Hearings Official Public Hearings

AGENDA Meeting Location: Phone: 541-682-5377 Sloat Room, Atrium Building https://www.eugene-or.gov/406/Hearings-Official 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: (541)682-5481. WEDNESDAY, July 24, 2019 – 5:00 p.m. I. Public Hearing: LH Fund 3 LLC (Z 19-7) Request: Zone change from AG Agricultural to R-1 Low-Density Residential Owner/Applicant: LH Fund 3, LLC Representative: Jed Truett, Metro Planning, Inc. Assessor’s Map/Tax Lot: 17-03-08-31 / 02900 & 03000 Address or Location: 3510 Walton Lane Lead City Staff: Jeff Gepper , Assistant Planner Telephone: (541) 682-5282, JGepper@eugene-or.gov 2. Public Hearing: Wesley United Methodist Church (Z 19-2) Request: Zone change from R-1 to C-1 Owner/Applicant: Wesley United Methodist Church Representative: William Randall; Arbor South Architecture Assessor’s Map/Tax Lot: 17-03-20-24 / 09600 Address or Location: 1385 Oakway Road Lead City Staff: Rodney Bohner , Assistant Planner Telephone: (541) 682-5437, RBohner@eugene-or.gov 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 https://www.eugene-or.gov/406/Hearings-Official. City of Eugene - Hearings Official Ph.: (541) 682-5877 https://www.eugene-or.gov/406/Hearings-Official Page 2  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 File Number (Name): Z-19-7 (LH Fund 3, LLC) Applicant’s Representative: Jed Truett, AICP, Metro Planning, Inc. Applicant’s Request: Zone change from Agricultural (AG) to R-1 Low-Density Residential Subject Property: Address: 3510 Walton Lane Assessor’s Map/Tax Lot: 17-03-08-31 / 03000 & 02900 Size: Approximately 0.45 acres Location/Zoning: west side of Walton Lane in the Willakenzie Area Relevant Dates: Application submitted on April 15, 2019; application deemed complete on June 10, 2019; public hearing scheduled for July 24, 2019 Lead City Staff: Jeff Gepper, Assistant Planner, Eugene Planning Division, Phone: (541) 682-5282 Purpose of the Staff Report Staff reports provide community members an opportunity to learn more about the land use request and to review staff analysis of the application. Per Eugene Code (EC) 9.7320, staff reports are available seven days prior to the public hearing. The staff report provides only preliminary recommendations, and information. The Hearings Official will also consider additional public testimony and other materials presented at the public hearing before making a decision on the application. The Hearings Official’s written decision on the application is generally made within 15 days following close of the public record, following the public hearing (see EC 9.7330). For reference, the applicable quasi-judicial hearing procedures are described at EC 9.7065 through EC 9.7095. _____________________________________________________________________________________________ LH Fund 3, LLC (Z 19-7) July 2019 1 How Does Zoning Work? The Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is part of the City’s comprehensive plan. The Metro Plan helps to guide land use and zoning decisions. It includes long-range policy direction for land use planning and legislative decision-making, as well as guidance for parcel-specific land use decisions such as this zone change request. In some areas, refinement plans provide additional policies and land use designation maps to further guide land use decision-making in specific neighborhoods or geographic areas of the City. Another component of the City’s comprehensive plan is the Envision Eugene Comprehensive Plan. It provides goals and policies to help guide the City in updating the Eugene Code and other regulatory documents, programs and planning projects. Unlike the Metro Plan or refinement plans, the Envision Eugene policies are not intended to be used in determining approval or denial of land use applications, like a zone change, unless such direction is stated in the policy. In the context of a zone change application, consistency with the applicable provisions of the Metro Plan and any applicable adopted refinement plans for the area of the request, is fundamental to the decision-making process. More than one zone category may carry out a particular land use designation, and the relevant policy direction helps determine what the zoning should be. In other cases, the land use designation and policy direction may be so specific that only one zone or overlay zone can correctly establish particular restrictions, development standards or process. In a nutshell, zoning specifies allowed uses for a piece of land, and what standards will apply at the time of development (e.g. height, setbacks). Present Request The applicant is requesting a zone change on the subject property, consisting of two tax lots, from Agricultural (AG) to R-1 Low-Density Residential. The subject property is located at 3510 Walton Lane. The two tax lots are developed as a single site with a single-family residence. Vehicle access is provided to the property via Walton Lane, across Tax Lot 02900. The area surrounding the subject property is primarily developed with single-family residences. A map of subject property and zoning can be seen in Attachments A and B. The subject property was annexed into the City on February 26, 2019, per Annexation file A-18- 8 and City Resolution 5260. The subject property is designated as Low-Density Residential by the Willakenzie Area Plan and the Metro Plan. Procedure, Public Notice, and Agency Referrals Application Submitted April 15, 2019 Application Application Complete June 10, 2019 Timeline Public Notice (per EC 9.7315) June 20, 2019 Public Hearing July 24, 2019 Table 1: Important Application Dates _____________________________________________________________________________________________ LH Fund 3, LLC (Z 19-7) July 2019 2 Public Notice: Public notice of this zone change application was provided in accordance with Eugene Code (EC) 9.7315 requirements. A public notice was mailed to all residents in the affected area. Testimony: No public testimony or written comments have been received as of the date of this staff report. Referrals: The Planning Division also provided information concerning the application to appropriate City departments, public agencies, service providers, and the affected neighborhood group. All referral comments received by the Planning Division on this application are included in the application file for reference. The substance of any relevant referral comments is incorporated and addressed in the context of applicable approval criteria and standards in the following evaluation. Zone Change Evaluation The Hearings Official will review the application for a zone change and consider relevant evidence and testimony as to whether the proposed change is consistent with the applicable criteria required for approval, shown below in bold typeface. Staff’s findings in response to each of the criteria are provided below, to assist the Hearings Official in making a decision on the zone change request. 