HomeMy WebLinkAbout23_09_28_1549 Revised RRSC Neighborhood specific code amendments 1
Proposed River Road/Santa Clara Neighborhood-Specific
Land Use Code Amendments
Version date: September 28, 2023
Additions are in bold italic
Deletions are in [bracketed strikeout]
9.2160 Commercial Zone – Land Use and Permit Requirements.
The following Table 9.2160 Commercial Zone Land Uses and Permit Requirements identifies
those uses in Commercial Zones that are:
(P) Permitted.
(SR) Permitted, subject to an approved site review plan or an approved final planned unit development.
(C) Subject to a conditional use permit or an approved final planned unit development.
(S) Permitted, subject to the Special Development Standards for Certain Uses beginning at EC 9.5000.
(#) The numbers in ( ) in the table are uses that have special use limitations described in EC 9.2161.
Examples shown in Table 9.2160 are for informational purposes, and are not exclusive. Table
9.2160 does not indicate uses subject to Standards Review. Applicability of Standards Review
procedures is set out at EC 9.8465.
Table 9.2160 Commercial Zone Land Uses and Permit Requirements
C-1 C-2 C-3 GO
Motor Vehicle Related Uses
Car Wash P C
Motor Vehicle Sales/Rental/Service, excluding recreational
vehicles and heavy trucks
P(11) C
Motorcycle Sales/Rental/Service P(11) C
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C-1 C-2 C-3 GO
Parking Area not directly related to a primary use on the
same development site
SR (4) P(5) P
Parts Store P P
Recreational Vehicles and Heavy Truck,
Sales/Rental/Service
C(11)
Repair, includes paint and body shop P
Service Stations, includes quick servicing P C
Structured Parking, up to two levels not directly related to
a primary use on the same development site
P P P
Structured Parking, three or more levels not directly
related to a primary use on the same development site
C P C
Tires, Sales/Service P C
Transit, Neighborhood Improvement P P P P
Transit Park and Ride, Major P P P
Transit Park and Ride, Minor C P P P
Transit Station, Major C SR SR SR
Transit Station, Minor. C P P P
Trade (Retail and Wholesale)
Agricultural Machinery Rental/Sales/Service C(11)
Appliance Sales/Service P P
Bicycle Rental/Sales/Service P(1) P P
Boat and Watercraft Sales/Service P(11) C
Book Store P(1) P P
Building Materials and Supplies
Computer Store P(1) P P
Convenience Store P(1) P P P(2)
Drug Store (excluding Drug Treatment Centers) P(1) P P
Electrical Appliances and Supplies P(1) P P
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C-1 C-2 C-3 GO
Equipment, Light, Rental/Sales/Service P P
Equipment, Heavy, Rental/Sales/Service – includes truck
and tractor sales
C(11)
Fabric Store P P
Floor Covering Store P P
Furniture and Home Furnishing Stores P P
Garden Supply/Nursery P(1) P
General Merchandise (includes supermarket and
department store)
P(1) P P P(2)
Hardware/Home Improvement Store P(1) P P
Healthcare Equipment and Supplies P P
Liquor Store P P
Manufactured Dwelling Sales/Service/Repair C
Office Equipment and Supplies P P
Plumbing Supplies P P
Retail trade when secondary, directly related, and limited
to products manufactured, repaired or assembled on the
development site
P(1) P P
Storage Facility, Household/Consumer Goods, enclosed P(11)
9.2161 Special Use Limitations for Table 9.2160.
(11) Prohibited Uses in River Road and Santa Clara. Use is prohibited on property located
within the city limits of the City of Eugene and within the River Road-Santa Clara
Neighborhood Plan Area as shown on Map 9.2161(11).
9.2170 Commercial Zone Development Standards – General.
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(2) Application of Standards. In addition to applicable provisions contained elsewhere in this
land use code, the development standards listed in Table 9.2170 Commercial Zone
Development Standards shall apply to all development in commercial zones.
