HomeMy WebLinkAboutApplication Materials5 1kw V Im
5 December 2016
Amazon Corner, LLC
Adjustment Review - Minor (Request)
Attn: Kelly Whitmill, City of Eugene
Written by: Gregory Brokaw, AIA - Rowell Brokaw
Tax Lot: Map 18-03-08-21 Tax Lot 05900
w*" R 0" KAW
1 East Broadway
Suite 300
Eugene, Oregon 97401
541 485 1003
rowel lbrokaw.corn
Architecture. Design. Strategy.
This Adjustment Review application requests an adjustment to Multi-Family standards for a
mixed-use project in the C-2 zone, without overlays. The trigger for Multiple-Family Standards
is the desire for the applicant to have up to nine housing units on the ground floor of the
building.
Per EC 9.5500(2)(b), the proposed design is permitted in all respects, in the C-2 zone, except
that it does not allow housing units on the ground level without adhering to Multiple-Family
Standards.
The applicant seeks two adjustments to provide ground floor housing:
1. Adjustment #1: Modify multiple-family parking court requirements.
2. Adjustment #2: Increase the allowable length of a multi-family building.
ADJUSTMENT #1: MULTIPLE-FAMILY PARKING COURTS:
The parking court requirements support multi-building, lower density garden apartment style
complexes, rather than urban infill, public street oriented, mixed-use developments. This
adjustment seeks to modify the parking landscape requirements to better support a more
street-oriented urban mixed-use development.
9.5500 Multiple-Family Standards (12) Vehicle Parking.
(a) Parking Element Types. The city shall allow on-site parking to be
provided as part of any multiple-family development project in the form
of garages (private or common), carports, open parking areas. All
parking, except common garages, shall be designed as parking courts
according to EC 9.5500(12)(b) Parking Courts.
(b) Parking Courts.
1. Maximum Size of Parking Courts. Individual parking
courts shall be no more than 9,000 square feet in size and
shall be physically and visually separated by a landscape
Page 1 of 4
area a minimum of 20 feet in width. No more than 3
individual parking courts may be connected by an aisle or
driveway. (See Figure 9.5500(12) Multiple-Family Parking
and Multiple-Family Parking Continued.)
2. Parking Court Width. A parking court of any length shall
consist of no more than 1 double-loaded parking aisle.
3. Parking Court Separation. Planting islands shall be
placed between parking courts to visually interrupt rows of
parked vehicles and to separate individual parking courts.
Planting islands between parking courts shall have a
minimum width of 20 feet and a minimum area of 360
square feet. Each of these islands shall provide at least 1
canopy shade tree having a clear trunk height of at least 9
feet. Architectural elements such as trellises, porches, and
stairways may extend into planting islands between
parking courts. Other parking area landscape standards in
EC 9.6420 Parking Ara Standards also apply. (See Figure
9.5500(12)(b) Multiple-Family Parking Courts).
(c) Limitation on Parking Frontage. To strengthen the presence of
buildings along the street, parking and vehicle use areas and garages
adjacent to any public or private street frontage shall extend across no
more than 50 percent of any street frontage. No parking shapes, with the
exception of underground parking, shall be placed within any required
front yard area. Parking areas shall not be located between buildings and
the street. A single-story street level parking garage may not occupy the
street frontage of a multiple-family development, except for parking
garage driveways.
(d) Criteria for Adjustment. Adjustments to the standards in this
subsection may be made, based on the criteria of EC 9.8030(8)(f).
Though Amazon Corner could meet the code requirement by reducing the footprint of the
building and increasing the height, for instance instead for 5 stories, Amazon Corner could be
a 10 or 12-story building (like the HUB on Franklin). This would yield substantially more
surface parking area, but would also reduce street facing commercial and residential uses,
and would also expose more of the parking courts to the public streets. A 5-story building
better meets code objectives by allowing more street facing facades of buildings.
