City of Eugene
7/24/2007 1:54:34 AM
11/2/2006 5:18:02 PM
City Council Minutes
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<br /> -' <br /> center and Valley River. This will require at least three department stores includ- <br /> ing at least. one already in the downtown area, with the advantage of an enclosed air e <br /> conditioned mall and space available for parking. He felt the market will support <br /> such expansion downtown as well as maintain existing retail outlets there to which ~ <br /> commitment has been made to this point. He added that there are potential tenants for <br /> such expansion. Financing a center and parking would have to be evaluated, he said, <br /> as well as a study of a development that could be accomplished in a compact manner <br /> with existing facilities and compatible to the westside neighborhood. He was confident . <br /> it could be accomplished and noted his conclusions were reinforced by the Blayney report. <br /> Turning to timing, Mr. Keyser said generally it takes about five to six years from <br /> initiation of, planning to opening a store for a regional shopping center. Because of <br /> Valley River's recent expansion, market analyses suggest it will be the early 1980s <br /> before pressures begin to develop for further retail expansion. And given the expira- <br /> tion of Sears downtown lease in 1983, planning started now could lead to a store's <br /> opening in 1981/82, which would appear to be good timing so far as attempting to secure <br /> Sears as a tenant. Beginning now would also assist in retaining Penney's in the downtown <br /> area, he said. Summarizing, Mr. Keyser said he was very optimistic that the ingredients <br /> were present for an in-town shopping center, developed in such a way that it would <br /> reinforce what is already downtown, and he recommended that the next step be taken now <br /> if the community was desirous of pursuing this opportunity. <br /> John Blayney summarized alternatives in the Downtown Westside Study, an attempt to re- <br /> solve the existing conflict between the Council's adopted General Plan and existing <br /> zoning without prejudging which should have priority - maximum residential, maximum <br /> commercial, or mixed. He noted decisions were needed on what to do about an in-town <br /> shopping center, land use in the westside area, and traffic patterns, depending upon <br /> the ESATS update. He reviewed present conditions in the westside area - C-2 and R-2 e <br /> zoning - and character of the area, predominently residential, except on the thorough- .-.- <br /> fares, with more than half the residential use on land zoned for commercial use. He <br /> noted surveys taken in the area which revealed condition of housing and type of <br /> occupancy, including number of persons per unit, rental or owner, income, preference <br /> for residence location in Eugene, etc. Mr. Blayney noted the high regard people living <br /> in that area had for it. Also the amount of land sales activity and that the resi- <br /> dential assessed value was increasing in the westside area faster than that on commercial <br /> properties. <br /> Mr. Blayney said an attempt was made to determine the amount of housing that might be <br /> attracted to the area. Projections indicate that the Eugene/Springfield area will add <br /> about lOOO, apartments per year, which could mean 85 to 130 added on the average per <br /> year should central Eugene maintain the average it has been attracting. He cited <br /> statistics for projections for .new housing in Eugene and financial possibilities for <br /> new housing, including use of Community Development Act funds, on which he based the <br /> projection of perhaps 20 to 25 per year in the westside area. <br /> With regard to study of commercial uses, Mr. Blayney's report indicated the potential <br /> for increasing the existing 17 acres was in accord with that of Mr. Keyser. It was <br /> quite obvious, he said, that Eugene was overbuilt when looking at extension of office <br /> space along Willamette, Oak, and Pearl. So that expansion to the west for about two <br /> blocks appeared potentially proportionate to the overall commercial land available <br /> in the central area. He noted too the construction of offices was the most profitable _ <br /> ahead of residential - taking into account parking requirements. Retail was the <br /> least profitable because of the substantial amount of land required for parking. e <br /> Turning to traffic patterns, Mr. Blayney referred to the alternatives illustrated on -- <br /> maps, saying that obviously Washington and Jefferson, like the rest of the streets in <br /> the westside area, were never meant to carry the number of autos they do in a day. <br /> 7/8/76 - 2 3~1 <br />
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