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. Per the Metro Plan’s land use diagram, the subject property is designated as low-density residential, and the proposed R-1 zone is consistent with that designation. The following Metro Plan policy is also relevant: Metropolitan 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. The subject property is currently used for residential purposes. Being zoned Agricultural is due to the history of agricultural uses in Lane County prior to development and annexation into the City. As properties are annexed into the City they have the opportunity to transition to urban uses that are consistent with the future land uses indicated on the Metro Plan Diagram. There do not appear to be any other applicable Metro Plan policies that would serve as mandatory approval criteria, or otherwise require further analysis for the proposed zone change under this criterion. _____________________________________________________________________________________________ LH Fund 3, LLC (Z 19-7) July 2019 3 Based on this evaluation, 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 Willakenzie Area Plan is the adopted refinement plan for the subject property. Staff finds that the subject property is in the North Region of the Willakenzie Area, specifically located within the Unincorporated Subarea (No. 10). The subject property is designated as low-density residential by the Willakenzie Area Plan Land Use Diagram, and none of the Willakenzie Area Plan policies appear to apply directly to this zone change or require further analysis as it relates to the proposed zone change. Based on this evaluation, this criterion is met. 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). The following summary addresses the availability of these key urban services and facilities as required under this criterion. Wastewater: Public wastewater service is currently available for the subject property via an 8” public waste water line exists within Walton Lane right-of-way. Stormwater: Public stormwater facilities do not exist on the west side of Walton Lane in front of this property. Soil types for the area indicate good infiltration. There are existing weep holes within the curb on the east side of Walton and there are adequate City stormwater facilities and the north and south ends of Walton Lane. Any future development must address all applicable stormwater management standards. Streets: The subject property has frontage on Walton Lane, which is classified as a local street owned and maintained by the City of Eugene. It has a 30’ Right-of-Way with 20’ of paving. The Walton Lane Right-of-Way is 15 feet below the minimum width for a low volume residential right-of-way, per EC table 9.6870 Right-of-Way and Paving Widths. However, Walton Lane meets the minimum standard for paving width. The west side of Walton Lane has not been improved to City standards and lacks curb and gutter, sidewalks, street trees and street lights in front of this lot. On the east side of Walton Lane, across from the subject property, there are curbside sidewalks. _____________________________________________________________________________________________ LH Fund 3, LLC (Z 19-7) July 2019 4 Solid Waste: Collection service is provided by private entities. Regional disposal sites and the Short Mountain Landfill are operated by Lane County. Water and Electric: The site has existing services for water and electrical services, operated by Eugene Water and Electric Board (EWEB). Any future development will require coordination with EWEB staff to ensure that Water and electric services comply with City standards and EWEB requirements. Public Safety: Police protection for the subject property is consistent with service provision through the City. Fire protection will be provided by the Eugene/Springfield Fire Department. Emergency medical services are currently provided on a regional basis by the cities of Eugene and Springfield. Transportation: The subject property is accessible to pedestrians, bicycles, and vehicles via Walton Lane, which has access to Gilham Road, a minor collector, via Ashbury Drive and Honeywood Street. The nearest public transit stop is located at the corner of Gilham and Crescent Avenue, approximately 1 mile from the subject property. Bike lanes are present along Gilham Road and sidewalks are present along the east side of Walton Lane. Parks and Recreation: The following parks and recreation amenities are in the general vicinity of the subject property; Creekside Park, Gilham Park, and the Cal Young Sports Park. Additionally, parks and recreation programs are provided on a City‐wide basis. The inclusion of the subject property in the City is sufficient evidence to demonstrate the minimum level of this key urban service is met. Planning and Development Services: Planning and building permit services are provided for all properties located within the urban growth boundary by the City of Eugene. The Eugene Code, Chapter 9, will provide the required land use controls for future development of the subject property. Communication: A variety of telecommunication providers offer communications services throughout the Eugene/Springfield area; therefore, these services may be accessed and this key urban service requirement is met. Public Schools: The subject property is within Eugene School District 4J and is within the district boundary of Gilham Elementary School, Cal Young Middle School, and Sheldon High School. As access to schools is evaluated on a district wide basis, the property’s location within the school district is sufficient evidence to demonstrate the minimum level of this key urban service is met. Based on this evaluation, this criterion is met. _____________________________________________________________________________________________ LH Fund 3, LLC (Z 19-7) July 2019 5  EC 9.8865(4): The proposed zone change is consistent with the applicable siting requirements set out for the specific zone in… 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 zones and siting requirements listed under EC 9.8865(4) and (5) are not present, nor applicable, to the subject property. Specifically, EC 9.8865(4)(f), regarding residential siting requirements, provides siting requirements for the R-1.5 zone and therefore does not apply. Transportation Planning Rule (TPR) Goal 12 Transportation of the Statewide Planning Goals, adopted by the Land Conservation and Development Commission, must be specifically addressed as part of the requested zone change and in the context of Oregon Administrative Rules (OAR 660-012-0060(1)). OAR 660-012-0060(1): If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation facility, then the local government must put in place measures as provided in section (2) of this rule, unless the amendment is allowed under section (3), (9), or (10) of this rule. The proposed zone change in this case, qualifies under subsection (9) which is addressed below. OAR 660-012-0060(9): 