Hearings Official Public Hearings

AGENDA Phone: 541-682-5481 Meeting Location: www.eugene-or.gov/406/hearings-official Virtual Meeting (Via Zoom) The Eugene Hearings Official welcomes your interest in these agenda items. The Permit and Information Center (PIC) is open 12:00pm—4:00pm, Monday through Friday. Information about online or other options for access and participation is available on the next page of this agenda. For the hearing impaired, assistive-listening devices or an interpreter can be provided with 72- hour notice prior to the meeting. Spanish-language interpretation may also be provided with 72- hour notice. These services may not be available during the meeting but may occur as a follow up service. To arrange for these services, contact the Planning Division at 541-682-5675. WEDNESDAY, September 28, 2022 – Public Hearing 5:00 pm Hearing Official: Virginia Gustafson Lucker I. PUBLIC HEARING: MARKET DISTRICT (Z 22-9) Zone Change request to change the portions of the properties with I-2 zoning to either C- 2 or S-F. The northern properties are proposed to have C-2 zoning where I-2 was, and the southern properties are proposed to have S-F where I-2 was. All properties will continue to have the /TD overlay. File Name (#): MARKET DISTRICT (Z 22-9) Location: 5th Avenue and Oak Street Assessor’s Map / Tax Lots: 17033111/13801 17033044/09700 17033111/02500 & 02300 Lead City Staff: Althea Sullivan, Senior Planner, 541-682-5485, ASullivan@eugene- or.gov Page 1 of 14 PUBLIC HEARING FORMAT 1. Staff introduction/presentation. 2. Public testimony from applicant. 3. Testimony from the public. Due to the virtual meeting platform, the order of speakers will be based on order that persons request to speak (raise virtual hand), as opposed to the order specified under EC 9.7625. For this reason, each person providing comment will be asked to state whether they are in support, neutral, or in opposition to the application. 4. Staff response to testimony. 5. Questions from Hearings Official. 6. Rebuttal testimony from applicant. 7. 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, state your name and address during the public testimony portion of the public hearing or contact the lead City staff noted above. The decision will also be posted at https://www.eugene-or.gov/406/Hearings-Official. HOW TO ACCESS THE MEETING To be able to participate in Public Comment join using one of the two following options: 1. Join on your computer, tablet or smartphone Visit: https://eugene-or-gov.zoom.us/j/89675214646 Sign up to speak by clicking once on the “raise hand” icon 2. Join on your phone Dial one of the below numbers and enter the Webinar ID: 896 7521 4646 +1 833-548-0276 (Toll Free); or +1 833-548-0282 (Toll Free); or +1 877-853-5257 (Toll Free); or +1 888-475-4499 (Toll Free); For higher quality, dial a number based on your current location. International numbers available: https://eugene-or-gov.zoom.us/u/kBMeRzxTK Sign up to speak by dialing *9 (Star-9) Page 2 of 14  The Atrium Building 99 West 10th Avenue, Eugene, Oregon 97401 Phone: 541.682.5377 | Fax: 541.682.5572 www.eugene-or.gov/planning PUBLIC HEARING STAFF REPORT Zone Change File Name (Number): Market District (Z 22-9) Owner/Applicant: OES #2, LLC and Mildred O, LLC Applicant’s Representative: Sarah Means, Obie Companies Incorporated Lead City Staff: Althea Sullivan, Senior Planner Relevant Dates: Application Submitted: June 21, 2022 Deemed Complete at Applicant’s Request: August 2, 2022 Public Hearing: September 28, 2022 General Location: Intersection of Oak Street and 5Th Avenue Map No./Tax Lot Existing Zoning Proposed Zoning 17033044/ 09700 C-2/TD & I-2/TD C-2/TD 17033111/ 13801 C-3/TD & I-2/TD C-3/TD & C-2/TD 17033111/ 02300 I-2/TD & S-F/TD S-F/TD 17033111/ 02500 I-2/TD & S-F/TD S-F/TD Application Summary The applicant is requesting approval of a Zone Change, to change the base zoning of four Tax Lots. The Tax Lots currently have a mix of base zones which include C-2 Community Commercial, C-3 Major Commercial, I-2 Light-Medium Industrial, and S-F Fifth Avenue Special Area. The applicant has requested that the base zone for the northern Tax Lots be changed to C-2 except for the portion already zone C-3, and for the southern Tax Lots be changed to S-F. All Tax Lots currently have the /TD Transit Oriented Development Overlay, which the applicant proposes to retain. 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. 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 issuing a decision on the application. The Hearings Official’s written decision on the application is typically made within Staff Report Market District | Z 22-9 Page 3 of 14 15 days following the close of the public record after the public hearing (see EC 9.7330). The applicable quasi-judicial hearing procedures are described at EC 9.7065 through EC 9.7095. 