specific detail in the
element so that it encompasses only a general acceptance of the concept of
"mixed use" development on properties that can meet certain criteria.
Mixed use has come into vogue as a planning concept that mixes residential and
commercial uses in a zone that recreates "traditional neighborhoods," common in
cities before the post-World War II suburbanization boom.
The mixed use element has been the most controversial part of the updated
comprehensive plan. Part of the controversy stemmed from the fact that the
element was written to apply only to 62 acres of Pine Meadow Ranch which the
Sokol family of Sisters plans to develop.
"I think a lot of the confusion has been that people think this (mixed use) is
just for this development and I don't think that's true," said Councilor Kathy
Pittman. "I think in 20 years there could be two or three developments like
this."
According to Thompson, if mixed use is ultimately allowed in the comprehensive
plan, a new zone will be written into the city's zoning ordinance listing the
requirements that must be met to have a site approved. Developers would then
have to apply to have their projects considered for mixed use zoning.
Sisters resident Gordon Petrie, a leading critic of Element 15 and other
aspects of the plan, said he was happy to see that the site-specific
language is to be taken out. But he still opposes the concept of mixed use
zoning for Sisters, "because we already have it," he said.
"Why have another set of rules and have half the town operating under one set
of rules and the other half operating under the old rules?" Petrie said.
Petrie also fears that allowing outright a mix of commercial and residential
uses in a special zone could hurt the city's ability to control development.
He believes that Sisters should allow residential uses in commercial zones and
some commercial uses in residential areas, but only as a variance from
established zoning.
"If you establish mixed use as a right, you have to continually try to close
the door as far as control is concerned," Petrie said.
Steve McGhehey, who is developing the Pine Meadow Ranch property with the Sokol
family, said that removing the site specific language from the element is fine
with him and his colleagues.
"I think going away from site-specific language is good as long as they direct
the city to write a zone," McGhehey said.
Architect Brad Stangeland, who works with McGhehey, said that the Pine Meadow
Ranch Development Corporation never sought a mixed use element specifically for
that property. He said the comprehensive plan should generally endorse mixed
use and specific issues and concerns about the concept should be worked out in
the zoning ordinance.
McGhehey said that he expects any mixed use zoning ordinance to be tightly
restrictive.
The city council will hold at least one more workshop on the
comprehensive plan before a public hearing is held January 25.
