HomeMy WebLinkAboutDLCD Notice (2 of 4) - Attachment AEnvision EugeneImplementation:
Findings for Adoption of the South Willamette Special Area Zone
(City Files CA 15-1, MA 15-2, RA 15-1, Z 15-4)
Overview
The goal of this package of City-initiated land use applications is to implement the South Willamette
Concept Plan through the creation of a new Special Area Zone for the district. The adoption package
includes a combination of Metro Plan text and landuse diagram amendments, corresponding
refinement plan and land use code amendments, and zone changes. The overall intent of the
adoption packageis to establish the necessary regulatory framework as a starting point for
accommodating redevelopment of this area over the long-term, in order to transform the district into
a vibrant, multi-modal, pedestrian-friendly mixed-use neighborhood.
As described in the South Willamette Concept Plan, the future envisioned and now to be
implemented through these regulatory changes is designed to enhance the area as an attractive
setting for anticipated growth in housing and employment, and intensification of the district as a
commercial, entertainment and recreational destination. It is built upon a foundation of guiding
principles (i.e. “pillars”) that support the community’s 20-year growth plan, Envision Eugene. The
proposed regulatory changes will implement these guiding principles and related strategies, with
emphasis on active, compact, livable, affordable and connected urban development that enhances
existing districts along key transportation corridors. More specifically, these amendments are
necessary as part of the City’s Envision Eugene strategies to accommodate all of the future need for
multi-family housing (medium and high density residential) and commercial land inside the current
urban growth boundary (UGB) during the next 20-year planning period.
This package of adopted plan amendments, code amendments and zone changes includes the
following City-initiated land use applications:
Code Amendments (CA 15-1): Amends the Eugene Code, Land Use Chapter 9, to include a new
South Willamette Special Area Zone (S-SW) and related changes necessary to integrate the new
zone with existing code provisions; also implements the concurrent Metro Plandesignation
changes noted below.
Metro Plan Amendments (MA 15-2): Amends the Metro Plan land use diagram to support the
parcel specific implementation of proposed S-SW zone and related sub-districts and overlays, and
designate the area as a Multimodal Mixed-Use Area. Proposed Metro Plantext amendments will
also add a description for the new low-medium density residential plan designation (i.e. “Single
Family Options”).
Refinement Plan Amendments (RA 15-1): Amends the existing adopted South Willamette
Subarea Study land use diagram and related text necessary to implement the proposed S-SW
zone and related sub-districts and overlays in the northern portion of the subject area.
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Zone Changes(Z 15-4): Amends the existing zoning to implement the new S-SW zone and related
designation changes noted above, and to match the proposed sub-districts and overlays included
on the regulating plan for the S-SW zone.
Detailed maps and tables showing the proposed plan designation and zoning changes to each subject
property are included as Attachment A to these findings. The proposed code amendments for
establishment of the new S-SW zone are included as Attachment B.
Findings of Compliance with Applicable Approval Criteria
Below is a set of consolidated findings that address the combined package of proposed plan
amendments, code amendments, and zone changes. Where the approval criteria are duplicative or
essentially identical based on application type (i.e. for the proposed plan and code amendments), the
findings have been combined for efficiency and ease of reference.
Metro Plan and Code Amendments
EC 9.7735(1): The proposed amendment is consistent with the relevant Statewide Planning
Goals.
EC 9.8065(1): [The proposed amendment] is consistent with applicable statewide planning
goals as adopted by the Land Conservation and Development Commission.
Goal 1 - Citizen Involvement. To develop a citizen involvement program that insures the
opportunity for citizens to be involved in all phases of the planning process.
The City has acknowledged provisionsfor citizen involvement which ensure the opportunity for
citizens to be involved in all phases of the planning process and set out requirements for such
involvement. The proposed amendments do not amend the citizen involvement program. The
process for adopting these amendments complies with Goal 1 because it is consistent with the citizen
involvement provisions.
The proposed package of amendments has been the subject of extensive public involvement and
input following development of South Willamette Concept Plan, over the course of several years. As
reflected the summary of public involvement to date, the City held numerous public meetings,
workshops, and other forums to gather public input on the proposal leading up to this formal
adoption process.
The initial “South Willamette Area Planning Project” was initiated by the Friendly Area Neighbors and
the SouthTowne Business Association reaching out to the City of Eugene Planning Division with the
aim of developing a plan for a more walkable and livable South Willamette district.
2010
A public engagement network was established through multiple meetings with neighborhood boards,
the SouthTowne Business Association, stakeholders and other interested parties. Discussion points
included visioning for the district, establishing a general study area boundary, and project scope.
During this time two visioning workshops were held to identify important components of the project.
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Synthesis maps of areas that were identified as “working” vs. “needs improvement” were developed
through this process.
2011
Public outreach continued to establish a core group of interested parties, organizations and
community members. The City collaborated on a UO architecture studio with a focus on key
concepts such as street character and walkability on Willamette Street, district identity, housing and
mixed use types. The community was invited to two workshops introducing and then presenting
student work. The South Willamette Project was launched to the wider community as an Envision
Eugene Pilot Project in the fall of 2011 with a Community Charrette and a follow-up “results” Gallery
Walk. Synthesis maps of key concepts were the primary product of this outreach. An associated video
and questionnaire were launched online. District walkability, bike lanes on Willamette Street, and
higher expectations for building design were identified as primary community goals.
2012
Two community workshops were organized, one in the summer and one in the fall outlining urban
planning tools and proposed architectural form concepts in detail. An online video and questionnaire
accompanied each workshop. At this point, the South WillametteStreet Improvement Plan separated
from the South WillamettePilot Projecthowever there remained an overlap of participation and
response to the questionnaires was robust and engaged.
2013
The completed South Willamette Concept Plan was introduced in April 2013 with a Planning
Commission Open House. The plan included well developed graphics, transition elements, and new
subdistrict concepts such as Single Family Options.
The late summer and fall included four targeted stakeholder meetings primarily for business and
property owners with the objective of introducing urban design strategies for creating a pedestrian-
friendly environment along Willamette Street. The project included working closely with three
property owners on Willamette and producing detailed analysis of development potential and
impacts of the proposed code.
A Community Workshop with an online video and questionnaire provided a forum for the wider
community network. Over 140 questionnaires were gathered during the outreach with overwhelming
support for a Special Setback on Willamette Street, by both stakeholders and community members.
2014
The initial draft code was completed in April, 2014 one year after the South Willamette Concept Plan
was introduced. Comprehensive internal vetting of the proposed standards was initiated and
followed with detailed presentations to the Planning Commission.
The key event at the beginning of 2014 was a partnership with the AIA to evaluate or “test-drive” the
code against actual developed projects or proposed projects. Areas of strength identified by the AIA
included the emphasis placed on the pedestrian realm, street activation and transition elements.
Identified drawbacks were the overall prescriptive standards coupled with a variety of feasibility
issues. The summer was targeted for a robust Community Outreach plan to introduce the final
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project phase – the South Willamette Special Area Zone (the proposed draft design code, S-SW).
Events included: presentations at neighborhood board meetings, newsletter articles, information
tables at neighborhood picnics, door-to-door canvasing of all district businesses, a “parklet”
installation and a focus group meeting. The summer wrapped up with a series of business and
property owner meetings, a community workshop and an online video and questionnaire. The goal
was to introduce the proposed code standards and answer all questions generated by the
community.
In addition to the extensive public involvement leading up to the formal adoption process, the
Eugene Planning Commission held numerous work sessions to help develop the proposed adoption
package. The formal public hearing on the proposal will be duly noticed to all neighborhood
organizations, community groups and individuals who have requested notice, as well as to the City of
Springfield and Lane County. In addition, notice of the public hearing will also be published in the
Register Guard. Following action by the Eugene Planning Commission (to make a recommendation
on the proposed adoption package), the Eugene City Council will hold a duly noticed public hearing to
consider approval, modification, or denial of the proposed plan amendments, code amendments and
zone changes. These processes afford ample opportunity for citizen involvement consistent with
Goal 1.
Therefore, the proposed amendments are consistent with(and far exceed) the basic requirements of
Statewide Planning Goal 1.
Goal 2 - Land Use Planning. To establish a land use planning process and policy framework as a
basis for all decisions and actions related to use of land and to assure an adequate factual basis for
such decisions and actions.
The Eugene Code (Land Use, Chapter 9) specifies the procedures and criteria that are to be used in
considering these amendments. The record shows that there is an adequate factual basisfor the
amendments, including an extensive record of public participationto date, land use planning analysis,
and findings and evidence demonstrating compliance with all applicable approval criteria.
The Goal 2 coordination requirement is met when the City engages in an exchange, or invites such an
exchange, between the City and any affected governmental unit and when the City uses the
information obtained in the exchange to balance the needs of the citizens. To comply with the Goal 2
coordination requirement, the City will engage in an exchange about the subject of these plan
amendments with all of the affected governmental units. Specifically, the City will provide notice of
the proposed action and opportunity to comment to Lane County, Springfield and the Oregon
Department of Land Conservation and Development. There are no exceptions to Statewide Planning
Goal 2 required for these amendments.
Therefore, the amendments are consistent with Statewide Planning Goal 2.
Goal 3 - Agricultural Lands. To preserve agricultural lands.
The proposed amendments are for property located within the UGB and do not affect any land
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designated for agricultural use. Therefore, Statewide Planning Goal 3 does not apply.
Goal 4 - Forest Lands. To conserve forest lands.
The proposed amendments are for property located within the UGB and do not affect any land
designated for forest use. Therefore, Statewide Planning Goal 4 does not apply.
Goal 5 - Open Spaces, Scenic and Historic Areas, and Natural Resources.To conserve open space
and protect natural and scenic resources.
The amendments do not create or amend the City’s adopted inventory of Goal 5 resources, do not
amend a code provision adopted in order to protect a significant Goal 5 resource or to address
specific requirements of Goal 5, do not allow new uses that could be conflicting uses with a significant
Goal 5 resource site,and do not amend the acknowledgedUGB. Therefore, Statewide Planning Goal
5 does not apply.
Goal 6 - Air, Water and Land Resources Quality. To maintain and improve the quality of the air,
water and land resources of the state.
