Item 5 - Metro Plan/Land Swap - Laserfiche WebLink

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Financial and/or Resource Considerations Financial resources for the Santa Clara Community Park and related land use processes include the 1998 Parks and Open Space bond measure for land acquisition and Parks System Development Charge (SDC) funding for park development. Other Background Information The following is an overview of issues that address many of the questions raised by the council regarding the current land swap proposal and the potential alternative action of eminent domain. Attachment A provides specific responses to questions submitted by individual Councilors. Eminent Domain Alternative The economic value of this deal is highly subjective and subject to what zoning and highest and best use would be considered reasonable. An economic analysis of the proposal was prepared by ECONorthwest, and provided in the report entitled A Community Park for Santa Clara: A Report to the City of Eugene Parks and Open Space Division from the Santa Clara Community Park Advisory Committee. If the council decides to pursue an eminent domain process, the final price per acre will be determined in a courtroom by attorneys and appraisers. The City's real estate staff state that an eminent domain process could result in a cost per acre between $10,000 and $100,000 plus legal costs, with a concern that a jury's determination of value may be more towards the higher "inside the UGB" value. The current proposal not only obtains Santa Clara parkland, but also results in the City obtaining fee title or conservation and public access easements--a total of 207 acres for $950,000, or $4,590/acre. In viewing the issue of land valuation, there are two fundamental questions to consider. Will this particular property be included in the UGB at sometime in the future? And, if it is, is there a benefit in making this decision now and not later? There are three significant benefits to evaluate. One, a community park to serve Santa Clara is obtained. Two, protection for the natural resource values of the Laurel Hill Valley site is ensured, and significant Ridgeline Trail connections are provided. And finally, as a part owner of the property, the City will have an unprecedented opportunity to determine how a property is developed. Unique public/private partnerships may be developed to ensure there are adequate parks, pedestrian and bike paths, and connected residential and commercial neighborhoods that follow the principles of smart growth and provide an exemplary prototype for supporting nodal development efforts. Site Selection The Irvington/McDougal site was selected as the preferred site for a community park by Parks Planning staff before the land swap proposal was received from the property owner. The site selection process was reviewed with the council at the November 2003 work session (Attachment B). Criteria used included size of property, relation to the Santa Clara service area, level of site improvements, site configuration, suitability for park development, presence of flood hazard areas, access, and relationship to the UGB. The selection process was done with a 40-acre park minimum as a basis. The 77-acre number was the counter offer from the property owners, and is the result of a desire to balance the 120 acres coming into the UGB for residential development in Santa Clara with the 120 acres coming out of the UGB in Laurel Hill. While 77 acres was not originally sought, it is certainly preferable. A larger site, comparable to Amazon Park, will accommodate the programming needs identified to-date (Attachment C), addresses future demands, and allows for the ability to provide desired natural open space in addition to active recreation facilities. L:\CMO\2004 Council Agendas\M040712\S0407125.DOC