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Home My WebLink AboutItem 7: Action: Ordinance on Infill Compatibility Standards Code Amendments ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY Action: Infill Compatibility Standards An Ordinance Concerning Parking Requirements for Multi-Family Housing; Amending the West University Refinement Plan; and Amending the Eugene Code; An Ordinance Concerning Building Height in the University Area and Amending the Eugene Code; An Ordinance Establishing the Jefferson-Westside Special Area Zone (S-JW); Applying that Zone to Specific Properties; Amending the Jefferson-Far West Refinement Plan; Amending the Westside Neighborhood Plan; and Amending the Eugene Code. Meeting Date: December 14, 2009 Agenda Item Number: 7 Department: Planning and Development Staff Contact: Terri Harding www.eugene-or.gov Contact Telephone Number: 541/682-5635 ISSUE STATEMENT The City Council will take action on three ordinances concerning amendments to the Eugene Land Use Code (Chapter 9) recommended through the Infill Compatibility Standards (ICS) process. BACKGROUND On November 16, 2009, the City Council held public hearings to consider land use code amendments on the first three recommendations from the ICS process. A memorandum responding to the City Council’s questions and comments from the November 9, 2009, work session and the November 16, 2009, public hearing on the ICS code amendments is attached to this Agenda Item Summary (Attachment A). Ordinances for Parking Strategies, Building Height, and Special Area Zone – Jefferson-Westside are included as Attachments B, C, and D, respectively. The first ordinance (Attachment B) relates to the package of parking strategies recommended by the Planning Commission. The package includes a combination of strategies that apply to high-density zoned land near the University of Oregon and strategies that apply city-wide. The parking recommendations would require more parking spaces for apartments with three or more bedrooms near the university, enable tandem parking in the same area, and lower parking requirements for subsidized housing city wide. Testimony was generally supportive on the various elements of the proposal, with concerns being raised about parking space requirement increases and tandem parking limitations, and about adding car-sharing credits to the ordinance. The current ordinance does not include the car- sharing option; however, a revised version of car-sharing language is included in Attachment A for the council’s consideration. The staff recommendation is to monitor car-sharing programs in Eugene over the next nine months to better understand the potential for car-share program usage, as well as to gain on- the-ground experience with this new transportation option in Eugene. Z:\CMO\2009 Council Agendas\M091214\S0912147.doc The second ordinance (Attachment C) relates to Building Height, and contains the code option recommended by the Planning Commission (Alternate B). The recommendation on Ordinance C is that height limits be lowered to 35 feet adjacent to single-family areas, and gradually increase to 50 feet and then 75 feet across the street from the University of Oregon campus, unless the lot is over 10,000 square feet (generally two single-family lots), in which case buildings may go up to 90 feet. Public testimony was divided with respect to allowable heights across the street from the University of Oregon campus. While there was testimony in support of the Planning Commission recommendation, many neighborhood representatives expressed support for Alternate A, which would allow a maximum height of 65 feet, and 75 feet on lots over 10,000 square feet. Additionally, many South University Neighbors requested the removal of the height bonus for lots over 10,000 square feet. The third Ordinance (Attachment D) contains the amendments creating and applying the Special Area Zone – Jefferson-Westside, and mirrors the Planning Commission’s recommendations on these amendments. The Special Area Zone allows additional infill development at densities comparable to the existing neighborhood, and specifies new building height, roof form, parking and open space standards. Public testimony on this topic was generally very supportive. In response to public testimony, minor changes to the figures and associated language regarding entrance standards have been included in the draft ordinance. A legislative version of the ordinance showing those changes is included (Attachment E). Attachment F contains alternate motion language that was requested by Councilor Brown at the November 9 work session. This alternate motion would allow the Special Area Zone to take effect 30 days after council approval of the ordinance. Testimony received from November 7 through the close of the record for each item is found in Attachment G. Due to this document’s size (over 300 pages) this information is available through the City’s website (link below) and in the City Council Office. RELATED CITY POLICIES The City Council has included Infill Compatibility Standards as a priority item on the Planning Division Work Program. COUNCIL OPTIONS The City Council may consider the following options for each ordinance: 1.Adopt the draft ordinance 2.Adopt the draft ordinance with specific modifications as determined by the City Council 3.Deny the proposed ordinance CITY MANAGER’S RECOMMENDATION Option 1: The City Manager recommends the City Council adopt Ordinance