Goal 6 addresses waste and process discharges from development, and is aimed at protecting air,
water and land from impacts from those discharges. The amendments do not directly affect any of
the City’s existing regulations or adopted plan provisions for protection of these resources. Therefore,
Statewide Planning Goal 6 does not apply.
Goal 7 - Areas Subject to Natural Disasters and Hazards. To protect life and property from natural
disasters and hazards.
Goal 7 requires that local government planning programs include provisions to protect people and
property from natural hazards such as floods, landslides, earthquakes and related hazards, tsunamis
and wildfires. The goal prohibits a development in natural hazard areas without appropriate
safeguards. The amendments do not directly affect the City’s existing regulatory restrictions or other
adopted plan provisions for development in areas subject to natural disasters and hazards, or
otherwise require further analysis as part of the proposed amendments. Therefore, Statewide
Planning Goal 7 does not apply.
Goal 8 - Recreational Needs. To satisfy the recreational needs of the citizens of the state and
visitors, and where appropriate, to provide for the siting of necessary recreational facilities
including destination resorts.
Goal 8 ensures the provision of recreational facilities to Oregon citizens and is primarily concerned
with the provision of those facilities in non-urban areas of the state. Goal 8 also allows, but does not
require, the City to create an inventory of recreational needs. In this case, there are no proposed
amendments to plan designations or zoning of land that is designated for Parks and Open Space, so
no further analysis is required for the proposed amendments under Goal 8. Therefore, Statewide
Planning Goal 8 does not apply.
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Goal 9 - Economic Development. To provide adequate opportunities throughout the state for a
variety of economic activities vital to the health, welfare, and prosperity of Oregon’s citizens.
Goal 9 requires cities to evaluate the supply and demand of commercial and industrial land relative to
community economic objectives. The Administrative Rule for Statewide Planning Goal 9 (OAR 660
Division 9) requires that the City “[p]rovide for at least an adequate supply of sites of suitable sizes,
types, location, and service levels for a variety of industrial and commercial uses consistent with plan
policies[.]” Among other things, the rule requires that cities complete an “Economic Opportunities
Analysis.” OAR 660-009-0015. Based on the Economic Opportunities Analysis, cities are to prepare
Industrial and Commercial Development Policies. OAR 660-009-0020. Finally OAR 660-009-0025
requires that cities designate industrial and commercial lands sufficient to meet short and long term
needs. OAR 660-009-0010(2) provides that the detailed planning requirements imposed by OAR 660
Division 9 apply “at the time of each periodic review of the plan (ORS 197.712(3)).” The Eugene
Commercial Lands Study(1992) was adopted by the City of Eugene as a refinement of the Metro Plan,
and complies with the requirements of Goal 9 and the corresponding Administrative Rule.
In addition, OAR 660-009-0010(4) provides that, when a city changes its plan designations of lands in
excess of two acres from an industrial use designation to a non-industrial use designation, or another
employment use designation to any other use designation, pursuant to a post acknowledgment plan
amendment, it must address all applicable planning requirements and (a) demonstrate that the
proposed amendment is consistent with the parts of its acknowledged comprehensive plan which
address the requirements of OAR 660 Division 9; or (b) amend its comprehensive plan to explain the
proposed amendment pursuant to OAR 660 Division 9; or (c) adopt a combination of (a) and (b)
consistent with the requirements of Division 9.
None of the proposed amendments will impact industrial use designations and there are no vacant
commercial lands identified in the City’s currently adopted inventory that would be changed as a
result of the proposed amendments. The proposed amendments and zone changes are, however, a
necessary part of the City’s Envision Eugenestrategies for accommodating all of the City’s future need
for commercial land inside the current UGB during the next 20-year planning period.
One policy of the Eugene Commercial Lands Study (1992) which discourages further “strip
commercial activity” is relevant to the proposed amendments, and compliance with that policy is
addressed in the context of applicable approval criteria below.
Therefore, the amendments are consistent with Statewide Planning Goal 9.
Goal 10 - Housing. To provide for the housing needs of citizens of the state.
Goal 10 requires that communities plan for and maintain an inventory of buildable residential land for
needed housing units. The Administrative Rule for Statewide Planning Goal 10 (OAR 660 Division 8)
states that “the mix and density of needed housing is determined in the housing needs projection.
Sufficient buildable land shall be designated on the comprehensive plan map to satisfy housing needs
by type and density range as determined in the housing needs projection. The local buildable lands
inventory must document the amount of buildable land in each residential plan designation.”
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The comprehensive plan map for the City is the Metro Planland use diagram. The Residential Lands
Study (1999) was adopted by the City as a refinement of the Metro Plan, and complies with the
requirements of Goal 10 and the corresponding Administrative Rule. According to the currently
adopted Residential Lands Study (RLS), there is sufficient buildable residential land to meet the
identified land need.
In this case, the proposed amendments do not include any changes to vacant residential lands
identified in the currently adopted RLS inventory, but the proposed amendments are a necessary part
of the City’s Envision Eugene strategies to accommodate all of the City’s future 20-year need for
multi-family housing (medium and high density residential) inside the current UGB during the next
20-year planning period.
Therefore, the proposed amendments are consistent with Statewide Planning Goal 10.
Goal 11- Public Facilities and Services. To plan and develop a timely, orderly and efficient
arrangement of public facilities and services to serve as a framework for urban and rural
development.
The subject area is fully developed with, and currently served by, a full range of key urban services
and facilities as defined in the Metro Plan. The proposed amendments will not directly affectthe
City’s ability to provide and further extend necessarypublic facilities and servicesto the subject area,
as specified in the Metro Plan or other currently adopted plans. Therefore, Statewide Planning Goal
11 does not apply.
Goal 12- Transportation. To provide and encouragea safe, convenient and economic transportation
system.
Goal 12 is implemented by the Transportation Planning Rule (TPR) as defined in Oregon
Administrative Rule OAR 660-012-0060. As noted previously, this proposal amends the Metro Plan,
an acknowledged regional comprehensive plan; the South Willamette Subarea Study, an adopted
refinement plan;and, the Eugene Code (Land Use, Chapter 9).Zone changes to implement the new
S-SW zoning and related subdistricts and overlays are also proposed. As such, and the proposed
amendments and zone changes are subject to further review and analysis under Goal 12.
In order to facilitate the proposed regulatory changes, with the goal of transforming the district into a
vibrant, multi-modal, pedestrian-friendly mixed-use neighborhood through redevelopment over the
long-term, the City proposes to formally designate the subject area consistent with the provisions of
OAR 660-012-0060(8) and (10), as a Multi-Modal Mixed-Use Area (MMA). As demonstrated with
additional findings below, the proposed MMA designation complies with applicable OAR provisions
and the proposed amendments and zone changes therefore satisfy Goal 12 (TPR).
OAR 660-012-0060(8): A "mixed-use, pedestrian-friendly center or neighborhood" for the
purposes of this rule, means:
(a) Any one of the following:
(A) A concentration of a variety of land uses in a well-defined area, including the
following:
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(i) Medium to high density residential development (12 or more units per acre);
(ii) Offices or office buildings;
(iii) Retail stores and services;
(iv) Restaurants; and
(v) Public open space or private open space which is available for public use, such
as a park or plaza.
(B) Generally include civic or cultural uses;
(C) A core commercial area where multi-story buildings are permitted; …and that
require new development to be consistent with the characteristics listed in
paragraphs (8)(b)(D) through (H) of this rule;
(D) Buildings and building entrances oriented to streets;
(E) Street connections and crossings that make the center safe and conveniently
accessible from adjacent areas;
(F) A network of streets and, where appropriate, accessways and major driveways that
make it attractive and highly convenient for people to walk between uses within
the center or neighborhood, including streets and major driveways within the
center with wide sidewalks and other features, including
pedestrian-oriented street crossings, street trees, pedestrian-scale lighting and on-
street parking;
(G) One or more transit stops (in urban areas with fixed route transit service); and
(H) Limit or do not allow low-intensity or land extensive uses, such as most
industrial uses, automobile sales and services, and drive-through services.
OAR 660-012-0060(10):Notwithstanding sections (1) and (2) of this rule, a local government
may amend a functional plan, a comprehensive plan or a land use regulation without applying
performance standards related to motor vehicle traffic congestion (e.g. volume to capacity
ratio or V/C), delay or travel time if the amendment meets the requirements of subsection (a)
of this section. This section does not exempt a proposed amendment from other transportation
performance standards or policies that may apply including, but not limited to, safety for all
modes, network connectivity for all modes (e.g. sidewalks, bicycle lanes) and accessibility for
freight vehicles of a size and frequency required by the development.
(a) A proposed amendment qualifies for this section if it:
(A) Is a map or text amendment affecting only land entirely within a multimodal mixed
use area (MMA); and
(B) Is consistent with the definition of an MMA and consistent with the function of the
MMA as described in the findings designating the MMA.
(b) For the purpose of this rule, “multimodal mixed-use area” or “MMA” means an area:
(A) With a boundary adopted by a local government as provided in subsection (d) or (e)
of this section and that has been acknowledged;
(B) Entirely within an urban growth boundary;
(C) With adopted plans and development regulations that allow the uses listed in
paragraphs (8)(b)(A) through (C) of this rule and that require new development to
be consistent with the characteristics listed in paragraphs (8)(b)(D) through (H) of
this rule;
(D) With land use regulations that do not require the provision of off-street parking, or
regulations that require lower levels of off-street parking than required in other
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areas and allow flexibility to meet the parking requirements (e.g. count on-street
parking, allow long-term leases, allow shared parking); and
(E) Located in one or more of the categories below:
(i) At least one-quarter mile from any ramp terminal intersection of existing or
planned interchanges;
(ii) Within the area of an adopted Interchange Area Management Plan (IAMP) and
consistent with the IAMP; or
(iii) Within one-quarter mile of a ramp terminal intersection of an existing or
planned interchange if the mainline facility provider has provided written
concurrence with the MMA designation as provided in subsection (c) of this
section.
(c) When a mainline facility provider reviews an MMA designation as provided in
subparagraph (b)(E)(iii) of this section, the provider must consider the factors listed in
paragraph (A) of this subsection. . . . .
