yard P Electronic and Communication Components, Systems, Equipment, and P P Supplies, includes computers and semi-conductors Explosives, includes manufacturing Food and Beverage Products P P Furniture and Fixtures P Glass Products P Handcraft Industries, small scale manufacturing P Leather Products P Lumber and Wood Products P Machinery P Measuring, analyzing, and controlling instruments and time pieces P P Metal Products Fabrication, machine/welding shops(no blast furnaces) P Motion Picture Production, Distribution, and Allied Services P P Motor Vehicles and Transportation Equipment P Paints and Allied Products P Paper and Allied Products P Photographic and Copying Equipment P P Precision Testing, Medical, Optical, Surgical, and Dental Goods P P Page 8 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 15 of 32  Attachment C Recycling – composting, facilities requiring DEQ permit P Recycling – deconstruction, reuse, resale P P Recycling – large collection facility Recycling – reverse vending machine P Recycling – scrap and dismantling yard (includes vehicle wrecking and salvage) Recycling – small collection facility (See EC 9.5650) S Rubber and Plastic Products P Signs and Advertising Displays P Slaughterhouse and Rendering Plant (indoor only) Stone, Cut Stone, and Clay Products P Textiles P Medical, Health, and Correctional Services Blood Bank P Correctional Facility, excluding Residential Treatment Center C C Clinic or other Medical Health Treatment Facility (including mental health) P P Drug Treatment Clinic – Non-Residential P(5) P(5) Hospital P P Laboratory, includes medical, dental, and x-ray. In the E-1 zone, the use shall directly serve manufacturers, or other employment and industrial or P P commercial enterprises, but exclude services offered on premises to the general public other than on an incidental basis. Residential Treatment Center C C Motor Vehicle Related Uses Car Wash P(2) Motor Vehicle Sales/Rental/Service, excluding recreational vehicles and P heavy trucks Motorcycle Sales/Rental/Service P Parking Area not directly related to a primary use on the same development P site Parts Store P(2) Recreational Vehicle and Heavy Truck, Sales/Rental/Service P(2) Repair, includes paint and body shop P(2) Service Station, includes quick servicing – Only permitted if property is located over one-half mile by motor vehicle travel from commercially zoned P(2) land. Structured Parking, up to two levels not directly related to a primary use on P P the same development site Page 9 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 16 of 32  Attachment C Structured Parking, three or more levels not directly related to a primary use P P on the same development site Tires, Sales/Service P(2) Transit, Neighborhood Improvement. P P Transit Park and Ride, Major or Minor. P P Transit Station, Major or Minor. P P Trucking Terminal Office Uses Administrative, General, and Professional Offices P P Scientific and Educational Research Center. P P Personal Services Barber, Beauty, Nail, Tanning Shop P(4) P(2) Day Care Facility (Not associated with a residence) P(4) P(2) Dry Cleaner P(4) P(2) Film, drop-off/pick-up P(4) P(2) Locksmith Shop P(4) P(2) Laundromat P(4) P(2) Mailing and Package Service P(4) P(2) Shoe Repair Shop P(4) P(2) Tailor Shop P(4) P(2) Residential Dwellings One-Family Dwelling P(1) P(1) Trade (Retail and Wholesale) Agricultural Machinery Rental/Sales/Service P(2) Appliance Sales/Service P(2) Bicycle Rental/Sales/Service P(4) P(2) Boat and Watercraft Sales/Service P(2) Book Store P(4) P(2) Building Materials and Supplies Computer Store P(4) P(2) Convenience Store P(4) P(2) Drug Store (excluding Drug Treatment Center) P(4) P(2) Electrical Appliances and Supplies P(4) P(2) Equipment, Light, Rental/Sales/Service P(2) Equipment, Heavy, Rental/Sales/Service – includes truck and tractor sales P(2) Fabric Store P(2) Page 10 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 17 of 32  Attachment C Floor Covering Store P(2) Furniture and Home Furnishings Stores P(2) Garden Supply/Nursery, includes feed and seed store General Merchandise (includes supermarket and department store) P(2) Hardware/Home Improvement Store P(2) Healthcare Equipment and Supplies P(4) P(2) Liquor Store P(2) Manufactured Dwelling Sales/Service/Repair P(2) Office Equipment and Supplies P(4) P(2) Plumbing Supplies P(2) Retail trade when secondary, directly related, and limited to products P(3) P(3) manufactured, repaired, or assembled on the development site Storage Facility, Household/Consumer Goods P(2) Specialty Store (an example includes a gift store) P(4)(7) P(2)(7) Toy and Hobby Store P(2) Video Store P(2) Wholesale, Warehousing, and Distribution. P P Utilities and Communication Amateur Radio Antenna Structure (See EC 9.5050) Broadcasting Studio, Commercial and Public Education P P Electrical Substation, must meet landscape standards in EC 9.6210(3) High Screen Landscape Standard (L-3) unless fully enclosed within a building or P P approved through a Type II 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 SR P approved through a Type