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vegetationandwildlife.Meansofprotectingopenspaceincludebutarenotlimitedto <br />outrightacquisition,conservationeasements,plannedunitdevelopmentordinances, <br />streamsideprotectionordinances,openspacetaxdeferrals,donationstothepublic <br />andperformancezoning. <br />CrowRdStudyArea: <br />Consistentwiththispolicy,theproposedWillowCreekStudytextamendmentsdirectstaffto <br />furtherconsider,andifwarranteddevelop,developmentregulationsthataddressopenspace <br />andnaturalresources(e.g.clusteredhousing,largelots,treepreservation).TheWillowCreek <br />Studylandusepolicy4.cthatrequirespropertiesalongnaturalstreamcoursestobe <br />developedundereitherPUDorsitereviewproceduresisbeingremovedbecausethis <br />requirementwasincludedpriortotheĐŝƚLJ͛ƐWestEugeneWetlandsPlanwork.Thiswork <br />resultedinseveralwetlandsandstreamsinwestEugenebeingprotectedandadoptionofthe <br />corresponding/WPWatersideProtectionand/WBWetlandProtectionoverlayzones.Upon <br />annexation,propertiesnexttothestreamandcertainwetlandsontheeastsideoftheCrow <br />RoadStudyAreawillhavearequiredbuildingsetbackandberegulatedbythe/WPor/WB <br />overlaystandards;thereforethePUDorsitereviewproceduresspecifiedinpolicy4.careno <br />longernecessary. <br />(c)Remainingportionsoftherefinementplan. <br />CrowRdStudyArea: <br />ThefollowingpoliciesfromtheWillowCreekSpecialAreaStudy(1983)arerelevant: <br />3.MapEreflectslandusearrangementsfortheWillowCreekBasinandshallbecomeone <br />basisforfutureimplementationthroughzoningorotherapplicablelandusemeasures. <br />Theapprovedlandusemapreflectsavarietyofpolicieswithinthisspecialstudyand <br />otherapprovedpolicydocumentssuchastheCommunityGoalsandPoliciesandthe <br />MetroPlan. <br />TheproposedamendmentstoMapEandassociatedtextamendmentstothispolicyare <br />neededtoreflectthechangeinconditionsinthisareaasdiscussedinmoredetailunderEC <br />9.8424(2)below,whichisincorporatedhereinbyreference. <br />4.CityofEugeneshallapplyitsplannedunitdevelopment(PUD),clustersubdivisionorsite <br />reviewprocedures(asappropriate)intheWillowCreekBasininatleastthreecases: <br />a.Propertieswithelevationandslopeandgeologicconditionswhichfitcriteria <br />identifiedSouthHillsStudyforapplyingPUDprocedures; <br />b.Propertiesinoradjacenttodesignatednaturalareaswillbedevelopedunder <br />eitherPUDorsitereviewprocedures,dependingonthescaleandcomplexityof <br />theproject;and <br />c.PropertiesalongnaturalstreamcourseswillbedevelopedundereitherPUDor <br />sitereviewproceduresdependingonthescaleandcomplexityoftheproject. <br />Findings23 <br />