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 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 amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660- 024-220(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. The City of Eugene’s adopted Eugene 2035 Transportation System Plan (2035 TSP) is the City’s acknowledged local transportation system plan. Per Chapter 3: Needs Assessment and Evaluation of the 2053 TSP, the needs assessment and resulting projects…that establish a transportation system adequate to meet the identified local transportation needs are based upon the land use designations established by the Metro Plan. Generally, because the 2035 TSP is based on the Metro Plan land use designations, any zone allowed within the land use designation is consistent with both the Metro Plan and the 2035 TSP. _____________________________________________________________________________________________ LH Fund 3, LLC (Z 19-7) July 2019 6 The proposed zoning of the subject property is consistent with its land use designation in the Metro Plan. Therefore, the zoning of the subject property is also consistent with the 2035 TSP. As the applicant has not requested an amendment of the Metro Plan designation, and the proposed R-1 zoning remains consistent with its Low-Density Residential designation, the zone change complies with OAR 660-012-0060(9) and satisfies OAR 660-012-0060(1). Based on these findings, the proposed zone change complies with The Transportation Planning Rule. Staff Recommendation Consistent with the preceding findings of compliance with the zone change criteria at EC 9.8865, and based on all available information as of the date of this report, staff recommends the Hearings Official approve the requested zone change from Agricultural (AG) to R-1 Low- Density Residential on the subject property. 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 Type III 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. If no appeal is received, the zone change will become effective on the 13 th day after the date the decision was mailed. Attachments The applicant’s application materials, and the entire application file, are available for review at the Eugene Planning Division offices. The Hearings Official will receive a full set of application materials for review prior to the public hearing. These materials will also be made available for review at the public hearing. The following attachments are provided for ease of reference: Attachment A: Vicinity Map Attachment B: Zoning Map For more information, please contact Jeff Gepper, Assistant Planner, Planning Division, at: (541) 682-5282; or by e-mail, at: JGepper@eugene-or.gov. _____________________________________________________________________________________________ LH Fund 3, LLC (Z 19-7) July 2019 7  Zone Change: Vicinity Map Z - 19 - 7 (LH Fund 3, LLC) Attachment A ASHBURY DR WALTON LN Eugene UGB Caution: This map is based on imprecise source data, subject to Subject Property change, and for general reference only. Taxlots ^ Created on 7/10/2019 by City of Eugene Planning Division Subject Property: 3510 Walton Lane Assessor's Map / Tax Lot: 17-03-08-31 / 3000 & 2900 0 20 40 80 Ft N  Zone Change: Zoning Map Z - 19 - 7 (LH Fund 3, LLC) Attachment B ASHBURY DR AG WALTON LN R-1 Eugene UGB Caution: This map is based on imprecise source data, subject to Subject Property change, and for general reference only. Zoning ^ Created on 7/10/2019 AG Agricultural by City of Eugene Planning Division R-1 Low-Density Residential Taxlots Subject Property: 3510 Walton Lane Assessor's Map / Tax Lot: 17-03-08-31 / 3000 & 2900 0 20 40 80 Ft N  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 File Name (Number): Wesley United Methodist Church (Z 19-2) Applicant’s Representative: William Randall; Arbor South Architecture Applicant’s Request: Zone change from R-1 Low Density Residential to C-1 Neighborhood Commercial Subject Property: Address: 1385 Oakway Road Assessor’s Map/Tax Lot: 17-03-20-24/09600 Size: Approximately 2.5 acres Location/Zoning: Southeast corner of intersection of Oakway and Cal Young Roads Relevant Dates: Application submitted on March 12, 2019; application deemed complete on June 3, 2019; public hearing scheduled for July 24, 2019 Lead City Staff: Rodney Bohner, Assistant Planner, Eugene Planning Division, Phone: (541) 682-5437 Purpose of Staff Report Staff reports provide community members an opportunity to learn more about the land use request and to review staff analysis of the application. Staff reports are available seven days prior to the public hearing (see EC 9.7320). The staff report provides only preliminary recommendations, and information. The Hearings Official will also consider additional public testimony and other materials presented at the public hearing before making a decision on the application. The Hearings Official’s written decision on the application is generally made within 15 days following close of the public record, following the public hearing (see EC 9.7330). For reference, the quasi-judicial hearing procedures applicable to this request are described at EC 9.7065 through EC 9.7095. Wesley United Methodist Church (Z 19-2) July 2019 1 How Does Zoning Work? The Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is part of the City’s comprehensive plan. The Metro Plan helps to guide land use and zoning decisions. It includes long-range policy direction for land use planning and legislative decision-making, as well as guidance for parcel-specific land use decisions such as this zone change request. In some areas, refinement plans provide additional policies and land use designation maps to further guide land use decision-making in specific neighborhoods or geographic areas of the City. Another component of the City’s comprehensive plan is the Envision Eugene Comprehensive Plan. It provides goals and policies to help guide the City in updating the Eugene Code and other regulatory documents, programs and planning projects. Unlike the Metro Plan or refinement plans, the Envision Eugene policies are not intended to be used in determining approval or denial of land use applications like a zone change, for example, unless such direction is stated in the policy. In the context of a zone change application, consistency with the applicable provisions of the Metro Plan and any applicable adopted refinement plans for the area of the request is fundamental to the decision-making process. More than one zone category may carry out a land use designation, and the relevant policy direction helps determine what the zoning should be. In other cases, the land use designation and policy direction may be so specific that only one zone or overlay zone can correctly establish restrictions, development standards or process. In a nutshell, zoning specifies the allowed uses for a piece of land, and what standards will apply at the time of development (e.g. height, setbacks, etc.). Present Request The subject property is