Table 9.2170 Commercial Zone General Building Height and Setback Standards
C-1 C-2 C-3 GO
Building Height (See EC 9.2170(3) and EC 9.2170(13))
Maximum Building Height 35 feet 120 feet 150 feet 50 feet
Setbacks (See EC 9.2170(4) and EC 9.2170(13))
Minimum Front Yard Setback 10 feet 5 feet 3 feet 10 feet
Maximum Front Yard Setback 15 feet 15 feet 15 feet 15 feet
Minimum Interior Yard Setback 0 feet to
10 feet
0 feet to
10 feet
0 feet 0 feet to
10 feet
(3) Building Height.
(a) Exceptions to the general height restrictions for commercial structures stated in Table
9.2170 Commercial Zone General Building Height and Setback Standards are contained in:
1. EC 9.6715 Height Limitation Areas.
2. EC 9.6720 Height Exemptions for Roof Structures and Architectural Features.
(b) Subject to the limitations in subsection (a) of this section, in the C-2 or C-3 zones, no
portion of a building located within 50 feet of a residential zone shall exceed the maximum
building height permitted in the abutting residential zone.
(c) Subject to the limitations in subsection (a) of this section, the maximum permitted
building height for main or accessory buildings in the GO zone shall not exceed 35 feet in
height within 50 feet of an abutting AG, R-1, or R-2 zone. Otherwise, main and accessory
building height maximums shall not exceed 50 feet.
(d) Subject to the limitations in subsections (a) and (b) of this section, the maximum building
height for properties in the C-2 zone and located within the city limits of the City of Eugene
and within the River Road-Santa Clara Neighborhood Plan Area as shown on Map 9.2161(11)
shall not exceed 60 feet. Also see EC 9.2170(13) for Transition Standards.
(4) Setbacks.
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(a) Exceptions to the general minimum front and interior yard setback requirements
stated in Table 9.2170 Commercial Zone General Building Height and Setback Standards
are contained in:
1. EC 9.6745 Setbacks – Intrusions Permitted.
2. EC 9.6750 Special Setback Standards.
(b) Minimum Front Yard Setbacks. The minimum front yard setbacks stated in Table
9.2170 Commercial Zone General Building Height and Setback Standards, shall apply only
to new buildings and any building addition that increases the length of the building facade
facing a street, internal accessway, private drive, or shopping street as defined in EC
9.2175(3) by at least 100%. For purposes of this subsection, the front yard setback may be
measured from a front lot line abutting a public street or from the edge of the sidewalk
furthest from the curb of an internal accessway, private drive, or shopping street. In
addition, only the portion of the development site specifically affected by the new building
and any linear facade expansion of more than 100% are subject to the requirements of this
subsection.
1. The minimum front yard setback in C-2 and C-3 zones shall be landscaped to the
Basic Landscape Standard (L-1) in accordance with EC 9.6210(1), except for paved
pedestrian walkways, building entrances and enhanced pedestrian space. Vehicular
access connections and driveways to parking areas are also exempt from this
landscaping standard, but vehicle use areas are not otherwise allowed between the
building and the street within the minimum setback area.
2. In C-2, except for C-2 within the Downtown Plan Area as shown on Map 9.2161(6)
Downtown Plan Map, buildings and other structures with less than the minimum 5-
foot setback are allowed, and exempt from the minimum landscaping requirement in
this subsection, only for the following:
a. Ground floor commercial and other non-residential uses that provide a
minimum 10-foot ground floor ceiling height, and at least 60 percent of the street
facing ground-floor wall area consists of glazing, openings, display windows or
doorways. To meet this standard, the area of openings, glazing, display windows
and doorways must allow two-way visibility with a Visible Light Transmittance (VLT)
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of at least 60 percent. Mullions and other solid components of glazed window
systems may be counted as part of the glazing used to comply with this standard.
b. Ground floor residential uses with a vertical separation of 3 feet above grade.
Shared lobbies and building entrances are exempt from these vertical separation
requirements. The minimum setback under this exception may only be reduced to
3 feet, and the remaining area of the reduced setback shall be provided as
enhanced pedestrian space.
c. Buildings with a street facing façade at the minimum 5-foot setback or less
according to the standards above shall provide a main entrance facing the street.
A building may have more than one main entrance, and buildings having frontage
on more than one street shall provide at least one main entrance oriented to a
street, or to the corner where two streets intersect. On properties zoned C-2 and
located within the city limits of the City of Eugene and the River Road-Santa Clara
Neighborhood Plan Area as shown on Map 9.2161(11), buildings fronting River
Road shall provide a main entrance oriented to that street or to the corner where
River Road and another street intersect.
d. Vehicular use areas are not permitted between the street and any portion of
the building at or within the required minimum setback according to this
subsection, except for access to parking areas.
