Chase Gardens Nodal Development Plan Page 17 <br />Final Report - June 29, 2001 <br />development. A new bridge is required over the Q Street Channel, and the City park land is divided <br />by the new street. A mixed-use block is proposed between the commercial and residential land <br />uses; the buildings are located close to the streets, with central common open spaces and ground <br />floor retail, similar to Broadway Place in downtown Eugene. <br />Within the commercial node, buildings are oriented to the streets, and parking lots are located in the <br />middle of blocks. Good visibility from Centennial Boulevard and direct access from the existing <br />and future high density housing developments are accommodated by this alternative. <br />Preferred Alternative <br />Feedback from the Technical Advisory Committee, participating citizens, and the Eugene Planning <br />Commission led to the crafting of the preferred alternative, which blends elements of Alternatives 2 <br />and 3. The alignment of Garden Way is kept east of the historic homes and the sharp turns near <br />the intersection with Centennial Boulevard are realigned into a gradual curve. Traffic calming <br />elements and pedestrian facilities are planned as part of the improvements. In addition, the street <br />and land use patterns west of Garden Way reflect the principles of nodal development to the <br />greatest extent possible. The City park land is preserved, no new bridge over the Q Street Channel <br />is required, and the location of the commercial center assures ample visibility. The preferred <br />alternative went through eight iterations between March and June, 2001, as the plan was refined <br />through ongoing feedback from the various stakeholder groups. The final draft plan attempts to <br />capture the best and most critical elements of each plan iteration. <br />Neighborhood design guidelines establish baseline requirements to create vibrant streetscapes <br />within the node. The design guidelines include: <br />• Mandatory 2-story building height fronting on the commercial segment of Garden Way and the <br />proposed new street extending northwest from Garden Way <br />• 0-foot setbacks along the commercial segment of Garden Way <br />• Minimum residential density of 30 units per acre in High Density Residential <br />• Minimum residential density of 25 units per acre in the band of High Density <br />Residential/Mixed Use adjacent to the neighborhood center <br />• Integrated local street system and enhanced pedestrian and bicycle connectivity <br />• No vehicle parking between buildings and public streets <br />• Required architectural design features <br />• Encouraged use of commercial greenhouse/historic agricultural design features reminiscent of <br />original Chase Gardens greenhouse and rose-growing operation. <br />More specific descriptions of allowed uses and development standards in the Chase Gardens Node <br />are contained in the following sections of the plan.