Recommendation 6: The zoning and planned use designations for the remainder of the study area <br />th <br />should remain as is. In particular, the The area on the east side of Willamette Street between 19and <br />the Civic Stadium property is an appropriate area for medium density residential development. The <br />thth <br />area on the east side of Willamette between 19 and 18is appropriately designated and zoned as <br />commercial. <br /> <br />Recommendation 9: Delete <br /> <br />With these changes to the South Willamette Subarea Study text and diagram, consistency will be <br />ensured among the proposed amendments and the remaining portionsof the adopted refinement <br />plan as required. <br /> <br />(2) The refinement plan amendment addresses one or more of the following: <br />(a) An error in the publication of the refinement plan. <br />(b) New inventory material which relates to a statewide planning goal. <br />(c) New or amended community policies. <br />(d) New or amended provisions in a federal law or regulation, state statute, state <br />regulation, statewide planning goal, or state agency land use plan. <br />(e) A change of circumstances in a substantial manner that was not anticipated <br />at the time the refinement plan was adopted. <br /> <br />The refinement plan amendment addresses criteria (c), (d), and (e) above. Since the original adoption <br />of the South Willamette Subarea Study in 1987, and as a part of the recent Envision Eugene <br />community vision process, the portion of Willamette Street in both the subject area and the South <br />Willamette Subarea Study was identified as a Key Transit Corridor, and parcels in the subject area and <br />adjacent to the South Willamette Subarea Study were identified as a Core Commercial Area. <br /> <br />Subsequent to that identification and concurrent with this amendment, the entire subject area, <br />including parcels in the South Willamette Subarea Study, is proposed for MMA designation.The <br />adoption of OAR 660-012-0060(10) in 2011 allowed local governments to designate areas as MMAs <br />as proposed in this case. <br /> <br />Zone Changes <br /> <br />EC 9.8865(1): The proposed change is consistent with applicable provisions of the Metro <br />Plan. The written text of the Metro Plan shall take precedence over the Metro Plan diagram <br />where apparent conflicts or inconsistencies exist. <br /> <br />The proposed zone changes are necessary to implement the proposed new S-SW zone and related <br />subdistrict and overlays, as well as to ensure consistency with the plan and code amendments <br />discussed above. For detailed maps and a table showing the proposed zone changes on a parcel- <br />specific basis, please refer to Attachment A. The regulating plan which dictates the area of specific <br />subdistricts and overlays (Figure 9.3832 S-SW Regulating Plan – Subdistricts and Overlay Subdistricts) <br />is included in Attachment B. <br /> <br />Some of the policies addressed in the Metro Plan and refinement plan amendment findings are also <br />Findings - 21 <br />