TheMetroPlandiagram showsthenorthportionoftheareaofrequestasdesignated for <br />commercial andthesouthportionasdesignated formedium densityresidential. Theapplicant <br />isproposing C-1NeighborhoodCommercialandGOGeneralOfficezoninginthearea <br />designated forcommercial andR-2MediumDensityintheportion designated formedium <br />density. AsnotedbytheapplicanttheR-2zoneimplements themediumdensity designation. <br />Inregardstothecommercial designation, theMetro PlannotesonpageII-G-4thatthe <br />commercial diagramdesignationisintendedtodepictonlyMajorRetailCentersand <br />CommunityCommercial Centers. Therequested GOGeneralOfficezoningfitswithinthe <br />CommunityCommercial Centercategory providedintheMetroPlan, andisdefinedinthe <br />Eugene Codeasprovidingacompatible mixofofficeandresidentialdevelopmentintransitional <br />locationsbetweenresidential andcommercial uses. StafffindsthattheGOzoneisagoodfitfor <br />thesubjectpropertybecause ofitslocationbetweencommercialdevelopment tothenorthand <br />theresidentialusestothesouth, andisconsistentwiththeCommercial designationforthe <br />subjectproperty. <br />InregardstotheC-1NeighborhoodCommercialrequest, theMetroPlan (pageII-G-4) notes <br />thatNeighborhoodCommercial facilitiesarenotshownontheMetroPlan. TheC-1zoneis <br />intendedtobemore ofa “floatingzone” whichcanbeappliedtositeswhichareplannedfor <br />non-commercial use, such asresidential. Proposing theC-1zoneonanarea thatisdesignated <br />forcommercialisnottypical, astheC-1zone allows fewercommercial usesthantheC-2 <br />CommunityCommercialzone. Nonetheless, theC-1zoneislistedasacommercial zoneand <br />nothing precludesitfrombeingsitedonacommerciallydesignatedarea. <br />SincetheC-1zone istypicallyapplied inplacesthatarenotalreadydesignated forcommercial <br />siting requirementshavebeenincludedinthecodeatEC9.2150, specifictotheC-1zone. <br />WhilethesesitingrequirementsareintendedtositeC-1zones in “non-commercialareas” these <br />sitingrequirementsaremet, andaddressedbelow atEC9.8865(4) andincorporated hereinby <br />reference. <br />Additionally, textaccompanyingtheMetro Plandiagram explains thattheplandesignation for <br />individualparcelsrequiresfurtherinterpretationbyreferring toadoptedarearefinementplans <br />andotherrelevantplanningdocuments. Theapplicablerefinement planistheRiverRoad – <br />SantaClaraUrbanFacilities Plan (RRSCPlan), whichisdiscussed inmore detailinthefollowing <br />section. The (RRSCPlan) containsanadoptedplandiagramandsupporting textandpolicies <br />thatfurtherinforms theproperzoningandappearstosupporttheproposal forC-1zoningon <br />thecommerciallydesignated area. <br />StafffindsthatpoliciesintheMetroPlandonotserveasmandatoryapproval criteriaforthe <br />proposedzonechange, butseveralpolicies doprovideadditionalcontextandgeneralsupport <br />fortherequestandwarrant furtherdiscussion. <br />Pennington FamilyTrust January 2014 3 <br />Z 13-13) <br />HOAgenda - Page3 <br />272