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). Application Details & Procedure The applicant is requesting approval of a Zone Change to change the portions of their site that have a base zone of I-2, to the base zone either C-2 or S-F. The applicant has requested that the C-2 zone be applied to the northern Tax Lots where the I-2 zoning exists, and that the S-F zone be applied to the southern Tax Lots. The applicant proposes to retain all other existing zoning which includes a portion of C-3 zoning, and the /TD overlay which will apply to all Tax Lots. For ease of reference, maps of the vicinity and zoning can be seen in Attachments A and B. Timing, Testimony and Notice Application Submitted June 21, 2022 Deemed Complete August 2, 2022 Application DLCD Notice August 24, 2022 Timeline Public Notice (per EC 9.7315) August 25, 2022 Public Hearing September 28, 2022 Testimony As of the publication of this report, no written testimony has been received regarding this Staff Report Market District | Z 22-9 Page 4 of 14 proposal. If written testimony is received prior to the public hearing, it will be provided to the Hearings Official for consideration as part of the record. Public Notice and Referrals Public notice was provided in accordance with the requirements of Eugene’s Land Use Code. The Planning Division also provided information concerning the application to appropriate City departments, public agencies, neighborhood organization, and service providers. 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 addressed in the context of applicable approval criteria and standards in the following evaluation. Zone Change Evaluation In accordance with EC 9.7330, the Hearings Official is required to approve, approve with conditions, or deny a Type III land use application. The decision must be based on, and be accompanied by, findings that explain the criteria and standards considered relevant to the decision. It must also state the facts relied upon in rendering the decision and explain the justification for the decision based upon the criteria, standards, and facts set forth. The Hearings Official will review the application and consider relevant evidence and testimony as to whether the proposed Zone Change is consistent with the applicable criteria required for approval, shown below in bold typeface. To assist the Hearings Official in making a decision on the Zone Change request, staff’s findings in response to each of the criteria are provided below. 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 is requesting approval to change the base zone of the subject property from I-2 to C-2 for the northern Tax Lots and S-F for the southern Tax Lots. The Metro Plan diagram designates the subject property as High Density Residential with both the Mixed Use and Nodal Development Overlays. The applicant begins by noting that the Metro Plan identifies the High Density Residential designation as having over 20 living units per gross acre. Additionally, the applicant notes that the Metro Plan does not prescribe particular residential densities for any given unit of land and notes that some non-residential uses are allowed in residential zones. The applicant goes on to assert that while 20 units per acre is theoretically allowed, due to the allowance of non- residential uses on property zoned R-2, R-3, and R-4, the zoning only provides the opportunity for high density housing, but does not guarantee it. Finally, the applicant asserts that the R-2, R- 3, and R-4 zones do not provide a minimum density and allow lower density residential uses such as single family homes (see page 3-4 of the applicant’s August 2, 2022 materials). Staff Report Market District | Z 22-9 Page 5 of 14 In support of their request, the applicant references text from the Metro Plan that explains the purpose of the Mixed Use plan designation. The full text from Metro Plan page II-G-12 is provided below for ease of reference: Mixed Uses – Page II-G-12 This category represents areas where more than one use might be appropriate, usually as determined by refinement plans on a local level. (For example, the Whiteaker Refinement Plan includes several areas where a mix of compatible uses, based in part on existing development, are designated.) In the absence of a refinement plan, the underlying plan designation shall determine the predominant land use. The applicant explains that the proposed C-2 zone (as well as the S-F zone based on its reliance upon of C-2 standards) is consistent with the Metro Plan designation because C-2 allows high density housing, as well as community commercial uses. The applicant points to text from Chapter 9 of the Eugene Code which describes the purpose of the C-2 zone, noting that it includes reference to housing being permitted in the zone. The applicant goes on to highlight the fact that unlike residential zones, zones such as