I.  LAND USE AND FUTURE URBAN DESIGN

Introduction

The East Laurel Hill Area, as noted earlier, is that area east of Laurel Hill Drive and south of Interstate 5 extending southeasterly to the ridgeline. It is also an area in transition from rural to urban, and is a geographically defined area. Many of the plan provisions that apply to the, Laurel Hill Valley also apply to East Laurel Hill. It is, however, a distinct area in its location (proximity and convenience to Interstate 5), and in its topography, having unique needs of its own. Also, the transportation needs of East Laurel Hill are unique and different from the Laurel Hill Valley. East Laurel Hill is influenced primarily by the 1-5 cloverleaf and the proposed Glenwood collector, which bisects a narrow corridor with hills on both sides.

Plans for development should take into full account the existing and natural conditions, including the topographical features, vegetation, and natural drainage.

To the greatest possible extent and in recognition of the South Hills Study, it is desirable to preserve the trees and other natural features, to maintain the maximum amount of open space, and to preserve the view to and from the hills.

Policies

1. The density within East Laurel Hill with the exception of the commercial/ residential node shall be consistent with the low-density designation of the Metro Plan. The development node's 'Medium-density resid@ential/professional designation is an exception and may allow up to 20 units. per acre, subject to consideration of the South Hills Study or future amendments to that plan. All low-density areas at elevations greater than 500 feet are subject to South Hills Study development guidelines. Controlled-income-and-rent housing subsidized under Federal, State, or City programs would be allowed in accordance with City policy.

2. The East Laurel Hill development node shall be establis@ied as a refinement to the Metropolitan General Plan which indicates a floating commercial/residential node in the vicinity of Interstate 5 and Laurel Hill Drive. As stated in the Metropolitan General Plan, "The exact locaition of floating nodes shall be determined by local decisions or a refinement planning process." As envisioned by the Metropolitan General Plain, floating nodes are "intended to accommodate a portion of the forecasted demand for commercial land;" facilitate energy and transportation policies; accommodate medium-density residential development, whenever possible; and include commercial designations ranging from neighborhood to community commercial scaled to the area served.

3. The East Laurel Hill development node shall be designed to take into consideration the existing community commercial development and tourist needs along the frontage road south of Interstate 5; the Glenwood collector; the geography and topography of the land, including power line easements, and the future neighborhood commercial needs of Laurel Hill residents.

   The following elements suggested by the Metropolitan Plan are included:

   1. Geographical area to be served: The entire area of the Laurel Hill Plan is intended to be served by this commercial/residential node. The node will provide both neighborhood and community commercial needs'for residents of the Valley and future residents of East Laurel Hill. An important aspect and focus of this node was the realization that Interstate 5 and the future Glenwood collector would provide excellent access to the node for tourists as well as residents of other nearby residential areas.

   2. Existing commercial area/uses: The existing commercial parcels, including service stations., restaurant, and motel in East Laurel Hill, are not oriented toward the needs of nearby residents. There are presently no existing commercial uses within the Laurel Hill Valley. The closest service/commercial area is along.Franklin Boulevard west of the Valley. However, several small parcels of vacant C-1 zoning exist along Augusta and Riverviiaw streets.

   3. Provision for medium-density residential: A medium-density/professional designation is included within the node. The emphasis within .this area is medium-density residential. The area is approximately five acres at the southern tip of the node, east of Laurel Hill Drive (see East Laurel Hill Development Node map). It is designated to act as a buffer between the community commercial designation and the future low-density residential development area further south. Development in this area should be consistent with this plan, the Metropolitan General Plan, and the South Hills Study. It is uniquely situated so that medium-density residential designation with site review procedures would not have an adverse visual impact or conflict with other development standards or limitations. It is acknowledged that the South Hills Study may have to be amended prior to medium-density development if determined to be in conflict with this plan. The Metro Plan states that "whenever possible" medium-density residential development should occur adjacent to or surrounding commercial development. Medium-density development is desirable in East Laurel Hill as part of the commercial/residential node to provide convenient housing for residents needing to live close to shopping or employment and to serve the businesses within the commercial/residential node.

      The identification and location of the East Laurel Hill Development Node is in conformance with the following Metropolitan General Plan goals and policies:

      (Goal) Use urban, urbanizable, and rural land!; efficiently and in the public interest (II-A-1);

      (Goal) Broaden, improve, and diversify the metropolitan economy while maintaining or enhancing the environment (II-A-1);

      (Goal) Create and preserve desirable and distinctive qualities in local and neighborhood areas (II-A-11);

      (Policy) Increase the amount of undeveloped land zoned for light industrial and commercial uses correlating the effective supply in terms of suitability and availability with the projections of demand (III-B-5);

      (Policy) Utilize processes and local controls which'encourage retention of large parcels or consolidation of small parcels of industrially or commercially zoned land to facilitate their use or re-use in a comprehensive rather than piecemeal fashion (III-B-5);

      (Policy) Carefully develop sites that provide visual diversity to the urban area and optimize their visual and personal accessibility to residents (III-E-3).

      The location of the development node along the Glenwood collector (identified by the T-2000 Transportation Plan) and south of the Interstate 5 off-ramp will provide excellent access for the commercial/residential node. There will be direct frontage along the collector as well and ample opportunity for additional access via private or public access spurs.

4. Overall, the development node will include approximately 28.8 acres.' Approximately 2.1 acres are existing C-2 Community Commercial zoning and commercial development including a restaurant, motel, and service station. Five acres are earmarked for medium-density/professional; approximately 2 acres are set aside along the east edge of Laurel Hill Drive as a low-density residential buffer. The remaining 19 acres are designated commercial (see exact configuration on East Laurel Hill Development Node Map).

5. No additional sector of East Laurel Hill shall be designated for commercial purposes until a public need can be demonstrated.

6. Development and expansion of park facilities and bicycle paths is encouraged. The South Hills ridgeline park plans shall be continued.