(d) A local government may designate an MMA by adopting an amendment to the
comprehensive plan or land use regulations to delineate the boundary following an
existing zone, multiple existing zones, an urban renewal area, other existing boundary,
or establishing a new boundary. The designation must be accompanied by findings
showing how the area meets the definition of an MMA. Designation of an MMA is not
subject to the requirements in sections (1) and (2) of this rule.
(e) A local government may designate an MMA on an area where comprehensive plan
map designations or land use regulations do not meet the definition, if all of the other
elements meet the definition, by concurrently adopting comprehensive plan or land use
regulation amendments necessary to meet the definition. Such amendments are not
subject to performance standards related to motor vehicle traffic congestion, delay or
travel time.
Multi-Modal Mixed-Use Area (MMA) Designation
The area of the proposed amendments, indicated as the S-SW Special Area Zone boundary, is
coterminous with the MMA boundary; thus the area within the S-SW zone will be entirely within the
boundary of the MMA. As outlined below, the amendment is consistent with the definition and
function of an MMA.
As part of the S-SW zone adoption process, the City proposes adoption of the MMA designation as
noted above. The boundary of the MMA and the boundary of the S-SW Special Area Zone will be
identical and will be adopted as part of the Eugene Code Chapter 9 amendments. As indicated on
maps included with these findings as Attachment A, and proposed EC Figure 9.3832 S-SW Zone
Regulating Plan – Subdistricts and Overlay Subdistricts, the entire MMA is within the UGB.
The proposed code provisions, zone changes, and plan designations allow for the mix of uses required
of a MMA. The S-SW Zone Regulating Plan – Subdistricts and Overlay Subdistricts indicates a “weave”
of subdistricts throughout the subject area that concentrates intensity along the primary corridors
and the zoning specifically allows medium and high density residential, office uses, retail stores and
services, restaurants and public open space (EC 9.3840(3)(a); (2); (1); (1)(c)1.e.; and (8) respectively).
The S-SW Special Area Zone also allows civic or cultural uses under the allowance for Institutional
Uses (EC 9.3840(4)).
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The S-SW zone allows for multi-story buildings throughout the entire subject area, with the greatest
height allowance along the primary corridors (EC Figure 9.3854(2) S-SW Zone Regulating Plan –
Building Height). Additionally, the code amendments applicable to the subject area require that
buildings and their entrances are oriented to the street (EC9.3858(6), especially subsection (d);
9.3870(4); 9.3874(4); and 9.3876(4)), that the network of streets and other accessways are safe,
convenient and attractive for all pedestrians (EC Figures 9.3850(2), and (3)(a-j)), and that uses
typically considered to be low-intensity or land extensive are either prohibited (EC 9.3842) or subject
to provisions that ensure higher level of intensity (EC 9.3840, especially subsections (1)(d); (4); (5);
(7); and (10), and EC. 9.3858(6)). Existing and proposed City standards for street connections and
crossings are also applicable to the subject area and prescribe safe and convenient access. Finally,
the area is currently served by the Lane Transit District bus routes 24 and 73.
The S-SW zone will allow for lower levels of required off street parking as proposed, as well as
flexibility to meet or further reduce those requirements through a variety of means including off site
lease agreements, shared parking, car sharing and time-flex parking, frequent transit, and on-street
parking (EC Tables 9.3858(10) and 9.3868(10), and EC 9.3858(10)(b)).
The MMA also meets the location criteria by being located at least one-quarter mile from any ramp
terminal intersection of existing or planned interchanges.
Therefore, the proposed amendments and zone changes satisfy the TPR and are otherwise consistent
with Statewide Planning Goal 12.
Goal 13 - Energy Conservation. To conserve energy.
The proposed amendments do not impact energy conservationin a manner that would require
further analysis under Goal 13. Therefore, Statewide Planning Goal 13 does not apply.
Goal 14 - Urbanization. To provide for an orderly and efficient transition from rural to urban land
use.
The proposed amendments do not affect the City’s provisions regarding the transition of land from
rural to urban uses. Therefore, Statewide Planning Goal 14 does not apply.
Goal 15 - Willamette River Greenway. To protect, conserve, enhance and maintain the natural,
scenic, historical, agricultural, economic and recreational qualities of lands along the Willamette
River as the Willamette River Greenway.
The proposed amendments do not contain any changes that affect the Willamette River Greenway
regulations. Therefore, Statewide Planning Goal 15 does not apply.
Goal 16 through 19 - Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean
Resources.
There are no estuarine resources, coastal shore lands, beaches and dunes, or other ocean resources
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involved or otherwise affected by the proposed amendments. Therefore, Statewide Planning Goals
16 through 19 do not apply.
EC 9.7735(2):The proposed amendment does not make the Metro Plan internally
inconsistent.
EC 9.8065(2): [The proposed amendment] is consistent with applicable provisions of the
Metro Plan and applicable adopted refinement plans.
As noted previously, the adoption package includes amendments to the Metro Planland use diagram
to support the parcel specific implementation of proposed S-SW zoneand related sub-districts and
overlays. The proposed amendments also include proposed changes to the Metro Plan text to add a
description for a new low-medium density residentialplan designation (i.e. “Single Family Options”),
and to designate the area as an MMA.
The following findings confirm that the proposed amendments will not make the Metro Plan
internally inconsistent and that the proposed changes will further many of the relevant policies of the
Metro Plan. The adopted refinement plan partially included in the area of the proposed amendments
is the South Willamette Subarea Study, which is also being amended as necessary to ensure
consistency and support application of the S-SW zone and related sub-districts and overlays.
Metro Plan Policies
The following policies from the Metro Plan (identified below in italics) are relevant to the proposed
amendments. Based on the findings provided below, the proposed amendments are consistent with
and supported by applicable provisions of the Metro Plan.
A. Residential Land Use and Housing Element
Residential Land Supply and Demand
A.4 Use annexation, provision of adequate public facilities and services,
rezoning, redevelopment, and infill to meet the 20-year projected housing
demand.
The proposed amendments facilitate future redevelopment and increased residential density, thereby
improving the ability of the City to meet its 20-year projected housing demand within the current
UGB. Based on these findings, the proposed amendments and zonechanges are consistent with
Policy A.4.
Residential Density
A.9 Establish density ranges in local zoning and development regulations that
are consistent with the broad density categories of this plan.
Low density: Through 10 dwelling units per gross acre (could translate up
to 14.28 units per net acre depending on each jurisdictions implementation
measures and land use and development codes)
Medium density: Over 10 through 20 dwelling units per gross acre (could
translate to over 14.28 units per net acre through 28.56 units per net acre
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depending on each jurisdictions implementation measures and land use
and development codes)
High density: Over 20 dwelling units per gross acre (could translate to over
28.56 units per net acre depending on each jurisdiction’s implementation
measures and land use and development codes)
A.10Promote higher residential density inside the UGB that utilizes existing
infrastructure, improves the efficiency of public services and facilities, and
conserves rural resource lands outside the UGB.
A.11 Generally locate higher density residential development near employment
or commercial services, in proximity to major transportation systems or
within transportation-efficient nodes.
A.12 Coordinate higher density residential development with the provision of
adequate infrastructure and services, open space, and other urban
amenities.
A.13 Increase overall residential density in the metropolitan area by creating
more opportunities for effectively designed in-fill, redevelopment, and
mixed use while considering impacts of increased residential density on
historic, existing and future neighborhoods.
Consistent with these policies, some parcels in the subject area will be preserved at low densities,
while other parcels will be re-designated as low-medium, medium, or high density residential. The
low-medium residential designation is a new designation created according to the direction of Policy
A.9, providing an intermediate option between low and medium residential densities and to
specifically implement the newly proposed Single Family Options (SFO) zoning subdistrict. This
designation, in accordance with Policy A.10, can promote higher density development in appropriate
locations, as proposed in the subject area. The new or amended designations and corresponding
zoning will encourage higher densities along Willamette Street, an identified key transit corridor and
core commercial area.
Additionally, the proposed amendments are needed as part of a package of Envision Eugene
strategies intended to promote denser housing types in downtown, along Key Transit Corridors and in
core commercial areas. The high density residential areas will provide a transition to the Mixed Use
subdistrict at the center of the subject area. Based on these findings, the proposed amendments and
zone changes are consistent with Policies A.9, A.10, A.11, A.12 and A.13.
A. 14 Review local zoning and development regulations periodically to remove
barriers to higher density housing and to make provision for a full range of
housing options.
A.15 Develop a wider range of zoning options such as new zoning districts, to
fully utilize existing Metro Plan density ranges.
A. 16 Allow for the development of zoning districts which allow overlap of the
established Metro Plan density ranges to promote housing choice and
result in either maintaining or increasing housing density in those districts.
Under no circumstances, shall housing densities be allowed below existing
Metro Plan density ranges.
Findings - 12
The new zoning subdistricts in the S-SW zone are a result of the plans and policies of the Envision
Eugene, and are intended to increase the options for full range of housing options as well as remove
regulatory barriers to higher density types. The density ranges in the subdistricts either maintain the
range of permitted housing density at existing levels, while making the execution of the higher
densities more achievable, or they increase the density. The re-designations result in more land at
higher densities than the current condition. Based on these findings, the proposed amendments and
zone changes are consistent with Policies A.14, A. 15 and A.16.
Housing Type and Tenure
A.17 Provide opportunities for a full range of choice in housing type, density,
size, cost, and location.
A.18 Encourage a mix of structure types and densities within residential
designations by reviewing and, if necessary, amending local zoning and
development regulations.
The proposed amendments will permit a mix of housing types in the residential subdistrictswhere it
is currently restricted. The proposed S-SW is a result of the Envision Eugene process of identifying
regulatory barriers to implementing a community vision that includes increased variety of housing
types at a range of sizes and densities. Based on these findings, the proposed amendments and zone
changes are consistent with Policies A.17 and A.18.
Design and Mixed Use
A.22 Expand opportunities for a mix of uses in newly developing areas and
existing neighborhoods through local zoning and development regulations.
The proposed amendments re-designatea significant portion of the subject area as a Mixed Use
subdistrict, which facilitates a range of uses and vertical and horizontal mixed use development.
Based on these findings, the proposed amendments and zone changes are consistent with Policy
A.22.
A.23 Reduce impacts of higher density residential and mixed-use development
on surrounding uses by considering site, landscape, and architectural
design standards or guidelines in local zoning and development
regulations.