3. For C-2 and C-3 within the Downtown Plan Area as shown on Map 9.2161(6)
Downtown Plan Map, buildings and other structures with less than the minimum
setback are allowed, and exempt from the minimum landscaping requirement in this
subsection, only for the following:
a. Ground floor commercial and other non-residential uses that provide a
minimum 12-foot ground floor ceiling height, and at least 75 percent of the street
facing ground-floor wall area consists of glazing, openings, display windows or
doorways. To meet this standard the area of openings, glazing, display windows
and doorways must allow two-way visibility with a Visible Light Transmittance (VLT)
of at least 60 percent. Mullions and other solid components of glazed window
systems may be counted as part of the glazing used to comply with this standard.
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b. Ground floor residential uses with a vertical separation of 3 feet above grade.
Shared lobbies and building entrances are exempt from these vertical separation
requirements. The minimum setback under this exception may only be reduced to
3 feet, and the remaining area of reduced setback shall be provided as enhanced
pedestrian space.
c. Buildings with a street facing façade at the minimum setback or less according
to the standards above shall provide a main entrance facing the street. A building
may have more than one main entrance, and buildings having frontage on more
than one street shall provide at least one main entrance oriented to a street, or to
the corner where two streets intersect.
d. Vehicular use areas are not permitted between the street and any portion of
the building at or within the required minimum setback according to this
subsection, except for access to parking areas.
4. The minimum setbacks in C-1 and GO shall be landscaped to the Basic Landscape
Standard (L-1) in accordance with EC 9.6210(1), except for paved pedestrian walkways,
building entrances and enhanced pedestrian space. Vehicular access connections and
driveways to parking areas are also exempt from this landscaping standard, but vehicle
use areas are not otherwise permitted between the building and the street within
minimum setback areas.
(c) Maximum Front Yard Setbacks. The maximum front yard setbacks stated in Table
9.2170 Commercial Zone General Building Height and Setback Standards, shall apply only
to new buildings and any building addition that increases the length of the building facade
facing a street, internal accessway, private drive, or shopping street as defined in EC
9.2175(3) by at least 100%. For purposes of this subsection, front yard setback may be
measured from a front lot line abutting a public street or from the edge of the sidewalk
furthest from the curb of an internal accessway, private drive, or shopping street. In
addition, all new buildings and the portion of the development site specifically affected by
the new building and any linear facade expansion of more than 100% are subject to the
requirements of this subsection. (See Figure 9.2170(4)(c) Maximum Front Yard Setbacks,
Building Orientation, and Entrances.)
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1. In C-1, at least 80% of all street facing facades of the building must be within the
specified maximum front yard setback.
2. Except as provided in EC 9.2170(4)(c)(3), [I]in C-2 and C-3, a minimum of 25% of all
street facing facades must be within the specified maximum front yard setback, or,
orientation to an internal accessway, private drive, or shopping street as defined in EC
9.2175(3) is permitted in compliance with EC 9.2173(4)(a).
3. On properties zoned C-2 and located within the city limits of the City of Eugene
and the River Road-Santa Clara Neighborhood Plan Area as shown on Map 9.2161(11),
a minimum of 80% of all street facing facades must be within the specified maximum
front yard setback, or, orientation to an internal accessway, private drive, or
shopping street as defined in EC 9.2175(3) is permitted in compliance with EC
9.2173(4)(a).
4[3]. In GO, at least 60% of all street facing facades of the building must be within the
specified maximum front yard setback.
5[4]. Vehicular use areas are not permitted in between the street and the portion of
the building that is used to comply with this subsection.
6[5]. Buildings fronting on a street must provide a main entrance facing the street on
any facade of the building within the front yard setback. A main entrance is a principal
entrance through which people enter the building. A building may have more than one
main entrance. Buildings having frontage on more than one street shall provide at
least one main entrance oriented to a street, or to the corner where two streets
intersect. On properties zoned C-2 and located within the city limits of the City of
Eugene and the River Road-Santa Clara Neighborhood Plan Area as shown on Map
9.2161(11), buildings fronting River Road shall provide a main entrance oriented to
that street or to the corner where River Road and another street intersect.