B, Ordinance C, and Ordinance D (Attachment B, Attachment C, and Attachment D). The City Manager also recommends that the City Council direct staff to monitor car-sharing programs in Eugene over the next nine months and report back to the council. SUGGESTED MOTIONS Move to adopt an ordinance concerning parking requirements for multi-family housing; amending the West University Refinement Plan; and amending the Eugene Code. Z:\CMO\2009 Council Agendas\M091214\S0912147.doc Move to direct the City Manager to monitor car-sharing programs in Eugene over the next nine months, and report back to the council. Move to adopt an ordinance concerning building height in the university area and amending the Eugene Code. Move to adopt an ordinance establishing the Jefferson-Westside Special Area Zone (S-JW); applying that zone to specific properties; amending the Jefferson-Far West Refinement Plan; amending the Westside Neighborhood Plan; and amending the Eugene Code. ATTACHMENTS A.Memorandum to the Mayor and City Council B.Draft Ordinance B and Exhibits – Parking Strategies C.Draft Ordinance C and Exhibits – Building Height D.Draft Ordinance D and Exhibits – S-JW E.S-JW Legislative Format – Changes Since Public Hearing F.S-JW- Alternate Motion Language G.Public Testimony November 7 - November 23 (Due to packet size this attachment is available in the City Council Office and at www.eugene-or.gov/infill) FOR MORE INFORMATION Staff Contact: Terri Harding Telephone: 541/682-5635 Staff E-Mail: terri.l.harding@ci.eugene.or.us Project Website: www.eugene-or.gov/infill Z:\CMO\2009 Council Agendas\M091214\S0912147.doc ATTACHMENT A Planning & Development Planning City of Eugene th 99 West 10 Avenue Eugene, Oregon 97401 (541) 682-5377 M EMORANDUM (541) 682-5572 FAX www.eugene-or.gov Date: December 4th, 2009 To: Mayor Piercy and City Council From: Terri Harding, 682-5635 Senior Planner Subject: Infill Compatibility Standards: Response to Council Questions At the council’s November 9 work session and November 16 public hearings on Infill Compatibility Standards (ICS), a number of questions were raised by councilors. This memo outlines the questions and staff responses. Parking 1.Provide more information on car-sharing. Where does the car come from? Who certifies the organization, and what is the city’s role in approval and oversight? The one existing car-sharing organization in Eugene is WeCar, a division of Enterprise Holdings rental car company. WeCar has agreements with the University of Oregon to have two cars available near the Erb Memorial Union, and with Eugene Rentals, a property management firm, to have one car available at the Alder Commons (19th and Alder) development. In these examples, WeCar provides the vehicle, and the host organizations provide the parking spaces. WeCar has different agreement models, with the terms varying depending on the particular needs of the host. ? In the University example, students, faculty and staff are eligible to become members, and they must pay an initial fee of $20 plus an annual membership fee of $50, then they pay an hourly rate of $10.50 per hour to use the car. ? In the Eugene Rentals example, residents of the development are provided memberships to the organization, and they pay only hourly rates. The host then makes up the difference if monthly usage requirements of the agreement are not met. The Eugene Rentals car is also available to University of Oregon WeCar members. All three cars reportedly are getting good usage. Under the draft code language option, the city would certify the car-sharing organization by checking the status of the company (non-profit, cooperative, or corporation) and reviewing the proposed agreement. The city’s role would be to review and approve the initial agreement, and perform ongoing enforcement on a complaint basis (see explanation of enforcement procedures under question 3 below). A revised version of the car-sharing code language option is attached. Revisions to subsection 2 make it more clear what is required of the applicant. If included in the ordinance, this parking space credit would provide an incentive for a developer to try car-sharing as a transportation strategy. It should be noted however, that the ability to reduce the number of parking spaces by up to 50% already exists in the code for developments that propose a Transportation Demand Management (TDM) plan. Car sharing could be a strategy employed by a TDM plan; however, TDM plans are typically submitted by large organizations as opposed to individual developments, as they require a Traffic Impact Analysis to be prepared by an engineer and approved through a Type II (Planning Director decision) land use approval process. 2.Would students get reduced rent, or paid membership, for joining a car-share? Are there examples of cities similar in size to Eugene, with a large university, using car- sharing? In the Eugene Rentals example, residents of Alder Commons are receiving paid memberships as a benefit of living there. Other examples of car-sharing programs on university campuses include Portland State and Linfield College in McMinnville. In addition, Ashland Car Share was launched this summer, and numerous cities in Canada (Victoria, Vancouver, Toronto), along with every major US city, have growing car-sharing programs. Austin Car Share is a non-profit organization serving multiple markets in Austin, Texas. In the University Neighborhood Overlay district, developers providing shared cars are eligible for a 40% reduction in required parking spaces. The vehicles may also park at city parking meters free of charge. More information about Austin Car Share can be found at http://www.austincarshare.org/. 