The S-SW zone includes architectural design standards for all subdistricts to support compatibility
with the existing uses and to reduce impacts on lower density development. Based on these findings,
the proposed amendments and zone changes are consistent with Policy A.23.
A.24 Consider adopting or modifying local zoning and development regulations
to provide a discretionary design review process or clear and objective
design standards, in order to address issues of compatibility, aesthetics,
open space, and other community concerns.
Findings - 13
The S-SW zone includes both a discretionary design review process and clear and objective standards
to provide two procedural paths to better achieve neighborhood compatibility and livability. Based
on these findings, the proposed amendments and zone changes are consistent with Policy A.24.
Affordable, Special Need and Fair Housing
A.33 Consider local zoning and development regulations impact on the cost of
housing.
As stated in response to Policies A.17 and A.18, the S-SW zone increases the opportunity for a variety
of housing types, sizes and densities, thereby reducing certain barriers to housing options that are
affordable to more households. Based on these findings, the proposed amendments and zone
changes are consistent with Policy A.33.
B. Economic Element
B.22 Review local ordinances and revise them to promote greater flexibility for
promoting appropriate commercial development in residential
neighborhoods.
B.23 Provide for limited mixing of office, commercial, and industrial uses under
procedures which clearly define the conditions under which such uses shall
be permitted and which: (a) preserve the suitability of the affected areas
for their primary uses; (b) assure compatibility; and (c) consider the
potential for increased traffic congestion.
B.28 Recognize the vital role of neighborhood commercial facilities in providing
services and goods to a particular neighborhood.
B.29 Encourage the expansion or redevelopment of existing neighborhood
commercial facilities as surrounding residential densities increase or as the
characteristics of the support population change.
The Mixed Use subdistrict of the S-SW zone is designed to facilitate a limited mix of uses, including
retail, office and residential. The S-SW Zone Regulating Plan –Subdistricts and Overlay Subdistricts
indicates the proximity and connection between the opportunities for commercial development in
the Mixed Use subdistrict and the surrounding residential subdistricts. The permitted uses of the
Special Area Zone (EC 9.3840 and 9.3842) maintaina limit on the extent of the uses allowed,
prohibiting noxious uses and placing additional restrictions on uses commonly associated with land
extensive development. The regulations of the S-SW zone, including the reduction of off-street
parking, facilitate the expansion or redevelopment of existing commercial facilities. Based on these
findings, the proposed amendments and zone changes are consistent with Policies B.22, B.23, B.28
and B.29.
E. Environmental Design Element
E.1 In order to promote the greatest possible degree of diversity, a broad
variety of commercial, residential, and recreational land uses shall be
encouraged when consistent with other planning policies.
Findings - 14
As stated in the responses to Policies A.17 and A.18 and Policies B.22, B.23, B.28 and B.29, the S-SW
zone allows a variety of uses, including retail, office and a range of different residential types. The
permitted uses (EC 9.3840) also include parks and open spaces. Based on these findings, the
proposed amendments and zone changes are consistent with Policy E.1.
E.3 The planting of street trees shall be strongly encouraged, especially for all
new developments and redeveloping areas (where feasible) and new
streets and reconstruction of major arterials within the UGB.
The Street Design Standards of the S-SW zone specify requirements for street trees where feasible in
conjunction with redevelopment projects. Based on these findings, the proposed amendments and
zone changes are consistent with Policy E.3
E.4 Public and private facilities shall be designed and located in a manner that
preserves and enhances desirable features of local and neighborhood areas
and promotes their sense of identity.
E.5 Carefully develop sites that provide visual diversity to the urban area and
optimize their visual and personal accessibility to residents.
E.6 Local jurisdictions shall carefully evaluate their development regulations to
ensure that they address environmental design considerations, such as, but
not limited to, safety, crime prevention, aesthetics, and compatibility with
existing and anticipated adjacent uses (particularly considering high and
medium density development locating adjacent to low density residential).
E.8 Site planning standards developed by local jurisdictions shall allow for
flexibility in design that will achieve site planning objectives while allowing
for creative solutions to design problems.
The S-SW zone includes regulations for building heights, step-backs, transition elements, active street
fronts and architectural design that preserve and enhance the identity and character of the existing
neighborhood. The active street fronts and architectural design standards require visual diversity in
design elements, building articulation, materials and colors. The architectural design standards are
written as menu of options, allowing multiple paths to compliance and encouraging a variety of
architectural styles. Based on these findings, the proposed amendments and zone changes are
consistent with Policies E.4, E.5, E.6 and E.8.
F. Transportation Element
Land Use
F.3 Provide for transit-supportive land use patterns and development,
including higher intensity, transit-oriented development along major
transit corridors and near transit stations; medium-and high-density
residential development within ¼ mile of transit stations, major transit
corridors, employment centers, and downtown areas; and development
and redevelopment in designated areas that are or could be well served by
existing or planned transit.
Findings - 15
F.4 Require improvements that encourage transit, bicycles, and pedestrians in
new commercial, public, mixed use, and multi-unit residential
development.
The subject area was identified as an opportunity for mixed-use and higher density residential
development in the Envision Eugene Community Vision, which labeled Willamette Street as a Key
Transit Corridor and a core commercial area. Nearly the entire site is within ¼ mile of the Lane Transit
District bus routes 24 or 73 that operate on Willamette Street. The re-designation of the parcels
surrounding Willamette Street locates higher density residential closer to the corridor. Beyond the
proximity to transit, the requirements for pedestrian-oriented streetscapes, reduced motor vehicle
access across sidewalks, reduced off-street parking and the provision for bicycle parking, encourage
transit, bicycles and walking as alternatives to automobile use. Based on these findings, the proposed
amendments and zone changes are consistent with Policies F.3 and F.4.
Transportation System Improvements: Pedestrian
F.26 Provide for a pedestrian environment that is well integrated with adjacent
land uses and is designed to enhance the safety, comfort, and convenience
of walking.
F.27 Provide for a continuous pedestrian network with reasonably direct travel
routes between destination points.
F.28 Construct sidewalks along urban area arterial and collector roadways,
except freeways.
Consistent with these policies, the S-SW zone standards require pedestrian-oriented development.
Beginning with Street Design Standards (EC. 9.3850(3)) that require fully accessible sidewalk widths
on all streets in the subject area and additional sidewalk width where feasible, the Special Area Zone
provides a continuous pedestrian network. The Active Street Front standards (EC 9.3858(6) and
9.3868 (6)) further require development adjacent to the pedestrian realm to enhance the safety,
comfort, and convenience of walking. Based on these findings, the proposed amendments and zone
changes are consistent with Policies F.26, F.27 and F.28.
G. Public Facilities and Services Element
G.14 Improve surface and ground water quality and quantity in the metropolitan
area by developing regulations or instituting programs for stormwater to:
a. Increase public awareness of techniques and practices private
individuals can employ to help correct water quality and quantity
problems;
d. Increase storage and retention and natural filtration of storm runoff to
lower and delay peak storm flows and to settle out pollutants prior to
discharge into regulated waterways;
e. Require on-site controls and development standards, as practical, to
reduce off-site impacts from stormwater runoff;
G.18 Include measures in local land development regulations that minimize the
amount of impervious surface in new development in a manner that
Findings - 16
reduces stormwater pollution, reduces the negative affects [sic] from
increases in runoff, and is compatible with Metro Plan policies.
The S-SW zone specifically identifies the use of pervious paving and rainwater catchment and storage
systems as techniques for meeting the Sustainable Features requirements for the Single Family
Options subdistrict. Beyond these measures, narrow street widths, reduced off-street parking
requirements, and reduced accessway and driveway widths will reduce the area of impervious
surfaces throughout the subject area. Based on these findings, the proposed amendments and zone
changes are consistent with Policies G.14 and G.18.
J. Energy Element
J.2 Carefully control, through the use of operating techniques and other
methods, energy-related actions, such as automobile use, in order to
minimize adverse air quality impacts. Trade-offs between air quality and
energy actions shall be made with the best possible understanding of how
one process affects the other.
As stated in the response to Goal 12, the subject area is proximate to transit and the S-SW zone
includes regulations for increased intensity, a mix of uses, an enhanced network of walkways and
reduced parking requirements. These factors, as well as general character standards to create a
pedestrian-oriented community, are intended to reduce the dependence on and use of automobiles
and subsequently reduce adverse air quality impacts. Based on these findings, the proposed
amendments and zone changes are consistent with Policy J.2.
J.3 Land allocation and development patterns shall permit the highest possible
current and future utilization of solar energy for space heating and cooling,
in balance with the requirements of other planning policies.
J.4 Encourage development that takes advantage of natural conditions, such
as microclimate, and utilizes renewable energy supplies, such as solar
energy, to minimize non-renewable and overall energy consumption.
The S-SW zone uses height limits, step-backs, sloped setbacks and step-downs to reduce barriers to
solar access from each parcel. The Sustainable Features standards for the Single Family Options
subdistrict (EC 9.3868(8)(d)) encourage solar orientation and the use of solar energy generation. The
proposed amendments and zone changes are therefore consistent with Policies J.3 and J.4.
J.7 Encourage medium- and high-density residential uses when balanced with
other planning policies in order to maximize the efficient utilization of all
forms of energy. The greatest energy savings can be made in the areas of
space heating and cooling and transportation. For example, the highest
relative densities of residential development shall be concentrated to the
greatest extent possible in areas that are or can be well served by mass
transit, paratransit, and foot and bicycle paths.
J.8 Commercial, residential, and recreational land uses shall be integrated to
the greatest extent possible, balanced with all planning policies to reduce
Findings - 17
travel distances, optimize reuse of waste heat, and optimize potential on-
site energy generation.
As stated in the responses to Goal 12 and J.2, the re-designations concentrate future development
around the transit corridor and pedestrian-oriented center. Additionally, the permitted mix of uses
and high densities specified by the S-SW zone facilitatelocation efficiencies and thermal sharing to
maximize energy savings. Based on these findings, the proposed amendments and zone changes are
consistent with Policies J.7 and J.8.
K. Citizen Involvement Element
K.3 Improve and maintain local mechanisms that provide the opportunity for residents
and property owners in existing residential areas to participate in the
implementation of policies in the Metro Plan that may affect the character of those
areas.