currently zoned Low-Density Residential (R-1). As noted above, the applicant requests a zone change to Neighborhood Commercial (C-1). Currently, the subject property is developed with a church facility and on-site parsonage that serves as the residence for the church pastors. The subject property is located within Willakenzie Area Plan (WAP), the adopted refinement plan area. In 1992, the Willakenzie Area Plan (WAP) was adopted, becoming the refinement plan which sets the site-specific land use designations for the subject property (see WAP page 34). The subject property is comprised of one (1) tax lot, is approximately 2.52 acres in size, and is located at the southeast corner of the intersection of Oakway and Cal Young Roads. Further discussion of the property’s land use designations according to the WAP and the Metro Plan is included in the following evaluation. The subject property is in an area with mostly low-density residential development and zoning. Just over 400 feet to the east, on the north side of Cal Young Road, property is zoned for Medium-Density and Limited High-Density Residential (R-2 and R-3) and further north for Public Land (PL). To the north, west, and south property is zoned for and consists of Low-Density Residential (R-1) development. For vicinity and zoning maps of the subject area, see Attachments A and B. Wesley United Methodist Church (Z 19-2) July 2019 2 As discussed in the following evaluation, the Metro Plan diagram does not identify specific locations suitable for the C-1, Neighborhood Commercial Zone. Instead, the Metro Plan provides that if applicable standards and criteria are met, neighborhood commercial uses may be appropriate within a variety of areas. Neighborhood Commercial zones are intended to support uses serving the day-to-day needs of nearby residents. A Transportation Planning Rule (TPR) Analysis completed by Sandow Engineering was also submitted by the applicant and is included in the application file for reference. Staff’s response to the TPR analysis is provided below, following the evaluation of the zone change approval criteria. Procedure, Public Notice, and Agency Referrals Application Submitted March 12, 2019 Application Application Complete June 3, 2019 Timeline Public Notice (per EC 9.7315) June 18, 2019 Public Hearing July 24, 2019 Table 1: Important Application Dates Public Notice: Public notice of this zone change application was provided in accordance with Eugene Code (EC) 9.7315 requirements. A public notice was mailed to all residents in the affected area. Testimony: As of the publication of this report, staff have received numerous phone inquiries into the nature of the zone change. Additionally, staff have received seven submissions of written testimony, only one during the public testimony period, while the others were received before the application was deemed complete. As a courtesy, all of the written comments received prior to publication of this staff report are included as Attachment C and will be provided to the Hearings Official for consideration as part of the record, along with any additional written testimony received before close of the record following the public hearing. Referrals: The Planning Division also provided information concerning the application to appropriate City departments, public agencies, service providers, and the affected neighborhood group. All referral comments received by the Planning Division on this application are included in the application file for reference. The substance of any relevant referral comments is incorporated and addressed in the context of applicable approval criteria and standards in the following evaluation. Zone Change Evaluation The Hearings Official will review the application for a zone change and consider relevant evidence and testimony as to whether the proposed change is consistent with the criteria required for approval, shown below in bold typeface. Staff’s findings in response to each of the criteria are provided below, to assist the Hearings Official in making a decision on the zone change request. Wesley United Methodist Church (Z 19-2) July 2019 3  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 applicant requests C-1 Neighborhood Commercial zoning. The Neighborhood Commercial land use category is not represented on the Metro Plan land use designation map (the subject property is designated for Low-Density Residential and this designation will not change with the proposed zone change). Instead, the Metro Plan supports dispersal of Neighborhood Commercial zoning throughout the City. The Metro Plan states that “…approximately 32 percent of the [residentially designated] area is available for auxiliary uses, such as streets, elementary and junior high schools, neighborhood parks, other public facilities, neighborhood commercial services, and churches not actually shown on the Metro Plan Diagram” (Page II-G- 4) [emphasis added]. In other words, the Metro Plan gives the local jurisdiction (the City of Eugene) the ability to determine the appropriateness of C-1 zoning at specific sites. The Metro Plan also includes the following policies that generally promote Neighborhood Commercial zoning: ➢ Policy A.22: Expand opportunities for a mix of uses in newly developing areas and existing neighborhoods through local zoning and development regulations. ➢ Policy B.22: Review local ordinances and revise them to promote greater flexibility for promoting appropriate commercial development in residential neighborhoods. ➢ Policy B.28: Recognize the vital role of neighborhood commercial facilities in providing services and goods to a particular neighborhood. The above policies provide support for Neighborhood Commercial zoning, expressing the desire to provide for these types of commercial facilities in predominantly residential areas, including land designated for residential uses on the Metro Plan land use diagram. The policies make clear that while the commercial facilities are desired, consideration of the context of commercial development is necessary to determine if it is appropriate for a particular neighborhood or area. The Metro Plan (page II-G-5) provides additional guidance for the location of neighborhood commercial facilities, however, it is made clear that the ultimate determination of appropriateness of specific sites is left to the local jurisdiction. The items listed in the Metro Plan as location standards and site criteria are listed below: 1. Within convenient walking or bicycling distance of an adequate support population. For a full-service neighborhood commercial center at the high end of the size criteria, an adequate support population would be about 4,000 persons (existing or anticipated) within an area conveniently accessible to the site. For smaller sites or more limited services, a smaller support population or service area may be sufficient. Wesley United Methodist Church (Z 19-2) July 2019 4  2. Adequate area to accommodate off-street parking and loading needs and landscaping, particularly between the center and adjacent residential property, as well as along street frontages next door to outdoor parking areas. 