The adjustment criteria and the proposed adjustments are as follows:
9.8030 Adjustment Review - Approval Criteria
"(8) Multiple-Family Standards Adjustment. Where this land use code
provides that the multiple-family standards may be adjusted, the
standards may be adjusted upon finding that the design achieves all of
the following:
(f) Vehicle Parking. The requirements set forth in EC 9.5500(12) may be
adjusted if the proposal achieves to the same degree as would strict
compliance with the standards all of the following:
1. Limitations on the use of continuous parking drives in large-scale
multiple-family developments.
Page 2 of 4
Multiple-Family Standards only recognize one style and orientation of parking courts and do
not represent parking in urban infill.
The size and dimensions of the site allow for more efficient parking with aisles in a north-
south orientation and with clustered parking (not in a linear fashion as shown in 9.5500
diagrams). We propose smaller courts divided by islands that divide the courts perpendicular
to drive aisles, in lieu of courts divided in the direction of the drive aisles. This allows for better
distribution of trees and plantings throughout the parking lot, accomplishing the goals of the
landscape standards (Encourage safe and efficient on-site circulation; improve the
appearance and visual character, provide shade as a means of mitigating heat and exposure
in parking lots and other paved areas).
The project also proposes an underground parking garage that will provide approximately 60
parking spaces. The underground garage reduces the number of spaces required for the
surface parking area and allows for more open space for the project. The underground
parking serves the housing, and the surface parking serves both the commercial and
residential uses.
2. Limitations on the size of individual parking lots in multiple-family
development.
The applicant proposed a design that creates more smaller courts, with more but smaller
buffers, for an increase in trees, shade, and buffering of parking and neighbors.
3. Minimal negative aspects of parking uses in multiple-family
developments.
The applicant mitigates the negative aspects of parking by first placing up to 60 parking
spaces below grade in a parking garage. The applicant also proposes to mitigate the negative
aspects of parking uses through right sizing the parking court for the intended uses and in
placing the amenity open space on the street sides of the building.
The applicant proposes to allocate some of the parking court landscape buffer to the
perimeter of the site as street frontage amenity space and as buffer to the adjacent property.
The Interior Parking Area Landscaping requirements per 9.6420(3)(e) will be maintained in
the final design.
Where cost considerations preclude parking beneath or within residential
buildings, combinations of partial and interrupted parking drives; on-
street parking; and small, dispersed parking courts are an acceptable
alternative.
ADJUSTMENT #2: BUILDING LENGTH
To provide ground floor units in a mixed-use building in the C-2 zone, the land use code
requires adherence to Multi-Family Standards, Section 9.5500.
Section 9.5500(2)(a): "...multiple family standards shall apply to all
multiple family developments in all zones except commercial." This
provision exempts multiple family developments from multiple family
standards, but item (b) requires the standards when "Multiple family
standards shall also apply to multiple family developments in commercial
Page 3 of 4
zones unless the entire ground floor, with the exception of areas for
lobbies, stairs, elevators and bicycle storage for residents, in in non-
residential use. Additional ground floor use standards in Table 9.2161
Commercial Uses Requirements in Mixed-Use Residential Developments
also apply."
The 9.5500 Multiple-Family Standards, paragraph (6) Building Mass and Fagade, requires the
following:
"(a) Maximum Building Dimension. Neither the maximum length nor
width of any building within 40 feet of a front lot line can exceed 100 feet
in the R-1 and R-2 zones and 150 feet in all other zones."
Amazon Corner is in the C-2 zone; thus the code limits the building dimension within the 40 ft
of front lot line area to 150'. The building fagade along Hilyard measures approximately 223'.
