Hearings Official Public Hearings

AGENDA Meeting Location: Phone: 541-682-5377 Atrium Building – Sloat Room www.eugene-or.gov/hearingsofficial 99 West 10th Avenue The Eugene Hearings Official welcomes your interest in these agenda items. Feel free to come and go as you please at any of the meetings. This meeting location is wheelchair-accessible. For the hearing impaired, FM assistive-listening devices are available or an interpreter can be provided with 48 hours notice. To arrange for these services, contact the Planning Division at (541)682-5481. WEDNESDAY, October 16, 2013 (5:00 p.m.) I. PUBLIC HEARING ON ZONE CHANGE Bruce Wiechert Custom Homes (Z 13-6) Assessors Map: 17-03-19-30 Tax Lot: 900, 4800, 4900 Location: Robin Hood Drive Request: Change of Zoning from R-1 Low Density Residential to R-2 Medium Density Residential Applicant: Bruce Wiechert Custom Homes Applicant’s Representative: Anthony Favreau, The Favreau Group Lead City Staff: Steve Ochs, Associate Planner Telephone: (541) 682-5453 E-mail: steve.p.ochs@ci.eugene.or.us Public Hearing Format: 1. Staff introduction/presentation 2. Public testimony from applicant and others in support of application. 3. Comments or questions from interested persons who neither are proponents nor opponents of the proposal. 4. Public testimony from those in opposition to application. 5. Staff response to testimony. 6. Questions from Hearings Official. 7. Rebuttal testimony from applicant. 8. Closing of public hearing. The Hearings Official will not make a decision at this hearing. The Eugene Code requires that a written decision must be made within 15 days of close of the public comment period. To be notified of the Hearings Official’s decision, fill out a request form at the public hearing or contact the lead City staff as noted above. The decision will also be posted at www.eugene-or.us/hearingsofficial.  Atrium Building, 99 West 10th Avenue Eugene, Oregon 97401 Phone: 541-682-5377 Fax: 541-682-5572 www.eugene-or.gov/planning ZONE CHANGE STAFF REPORT Application File Name (Numbers): Bruce Wiechert Custom Homes - Sherwood Meadows (Z 13-6) Applicant’s Request: To rezone a portion of the subject property from R-1 Low-Density Residential to R-2 Medium-Density Residential Subject Property/Location: Just over four acres land located east of Delta Highway and west of Willagillespie Road, just south of Robin Hood Avenue on Tax Lots 900, 4900 and the southern portion of Tax Lot 4800 of Assessor’s Map 17-03-19-30. Relevant Dates: Zone Change application submitted on July 25, 2013; application deemed complete on August 23, 2013; public hearing scheduled for October 16, 2013. Applicant’s Representative: Anthony Favreau, The Favreau Group (541) 683-7048 Lead City Staff: Steve Ochs, Associate Planner, Eugene Planning Division, Phone: (541) 682-5453. Background and Present Request The subject request is to rezone approximately 4.2 acres of a 5.1 acre property located south of Robin Hood Avenue and west of Willagillespie Road. The development site is made up of three tax lots which used to be owned by the Valley River Assembly of God which is owns the church to the west of the site. A portion of the site fronts on Robin Hood Avenue to the north and Willagillespie Road to the east. Gheen Irrigation, a commercial/industrial use and large vacant parcel is located to the south. The subject parcels also abut medium density and low density residential uses to the north. A vicinity map is provided as Attachment A. The applicant is requesting to rezone 4.2 acres the subject property from R-1 Low-Density Residential to R-2 Medium-Density Residential. The remaining acre along Robin Hood Avenue will retain the R-1 low-density zoning. The application materials include a site plan and vicinity Bruce Wiechert Custom Homes October 2013 1 (Z 13-6) HO Agenda - Page 1 map of the area. While not part of this application, the applicant has submitted a tentative subdivision (ST 13-3) which would divide the subject property into 31 lots. This subdivision application can proceed for evaluation if the zone change is approved. The Eugene Code (EC) requires City staff to prepare a written report concerning the subject land use applications. In accordance with the Type III land use application procedures at EC 9.7320, the staff report is made available seven days prior to the public hearing, to allow citizens an opportunity to review the staff analysis of the application. The staff report provides only preliminary information and recommendations. The Hearings Official will consider additional public testimony and other materials presented at the public hearing before making a decision on the application. Pursuant to EC 9.7330, the Hearings Official’s written decision on the application is made within 15 days from the close of the public record, following the public hearing. The quasi-judicial hearing procedures applicable to this request are described at EC 9.7065 through EC 9.7095. Referrals/Public Notice This zone change application was deemed complete on August 23, 2013. Planning staff provided information concerning the application to other appropriate City departments, and the affected neighborhood groups (Cal Young Neighborhood Association) on August 23, 2013. Staff also mailed notice of the proposed zone change to the Oregon Department of Land Conservation and Development (DLCD) on September 11, 2013. On September 12, 2013, staff mailed public notice of the proposed zone change and the hearing date to owners and occupants within 500 feet of the subject property. As of the date of this report, testimony has been received from Ted and Jo Miller at 932 Sherwood Place with concerns regarding traffic and loss of open space and Ila Ausland at 1243 Little John Lane concerned with compatibility and requesting the site review overlay. Staff Analysis The Eugene Code, EC 9.7330 and 9.8865, requires the Hearings Official to review an application for a zone change and consider pertinent evidence and testimony as to whether the proposed change is consistent with the criteria required for approval, shown below in bold typeface. EC 9.8865(1): The proposed zone 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 Metro Plan diagram shows the area of request as designated for medium density residential, in close proximity to an area designated for low density residential. Text accompanying the Metro Plan diagram explains that the plan designation for individual parcels requires further interpretation by referring to adopted area refinement plans and other relevant planning documents. The applicable refinement plan is the Willakenzie Area Plan (WAP) (1992), which is discussed in more detail in the following section. The (WAP) contains an adopted plan diagram that includes parcel boundaries and clearly designates the subject area Bruce Wiechert Custom Homes October 2013 2 (Z 13-6) HO Agenda - Page 2 of the request as Medium-Density Residential. In this instance, there appear to be no Metro Plan policies or provisions that serve as mandatory approval criteria for the proposed zone change, but several policies do provide additional context and general support for the request and warrant further discussion. Residential Land Use and Housing Element A.2 Residentially designated land within the UGB should be zoned consistent with the Metro Plan and applicable plans and policies; however, existing agricultural zoning may be continued within the area between the city limits and the UGB until rezoned for urban uses. A.9 Establish density ranges in local zoning and development regulations that are consistent with the broad density categories of this plan. 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 depending on each jurisdictions implementation measures and land use and development codes) Consistent with Policies A.2 and A.9 the applicant is requesting the City’s R-2 Medium-Density Residential Zone which implements, and is consistent with, the medium-density residential land use designation for the subject property. A.10 Promote 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 provisions 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. Policies A.10, through A.13 provide policy direction to the City to increase density in areas and to consider several factors, including the impact of these higher densities when doing so. The City Council has followed this policy guidance by adopting a refinement plan and zoning code that provide medium density (and other higher densities) in certain areas. The subject property Bruce Wiechert Custom Homes October 2013 3 (Z 13-6) HO Agenda - Page 3 is within one of the medium-density areas. Consistent with the policy direction, the subject area is located in an area with existing urban services, is close to commercial and employment centers at Valley River and in close proximity to a major transportation network at Delta Highway. A.17 Provide opportunities for a full range of choice in housing type, density, size, cost, and location. While no specific development is proposed as part of this application, consistent with this policy, the R-2 medium density zone allows for a wide variety of housing types including single family homes, apartments, condominium and townhouses which can provide opportunity for a full range of housing types. 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. Language in Policies A.13 and A.23 regarding physical impacts of a development cannot fully be addressed through a zone change, as it primarily relates to the physical design of any future development proposal on the subject site. Consistent with these Metro Plan policies, the City of Eugene has adopted design standards for multi-family housing development projects that are intended to improve design quality. These policies may be further informed by policies of the (WAP), described herein under the EC 9.8865(2) which address compatibility of different uses. Transportation Element 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 1⁄4 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. This policy provides direction to the City in establishing land use patterns and development. Consistent with this direction, the proposed R-2 zone (in implementing the medium density condition) allows higher density residential along Willagillespie Road, which is a classified as a minor arterial. The existing land