C-2, C-3, and S-F allow for additional building height, and have fewer design standards which would limit the amount of high density housing on a particular site. The applicant explains that they intend to build high-density residential development on the subject site, and the C-2 zone will be the most helpful zone in facilitating this desired outcome. To ensure that this high density housing is provided, the applicant notes that they are willing to commit to an overall density of at least 20 dwelling units per acre for the area which is proposed to be zoned C-2 or S-F (see page 4 of the applicant’s August 2, 2022 materials). The applicant also includes discussion of the Nodal Development overlay from the Metro Plan, which was added by Ordinance No. 20315. The applicant quotes the following text from the Metro Plan: Nodal Development Area (Node) – Page II-G-8 Nodal development is a mixed-use pedestrian-friendly land use pattern that seeks to increase concentrations of population and employment in well-defined areas with good transit service, a mix of diverse and compatible land uses, and public and private improvements designed to be pedestrian and transit oriented. The applicant states that the combination of High Density Residential, Mixed Use, and Nodal Development designations in the Metro Plan for their site intends to allow zoning for high density residential and mixed commercial uses. The applicant concludes that the C-2 zoning (and by extension, the S-F zoning) is consistent with the Metro Plan designations as it provides for housing and mixed-use opportunities. While the majority of the applicant’s points provide conclusions consistent with the Metro Plan, one particular item sits at odds with the Metro Plan and its implementation through the Staff Report Market District | Z 22-9 Page 6 of 14 proposed zoning. The applicant asserts that there is not a minimum density for the R-2, R-3, or R-4 zones and seems to imply that one could develop something other than housing in these zoning categories without giving consideration to density. EC Table 9.2750 Residential Zone Development Standards sets a minimum density for each of the listed zones, and for the purpose of the High Density Residential designation which is implemented by either R-3 or R-4 zoning, sets this minimum at 20 units. While there are some instances in which a particular site is exempt from this minimum density, the applicant’s site would not be exempt from minimum density if zoned R-3 or R-4 as it is larger than 13,500 square feet (see EC 9.2751(1)). To the applicant’s point about non-residential uses being allowed in residential zones, one important clarification is necessary given the applicant’s request for C-2 and S-F zoning. While it is true that some non-residential uses are allowed, unlike housing, commercial uses are not allowed outright, and a Planned Unit Development or Conditional Use Permit must be approved to allow the uses. Both the Conditional Use Permit and Planned Unit Development approval criteria specifically reference density at EC 9.8090(8)(f) and EC 9.8320(10)(a) respectively. This would result in density being a considered factor when evaluating whether to allow for a commercial use on a site zoned R-3 or R-4. As noted above, the applicant’s points about the High Density Residential designation are not in and of themselves enough to allow for the C-2 or S-F zoning due to the complexities related to density. However, the existence of the Mixed Use and Nodal Development Overlay designations from the Metro Plan are features which cannot be ignored and certainly open the option for zoning other than residential. The Mixed Use overlay indicates that more than one use might be appropriate for a site with the overlay, and defers to an adopted refinement plan for further clarification of the intended use of an area. The applicant’s site is located within the Eugene Downtown Plan area which is the adopted refinement plan for the area of the applicant’s site. The Eugene Downtown Plan contains one particular policy that supports the applicant’s request, and it is provided below for ease of reference: Policy 3 – Page 14 Facilitate downtown development by re-designating and rezoning underutilized properties, such as surface parking lots, to a commercial land use designation and a commercial zone such as C-2 or C-3. The above policy demonstrates the importance of re-evaluating underutilized properties to allow for commercial development. The applicant’s site consists in part of a surface parking lot, and, based on their request for a zone change demonstrates that they envision future redevelopment. While the above policy does note re-designation, in this case the existence of the Mixed Use overlay and its allowance for zoning in addition to the base zone of the Metro Plan, re-designation is an unnecessary step to approve