Based on the information above, a total of 0.51 acres should be removed from the total gross net density <br />of 2.34 acres. Table 2 presents the lengths, widths, and acreage of each of the areas to be removed which <br />' were scaled off full-sized plans (24"06" sheet) at 1"=20 feet. The total net acreage for the unit density <br />calculation is 1.83 acres. Maximum number of units allowable on the OMC project property is 26 (1.83 x <br />14 = 25.7). EC 9,2751 (1)(c)(3) states to round up when the lot is greater than 13,500 square feet. <br />With regards to street connectivity and the potential of having to connect Oakleigh Lane and McClure <br />Lane with a low volume residential road (45 ft ROW), assuming that the EWEB water line easement, <br />access road, and the street connection ROW were all overlapping, the additional width beyond the access <br />' way would be 23 ft (access is 22 ft), together equals 45 ft. Additional acreage to be removed would be <br />(320 ft by 23 ft) which would be about 0.17 acres. This would bring the net density down to 1.66 useable <br />acres which make the max allowable number of units 23. Ironically, 23 units on 2.3 gross acres is 10 <br />units per acre which is the definition of low density residential in the Metro Plan. <br />Metro Plan - Residential (Page ll-G-3) <br />This category is expressed in gross acre density ranges. Using gross acres, approximately 32 <br />percent of the area is available for auxiliary uses, such as streets, elementary and junior high <br />t schools, neighborhood parks, other public facilities, neighborhood commercial services, and <br />churches not actually shown on the Metro Plan Diagram. Such auxiliary uses shall be allowed <br />within residential designations if compatible with refinement plans, zoning ordinances, and other <br />' local controls for allowed uses in residential neighborhoods. The division into low, medium, and <br />high densities is consistent with that depicted on the Metro Plan Diagram. In other words: <br />• Low density residential-Through 10 units per gross acre <br />' Medium density residential-Over 10 through 20 units per gross acre <br />• High density residential-Over 20 units per gross acre <br />' The ratio of 14 units per acre in low density zones is very uncommon in Eugene, most likely because 32% <br />or so of the gross density is required for public infrastructure. It's quite clear that both the applicant and <br />' the City of Eugene Staff Report misrepresented the maximum allowable number of units. With regards to <br />outreach, the applicant adamantly misrepresented the maximum allowable number of units by continually <br />presenting that "they could have had more units than 28", which is absolutely inaccurate and wrong- <br />bending hard rules and code in favor of emotional appeal to the value of co-housing and "infill." <br />Based on the information above, the application should be denied because the applicant did not provide <br />enough evidence to do a proper net density calculation. The buildings may have to be shifted <br />significantly or units will need to be reduced in order to fulfill the net density requirements. There is not <br />enough evidence to show that the application complies with EC 9.2751 or with the Metro Plan. <br />' Outreach <br />The PUD application (which is a Type III land use application per EC) presents a long list of outreach <br />activities that OMC performed as part of the PUD application process. Statewide Planning Goal 1 <br />presents public outreach goals that try to be attained during land use decisions. The Statewide Planning <br />' Goal is reiterated and refined in the Metro Plan Policy K as presented below. <br />Page 11 of 20 <br />