3. Sufficient frontage to ensure safe and efficient automobile, pedestrian and bicycle access without conflict with moving traffic at intersections and along adjacent streets. 4. The site shall be no more than five acres, including existing commercial development. The exact size shall depend on the numbers of establishments associated with the center and the population to be served. The subject property is consistent with these requirements. More specifically, the subject property is located near an adequate support population (further discussed under EC 9.8865(4) below), and is large enough to support parking, vehicle loading, and enough landscaping as required by the development standards for C-1 properties. The property is no larger than five acres and has adequate street frontage to allow for safe and efficient access. Based on the available information, the proposed C-1 zoning is consistent with applicable provisions of the Metro Plan and 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 subject property is within the boundaries of the Willakenzie Area Plan. This adopted refinement plan designates the subject property for Low-Density Residential use, consistent with the Metro Plan and the existing R-1 zoning. However, as discussed above, the Metro Plan allows C-1 zoning subject to certain siting requirements irrespective of the underlying plan designations. Considering that the issue of underlying plan designations is essentially moot since C-1 is a “floating” zone that can be applied in a variety of areas and seeing no other conflict as it relates to the refinement plan designations or policies, staff concludes the proposed C-1 zoning is also consistent with the Willakenzie Area Plan and otherwise supported by the Metro Plan provisions as discussed above. The Willakenzie Area Plan also provides general policies, one of which appears applicable to the applicant’s request and is provided below: ➢ Policy #2: “The City shall ensure that future commercial development and redevelopment in the Willakenzie planning area is sensitive to and compatible with existing and planned development in the surrounding area”. The above policy obligates the City to carefully consider future commercial development, and the context of the area in which it is located. Eugene Code Chapter 9 lists specific uses allowed in the C-1 zone and provides standards which must be met for the uses to occur. Coupled with the specific C-1 commercial development standards, the intent of the above policy is met. While the Willakenzie Area Plan includes “Proposed Action 2.2” indicating that the Site Review Wesley United Methodist Church (Z 19-2) July 2019 5 (/SR) overlay would be one possible way to implement the policy, it is not mandatory and thus does not provide a clear basis for imposing the additional /SR overlay zoning. There appear to be no other Willakenzie Area Plan policies that are mandatory or conflict with the applicant’s request. As no specific refinement plan policy further clarifies the intended residential designation for the subject property on the parcel specific diagram (see WAP, page 35), staff supports the applicant’s request for C-1 Neighborhood Commercial zoning based on the available evidence and findings above. Based on these findings, this criterion is met. 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). The following summary addresses the availability of these key urban services and facilities as required under this criterion. Wastewater: Public wastewater service is currently available for the subject property via a 4” connection to the 6” tap at Oakway Road. Stormwater: Public storm facilities are available via a 15” concrete pipe located on the east property line from Cal Young Road (12” line to the street system) which has curb and gutter with weep holes to the public system. The Willakenzie Floodway which is an open waterway to the south of the property line is also connected to the 15” concrete storm line channeling storm water to a connection on Oakway Road. Any future development must address all applicable stormwater management standards. Streets: The subject property is located on the corner of Cal Young Road and Oakway Road, both of which are designated in the 2012 ACSP (Arterial and Collector Street Plan) as Minor Arterials and owned and maintained by the City of Eugene. Oakway Road is fully developed 66’ ROW with 49’ paving width, with setback sidewalks, curb and gutter, street trees and street lights as well as designated bike lanes. Cal Young Road has 48’ of paving and 65’ ROW with curbside sidewalks along the parking area for the church with large bike lanes but lacks street trees. Solid Waste: Collection service is provided by private entities. Regional disposal sites and the Short Mountain Landfill are operated by Lane County. Water and Electric: The site has existing provisions for water and electrical service, operated by Eugene Water and Electric Board (EWEB). Any future development will require coordination with EWEB staff to ensure that Water and electric services comply with City standards and EWEB requirements. Wesley United Methodist Church (Z 19-2) July 2019 6 Public Safety: Police protection for the subject property is consistent with service provision through the City. Fire protection will be provided by the Eugene/Springfield Fire Department. Emergency medical services are currently provided on a regional basis by the cities of Eugene and Springfield. Transportation: The subject property is accessible to pedestrians, bicycles, and vehicles via Cal Young Road and Oakway Road. The nearest public transit stop is located adjacent to the subject property on Oakway Road and is served by Lane Transit District Route 96. Bike lanes and sidewalks are present along Cal Young and Oakway Roads. Parks and Recreation: The following parks and recreation amenities are in the general vicinity of the subject property; Sheldon Sports Park and Tandy Turn Park. Additionally, parks and recreation programs are provided on a City‐wide basis. The inclusion of the subject property in the City is evidence to demonstrate the minimum level of this key urban service is met. Planning and Development Services: Planning and building permit services are provided for all properties located within the urban growth boundary by the City of Eugene. The Eugene Code, Chapter 9, will provide the required land use controls for future development of the subject property. Communication: A variety of telecommunication providers offer communications services throughout the Eugene/Springfield area; therefore, these services may be accessed, and this key urban service requirement is met. Public Schools: The subject property is within Eugene School District 4J and is within the district boundary of Gilham Elementary School, Cal