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Honorable Mayor Piercy and City Council April 1, 2005 Page 6 of 8 tenant. While Simpson and Gramor owned the subject property, they approached Rick Wright with the Market-of-Choice to develop a grocery store on the subject parcel. Mr. Wright turned down the opportunity because he believes that the site does not work for a large grocery store. He explained that the site is an isolated island located between I-5 and Coburg Road with insufficient access and exposure to generate the required user market for a grocery store. On behalf of W&G Properties, TBG also approached Rick Wright prior to W&G Properties' purchase of the property. Mr. Wright expressed the same concern and disinterest. Ultimately, W&G Properties is going to propose a development that both guarantees economic viability and meets the required code standards. At this time, the development of a supermarket does not appear marketable despite a prior study performed by the City Planning Department. However, the proposed Limited Consultation Conference conceptual plan illustrates a development that is both economically viable and meets the required code standards. In this Register-Guard article Jack Radabaugh also pointed out that the reason Gramor chose to withdraw from the process of developing this site was due to the development constraints required by the Eugene Code, Chase Node Special Area Zone, as outlined above. However, in a meeting Kurt Yeiter informed W&G Properties that City Staff had encouraged Gramor to submit a letter discussing their proposal including the challenges and the needed code adjustments to make their development possible. Although the City Staff was willing to work with Gramor, Gramor never submitted a letter. It is unknown why Gramor withdrew from the process, however, due to the difficulty of siting a large grocery store in this location, Gramor might have withdrawn because they were not "prepared to invest in a project guaranteed to lose money" rather than the inability to meet code standards. In response to the neighborhood's concern about excessive parking and traffic impacts on their neighborhood, referencing the Institute of Transportation Engineers Manuals (ITE), it appears that the neighborhood's desired grocery store would generate close to three times more traffic than a medical clinic office. Grocery 12.02 vehicles/1000 square feet weekday pm peak 10.45 vehicles/1000 square feet pm peak adjacent street 102.24 vehicles/1000 square feet weekday daily Medical/Dental Office 4.45 vehicles/1000 square feet weekday pm peak 3.75 vehicles/1000 square feet pm peak adjacent street 36.13 vehicles/1000 square feet weekday daily Additionally, W&G Properties' proposed development will provide on-site parking in compliance with the required Eugene Code for the proposed use(s).