As stated in the response to Goal 1 above, the re-designations and development of the S-SW zone is
the result of an extensive public process. Based on these findings, the proposed amendments and
zone changes are consistent with Policy A.4.
Eugene Commercial Lands Study
The following policy from the Eugene Commercial Lands Study (identified below in italics) is also
relevant to the proposed amendments. Based on the findings provided below, the amendments are
consistent with and supported by the applicable provision of the Eugene Commercial Lands Study.
22.0 Further strip commercial activity along Willamette Street will be discouraged. Strip
commercial is defined as commercial facilities which are largely oriented to
automobile traffic, such as retail uses found in the C-2 General Commercial District.
Small-scale General Office District developments are not considered strip
commercial.
The S-SW zone changes all C-1 and C-2 zoned properties to the Mixed Use subdistrict, which orients
development to pedestrians, not automobiles. Specific standards require buildings with minimal
setbacks and prohibit parking or drive-through lanes between the building and the abutting street.
The proposed amendments and zone changes will therefore discourage further strip commercial
activity, consistent with Policy 22.
EC 9.7735(3):When a city-specific local comprehensive plan also applies, the proposed
amendment is consistent with the city-specific local comprehensive plan.
EC 9.8065(3):In the case of establishment of a special area zone, [the proposed
amendment] is consistent with EC 9.3020 Criteria for Establishment of an S Special Area
Zone.
As the City of Eugene does not yet have its own City-specific local comprehensive plan, andis
otherwise subject to the Metro Plan and adopted refinement plans instead, EC 9.7735(3) is
inapplicable in this case.
Findings - 18
The proposed code amendments create a new special area zone, the South Willamette Special Area
Zone (S-SW), and are therefore subject to the following additional approval criteria at EC 9.3020:
EC 9.3020: Criteria for Establishment of an S Special Area Zone. Before adopting an
ordinance establishing an S Special Area Zone, the city council shall find that the proposal is
in compliance with following criteria:
(1) The area to which the S Special Area Zone is being applied meets at least one of the
following criteria:
(a) Is identified in the Metro Planor a refinement plan as appropriate for nodal
development or for a special range of uses or development that can best be
achieved with the use of a special area zone; or
(b)Possesses distinctive buildings or natural features that require special
consideration to ensure appropriate development, preservation, or
rehabilitation. In order to be considered distinctive, it must be demonstrated
that:
1. The area is characterized by buildings that merit preservation in order
to protect their special features; or
2. The area contains natural features that have been identified by the
city as worthy of special treatment or preservation.
As a newly designated Multi-Modal Mixed-Use Area as part of the proposed plan and code
amendments, the area will be identified as being appropriate for a special range of uses and
development that is best achieved through adoption of the S-SW zone. The concurrent amendments
therefore comply with the requirement of EC 9.3020(1)(a), above.
(2) An analysis of the area demonstrates how the uses and development standards of
the S Special Area zone ordinance will facilitate implementation of the planned use
of the property or the preservation or rehabilitation of distinctive buildings or natural
features of benefit to the community.
The proposed amendments comply with this requirement as evidenced by the extensive land use
planning analysis and various supporting reports and recommendations developed as part of the
South Willamette Concept Plan, which in turn, led to development of the formal plan and code
amendments concurrently proposed as part of this adoption package. Approval of the proposed
adoption package will facilitate implementation of the planned mix of uses within the S-SW zone.
(3) Except for areas zoned S-H Historic Special Area zone, the area to be classified S
Special Area includes at least ½ acre in area.
The area affected by these amendments is roughly 122 acres, well above the minimum threshold of ½
acre noted above.
(4) The application of the zone to the properties proposed for inclusion in the S Special
Area zone and the required provisions of a special area zone ordinance are consistent
Findings - 19
with the criteria required for approval of a zone change, according to EC 9.8865 Zone
Change Approval Criteria.
Application of the new S-SW zone to the subject properties complies with the applicable approval
criteria for zone changes at EC 9.8865, as demonstrated in the related zone change findings below
which are incorporated herein, by reference.
Refinement Plan Amendments
(1) The refinement plan amendment is consistent with all of the following:
(a)Statewide planning goals.
(b) Applicable provisions of the Metro Plan.
(c) Remaining portions of the refinement plan.
South Willamette Subarea Study
A portion of the subject area is within the boundaries of the South Willamette Subarea Study. This
study was adopted in 1987 as a refinement to the Metro Plan under Ordinance 19523. The study
thth
area included generally a block deep on each side of Willamette Street from 17 Avenue to 24
Place. The proposal involves refinement plan text amendments to Recommendations 4, 5 and 6, and
the deletion of Recommendations 1 and 9. The proposal also involves refinement plan diagram
amendments to remove any portion of the subject area from the South Willamette Subarea Study.
The proposed refinement plan amendments are necessary to ensure consistency under this criterion,
and are therefore proposed concurrently with the other plan amendments and zone changes. The
findings demonstrating compliance with related approval criteria above, regarding compliance with
the Statewide Planning Goals and the applicable provisions of the Metro Plan are therefore
incorporated herein by reference, as to the establishment of the proposed new S-SW zone and
related plan and code amendments. Brief excerpts of the refinement plan text changes are
presented below.
Recommendation 1: Delete
Recommendation 4: Except for the area described in Recommendation 9, GO, commercial or office
ththnd
zoning along Willamette between 19 and 24 Place 22 Avenue should not be expanded. The area
should appropriately remain in residential uses as it is designated in the Metro Plan Diagram. The
traffic volumes projected for a two-way Willamette in this section are approximately 12,000 vehicles
per day, an increase of 4,400. This level of traffic is lower than several other arterial streets which are
thth
primarily residential: 18 Avenue, 11 Avenue between downtown and Garfield Street, and Patterson
th
south of 24. Staff feels that the projected increase in traffic volumes does not support the conversion
of residential to office or commercial uses.
Recommendation 5: Except for the area described in Recommendation 9, in In recognition of existing
mix of low, medium and high density residential uses and the current zoning on the west side of
ththnd
Willamette between 19 Avenue and 24Place22 Avenue, this study recommends that the Metro
Plan Diagram be refined to reflect a high density residential designation on parcels currently zoned R-
3 in the area.
Findings - 20
Recommendation 6: The zoning and planned use designations for the remainder of the study area
th
should remain as is. In particular, the The area on the east side of Willamette Street between 19and
the Civic Stadium property is an appropriate area for medium density residential development. The
thth
area on the east side of Willamette between 19 and 18is appropriately designated and zoned as
commercial.
Recommendation 9: Delete
With these changes to the South Willamette Subarea Study text and diagram, consistency will be
ensured among the proposed amendments and the remaining portionsof the adopted refinement
plan as required.
(2) The refinement plan amendment addresses one or more of the following:
(a) An error in the publication of the refinement plan.
(b) New inventory material which relates to a statewide planning goal.
(c) New or amended community policies.
(d) New or amended provisions in a federal law or regulation, state statute, state
regulation, statewide planning goal, or state agency land use plan.
(e) A change of circumstances in a substantial manner that was not anticipated
at the time the refinement plan was adopted.
The refinement plan amendment addresses criteria (c), (d), and (e) above. Since the original adoption
of the South Willamette Subarea Study in 1987, and as a part of the recent Envision Eugene
community vision process, the portion of Willamette Street in both the subject area and the South
Willamette Subarea Study was identified as a Key Transit Corridor, and parcels in the subject area and
adjacent to the South Willamette Subarea Study were identified as a Core Commercial Area.
Subsequent to that identification and concurrent with this amendment, the entire subject area,
including parcels in the South Willamette Subarea Study, is proposed for MMA designation.The
adoption of OAR 660-012-0060(10) in 2011 allowed local governments to designate areas as MMAs
as proposed in this case.
Zone Changes
EC 9.8865(1): The proposed change is consistent with applicable provisions of the Metro
Plan. The written text of the Metro Plan shall take precedence over the Metro Plan diagram
where apparent conflicts or inconsistencies exist.
The proposed zone changes are necessary to implement the proposed new S-SW zone and related
subdistrict and overlays, as well as to ensure consistency with the plan and code amendments
discussed above. For detailed maps and a table showing the proposed zone changes on a parcel-
specific basis, please refer to Attachment A. The regulating plan which dictates the area of specific
subdistricts and overlays (Figure 9.3832 S-SW Regulating Plan – Subdistricts and Overlay Subdistricts)
is included in Attachment B.
Some of the policies addressed in the Metro Plan and refinement plan amendment findings are also
Findings - 21
relevant or applicable here, and to the extent they are, those findings under EC 9.7735(2) and EC
9.8065(2) are incorporated herein by reference as demonstration that this criterion is met.
EC 9.8865(2): The proposed zone change is consistent with applicable adopted refinement
plans. In the event of inconsistencies between these plans and the Metro Plan, the Metro
Plan controls.
The entire subject area is being removed from the applicable adopted refinement plan area, as
discussed above. Therefore, the above criterion is inapplicable.
EC 9.8865(3): The uses and density that will be allowed by the proposed zoning in the
location of the proposed change can be served through the orderly extension of key urban
facilities and services.
The subject area is currently served with a full range of key urban services and facilities as defined in
the Metro Plan. The findings of compliance with Goal 11 – Public Facilities and Services, and Goal 12
– Transportation above, also are incorporated herein by reference. With the findings established and
referenced herein, the proposal complies with this criterion.
EC 9.8865(4):The proposed zone change is consistent with the applicable siting
requirements set out for the specific zone in…
In this case, the proposed code amendments will include newly adopted siting requirements for the
S-SW zone. Those proposed siting requirements at EC 9.3834 state that that the site must be
included within the South Willamette area as depicted on Figure 9.3832 S-SW Regulating Plan –
Subdistricts and Overlay Subdistricts, and further, that the S-SW zone including subdistricts and
overlays shall remain in place until or unless the code is amended to facilitate rezoning in accordance
applicable adopted plan designations at that time.
As demonstrated by the maps and tables provided as Attachment A, which are consistent with Figure
9.3832 S-SW Regulating Plan – Subdistricts and Overlay Subdistrictsin Attachment B, the proposed
zone changes comply with the proposed siting requirements for the S-SW zone and this criterion is
met.