Young Middle School, and Sheldon High School. As access to schools is evaluated on a district wide basis, the property’s location within the school district is evidence to demonstrate the minimum level of this key urban service is met. Based on this evaluation, this criterion is met. EC 9.8865(4): The proposed zone change is consistent with the applicable siting requirements set out for the specific zone in: (a) EC 9.2150 Commercial Zone Siting Requirements. In addition to the approval criteria in EC 9.8865 Zone Change Approval Criteria, the following C-1 Neighborhood Commercial siting requirements apply: 1) New C-1 zones shall be located within convenient walking or bicycling distance of an adequate support population. For new C-1 areas between 4½ and 5 acres, an adequate support population is 4,000 people (existing or planned) within an area conveniently accessible to the site. The subject site is located within convenient walking/bicycle distance of an adequate support population. Using the City’s GIS database, staff determined that 375 residentially-zoned parcels exist within walking distance (1/4 mile) and it is reasonable to expect that adjacent and nearby residents will walk to the site if it is developed with a neighborhood commercial use. It is also Wesley United Methodist Church (Z 19-2) July 2019 7 expected that bicyclists will access the subject property as there are also more than 10,400 residentially-zoned parcels within biking distance (2 miles). Nearby residents can easily access the site from Cal Young, Oakway, and Gilham Roads. Oakway Road serves as a primary north-south connection for vehicles, pedestrians and bicycles south of the site, while Cal Young provides the primary east-west connection. Gilham Road serves as the primary north-south connection for parcels north of Cal Young Road. The above-mentioned streets have public sidewalks within one (1) mile of the subject property, which further increases the convenience for pedestrians accessing the site. 2) New C-1 areas larger than 1.5 acres shall be located on a collector or arterial street. The subject site, which is greater than 1.5 acres (approximately 2.5 acres), is located on Cal Young and Oakway Roads, both of which are classified as arterial streets, therefore this criterion is met. 3) Existing neighborhood commercial areas shall not be allowed to expand to greater than 1.5 acres unless the development area site abuts a collector or arterial street. As previously discussed, the subject property is located at the intersection of two arterial streets, therefore 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. This criterion does not apply as the proposed zone change does not include the NR zone. Transportation Planning Rule (TPR) Goal 12 Transportation of the Statewide Planning Goals, adopted by the Land Conservation and Development Commission (LCDC), must be specifically addressed as part of the requested zone change and in the context of Oregon Administrative Rules, as follows. The following findings demonstrate that the applicant’s TPR analysis submitted with the zone change application will comply with all applicable approval criteria. Section 1 and 9 of the TPR are the only sections relevant to the subject proposal, and these criteria are listed below in bold, with findings addressing each. Findings as to why other sections are inapplicable are included in the Public Works referral and applicant correspondence, which is available in the application file for reference. OAR 660-012-0060(1): If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation facility, then the local Wesley United Methodist Church (Z 19-2) July 2019 8  government must put in place measures as provided in section (2) of this rule, unless the amendment is allowed under section (3), (9), or (10) of this rule. The applicant proposes to rezone the subject properties to C-1 Neighborhood Commercial. The applicant has provided TPR findings from Kelly Sandow, PE, dated May 1, 2019. The applicant’s TPR Findings Memo assumes a 40,772 square foot shopping center as the reasonable worst- case development scenario for the C-1 zone. The analysis accounts for proper trip generation and pass-by trip reduction. The result is no significant impact to the proposed or planned transportation system. Public Works staff agrees that the proposed C-1 Neighborhood Commercial zoning has been shown to have little impact under worst-case scenario from the current R-1 Low-Density Residential zoning. Based on the findings provided in the analysis from Sandow Engineering, the proposed zone change complies with the Transportation Planning Rule. A reasonable worst- case development scenario in the C-1 zone will result in trip generation equal to or less than the reasonable worst-case R-1 development scenario. The traffic impacts from the C-1 zoning would not appear to warrant a change in the functional classification of an existing or proposed transportation facility. In summary, the existing transportation system has adequate capacity to serve the reasonable worst-case C-1 zoning development scenario, there are no proposals or plans to change the standards for implementing a functional roadway classification system, and access and levels of travel are projected to be maintained. OAR 660-012-0060(9): 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 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 amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660- 024-220(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. The City of Eugene’s adopted Eugene 2035 Transportation System Plan (2035 TSP) is the City’s acknowledged local transportation system plan. Per Chapter 3: Needs Assessment and Evaluation of the TSP, the needs assessment and resulting projects…that establish a transportation system adequate to meet the identified local transportation needs are based upon the land use designations established by the Metro Plan. Generally, because the TSP is based on the Metro Plan land use designations, any zone allowed within the land use designation is consistent with both the Metro Plan and this TSP. Wesley United Methodist Church (Z 19-2) July 2019 9 Satisfaction of Section 9 however, does not exempt an applicant from demonstrating compliance with the TPR. Rather, Section 9 provides a local government with the discretionary authority to conclude that a proposed zone change does not significantly affect an existing or planned transportation facility if an applicant demonstrates satisfaction with the three requirements of OAR 660-012- 0060(9). Here, while rezoning the subject property to C-1 does not require an amendment to the Metro Plan or the Willakenzie Area Plan, due to the unique nature of the proposed C-1 zone, we cannot rely on OAR 660-012-00060(9) to conclude that the proposed zone change does not significantly affect an existing or planned transportation facility. OAR 660-012-0060(9)(b) recognizes the fact that an acknowledged TSP is the