7[6]. The land between the portion of a building complying with EC 9.2170(4)(c)(1) or
(2) and a street must be landscaped or paved with a hard surface for use by
pedestrians. If a hard surface is provided, the area must contain at least the equivalent
of 1 pedestrian amenity for every 200 square feet of hard surface. The use of porous
materials for hard surfacing is encouraged. Residential developments are exempt from
this subsection, except as required by any more restrictive provisions of EC
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9.2170(4)(b) above. (See Figure 9.2170(4)(c)6. Landscaped or Paved Pedestrian Area
with Pedestrian Amenities.)
8[7]. The maximum front yard setback may be exceeded if the area between the
building and the front property line is landscaped or paved for use by pedestrians. The
area must contain at least the equivalent of 1 enhanced pedestrian amenity for every
200 square feet of hard surface. (See Figure 9.2170(4)(c)6. Landscaped or Paved
Pedestrian Area with Pedestrian Amenities.)
(d) Where lot lines abut property within a residential zone category, the minimum interior
yard setback for any building shall be 10 feet. Within the Downtown Plan Area as shown on
Map 9.2161(6) Downtown Plan Map, adjustments to this section may be made based on
the criteria in EC 9.8030(16).
(e) For lots zoned C-1 within the S-JW Jefferson Westside Special Area Zone boundaries as
shown on Figure 9.3605, setbacks from all portions of interior lot lines (as that term is
defined for purposes of the S-JW Special Area Zone) shall be at least 10 feet from the
interior lot line. In addition, at a point that is 20 feet above grade, the setback shall slope at
the rate of 10 inches vertically for every 12 inches horizontally (approximately 50 degrees
from vertical) away from that lot line.
(f) Adjustments. Except for the Downtown Plan Area as shown on Map 9.2161(6) Downtown
Plan Map, adjustments to the minimum and maximum front yard setbacks and
landscaping standards in this subsection, except subsection (4)(a), may be made, based on
criteria at EC 9.8030(2) Setback Standards Adjustment. Within the Downtown Plan Area,
adjustments to the minimum and maximum front yard setbacks in this subsection, except
subsection (4)(a), may be made, based on the criteria at EC 9.8030(16).
***
(13) River Road/Santa Clara Specific Standards. The following standards apply to new
buildings and any building additions constructed on properties zoned C-2 and located within
city limits of the City of Eugene and the River Road-Santa Clara Neighborhood Plan Area as
shown on Map 9.2161(11).
(a) River Road/Santa Clara Transition Standards. The following standards apply to new
buildings and to building additions that increase the square footage of floor area by 20
10
percent or more on property abutting R-1 zoned land. The following standards shall be
applicable between the new building or the building addition and any property line
abutting land zoned R-1. The proposed development must comply with one of the
following options described below.
1. Option 1. The minimum interior yard setback shall be 10 feet from any
property line that abuts land zoned R-1. In addition, at least one of the
following must be provided along the entire portion of any property line that
abuts land zoned R-1:
a. A 6-foot high, 100 percent sight-obscuring wooden fence or masonry
wall.
b. A 6-foot high metal fence with high shrubs planted every 6 feet. Chain
link and cyclone fences are not allowed. For the purposes of this
subparagraph, high shrubs must be:
i. Selected from the City of Eugene Plant Materials list approved by
administrative order of the city manager;
ii. Designated in the City of Eugene Plant Materials list as meeting
the high shrub requirement; and
iii. In at least 5-gallon containers at the time of planting.
c. Landscaping with a minimum plant bed width of 10 feet meeting EC
9.6210(3) High Screen Landscape Standard (L-3).
2. Option 2. The minimum interior yard setback shall be 15 feet from any
property line that abuts land zoned R-1. In addition, the development shall
comply with all of the following:
a. At a point that is 30 feet above grade at the property line, the interior
yard setback shall slope toward the interior of the property at the rate
of 10 inches vertically for every 12 inches horizontally away from that
property line until a point 25 feet away from the property line.
b. For new buildings or building additions within 25 feet of land zoned R-1,
trees growing to a mature height of at least 20 feet shall be planted at a
minimum interval of 25 feet, parallel to the property line, between
buildings and any property line that abuts land zoned R-1.
c. One of the following shall be provided along the portion of any property
line that abuts land zoned R-1:
i. A 6-foot high, 100 percent sight obscuring wooden fence or
masonry wall.
