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Rehabilitation Feasibility: The applicant provides a report from Meritus Consulting which is a historic redevelopment firm based in Portland with over 25 years of company experience. The report provides detailed analysis reaching the conclusion that it is not financially feasible to rehabilitate the Chase House. Additionally, it is noted that Cornerstone Housing is willing to sell the building to anyone for $1 to anyone who can move it offsite prior to groundbreaking on new development. Construction Economic Impact: The report from Meili Construction estimates that construction costs for the affordable housing project will be about $25 Million and occur over a 16-month timeframe during which about 450 workers will be employed. The applicant goes on to note that costs included in the budget will include contracts with locally based design professionals and consultants. Community Benefit Statement: The Cornerstone letter explains that the new construction would provide housing for approximately 379 residents which will include seniors, children, and survivors of domestic violence. The letter also notes that the property will remain affordable to households earning less than 60% of the Area Median Income for at least 60 years. The Board finds that the information provided by the applicant demonstrates the economic benefit of allowing the demolition of the Harry and Etta Chase House. Factor 7: Design or construction rarity The applicant states that the Chase House does not possess design or construction rarity. In support of their statement they quote the Heritage Consulting report as follows, "the house may be 'of the style' but only marginally representative. During his era, fostered in part by mail-order kits from Sears, Roebuck, and Montgomery Ward, the bungalow was the dominant style across the county. That said, the Harry and Etta Chase House is not a rarity in Eugene as the construction typology is prevalent in the area with other examples being of a less vernacular design." Carter states that while the Chase house may not be a rarity, its significance is not derived from its individual design or history, but rather from its contribution to the overall grouping. The Board finds that the evidence provided by the applicant demonstrates that the Harry and Etta Chase House does not have design or construction rarity which would require its preservation when considering other factors. Factor 8: Consistency with and consideration of other policy objectives in the acknowledged comprehensive plan The Envision Eugene Comprehensive Plan is the adopted and acknowledged comprehensive plan for the City of Eugene. The plan specifically notes that policies in the Metro Plan and/or refinement plans may be applicable as approval criteria for land use applications (page 1-3 of the Envision Eugene Comprehensive Plan). In the context of the above factor, the Metro Plan and the Willakenzie Area Plan are the adopted plans with policy objectives to which consistency must be ensured. The applicant begins by providing a list of seven policies from the Residential Element of the Eugene- Springfield Metropolitan Area General Plan (Metro Plan) (which is a component of the City's Final Order: The Harry and Etta Chase House I HDM 21-1/ HA 21-3/ ARB 21-2