3.Can car-sharing be tied to membership, as a performance measure? How will the city enforce the requirements if an agreement lapses? Will the neighbors have to find out about it and report it? More broadly, is ICS proposing a different approach to enforcement, which is currently challenging and complaint driven? Because the terms of agreements and contracts vary widely from city to city and from one car sharing organization to another, most municipalities require the developer to demonstrate how the program will be administered . The proposed draft language for Eugene requires the developer to demonstrate how the program will be administered by requiring submittal and recording of the agreement between the developer or property manager and a professional car-sharing organization. Once the agreement is recorded, it is the property owner’s responsibility to adhere to the requirements within it. Currently, agreements such as those for car-sharing are enforced on a complaint-basis. If the car ceases to be parked in its parking place, for example, a complaint would be investigated and appropriate follow up action taken. In such a case, the city would require the owner to come into parking compliance and would assist in outlining options for doing so. More broadly, issues surrounding enforcement have been brought up repeatedly during the ICS process. Historically, enforcement of building, land use, and rental housing standards has been done primarily on a complaint basis. Enforcement issues were brought to the Planning Commission by the Task Team in April, and an implementation team began meeting in October. One of the avenues being explored is the feasibility of administering an annual status check for the various agreements and notices required or requested by the city at the building permit stage. Car-sharing agreements could be included in this enforcement program. 4.Is on-street diagonal parking being studied for streets near the university, and could parking meters be used there? The potential for creating additional parking spaces on the streets south of the university (generally thth bounded by 18, Hilyard, 20, and Agate) is being studied by Public Works and Planning and Development Department staff. Before winter break, council will receive a memo concerning this issue, including the potential options for charging for on-street parking in this area. Building Height 5.How will the proposed reduction in building height from 120 feet to 90 feet affect the maximum number of units that can be built in the area? How does that affect the city’s ability to accommodate expected population growth? The area affected by the proposed decrease from 120 feet to 90 feet is roughly 10 blocks in size. The theoretical loss of units, depending on the size and configuration of the buildings and units constructed, could range considerably. Building height is only one factor in designing a multiple family project; maximum density, parking and open space requirements, and cost factors influence the unit count significantly. A 120 foot tall building containing the maximum number of units would require about a third of a typical block, or 33,000 -36,000 square feet in site area to accommodate associated parking, service, and setback areas. To address this question, staff used Patterson Tower, a 120 foot tall building at 1080 Patterson as an example. About three Patterson Towers (including the associated parking, service, and setback areas) would fit on a typical city block. The maximum number of units allowed on a city block is about 252. Each of the three buildings could therefore have 84 units. The real Patterson Tower has an average of eight units per floor, so 84 units would require a building of 11 stories in height, or roughly 110 feet. Reducing the building height to 90 feet would reduce the number of units per building in this example by 16 (8 per floor x two floors), or 48 for the block as a whole. It is not likely that very many buildings in the affected areas would be constructed above 90 feet in height, due to the cost associated with high rise construction and structured parking. Buildings in this area tend to be two to five stories and wood frame construction, or concrete podium for parking plus 4 stories of wood frame on top. Information in the record demonstrates how maximum allowable density can be achieved in buildings of four stories in height, and generally within 50 feet of building height. Therefore, the city is confident that reducing allowable building height from 120 feet to 90 feet will not impact our ability to meet either the required minimum density in the R-4 zone (20 units per acre), nor will it necessarily impact the maximum density allowed (112 units per acre). In some cases, it may be difficult to reach maximum allowable density, due to the need to comply with various standards including parking requirements, but the city is not required to assure that building at maximum density is possible on every site within a zone. 6.What does the 10,000 square foot lot provision for 90 foot high buildings mean? How many lots would it take to reach 10,000 square feet, and how many square feet are in a typical block? thth The graphic below shows the block bounded by Potter, 18, University and 19 Avenues. The graphic shows that it would require two average sized lots to be combined to reach a threshold of 10,000 square feet. However, there are some existing lots within the area that are large enough in size to accommodate this provision without additional lot consolidation. 