local government’s plan for how it will accommodate the traffic impacts expected to occur as the jurisdiction grows in the ways anticipated by it 20-year comprehensive plan. As required by state law, 2035 TSP was based on the Metro Plan land use designations. It follows that, usually, a zone change that is consistent with that comprehensive plan is also consistent with the TSP. Generally, so long as the proposed zone is consistent with the land use designation on which the TSP was based, the zone change is consistent with the TSP. That said, there may be cases in which it is unclear whether a particular zone is consistent with the comprehensive plan designation on which the TSP was based. The proposed C-1 zone is one, and potentially the only, such case. The C-1 zone is a “floating” zone with no Metro Plan land use designation. Because the C-1 does not clearly implement Low- or Medium-Density Residential designations, staff have no basis for concluding that the 2035 TSP transportation needs analysis presumed, or even considered, C-1 zoning for property with residential designations. Without a way to somehow make a transportation planning connection between the proposed zone and the current Metro Plan designation, we cannot conclude that the proposed zone is consistent with the 2035 TSP; thus, the applicant is not exempt under the rule. All said, the applicant has provided the required analysis confirming compliance with the TPR, as discussed above. Staff Recommendation Based on all the available evidence, and consistent with the preceding findings of compliance with the zone change criteria at EC 9.8865 (also including the TPR memo), staff recommends the Hearings Official approve the requested zone change to Neighborhood Commercial (C-1). 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 Type III 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. Wesley United Methodist Church (Z 19-2) July 2019 10 Attachments The application materials, and the entire application file, are available for review at the Eugene Planning Division offices and will also be made available for review at the public hearing. The Hearings Official will also receive a full set of application materials for review prior to the public hearing. These materials will also be made available for review at the public hearing. The following attachments are provided as reference: Attachment A: Vicinity Map Attachment B: Zoning Map Attachment C: Public Testimony For more information, please contact Rodney Bohner, Assistant Planner, Planning Division, at: (541) 682-5437; or by e-mail, at: rbohner@eugene-or.gov Wesley United Methodist Church (Z 19-2) July 2019 11  Zone Change: Vicnity Map Z 19-2 (Wesley United Methodist Church) Attachment A CARLTON ST Y NORWOOD ST LN TERE MON Y TERE GILHAM RD MON LN WILLAKENZIE RD GALAWAY CT SHELDON VILLAGE LP D MORNINGSI ARONDO CT QUEENS WAY E ZI E N E DR K LA IL RD W CAL YOUNG RD ROL AN DW AY WOODSIDE DR OAKWAY RD WOODSIDE DR DR KEITH DY SAN WAY FF BU LAW LN WAY WAY SA ND N YD AR R O SH Y CT WA HID E A FORRESTER WAY Subject Property Caution: This map is based on imprecise source data, subject to Taxlots change, and for general reference only. Created on 7/16/2019 ^ by City of Eugene Planning Division 0 75 150 Ft 300 N  Zone Change: Vicinity Map Z 19-2 (Wesley United Methodist Church) Attachment A C-1 GILHAM RD CARLTON ST Y NORWOOD ST LN TERE MON TERE Y MON RD R-3 LN PL WIL LAKENZI R-1 E GALAWAY CT SHELDON VILLAGE LP R R-3 GSIDE D R-2 ARONDO CT MORNIN QUEENS WAY R-3 E ZI E N K LA CAL IL RD W YOUNG RD ROL AN DW AY WOODSIDE DR R-1 WOODSIDE DR OAKWAY RD DR KEITH DY SAN WAY FF BU LAW LN WAY WAY SA ND N YD AR R O SH Y CT WA R-1 HID E A FORRESTER WAY Subject Property Caution: This map is based on Zone Overlays imprecise source data, subject to change, and for general reference only. Zoning C-1 Neighborhood Commercial Created on 7/16/2019 PL Public Land ^ by City of Eugene Planning Division R-1 Low-Density Residential R-2 Medium-Density Residential R-3 Limited High-Density Residential Taxlots 0 75 150 Ft 300 N  Attachment C: Public Testimony BOHNER Rodney T From: Leisha Wharfield <leisha.wharfield@gmail.com> Sent: Wednesday, June 19, 2019 6:18 PM To: BOHNER Rodney T Subject: Comments in support of our neighbor, Wesley United Methodist Church Dear Mr. Bohner, We received your letter today regarding the rezoning of the property across Oakway Road from us belonging to our neighbor, the Wesley United Methodist Church. My husband Paul and I have lived at 2160 Roland Way for 19 years, and in all that time the church has been a peaceful and generous neighbor. We are in favor of whatever they wish to do with their property and trust their judgment completely. We are aware that if the church opens a coffee shop or whatever small business they are interested in establishing, local traffic may increase, and we don't care. Parking is limited on our dead‐end street and when we've hosted the occasional large party at our home the church has graciously and without any expected remuneration made whatever unused parking they've had available to our guests. If you like, I'd be happy to meet with you and describe the culture of our neighborhood and how the church both honors and contributes to it. Call my cell phone any time at 541‐554‐0967 or email me at this address. I wish to emphasize that my husband and I are not members of the Wesley church. Yours sincerely, Leisha Wharfield 1 C-1 of 9 BOHNER Rodney T From: Chunchi Maribona <mommaribona@gmail.com> Sent: Monday, May 06, 2019 11:45 AM To: BOHNER Rodney T Subject: re-zoning to allow coffee shop at Wesley United church site Greetings Mr, Bohner, I’m writing for an update on the zoning change that will allow a coffee shop at the Wesley United Methodist Church on Oakway road. I’m hoping it’s gone thru or is on i’s way to happening! I’m sorry I’m late in sending this note, but I was out of town & unable to attend the recent Cal Young Neighborhood association meeting that addressed this request. I live next door to the church at 2270 Cal Young road and would personally love a coffee shop next door. I think all the parents that pick up & drop off their kids at Buena Vista School would appreciate a coffee shop at this location too…very handy! Please update me on how the re‐zoning process is coming along. Thanks for your attention to this matter. Sincerely, Chunchi Maribona 2270 Cal Young road. Eugene, OR 97401 1 C-2 of 9 BOHNER Rodney T From: Francie White <francie.white@icloud.com> Sent: Thursday, April 25, 2019 1:49 PM To: BOHNER Rodney T Subject: wesley zone change Hi Mr. Bohner, I would like to support the Wesley Zone change. I look forward to have a walkable/bikable coffee shop in our area where neighbors can meet in community. I don’t believe it will add to the congestion in the area. Thanks so much for your time. Francie White 2130 Ridgeway Dr. Eugene, OR 97401 1 C-3 of 9 BOHNER Rodney T From: JAMES HOLST <holstj1@comcast.net> Sent: Wednesday, April 24, 2019 3:12 PM To: BOHNER Rodney T Subject: Zone change request at Wesley Methodist Church I have lived in this neighborhood for over 50 years. I would like to express my support for the church's coffee shop proposal. I don't know how well it will work out but I believe any effort to get neighborhood folks to know and interact with one another should be supported. 