II 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 SR P Landscape Standard (L-3) unless fully enclosed within a building or approved through a Type II procedure that shows low visual impact. Telecommunication Tower or Facility (See EC 9.5750). S S Water Reservoir, elevated above ground level SR SR Other Commercial Services Building Maintenance Services P(4) P(2) Catering Services P(4) P(2) Crematoria Page 11 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 18 of 32  Attachment C Collection Center, Collection of Used Goods (See EC 9.5150) S Garbage Dump, Sanitary Land Fill Heliport and Helistop Kennel Mortuary P(2) Photographers’ Studio P(2) Picture Framing and Glazing P(2) Printing, Blueprinting and Duplicating P(4) P(2) Publishing Service P P(2) Temporary Activity (See EC 9.5800). S S Train Station P Upholstery Shop P(2) Veterinarian Service P(2) Page 12 of 12 Created 12/12/2023 E-1  E-2 Highlighted Changes Page 19 of 32  Exhibit D FINDINGS IN SUPPORT OF AN ORDINANCE AMENDING THE EUGENE- SPRINGFIELD METROPOLITAN AREA GENERAL PLAN DIAGRAM AND THE WILLOW CREEK SPECIAL AREA STUDY FUTURE LAND-USE MAP TO REDESIGNATE THE PROPERTY IDENTIFIED AS ASSESSOR’S MAP 18-04-04-20, TAX LOT 00100 TO LIGHT MEDIUM INDUSTRIAL AND REZONING THE PROPERTY FROM E-1 CAMPUS EMPLOYMENT TO E-2 MIXED USE EMPLOYEMENT. APPLICATION OVERVIEW Name (File Numbers): Pitchford (MA 23-3 / RA 23-2 / Z 23-5) Map No. / Tax Lot: 18-04-04-20 / 00100 The applicant has requested a Eugene-Springfield Metropolitan Area General Plan (Metro Plan) amendment to change the designation of the subject property from Campus Industrial to Light- Medium Industrial, an amendment of the Future Land-Use Map for the Willow Creek Special Area Study to change the designation of the subject property from Special Light Industrial to Light-Medium Industrial, and a change in the base zone of the subject property from E-1 Campus Employment with the /CAS Commercial Airport Safety Zone Overlay Zone to E-2 Mixed Use Employment with the /CAS Commercial Airport Safety Zone Overlay Zone. The requested changes are outlined in Table 1, below. Pitchford Metro Plan Amendment, Refinement Plan Amendment, and Zone Change Application Current Proposed Acres Metro Plan Amendment Campus Industrial Light Medium Industrial Refinement Plan Special Light Industrial Light-Medium Industrial 3.68 Amendment E-1 Campus Zone Change* E-2 Mixed Use Employment Employment *The applicant is only proposing to change the base zoning of the property. The existing /CAS Commercial Airport Safety Overlay Zone is proposed to remain on the subject property. The subject property consists of a vacant tax lot located on the north side of Pitchford Avenue, west of Willow Creek Road (Assessor’s Map / Tax Lot: 18-04-04-20 / 00100). The subject property is located within the boundary of the Willow Creek Special Area Study (WCSAS), which is an adopted refinement plan of the Metro Plan. FINDINGS Based on substantial evidence in the record, the Eugene City Council finds as follows: Preliminary Findings Page 1 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 20 of 32 This request for a Metro Plan Amendment (Type I) is subject to the land use application procedures in the Eugene Code (EC) 9.7700-9.7735. The proposed Metro Plan Amendment also triggers the need for an amendment to the Willow Creek Special Area Study (WCSAS), which is the adopted refinement plan for this area. The applicant has also requested a zone change. Per EC 9.8005, the requested refinement plan amendment and zone change are being processed concurrently. The following findings address the details of the proposal in the context of compliance with the applicable approval criteria at EC 9.7735, EC 9.8424, and EC 9.8865. Those criteria are provided below (in bolded text), including findings addressing compliance with each. METRO PLAN AMENDMENT The applicant’s requested Metro Plan Amendment proposes to change the land use designation of the subject property from Campus Industrial to Light Medium Industrial. The amendment is a Type I Metro Plan Diagram amendment as it only involves property located wholly within the City of Eugene. The following findings address the applicable approval criteria for the Metro Plan Amendment: EC 9.7735 (1): The proposed amendment is consistent with the relevant Statewide Planning Goals. Goal 1: Citizen Involvement - To develop a citizen involvement program that ensures the opportunity for citizens to be involved in all phases of the planning process. The City’s provisions for citizen involvement ensure the opportunity for citizens to be involved in all phases of the planning process and set out requirements for such involvement. The proposal does not include any changes to the City’s citizen involvement program. The City’s land use code implements Statewide Planning Goal 1 through its noticing requirements, which include: • A neighborhood/applicant meeting (9/21/2023) • Notice to the Oregon Department of Land Conservation and Development (12/5/2023) • Referrals and notice sent to Lane County and the City of Springfield (11/28/2023) • Public