use patterns provide for two commercial and employment centers at Valley River Center to the east and to the south along Country Club Road. Full transit service is provided at Valley River Center and along Country Club Road. To the extent that other policies are relevant, they appear to be met by the proposal. Based on the above findings, staff concludes that the proposed zone change is consistent with applicable provisions of the Metro Plan. Bruce Wiechert Custom Homes October 2013 4 (Z 13-6) HO Agenda - Page 4  EC 9.8865(2): The proposed 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 applicable adopted refinement plan for the area of the proposed zone change is the Willakenzie Area Plan (WAP). The WAP land use diagram (page 24) depicts the area on the south of Robin Hood Avenue, south of the first row of lots abutting Robin Hood, for medium density residential. The area one lot deep and south of Robin Hood Avenue is depicted for Low Density Residential. The following policies further inform the appropriate zoning for the property. Land Use Element Land Use Policies and Proposed Actions 1. The City shall use the Land Use Diagram and accompanying text and policies of the Willakenzie Refinement Plan, as well as other applicable City goals, policies, and plans, to provide policy direction for public decisions affecting the plan area. 6. Minimize land use conflicts by promoting compatibility between low-density and higher density residential land uses as well as between residential and nonresidential land uses. Policy 1 directs the City on the use of the land use diagram. As noted above, the area of request is designated for medium density residential and the policies below further inform that the R-2 zoning is the appropriate zoning for the area of request. Policy 6 is general in nature but speaks to “promoting” compatibility between low density and higher density uses. The City has adopted Multi-Family Standards (EC 9.5500) that are intended to improve many design facets of apartment complexes, and there are incentives in place to encourage preservation of existing trees during development proposals. The subject site is near both medium density uses, low-density uses, commercial and religious uses. Application of the /SR Site Review overlay could further address compatibility where conflicts potentially occur. Residential Policies and Proposed Actions 1. Maintain the existing low density residential character of existing neighborhoods, while recognizing the need to provide housing for all income groups. This policy addresses the need to maintain the low density residential character of existing neighborhoods. The variety of uses in the area is mixed. As shown in the (WAP) this area provides a transition area between the commercially designated area to the south and low density areas to the north and helping maintain the character of those neighborhoods. Bruce Wiechert Custom Homes October 2013 5 (Z 13-6) HO Agenda - Page 5  2. Require new medium-density residential development in the Willakenzie area to achieve a minimum density level of 10 dwelling units per acre and new high-density residential development to achieve a minimum density level of 15 dwelling units per acre. If a future citywide code amendment establishes different minimum density levels than are established in this plan, the levels established in the code will take precedence, except in the Chase Gardens High-Density Residential area. Development in this area shall achieve a minimum density of no less than 15 dwellings units per acre. Consistent with this policy, the minimum densities established for the R-2 Medium-density Residential district has a density range of 10-28 dwelling units per net acre. 4. Encourage a mixture of housing densities and types to address the housing needs of a diverse population. R-2 allows for a wide variety of housing types including single family homes, apartments, condominium and townhouses. This could accommodate a different demographic, such singles, young families, and retirees. While not part of this application, the applicant has submitted a subdivision request that if approved subsequent to the zone change would divide the subject property into 30 small lots with an area set aside for multi-family development. 5. Encourage medium- and high-density residential uses in areas which have good access to commercial services, public open space, schools, parks, transit and other alternative modes of transportation. This policy is largely redundant with Metro Plan policy direction described in the first section of the Staff Analysis. The location of the subject site has simple and direct access to commercial services and transit and other alternative modes. The subject property has nearby access to the Delta Ponds Open Space directly from Robin Hood Lane over a bicycle pedestrian bridge across Delta Highway to the west. Access to area schools to the east is provided by Willagillespie and Cal Young Road to the west. 8. Promote compatibility between low-density residential land uses and medium- to high-density residential land uses. 8.1 Apply the site review /SR suffix to all parcels designated medium- or high- density