HomeMy WebLinkAboutStaff ReportM
Hearings Official
Phone: 541-682-5377
www.eugene-or.gov/hearingsofficial
AGENDA
Meeting Location:
Harris Hall - Lane County Public Service Building
125 East 8th Avenue
The Eugene Hearings Official welcomes your interest in these agenda items. Feel free to come
and go as you please at any of the meetings. This meeting location is wheelchair-accessible.
For the hearing impaired, FM assistive-listening devices are available or an interpreter can be
provided with 48 hours notice. To arrange for these services, contact the Planning Division at
(541)682-5481.
WEDNESDAY, AUGUST 26, 2015
(5:30 p.m.)
1. Serenity Lane (CU 15-2)
Assessors Map: 17-03-32-33 Tax Lot: 12100
Location: 616 East 16th Avenue
Request: Conditional use permit for a campus living organization use in the R-3
zone.
Applicant: Cathy Rudinsky, Serenity Lane
Representative: Kristen Taylor, TBG Architects
Lead City Staff: Erik Berg-Johansen, Assistant Planner
Telephone: (541) 682-5437
E-mail:erik.berg@)ci.eugene.or.us
II. Laurel Ridge (Z 15-5)
Assessors Map: 18-03-10-00 Tax Lot: 701 and 703
Location: End of Riverview Street, north of 30th Avenue, west of Moon Mountain
Request: Zone change from AG/WR (Agricultural with Water Resource overlay) to
PRO/PD/WR and R-1/PD/WR (Parks, Recreation & Open Space and Low-
Density Residential with Water Resource and Planned Development
overlays).
Applicant: Steve King, Environ-Metal Properties LLC
Representative: Richard Satre, Schirmer Satre Group
Lead City Staff: Erik Berg-Johansen, Assistant Planner
Telephone: (541) 682-5437
E-mail:erik.berg@)ci.eugene.or.us
Public Hearing Format:
1 . Staff introduction/presentation.
2. Public testimony from applicant and others in support of application.
3. Comments or questions from neutral parties.
4. Testimony from opponents.
5. Staff response to testimony.
6. Questions from Hearings Official.
7. Rebuttal testimony from applicant.
8. Closing of public hearing.
The Hearings Official will not make a decision at this hearing. The Eugene Code requires that
a written decision must be made within 15 days of close of the public comment period. To be
notified of the Hearings Official's decision, fill out a request form at the public hearing or
contact the lead City staff as noted above. The decision will also be posted at www.eugene-
or.us/hearingsofficial.
AM
Planning
Atrium Building, 99 West 10th Avenue
Eugene, Oregon 97401
Phone: 541-682-5377
Fax: 541-682-5572
www.eugene-or.gov/planning
CONDITIONAL USE STAFF REPORT
Application File Name (Number):
Serenity Lane (CU 15-2)
Applicant's Request:
Conditional Use Permit (CUP) approval for a campus living organization use within the existing
Serenity Lane treatment center building.
Applicant/Owner:
Cathy Rudinsky, Serenity Sustainable Housing, LLC
Applicant's Representative(s):
Kristen Taylor, TBG Architects + Planners; 541-687-1010
Lead City Staff:
Erik Berg-Johansen, Assistant Planner, (541) 682-5437
Subject Property/Location/Size:
Tax Lot 12100 - Assessor's Map 17-03-32-33; Located at the southeast corner of East 16th
Avenue and Patterson Street; Approximately 21,344 square feet (0.49 acre) in area.
Existing Zoning:
R-3 Limited High Density Residential
Relevant Dates:
Application submitted June 15, 2015; deemed complete July 13, 2015, public hearing date
scheduled for August 26, 2015.
Purpose of Staff Report
The Eugene Code (EC) requires City staff to prepare a written report concerning the subject
land use applications. In accordance with the Type III land use application procedures (see EC
9.7320) the staff report is printed and made available seven days prior to the public hearing, to
allow citizens an opportunity to learn more about the request and to review the staff analysis of
the application. The staff report provides only preliminary information and recommendations.
