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HomeMy WebLinkAboutApplication Materials ADJUSTMENT REVIEW www.eugene-or.gov/planning Planning & Development Updated: January 2025 Planning Division 99 W. 10TH Avenue Suite 290, Eugene, OR 97401 Phone: 541.682.5377 or E-mail: planning@ci.eugene.or.us Page 1 of 3 Please complete the following application checklist. Note that additional information may be required upon further review 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 Code Sections Proposed for Adjustment Review List specific code sections for which adjustment review is proposed. 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.eugene-or.gov/planning Planning & Development Updated: January 2025 Planning Division 99 W. 10TH Avenue Suite 290, Eugene, OR 97401 Phone: 541.682.5377 or E-mail: planning@ci.eugene.or.us Page 2 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.eugeneplanning.org Submittal Requirements: Provide 2 paper copies and one digital copy (CD, USB Drive, or Other) of all application materials (i.e. written statement, site plans, etc.). Digital files must be in PDF file format. Please note that it is the applicant’s responsibility to make sure that the digital and paper copies are identical. Following completeness review, an updated digital and paper copies may be required. All paper 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. October 2026 RE: Adjustment Application ATTN: City of Eugene Please accept this letter as our detailed written statement to describe how our request to allow a full fence height adjacent to the access easement is consistent with applicable criteria beginning at Eugene Code Section 9.8030. For the recorded Plat of Meadowview Park-Royal, Instrument No. 2023-032289, allow adjustment of the 42” fence height standard in EC 9.3815(3)(n), Royal Node special Setback Standards; Fences-Maximum Height; Within Front Yard Setback Area; MDR; 42 inches.” The adjustment would allow the full 6’ fence height at edge of the access easement, which is a couple of feet inside the 10-foot setback distance. The specific lots requested for adjustment are: 63, 64, 65, 68, and 69. Enclosed in support of this application are: • A copy of the recorded plat. • A copy of the Composite Site Plan, which shows the proposed improvements on all lots in the project. • A copy of the Site Plan for the specific lots relevant to this application, with the access easement shown in pink and the proposed fence location shown with a green line. This fence height standard may be adjusted in accordance with the EC 98030(17). EC 9.3816(1). EC 9.8030(17) provides: S-RN Royal Node Special Area Zone Standards Adjustment. A standard applicable within the S-RN Royal Node Subarea LDR, MDR, RMU, CMU or MSC may be adjusted upon a finding that the proposed adjustment: (a) Is consistent with the purposes of the S-RN Royal Node Special Area Zone as set forth at EC 9.3800; and (b) Meets the applicable adjustment criteria in another subsection of EC 9.8030, if any. If there is no EC 9.8030 subsection that pertains to the type of standard being considered, adjustment may be permitted based solely on compliance with EC 9.8030(17)(a). Based on the above, adjustment will be approved if the request is consistent with the purposes of Royal Node as stated in EC 9.3800. Those purposes are: 9.8030 Purpose of S-RN Royal Node Special Area Zone. The special area zone applied to the Royal Node area is intended to ensure that: (1) The overall street system and internal circulation systems for large developments shall provide for a circulation network that encourages walking, bicycling and transit use; (2) Local streets shall be designed with narrow lane widths to reduce vehicle speeds, reduce construction costs, and meet stormwater goals; (3) On-street parking shall be provided on all streets within the node, except alleys; (4) Alleys shall be used, whenever possible, to provide service and parking access to residential and commercial developments within the node. (5) The street system shall be designed to discourage cut-through traffic seeking an alternative to travel on arterial and collector streets; (6) A coordinated system of striped bicycle lanes, on-street bicycle routes, and off- street bicycle paths shall be developed within the node; (7) Residential development shall achieve an overall density of 12 dwelling units per net acre for the entire development site; (8) A mix of housing densities, ownership patterns, prices, and building types shall be developed in the node; (9) Open space areas adjacent to the node shall be integrated into the overall design concept for the node; (10) Existing drainageways shall be maintained and enhanced;. (11) Homes located along major streets shall be placed so as to face the street; (12) Streets that front on neighborhood parks shall be lined with homes that face the park; (13) Residential accessory units shall be allowed and promoted as a means of increasing density of development in the area; (14) Residential garages shall be provided access from alleys whenever possible to improve the visual character of the street, improve pedestrian qualities along the street, and to promote construction of small-lot single-unit dwellings with reduced lot widths; (15) Multi-unit developments shall retain visual and physical links to adjacent public parks and natural areas and preserve unique natural features found on the site; (16) Multi-unit developments shall front onto public and private streets with building entrances visible from the street; (17) Setbacks and building designs for multi-unit developments shall insure privacy for and promote compatibility with abutting lower intensity uses; (18) Vehicle parking lots or areas shall not be located between buildings and the public street; (19) Large parking areas shall be separated into smaller lots to minimize their visual impact; (20) Vehicle access points for multi-unit, commercial, and mixed-use developments shall connect to local or collector streets, via alleys whenever possible, rather than arterial streets; (21) Commercial buildings shall be designed so as to stimulate the creation of high-quality pedestrian use areas and are situated so as to define the street right-of- way; (22) Commercial buildings shall be designed with building entrances fronting on the street and with street-facing facades that contain windows; and (23) A mixture of retail, service, education, office and higher-density residential uses shall be developed in the node. As discussed below in two more detailed sections, this request is consistent with the stated purposes for the reason that it is not inconsistent with any stated purpose. In short, as noted by staff prior to the filing of this application, none of listed purposes of the overlay relates to fencing. Therefore, the City can conclude that the requested adjustment is consistent with the purposes. 1. Lennar’s target market is starting families with kids and pets. As such, customers request larger private outdoor living space and privacy. With a positive resolution on this adjustment, Lennar will be able to affordably satisfy this particular request and provide a better finished product and customer experience. A 6’ fence creates a more usable and safe private yard, while a 42” fence effectively only serves as a boundary line, given the viewability into the owners’ private outdoor space and provides less physical security for kids and pets. Allowing the 6’ fence slightly within the 10’ setback also provides our customers with the necessary additional private yard space on the lot. 2. The 42” height limit is a Royal Node development standard, which has been identified as being a barrier to housing within the City’s Urban Growth Strategies project. It is our understanding that the city is working to tune up its regulations to be more housing friendly by dropping Nodal Overlays and Royal Node designation in 2027. As the Planning Staff explained to the Planning Commission, in its March 10, 2026, Staff Report: c. Update Zoning for Royal Avenue Node (2027): For 25 years, Eugene has had designated “nodal development areas” that are zoned for mixed-use, pedestrian friendly development. Some nodal areas have developed with this pattern, others have not. Specifically, the S-RN Royal Node Special Area Zone, which was identified as a “pilot project,” has been identified by staff and community partners as a regulatory barrier to housing development. Staff will propose revised plan designations and zoning for the node, including repealing the existing adopted plan, special area zone, and codified map. February 2026 Update: Staff are working to secure a consultant to support this work; this work is on track for 2027 adoption. One way of thinking of this adjustment request is that it is a request for early relief consistent with the city’s tentative proposal to drop the Royal Node designation and, presumably, this particular fencing height limitation that is diminishing the utility of yard fencing. We appreciate your time spent reviewing our request and look forward to continuing work in this Community.