So it looks like Staff are dissatisfied with the way the State Street Plan shook out? Not only is the Plan back on the agenda, Staff appear to be hinting strongly for some additional tweaks.
The report says "Staff has provided additional information below for consideration." (hint, hint)
|From a previous presentation and earlier round of height reduction|
From the Staff Report:
- The maximum building height abutting National Register Residential Historic Districts could be lowered to 50 feet in the MU-2 zone to ensure that the lower height applied to all MU-1 and MU-2 properties abutting the Court-Chemeketa Residential Historic District.
- A maximum building height of 45 feet may or may not accommodate a four-story building that complies with the development standards in the MU-1 zone. Further reducing building heights could hinder the development potential of properties on State Street. It could also result in the development of fewer multifamily units, which are needed in Salem. The 2015 Housing Needs Analysis specifically determined that the Salem area has a projected 207-acre deficit of land for multifamily housing based on a 20-year population projection.
- Staff conducted outreach to property owners during the State Street Corridor Plan project to discuss the proposed MU-1 and MU-2 zones and how their properties, if rezoned, would be impacted. In those property owner meetings, staff first presented the proposal of a maximum height of 65 feet in the MU-1 zone and later presented the lower 55 feet maximum height. For properties in the Commercial Office (CO) zone, this represented a reduction from the maximum building height of 70 feet allowed today. (The CO zone is adjacent to the Court-Chemeketa Residential Historic District between 14th and 17th streets). Staff did not propose a lower height of 45 feet when meeting with property owners that could be rezoned to MU-1 or MU-2.
- The overall maximum building height in the MU-1 zone could be increased to 65 feet, as previously proposed by staff, to offset a further reduction in height to 45 feet for properties abutting National Register Residential Historic Districts. This would help ensure that the MU-1 zone retained its overall development potential, aligning with findings of the economic analysis conducted as part of the State Street Corridor Plan project. That analysis found that there is more momentum for redevelopment in this western half of State Street due to its proximity to catalyst areas such as Willamette University, the State Capitol, and downtown.