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' �0 <br />� � : 1 , <br />.l td <br />These ranges do not prescribe particular structure types such <br />as, for example, single -- family detached, duplex, mobile home, or <br />multiple --fami ly. That distinction, if necessary, is left to local <br />plans and zoning ordinances. <br />While all medium and high density allocations shown on the diagram <br />may not be needed during the planning period, their protection for <br />these uses is important because available sites meeting pertinent <br />location standards are limited. In addition, several 10-- to 30 --acre <br />medium density residential designations are shown as circles, or <br />portions thereof , with re lated community commercial facilities in the <br />center. This designation reflects statements in the Residential Land <br />Use and Housing, Energy, and Transportation elements directed to the <br />provision of a variety of housing densities, types, and locations and <br />linkage of medium density housing with urban public transit. Where <br />these circles or partial circles are shown at intersecting arterial <br />streets, they may actually occur on one or more quadrants of the <br />intersection as determined by local decisions. Where they appear in <br />the midst of otherwise low density residential neighborhoods, their <br />actual locations require local analysis. <br />To respond to the need for residential opportunities near employment <br />centers and public transportation, 2,400 units are allocated to the <br />Eugene central business district and within one mile of its core. <br />Due to the absence of sufficient vacant land in the core area, some <br />redevelopment will be required. <br />As of January 1, 1977, density of all existing res idential develop- <br />ment within the 1990 Plan projected urban service area was about <br />3.64 dwelling units per gross acre. This updated Plan, including <br />the diagram, calls for an overall average of just under six d w e l l i n g <br />units per gross acre for new construction through 2000, the planning <br />period. By realizing this goal, the community w i l l benefit from <br />more efficient energy use, preservation of the maximum amount of <br />productive agricultural land, use of vacant leftover parcels where <br />utilities are already in pl ace ' , and more efficient, less costly <br />provision of u t i l i t i e s and services to new areas-. This higher <br />overall average density can on ly be achieved if the cities explore, <br />and when f e a s i b l e , in light of housing costs and needs, adopt new <br />procedures and standards including, for example: <br />a. Minimum densities; <br />b. Reduced minimum setbacks, frontages, and lot sizes; <br />c. More cluster development incentives; <br />d. Zoning based on density rather than structure type, <br />particularly in new developments. <br />I I - <br />