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ii. A 6-foot high metal fence with high shrubs planted every 6 feet.
Chain link and cyclone fences are not allowed. For the purposes
of this subparagraph, high shrubs must be:
1. Selected from the City of Eugene Plant Materials list
approved by administrative order of the city manager;
2. Designated in the City of Eugene Plant Materials list as
meeting the high shrub requirement; and,
3. In at least 5-gallon containers at the time of planting.
3. Option 3. A minimum 25-foot setback shall be provided between a new building
or building addition and the portion of any property line that abuts land zoned
R-1. The 25-foot setback area may be used for open space, vehicle use area,
pedestrian circulation, bicycle parking, stormwater quality facilities, or
landscaping.
(b) River Road/Santa Clara Building Walls/Window Coverage.
1. Windows are required along all street-facing ground floor walls within the
maximum front yard setback at a minimum of 60% of the horizontal length and
25% of the area of applicable ground floor walls.
2. All windows shall have a minimum Visible Light Transmittance (VLT) of 0.6 or
higher.
3. A blank length of wall of more than 20 linear feet is prohibited along any
façade. Windows, arcades, colonnades, or main entrances can be used to
address this standard.
4. Adjustments to the standards in this subsection(b) may be made, based on the
criteria of EC 9.8030(39).
(c) River Road/Santa Clara Weather Protection. Weather protection features such as
canopies, awnings or arcades shall be provided over at least the full width of all building
entrances to a depth of at least 3 feet. Alternatively, building entrances may be set back
a minimum of 3 feet behind the face of the building.
1. Adjustments to the standards in this subsection(c) may be made, based on the
criteria of EC 9.8030(39).
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R-1 Low Density Residential Zone Amendments
Explanation: Changes to R-1 Low Density Residential permitted uses to allow for small-scale
collective sales of agricultural products
9.2740 Residential Zone Land Use and Permit Requirements.
The following Table 9.2740 Residential Zone Land Use and Permit Requirements identifies
those uses in the residential zones that are:
(P) Permitted.
(SR) Permitted, subject to an approved site review plan or an approved final planned unit development.
(C) Subject to an approved conditional use permit or an approved final planned unit development.
(PUD) Permitted, subject to an approved final planned unit development.
(S) Permitted, subject to the Special Development Standards for Certain Uses beginning at EC 9.5000.
(#) The numbers in ( ) in the table are uses that have special use limitations that are described in EC
9.2741 Special Use Limitations for Table 9.2740.
The examples listed in Table 9.2740 are for informational purposes and are not exclusive. Table
9.2740 does not indicate uses subject to Standards Review. Applicability of Standards Review
procedures is set out at EC 9.8465.
Table 9.2740 Residential Zone Land Uses and Permit Requirements
R-1 R-2 R-3 R-4
Accessory Uses
Accessory Uses. Examples include a garage,
storage shed, and services primarily for use by
residents on the site, such as a recreation room
and laundry facility. Parking areas and garages
constructed and used for a principle use on the
development site, such as an apartment, are
allowed as an accessory use.
P P P P
Agricultural, Resource Production and Extraction
Community and Allotment Garden P P P P
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R-1 R-2 R-3 R-4
Display and Sale of Agricultural Products Grown
on the Site
P
Display and Sale of Agricultural Products Grown
Offsite
P (9)
9.2741 Special Use Limitations for Table 9.2740.
(9) Display and Sale of Agricultural Products Grown Offsite. This use is only allowed on
property located within the city limits of the City of Eugene and the River Road-Santa Clara
Neighborhood Plan Area as shown on Map 9.2161(11), and is subject to the following
standards:
(a) Use is limited to two days in a calendar week and is limited to between the hours
of 9:00 a.m. and 8:00 p.m.
(b) Permanent changes to the development site to specifically accommodate the use
are prohibited.
(c) Except during the hours of operation of the use, there shall be no display or
outdoor storage of agricultural products visible from the street.
(d) The use is not permitted on a flag lot.