notice for the Planning Commission public hearing to consider the applications, which includes: mailing notice to interested parties and adjacent property owners (12/8/2023); posting of the notice on-site (12/15/2023); and, publishing the notice in a local newspaper (12/20/2023). All noticing was conducted in accordance with Eugene Code requirements. Consideration of the amendments began with a Planning Commission public hearing on January 9, 2024. Following action by the Planning Commission, the Eugene City Council held a public hearing to consider the plan amendment and zone change, which was duly noticed. Any written testimony received by the City discussing this application was made available to the Planning Commission and City Council for their consideration. Preliminary Findings Page 2 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 21 of 32 Based on these findings, the proposed Metro Plan Amendment is consistent with Statewide Planning Goal 1. Goal 2: Land Use Planning - To establish a land use planning process and policy framework as a basis for all decisions and actions related to use of land and to assure an adequate factual base for such decisions and actions. Consistent with Statewide Planning Goal 2, the requested Metro Plan Amendment is being processed according to Eugene’s land use code, which specifies the procedure and criteria for consideration of the request. The requested Metro Plan amendment qualifies as a Type I amendment as defined in EC 9.7705 because the only requested change is to the Metro Plan’s Diagram, for lands located wholly within the City of Eugene. Consistent with EC 9.7715(1), the request for an amendment was initiated by a representative for the property owners. Per EC 9.7705(1), this Type I amendment requires approval by City of Eugene only. The subject property is entirely within Eugene City limits and there is no regional impact associated with this request to amend the Metro Plan land use designation for the subject property. As the application follows the procedural requirements established by Eugene’s land use code, the amendment is consistent with Statewide Planning Goal 2. The Statewide Planning Goal 2 coordination requirement is met when the City engages in an exchange, or invites such an exchange, between the City and any affected governmental unit and when the City uses the information obtained in the exchange to balance the needs of its citizens. To comply with the Goal 2 coordination requirement, the City provided notice of the proposal and opportunity to comment to Lane County, Lane Council of Governments, City of Springfield, the Oregon Department of Transportation and the Oregon Department of Land Conservation and Development. There are no exceptions to Statewide Planning Goal 2 required for this amendment. Therefore, the amendments are consistent with Statewide Planning Goal 2. Goal 3: Agricultural Lands - To preserve agricultural lands. The amendment is for property located within the Eugene city limits and does not affect any land designated for agricultural use. Based on this finding, Statewide Planning Goal 3 does not apply. Goal 4: Forest Lands - To preserve forest lands. The amendment is for property located within the Eugene city limits and does not affect any land designated for forest use. Based on this finding, Statewide Planning Goal 4 does not apply. Goal 5: Natural Resources, Scenic and Historic Areas, and Open Spaces - To protect natural resources and conserve scenic and historic areas and open spaces. There are no Goal 5 resources located on the subject property. This amendment does not create or amend the City’s list of Goal 5 resources, does not amend a code provision adopted in Preliminary Findings Page 3 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 22 of 32 order to protect a significant Goal 5 resource or to address specific requirements of Goal 5, nor does it allow new uses that could be conflicting with a significant Goal 5 resource site. Therefore, the amendment is consistent with Statewide Planning Goal 5. Goal 6: Air, Water and Land Resources Quality - To maintain and improve the quality of the air, water and land resources of the state. The proposed change to the Metro Plan Diagram does not impact the existing regulations that implement the City’s protections for the quality of air, water, and land resources. Any future development will be subject to City regulations and other state and federal requirements, ensuring that future developments will be consistent with this Goal. Based on these findings, the Metro Plan amendment is consistent with Statewide Planning Goal 6. Goal 7: Areas Subject to Natural Hazards - To protect people and property from natural hazards. Statewide Planning Goal 7 requires that local government planning programs include provisions to protect people and property from the following natural hazards: floods, landslides, earthquakes and related hazards, tsunamis, coastal erosion and wildfires. Goal 7 prohibits development in natural hazard areas without appropriate safeguards. The subject property is