The fagade along 32nd Avenue measures less than 150'
This section of the code allows for an Adjustment in EC 9.8030(8)(a) as follows:
(a) Maximum Building Dimension. The requirements set forth in EC
9.5500(6)(a) may be adjusted if the proposal creates building massing
and/or facades that:
1. Create a vibrant street fagade with visual detail.
2. Provide multiple entrances to building or yards."
Amazon Corner will meet this criteria in the following ways:
1. Segmented Building Massing: Vibrant street fagades will be created by means of
breaking the total mass of the building along Hilyard into two major sub components
using a deep recess. Each subcomponent is less than 150' in length (one is
approximately 100' long and the other is approximately 107' feet long. The recess
itself is about 16' wide. See Drawing AR-2. A vibrant street fagade is additionally
created by segmenting these already smaller sub components into smaller masses
and volumes.
2. Building Articulation: The street facades themselves will be articulated using bays,
balconies, changes in materials, canopies, and varied window fenestration.
3. Mix of uses: The intent of this adjustment request is to be permitted to offer ground
floor housing units along with the commercial uses. With the adjustment approval, the
mix of residential and commercial uses will create vibrancy at the street level.
4. Multiple entrances to building or yards: The building at schematic design currently
shows 7 separate entries on the Hilyard ground floor. The precise number will depend
on the specifics of tenant mix and the final housing mix along the ground level. We
propose a minimum of 5 separate entries along Hilyard and a reasonably likely
maximum that may occur of 9.
5. Porch and patio zone along the street edge: In addition to the location of exterior door
entrances there will be "porch/court" entries to the residential units and an elevated
commercial porch from the sidewalk creating a rich layering of landscape and door
entries along the street.
Page 4 of 4
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DEC 6 ADJUSTMENT REVIEW
WPIanning
Please complete the following application checklist. Note that a itional information may be required upon further review in order
to adequately address the applicable criteria for approval. If you have any questions about filling out this application, please contact
Planning staff at the Permit and Information Center, phone (541) 682-5377, 99 West 10th Avenue, Eugene.
List all Assessor's Map and Tax Lot numbers of the property included in the request. Proposals are
required to include all property under contiguous ownership of the applicant.
Assessor's Map
Tax Lot
Existing Zoning
18-03-08-21
5900
C-2
Code Sections Proposed for Adjustment Review
List specific code sections for which adjustment review is proposed.
9.5500(12) Vehicle Parking.
9.5500(6) Building Mass and Facade.
I I
Check if the Adjustment Review is for any of the following:
❑ Large commercial facility
❑ Large multi-tenant commercial facility, or
® Multiple-family housing
Does adjustment request affect at least 2 of the following: ❑ Yes ® No
(If yes, this application will be processed as a major adjustment review.)
(a) Maximum front yard setbacks
(b) Building orientation,
(c) Building entrances
(d) On-site pedestrian circulation,
(e) Block requirements or street layout:
Does adjustment request include stormwater drainage facilities: ❑ Yes ® No
(If request includes Pollution Reduction/Flow Control, submit approved alternative design. If request includes Source Control, submit
DAR form.)
Does request include an adjustment of internal vehicle stacking at Eugene Code Section 9.6703(3)(a): ❑ Yes
® No
If yes, submit an Alternative Traffic Safety Study (ATSS).
Associated pending Land Use Application or Building Permit numbers:
www. euaene-or. aov/plann ina
Planning & Development Updated: March 2014
Planning Division
99 W. 10TH Avenue, Eugene, OR 97401
Phone: 541.682.5377 or E-mail:eugeneplanning@ci.eugene.or.us Page 1 of 3
Filing Fee
A filing fee must accompany all applications. The fee varies depending upon the type of application and is adjusted periodically by
the City Manager. Check with Planning staff at the Permit and Information Center to determine the required fee or check website at
www.eugenel3lanning.org
Submittal Requirements:
Provide 3 paper copies and one CD copy of all application materials (i.e. written statement, site plans, etc.) in pdf format at the time
of initial submittal. Please note that it is the applicant's responsibility to make sure that the CD and paper copies are identical.
Following completeness review, an updated CD and additional paper copies may be required. All site plans must be folded to a size
equal or less than 11" x 17".