residential land use which directly abut low-density residential land uses. This policy addresses compatibility between low-density residential areas and higher density or non-residential adjacent uses. Proposed Action 8.1 calls for the City to apply the Site Review overlay (/SR) to all parcels zoned for higher density residential that abut low density residential. Bruce Wiechert Custom Homes October 2013 6 (Z 13-6) HO Agenda - Page 6 The applicant asserts that the subarea identifies the divide between low and medium density residential without compatibility concerns. Attachment A to this staff report shows the land uses and zoning adjacent to the development site. The proposed medium density zoned area abuts a church property to the east which is zoned R-1 and designated for medium density. To the north it will abut vacant low density property that is part of the same development site and medium density zoned development further east. A single family home zoned R-1 and designated for medium density is adjacent to the property (to the north) at Willagillespie Road and the property abuts Willagillespie Road to the east. To the south, the property is zoned R-1 (designated for medium density) but developed with a nonconforming commercial use (Gheen Irrigation). The area surrounding the development site is all designated for medium density except the low density lots along Robin Hood Avenue. A review of two zone changes (from R-1 to R-2) for properties adjacent to this property reveals that no site review was applied to those properties (see City File Z 02-16 and Z 06-5). In Z 02-6, Policy 8 was not addressed by the Hearings Official and in Z 06-5, the Hearings Official relied on local context and multi-family standards in determining that site review was not required. The City of Eugene Planning Commission addressed the issue of applying the /SR Site Review overlay in a very recent appeal of a zone change decision for Amber Benson (Z 13-2). In that case, the Planning Commission found that the /SR Site Review overlay was appropriate to implement Policy 8 and Proposed Action 8.1. The Planning Commission noted that: “Although Proposed Actions are not city council adopted policy, they are recommended actions that are available to achieve the stated policy—here, promoting compatibility between low-density and medium density residential uses. Proposed Action 8.1 is stated very forcefully. The Planning Commission finds that the Proposed Action anticipated that the imposition of the /SR suffix would be appropriate at the time of specific zone changes, at which time the decision making body could specifically analyze the subject property and surrounding land uses. Given the strong language in Proposed Action 8.1, along with the additional policy directives outlined below, the Planning Commission finds that imposition of the /SR Overlay is required by the applicable refinement plan.” The Planning Commission found the local context distinguished the subject site from past precedents where the /SR Overlay was not applied. The subject site (in the Benson case was bounded on all sides by properties zoned low-density residential, whereas the past precedents were primarily bound by properties zoned R-2 Medium Density Residential. The Planning Commission found that Multi- Family development standards adopted after the WAP did not address all potential compatibility issues under these policies. They found the multi-family standards are limited in their scope, primarily addressing the design and orientation of buildings. Bruce Wiechert Custom Homes October 2013 7 (Z 13-6) HO Agenda - Page 7 As described above, in this case the subject property is primarily surrounded by either medium density residential zoned properties or commercial and religious uses on Low Density zoned land that is designated for future medium density. Low Density Residential uses along Robin Hood are part of the same development. There is one single family home which is zoned R-1 located along Willagillespie Road. This property is also designated for medium density in both the Metro Plan and WAP. Based on these surrounding conditions this zone change is very different than the Benson zone change as it is not completely surrounded by single family, residentially-zoned and designated properties. Based on this context staff does not recommend application of the /SR overlay in this instance. Land Use Regions and Subareas The property is also included in the Willagillespie Subarea (pages 36 – 40). There are two land use diagrams in the subarea one on page 37 and the other, labeled Inset Map B is on page 39. Both of these show the subject area as appropriate for medium density residential. There is a difference in designation for the property to the south between the two maps but based on text, the overall WAP land use diagram and the Metro Plan designation the map on page 39 is accurate in this case. This subarea contains 11 policies and 5 proposed actions. Of the policies, two (policies 5 and 6) and one proposed action (6.1) apply directly to this proposal. The City shall recognize the area along the south side of Robin Hood Avenue and west of Willagillespie