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runways,whichmakesitmoreattractivetobusinessesthatneedconvenient <br />accesstoaircraftandairfieldfacilities. <br />o Site4.AlthoughsmallerthanSite3,Site4hassimilaraccesstobothrunwaysas <br />Site3andprovidesopportunitiesfordevelopmentofsimilaraviationrelated <br />businesses. <br />Site5providesopportunitiesforeitheraviationorsmallscalemanufacturing <br />development.WithinexistingzoningandFAAregulations,Site5couldbeausedfor <br />smallscaleaviationuses,suchassmallhangarsoraircargo.UsingSite5fortheseuses <br />wouldrequiremovingGreenhillRoadtoallowaccesstothetaxiwaysandrunways. <br />However,movingGreenhillRoadwillseverelyconstrainaviationdevelopment, <br />requiringtheAirportstafftodecidehowtouseSite5beforemovingtheRoad. <br />Additionally,constructinghangarsandotheraviationfacilitieswouldrequireaparallel <br />taxiwaytobeconstructedontheeastsideofRunway16L34R. <br />AnotheroptionforSite5wouldbedevelopmentofsmallscalemanufacturing <br />businessesorwarehousing.ThisoptionwouldrequireworkingwithLaneCountyto <br />changethezoningonthesitetoallowsmallscalemanufacturingusesorwarehousing, <br />aswellasworkingwiththeFAAtoallownonaviationusesonthissite.Itcouldbe <br />arguedthatsomewarehousingusesdirectlysupportaircargoactivitieswhichmay <br />satisfyzoningrestrictionsandmayqualifyasanaviationrelateduse.Whilethenewly <br />expandedUGBincludeslandformanufacturing,itisforlargescalemanufacturing.Site <br />5couldofferopportunitiesforsmallscalemanufacturingsitesandwarehousing,suchas <br />onetotwoacresites.IftheAirportwantstoconsiderthistypeofdevelopment,itis <br />recommended(inthesectionbelow)thatamarketstudybeconductedtoaccessthe <br />demandforthistypeofindustrialdevelopment,potentiallyachievableleaserates, <br />changestothesitetoimprovemarketability(e.g.relocatingGreenhillRoadtoimprove <br />lotsizes),andthecostsofrezoningtoevaluateiftherearesufficientbenefitstojustify <br />rezoningthisland. <br />Site6providesanopportunityfordevelopmentofanewhotelbuttheAirportshould <br />carefullyconsiderthedemandforahotelandthetypeofhotel.TheAirporthaslong <br />plannedfordevelopmentofahotelonSite6andissuedtwoseparaterequestsfor <br />proposalsforadevelopmentofahotelinthepast.NeitherRFPresultedinsuccessful <br />opportunitiestodevelopthesite.AstheAirportconsidershowtoapproach <br />developmentofahotelonthissite,theyshouldkeepthefollowingissuesinmind: <br />o GrowthofhotelroomsintheEugeneSpringfieldregion.In2016and2017,about500 <br />newhotelroomswerebuiltintheregion,anincreasein12%ofregionalhotel <br />rooms.Inaddition,thepastdevelopmentofhotelroomshasgenerallyoccurred <br />inlocationsneartoamenitiessuchasshopping,restaurants,sitesofinterest, <br />businesses,orconference/meetingvenues. <br />o Demandforhotelrooms.Whiledemandforhotelroomshasgrownoverthelast <br />severalyears,oneofthechallengesforthehotelindustryiskeepingoccupancy <br />ECONorthwest 11 <br /> <br />