(e) Parking associated with the use must be located on-street or within an existing on-
site parking area.
(f) Signs associated with the use shall not be placed in the public right of way or
vision clearance area. All signage must comply with the sign standards at EC
9.6600.
Other Code Amendments
9.8010 List of Adopted Plans.
The documents listed in the following Table 9.8010, including any adopted amendments, are
the currently effective adopted plans that may be applicable to a particular land use
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application. The plans and adopted policies are more particularly set forth beginning at EC
9.9500, and the boundaries for each are depicted on Map 9.8010, Adopted Plans.
Table 9.8010 List of Adopted Plans
Bethel-Danebo Refinement Plan (Phase II) River Road-Santa Clara [Urban Facilities Plan]
Neighborhood Plan
Bethel-Danebo Refinement Plan Riverfront Park Study
Comprehensive Stormwater Management
Plan
South Hills Study
Envision Eugene Comprehensive Plan South Willamette Subarea Study
Eugene Downtown Plan TransPlan (Metro Area Transportation Plan)
Eugene-Springfield Metropolitan Area
General Plan (Metro Plan)
Walnut Station Specific Area Plan
Eugene 2035 Transportation System Plan West University Refinement Plan
Fairmount/U of O Special Area Study Westside Neighborhood Plan
Jefferson/Far West Refinement Plan Whiteaker Plan
Laurel Hill Neighborhood Plan Willakenzie Area Plan
19th and Agate Special Area Study Willow Creek Special Area Study
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9.8030 Adjustment Review – Approval Criteria.
The planning director shall approve, conditionally approve, or deny an adjustment review
application. Approval or conditional approval shall be based on compliance with the following
applicable criteria.
(39) River Road/Santa Clara Neighborhood Specific Standards. Where this land use code
provides that the River Road/Santa Clara Neighborhood Specific Standards can be adjusted,
the standards may be adjusted upon finding that the design achieves all of the following:
(a) Contributes to the continuity of building facades along the street.
(b) Creates an attractive pedestrian environment along all adjacent streets.
(c) Is compatible with adjacent development.
9.9500 Adopted Plan Policies.
The adopted plan policies set forth in the sections beginning at EC 9.9500 shall be used when
applicable for purposes of evaluating applicable adopted plan policies pertaining to
subdivisions, partitions, and site review. However, in accordance with Metro Plan Policy A.9, a
maximum residential density established by an adopted plan policy set forth in EC 9.9500
through EC 9.9710 may not be applied to an application proposing middle housing. For
purposes of this section, a maximum residential density includes but is not limited to, a
minimum lot size requirement, a limit on the number of dwelling units per acre, or another
similar regulation that has the effect of limiting residential density.
[9.9610 River Road – Santa Clara Urban Facilities Plan Policies.
(1) General Land Use. Minimize land use conflicts by promoting compatibility between land
uses, especially among residential, commercial-industrial, and commercial-agricultural uses.
(Policy 1)
(2) Residential Land Use.
(a) Recognize and maintain the predominately low-density residential character of the
area consistent with the Metro Plan. (Policy 1)
(b) Evaluate traffic and compatibility impacts when considering new residential
development on parcels fronting arterial streets. (Policy 3)
(c) Provide adequate buffering and traffic control for existing non-residential development
fronting River Road, (to minimize conflicts with surrounding development). (Policy 4)
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(d) Permit medium-density housing (10 to 20 dwelling units/acre) in proximity to existing
or planned urban facilities. Access to commercial development, transit, and alternative
modes of transportation, schools and parks, and open space should be considered.
Medium-density residential development will be considered for the north Santa Clara area
consistent with the above criteria. (Policy 5)
(e) Design residential development which is adjacent to the Greenway, parks, and other
identified natural features in a manner that ensures its compatibility with those features.
(Policy 6)
(3) Commercial and Industrial Land Use.
(a) Maintain and enhance the compatibility of adjacent land uses through the use of
appropriate buffering mechanisms, such as landscaping standards. (Policy 1)
(b) Require site plan reviews for all new commercial and industrial development. (Policy 2)
(c) Prohibit the linear expansion of existing strip commercial areas fronting on River Road.
