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Honorable Mayor Piercy and City Council April 1, 2005 Page 5 of 8 building area. In addition, as City Staff noted in the Limited Consultation Conference, there is no code requirement that retail uses accompany medical clinic uses on this parcel. Therefore, as Staff expressed in the Limited Consultation, there currently do not appear to be any barriers that would prevent W&G Properties from developing the property exclusively with medical clinic office uses. Furthermore, the Chase Node Special Area Zone Development Standards and other applicable development standards provide design standards that address site planning, landscape, pedestrian and transit environments and architectural considerations to promote compatibility between various uses in the node, to reduce the impacts on the surrounding residential neighborhood and to support nodal development objectives. W&G Properties intends on complying with the Eugene Code requirements. Therefore, their proposal will be consistent with nodal development in the Chase Node Special Area Zone as approved by the City Council. The prior owner's development proposal was challenged by the following code requirements. The three code criteria were to provide a main entry on the street- facing fac~ade, provide two functional floors, and eliminate drive-up services. Although these code criteria support the nodal development concept2 established through the lengthy public process, the Harlow Neighbors recommended modification of these three code criteria in their letter to Tom Coyle, dated November 4, 2004. (Reference attached letter.) In contrast, as stated above, W&G Properties intends on proposing a development that meets the code criteria and thus the intent of nodal development in the Chase Node Special Area Zone. Even though W&G Properties' proposed medical clinic use complies with the Eugene Code, the proposed conceptual plan has been the cause of concern by the neighborhood because they would like a grocery store and a retail center on the subject property. They are also concerned that medical clinic offices will generate excessive traffic and parking impacts on the neighborhood (Jack Radabaugh. Guest Viewpoint, The Register-Guard. February 15, 2005. Pg 11A.) As stated above W&G Properties has been and continues to be sensitive to the neighborhood's desire to have retail use(s) on the subject site. However, as Jack Radabaugh pointed out in this Register-Guard article regarding the proposed development by Simpson and Gramor, "[n]o builder was prepared to invest in a project guaranteed to lose money." Simpson and Gramor might have conceptualized a grocery store on the subject site. However, they did not have a committed grocery 2 Consistent with Eugene-Springfield TransPlan and Metro Plan, the Willakenzie Area Study, Chase Gardens Subarea, identifies "[n]odal Development [as a] mixed-use, pedestrian friendly land use pattern that seeks to increase concentrations of population and employment in well-defined areas with good transit service, a mix of diverse and compatible land uses, and public and private improvements designed to be pedestrian and transit oriented." (Exhibit B. Ordinance 20265. Pg Exhibit B-1.)