The Hearings Official will also consider additional public testimony and other materials
presented at the public hearing before making a decision on the application. The Hearings
Official's written decision on the application is generally made within 15 days following close of
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the public record, following the public hearing (see EC 9.7330). For reference, the quasi-judicial
hearing procedures applicable to this request are described at EC 9.7065 through EC 9.7095.
Background and Present Request
The subject property is 0.49 acre (21,344 square feet) in area and is currently developed with a
two-story, 19,515 square foot building. The existing building, developed in 1963, was first
occupied by a campus living organization. The current occupant, Serenity Lane, received a
conditional use permit in 1972 (CU 72-38) to operate a drug and alcohol treatment center.
Three additional conditional use permits were processed in following years to allow for
expansion of the treatment center (CU 80-24; CU 83-16; CU 86-1).
The present request is to convert the existing building into a campus living organization with
associated landscaping and site improvements. The building's current footprint will remain,
except for a small addition at the back exterior exit to provide for ADA-compliant egress. The
proposed work is focused on interior alterations that increase functionality for a student living
environment, and that bring the structure in to compliance with current building codes.
However, other minor changes related to parking and exterior aesthetics are proposed as well.
In summary, the project includes the following:
• Add a new front entry awning and residential style architectural doors.
• Update the East 16th Avenue front fagade with new finishes
• Replace the existing windows in the proposed dormitory rooms with code-compliant
egress windows
• Remove some interior walls and reconfigure existing rooms to create new spaces
• Add 34 long-term bicycle parking spaces as required for the campus living organizations
• Retrofit the entire building for sprinklers and applicable ADA compliance
Application Referrals and Public Hearing Notice
On June 4, 2015, the applicant held a pre-application neighborhood/applicant meeting to
provide neighborhood members an opportunity to review the proposal, share information, and
identify issues regarding the proposal, as required by EC 9.7007. Three residents of the West
University Neighborhood attended the meeting. According to the project representative,
neighbors agreed that a campus living use was a reasonable change, and that they prefer the
proposed residential use over commercial or medical uses. Concerns raised by neighbors were
focused on bicycle parking, management of trash areas, and safety for future residents. The
project representative provided a written summary of the meeting, which is included in the
application file for reference.
On June 15, 2015, the applicant submitted the CUP application. After review staff determined
that the application was incomplete; on July 13th, 2015 the applicant submitted the requested
supplemental information and at the same time forced the CUP application complete. On July
24, 2015, the Planning Division mailed and posted written notice of the public hearing, in
accordance with the applicable code requirements.
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No public comments have been received in response to that notice, as of the date of this staff
report. Relevant referral comments received from other City departments are incorporated into
the following evaluation, in the context of the applicable criteria and related standards.
Any written testimony received after the date of this report but prior to the public hearing will
be forwarded to the Hearings Official for consideration in making a decision on the CUP
application. Public testimony, written or otherwise, may also be presented at the public hearing
on this matter.
Conditional Use Permit Evaluation
In accordance with EC 9.7330, the Hearings Official is required to approve, approve with
conditions, or deny a Type III land use application. The decision must be based on, and be
accompanied by, findings that explain the criteria and standards considered relevant to the
decision. It must also state the facts relied upon in rendering the decision, and explain the
justification for the decision based upon the criteria, standards, and facts set forth.
To assist the Hearings Official in rendering a decision on the application, staff presents the
following conditional use permit approval criteria (shown below in bold typeface), with findings
related to each, based on the evidence available as of the date of this staff report. Staff has
also provided a recommendation to the Hearings Official following the staff evaluation, below.
EC 9.8090(1): The proposal is consistent with applicable provisions of the Metro Plan
and applicable refinement plans.
With regard to provisions of the Metro Plan, the current R-3 Limited High-Density Residential
zoning is consistent with the Metro Plan designation of High Density Residential for the site.
