Item 4 - Ord./Johansen-Moody - Laserfiche WebLink

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The S Special Area zone provides procedures and criteria for recognition of areas of the city that possess distinctive buildings or natural features that have significance for the community and require special consideration or implementation of conservation and development measures that can not be achieved through application of the standard base zones. In some cases, an S Special Area Zone is applied to implement a plan for an area identified for nodal development. Application of S Special zone to a lot containing a specific building, structure, object, site or archeological resource that qualifies as an historic landmark will ensure that permitted uses encourage preservation of historic qualities. The uses listed in the S-HJM Zone have been proposed by the property owners and their planning consultant with consideration to viable uses that would be compatible with the historic house and which could be accommodated on the site, with consideration to the neighborhood setting. For instance, the ordinance refers to C-1 Neighborhood Commercial development standards, but limits the list of permitted uses to a much smaller range of uses than is allowed in C-1. A specified range of C-1 Neighborhood Commercial uses would be allowed with the understanding that historic property alteration review requirements would significantly constrain the ability to alter the structure for additional development. The applicant proposes that the in lieu of compliance with standards relating to the parking lot landscaping, paving and number of parking spaces, exceptions to these standards be provided for in the ordinance for the existing and proposed use of the site as a combination of specialty retail, and specialty food and beverage uses. The draft ordinance would require at least 7 parking spaces for all uses, and as proposed by the applicant, would allow an exception to the parking lot landscaping standards to simply require that 20 percent of the parking area in front ofthehouse be landscaped. The ordinance does not include additional proposals by the applicant to establish an exception to the maximum number of parking spaces required nor the parking lot paving requirements. Instead, the ordinance defers to the adjustment review and historic alteration application procedures for granting such exceptions. Staff is supportive of the existing and proposed use of the property with a gravel parking lot for 7 vehicle spaces. The zoning ordinance should not allow for such an exception in every instance and should allow for such adjustments to be reviewed on a case by case basis. Staff notes that the house is oriented to River Road, and the area across the street is designated as a Nodal Development Area in the Metro-Plan and in the River Road - Santa Clara Urban Facilities Plan. Properties across the street and within city limits are zoned with the/ND Nodal Development overlay as shown on the attached zoning map. The Eugene Code provides that before adopting an ordinance establishing an S Special Area Zone, the City Council shall find that the proposal is in compliance with following criteria from EC 9.3020: (1) The area to which the S Special Area Zone is being applied meets at least one of the following criteria: (a) Is identified in the Metro Plan or a refinement plan as appropriate for nodal development or for a special range of uses or development that can best be achieved with the use of a special area zone; or 3 3