the applicant’s request. Also, while the policy only mentions C-2 and C-3, the applicant’s request for S-F is consistent with the policy as the S-F zone reference directly to the C-2 zone and only includes a few minor differences. Staff Report Market District | Z 22-9 Page 7 of 14 Based on the Mixed Use overlay from the Metro Plan, the applicant’s request for C-2 and S-F zoning is approvable with the addition of the /# Residential Density Range Overlay Zone. The addition of this overlay is necessary due to the existing High Density Residential designation, and the reference from the Mixed Use overlay to a refinement plan to determine an appropriate zone. If the Eugene Downtown Plan were to have a parcel specific diagram or were to otherwise have already re-designated the subject site specifically for commercial use, it would be unnecessary to consider minimum residential density when evaluating the applicant’s request. As it is, the Mixed Use overlay certainly allows the option for zoning other than residential, but with the policy from the Eugene Downtown Plan including the possible step of re-designation, the addition of the /# Residential Density Range Overlay Zone appears necessary to overcome the potential need for re-designation to Commercial through a formal plan amendment. As to the appropriate density to be set for the /# overlay, Metro Plan Policy A.9 establishes High Density Residential as being appropriate for over 20 dwelling units per gross acre (see page III-A-8). With 20 units being the minimum set by the Metro Plan, providing a minimum density of 20 units per acre is sufficient to ensure consistency with this policy and the High Density Residential designation. Based on the available information, the applicant’s proposed zoning with the addition of the /# Residential Density Range Overlay Zone would result in the following zoning: Map No./Tax Lot Existing Zoning Proposed Zoning 17033044/ 09700 C-2/TD & I-2/TD C-2/TD/20 17033111/ 13801 C-3/TD & I-2/TD C-3/TD and C-2/TD/20 17033111/ 02300 I-2/TD & S-F/TD S-F/TD/20 17033111/ 02500 I-2/TD & S-F/ TD S-F/TD/20 Based on the available information, findings, and if zoned as described in the table above, 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. As discussed above, the adopted refinement plan for the subject property is the Eugene Downtown Plan. The plan does not have a land use designation diagram, and the most applicable policy of the plan is discussed above. Based on that policy and discussion, the applicant’s request is consistent with the plan and 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. Staff Report Market District | Z 22-9 Page 8 of 14 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). Wastewater Referral comments from Public Works staff confirm that existing Public Wastewater facilities in the area or the subject site are sufficient to accommodate development of the properties with C-2 or S-F uses. Stormwater Public Works staff confirms that the subject property is located in an area with a developed public stormwater system. At the time of a specific development plan, consistency with applicable stormwater standards will be required. Streets The site has frontage along both 5th Avenue and Oak Street which are public streets that have been improved and, as noted by Public Works referral comments have future improvements planned for the area. Solid Waste: The City of Eugene regulates solid waste, recycling and yard debris collection within the city limits. Collection services are provided by licensed, private entities that may collect from any area in Eugene. Regional disposal sites and the Short Mountain Landfill are operated by Lane County. Water and Electric: The properties have existing services or access to services for water and electrical services, operated by Eugene Water and Electric Board (EWEB). Public Safety: Police protection is provided by the Eugene Police Department within the City limits. 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 5th Avenue and Oak Street. The subject property is served by a network of sidewalks and streets. Lane Transit District provides bus service in the area. Parks and Recreation: Parks and recreation programs are provided on a City‐wide basis. Therefore, the inclusion of the subject property in the City demonstrates that this 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, Staff Report Market District | Z 22-9 Page 9 of 14 Chapter 9, will provide the required land use controls for future development of the subject property. Communication: A variety of telecommunications providers offer communications services throughout the Eugene/Springfield area; therefore, at the time of future development, 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 as access to schools is evaluated on a district wide basis, the property’s location within the school district demonstrates the minimum level of urban service is met. Based on the available information and findings above, 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: This criterion is not applicable as there are no specific siting requirements for the C-2 or S-F zones. EC 9.8865(5): In cases where the NR zone is applied based on EC 9.2510(1)(b), 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 request does not include the NR zone and the subject site is not located in an area that would otherwise require the application of the NR zone. Based on the available information and evidence, this criterion is not applicable. 