The proposed campus living organization use is allowed subject to a CUP under the heading
"Campus Living Organization" of EC Table 9.2740 Residential Zone Land Uses and Permit
Requirements. Campus living organizations are not permitted in R-1 and R-2 zones, and are
permitted outright in R-4 zones.
Chapter 9 of the Eugene Land Use Code defines Campus Living Organization as "A structure
having sleeping facilities and a common kitchen, used for providing living facilities for a student
organization, including a fraternity or sorority, that received official sanction from an institution
of higher learning." Staff confirms that the proposed use meets the definition for a campus
living organization.
While staff believes there are no Metro Plan policies that would serve as mandatory approval
criteria for the subject request, the applicant has presented various policies that support the
proposed use:
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➢ Provide opportunities for a full range of choice in housing type, density, size, cost, and
location (Residential Land Use and Housing Element, Policy A. 17, Page III-A-8).
➢ Encourage residential developments in or near downtown core areas in both cities.
(Residential Land Use and Housing Element, Policy A. 19, Page III-A-9).
Consistent with the two policies above, the proposed project will provide additional student
housing opportunities in the West University Neighborhood (near both the University and
downtown). Further, the proposed campus living organization will provide a different housing
type than the apartments and single family homes that dominate the area.
➢ Efforts shall be made to save existing structures that merit saving because of structural
soundness and/or historical significance (Land Use, Housing, and Commerce, Policy 7, Page
49).
Consistent with this policy, the project will reuse a building that is structurally sound and in
overall good shape. Transitioning to the new use will be relatively easy considering the existing
structure supported a quasi-residential use (housing for treatment center patients).
➢ The City shall encourage housing that is wheel-chair accessible (Land Use, Housing, and
Commerce, Policy 13., Page 50)
Consistent with this policy, the applicant proposes to upgrade the building to ADA standards,
which will make the building wheel-chair accessible.
The applicable refinement plan is the West University Refinement Plan. The plan designates
the property as low-medium density residential and specifically discusses the "Hilyard to
Patterson Area" and the Serenity Lane clinic:
➢ "The area between Hilyard and Patterson from 18`h to the alley south of 13`h is currently
zoned R-3 and is developed with mostly single-family dwellings and apartment buildings.
This area should be a buffer between the campus high-density housing area and the
woonerf residential area to the west. The area is residential in character and should remain
so. No new clinics will be allowed in this area. Serenity Lane, like the other existing clinics
and hospitals south of 13`h Avenue, may remain and expand as a conditional use onto land
under development control as of December 1, 1981" (page 62).
The proposed project is consistent with the statement above, as it encourages residential uses
in the area that encompasses the subject site. In effect, the proposed campus living use would
bring the site into closer compliance with the Refinement Plan. The West University
Refinement Plan also includes the following relevant policies:
➢ The City shall encourage residential uses in all parts of the plan area (Policy 9, Page 50).
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The project is consistent with this policy as the site is within the "plan area" and a residential
use is proposed.
➢ Conversation of large single-family dwellings or non-residential structures to multiple
smaller units should be encouraged as a way to increase density in a way that is preferable
to redevelopment (Policy 13, Page 53).
While the structure is not being converted into "smaller units" (i.e. studio apartments), the
intent of this policy is met because the existing treatment center use would be replaced by a
high density residential use.
Based on these findings, EC 9.8090(1) is met.
EC 9.8090(2): The location, size, design, and operating characteristics of the proposal
are reasonably compatible with and have minimal impact on the livability or
appropriate development of surrounding property, as they relate to the following
factors:
(a) The proposed building(s) mass and scale are physically suitable for the type and
density of use being proposed.
The applicant's written statement and project plans confirm that the project will not change the
existing building's mass or scale, and that modifications to the building primarily consist of
interior remodeling and minor aesthetic improvements. The applicant also states that the
existing building is physically suitable for the use and is large enough to accommodate the
proposed number of future occupants.
(b) The proposed structures, parking lots, outdoor use areas or other site
improvements which could cause substantial off-site impacts such as noise, glare
and odors are oriented away from nearby residential uses and/or are adequately
mitigated through other design techniques, such as screening and increased
setbacks.