not located within known areas of natural disasters or hazards. The subject property is outside the flood zone and is not subject to hazards normally associated with wildfires or tsunamis. Other hazards can be mitigated at the time of development based on applicable land use code provisions, building codes and building techniques. The amendment to the Metro Plan Diagram does not affect the City’s restrictions on development in areas subject to natural disasters and hazards. Based on these findings, the amendment is consistent with Statewide Planning 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. Statewide Planning Goal 8 ensures the provision of recreational facilities for Oregon citizens and is primarily concerned with the provision of those facilities in non-urban areas of the state. The Metro Plan Diagram amendment does not affect the City’s provisions for, or individuals' access to, recreation areas, facilities, or recreational opportunities. Therefore, the amendment is consistent with Statewide Planning Goal 8. Goal 9: Economic Development - To provide adequate opportunities throughout the state for a variety of economic activities vital to the health, welfare, and prosperity of Oregon's citizens. Statewide Planning Goal 9 requires cities to evaluate the supply and demand of commercial and industrial land relative to community economic objectives. This amendment to the Metro Plan Diagram is only related to lands designated as industrial. The Oregon Administrative Rule for Statewide Planning Goal 9 (OAR 660 Division 9) requires that the City provide for at least an Preliminary Findings Page 4 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 23 of 32 adequate supply of sites of suitable sizes, types, location, and service levels for a variety of industrial and commercial uses consistent with plan policies. The Employment Lands Supply Study 2012-2032 (ELSS) is included as appendix B in the City’s comprehensive plan, Envision Eugene, and complies with the requirements of Goal 9 and the corresponding Administrative Rule. The amendment to the Metro Plan Diagram does not add or subtract any industrial land from the adopted inventories. The proposed change to the Metro Plan designation for the subject property does not have an impact on the City’s availability of employment or industrial lands because all industrial land use land designations (Campus, Light Medium, and Heavy) are grouped together for the purposes of the City’s ELSS. Therefore, properties within the broad category of industrial can be re-designated to another type of industrial without changing the amount of industrial land in the City’s inventory. In this case, a re-designation from Campus Industrial to Light Medium Industrial results in no net change to the City’s overall supply of industrially designated land. OAR 660-009-010(4) includes specific requirements for changes in plan designation that involve land in excess of two acres within an existing urban growth boundary from an industrial use designation to a non-industrial use designation, or another employment use designation to any other use designation. While the subject property is in excess of two acres, the proposed change is from one industrial designation (Campus) to another industrial designation (Light Medium). Therefore, this administrative rule requirement does not apply. Given these facts, the requested Metro Plan Amendment will not adversely impact the City’s ability to provide opportunities for a variety of economic activities. In the application materials, the applicant addresses the economic benefits of the proposed change. The applicant asserts that the proposed change will “provide the following economic benefits: 1. Substantial increase in tax revenue. The current Campus Industrial plan designation and zoning has not attracted development. 2. Increase in the diversity of uses allowed including some of Eugene’s ‘target industries. 3. Future development of the site will create jobs and result in direct and indirect benefits to the local economy.” Based on these findings, the amendment is consistent with Statewide Planning Goal 9. Goal 10: Housing - To provide for the housing needs of citizens of the state. The subject property does not include any lands designated for residential use in the City’s Buildable Lands Inventory (BLI); therefore, the proposal does not include any changes that would impact the availability of residential lands for housing, nor does it impact the City’s ability to provide for housing needs in the future. Based on these findings, the amendment is consistent with Statewide Planning Goal 10. Goal 11: Public Facilities and Services - To plan and develop a timely, orderly and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. Preliminary Findings Page 5 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 24 of 32 The Metro Plan Diagram amendment does not affect the City’s provision of public facilities and services. Based on this finding, the amendment is consistent with Statewide Planning Goal 11. The City has an acknowledged Public Facilities and