Site Characteristics and Present Request <br />The subject property consists of approximately 121 acres in two tax lots which are considered <br />one development site under the current ownership. The area is forested with a mixture of <br />coniferous and hardwood forest and is included on the City's adopted Goal 5 Scenic Areas Map <br />(1978). The property also contains several upland streams inventoried as Goal 5 resources on <br />the east and northern portions of the property, as well as streams and wetlands along the <br />north property line that are not listed as protected Goal 5 resources. <br />The site is located on a generally north and northwest-facing hillside sloping down from the <br />ridgeline, which runs in the approximate location of the south property line. The Urban Growth <br />Boundary (UGB) also runs along the south property line to its most southerly tip, where it crosses <br />30th Avenue. To the north of the property is a combination of developed and planned but not yet <br />developed residential properties. The property also adjoins Moon Mountain Park near its <br />northeast corner. To the west, is a strip of City-owned land which includes the Ribbon Trail. <br />Further to the west are additional residences, the Obsidians Lodge and Laurelwood Golf Course. <br />To the east is undeveloped land outside of the City's UGB. The site is located between 560' and <br />950' in elevation, with slopes that range from 5% to over 50% as noted by the applicant. <br />The zone change request is for approval of a zone change from AG (Agricultural) to R-1 (Low <br />Density Residential). The application was deemed complete on November 9, 2012, at the <br />applicant's request under ORS 227.178. The applicant also provided a series of time extensions <br />to the state's mandated 120-day time limit for final land use decisions in order to provide a <br />variety of revisions to the concurrent applications and to attempt to provide some of the <br />missing information identified by the staff as part of completeness review. The applicant has <br />extended the 120-day limit a total of 227 days (a maximum of 245 days may be granted) making <br />October 22, 2013 the 120th day under the rule. <br />Documents Considered by the Hearings Official <br />The Hearings Official has considered documents listed in the "Hearings Official Exhibit List for <br />Laurel Ridge PUB" which is included in the record - to the extent the documents discuss <br />arguments related to the proposed zone change. Other documents were considered only to the <br />extent that they are dependent upon the zone change. <br />Procedural Issues <br />The applicant's final comment states that the Hearings Official's decision on the zone change <br />request is a threshold issue for the entire set of applications identified above. They state: <br />This is the the threshold standard for all related applications. R-1 zoning is <br />requested for the entire property. This requires a finding that all of the property <br />has a Low Density Residential (LDR) Metro Plan designation. If a portion of the <br />Hearings.Official Decision Z 12-2, PDT 12-2, TIA 12-6, SDR 1275 4 <br />Laurel Ridge Record (Z 15-5) Page 1024 <br />