2. Facilitate the transformation of key transit corridors and core commercial areas as <br />mixed-use neighborhoods that foster active, walkable, community living by providing a mix <br />of residential, commercial, retail, and public uses in proximity to one another- in many cases <br />within a single building. <br />• Create area plans that integrate land use, transportation, parking, parks and open space, and <br />existing historical and cultural resources through urban design. <br />o _Recognize the unique characteristics of each area and provide localized consideration <br />and treatment in planning and as necessary, in the land use code. <br />o Consider the consensus report of the West Eugene Collaborative as an example outline <br />of such an area plan for the strategies in the West 11 th area. <br />3.—Protect adjacent neighborhoods and provide housing options by using transitions <br />between commercial and higher density residential uses and lower-densitty residential uses <br />in accordance with the goals and recommendations of the Infill Compatibility <br />Standards and Opportunity Siting Task teams. <br />• Recognize the unique characteristics of each area and provide localized <br />consideration and treatment in planning and as necessary, in the land use code. <br />• Utilize Opportunity Sitina and other area plannina efforts to identifv transition areas and tools. for <br />example building height step downs, traffic calming, and landscaping. <br />• Identify and apply implementation tools, such as overlays, form based code, and design review <br />12 <br />4. Make compact urban development within key transit corridors and core commercial <br />areas easier. <br />• Identify and remove regulatory barriers (i.e. reduced parking requirements, ground floor <br />commercial requirement, floor to area ratio (FAR) requirements, and restructuring the Traffic <br />Impact Analysis requirement within identified core commercial areas and corridors). <br />• Complete a feasibility study for the formation of a Compact Urban Development District the <br />purpose of which is to reduce the financial and regulatory obstacles to develop key transit <br />corridors and core commercial areas. As part of the study, explore options for administering and <br />financing the district. <br />• Complete an assessment of implementing variable SDCs, with the purpose of recognizing <br />reduced impacts of smaller home footprints and development of key transit corridors and core <br />commercial areas. <br />• Explore and apply additional incentives such as infrastructure improvements, tax incentives, loan <br />programs, and public/ private lending partnerships.. Identify tools that can be utilized over and <br />over such as a revolving redevelopment fund. <br />• Identify and apply implementation tools, such as new overlays, form based code, and alternative <br />path that increase flexibility. <br />• Ensure that the transportation system can support planned densities and streets are designed to <br />encourage compact development along them (in coordination with the Eugene Transportation <br />System Plan). <br />13 <br />5. Conduct a pilot project, incorporating strategies 2, 3 and 4 to demonstrate how builders, <br />neighbors, and the city can come together to foster best outcomes. <br />37 <br />