Services Plan, which is the Eugene- Springfield Metropolitan Area Public Facilities and Services Plan: a refinement plan of the Eugene-Springfield Metropolitan Area General Plan. As a note, all necessary public services exist or are readily available in close proximity to the subject site. Goal 12: Transportation - To provide and encourage a safe, convenient and economic transportation system. Goal 12 requires a determination of whether the proposed Metro Plan Amendment will significantly impact an existing or planned transportation facility. OAR 660-012-0060, the Transportation Planning Rule (TPR), implements Goal 12 for proposed amendments to the Metro Plan Diagram, such as this application. The TPR contains the following requirement: OAR 660-012-0060(1) If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation facility, then the local government must put in place measures as provided in section (2) of this rule, unless the amendment is allowed under section (3), (9) or (10) of this rule. The applicant requests a Metro Plan Amendment from Campus Industrial to Light Medium Industrial, as well as a zone change from E-1 Campus Employment to E-2 Mixed Use Employment. The applicant’s consultant, Sandow Engineering, prepared a scoped transportation analysis that references projected trip generation from a reasonable worst-case development scenario. The consultant compared allowed uses and buildout scenarios consistent with the existing E-1 zone and the allowed uses of the E-2 Zone. The applicant has provided an analysis consistent within the parameters of the agreed scope of work and using industry best practices. Public Works staff concurs with the consultant’s methodology, traffic study, and findings to determine that this proposal has no significant effect on existing or planned transportation facilities. A detailed discussion of the study and conformance with the TPR is addressed below. A plan or land use regulation amendment significantly affects a transportation facility if it would: (a) Change the functional classification of an existing or planned transportation facility (exclusive of correction of map errors in an adopted plan); The applicant has provided a transportation technical memo consistent with the requirements for TPR Analysis as coordinated between the City of Eugene and the applicant. The analysis is written to uphold industry best standards. The applicant’s traffic study identified an increase in Preliminary Findings Page 6 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 25 of 32 the average daily traffic. The increase in average daily trips is not expected to require a change in the functional classification of any street within the study area. The applicant has not proposed any changes to the functional classification of any roadway within the study area. (b) Change standards implementing a functional classification system; or The zone change does not propose to change the standards implementing the current functional classification system adopted in the City of Eugene 2035 TSP. The current TSP (City of Eugene 2035 Transportation System Plan) and street classification map were developed and adopted assuming City wide transportation impacts based upon the policy, designations, planning horizons and growth assumptions identified in the Metro Plan at the time of its adoption. The proposed zone change does not change the standards implementing the current functional classification system adopted in the City of Eugene 2035 TSP. (c) Result in any of the effects listed in paragraphs (A) through (C) of this subsection based on projected conditions measured at the end of the planning period identified in the adopted TSP. As part of evaluating projected conditions, the amount of traffic projected to be generated within the area of the amendment may be reduced if the amendment includes an enforceable, ongoing requirement that would demonstrably limit traffic generation, including, but not limited to, transportation demand management. This reduction may diminish or completely eliminate the significant effect of the amendment. (A) Types or levels of travel or access that are inconsistent with the functional classification of an existing or planned transportation facility; (B) Degrade the performance of an existing or planned transportation facility such that it would not meet the performance standards identified in the TSP or comprehensive plan; or (C) Degrade the performance of an existing or planned transportation facility that is otherwise projected to not meet the performance standards identified in the TSP or comprehensive plan. The applicant’s engineer has provided an analysis based upon the projected impacts of the proposed zone change. The study provides trip generation estimates for reasonable worst-case scenarios of the proposed zone as compared to trip generation estimate of the existing zone. A “significant effect” on existing or planned transportation facilities is defined by the criteria identified in subsections (A) through (C). The proposed zone change results in none of the effects identified in