The applicant proposes no new buildings or parking lots, and the site layout will remain in its
current state. The existing site design, which will be retained, orients the primary outdoor
gathering space towards the subject structure and the parking area/alley to the south. Directly
east of the subject property's outdoor area is an open space area used by residents of the
neighboring property. These existing design features are positive in terms of compatibility
because the subject outdoor area is not oriented towards nearby residences, and to the extent
possible in a medium-high density residential setting, the subject site's layout naturally protects
nearby structures from impacts such as noise, glare and odors.
EC Table 9.6510 Required Off-Street Motor Vehicle Parking requires campus living organizations
to have 1 vehicle parking space for each 3 occupants for which sleeping facilities are provided.
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The applicant proposes to provide sleeping facilities for 68 residents, which translates to a
parking requirement of 23 spaces. As noted on project plans, the applicant has calculated the
parking requirement for the subject property plus adjacent properties under common
ownership (Tax Lots 12300 and 13100) with the intention of creating a shared parking scenario.
The existing residential uses on Tax Lots 12300 and 13100 generate a vehicle parking
requirement of 16.5 spaces, which brings the total required parking to 40 spaces for the
development site.
A 25 percent reduction to this minimum parking requirement is allowed as a right of
development by EC 9.6410(3)(a), which reduces the parking requirement to 30 spaces. The
applicant proposes to provide 32 parking spaces on the development site, which exceeds the
minimum required number of spaces. The majority of parking spaces within the development
site are located along East 16th Alley, and four legal nonconforming spaces exist around the
perimeter of the subject structure.
While the current development site meets parking standards, the applicant should also note
that future changes (i.e. change in ownership or new development) will require involved parties
to address onsite parking to ensure compliance. Future intensification of uses on the site, for
example, would likely require construction of new parking areas or procurement of an off-site
parking agreement.
For additional details regarding the parking calculations and configurations, please see Sheet
A 1.1 (Site Plan) of the applicant's plans.
(c) If the proposal involves a residential use, the project is designed, sited and/or
adequately buffered to minimize off-site impacts which could adversely affect the
future residents of the subject property.
The intention of this subsection is to address situations where residential uses are proposed
near existing incompatible uses normally associated with industrial and commercial zones. In
this case, the subject site is surrounded by medium and high density residential uses that
function similarly to the proposed use. Because it is not expected that nearby uses will
negatively impact future residents of the campus living organization, no mitigation to address
the above criterion is necessary.
Based on these findings, EC 9.8090(2) is met.
EC 9.8090(3): The location, design, and related features of the proposal provides a
convenient and functional living, working, shopping or civic environment, and is as
attractive as the nature of the use and its location and setting warrant.
The area surrounding the subject property has a mix of uses, but is mostly developed with
medium to high density residential uses that accommodate University of Oregon students. The
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site is within convenient walking/biking distance from downtown Eugene, the University of
Oregon, shopping centers, and various services. In particular, the site is in close proximity to a
large supermarket, a dry cleaner, a gas station, and various restaurants both on 18th Avenue
and near the UO campus. A convenience store, Hilyard Street Market, also exists on the same
block as the subject site at the corner of Hilyard Street and 17th Avenue.
While the exterior of the building will remain mostly intact, staff believes the proposed (minor)
renovations to the front fagade will modernize the building and improve its overall appearance.
Existing mature landscaping that provides aesthetic value to the site will also be retained along
the building's perimeter.
Based on these findings, EC 9.8090(3) is met.
EC 9.8090(4): The proposal demonstrates adequate and safe circulation exists for the
following:
(a) Vehicular access to and from the proposed site, and on-site circulation and
emergency response.
Existing on-site parking spaces are adjacent to and accessed from East 16th alley to the south.
Two existing parking spaces are served by an existing access connection to Patterson Street,
and an additional parking space is served by an existing access connection to East 16th Avenue.