EC 9.8865(5): In cases where the NR zone is applied based on EC 9.2510(3), the property
owner shall enter into a contractual arrangement with the city to ensure the area is
maintained as a natural resource area for a minimum of 50 years.
The NR zone is not requested or applicable in this instance. Therefore, the above criterion is
inapplicable.
Attachments
A: Parcel-Specific Maps and Table of Proposed Zone Changes and Metro Plan Amendments
B: Draft Code Amendments
Findings - 22
Attachment A
Current South Willamette Zoning
GO
Eugene
Site
R-1
PL
C-2
R-1
R-2
R-3
Current Zoning
C-1 Neighborhood Commercial
C-2 Community Commercial
C-1
GO General Office
PL Public Land
R-1 Low-Density Residential
R-2 Medium-Density Residential
05001,000Feet
R-3 Limited High-Density Residential
Attachment A
Proposed South Willamette Special Area Zone (S-SW)
Eugene
Site
SFO
PL
MU
SFO
AC
S-SW South Willamette Special Area Zone
MMA - Multi-Modal Mixed-Use Area Boundary
Proposed Special Area Zone Subdistricts
MU - Mixed Use
AC - Apartments or Condominiums
SFO - Single Family Options
PL - Public Land (Primary zone not changed)
Proposed Subdistrict Overlays
AF - Active Frontage (MU)
RA - Row House Allowed (SFO)
05001,000Feet
RC - Row House Character Required (AC)
Attachment A
Current South Willamette Metro Plan Designation
Eugene
HDR
Site
LDR
COM
MDR
Current Metro Plan Designation
LDR - Low Density Residential
MDR - Medium Density Residential
HDR - High Density Residential
05001,000Feet
COM - Commercial
Attachment A
Proposed South Willamette Metro Plan Designation
Eugene
Site
LMDR
LDR
COM
HDR
Proposed Metro Plan Designation
MMA - Multi-Modal Mixed-Use Area Boundary
LDR - Low Density Residential
LMDR - Low-Medium Density Residential
HDR - High Density Residential
05001,000Feet
COM - Commercial
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
118030533002000.22R1SFOnonenoneLDRLDR
218030533003000.17R1SFOnonenoneLDRLDR
318030533004000.17R1SFOnonenoneLDRLDR
418030533005000.17R1SFOnonenoneLDRLDR
518030533006000.17R1SFOnonenoneLDRLDR
618030533007000.17R1SFOnonenoneLDRLDR
718030533008000.17R1SFOnonenoneLDRLDR
818030533009000.17R1SFOnonenoneLDRLDR
918030533010000.17R1ACnoneRCLDRHDR
1018030533011000.18R1ACnoneRCLDRHDR
1118030533012000.18R1ACnoneRCLDRHDR
1218030533013000.17R1ACnoneRCLDRHDR
1318030533014000.17R1SFOnonenoneLDRLDR
1418030533015000.18R1SFOnonenoneLDRLDR
1518030533016000.17R1SFOnonenoneLDRLDR
1618030533017000.17R1SFOnonenoneLDRLDR
1718030533018000.17R1SFOnonenoneLDRLDR
1818030533019000.17R1SFOnonenoneLDRLDR
1918030533020000.17R1SFOnonenoneLDRLDR
2018030533021000.22R1SFOnonenoneLDRLDR
2118030533022000.22R1SFOnonenoneLDRLDR
2218030533023000.17R1SFOnonenoneLDRLDR
2318030533024000.17R1SFOnonenoneLDRLDR
2418030533025000.17R1SFOnonenoneLDRLDR
2518030533026000.17R1SFOnonenoneLDRLDR
2618030533027000.17R1SFOnonenoneLDRLDR
2718030533028000.18R1SFOnonenoneLDRLDR
2818030533029000.17R1SFOnonenoneLDRLDR
2918030533030000.17R1ACnoneRCLDRHDR
3018030533031000.18R1ACnoneRCLDRHDR
3118030533032000.18R1ACnoneRCLDRHDR
3218030533033000.17R1ACnoneRCLDRHDR
3318030533034000.17R1SFOnonenoneLDRLDR
3418030533035000.18R1SFOnonenoneLDRLDR
3518030533036000.17R1SFOnonenoneLDRLDR
3618030533037000.17R1SFOnonenoneLDRLDR
3718030533038000.17R1SFOnonenoneLDRLDR
3818030533039000.17R1SFOnonenoneLDRLDR
3918030533040000.17R1SFOnonenoneLDRLDR
4018030533041000.22R1SFOnonenoneLDRLDR
4118030614001000.35GOMUPDnoneMDRCOM
4218030614001080.37GOMUPDnoneMDRCOM
4318030614001100.74GOMUPDnoneMDRCOM
4418030614001110.21GOMUPDnoneMDRCOM
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
4518030614001120.20GOMUPDnoneMDRCOM
4618030614001130.35GOMUPDnoneMDRCOM
4718030614003010.85GOMUPDnoneMDRCOM
4818030614003020.06GOMUPDnoneMDRCOM
4918030614003030.05GOMUPDnoneMDRCOM
5018030614003040.07GOMUPDnoneMDRCOM
5118030614003050.04GOMUPDnoneMDRCOM
5218030614003060.04GOMUPDnoneMDRCOM
5318030614003070.06GOMUPDnoneMDRCOM
5418030614003081.10GOMUPDnoneMDRCOM
5518030614003090.10GOMUPDnoneMDRCOM
5618030614003100.05GOMUPDnoneMDRCOM
5718030614003110.05GOMUPDnoneMDRCOM
5818030614003120.10GOMUPDnoneMDRCOM
5918030614016000.59R3ACnoneRCHDRHDR
6018030614017000.48R3ACnoneRCHDRHDR
6118030614018000.07R3ACnoneRCLDRHDR
6218030614019000.15R3ACnoneRCHDRHDR
6318030614020000.23R3ACnoneRCHDRHDR
6418030614021000.14R3ACnoneRCLDRHDR
6518030614022000.17R3ACnoneRCLDRHDR
6618030614036010.18R3ACnoneRCHDRHDR
6718030614036020.09R3ACnoneRCHDRHDR
6818030614038000.12R3ACnoneRCLDRHDR
6918030614038010.20R3ACnoneRCLDRHDR
7018030614039000.13R3ACnoneRCHDRHDR
7118030614040000.15R3ACnoneRCHDRHDR
7218030614042000.11R3ACnonenoneMDRHDR
7318030614043000.11R1ACnonenoneMDRHDR
7418030614044000.11R1ACnonenoneMDRHDR
7518030614045000.11R1ACnonenoneMDRHDR
7618030614046000.11R1ACnonenoneMDRHDR
7718030614047000.18R1ACnonenoneMDRHDR
7818030614048000.16R1ACnonenoneMDRHDR
7918030614049000.16R1ACnonenoneMDRHDR
8018030614050000.16R1ACnonenoneMDRHDR
8118030614051000.16R1ACnonenoneMDRHDR
8218030614052000.16R1ACnonenoneMDRHDR
8318030614053000.16R1ACnonenoneMDRHDR
8418030614054000.20R3ACnoneRCMDRHDR
8518030614055000.18R3ACnoneRCMDRHDR
8618030614057000.15R3ACnoneRCMDRHDR
8718030614058000.15R3ACnoneRCMDRHDR
8818030614059000.16R2ACnonenoneMDRHDR
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
8918030614060000.16R2ACnonenoneMDRHDR
9018030614061000.16R2ACnonenoneMDRHDR
9118030614062000.16R2ACnonenoneMDRHDR
9218030614063000.16R3ACnonenoneMDRHDR
9318030614064000.33R3ACnonenoneMDRHDR
9418030614065000.05R3ACnoneRCHDRHDR
9518030614066000.05R3ACnoneRCHDRHDR
9618030614067000.06R3ACnoneRCHDRHDR
9718030614068000.16R3ACnoneRCHDRHDR
9818030614900000.17R3ACnoneRCMDRHDR
9918030614900010.01R3ACnoneRCMDRHDR
10018030614900020.01R3ACnoneRCMDRHDR
10118030614900030.01R3ACnoneRCMDRHDR
10218030614900040.01R3ACnoneRCMDRHDR
10318030614900050.02R3ACnoneRCMDRHDR
10418030641001000.47R3ACnonenoneLDRHDR
10518030641003000.18R3ACnonenoneLDRHDR
10618030641004000.18R3ACnonenoneLDRHDR
10718030641005000.18R3ACnonenoneLDRHDR
10818030641006000.18R3ACnonenoneLDRHDR
10918030641007000.14R3MUnonenoneLDRCOM
11018030641008000.17R3MUnonenoneLDRCOM
11118030641009000.15R3MUnonenoneLDRCOM
11218030641010000.21R3MUnonenoneLDRCOM
11318030641011000.21R3MUnonenoneLDRCOM
11418030641012000.21R3MUnonenoneLDRCOM
11518030641013000.18R1SFOnonenoneLDRLDR
11618030641014000.18R1SFOnonenoneLDRLDR
11718030641015000.18R1SFOnonenoneLDRLDR
11818030641016000.18R1SFOnonenoneLDRLDR
11918030641017000.18R1SFOnonenoneLDRLDR
12018030641018000.18R1SFOnonenoneLDRLDR
12118030641019000.18R1SFOnonenoneLDRLDR
12218030641020000.11R1SFOnoneRALDRLMDR
12318030641021000.13R1SFOnoneRALDRLMDR
12418030641022000.13R1SFOnonenoneLDRLDR
12518030641023000.13R1SFOnonenoneLDRLDR
12618030641024000.14R1SFOnonenoneLDRLDR
12718030641025000.14R1SFOnonenoneLDRLDR
12818030641026000.14R1SFOnonenoneLDRLDR
12918030641027000.16R1SFOnonenoneLDRLDR
13018030641028000.25C2MUnonenoneCOMCOM
13118030641029000.30R3MUnonenoneHDRCOM
