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<br />defini tion of "public needs" could not be made, that .the deterJDiniation of public need
<br />should be based on evidence presented in each individual case. Such evidence could
<br />cover highest and best land use, surrounding buildin'g development" access, etc., all
<br />concerning elements of a comprehensive plan co-ordinated between all levels ofJ _
<br />government relating to .land use, transportation systems, education systems , recreational
<br />facilities, etc. Mr. Moulton introduced others interested in the issue: ' Ray Ackerman
<br />for School District #52;. Don Olson e~ecuti;ve director of ' Lane Housing Authority; Glen
<br />Pederson, ,~epr~senting the Sorgenfried'development to the west of the subject property.
<br />He also presented a letter from Williams Jones of Inter~ediate,Education District
<br />expressing concerns of that agency with regard to integration of their facility with
<br />the proposed C-2 development under discussion.
<br />
<br />Mr. Ackerman presented School District #52 viewpoint. that denial of, C-2 zoning would
<br />result in development of the proporty'"in multiple-family' type housing which in turn
<br />would further complicate.present overcrowded school C:onditionsin .that district.
<br />Further, it was their understanding properties abutting Highway 99N.would be developed
<br />to commercial uses, reserving properties to the. west of Jacobs Drive for residential
<br />purposes, and they. preferred that arrangement. Mr. Ackerman said from an economic
<br />standpoint the School District tackpayers would benefit more from commercial uses
<br />(Higher tax revenues) that from residential uses.
<br />
<br />Mr. Olson stated his und'erstandin'g when the Housing Authority's development (Village
<br />Square) for senior families was proposed that the area under discussion would b'e . '
<br />developed in light commercial uses - medical, legal, etc., type activities convenient
<br />to older people. It-would be disturbing, he said, if that property was to be developed
<br />in multiple-family housing which would increase traff,ic and where there would be
<br />children having a tendency to play in areas reserved for the senior citizens. He
<br />pointed out on a map location of the Authority's'development..
<br />
<br />Mr. Pederson described the development proposed under a conditional use permit for
<br />property across' Jacobs. Drive from the Hansen property for. elderly and handicapped
<br />people. He said it would b.e important to the tenants of that complex to have pro-
<br />fessional commercial facilities within walking 'distanc'e such as legal offices', opticians,
<br />etc., and that apartment development would. have an adverse effect.'
<br />
<br />Mr . Moulton then identified on a map locations o'f -the various developments "'1p~ntj._oned,
<br />stating that the developer of the Housing Authority complex was supportive of "commercial
<br />uses on the Hansen property. He said that he felt "public n,eed" :was indicated by
<br />showing existing development, what was found to be needed, and what was pr9posed.
<br />
<br />Paul Hansen, 8137 Royal Avenue, owner of the property; said that.in a survey of vacant
<br />commercial properties in the. Highway99N area only two small parce'ls .were found', all'
<br />other ground was filled :in or, if vacant., plans were . already underway for development.
<br />He noted a survey of Village Square, the Sorgen fried development, indicating tenants'
<br />desires for adjacent commercial uses -- 'attorneys, accountants, beauty shops, coffee
<br />shop, optician, branch library, etc. Their main concern, he said, was that part of
<br />the property be left in'open space.
<br />
<br />Mr. Moulton described the proposed development of the subject property -- a limited-
<br />height structure (possibly three stories) with quite a bit of open space-, -ingress from
<br />Highway 99N which, he said, would not be possible if apartments were built there. It
<br />would be a pedestrian oriented development to meet the needs of retired people living
<br />immediately to the west and of lED and its employes to the north. He cited LCOG
<br />population growth projections in the Bethel-Danebo area and said commercial development
<br />on the Hansen property would serve not only the immediate area but a larger area to
<br />the west and north, reaching even into the River Road/Santa Clara area. He felt there
<br />was public need because the property had peculiar suitability for particular uses
<br />required by adjacent lED and retirement facilities; that need would be met with
<br />r~ference to healthful, safe', aesthetic surroundings, and concern' of various govern-
<br />mental agencies that the property would be developed as (proposed; It was the,only
<br />property in that area that would meet that needs, he said, and he felt .it appropriate
<br />that it should be used in that manner.
<br />
<br />Public hearing .for presentation of testimony was closed.
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<br />Jim Saul, planner, questioned whether the evidence presented could be considered "new"
<br />since it was essentially the same testimony presented at previous hearings iIi letter
<br />form. With regard to impact on the shcools in that 'area,"Mr. Saul said .the property _,_,
<br />as now zoned (RA) would have to be developed under planned unit development procedures ~
<br />which would call for-a judgment with' regard TO the 'adequacy.of public facilities. The
<br />School'District would be consulted and every effort made to work with them. With regard
<br />to convenience of proposed commercial facilities, Mr. Saul said the distance from the
<br />existing housing developments to the Hansen property was greater than to the Gilbert
<br />Shopping Center in most instances, in any event less than a block away from the ,';;:.'~
<br />Gilbert Center. He said it had been implied that if the Hansen property was rezoned C-2
<br />c it would he devoted to meeting commercial convenience needs of the tenants ,of residential
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