EC9.8320(2):ThePUDisconsistentwithapplicableadoptedrefinementplanpolicies. <br />ApplicabilityoftheSouthHillsStudy: <br />TheTentativePUDApplicationasrevisedAugust22,2017continuestostate(p.22of67): <br />"TheSouthHillsStudydoesnotappeartocontainstandardsforthisapplicationbecause <br />theentiretyofthissitewasoutsidetheCitylimitsatthetimetheSHSwasadoptedbythe <br />Cityin1974." <br />However,thecoverletterfromtheApplicanttoNicholasGioellooftheEugenePlanning <br />Department,datedthesameday,states(p.2of5):“Thenarrativehasbeencorrectedtosimply <br />indicatethatallofthepropertyisintheSouthHillsStudyarea.”WeconcurwiththeCitythat <br />thesiteiswithintheSouthHillsStudyAreaandisthereforesubjectto EC9.9630. <br />Background: <br />TheFinalJointParksCommitteeReportofMarch1974recommendedthattheareaabovean <br />elevationof901'bepreservedfromintensivedevelopment.Throughvisualanalysisdeveloped <br />inthestudy,thatareawasidentifiedashavingthemostsignificancefortheentirecommunity. <br />Asstatedthere(p.3),"duetonatureofthetopographyinthesouthhillsarea,therewasaclose <br />correspondencebetweenelevationandtheridgelinewhichmarkedtheboundaryoftheurban <br />serviceareaandpreservationoftheareaabove901'wouldprovideabufferaveragingseveral <br />hundredfeetalongsignificantportionsoftheurbanservicearea." <br />Further,theSouthHillsStudystipulatesthatthevegetationontheridgelineabove901'asvisible <br />fromtownis“auniqueandirreplaceablecommunityassetbasedontheCommunityGoalsand <br />Policiesadoptedin1967,whichstatedthat“thefamiliarrimoffirtreesthatfringesthehills <br />aroundthecitywilldisappearunlessactionistakentopreserveit.”Thestudyalsofindsthat“For <br />muchofthecommunity,apanoramaof180degreesofselectedviewsispossible….Thehigher <br />elevationsarethemostobviousandcanbeseenasalandformfrommostsectionsofthe <br />communityaswellasfromInterstate5tothenorth.” <br />TheSouthHillsStudy,completedin1974,wasacceptedasarefinementoftheEugene- <br />SpringfieldMetropolitanArea1990GeneralPlanforthesouthhillsarea.From1967,to1974,to <br />1990andthepresent,theridgelineabove901feethasbeenclearlydefinedasavaluable <br />communityassetandadefiningfeatureoftheEugenemetropolitanareathatshouldbeprotected <br />byspecificlimitsondevelopment.TheSouthHillsStudygoesontodescribeinconcreteterms <br />thatin1990“\[a\]pproximatelyone-halfofthepopulationofEugeneresidesinareasofclose <br />proximitytotheSouthHills.Becauseofthisproximity,theelementsofshade,color,andtexture <br />areimportanttotheviewsofasignificantportionofthepopulation.” <br />Thereisnothingambiguousabouttheintentofthestudy’sconclusions.Thespecificfindingsof <br />theSouthHillsStudyfoundthat“Themostpronouncedelevationpointsalongtheridgelineare <br />JudkinsPoint,HendricksPark,SouthAgate,StrawberryHills,SpencerButte,BlantonHeights, <br />andHawkinsHeights.”HendricksParkiscontiguousontwosideswiththeproposedCapital <br />18 <br /> <br />