Item C - Laurel Hill Plan Diag. - Laserfiche WebLink

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Mayor Torrey and Eugene City Council November 29, 2004 Page 3 of 4 approves the two applications before it, he agrees, on behalf of the joint owners of the property, to waive any rights they may have to any Ballot Measure 37 claims for the subject property and to the property to the immediate south of the subject property (TL 400) under their joint ownership. Proposed Development The proposed plan and zone change is an effort by the Applicants to put their property into productive use. They have been informed that the property is not suitable for residential use and that development for such use could result in the property remaining vacant. This is the reason the Applicants have submitted these land use applications, which will allow commercial use of the site. The Applicants have been paying taxes on the property. At some point, the Applicants will have to find some economically viable use for the property. Right now, the Applicants envision the property becoming a functioning component of the commercial property they own to the immediate south. This is the only exit on the Eugene side of Interstate 5 where gas, food and lodging are available without the need to travel for several miles off 1-5 into Eugene. As noted throughout the review process for these applications, the visibility and accessibility of this site from 1-5 makes it particularly attractive to developers that cater to highway travelers, such as hotels. A commercial plan and zone designation for the subject property will provide the Applicants with some flexibility to more readily incorporate neighborhood-oriented commercial uses on the commercial property under their direct control and would increase the tax base for the area. For example, development of this site with a hotel or office use would provide additional customers for neighborhood-oriented commercial uses that could locate on the Applicants' commercial property to the immediate south across Moon Mountain Drive. In addition, the transition to a commercial designation that results in actual development of the site would also increase the City's tax base. If the applications are denied, this comprehensive vision will be set aside and the Applicants will be forced to seek other, alternative uses for the property. Under the current residential plan and zone designations, and that means housing--priced so that it can attract users to the site. As noted above, that is an economically risky and a socially unattractive option. The one option that is not viable for the long term is to leave the property vacant and continue paying property taxes on an undeveloped site. The real question before the City Council is how will this property be developed in the future? Is the site appropriate for residential or for commercial development? Given the physical constraints of this property, there is no scenario where the property can be developed in a manner that will afford the Applicants an economic windfall. That is not what these applications are about. Even if the property can be used for commercial purposes, the site constraints impose