"2. Use Section. <br />* * * * <br />"a. Outright Uses <br />* * * * Finally, the proposed district would permit continuation of commercial and office <br />uses existing as of the effective date of the ordinance.21, (Underlining added.) 1-5 <br />* * * * the primary purpose of the proposed mixed use district is to facilitate conversion from <br />commercial zoning to a zoning district that places primary emphasis on high-density residential <br />development." 1-7 <br />"The existing zoning for the majority of the lots in the area to be rezoned is in conflict with the <br />General Plan and other applicable policies adopted by the city. <br />"Of the 125 lots involved in this proposed rezoning, 120 are presently zoned C-2. The evaluation and <br />findings set forth subsequently in these Staff notes under Section 9.676(a) (see pages 11-19) <br />demonstrate that the existing zoning for a majority of the lots is in conflict with the General plan <br />and other applicable policies adopted by the City. The General Plan and other policies adopted by <br />the City clearly indicate that high-density residential development is appropriate in this area rather <br />than commercial development. Ordinance 18081 pages 1-8 and 9. <br />"The specific uses which would be permitted within this application of the mixed use district are set <br />forth in Attachment "A'. Those uses involve primarily residential uses, offices uses, and some limited <br />commercial uses. The commercial uses were specifically reviewed to insure [sic] that they did not <br />have external impacts (noise, traffic generation, and other adverse effects) which would be <br />disfunctional [sic] in terms of residential development." Ibid. page 1-9 <br />"The effect of the proposed uses and development standards in this application of the mixed use <br />district may be compared with the effect of the present C-2 regulations governing the area. Under <br />the present C-2 regulations, it is possible to remove existing housing, construct office or commercial <br />buildings surrounded by asphalt without any form of review (such as the recent development at the <br />northwest corner of 13th and Lincoln). That form of development is completely contrary to the basic <br />objectives established in the General Plan and other city policies for the area. Further, development <br />that is consistent with the basic policies adopted by the city (such as the proposed development of <br />the block bounded by Washington and Lawrence, 8th and Broadway) must undergo special review <br />through the conditional use permit process. Under the proposed mixed use district, development <br />that is completely consistent with the basic policy objectives governing this area would be permitted <br />as an outright use, new commercial or office use would have to be combined with residential use <br />and specially reviewed, and exclusive commercial use would be eliminated (except in certain very <br />limited cases). Thus, the proposed district would reverse the present situation in the area." Ibid. <br />page 1-11. <br />"2. The 1974 Community Goals and Policies emphasize the importance of the compact growth form <br />with the following policy statement: 'In order to alleviate potential problems of growth, the City of <br />Eugene should increase its efforts to preserve, restore, and improve residential quality of inner city <br />neighborhoods by rezoning unneeded and undesirable city commercial and industrial zoning to <br />residential uses.' (1974 Community Goals and Policies, page 9)." Ibid. page 1-12. <br />2 The building on the subject site was designed as general offices and was occupied and used by the <br />State of Oregon for administrative employee offices at the time Ordinance No. 18081 was adopted. <br />ZVR 20-1 (Conte) Additional Application Material #3 Page 7 January 6, 2010 <br />