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. As adopted, OAR 660-012-0060(1) states: (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 proposal qualifies for an exemption under subsection (9), because the applicant is requesting zoning that is consistent with the Metro Plan designation. Staff Report Market District | Z 22-9 Page 10 of 14  (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) serves as the City’s acknowledged local transportation system plan. “Chapter 3: Needs Assessment and Evaluation”, of the 2035 TSP provides: 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. 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 this 2035 TSP. In their written statement the applicant correctly states that the proposed zoning of the subject property is consistent with the Metro Plan designation that was in effect at the time an acknowledged transportation system plan was adopted, therefore the zoning of the subject property is consistent with 2035 TSP. As the applicant has not requested an amendment to the Metro Plan designation, and the proposed zoning will be consistent with the Metro Plan designation, the zone change complies with the exemption allowed under OAR 660-012-0060(9). Therefore, the proposal is consistent with the applicable provisions of the Transportation Planning Rule. Staff Report Market District | Z 22-9 Page 11 of 14  STAFF RECOMMENDATION Consistent with the preceding findings of compliance with the Zone Change approval 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 request to change the zoning of the applicant’s site as described in the table below: Map No./Tax Lot Existing Zoning Proposed Zoning 17033044/ 09700 C-2/TD & I-2/TD C-2/TD/20 17033111/ 13801 C-3/TD & I-2/TD C-3/TD and C-2/TD/20 17033111/ 02300 I-2/TD & S-F/TD S-F/TD/20 17033111/ 02500 I-2/TD & S-F/TD S-F/TD/20 According to 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 notice of decision is mailed, it may be appealed to the Eugene Planning Commission as set forth in EC 9.7650 through EC 9.7685. Attachments Attachment A: Vicinity Map Attachment B: Zoning Map More Information about the land use application process, approval criteria, and general information can be found here: https://www.eugene-or.gov/3208/Land-Use-Information The application materials, and file are available to review for any interested parties. As a courtesy, materials may also be available on the City’s website at: https://pdd.eugene- or.gov/LandUse/SearchApplicationDocuments?file=Z-22-0009 To protect the health of staff and community members, staff can provide digital materials or make appointments to view a physical set of materials. The Permit and Information Center is open for limited hours from 12:00pm-4:00pm, Monday through Friday. The Hearings Official will receive a full set of application materials for review prior to the public hearing. For more information, please contact Althea Sullivan, Senior Planner, Eugene Planning Division, at: (541) 682-5485; or by e-mail, at: ASullivan@eugene-or.gov Staff Report Market District | Z 22-9 Page 12 of 14  Market District Zone Change (Z 22-9) Vicinity Map Attachment A E 3RD ALY SHELTO N MCM URPHE HIGH ALY Y BLVD E 4TH AVE PEARL ST W 5TH AVE E 5TH AVE WILLAMETTE ST OAK ALY OAK ST WILLAMETTE ALY W 6TH AVE E 6TH AVE Subject Property - Southern Tax Lots Caution: This map is based on imprecise source data, subject to Subject Property - Northern Tax Lots change, and for general reference only. Taxlots Eugene UGB Created on 9/21/2022 by City of Eugene Planning Division ^ Page 13 of 14 0 35 70 Ft 140 N  Market District Zone Change (Z 22-9) Zoning Map Attachment B S-W Tax Lot: 09700 Zoning: C-2/TD & I-2/TD C-3 I-2 Tax Lot: 13801 Zoning: C-3/TD & I-2/TD S-H E 5TH AVE Tax Lot: 02300 Zoning: I-2/TD & S-F/TD S-F OAK ALY OAK ST C-2 Tax Lot: 02500 Zoning: I-2/TD & S-F/TD Subject Property - Southern Tax Lots Caution: This map is based on Subject Property - Northern Tax Lots imprecise source data, subject to change, and for general reference only. C-2 Community Commercial C-3 Major Commercial Created on 9/21/2022 I-2 Light-Medium Industrial by City of Eugene Planning Division S Special Area ^ S-H Historic Taxlots Eugene UGB Page 14 of 14 0 15 30 60 Ft N