subsections (A) through (C). The proposal does not include, and the proposal does not require, an enforceable, ongoing requirement that would demonstrably limit traffic generation. Preliminary Findings Page 7 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 26 of 32 The City Council finds that this proposal has no significant effect on existing or planned transportation facilities as defined within OAR 660-012-0060(1). Therefore, the proposed zone change satisfies the Transportation Planning Rule. Based on these findings, the proposal is consistent with Statewide Planning Goal 12. Goal 13: Energy Conservation - To conserve energy. The proposed change to the Metro Plan‘s Diagram will not amend or otherwise involve any land use regulations that implement this Goal. Therefore, the amendment is consistent with Statewide Planning Goal 13. Goal 14: Urbanization - To provide for an orderly and efficient transition from rural to urban land use, to accommodate urban population and urban employment inside urban growth boundaries, to ensure efficient use of land, and to provide for livable communities. The Metro Plan Diagram amendment does not affect the City’s provisions regarding the transition of land from rural to urban uses. Based on this finding, the amendment is consistent with Statewide Planning Goal 14. Goal 15: Willamette River Greenway - To protect, conserve, enhance and maintain the natural, scenic, historical, agricultural, economic and recreational qualities of lands along the Willamette River as the Willamette River Greenway. The Metro Plan Diagram Amendment does not contain any changes that affect the Willamette River Greenway regulations, nor is the subject property located within the adopted Willamette Greenway boundary. Based on this finding, Statewide Planning Goal 15 does not apply. Goals 16 – 19: Estuarine Resources; Coastal Shorelands; Beaches and Dunes; and Ocean Resources There are no estuarine, beach and dune, coastal, or ocean resources related to subject property. Based on this finding, Statewide Planning Goals 16 through 19 do not apply. Conclusion Based on the findings above, the Metro Plan Amendment complies with the Statewide Planning Goals and the approval criterion at EC 9.7735(1) is met. EC 9.7735(2): The proposed amendment does not make the Metro Plan internally inconsistent. No policies within the Metro Plan appear to serve as mandatory approval criteria for this application, nor do any Metro Plan policies appear to be directly relevant to this site-specific Metro Plan Diagram amendment. Therefore, the proposed amendment does not present any Preliminary Findings Page 8 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 27 of 32 conflict with other Metro Plan policies nor does it make the Metro Plan internally inconsistent. Based on these findings, this criterion is met. EC 9.7735(3): When the city-specific local comprehensive plan also applies, the proposed amendment is consistent with the city-specific local comprehensive plan. The city-specific local comprehensive plan for the City of Eugene is the Envision Eugene Comprehensive Plan. The following policy from the Envision Eugene (EE) Comprehensive Plan provides relevant support for the amendment to the Metro Plan Diagram: EE Policy 3.23: Flexible campus employment areas. Recognize changing market demands and accommodate land needs through flexible zoning for light industrial/campus employment areas, including Greenhill Technology Park, Willow Creek Circle and Chad Drive. This policy specifically recognizes the challenges presented by existing zoning restrictions in the area of the subject property. The applicant contends that the existing E-1 zoning has not responded well to market conditions and has not provided opportunities to meet market demand. The subject property has been designated Campus Industrial and zoned E-1 Campus Employment since 2013 and has remained vacant for the seven years since that time. While the policy specifically related to flexible zoning, the proposed Metro Plan Diagram change is necessary to facilitate the zone change. The Transportation chapter of Envision Eugene states that the Eugene 2035 Transportation System Plan (TSP) serves as the transportation element for the comprehensive plan. As noted in the findings related to Statewide Planning Goal 12, the Metro Plan Diagram amendment is consistent with the City’s TSP, and therefore consistent with the transportation element of Envision Eugene. No transportation policies appear to be directly relevant to this site-specific Metro Plan Amendment, nor do they serve as mandatory approval criteria for the amendment. Based on these findings, the proposed Metro Plan Amendment is consistent with Envision Eugene, the City’s local comprehensive plan. REFINEMENT PLAN AMENDMENT The proposed Metro Plan Amendment also triggers the need for an amendment to the Future Land-Use Map (Map E) of the Willow Creek Special Area Study (WCSAS), which is the adopted refinement plan for this area. The WCSAS Future Land-Use Map designates the property as Special Light Industrial. The