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aspermittingcostsorthepermittingprocess,arenotwithinthedirect <br />control.However,theAirportmaybeabletoworkwithEugeneCitytoextend <br />anEnterpriseZonetoincludetheAirport,whichwouldprovideathreeyeartax <br />abatement.WhiletheAirportitselfislimitedbyFAAgrantassurancesfrom <br />doingso,itcouldalsochoosetoworkwiththeCityorStategovernmentsaswell <br />astheprivatesectortoencouragetheofferingofotherdevelopmentincentivesas <br />well.Whilewedonotrecommendfororagainstdevelopmentincentives,we <br />recommendthattheAirportconsidertheissueandmakeaninformeddecision <br />aboutthebenefitsandcostsofworkingwithgovernmentsandtheprivatesector <br />toencouragetheofferingofdevelopmentincentives. <br />o Developplansformarketingthemasterplannedareas.Thestrategyshouldinclude <br />provisionsformarketingthemasterplannedareaattheAirporttoattractoneor <br />morebusinesses.CityandCountyeconomicdevelopmentstaff,GreaterEugene <br />Inc.,andBusinessOregonwillallhaveimportantrolesinmarketingthesiteand <br />developingthemarketingplan. <br />DeterminethebestuseforSite5.Site5couldhypotheticallybeusedtoaddress <br />aviationneedsorasasiteforsmallscalemanufacturingorwarehousing.Eitherroute <br />willrequireinvestments.UsingSite5foraviationwillrequiremovingGreenhillRoad, <br />whichisaLaneCountyfacility.TheAirportwouldneedtoworkwithLaneCountyto <br />implementandpayforthemoveofGreenhillRoad. <br />UsingSite5forsmallscalemanufacturingorwarehousingwouldrequireachangein <br />Lanezoningcode,eithertoaddoneormoreusestotheAOzone,developan <br />overlayzonetoallowmanufacturingonSite5,orasimilarchangeinthezoningcode. <br />Thistypeofchangewilleitherbea <br />quasijudicialchangeoralegislativechange.Both <br />typesofchangesrequirehearingswiththeLaneCountyPlanningCommissionand <br />BoardofCommissioners.Suchaprocessislikelytocost$13,000to$21,000inCounty <br />fees,plusothercosts(i.e.,legalcostsorplanningconsultants)involvedindevelopingthe <br />changes. <br />WerecommendthattheAirportevaluatetheneedfortheseusesanddeterminewhether <br />thebenefitsoutweighthecostsofthesechanges.Theevaluationmayberelativelyeasy <br />foraviationuses,giventhelargeamountoflandwherehangarsandotheraviationuses <br />couldbedevelopedatSite3or4.TheAirportmayhaveenoughlandtoaddressits <br />aviationneeds,intheshortterm.Evaluatingtheoptionforsmallscalemanufacturing <br />couldbecompletedthroughamarketstudythatidentifiesthecostsofpolicychangesto <br />allowmanufacturingandthecosts(i.e.,wetlandmitigationorinfrastructure <br />improvements)withthebenefitsofthedevelopment(i.e.,incomefromleases).Ifthe <br />costsarehigherthanthebenefits(overaperiodofsomeyears),thentheAirportmay <br />choosenottoinvestinchangestoallowsmallscalemanufacturingonSite5. <br />ContinuetorefineplansfordevelopmentofahotelonSite6.Developmentofahotel <br />attheAirportmaytakesometimetoripen.Ifthegoalisfordevelopmentofa <br />ECONorthwest 16 <br /> <br />