13218030641030000.20R3MUnonenoneHDRCOM
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
13318030641031000.50GOMUnonenoneCOMCOM
13418030641032000.10R2ACnonenoneLDRHDR
13518030641033000.10R2ACnonenoneLDRHDR
13618030641034000.21R2ACnonenoneLDRHDR
13718030641035010.11R2ACnonenoneLDRHDR
13818030641035020.11R2ACnonenoneLDRHDR
13918030641036000.20R2ACnonenoneLDRHDR
14018030641037000.18R2ACnonenoneLDRHDR
14118030641038010.12R2ACnoneRCLDRHDR
14218030641038020.10R2ACnoneRCLDRHDR
14318030641038030.16R2ACnoneRCLDRHDR
14418030641040000.21R2ACnoneRCLDRHDR
14518030641041010.06R2ACnoneRCLDRHDR
14618030641041020.15R2ACnoneRCLDRHDR
14718030641042000.10R2ACnoneRCLDRHDR
14818030641043000.10R2ACnoneRCLDRHDR
14918030641044000.10R2ACnoneRCLDRHDR
15018030641044010.10R2ACnoneRCLDRHDR
15118030641045000.21R2ACnoneRCLDRHDR
15218030641046000.17R2ACnoneRCLDRHDR
15318030641047000.17R2ACnoneRCLDRHDR
15418030641048000.06R2ACnoneRCLDRHDR
15518030641048010.12R2ACnoneRCLDRHDR
15618030641049000.14R2ACnoneRCLDRHDR
15718030641050000.10R2ACnoneRCLDRHDR
15818030641050010.03R2ACnoneRCLDRHDR
15918030641051010.06R2ACnoneRCLDRHDR
16018030641051020.07R2ACnoneRCLDRHDR
16118030641052000.17C2MUnonenoneCOMCOM
16218030641053000.17C2MUnonenoneCOMCOM
16318030641054000.17C2MUnonenoneCOMCOM
16418030641055000.11C2MUnonenoneCOMCOM
16518030641056000.24C2MUnonenoneCOMCOM
16618030641057000.11R3ACnonenoneLDRHDR
16718030641058000.11R2ACnonenoneLDRHDR
16818030641059000.12R2ACnonenoneLDRHDR
16918030641060000.12R2ACnonenoneLDRHDR
17018030641060010.06R3ACnonenoneLDRHDR
17118030641061000.17R2ACnonenoneLDRHDR
17218030641062000.17R2ACnonenoneLDRHDR
17318030641063000.32GOMUSRnoneLDRCOM
17418030641064000.16GOMUSRnoneLDRCOM
17518030641065000.32C2MUnonenoneCOMCOM
17618030641066000.16C2MUnonenoneCOMCOM
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
17718030641067000.51C2MUnoneAFCOMCOM
17818030641068000.46R3ACnonenoneLDRHDR
17918030641069000.21R1SFOnoneRALDRLMDR
18018030641070000.21R1SFOnoneRALDRLMDR
18118030641083000.13R1SFOnoneRALDRLMDR
18218030641084000.10R1SFOnoneRALDRLMDR
18318030641085000.10R1SFOnoneRALDRLMDR
18418030641086000.17R1SFOnoneRALDRLMDR
18518030641087000.51R1SFOnoneRALDRLMDR
18618030641089000.48C2MUnoneAFCOMCOM
18718030641089010.28C2MUnoneAFCOMCOM
18818030641089021.21R3ACnonenoneLDRHDR
18918030641089030.48C2MUnoneAFCOMCOM
19018030641090000.16R1SFOnoneRALDRLMDR
19118030641091000.17R1SFOnonenoneLDRLDR
19218030641092000.17R1SFOnonenoneLDRLDR
19318030641093000.16R1SFOnoneRALDRLMDR
19418030641094000.16R1SFOnoneRALDRLMDR
19518030641095000.18R1SFOnonenoneLDRLDR
19618030641096000.15R1SFOnonenoneLDRLDR
19718030641099000.19R1SFOnonenoneLDRLDR
19818030641100000.16R1SFOnoneRALDRLMDR
19918030641101000.16R1SFOnoneRALDRLMDR
20018030641102000.31R1ACnoneRCLDRHDR
20118030641103000.16R1ACnoneRCLDRHDR
20218030641104000.16R1ACnoneRCLDRHDR
20318030641105000.16R1ACnoneRCLDRHDR
20418030641106000.86C2MUnonenoneCOMCOM
20518030641107000.16R1ACnoneRCLDRHDR
20618030641108000.16C2MUnoneAFCOMCOM
20718030641109000.16C2MUnoneAFCOMCOM
20818030641110000.16R1ACnoneRCLDRHDR
20918030641111000.16R1ACnoneRCLDRHDR
21018030641112000.16C2MUnoneAFCOMCOM
21118030641113000.18C2MUnoneAFCOMCOM
21218030641114000.17R1ACnoneRCLDRHDR
21318030641115000.15R1SFOnoneRALDRLMDR
21418030641116000.15R1SFOnoneRALDRLMDR
21518030641117000.14R1SFOnonenoneLDRLDR
21618030641118000.13R1SFOnonenoneLDRLDR
21718030641119000.14R1SFOnonenoneLDRLDR
21818030641120000.14R1SFOnonenoneLDRLDR
21918030641121000.14R1SFOnonenoneLDRLDR
22018030641122000.17R1SFOnoneRALDRLMDR
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
22118030641123000.15R1SFOnoneRALDRLMDR
22218030641124000.14R1SFOnoneRALDRLMDR
22318030641125000.14R1SFOnoneRALDRLMDR
22418030641126000.16R1SFOnonenoneLDRLDR
22518030641127000.16R1SFOnonenoneLDRLDR
22618030641128000.14R3ACSRnoneLDRHDR
22718030641128010.14R3ACSRnoneLDRHDR
22818030641129000.16R1SFOnonenoneLDRLDR
22918030641130000.16R1SFOnonenoneLDRLDR
23018030641131000.16R1ACnoneRCLDRHDR
23118030641132000.23C2MUnoneAFCOMCOM
23218030641133000.23C2MUnoneAFCOMCOM
23318030641134000.15R1ACnoneRCLDRHDR
23418030641135000.15R1ACnoneRCLDRHDR
23518030641136000.16R3ACnoneRCLDRHDR
23618030641137000.15C2MUnoneAFCOMCOM
23718030643001000.14R1SFOnoneRALDRLMDR
23818030643001010.20R1SFOnoneRALDRLMDR
23918030643003000.26R1SFOnoneRALDRLMDR
24018030643004000.10R1SFOnoneRALDRLMDR
24118030643006000.09R1SFOnoneRALDRLMDR
24218030643007000.13R1SFOnoneRALDRLMDR
24318030643065000.14R1SFOnoneRALDRLMDR
24418030643066000.14R1SFOnoneRALDRLMDR
24518030643067000.13R1SFOnoneRALDRLMDR
24618030643068000.17R1SFOnoneRALDRLMDR
24718030643069000.34R1SFOnoneRALDRLMDR
24818030643072001.45PLPLnonenoneLDRHDRSPLIT
24918030643073004.85PLPLnonenoneLDRLDRSPLIT
25018030643074000.74C2MUnonenoneCOMCOM
251180306430750012.13C2MUnonenoneCOMCOM
25218030644001020.42R3ACnonenoneLDRHDR
25318030644002000.83R3ACnonenoneLDRHDR
25418030644006000.11R3ACnonenoneLDRHDR
25518030644007000.10R3ACnonenoneLDRHDR
25618030644009000.17R1ACnonenoneLDRHDR
25718030644010000.17R1ACnonenoneLDRHDR
25818030644011000.17R1ACnonenoneLDRHDR
25918030644012000.22R1ACnonenoneLDRHDR
26018030644012010.22R1ACnonenoneLDRHDR
26118030644013000.52R3ACnonenoneLDRHDR
26218030644013010.09R3ACnonenoneLDRHDR
26318030644014000.33R3ACnonenoneLDRHDR
26418030644016010.24C2MUSRnoneCOMCOM
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
26518030644016020.18C2MUSRnoneCOMCOM
26618030644017000.26C2MUnonenoneCOMCOM
26718030644017010.26C2MUnonenoneCOMCOM
26818030644020000.33C2MUnoneAFCOMCOM
26918030644020010.16C2MUnoneAFCOMCOM
27018030644020020.11C2MUnonenoneCOMCOM
27118030644021000.33C2MUnoneAFCOMCOM
27218030644024000.16C2MUnoneAFCOMCOM
27318030644025000.18C2MUnoneAFCOMCOM
27418030644026000.32C2MUnoneAFCOMCOM
27518030644027000.56C2MUnonenoneCOMCOM
27618030644027010.09C2MUnonenoneCOMCOM
27718030644028000.33C2MUnonenoneCOMCOM
27818030644029000.38C2MUnoneAFCOMCOM
27918030644031000.21C2MUnoneAFCOMCOM
28018030644032000.25C2MUnoneAFCOMCOM
28118030644033000.17C2MUnoneAFCOMCOM
28218030644034000.32C2MUnoneAFCOMCOM
28318030644036000.10R3ACnonenoneLDRHDR
28418030644037000.10R3ACnonenoneLDRHDR
28518030644038000.38R3ACnonenoneLDRHDR
28618030644041000.08R3ACnonenoneLDRHDR
28718030644042000.08R3ACnonenoneLDRHDR
28818030644043000.17R3ACnonenoneLDRHDR
28918030644044000.22C2MUnoneAFCOMCOM
29018030644046000.08C2MUnonenoneCOMCOM
29118030644047000.05R1MUnonenoneCOMCOM
29218030644048000.10R1ACnonenoneLDRHDR
29318030644049000.11R1ACnonenoneLDRHDR
29418030644050000.11R1ACnonenoneLDRHDR
29518030644051000.58R3MUnonenoneLDRCOM
29618030644052000.65R3MUnoneAFCOMCOM
29718030644053000.49C2MUnoneAFCOMCOM
29818030644055000.22C2MUnoneAFCOMCOM
29918030644055010.19C2MUnonenoneCOMCOM
30018030644058010.17C2MUnonenoneCOMCOM
30118030644058020.31C2MUnoneAFCOMCOM
30218030644059000.19C2MUnoneAFCOMCOM
30318030644059010.20C2MUnonenoneCOMCOM
30418030644060000.34C2MUnonenoneCOMCOM