Road (one tax lot deep) as appropriate for low density residential development (Policy 5, Willagillespie Subarea) The City shall recognize the area west of Willagillespie Road and south of Robin Hood Avenue, as depicted on the Willakenzie land use diagram (and as refined by Inset Map B), as being appropriate for medium density residential development. (Policy 6, Willagillespie Subarea) The entire subject property is currently zoned R-1, Low density residential. As shown on the applicant’s site plan and described in the legal description, the request will leave the area one tax-lot deep along Robin Hood as R-1, low density zoned and change the area south of that to R-2 medium density residential. As noted above, the R-2 zone implements the medium density designation. Amend the Metro Plan Diagram from low-density residential to a medium-density residential designation for the above referenced area, as depicted on the Willakenzie Land Use Diagram (and refined by Inset Map B). (Proposed Action 6.1 Willagillespie Subarea) The Metro Plan was amended consistent with this proposed action by Ordinance 19856, in 1992. Bruce Wiechert Custom Homes October 2013 8 (Z 13-6) HO Agenda - Page 8 Given the findings above, staff recommends that the proposal is consistent with this criterion. 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. Key urban facilities and services are defined in the Metro Plan as: wastewater service, stormwater service, transportation, water service, fire and emergency medical services, police protection, City-wide parks and recreation programs, electric service, land use controls, communication facilities, and public schools on a district-wide basis (see Metro Plan page V-3). As confirmed by referral comments from Public Works staff, the minimum level of key urban facilities and services are currently available. In regards to wastewater, there are existing public wastewater systems within adjacent streets; an 8-inch public wastewater line within Robin Hood Avenue an 8-inch line in Little John Lane and a 10-inch line within Willagillespie Road. There is an existing 24-inch public storm system in Willagillespie Road to serve the property. A land division application (City file ST13-03) proposes to extend the public stormwater system within proposed street extensions to serve development on the subject properties. This proposal will be reviewed separately and all applicable stormwater management standards will need to be been met. For transportation purposes, the property is adjacent to Robin Hood Avenue and Little John Lane which are local residential streets and Willagillespie Road which is classified as a minor arterial. Street standards must be addressed with future development which may require right of way dedication, special setbacks and street improvements. Given the above findings, all key urban services are currently available, or can be extended in an orderly manner to the subject property, as required. EC 9.8865(4): The proposed zone change is consistent with the applicable siting requirements set out for the specific zone in: (f) EC 9.2735 Residential Zone Siting Requirements. The residential zone siting requirements contain specific restrictions on the location of the R- 1.5 Rowhouse zoning district, and therefore, it is not applicable to the proposed zone change. 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. Bruce Wiechert Custom Homes October 2013 9 (Z 13-6) HO Agenda - Page 9 The proposed zone change does not include the NR zone; this criterion does not apply. Transportation Planning Rule The Transportation Planning Rule (TPR), OAR 660-012-0060, applies to zone change applications. This zone change does not implicate the functional classification of an existing or planned transportation facility or the standards implementing a functional classification system. As a result, for this application, the TPR requires additional analysis if the proposed zone change would significantly affect an existing or planned transportation facility, as defined in OAR 660- 012-0060(1). However, OAR 660-012-0060(9) provides an exception to this analysis if the proposal meets the three elements of the subsection. OAR 660-012-0060(9) provides: “Notwithstanding section (1) of this rule, a local government may find that an amendment to a zoning map does not significantly affect an existing or planned transportation facility if all of the following requirements are met. (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged TSP and the proposed zoning is consistent with the TSP; and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area.” As discussed above, the subject property is designated as Medium Density Residential on the City’s adopted comprehensive plan map. The proposed R-2 zoning is consistent with that designation. The amendment does not change the plan map. The proposed rezone therefore meets the first element of the subsection 9 exception. The City of Eugene’s adopted and acknowledged Transportation System Plan (TSP) is the Eugene-Springfield Metropolitan Area Transportation Plan (TransPlan). The Eugene City Council adopted the current version of the plan on September 10, 2001, by