The proposal will not impact existing circulation patterns, and revisions to existing access
connections are neither proposed nor required per the findings provided at EC 9.6735 Public
Access Required. Evaluation of access and on-site circulation for emergency response will be
further evaluated by the Fire Marshal's Office.
(b) Pedestrian, bicycle and transit circulation, including related facilities, as needed
among buildings and related uses on the development site, as well as to adjacent
and nearby residential areas, transit stops, neighborhood activity centers, office
parks, and industrial parks, provided the City makes findings to demonstrate
consistency with constitutional requirements. "Nearby" means uses within 1/4
mile that can reasonably be expected to be used by pedestrians, and uses within 2
miles that can reasonably be expected to be used by bicyclists.
There are LTD bus stops well within X mile, with the nearest stop existing at the northwest
corner of 17th and Patterson. Another nearby stop exists on Hilyard Street between 17th and
18th Avenues.
The site is also near Hilyard Street, which has a northward bike lane, and Alder Street to the
east which has north/south bike lanes. The Alder Street bike facility, which exists only two
blocks from the subject site, is a safe and convenient connection between the subject site,
downtown, and the University. As mentioned before, the subject site is also within easy
walking/biking distance of the University of Oregon. While the University's primary function
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revolves around education, it also serves as the primary activity and recreational center for the
West University Neighborhood.
To serve residents, the applicant is proposing 34 long-term bicycle parking spaces (1 space per 2
occupants w/ beds is required). It is especially important that these long-term spaces are
secure and easily accessible, as many students use a bicycle as their primary mode of
transportation. To ensure that the property accommodates (and encourages) use of bicycles,
the following conditions are warranted:
• Plans submitted for a building permit shall indicate a locking system for long-term
bicycle storage that is safe and convenient for residents.
• Plans submitted for a building permit shall show there is adequate space in each long-
term bicycle storage area for convenient bicycle storage.
Staff is also aware of common operating characteristics associated with campus living
organizations, and realizes that these organizations commonly host educational and/or social
events. While staff concludes that the proposed bike parking plan is consistent with applicable
code requirements and CUP criteria, staff encourages the applicant to consider providing
additional short-term bicycle spaces on-site (beyond the number required by code).
Based on these findings and conditions, EC 9.8090(4) is met.
EC 9.8090(5): The proposal is designed and sited to minimize impacts to the natural
environment by addressing the following...
The subject property is not included as part of the City's acknowledged Goal 5 inventory. There
are no significant natural features that would be impacted by the proposed development. The
applicant states that all existing landscaping vegetation will be preserved. Subsection (d) is not
applicable since the proposal does not involve the removal of trees located within existing
public rights-of-way.
Based on these findings, EC 9.8090(5) is met.
EC 9.8090(6): The proposal provides adequate public facilities and services including,
but not limited to utilities, streets, and other infrastructure.
Public Works staff confirms that although no public improvements are proposed, the existing
street system and public utilities can adequately serve the proposed development per the
findings provided below at EC 9.8090(8)(b), (8)(d) and (8)(e).
Based on these findings, EC 9.8090(6) is met.
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EC 9.8090(7): The proposal does not create any significant risk to public health and
safety, including but not limited to soil erosion and flood hazard, or an impediment to
emergency response.
The subject property is not located within a regulatory Special Flood Hazard Area, as mapped by
the Federal Emergency Management Agency (FEMA) on Flood Insurance Rate Map (FIRM)
41039C-1137-F, dated June 2, 1999. Further, the project does not create an impediment to
emergency response.
Based on these findings, EC 9.8090(7) is met.
EC 9.8090(8): The proposal complies with all applicable standards, including but not
limited to:
(a) EC 9.2000 through 9.3915 regarding lot dimensions, solar standards, and
density requirements for the subject zone;
Lot dimension and solar standards do not apply because the project does not propose any new
lots or structures. Further, solar standards are only applicable in R-1 and R-2 zones.
