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requested that the public hearing scheduled for November 1, 2006 be postponed. Accordingly, on October 27, 2006, a revisedpublic hearing notice was posted and mailed in accordance with EC 9.7315. In response to the public notices, staff received written testimony from neighbors in opposition to the proposed PUD. The testimony raised concerns regarding storm drainage, density, slope stability, soil erosion, fire risk, tree preservation, open space preservation, wildlife habitat and natural resource protection. and traffic safety. These comments provided City staff additional information and details regarding site conditions and neighborhood perspective. At the public hearing, approximately 2S people testified over a six hour period. Most opposed the project, noting that the site is Located in an area that has Long been planned for preservation. In addition, opponents identified issues with respect to the. applicant's geotechnical report, its hydrologic studies, its wildlife and plant assessments, impacts of development on neighboring and downstream properties, and water quality.. Additional post-hearing written testimony and evidence were entered into the record. Unless needed for clarity, the Hearings Official refers applicant's experts generically as "applicant" or "applicant's experts" and to the experts appearing on behalf of Vision for Intact Ecosystems and Wetlands (VIEW), Lisa Warner, Friends of Eugene, South Hills Neighbors, and others as "opponents' experts." As noted previously, the application was deemed complete at the applicant's request on March 24, 2006. The applicant requested timeline extensions for a total of 205 days. Pursuant to EC 9,7020 and ORS 227.178(5), the 120-day period maybe extended for a specified period of time at the written request of the applicant; however, the total of all extensions may not exceed 245 days. Based on the timelines and requested extensions, the 120 day period ends February 12, 2007. Findings of Fact and Conclusions of Law: The Hearing Official's decision is based on the following findings of fact and conclusions of law: Description of Planned Unit Development Request: The development site includes approximately 40.43 acres of property zoned R-1 Low Density Residential with /PD Planned Unit Development and /WR Water Resources Conservation overlays. The applicant requests tentative PUD approval for afour-phase 113-lot~single-family residential subdivision with attached and detached dwellings, a private street system and common open space areas, and a lot for a maintenance equipment building. The subject property is roughly triangular in shape with Dillard Road forming the hypotenuse on the eastern border. Nectar Way and Garnet Street are located to the west of the property: It is undeveloped. Immediately south of the subject property is a Bonneville Power. Administration easement which crosses undeveloped City-owned park property. The City-owned land is part of the ridgeline trail system and is zoned for low density residential use. To the west and across Dillard Road to the north and' northeast are properties zoned and developed for low density residential use. The property slopes from southeast to northwest, with the highest elevation being approximately 800 feet above sea level at the south east corner, and the lowest elevation being approximately 520 feet above sea level at the northwest corner of the site. Three intermittent streams cross the property. A .6-acre wetland has been identified and delineated. The site also has several distinct native plant communities, identified by the applicant as follows: an oak/Douglas fir/big leaf maple native plant community (encompassing the northern half of the property), Alderlcottonwood riparian areas Decision of the Hearings Officio! Green Valley Glen PUD (PDT 05-6) February 9, 2007 Page 2 of 52