How Does Zoning Work? <br />The Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is part of the City's <br />comprehensive plan. The Metro Plan helps to guide land use and zoning decisions. It includes <br />long-range policy direction for land use planning and legislative decision-making, as well as <br />guidance for parcel-specific land use decisions such as this zone change request. In some areas, <br />refinement plans provide additional policies and land use designation maps to further guide <br />land use decision-making in specific neighborhoods or geographic areas of the City. <br />Another component of the City's comprehensive plan is the Envision Eugene Comprehensive <br />Plan. It provides goals and policies to help guide the City in updating the Eugene Code and other <br />regulatory documents, programs and planning projects. Unlike the Metro Plan or refinement <br />plans, the Envision Eugene policies are not intended to be used in determining approval or <br />denial of land use applications, like a Zone Change, unless such direction is stated in the policy. <br />In the context of a Zone Change application, consistency with the applicable provisions of the <br />Metro Plan and any applicable adopted refinement plans for the area of the request, is <br />fundamental to the decision-making process. More than one zone category may carry out a <br />particular land use designation, and the relevant policy direction helps determine what the <br />zoning should be. In other cases, the land use designation and policy direction may be so <br />specific that only one zone or overlay zone can correctly establish particular restrictions, <br />development standards or process. In a nutshell, zoning specifies allowed uses for a piece of <br />land, and what standards will apply at the time of development (e.g. height, setbacks). <br />Application Details & Procedure <br />The applicant is requesting approval of a Zone Change to change the base zoning of the 3.4-acre <br />subject properties to S-CN Chase Node Special Area Zone with the /HDR/MU High Density <br />Residential, Mixed Use Subarea and /WR Water Resource Conservation Overlay zone. The site <br />currently has a base zone of AG Agricultural with an /ND Nodal Development Overlay. <br />The applicant, Cornerstone Community Housing, requests a zone change to enable future <br />development of the property as housing. The subject properties are located at 132, 158, and <br />160 S. Garden Way in the Harlow Neighborhood. The subject properties are located within the <br />boundary of the Willakenzie Area Plan, specifically within the South Region and the Chase <br />Gardens Subarea. Approval by City Council on September 27, 2022 (City file: A 21-8) granted <br />the applicant's request to annex the subject properties, which removed the /UL Overlay zone <br />per the requirements of EC 9.7820. Additionally, the /ND Nodal Development overlay was <br />applied to the property during the same process, as required under 9.7820. The subject <br />properties are two tax lots (2200 and 2103), which are developed with three dwellings (132, <br />158, and 160 S. Garden Way). The site includes the Chase and Etta Chase House, part of a site <br />that is designated as historic. To the north of the property is a protected water resource known <br />as the Q Street Channel, or as Goal 5 inventoried resources E42 C-3 and WKZ-14D. To the east <br />and west are high density multi-family uses and a retirement facility. To the south is public <br />Staff Report <br />Cornerstone Community Housing I Z 22-1 <br />Page 22 of 41 <br />