The maximum allowable density in the R-3 zone is 56 units per acre; however, the applicant
suggests that density requirements are not applicable. Staff agrees with the applicant, as the
Eugene Code does not specify a method to calculate residential density for Campus Living
Organizations. EC 9.271(1) specifies minimum and maximum density requirements based on
the number of dwellings. Given that a Campus Living Organization is not built or intended to
function with separate dwelling units, staff concludes that this code section does not apply.
Although considered under a previous code, the last CUP application related to a Campus Living
Organization was submitted in 1986 (CU 86-4) for expansion of the Delta Zeta sorority; density
calculations were not discussed in the staff report as no approval criteria related to density
existed at the time.
Based on these findings, EC 9.8090(8)(a) is met.
(b) EC 9.6500 through EC 9.6505 Public Improvement Standards
EC 9.6500 Easements authorizes the City to require dedication of easements for public utilities
and access under certain circumstances. The applicant does not propose nor has Public Works
staff identified the need for additional public easements to address stormwater or wastewater
needs for present or future development of the area.
EC 9.6505 Public Improvement Standards requires that all public improvements be designed and
constructed in accordance with adopted plans, policies, procedures and standards specified in EC
Chapter 7. No public improvements are proposed or required of this development; however, all
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developments are required to make and be served by the infrastructure improvements described
below.
With regard to EC 9.6505(1) Water Supply, EWEB confirms there is an existing 8" Cast Iron
water main on the north side of East 16th Avenue, and an 8" Cast Iron water main on the west
side of Patterson Street. Additional details are included in EWEB's referral comments, which are
available in the application file for reference.
With regard to EC 9.6505(2) Sewage' referral comments from Public Works staff confirm that the
proposed development complies with this requirement as existing development on the site is
served with connections to the 8" public wastewater line in East 16th Avenue, and to the 24" public
line in Patterson Street, adjacent to the site
With regard to EC 9.6505(3) and (4) Streets, Alleys, and Sidewalk, EC 9.6505(3)(a) does not
apply because there are no streets within the development. Unless adjacent streets and alleys
are already improved to City standards, EC 9.6505(3)(b) requires the developer to pave streets
and alleys adjacent to the development site to the width specified in EC 9.6870 Street Width
and to construct related street improvements: drainage, curb and gutter, sidewalks, street
trees, and street lights. The standard at (3)(b) may be adjusted if consistent with the criteria of
EC 9.8030(19).
As noted in EC 9.6870, which is incorporated herein by reference, Patterson Street and East 16th
Avenue are fully improved with paving, sidewalks, street lights and street trees. As such, this
criterion is met and the standards of EC 9.6505(4) do not apply.
With regard to EC 9.6505(5) Bicycle Paths and Accessways, no bicycle paths or public access ways
are required per the findings at EC 9.6835, which are incorporated by reference.
(c) EC 9.6735 Public Access Required
(1) Except as otherwise provided in this land use code, no building or structure
shall be erected or altered except on a lot fronting or abutting on a public
street or having access to a public street over a private street or easement of
record approved in accordance with provisions contained in this land use code.
The lot in question has access to East 16th Avenue, Patterson Street, and East 16th Alley, all of
which are either a public street or alley located within public rights-of-way.
(2) Access from a public street to a development site shall be located in
accordance with EC 7.420 Access Connections - Location. If a development will
increase the development site's peak hour trip generation by less than 50%
and will generate less than 20 additional peak hour trips, the development
site's existing access connections are exempt from this standard.
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Public Works staff concur with the applicant's analysis showing that the site's peak hour trip
generation will increase by less than 50% and will generate less than 20 additional peak hour
trips, and as such the existing access connections are exempt from this standard.
(3) The standard at (2) may be adjusted if consistent with the criteria of EC
9.8030(28).
Based on these findings, the development complies with the applicable standards and no
adjustment is necessary.
