Chase Gardens Nodal Development Plan Page 15 <br />Final Report - June 29, 2001 <br />Key Development Issues <br />The key development issues that factored into the creation of the plan are summarized on a series of <br />maps and memorandums attached to this report in the Appendix. The maps depict analysis of <br />existing conditions, while the memos cover property owner interviews and analysis of typical <br />market conditions in nodal development areas. The Technical Advisory Committee gave careful <br />consideration to these issues in the formulation of the nodal development plan. <br />The maps included are as follows: <br />Metro Plan designations (A1), <br />refinement plan designations (A2), <br />zoning classifications (A3), aerial <br />photograph (A4), land uses (A5), <br />property ownership (A6), <br />infrastructure (A7), and natural <br />resources (A8). From these maps, <br />several issues arise. They include a <br />lack of connectivity through the site, <br />inappropriate siting of commercially <br />designated land, lack of <br />neighborhood services, inadequate <br />transportation improvements along <br />Garden Way, and inconsistent <br />building design and orientation. <br />Issues that arose from neighborhood <br />input revolved largely around the <br />Kinsrow Street need for an improved transportation <br /> system and the provision of <br />neighborhood commercial services. Neighbors expressed a desire to create a truly pedestrian <br />oriented node where they could get their daily shopping needs met close to home and where they <br />would want to spend their time and money. Suggested land uses included a grocery store, coffee <br />shop, pizza parlor, deli, video store, and specialty retail shops. There was opposition to commercial <br />services that would draw significantly from outside the area, as this would contribute to traffic and <br />parking problems both within the node and in adjacent residential neighborhoods. Parking and <br />traffic problems are especially troublesome on U of O football game days. <br />Property owner interviews stressed the need to create a plan that would result in marketable <br />development. Each owner seeks assured access and visibility from a major road, while the owners <br />of the historic homes on the west side of Garden Way want to minimize impacts to their property <br />both in terms of changes to Garden Way and in terms of effective buffers between existing and new <br />development. Some owners voiced the opinion that restrictive design standards may cause building <br />to be too expensive. Particular concern was raised over parking limitations and high floor-area ratio <br />standards commonly found in urban neighborhoods. <br />The market research memo points out common problems that communities find when creating <br />nodal development plans. These include planning for a type of development that requires very high <br />density that the node may not have to support commercial services, and requiring design extras that <br />increase the cost of development and give other properties outside the node a competitive edge. <br />There is a balance that needs to be achieved between creating a pedestrian-friendly retail street and <br />the market reality of providing visibility and parking to make the development fit in with expected <br />travel and consumer behavior.