with a win-win alternative. Therefore, I propose that the City create an "exception <br />zone" known as "River Avenue/Beltline Triangle" which runs from River Road East down <br />to the end of River Avenue and then turns West up Beltline Hwy back to River Road. <br />This exception zone which is already developed would allow that small unique triangle <br />to remain under the current zone and still implement the other proposed changes to <br />the other sectors in the River Road/Santa Clara Neighborhood which are most desired <br />by the membership of those respective organizations. This would allow the existing <br />businesses to thrive without the devastating effects to their business. The "River <br />Avenue/Beltline Triangle" conforms with current planning standards by providing a <br />transition from a major arterial highway (Beltline) to a buffer zone made up of existing <br />commercial and light industrial businesses (River Avenue/Beltline Triangle) and then <br />transitions again to residential neighborhoods. This is a sound historical planning <br />practice which serves the community well. <br />Recommendation: Direct staff to create the aforementioned exception zone for the <br />"River Avenue/Beltline Triangle" area and then come back to the Planning Commission <br />and City Council for approval. I believe the "River Road/Beltline Triangle" business and <br />land owners would support the proposal if this change is implemented. <br />Top 10 Reasons NOT to approve the proposed code ammendments as currently written. <br />1. It will create non -conforming use's for many if not all businesses currently existing in <br />the "River Road/Beltline Triangle" Under the proposed language, if a current "legal" <br />non -conforming use stops, it will NOT be allowed to start again. <br />2. Existing sales lots (Auto's, Boats, etc.) adjacent to Beltline Hwy provide a buffer and <br />transition area to the residential areas. These businesses provide a needed service to <br />the entire population of the City of Eugene and are properly located. <br />3. Great financial loss in valuation of commercial and light industrial land values will <br />occur if the current land cannot be utilized for the existing use's and may possibly end <br />up sitting vacant. <br />4. Small businesses will be wiped out or put out of business. A designation of "legal" <br />non -conforming use is a temporary bandaid which will go away at some time in the <br />future. <br />5. Existing businesses, employee's, and owners will lose their jobs with no replacement <br />employment in site. <br />2 <br />Page 120 of 122 29 <br />