1 C-4 of 9 BOHNER Rodney T From: Kristyn Elton <kristyn.elton@gmail.com> Sent: Monday, April 22, 2019 3:28 PM To: BOHNER Rodney T Subject: Zone change for a coffee shop on the corner of Oakway and Cal Young roads Hi, Mr. Bohner- I am writing as a resident of the Gilham/Cal Young neighborhood in support of a zone-change request. The request is to allow for a coffee shop on the corner of Oakway and Cal Young roads, and it would be located on a church's property. I am not a member of that church, but as a member of the neighborhood, I think this would be a great addition to our neighborhood. I live on Lamar Lane, which is about 6 blocks away from the location. Our neighborhood does not have a lot of walkable locations. I think the nearest place we could go to for sitting down with neighbors over coffee would be Oakway Center, which is over 1 mile from our house. We have a young daughter, and we would not allow her to walk that far on her own until she is much, much older. But a nice coffee shop only 6 blocks away would be a much different story. As you are probably aware, this corner can get congested at rush hour times. But I really don't think that a small coffee shop would have much of an impact on traffic at those times. First, I honestly don't expect that customers will be visiting a small coffee shop in droves - probably only a handful of people at a time. Also, I think most of the customers will be locals who will walk there to meet with neighbors! This coffee shop could be a big boost for our neighborhood, hopefully helping it to become a walkable, thriving, connected community. We would love to be the "Friendly Street" of the Coburg Road area! Thank you, Kristyn Elton 2165 Lamar Lane, 97401 1 C-5 of 9 BOHNER Rodney T From: Patty Lehnert <pattylehnert@gmail.com> Sent: Monday, April 08, 2019 8:49 PM To: BOHNER Rodney T Subject: Cal Young neighborhood coffee shop Dear Mr. Bohner, We live across the street from the Methodist church on the corner of Cal Young and Oakway. We understand they’re considering putting in a coffeehouse and cafe. We are in support and think it would be a nice addition to the neighborhood. It would be great to have a walkable place for people in the neighborhood to gather throughout the week. I hope they’ll be allowed the proper permits to proceed. Sincerely, Patty Lehnert 1 C-6 of 9 BOHNER Rodney T From: Tabitha <tabithatheduck@yahoo.com> Sent: Saturday, April 06, 2019 1:09 PM To: BOHNER Rodney T Subject: Proposed Coffee shop At Wesley United Methodist Church Oakway Rodney Bohner I am a CalYoung Neighborhood resident and also attend the Wesley United Methodist Church located at Oakway and Cal Young. I think that a coffee shop at the church location would be a good addition to the neighborhood. It would not interfere or detract from the other businesses in the neighborhood as it is far enough away from the other businesses. We had a successful block party at the location last summer that many neighbors attended. Wesley United Methodist would like to expand our connections with the neighborhood and I believe this is a good way to do this. Please favorably consider saying yes to the rezoning for this project. Respectfully, Tabitha Carson Ironwood Street Eugene OR 1 C-7 of 9 BOHNER Rodney T From: Holly Simons <h.moline.simons@gmail.com> Sent: Wednesday, April 03, 2019 10:54 PM To: BOHNER Rodney T Subject: Support for a Cafe on the corner of Oakway and Cal Young Hello Rodney, I’m writing to voice my support for the zoning change currently under consideration for a café on the corner of Oakway and Cal Young roads. I request that the city zoning commission approve the zoning change that will bring the same vibrancy, community, and walkability to my neighborhood that currently exists in South Eugene, but does not extend north of the river. I live on Lamar Lane, a few blocks from the corner of Oakway and Cal Young, the proposed location of a new café. I am looking forward with great anticipation the opening of this café, as it will give me a gathering place in my neighborhood that we don’t currently have. I currently travel by car several times a week to cafes for meetings with neighbors on community issues, community volunteer efforts, clients of my marketing consultation business that I operate from home, and a casual get togethers with friends. I relish the idea of walking to a café and building stronger connections with my neighbors on each walk. Cal Young and other neighborhoods north of the river lack community gathering spots that proliferate south of the river. It’s my hope that, as has been created across south Eugene, zoning areas will move towards the kinds multi‐uses that create vibrancy, energy, and enthusiasm for the neighborhood. I long for the development of goodwill between neighbors that arises when we can see each other in a casual café setting. Few neighborhoods north of the river have been developed in a way that encourages walking and community building. The addition of a café on the corner of Oakway and Cal Young will significantly advance that process for my neighborhood. The existing parking on the corner of Oakway and Cal Young is already more than adequate for the addition of a small café. On any day other than Sunday morning, the church parking lot stands nearly empty and street parking on the block is empty. When school is starting or getting out at Buena Vista, a few street parking spots are occasionally used, but the church lot, with 40+ spots, remains empty. While coffee shops and sit‐down cafés abound south of the river, there are only five serving espresso north of the river, where development is occurring at a significant rate and the population is growing. Sit down coffeehouses and cafés serving espresso south of the river number at least 58 and include: • Four Starbucks locations • Two Allan Bros locations • Vero • Meraki • Tailored • Barry’s • Hideaway Bakery • Glass House • Equiano • Cafe Roma • Riverwalk 1 C-8 of 9 • Wandering Goat • Perugino • Le Café Maison • The Barn Light • Theo’s • Farmer’s Union • Two Marché locations • Cush • The Human Bean • Studio One • Jazzy Ladies • Two Townshends locations • Two Sweet Life locations • Coffee Plant • Two Full City locations • Palace • Sweet Tree • Nana’s • Park Street • Fine Grind • The Rabbit Hole • Café Verso • Humble Bagel • Bagelsphere • Sundial • Cafeto • Epic Elixirz • Barnes and Nobles • Lox, Stocks and Bagels • Metropol • Crumb Together • World Cafe • Java Generations • Coffeegarden • 16 Tons • Brails Espresso • Lillis Cafe • Café 125 • Milky Way • Novella Cafe Thanks, Holly Holly Moline Simons 541.579.1900 2 C-9 of 9