following findings address the applicable approval criteria for the related refinement plan amendment: EC 9.8424(1): The refinement plan amendment is consistent with all of the following: (a) Statewide planning goals. Preliminary Findings Page 9 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 28 of 32 The findings addressing consistency with the Statewide Planning Goals included above under Metro Plan Amendment approval criterion EC 9.7735(1), are incorporated herein by reference. Based on those findings, the amendment to the Future Land-Use Map for the Willow Creek Special Area Study is consistent with the Statewide Planning Goals. (b) Applicable provisions of the comprehensive plan. The findings above under Metro Plan Amendment approval criteria EC 9.7735(2) and EC 9.7735(3) are incorporated herein by reference and the amendment to the Future Land-Use Map for the Willow Creek Special Area Study is consistent with the provisions of the Metro Plan and Envision Eugene. (c) Remaining portions of the refinement plan. Only the Future Land-Use Map (Map E) for the Willow Creek Special Area Study will be amended. No other amendments to the WCSAS are proposed or required. No polices listed in the WCSAS appear to serve as mandatory approval criteria for this amendment, nor do any refinement plan policies require further analysis beyond that provided above for the Metro Plan Amendment. EC 9.8424(2): The refinement plan amendment addresses one or more of the following: (a) An error in the publication of the refinement plan. (b) New inventory material which relates to a statewide planning goal. (c) New or amended community policies. (d) New or amended provisions in a federal law or regulation, state statute, state regulation, statewide planning goal, or state agency land use plan. (e) A change of circumstances in a substantial manner that was not anticipated at the time the refinement plan was adopted. An amendment to the plan designation on the Metro Plan Diagram constitutes a “new or amended community policy.” Per the findings pertaining to the Metro Plan Diagram amendment at EC 9.7735, incorporated herein by reference, the designation change is consistent with all Statewide Planning Goals and the existing Metro Plan policies. Therefore, the refinement plan land use diagram must be amended to remain consistent with the amended Metro Plan Diagram. Based on these findings, this criterion is met. ZONE CHANGE The applicant’s request includes a concurrent change in the base zone of the subject property from E-1 Campus Employment to E-2 Mixed Use Employment, to bring the zoning into conformance with the proposed Light Medium Industrial plan designation. The following findings address the applicable approval criteria for the zone change request: Preliminary Findings Page 10 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 29 of 32 EC 9.8865(1): 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. According to EC 9.2405, the requested E-2 zone implements the Metro Plan’s Light Medium Industrial land use designation. Therefore, the zone change is consistent with a change to the Metro Plan Diagram to designate the subject property as Light Medium Industrial. There are no Metro Plan policies that serve as mandatory approval criteria for this zone change or require further analysis beyond that provided above for the requested Metro Plan Amendment. Based on these findings, and with approval of the Metro Plan Diagram Amendment, this criterion is met. EC 9.8865(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 subject property is within the boundaries of the Willow Creek Special Area Study (WCSAS), which is the adopted refinement plan for the area of this request. The WCSAS identifies the subject property as being designated for Special Light Industrial. However, the requested Refinement Plan Amendment would result in the designation being amended to Light-Medium Industrial. Amendment of the WCSAS Future Land-Use Map to designate the subject property as Light-Medium Industrial is consistent with the requested E-2 Mixed Use Employment zoning. No policies listed in the WCSAS appear to serve as mandatory approval criteria for this zone change or to require further analysis beyond that provided above for the requested Metro Plan Amendment and Refinement Plan Amendment. Based on these findings, and with approval of the amendment to Future Land-Use Map for the WCSAS, this criterion is met. EC 9.8865(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 facilities and services. Key urban facilities and services are defined in the Metro Plan as: wastewater service, stormwater service, transportation, water service, fire and emergency medical services, police protection, City-wide parks and recreation programs, electric service, land use controls, communication facilities, and public schools on a district-wide basis (see Metro Plan, page V-3). The following summary addresses the availability of these key urban services and facilities as required under this criterion. Wastewater: Public wastewater service is currently available for the subject