Meeker Family Testimony <br />NIA 23-5/CA 23-3/509-PA23-05532 <br />October 6, 2023 <br />Tax Lot 902 — 309 River Avenue <br />Metro Plan & 1987 River Road Urban Facilities Plan Designation — Commercial <br />Existing Zoning — I-2/SR Light -Medium Industrial with Site Review overlay <br />Lot Size — 1.70 Acres <br />In 1967, the lots were included in a city -initiated application to annex properties along <br />the east and west sides of River Road between the Beldine highway and the Owosso bridge. <br />In 1996, the city granted Site Review approval for the Clemens Marina (SR 96-047) to expand <br />on the portion of the site zoned I-2/SR. (The remainder of the site was zoned C-2 and did <br />not require Site Review approval.). The 1996 Site Review approval expired. In 2000 the <br />property owners submitted a new application for a similar expansion. The City granted Site <br />Review approval allowing construction of an additional 7,200 square foot building and <br />expansion of the Clemens Marina (SR 00-002). <br />The currently -adopted and acknowledged 1987 River Road Urban Facilities Plan (1987 <br />RR Plan) contained a land use diagram, description, and recommendations for each area of <br />the neighborhood. My client's properties were included in the "River Avenue" area. The 1987 <br />RR Plan identified a conflict between the Metro Plan commercial designation of the area and <br />lots zoned industrial. To correct the Plan/Zone conflict, the 1987 RR Plan designated the area <br />along the north side of River Avenue as Commercial (consistent with the Metro Plan) and <br />recommended the area be rezoned to Commercial. At that time, as now, the C-2 zone <br />implemented the Commercial Plan designation. At the time, as now, the C-2 zone permitted <br />RV/Boat & Watercraft/Motor Vehicle sales, rental and service. (See EC Table 9.2160). <br />The draft RRSC Plan does not contain a land use diagram, nor does it provide <br />recommendations on how to resolve conflicts between the Metro Plan Diagram and existing <br />zoning. Furthermore, the draft code amendments to C-2 will prohibit certain uses including <br />`Boat and 1-Vatereraft Sales/Service ". If approved, this will result in the C-2 zoned portion of the <br />Clemens Marina site becoming a non -conforming use. The I-2 zone permits `Boat and <br />W,`atereraft Sales/Service" and retail trade directly related to the primary use of the site. <br />The Planning Commissions should direct staff to prepare a tax lot specific land use <br />diagram for the RRSC Plan to clarify the land use for each property in the planning area and <br />to implement state-wide planning goals. Without a parcel specific Plan diagram, the proposed <br />RR/SC Plan is not a legitimate refinement plan. <br />There are no findings of fact or evidence in the record with the Planning Commission's <br />agenda packet that justifies the public need, or any basis for, amending the C-2 zone <br />development standards. The draft amendments, such as the decrease in building height, will <br />substantially decrease the capacity for commercial land to meet projected employment growth. <br />In addition, draft amendments changing the C-2 development standards will immediately <br />create many non -conforming structures resulting in untold negative financial impacts on <br />businesses and property owners. It is unclear why the C-2 zone standards approved for other <br />areas of the City are not appropriate for the River Road/Santa Clara planning area. If the <br />Office phone: (541) 225-8777 3377°�5 W. 4th Ave., Suite 205 <br />mreeder@oregonlanduse.r%e 9,1 of 122'ene, Oregon 97401 <br />oregonlanduse.com <br />3 <br />