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HomeMy WebLinkAboutItem B: West University Park Reconfiguration ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY Work Session: West University Park Reconfiguration Meeting Date: September 28, 2005 Agenda Item Number: B Department: Public Works Staff Contact: Robin Hostick www.eugene-or.gov Contact Telephone Number: 682-4915 ISSUE STATEMENT West University Park has been closed since 1995. This closure was due to serious and constant negative activities occurring within the park. The abutting property owners to the east who wish to redevelop their property have recently proposed that a reconfiguration of both properties would be mutually beneficial. This reconfiguration would include an exchange of a portion of each parcel. The purpose of this work session is to discuss that proposal. BACKGROUND Bob and Leslie Quinney (owners), own the private property containing multi-family housing which abuts the eastern edge of West University Park. They are proposing a partial property exchange that th would result in City ownership of a re-configured park site abutting East 14 Avenue and Hilyard Street, and private ownership by the owners of a re-configured property between the proposed park site and the alley to the south (see Attachment A: Diagram of Proposed Exchange). At the direction of the City Manager, Parks and Open Space Division staff has undertaken a preliminary evaluation of the proposal. General conditions (points of agreement) for the proposal are described in Attachment B. The owners have stated their intent to redevelop multifamily housing on their existing parcel, or on the re-configured parcel, depending on whether the City accepts their proposal. The reconfiguration benefits the Quinney’s housing project by allowing direct parking access off the alley, providing additional square footage, and changing the abutting public property from a minimally maintained, closed park to a functional, attractive public space adjacent to their proposed housing redevelopment. The proposed park configuration would be longer and shallower, with significantly increased street th frontage along East 14 Avenue, and the addition of frontage along Hilyard Street. Alley access to the park would be eliminated. The concept of “natural observation” - meaning good visibility from public streets or nearby homes or businesses - and access control are important factors in supporting a positive culture in a park. The existing West University Park is poorly configured from both standpoints and, among other factors, this has been recognized as a flaw leading to the observed negative use and ultimate closure. The reconfiguration of this park as proposed would increase visibility from the streets and nearby homes. It would also improve access control by eliminating alley access. The owners are proposing that their redeveloped housing project on the adjacent property would provide significant natural observation from windows and balconies facing directly into the park (see attachments D and E). The owners are also proposing to maintain clear visual access between the properties at the ground level through the use of transparent fencing and low landscape planting, and to provide lighting along the L:\CMO\2005 Council Agendas\M050928\S050928B.doc common property line on the southern park edge. These design considerations on the adjacent private property are likely to further reduce the chance of future negative use in the proposed park. The proposal was presented at a West University Neighborhood (WUN) board meeting on July 28, 2005, and discussed at a WUN general meeting the following week. The WUN board passed a resolution endorsing the proposal. While strongly opposing reopening the park in its current configuration, both the University Small Business Association and Eugene Police have cautiously endorsed reopening the proposed, reconfigured park. A separate meeting organized by Parks and Open Space Division staff to gather public comment on the proposal was held on August 25. Input from nearby property owners was also directly solicited by mail. During the meeting, the owner presented his proposal and a draft list conditions, and responded to a variety of questions. A summary of all public comments submitted on the subject of the trade proposal is provided in Attachment C, including a letter questioning the fairness of the owner’s request for a right of first refusal on a future purchase of the reconfigured park property. The proposed park site would be approximately 2600 square feet smaller than the existing park site. A third party appraisal conducted by Duncan Brown, Inc. states the following: Area (square feet) $ Per Square Foot Total Before Exchange City Parcel 16,032 $22 $352,704 After Exchange City Parcel 13,430 $25 $335,750 Difference -$16,954 Before Exchange Owner Parcel 16,020 $25 $400,500 After Exchange Owner Parcel 18,622 $22 $409,684 Difference $9,184 The appraisal places the difference in raw land value of the two parcels following an exchange as proposed at $26,138 ($16,954 + 9,184). Under the proposed conditions of agreement, the owner would pay the City this value difference, rounded to a total of $30,000 to support park improvements. The City would agree to use this revenue to fund the installation of irrigated turf grass as a base condition for the newly reconfigured neighborhood park. Other Background Information The site for West University Park was identified in 1976 and acquired the following year to provide a neighborhood park serving the West University area. All funds for acquisition and development of the park were provided by Community Development Block Grant (CDBG) funds, managed by Housing and Urban Development (HUD). HUD representatives have indicated that the exchange proposal does not trigger any special process requirements through its association with CDBG funding, but that the exchange would place limitations on eligibility for future CDBG funds for West University Park. Timing is of critical importance to this proposal. The owners desire to complete their housing redevelopment project by September 2006 whether or not this proposal is accepted. They are therefore requesting a response to the proposal offer by October 1, 2005, in order to be able to pursue alternate development plans if this proposal is deemed unacceptable. L:\CMO\2005 Council Agendas\M050928\S050928B.doc RELATED CITY POLICIES This proposal relates to the council goal of providing accessible and thriving culture and recreation, and specifically to the priority issue of neighborhood initiatives. At issue is whether or not the City of Eugene should have a neighborhood park in the general location of the current West University Park. The draft Parks, Recreation and Open Space Comprehensive Plan recommends as a high priority action item, “Acquire and/or trade for new site for West University Park.” COUNCIL OPTIONS The City Council currently has several options regarding West University Park: 1. Direct the City Manager to prepare and execute an agreement with Bob and Leslie Quinney to complete a property exchange based on the points of agreement from Attachment “B”. 2. Decline the proposal and maintain the status quo. 3. Decline the proposal and direct the City Manager to sell the current West University Park property at fair market value, using the revenue gained for future neighborhood park acquisition. CITY MANAGER’S RECOMMENDATION The City Manager recommends Option 1, the preparation and execution of an agreement with the Quinneys to complete a property exchange based on the points of agreement from Attachment B. SUGGESTED MOTION Move to direct the City Manager to execute a property exchange agreement with Bob and Leslie Quinney as described above based on the points of agreements from Attachment B. ATTACHMENTS A. Diagram of Proposed Exchange B. Proposed Points of Agreement C. Public Comments Report D. Plan of Proposed Park Site and Housing E. Perspective Sketch of Proposed Park Site and Housing FOR MORE INFORMATION Staff Contact: Robin Hostick Telephone: 682-4915 Staff E-Mail: robin.a.hostick@ci.eugene.or.us L:\CMO\2005 Council Agendas\M050928\S050928B.doc