(d) EC 9.6791 through EC 9.6797 Stormwater Management
EC 9.6791 Stormwater Flood Control: The proposed development is located in sub-basin
WRMR-040 of the City's Willamette River Basin Drainage System. Public Works staff confirms
that no capacity deficiencies are identified in Volume VI, Willamette River Basin of the City's
Stormwater Basin Master Plan.
New impervious areas may trigger the flood control (drainage destination) standards of EC
9.6791, which will be further evaluated through the building permit review process.
EC 9.6792 Stormwater Pollution Reduction: The standard in EC 9.6792(3)(a) applies to all land
use applications not proposing construction of a public street, private street or shared
driveway, and requires the site plan show the following conditions:
1. Infiltration rates less than 2 inches per hour;
2. Bedrock less than 5 feet below the ground surface;
3. Groundwater elevations less than 6 feet; or,
4. Ground surface slopes greater than 10%.
Staff confirms that the site is shown on the map of infiltration-limited areas in the City's
Stormwater Management Manual.
At the time of building permit, the development will be evaluated for the applicability
standards of EC 9.6792(2)(d) to determine whether the standards of EC 9.6792(3) apply.
EC 9.6793 through EC 9.6796: Because the proposed development is at an elevation less than
500 feet and does not drain to a headwaters facility, does not generate high concentrations of
oil and grease, will not result in new uses or characteristics listed in EC 9.6795 (2)(a)-(h), and
does not employ public maintenance of a pollution reduction facility; these standards are not
applicable.
EC 9.6797 Stormwater Operations and Maintenance: Any Stormwater facilities constructed
within the proposed development shall be operated and maintained in accordance with EC
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Chapters 6 and 7, and the Stormwater Management Manual. The applicability of this standard
will be evaluated at the time of building permit.
(e) EC 9.6800 through EC 9.6875 Standards for Streets, Alleys, and Other Public
Ways
Referral comments from Public Works staff confirm that the proposal meets all applicable
standards for streets, alleys and other public ways; an evaluation of each applicable street
standard is provided in the referral comments, which are available in the application file for
reference.
(f) Where the proposal is to establish non-residential uses subject to residential
density requirements on development sites in the residential zone category...
This standard does not apply as the project would establish a residential use.
EC 9.8090(9): The proposal complies with the Traffic Impact Analysis Review
provisions of EC 9.8650 through 9.8680 where applicable.
Public Works staff concur with the applicant's assertion that the proposal does not meet any of
the thresholds established in EC 9.8650 through 9.8680. Accordingly, there is no requirement
for a Traffic Impact Analysis.
Staff Recommendation
Based on the available evidence, and consistent with the preceding findings, staff recommends
the Hearings Official approve the conditional use permit with the following conditions of
approval:
1. Plans submitted for a building permit shall indicate a locking system for long-term bicycle
storage that is safe and convenient for residents.
2. Plans submitted for a building permit shall show there is adequate space in each long-term
bicycle storage area for convenient bicycle storage.
Consistent with EC 9.7330, unless the applicant agrees to a longer time period, within 15 days
following close of the public record, the Eugene Hearings Official shall approve, approve with
conditions, or deny this Type III application. The decision shall be based upon and be
accompanied by findings that explain the criteria and standards considered relevant to the
decision, stating the facts relied upon in rendering a decision and explaining the justification for
the decision based upon the criteria, standards, and facts set forth. Notice of the written
decision will be mailed in accordance with EC 9.7335. Within 12 days of the date the decision is
mailed, it may be appealed to the Eugene Planning Commission as set forth in EC 9.7650
through EC 9.7685.
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Attachments
A vicinity map is attached. The applicant's full-size site plans, and the entire application file, are
available for review at the Eugene Planning Division offices. The Hearings Official will receive a
full set of application materials for review prior to the public hearing. These materials will also
be made available for review at the public hearing.
For More Information
Please contact Erik Berg-Johansen, Assistant Planner, City of Eugene Planning Division, at:
(541) 682-5437; or by e-mail, at: erik.berg@ci.eugene.or.us
Serenity Lane (CU 15-2) August 2015 13
HO Agenda - Page 13