Existing strip commercial development may expand by infilling, redevelopment, or
expansion onto contiguous property that does not front on River Road.(Policy 3)
(d) Provide for buffering and traffic control for existing development that fronts River
Road (to minimize conflicts with surrounding residential development). (Policy 4)
(e) Minimize impacts of new commercial development intended to consolidate and
improve existing strip commercial uses along River Road by requiring development
standards. (Policy 5)
(f) New neighborhood commercial uses shall be located away from River Road in locations
that facilitate the provision of commercial facilities scaled to a residential area and that
allow for dispersal of commercial uses throughout River Road-Santa Clara. (Policy 6)
(g) Ensure compatibility between neighborhood commercial developments and the
surrounding residential area by identifying and applying siting and development standards.
(Policy 7)
(4) River Road/Railroad Avenue Subarea.
(a) Designate and zone existing medium-density development.
(b) Limit River Road access to existing commercial development.
(c) Maintain existing land use patterns until completion of the Chambers Connector. The
effects of the Chamber Connector and related road improvements on the immediate area
should be examined upon completion of final design and right-of-way acquisition and any
appropriate changes adopted.
(d) The area south of Fir Lane and east of River Road is appropriate for commercial and
low density residential uses.
(e) Medium density residential development along the east side of River Road north of Fir
Lane is appropriate, and requires a minimum development area of 2/3 of an acre.
(f) Rezone the apartments on the west end of Briarcliff Drive from industrial to medium
density residential use.
(g) Delay for six months rezoning of the vacant parcels south of Briarcliff and adjacent to
the Northwest Expressway from industrial to low density residential use.
(h) Designate the two parcels north of Holeman Avenue and west of River Road for
commercial use.
(5) River Road/Knoop Subarea Recommendations.
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(a) Maintain existing land use pattern.
(b) Apply site review for medium-density development in the northern portion of the
subarea.
(c) Limit number of River Road access points to medium-density development in the
southern portion of the subarea.
(6) River Road/Hilliard Subarea.
(a) Rezone small split-zone tax lots to their most intensive use.
(b) Maintain viability of existing residential land use.
(c) Recommend professional office development for the undeveloped land on the west
side of River Road between West Hillcrest and Horn Lane. Only professional office
development making unified use of one or more acres shall be allowed in the area. Access
shall be limited to mitigate impacts on existing low-density residential development west of
the area.
(7) River Road/Howard Subarea.
(a) Maintain the status of non-conforming uses.
(b) Maintain the status of existing medium-density land use.
(c) Encourage medium-density residential development for all portions of the subarea,
with the exception of the following areas: Hatten Street commercial area, the area west of
River road between Maxwell and Howard, and the area east of River Road between Owosso
and Corliss.
(d) Recommend professional office development on the east side of River Road between
Owosso and Corliss.
(8) Maxwell/Park Avenue.
(a) Recommend development of medium-density housing, while maintaining natural
features, for neighborhood park and open space through use of clustering and site review.
(b) Concentrate medium-density development around the commercial node, with a
transition to low-density, particularly at the northern and southern boundaries of the
subarea.
(c) Apply site review for parcels fronting the Northwest Expressway and the Southern
Pacific Railroad tracks.
(d) Maintain current commercial designation to the north of the line which would be
Howard Avenue if ever extended westerly. Only commercial developments making unified
use of five or more acres shall be allowed in the area.
(9) Riviera.
(a) Continue existing land use pattern.
(b) Rezone single-family residential south of River Avenue to medium-density and north of
River Avenue to commercial zoning.
(c) Rezone all residentially developed parcels south of River Avenue and east of River Road
to medium-density residential use.
(10) River Avenue. Rezone the area north of River Avenue to commercial.
(11) River Road/Irving.
(a) Rezone small split-zoned tax lots to their most intensive use.
(b) Parcels south of Santa Clara Avenue and west of River Road, that are not already
developed for commercial use, should be zoned of office development.
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(c) Designate the large southern undeveloped parcel for medium-density development.
(d) Designate the westerly portion of the large parcel south of Santa Clara Avenue and
west of River Road for medium-density development, with an emphasis on development of
health-related facilities.
(e) Maintain the viability of existing low-density residential development.
(f) Designate professional office development for five parcels north of Santa Clara Avenue
and west of current commercial development on west River Road.
