4. SCENARIO C (Map No. 9)

In this scenario, most wetlands would be protected and the development would be shifted to some other location outside the existing UGB. This scenario would result in the greatest amount of UGB expansion to account for impact on loss of buildable land in west Eugene. Residential development could be added by expanding upward into the upper Willow Creek basin. That development would likely be low density residential at higher income values since it is more costly to build on hillsides than in flatlands on the Valley floor. Industrial development could be shifted to flatter land in northwest Eugene.

The following criteria were used to develop this scenario (refer to Table No. 9):
a. Protect all sites with rare plants,
b. Protect all sites containing the Deschampsia (tufted hairgrass) prairie plant community due to its uniqueness,
c. Protect Willow Creek and Bertelsen Slough to reflect the Metropolitan Plan natural resource designation,
d. Protect wetland diversity (save lesser value wetlands that are otherwise not common in the study area - e.g. cattail marshes and open water ponds),
e. Protect wetlands along water corridors (within 500 feet of a major waterway),
f. Protect wetlands with above the mean score on the WET evaluation.
g. Protect wetlands that are interconnected with other wetlands (how does site fit with adjacent wetlands and into a connected system of wetlands and waterways), and
h. Protect sites that are accessible (either along a planned bikepath or where the wetland can be viewed safely along a road shoulder or curb).

The advantages of this scenario are that most existing wetlands in west Eugene would be protected with emphasis on the interconnected system. Less mitigation would be required in comparison to Scenarios A and B.

The disadvantages of this scenario are that sites for industrial development would need to relocated. Recent analysis (1986 Alternative Industrial Growth Area study) shows that the most likely places for new industrial development are north and northwest of Eugene. Those areas contain hydric soils and are partially wetlands. Public facilities investment in west Eugene would be lost. More privately and publicly owned land would contain protected wetlands with accompanying negative financial impacts on the owners.

Summary:
Acres Protected: 1,185
Acres Developed: 185
Total: 1,370