The existing 6' good neighbor fence is adequate to screen the proposed uses. The former <br />retail grocery use was more intensive from a sound and visual perspective, and therefore, <br />that fence in combination with the proposed tree planting will be sufficient to mitigate <br />impacts. <br />The neighboring residential uses are approximately two feet higher in grade than the <br />subject property. The additional fence height will not effectively improve visual impacts <br />compared to the existing fence. <br />One party testified in opposition to the application, and there were two relevant comments in <br />opposition in the written record. Those arguments were as follows: <br />Due to the difference in grade (as correctly addressed above) the fence only has an <br />effective height of 4' and is inadequate to screen any use on the subject property. <br />Almost all of the surrounding uses are residential. Many of the adjacent homes have their <br />bedrooms on the second floor and views from those windows cannot be mitigated. <br />Similarly, any sound buffering that might be rendered from the fence will not be effective, <br />although the 8' fence should be built anyway. <br />Street parking next to the nearby playing fields will make truck travel perilous and could <br />present a safety issue during times of high use. <br />For sound and visual mitigation neither the proposed trees or the fence will be effective. <br />Property values will be reduced. <br />No party requested that the written record remain open and the record closed on May 11, 2016. <br />Documents Considered by the Hearings Official <br />The Hearings Official has considered all the record documents related to this application. <br />Background <br />The subject property is located within North Eugene's Santa Clara Community Organization <br />SCCO) neighborhood. More specifically, the property is located just east of River Road at 150 <br />Oroyan Avenue. The approximately 4.62 acre (201,236 square feet) site is currently developed <br />with a 55,700 square foot commercial structure. The building was constructed for Ray's Food <br />Place, a neighborhood grocery store that was approved under a Site Review in 2005 (File # SR <br />05-4) and operated on the site between 2006 and 2007. <br />Hearings Official Decision (CU 16-1; SR 16-2) 2 <br />228