Item 4: Ordinance Concerning State Motor Pool Site

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1) The parcel is surrounded by commercial, industrial and office uses (applicant's letter to City July 24, 2006 pg. 5). Staff does not agree that this makes the site unsuitable for High Density Residential Uses, which are anticipated in the Downtown Plan and often located within compact commercial centers and next to office uses. The site is also proximate to other housing, parks, and other amenities for residents. 2) The applicant states that the parcel is also not suited for residential uses due to the parcel's configuration . The parcel is only 130 feet deep on the west (Pearl Street) side, with the longest boundary along the railroad (written statement April 13, 2006 pg. 3). It is not clear how this configuration makes the site difficult to develop in high density housing. The site is substantially larger than that accommodating the TATE Condominiums on Olive Street or the Aurora Housing th building at 11 Avenue and Oak, for examples. 3) The case is made that the subject parcel is unlikely to develop into high density housing due to its location adjacent to the railroad tracks (written statement April 13, 2006 pg. 3). Noise and vibration from the rail use would conflict with residential use. The application materials also state that affordable housing would be the most likely high density residential use for such a site and, as such, it would not qualify under HUD rules since the noise levels would be deemed unacceptable for residences (State of Oregon letter July 16, 2003 submitted as background). In addition, the applicant concludes that the corresponding high density residential zoning (R-3 or R-4), which would require the development of 30 units on the site and on-site parking, would be difficult for that site. Under the Eugene land use code, a high density residential designation would typically require minimum densities of 20-30 unit/acre (however, on-site parking would not be required by the land use code, as the parcel is located in a Parking Exempt Area (Map 9.6410(4)(a)). Staff concurs that noise mitigation for residential development in such a location could be costly, particularly the per/unit cost for lower densities. The applicant states that the only commercial development that would be allowed under R-3 or R-4 zoning is neighborhood commercial (C-1) development, which would not be financially feasible (written statement April 13, 2006 pg. 3). Under the land use code, R-3 or R-4 zoning allows limited, typically C-1-style development. A Commercial designation with commercial zoning would allow a much wider range of commercial uses. Whether or not it is likely that the subject parcel would be redeveloped to High Density Residential uses, or how financially feasible it is to do so is not made clear the application. Nonetheless, a diagram change to a Commercial/Nodal Development designation is not inconsistent with Metro Plan policies related to residential land use. Economic Element: Increase the amount of undeveloped land zoned for light industrial and commercial uses correlating the effective supply in terms or suitability and availability with the projects of demand. (Policy B.6) The subject parcel, a small City of Eugene-owned parking area to the northwest, and the EWEB property immediately east of the site are the only sites zoned Light Medium Industrial (I-2) in this area. None of these are in active industrial use. On the north and west side, adjacent properties are in office use. The 5th Street Market commercial area is to the south. Given these adjacent uses and zoning, it is more likely that there will be a demand for commercial uses, rather than industrial uses, on these properties. Oregon State Motor Pool - Revised Findings, October 16, 2006 Page 10 of 13