Ordinance No. 20234. In 2001, the criteria for adopting TransPlan (classified as a “major update” to the 1986 version), was as follows: “(a) Consistency with the relevant statewide planning goals adopted by the Land Conservation and Development Commission; and (b) Consistency with the Eugene-Springfield Metropolitan Area General Plan (Metro Plan).” An identified purpose of the TPR is to “provide for the construction and implementation of transportation facilities, improvements and services necessary to support acknowledged comprehensive plans.” OAR 660-012-0000(f). To that end OAR 660-012-0030(2) and (3) require that local governments adopt TSP’s that include a determination of transportation needs; the determination of transportation needs must be based on population and employment forecasts and distributions that are consistent with the acknowledged comprehensive plan. It is this Bruce Wiechert Custom Homes October 2013 10 (Z 13-6) HO Agenda - Page 10 transportation need that TSP’s must accommodate through existing and planned transportation facilities. As such, to determine the Eugene-Springfield areas transportation needs, TransPlan (adopted in 2001) was based on the same forecasts and distributions (e.g., Metro Plan designations) that were relied upon for the Metro Plan periodic review; the transportation needs that arise from the Metro Plan’s 20-year plan for distribution of growth is the basis upon which TransPlan developed its transportation projects. This means that, as required by state law, TransPlan was based on the Metro Plan’s land use designations and that TransPlan’s planned transportation facilities were developed based on the Metro Plan’s land use designations. Additionally, pursuant to OAR 660-012-0030(3), within UGBs, the determination of local and regional transportation needs must be based on population and employment forecasts and distributions that are consistent with the acknowledged comprehensive plan. The City’s 2001 finding that TransPlan is consistent with OAR 660-012-0030(3) specifically states that TransPlan relied on the same forecasts and distributions that were relied upon for the Metro Plan periodic review. Both before and since the City Council adopted the 2001 TransPlan, the subject property was designated on the City’s adopted comprehensive plan map as medium density residential. Because the 2001 Metro Plan designates the subject property as medium density residential, the forecasts and distributions relied upon for TransPlan were based on that same medium density residential designation. Since TransPlan was found to be consistent with OAR 660-012- 0030(3), and acknowledged as such, the determination of transportation needs embodied in, and addressed by, TransPlan, is consistent with the subject property’s medium density residential designation. Last, as to the third element of the subsection 9 exception, the subject property was not exempted from the TPR at the time of an urban growth boundary amendment. The third element is satisfied. Staff Recommendation Based on the available evidence, and consistent with the preceding findings, staff recommends the Hearings Official approve the requested zone change to R-2 Medium-Density Residential. Consistent with EC 9.7330, unless the applicant agrees to a longer time period, within 15 days following close of the public record, the Eugene Hearings Official shall approve, approve with conditions, or deny this application. The decision shall be based upon and be accompanied by findings that explain the criteria and standards considered relevant to the decision, stating the facts relied upon in rendering a decision and explaining the justification for the decision based upon the criteria, standards, and facts set forth. Notice of the written decision will be mailed in accordance with EC 9.7335. Within 12 days of the date the decision is mailed, it may be appealed to the Eugene Planning Commission as set forth in EC 9.7650 through EC 9.7685. Bruce Wiechert Custom Homes October 2013 11 (Z 13-6) HO Agenda - Page 11 Attachments Attachment A: Aerial Context Map Attachment B: Public Testimony The entire application file is available for review at the Eugene Planning Division. The Hearings Official will receive a full set of the application materials for review prior to the public hearing. These materials will also be made available for review at the public hearing. For More Information: Please contact Steve Ochs, Associate Planner, City of Eugene Planning Division, at: (541) 682- 5453; or by e-mail, at: steve.p.ochs@ci.eugene.or.us Bruce Wiechert Custom Homes October 2013 12 (Z 13-6) HO Agenda - Page 12  Wiechert Custom Homes Zone Change (Z 13-6) Attachment A Aerial Context Map HAPPY LN RUSSET DR CAL YOUNG RD SHERWOOD PL Area to Remain R-1 BACKLUND PL Land south of this line designated for Medium Density RIO GLEN DR Area proposed for R-2 Gheen Irrigation NB WILLAGILLESPIE RD DE Y WY HW TA H LTA DEL SB VALLEY BUTTE DR CLINTON DR SB DEL TA O FRP Caution: ´ NAOMI CT This map is based on imprecise source data, subject to change, and for general reference only. Ft 0 90 180 360 HO Agenda - Page 13 Attachment B HO Agenda - Page 14 HO Agenda - Page 15