property from a wastewater line located in Pitchford Avenue. Wastewater standards will be reviewed at the time of future development for any extension of service to the subject property. Preliminary Findings Page 11 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 30 of 32 Stormwater: Existing stormwater conveyance lines are located in Pitchford Avenue. Stormwater standards will be reviewed at the time of future development for any extension of service to the subject property. Streets: The subject property has frontage on Pitchford Avenue, which is classified as a local street, per Figure 60 of the Eugene 2035 Transportation System Plan (2035 TSP). Compliance with applicable street standards will be addressed at the time of future development. Solid Waste: Collection service is provided by private entities. Regional disposal sites and the Short Mountain Landfill are operated by Lane County. Water and Electric: Water and electrical services, operated by Eugene Water and Electric Board (EWEB) are available for extension to the property. Any future development will require coordination with EWEB staff to ensure that water and electric services comply with City standards and EWEB requirements. Public Safety: Police protection for the subject property is consistent with service provision throughout the City. Fire protection will be provided by Eugene Springfield Fire. Emergency medical services are currently provided on a regional basis by the cities of Eugene and Springfield. Transportation: The subject property is accessible to pedestrians, bicycles, and vehicles via the surrounding street network. Transit stops are located north of the subject property on West 11th Avenue. Sidewalks are present along all street frontages of the subject property. Parks and Recreation: Parks and recreation programs are provided on a City‐wide basis. The inclusion of the subject property in the City is sufficient evidence to demonstrate the minimum level of this key urban service is met. Planning and Development Services: Planning and building permit services are provided for all properties located within the urban growth boundary by the City of Eugene. The Eugene Code, Chapter 9, will provide the required land use controls for future development of the subject property. Communication: A variety of telecommunication providers offer communications services throughout the Eugene/Springfield area; therefore, these services are available, and this key urban service requirement is met. Public Schools: The subject property is within Eugene School District 4J. As access to schools is evaluated on a district wide basis, the property’s location within the school district is sufficient evidence to demonstrate the minimum level of this key urban service is met. Preliminary Findings Page 12 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 31 of 32 Based on these findings, this criterion is satisfied. EC 9.8865(4): The proposed zone change is consistent with the applicable siting requirements set out for the specific zone in: (b) EC 9.2430 Employment and Industrial Zone Siting Requirements. The specific siting standards for the E-2 Mixed Use Employment zone are listed under EC 9.2430(2) and provided for ease of reference below. EC 9.2430(2): E-2 Mixed Use Employment. This zone is limited to areas designated Light Medium Industrial in the comprehensive plan and those that meet either (a) or (b) of the following minimum siting requirements: (a) Property has frontage on an arterial street. (b) Contiguous to parcels currently zoned E-2 or C-2 Community Commercial. E-2 zoning is limited to areas designated Light Medium Industrial and the subject property is designated Light Medium Industrial by the Metro Plan Diagram amendment approved as part of this application package. Based on these findings, with approval of the proposed Metro Plan Diagram amendment, the siting requirements of EC 9.2430 are satisfied, and this criterion is met. EC 9.8865(5): In cases where the NR zone is applied based on EC 9.2510(1)(b), the property owner shall enter into a contractual arrangement with the city to ensure the area is maintained as a natural resource area for a minimum of 50 years. This criterion does not apply because the proposed zone change does not include the NR zone. OAR 660-012-0060 - Transportation Planning Rule While not an approval criterion included in Eugene Code, zone change applications are required to demonstrate compliance with the State’s Transportation Planning Rule under OAR 660-012-0060. Consistent with the findings under the Statewide Planning Goal 12 regarding the Metro Plan Amendment, which are incorporated herein by reference, the proposed zone change is consistent with the Transportation Planning Rule. CONCLUSION Based on the available information and evidence, and the preceding findings of compliance with the applicable approval criteria, the proposed Metro Plan Amendment, Refinement Plan Amendment, and Zone Change comply with the applicable approval criteria. Preliminary Findings Page 13 of 13 Pitchford (MA-23-3/RA 23-2/ Z-23-5) Page 32 of 32