(12) River Road/Division.
(a) Designate medium-density development for undeveloped and under-developed
property west of Ross Lane and west of Lee’s Trailer Park.
(b) The transition from professional office use to medium-density residential use should
occur in the vicinity of a line projected south from the east boundary of the Santa Clara
Elementary School property.
(c) Rezone parcels north of Santa Clara Square and south of Green Lane for professional
office use.
(13) Irving Light – Medium Industrial.
(a) Use Planned Unit Development procedures to mitigate impacts on existing adjacent
low-density residential development upon rezoning to industrial.
(b) Only industrial developments, making unified use of ten or more acres shall be allowed
in the area.
(c) Consider amending the Plan designation to Special-Light Industrial.
(14) Northwest Expressway.
(a) Encourage development of a two – to five-acre neighborhood commercial node west of
the slough for the following reasons:
1. Arterial street access
2. Access from the Northwest Expressway at Irvington Drive.
3. Large parcel size in the area.
4. Metropolitan Plan assumes large population growth in this area.
(b) Apply site review for development of parcels fronting the Northwest Expressway and
Southern Pacific Railroad.
(15) River Road/Wilkes.
(a) Consolidate commercial development for property south of Swain Lane and bounded
by the slough on the east and Greenwood Street on the south.
(b) Rezone split-zone tax lots.
(c) Designate medium-density development on the easterly portion of the large
undeveloped parcel north of Swain Lane.
(d) Designate community commercial development on the westerly portion of the large
undeveloped parcel north of Swain Lane. Only commercial developments making unified
use of five or more acres shall be allowed in the area.
(e) Encourage commercial development contiguous to existing commercial uses east of
River Road.
(f) Encourage low-density zoning for property south of Brotherton, across from River Loop
#2.
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(g) Designate neighborhood commercial development for two acres on the northwest
corner of Irvington and River Road. Only commercial developments making unified use of
one or more acres and with access limited to Irvington Drive, shall be allowed in the area.
(16) Public Facilities and Services.
(a) Land development patterns in the area shall accommodate the provision of fire and
emergency services. (Fire subsection, Policy 2)
(b) If a transfer site in the western portion of the metropolitan area is desired, a cost-
benefit analysis shall be conducted to determine its effectiveness before any siting plans
are considered. (Solid Waste Service subsection, Policy 1)
(c) Future road improvements providing sidewalks and bicycle lanes shall consider safety
needs of students, especially at intersections near schools and along busy streets. (School
subsection, Policy 1)
(d) Encourage the continued multiple use of school facilities. (School subsection, Policy 3)
(e) When appropriate, land for park and recreation facilities shall be dedicated as part of
the development review process for vacant land. (Park and Recreation Service subsection,
Policy 3)
(17) Environmental Design Element.
(a) New residential development taking place in areas adjacent to the Northwest
Expressway and the Southern Pacific Railroad shall be designed so as to minimize noise
and visual impacts generated by these facilities. (Relationship of the Area to the Railroad,
Policy 1)
(b) Examine the possibility of providing landscaping and a noise barrier along the east side
of the Northwest Expressway as a means of buffering adjacent residential
areas.(Relationship of the Area to the Railroad, Policy 2)
(c) Residential developments shall be designed to minimize potential conflicts with
adjacent agricultural operations. (Urban and Agricultural Fringe Areas, Policy 1)
(d) With the exception of high voltage transmission lines, require the installation of
underground utilities in developing areas. (Signs/Utilities subsection, Policy 2)
(e) Landscape buffers shall be provided for power substations in the study area by the
responsible utility. (Signs/Utilities subsection, Policy 3)
(f) Encourage the preservation and restoration of structures, landmarks, sites, and areas
of cultural, historic, or archaeological significance. (Historic Structures subsection, Policy 2)
(g) Future development along vegetated sloughs shall be reviewed to determine additional
requirements, if any, to maintain and improve the sloughs as environmental assets.
(Vegetated Sloughs subsection, Policy 2)
(18) Transportation Element.
(a) All street improvement projects should support and recognize that different streets
serve different functions. (Policy 1)
(b) Support alternative to the automobile including mass transit, bicycle, walking, and
carpooling. (Policy 2)]
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July 2023
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Map 9.8010
Adopted Plans
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