<br />Hearings Official Decision (PDT 24-1; ST 24-3) 6 <br />. <br />EC 9.8325(2) The proposed land uses and densities within the PUD are consistent <br />with the land use designation(s) shown on the Metro Plan Land Use Diagram, as <br />refined in any applicable refinement plan. <br /> <br />Finding: The subject property is designated Low Density Residential on the Metro Plan land use <br />diagram, which is consistent with the property’s existing R-1 zoning. <br /> <br />The applicable refinement plan is the South Hills Study (SHS), which does not include a land use <br />diagram or land use designations. However, the text of the SHS does set a maximum density of 8 <br />units per gross acre for areas west of Friendly Street, where the subject property is located. <br /> <br />The application proposes 39 lots. However, one lot (Lot 39) is located almost entirely above 901 <br />feet and, as discussed below in findings regarding EC 9.8325(8)(a), that lot is precluded from <br />further development. For purposes of compliance with this criterion, only the remaining 38 lots <br />located below 901 feet are considered in calculating the proposed density. <br /> <br />Policy A.9 of the Residential Land Use and Housing Element of the Metro Plan provides as <br />follows: <br /> <br />A.9 Establish density ranges in local zoning and development regulations that are <br />consistent with the broad density categories of this plan. <br /> <br />Low density: Through 10 dwelling units per gross acre (could translate up to <br />14.28 units per net acre depending on each jurisdiction’s implementation <br />measures and land use and development codes) <br /> <br />Medium density: Over 10 through 20 dwelling units per gross acre (could <br />translate to over 14.28 units per net acre through 28.56 units per net acre <br />depending on each jurisdiction’s implementation measures and land use and <br />development codes) <br /> <br />High density: Over 20 dwelling units per gross acre (could translate to over <br />28.56 units per net acre depending on each jurisdiction’s implementation <br />measures and land use and development codes) <br /> <br />The maximum residential densities established in this policy A.9, do not apply to the <br />following housing types located within the City of Eugene: duplexes, triplexes, <br />quadplexes, cottage clusters, and townhouses. A maximum residential density <br />established by a refinement plan policy (whether through a limit on the number of <br />dwelling units per acre, a minimum lot size requirement, a limit on total number of <br />dwelling units in an area, or by any other similar regulation that has the effect of <br />limiting density), may not be applied to the development of duplexes, triplexes, <br />quadplexes, cottage clusters, or townhouses. The City of Eugene may incorporate <br />maximum residential density requirements applicable to duplexes, triplexes, <br />quadplexes, cottage clusters, and townhouses into the Eugene Code (including limits