30518030644061010.36C2MUnoneAFCOMCOM
30618030644062000.20C2MUnoneAFCOMCOM
30718030644063000.12C2MUnoneAFCOMCOM
30818030644063010.21C2MUnonenoneCOMCOM
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
30918030644064000.11C2MUnoneAFCOMCOM
31018030644067000.45C2MUnoneAFCOMCOM
31118030644068000.23C2MUnoneAFCOMCOM
31218030644069000.23C2MUnoneAFCOMCOM
31318030644070000.09C2MUnoneAFCOMCOM
31418030644071000.09R1MUnoneAFCOMCOM
31518030644072000.21C2MUnoneAFCOMCOM
31618030644073000.29C2MUnoneAFCOMCOM
31718030644074000.70C2MUnoneAFCOMCOM
31818030644076001.04C2MUnonenoneCOMCOM
31918030644077010.11C2MUnonenoneCOMCOM
32018030644077020.11C2MUnonenoneCOMCOM
32118030644078000.23C2MUnonenoneCOMCOM
32218030644079000.16R1ACnoneRCLDRHDR
32318030644080000.16R1ACnoneRCLDRHDR
32418030644081000.16R1SFOnoneRALDRLMDR
32518030644082000.16R1SFOnoneRALDRLMDR
32618030644083000.16R1SFOnoneRALDRLMDR
32718030644084000.16R1SFOnoneRALDRLMDR
32818030644085000.16R1SFOnoneRALDRLMDR
32918030644086000.16R1SFOnoneRALDRLMDR
33018030644087000.16R1SFOnoneRALDRLMDR
33118030644088000.15R1SFOnoneRALDRLMDR
33218030644089000.15R1SFOnoneRALDRLMDR
33318030644090000.13R1SFOnoneRALDRLMDR
33418030644091000.13R1SFOnoneRALDRLMDR
33518030644092000.14R1SFOnoneRALDRLMDR
33618030644093000.14R1SFOnoneRALDRLMDR
33718030644094000.14R1SFOnoneRALDRLMDR
33818030644095000.14R1SFOnoneRALDRLMDR
33918030644096000.14R1SFOnoneRALDRLMDR
34018030644097000.14R1SFOnoneRALDRLMDR
34118030644098000.14R1SFOnoneRALDRLMDR
34218030644099000.14R1ACnoneRCLDRHDR
34318030644100000.14R1ACnoneRCLDRHDR
34418030644101000.15R1ACnoneRCLDRHDR
34518030644102000.15R1ACnoneRCLDRHDR
34618030644103000.15R1SFOnonenoneLDRLDR
34718030644104000.15R1SFOnonenoneLDRLDR
34818030644105000.15R1SFOnonenoneLDRLDR
34918030644106000.15R1SFOnonenoneLDRLDR
35018030644107000.15R1SFOnonenoneLDRLDR
35118030644108000.15R1SFOnonenoneLDRLDR
35218030644109000.15R1SFOnonenoneLDRLDR
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
35318030644110000.14R1SFOnonenoneLDRLDR
35418030644111000.14R1SFOnonenoneLDRLDR
35518030644112000.20R1SFOnonenoneLDRLDR
35618030644113000.16R1SFOnonenoneLDRLDR
35718030644114000.18R1SFOnonenoneLDRLDR
35818030644115000.18R1SFOnonenoneLDRLDR
35918030644116000.18R1SFOnonenoneLDRLDR
36018030644117000.18R1SFOnonenoneLDRLDR
36118030644118000.18R1SFOnonenoneLDRLDR
36218030644119000.18R1SFOnonenoneLDRLDR
36318030644120000.18R1SFOnonenoneLDRLDR
36418030644121000.18R1ACnoneRCLDRHDR
36518030644122000.18R1ACnoneRCLDRHDR
36618030711001000.18R1ACnoneRCLDRHDR
36718030711002000.18R1ACnoneRCLDRHDR
36818030711021000.18R1ACnoneRCLDRHDR
36918030711022000.18R1ACnoneRCLDRHDR
37018030711023000.17R1ACnoneRCLDRHDR
37118030711024000.17R1ACnoneRCLDRHDR
37218030711042000.19R1ACnoneRCLDRHDR
37318030711043000.22R1ACnoneRCLDRHDR
37418030711058000.20R1MUnonenoneLDRCOM
37518030711066000.93R3MUSRnoneMDRCOM
37618030711067000.21R2SFOnoneRAMDRLMDR
37718030711068000.14R1SFOnoneRAMDRLMDR
37818030711069000.35R3MUnonenoneMDRCOM
37918030711070000.14R1SFOnoneRAMDRLMDR
38018030711071000.04R3MUnonenoneMDRCOM
38118030711072000.12R1SFOnoneRAMDRLMDR
38218030711073000.12R1SFOnoneRAMDRLMDR
38318030711075000.29C2MUnoneAFCOMCOM
38418030711076000.28C2MUnoneAFCOMCOM
38518030711077000.17R3MUnonenoneMDRCOM
38618030711078000.16R3MUnonenoneMDRCOM
38718030711079000.55C2MUSRAFCOMCOM
38818030711081000.19C2MUSRnoneCOMCOM
38918030711082000.52C2MUSRnoneCOMCOM
39018030711086000.63R3MUnonenoneMDRCOM
39118030711087000.21R2ACnonenoneMDRHDR
39218030711088000.21R2ACnonenoneMDRHDR
39318030711091000.21R2ACnonenoneMDRHDR
39418030711092000.08R2ACSR/10noneMDRHDR
39518030711092010.13R2ACSR/10noneMDRHDR
39618030711093000.21R3MUnonenoneMDRCOM
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
39718030711094000.13R3MUnonenoneMDRCOM
39818030711094010.08R3MUnonenoneMDRCOM
39918030711095000.20R2ACSR/10noneMDRHDR
40018030711096000.07R2ACSR/10noneMDRHDR
40118030711096010.13R2ACSR/10noneMDRHDR
40218030711097000.21R3MUnonenoneMDRCOM
40318030711098000.17R3MUnonenoneMDRCOM
40418030711099000.17R1ACnonenoneMDRHDR
40518030711100000.15R1ACnonenoneMDRHDR
40618030711100010.17R1ACnonenoneMDRHDR
40718030711101000.32R3MUnonenoneMDRCOM
40818030711105000.23R3MUnonenoneMDRHDR
40918030711106000.23R3MUnonenoneMDRHDR
41018030711109000.24R3ACnonenoneMDRHDR
41118030711111000.22R3ACnonenoneMDRHDR
41218030711115000.21R3ACnonenoneMDRHDR
41318030711116000.21R3ACnonenoneMDRHDR
41418030711117000.19R1ACnonenoneLDRHDR
41518030711121000.23R1ACnonenoneLDRHDR
41618030711124000.14R1ACnonenoneLDRHDR
41718030711137000.14R3MUSRnoneMDRCOM
41818030711137010.37R3MUSRnoneMDRCOM
41918030711138000.48R3MUnonenoneMDRCOM
42018030711139000.18R1ACnonenoneMDRHDR
42118030711140000.18R1ACnonenoneMDRHDR
42218030711141000.10R1ACnonenoneMDRHDR
42318030711166000.17R1ACnonenoneMDRHDR
42418030711167000.18R1ACnonenoneMDRHDR
42518030711168000.20R1ACnonenoneMDRHDR
42618030711169000.22R1ACnonenoneMDRHDR
42718030711170000.19R1ACnonenoneMDRHDR
42818030711171000.19R3ACnonenoneMDRHDR
42918030711172000.19R1ACnonenoneMDRHDR
43018030711173000.19R1ACnonenoneMDRHDR
43118030711174000.22R1ACnonenoneMDRHDR
43218030712001000.47C2MUPDnoneCOMCOM
43318030712001010.71C2MUnonenoneCOMCOM
43418030712007001.22R2ACnonenoneMDRHDR
43518030712009000.17R1ACnonenoneMDRHDR
43618030712010000.08R1ACnonenoneMDRHDR
43718030712011000.08R1ACnonenoneMDRHDR
43818030712012000.32R2ACSRnoneMDRHDR
43918030712013000.16R2ACSRnoneMDRHDR
44018030712014000.16R2ACSRnoneMDRHDR
Attachment A
CurrentProposed
CurrentProposedCurrentProposedMetroPlanMetroPlan
IDMapLotAcresZoneZoneOverlayOverlayDesigationDesigationSplitLot
44118030712015000.16R1ACnonenoneMDRHDR
44218030712016010.16R1ACnonenoneMDRHDR
44318030712016020.40R1ACnonenoneMDRHDR
44418030712018003.58R3ACnonenoneMDRHDR
44518030714013000.17R1ACnonenoneMDRHDR
44618030714014000.39R3ACnonenoneMDRHDR
44718030714015000.07R3ACnonenoneMDRHDR
44818030714016000.13R3ACnonenoneMDRHDR
44918030714017000.27R1MUnonenoneLDRCOM
45018030714031000.18R1ACnonenoneLDRHDR
45118030714031010.22R1ACnonenoneLDRHDR
45218030714037000.76R3MUnonenoneLDRCOM
45318030714037020.71R3MUnonenoneLDRCOM
45418030714040000.20R1ACnonenoneLDRHDR
45518030714040020.12R1ACnonenoneLDRHDR
45618030714040030.12R1ACnonenoneLDRHDR
45718030714042000.21R1ACnonenoneLDRHDR
45818030714043000.21R1ACnonenoneLDRHDR
45918030714044000.21R1ACnonenoneLDRHDR
46018030714045000.42R1ACnonenoneLDRHDR
46118030714046000.15C1MUnonenoneLDRCOM
46218030714047000.12R1MUnonenoneLDRCOM
46318030714048000.31R1ACnonenoneLDRHDR
46418030822002000.18R1ACnoneRCLDRHDR
46518030822003000.18R1ACnoneRCLDRHDR
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46718030822023000.18R1ACnoneRCLDRHDR
46818030822024000.18R1ACnoneRCLDRHDR
46918030822025000.18R1ACnoneRCLDRHDR
47018030712018001.17R3ACnoneRCMDRHDR
47118030643072002.21PLPLnonenoneLDRLDRSPLIT
47218030643073000.33PLPLnonenoneLDRHDRSPLIT
47318030643072000.77PLPLnonenoneLDRHDRSPLIT
47418030643073000.27PLPLnonenoneLDRHDRSPLIT