Written Statement
Submit a detailed written statement describing how this request is consistent with all applicable criteria beginning at Eugene Code
Section 9.8030. Please note: it is the applicant's responsibility to provide adequate information demonstrating how the project
satisfies the applicable approval criteria. Failure to provide such information may result in denial of your application.
Submit an Alternative Traffic Safety Study (ATSS) if an adjustment is requested to required internal vehicle stacking at EC
9.6703(3)(a).
Demonstrate that access to the development site is located in accordance with EC 7.420.
Site Plan Requirements
® Show date, north arrow, and standard engineer's or architect's scale.
® Show the Assessor's Map and Tax Lot numbers.
® Show a vicinity map on the plan. (Vicinity map does not need to be drawn to scale.)
® Show the dimensions of the site plan boundary.
® Show the location of all existing structures and indicate whether they will remain or be removed.
® Show any site features necessary to illustrate the basis for the proposed adjustment.
® Show access to the development site.
® Site Plan must be prepared, stamped and signed by one of the following: Oregon Licensed architect, Oregon licensed civil
engineer, Oregon licensed landscape architect, a member of the American Institute of Certified Planners, or an Oregon licensed
land surveyor.
www. euaene-or. aov/nlannina
Planning & Development Updated: March 2014
Planning Division
99 W. 10TH Avenue, Eugene, OR 97401
Phone: 541.682.5377 or E-mail:eugeneplanning@ci.eugene.or.us Page 2 of 3
By signing, the undersigned certifies that he/she has read and understood the submittal requirements outlined, and that he/she
understands that omission of any listed item may cause delay in processing the application. I (We), the undersigned,
acknowledge that the information supplied in this application is complete and accurate to the best of my (our) knowledge.
OWNER (Also the Applicant? E] Yes / ® No):
Name (print): Amazon Corner, LLC Phone: Jon Lauch, President, 541-868-3126
Address: PO Box 5935
OR 97405
Signature:
/ APPLICANT'S REPRESENTATIVE E] (Check one):
6114-
Name (print):
Company/Organization:
Address:
City/State/Zip: E-mail (if applicable):
Phone: Fax:
Signature:
APPLICANT'S REPRESENTATIVE DESIGNATED CONTACT PERSON ® (Check all that apply):
Name (print): Greg Brokaw
Company/organization: Rowell Brokaw Architects, PC
Address: 1 East Broadway, Suite 300
City/State/Zip: Eugene, OR 97401 E-mail (if applicable): greg@rowellbrokaW.COm
Phone: 541-485-1003 Fax: 541-485-7344
Signature:
Note: This is not a complete st f re irements. Additional information may be required after further review in order to
adequately address the applicable appro I criteria.
www. euoen a-or. oov/plonninp
Planning & Development Updated: March 2014
Planning Division
99 W. 10'" Avenue, Eugene, OR 97401
Phone: 541.682.5377 or E-mail:eugeneplanning@ci.eugene.or.us Page 3 of 3
A.M
City of Eugene Land Use
LAND USE RECEIPT
DATE 12/6/2016
Method of Payment
Customer Information
❑ Cash
Name Gregory S Brokaw
❑ Check
Address 1 E Broadway Suite #300
Visa/MC
Eugene 97401
Project 1803-0821-05900
Amount Received
$597.32
Subtotal App Fees $
Subtotal Other Fees $
Admin Fee (not included on appeal 9% $
Total
Staff Receiving Application
MHD
Building Permit Services • 99 West 10th Avenue • Eugene, Oregon • 97401 • 541-682-5377
f %
CITY OF EUGENE
BUILDING & PERMIT SERVICE
99 WEST 10TH AVE 682-5086
REG-RECEIPT:3-0008255 Dec 06 2016
CASHIER: DMB
Adjustment Review $548.00
Admin Fee-Auto Calc $49.32
TOTAL DUE: $597.32
RECEIVED FROM:
GREGORY BROKAW
Credit: $597.32
Total tendered: $597.32
Change due: $.00
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