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<br />good transit service, a mix of diverse and compatible land uses, and public and <br />private improvements designed to be pedestrian and transit oriented. Fundamental <br />characteristics of nodal development require: <br /> <br />. Design elements that supportpedestrian environments and encourage transit <br />use, walking and bicycling; <br />. A transit stop which is 'within walking distance of an}'where in the node; <br />. l\1ixed uses so that services are available within walking distance; <br />. Public space, such as parks, public and private open space, and public <br />facilities, that can be reached without driving; and <br />. A mix ofhousing t}pes and residential densities that achieve an overall net <br />density of at least 12 units per net acre. " <br /> <br />Metro Plan Policy A.13. Increase overall residential density in the metropolitan <br />area by creaiing more opportunities for effectively designed in-fill, redevelopment <br />and mixed use while considering impacts of increased residential density on <br />historic, existing, and fidure neighborhoods. <br /> <br />TransPlan Land Use Policy #1 Nodal Development ...Nodal development <br />centers will include a mix of housing types that achieve at least an average <br />density that is l-I'ithin the medium-density rangelor residential uses. <br /> <br />RR/SC Urban Facilities Plan 2.2 Residential Land Use Findings #11 <br />.Metropolitan Plan land use designations in the River Road-Santa Clara area <br />reinforce the lm..,,-density character (~f the area and encourage medium-density <br />residential development near commercial centers and transportation facilities. <br /> <br />All these land use policy documents strongly encourage increasing residential <br />densities, especially in mixed-use areas and areas adjacent to already developed <br />commercial centers. If the applicant had to employ the underlying Rl designation <br />in the Metro Plan diagram he could achieve close to 100 dwelling units on just the <br />elementary school site. The proposed development (with amaximum of28 units) <br />effectively "down zones" an area that could well support additional residential <br />density. The application certainly does not achieve an overall net density of 12 <br />units per net acre. <br /> <br />. The applicant's proposal shows a lack of adequate transitioning from the East side <br />of the commercial center to the neighboring RI area abutting the site. In the <br />applicant's site plan submitted with their TIA they show the service entrances of <br />commercial spaces, a service drive and a 7 foot wide vegetative screen. This <br />amounts to a blank vegetative wall backed by a service drive and a blank <br />commercial wall facing the adjacent neighbors. In addition, there is not a <br />buffering of uses between the proposed C2 usage and the neighboring Rl usage. <br /> <br />City of Eugene's pamphlet Mixed U<iie Development in Eugene/Design <br />Principles/Commercial Bllilding Design and Siting Interconnected sidewalks <br />