Item B: Incompatible Infill (19th and Alder)

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ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY th Work Session: Neighborhood Infill/19 and Alder Proposal Meeting Date: March 10, 2008 Agenda Item Number: B Department: Planning and Development Staff Contact: Terri Harding www.eugene-or.gov Contact Telephone Number: 682-5635 ISSUE STATEMENT th A seven-story, 52-unit apartment building is being proposed by a private developer at the corner of 19 and Alder Streets in the South University Neighborhood. Neighbors have expressed significant concern over the compatibility of the proposed building with the surrounding neighborhood. This work session provides council the opportunity to discuss the various issues surrounding this infill proposal and options for addressing neighbors’ concerns. BACKGROUND th The property is located at the northeast corner of 19 and Alder, and is currently developed with two houses: 1867 and 1893 Alder Street (see Attachment A). The zoning of the property is R-4, High- Density Residential. It is designated High Density Residential on the Metro Plan diagram; there is no refinement plan for the South University area. The proposed apartment building is allowed outright in the R-4 zone, though a building permit application has not been submitted as of the date of this Agenda Item Summary. The developer, Dean Pickett, discussed his proposal at a November 29, 2007, South University Neighborhood Association (SUNA) board meeting and a January 8, 2008, SUNA general meeting. The developer also had a pre-development conference with the City on November 6, 2007. On February 11, 2008, neighborhood residents testified during the council public forum, detailing their concerns and prompting a work session request by Councilor Zelenka. Neighborhood residents also testified at the council public forum on February 25, 2008. Councilor Zelenka outlined the following questions in his request for a work session: 1.Could the fees be modified or lowered in this case? Should the formula be revised? This question is based on the presumption that the developer indicated fees were a significant factor in his decision to develop the number of units and building height he is proposing (52 units and seven stories). In discussion with the developer, a more accurate characterization of his statement is that because the City allows up to 112 units/acre in the R-4 zone, the price of the property was based on that development potential. That price was set by a private party, the previous owner of the property. Because of the cost of the property, and in order to develop a profitable project, a certain number of units must be developed by the developer. As the number of units decreases, the economy of scale also decreases, so that amenities must be dropped to retain profitability. In addition, the code encourages density over 90 units per acre (42 units in this case) by offering a private open space exemption (see EC 9.550(9)). The exemption from open space requirements is attractive because it allows more design flexibility for the building. F:\CMO\2008 Council Agendas\M080310\S080310B.doc