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e e e letter did not indicate whether it would be necessary to expand existing school facilities to accommodate the development. Responding to a question from Mr. Morrisette, Mr. Matt indicated that the packet provided to the jurisdictions by the applicant contains only informa- tion previously included in the record but is reorganized for easier reading. He said that staff would review the packet's contents to verify that no new materials have been added. Responding to a question from Mr. Berg, Mr. Mott said that the results of the Mitchell-Nelson study, which evaluated the most appropriate uses for the site, identified a number of constraints to site development, including the existence of a log pond and other wetland areas. Estimated costs for site improvement were in excess of $3 million. The study contended that there is little short-term demand for heavy-industrial land in the city; however, no recommendations for the most appropriate land-use designation were given. E. Applicant Testimony Al Johnson, 767 Willamette Street, Suite 203, gave a brief description of the project and the property. He emphasized that the project would help the City meet its affordable housing goals. Mr. Johnson said that the project con- sists of a mixture of senior independent living units and family housing in a ratio of 350/150. He noted that the proportion of housing could be altered, if the community felt strongly about it. The proposal also provides commer- cial support services, mini-storage, and good transportation. Mr. Johnson said that the applicant believes that there is a great need in the community for additional family housing, but does not believe that there is a risk of "ghettoization," raised before the Planning Commission. He said that by housing the elderly within the same development, a developer has the ability to create a sense of security and helps maintain the critical mass of resi- dents needed to sustain commercial services. Mr. Johnson said that both public and private participation is needed to make the housing project affordable to the applicant, including the opportunity for tax exemptions and lower interest rates. Mr. Johnson reviewed the specific components of the plan and noted that a light-medium industrial designation has been included as a buffer between the residential property owners and the heavy industrial uses. Mr. Johnson recognized the reasons for comprehensive land-use planning in the State and said that every city needs to strike an appropriate balance between residential and industrially zoned lands. Mr. Johnson said that Jim Saul has reviewed the overall supply of residential lands, and concluded that the land which might have been potentially available to the applicant either had too many constraints or was over priced. Mr. Johnson said that the Lane Council of Governments (L-COG) has also evalu- ated the site on a variety of very general criteria and concluded that the land would be available in the near term. The EDA Newton Springfield Indus- MINUTES--Eugene City Council May 6, 1991 Springfield City Council Lane County Board of Commissioners Page 4