<br />September 19, 2025 Findings & Decision: TIA 25-2 Page 2 of 4 <br />near the waterway running along the southern boundary of this site. The applicant is proposing <br />to develop the site with a 41,500 square-foot medical clinic. The project has also applied for <br />Adjustment Review (Minor) in a separate land use application to adjust Eugene Code (EC) <br />9.2463(7)a & 9.2463(7)b - Exterior Wall Articulation, Facades, and Ground Floor Windows for <br />Large Facilities (City File #ARA 25-19) This application is currently being reviewed for <br />completeness. <br /> <br />A Traffic Impact Analysis (TIA) Review is a Type II land use application, and the approval criteria <br />are found at EC 9.8680. The relevant Type II land use application procedures are primarily <br />addressed at EC 9.7200 through EC 9.7230. The following evaluation includes a review of the <br />applicant’s proposed compliance with the applicable approval criteria and related standards. <br /> <br />For additional background information and details on the applicant’s proposal, please refer to <br />the applicant’s written statement, site plan and additional materials within the application file. <br /> <br />Referrals/Public Notice <br />Upon deeming this application complete on August 5, 2025, the Planning Division provided <br />information concerning the application to other appropriate City departments, public agencies, <br />service providers, and the affected neighborhood group. The Planning Division also mailed <br />written notice of the application on August 15, 2025. No public testimony was received. <br /> <br />Referral comments were received from the City of Eugene Public Works Department. Those <br />referral comments and the relevant findings are incorporated into the following evaluation in <br />respect to applicable approval standards and are included in the application file for reference. <br /> <br />EVALUATION <br />This request is subject to the Type II land use application procedures, which are primarily <br />addressed at Eugene Code (EC) 9.7200-9.7230. The following evaluation also addresses details <br />of the proposal in the context of compliance with the applicable approval criteria and related <br />standards. <br />In accordance with EC 9.8680, the Planning Director shall approve, conditionally approve, or <br />deny the Traffic Impact Analysis (TIA) application based on compliance with the listed criteria. <br />Those criteria and relevant code provisions are provided below (in bolded text), including <br />findings addressing compliance with each. <br /> <br />Traffic Impact Analysis Evaluation <br />Per EC 9.8670(1), a TIA is required when a development will generate 100 or more vehicle trips <br />during any peak hour. The Development is proposed to generate 109 AM Peak hour trips and <br />166 PM Peak hour trips. The traffic generated by this site was estimated using the ITE Trip <br />Generation Manual 11th Edition. The proposed AM and PM Peak hour trip generation does <br />exceed the 100 trip threshold established by EC 9.8670(1). Therefore, a Traffic Impact Analysis <br />Review is required. Based on the referral from Public Works Engineering staff, incorporated