ATT New Evidence Submitted During First Open Record Period

Refinement Plan Context The Metro Plan introduction also notes that "The Metro Plan is the basic guiding land use policy document, but it is not the only such document. As indicated in the Purpose section, above, the Metro Plan is a framework plan, and it is important that it be supplemented by more detailed refinement plans, programs, and policies" (see Metro Plan, page 1-6). The Planning Commission finds that the Willakenzie Area Plan (WAP) and additional factors should also be used as context to help interpret the meaning and applicability of Metro Plan Policy E.4. As a refinement of the Metro Plan, the WAP is intended to provide direction for land use decisions in the Willakenzie area and to serve as a basis for evaluating private development proposals. In this case, the WAP is the applicable refinement plan. The golf course is designated as Parks and Open Space and is located in the Cal Young subarea (consistent with the Metro Plan designation). One of the listed goals in the WAP is to "Provide for the protection and enhancement of land designated park and open space in the Metro Plan and Refinement plan..." It also includes goals to ensure new development is in scale and harmony with existing neighborhood character and is compatible with residential uses and natural values. The WAP does not specifically address telecommunications facilities, but can be used for context in determining how to apply Policy E.4 as it relates to areas of particular importance in the neighborhood. The "Neighborhood Design Element" of the WAP (see WAP, pages 136-152) more specifically describes the environmental character, identity, and visual qualities in the area. This section of the WAP provides the most directly related context for how to interpret Policy E.4 of the Metro Plan, beyond the findings and conditions (e.g. requirements for landscaping and perimeter trees) already applied to the proposal under the PUD/CUP criteria for compatibility and screening purposes. The stated purpose of the "Neighborhood Design Element" of the WAP is to: • Preserve the character of the existing neighborhood; • Improve the appearance of commercial and industrial development; • Establish and enhance identifiable features in the neighborhood. The element describes the particular importance of (and includes policies and proposed actions for): Entrance Corridors; Neighborhood Gateways; Commercial Area Design; Willamette Greenway; Natural Resource Protection; Historic Preservation; and Gillespie Butte Site Development Standards. The golf course is shown on several maps in this element but is not identified as an entrance corridor or neighborhood gateway, nor is the golf course pecifically addressed in the element. The proposal does not negatively impact any of the areas described above as being of significant importance. This language provides further clarification of the important elements of what defines this neighborhood's sense of identity. In that way, the neighborhood refinement plan helps to further define the proper application of the more general Policy E.4 in the Metro Plan. The "Neighborhood Design Element" approaches the preservation and enhancement of these features by recommending landscaping along roads as a means to beautify right of way, incorporation of trees and landscaping in areas considered neighborhood gateways. Additionally, it includes siting and Final Order -On Remand March 4, 2013 Page 4 (PDT 10-2 & CU 11-1)