06 Public Record Pages 1021-1272

At the public hearing, the applicant and its representatives presented testimony and evidence in support of the application. Michael Stahlberg, a neighboring property owner expressed concerns about the proposal's compatibility with the neighborhood. Site Characteristics The subject site consists of approximately 3.7 acres located on the west side of Gilham Road, north of Crimson Avenue, approximately 800 feet south of Eugene's Urban Growth Boundary. The site is developed with a single-family dwelling and a: detached garage located on the eastern edge of the site. These buildings proposed to be removed prior to development. The rest of the site has been cultivated for crops in the past. Except for the riparian area on the western portion of the site, the former agricultural fields are predominately non-native grasses and blackberry vines with some trees. Access to the site is available from Gilliam Road and Sterling Woods Drive to the south. The property is generally flat with a split channel north-south riparian corridor on located in the western portion of the property. The site is depicted on Map 15 of the Goal 5 Resource Plan and the associated riparian corridor is identified as Site E76 B-3.1 The entire development site is designated with the /WR overlay to protect (1) undeveloped areas that contain natural vegetation (non-cultivated, including forests natural prairies and meadows) and are within sites larger than one acre; (2) undeveloped natural areas that are contiguous with a water feature; and (3) native plant communities within a floodway and 100-year floodplain. Goal 5 Water Resources Plan Section II, page 1 (describing the evaluation criteria) and Section III, page 2 (summarizing features that meet evaluation criteria.) Jurisdictional wetlands have been delineated within the riparian channels. The western portion of the site is identified as a Special Flood Hazard Area, as defined by the Federal Emergency Management Agency. According to the applicant's environmental consultant, riparian plant species are located solely within the banks and conservation setback depicted on the applicant's site plan. The riparian corridor is a "Category D" corridor, and is subject to a 20-foot conservation setback from the, top of the high bank. Properties within the vicinity of the subject site are predominately zoned and developed for single- family residential use or are vacant. The subject property abuts the River Pointe 2nd Addition subdivision to the west. This subdivision is developed with dwellings on larger lots. The abutting property to the north is a 3-4 acre undeveloped parcel zoned R-1/PD. The northeast portion of the site borders an un-annexed parcel fronting Gilham Road, which is developed with a single-family residence and is zoned for agricultural use. The properties along the east side of Gilham Road are largely outside the city limits with agricultural zoning and single-family residential development. The abutting properties to the south east of Sterling Woods Drive have low density residential zoning and development, with most properties located outside of the city limits. An undeveloped city park abuts the property's southwest boundary. Prior Related Land Use Applications (A 97-36): The subject property was annexed to the City of Eugene in 1997. i Map 15 is at a 1 inch: 1,620 foot scale, and the'hearmgs official's copy is a black and white reproduction on an 8.5 x 11 inch sheet of paper It is not clear whether the hearings official's copy is the same size as the map included in the Goal 5 Resources Plan The record map depicts E76 B-3 near the top of the page. The site boundaries are depicted, and within the boundaries is an upside down "U"-shaped gray area According to the map legend, the gray area depicts "Riparian Corridor Designated for Protection." Alder Woods PUD (PDT 07-5 & SDR 08-2) Page 2 Laurel Ridge Record (Z 15-5) Page 1130