Item 2D: MUPTE Application for Parkside Place Apartments

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•Indoor air quality will be enhanced by use of cabinets, doors and interior trim prefinished offsite, as well as provision of more operable window areas than the Code requires. Exhaust fans will be provided with timers to reduce moisture problems in units. Most units will provide washers and dryers to reduce need for transporting laundry; and •Landscaping will be incorporated on all sides. Plants will be selected for low water usage, ease of maintenance and aesthetic considerations. Many native species will be used. 2.2.2 Responsiveness to adjacent historic structures. There are no adjacent historical structures. However, considerable attention has been given to honoring the forms of the surrounding residential structures. 2.2.3 Use of higher quality materials that contribute to longevity. High quality 30-year plus rated roof shingles will be used; all exterior siding will be Hardi brand cementitious siding with excellent performance characteristics; vinyl windows requiring minimum maintenance will be used; vehicle parking is on concrete reducing reliance on petroleum products. It is anticipated that the building will be attractive, maintainable, and economically viable with a 100 year or longer service life. 2.2.4 Prominent entry facing the public street. All units have private entrances at grade level. Of the 21 front doors, 14 face directly toward either Hilyard or East 14th. Pedestrian circulation is provided at both north and south of the building, accessed off of Hilyard. 2.2.5 Number of units by which minimum density is exceeded. There will be 21 units on a site of 19,000 sq. ft. (.44 acre). In the R-3 zone, this site is allowed to have a minimum of 9 units, and a maximum of 25 units. The density achieved (47.7 units per acre) meets the incentive threshold of EC 9.5500(9), allowing exemption from provision of Open Space on site. 2.2.6 Number of available ADA accessible units. Four ground level units will be ADA accessible, meeting or exceeding requirements as adaptable units under the Oregon Structural Specialty Code. 2.2.7 Responsiveness to neighborhood character and safety in respect to height, mass, architectural detail, landscaping and open space. The composition has been arranged to achieve the density goals while limiting scale, particularly to approaching pedestrians. Setbacks have been exceeded, roofs hipped. By constructing a more expensive enclosed parking garage, the height of the building was dropped several feet lower than originally planned. Exterior materials all serve to provide resonance with the residential character. The allowable height in the R3 zone is 50 feet, however, the units being constructed will be about 38 feet. Public safety will be enhanced in the park by eliminating the current conditions which provide an ideal setting for drug dealing. An open iron fence along the north property line disallows foot traffic, while allowing visual access to the park. Representatives of the Eugene police, East 13th Business owners, and the West University Neighborhood group agree that the park, now having a more shallow depth, together with the 165% increase in street frontage, is more conducive to lawful behavior. A secured parking garage will accommodate 35 of the 46 parking spaces. Private entry doors will be well lit in highly visible locations, all with two directions of approach. Bicycle storage is provided in locked rooms. 2.2.8 Number of units designed for home ownership. No units are designated for home ownership, however, a significant number of units have three or more bedrooms, making them suitable for family use. L:\CMO\2006 Council Agendas\M060724\S0607242D.doc