7.Provide an explanation of the process for how the Task Team recommendation of 50 th feet along 18 Avenue got to a recommendation of 75 or 90 feet in the option recommended by the Planning Commission. What factors influenced the Planning Commission’s recommendation? th The graph below shows the evolution of the recommendations concerning height along 18 Avenue. The Land Use Code Update introduced the 120 foot building height in the R-4 zone. (Prior to 2001, there was no height limit in this zone.) When the Minor Code Amendments process (MiCAP) standards related to building height transitions were adopted, the portion of the R-4 zone abutting the th south side of 18 Avenue was not included; allowable height therefore remained 120 feet. A sub- committee of the ICS Task Team recommended 50 feet in this area, and for the R-4 zone in the West University Neighborhood along Alder Street. The main factors affecting this recommendation were the research on other cities’ maximum height limits in high density residential areas (average 62.5 feet) and the survey of existing buildings in the neighborhoods that accommodated near maximum densities in buildings under 50 feet (these supporting documents were submitted into the record by Al Couper, Lauren Hulse, Steve Baker, Carolyn Jacobs, Tim Shinabarger, and others). The ICS Task Team voted 14-1 to support the Multi-Dwelling Committee recommendation in March 2009. The Planning Commission heard a presentation about this recommendation in April, and directed staff to form an implementation team to solicit participation from a broader pool of interested parties, turn the proposal into code language, and report back to them in September. The Building Height Implementation Team (B-HIT) included a Homebuilders Association representative, a Planning Commissioner, an Architect, three neighborhood resident Task Team or committee members, and two city staff members. This group debated the methods of measuring building height and different values for maximum height in various geographic sub-areas over a period of three months. It was very difficult for the group to come to agreement on a single set of recommendations. The group reported back to the th Planning Commission on September 14 that they were making progress, had agreement in most of the sub-areas, and would hold another meeting to attempt to gain agreement on what to recommend th for the public hearing scheduled for October 20th. At their September 28 meeting, B-HIT agreed to forward three options to the Planning Commission, including Alternate A, favored by most of the neighborhood representatives as a compromise they could live with, and Alternate B, the “minority report” favored by builders as a compromise they could live with. Alternate C was included at the request of West University representatives to address areas further away from the university. Summary of Building Height Alternatives Area Covered Maximum Height (ft) Alternate A SUNA R-3 Zone: 35 thth 18/Patterson/20/Agate R-4 Zone: 50 up to 65/75* WUN 13 th R-4 Zone: 65/75* th Alley/Hilyard/18/Kincaid Alternate B SUNA R-3 Zone: 35 thth 18/Patterson/20/Agate R-4 Zone: 50 up to 75/90* WUN 13 th R-4 Zone: 75/90* th Alley/Hilyard/18/Kincaid Alternate C SUNA R-3 Zone: 35 thth 18/Patterson/20/Agate R-4 Zone: 50 up to 65/75* WUN All R-4 property R-4 Zone: 65/75/90* *Depending on size of development site The concept of tying building height to site size was introduced during the B-HIT process by Steve Baker from WUN. Staff included the 65/75 foot formula in the R-4 zones for both WUN and SUNA in Options A and C, to provide consistent code where the affected property is across the street from the University of Oregon campus and does not abut an R-1 zone. SUNA representatives do not favor this approach and support an absolute limit of 65 feet in the R-4 zone. th The Planning Commission held a public hearing on October 20 and heard testimony in support of all three Alternatives (7 individuals that were primarily from the SUNA neighborhood for Alternate A, 5 individuals that primarily represented builders for Alternate B, and 2 WUN neighbors for th Alternate C). In considering the 18 Avenue/Alder Street subarea, the commission noted support for th facilitating architectural variety along the 18 Avenue edge, and found that Alternate B accomplished the critical protection sought by the neighborhood representatives by maintaining low th building heights along and south of 19 Avenue, where the higher density zones interface with the R-1 zone. Excerpt from Draft Planning Commission Minutes – 10/26/09 Building Height Ms. Harding reviewed the proposed language presented in Alternates A and B on pages 51 and 53 of the AIS. She noted staff was most comfortable with Alternate B because it retained the most flexibility while accomplishing a more gradual transition. Staff did not feel there was enough information in the record to support Alternate C partly because the area north of Thirteenth Avenue had a transit oriented development (TOD) overlay. th Ms. Jerome expressed concern that she had not provided input on findings for limiting height north of 13 Avenue. The original proposals in MiCAP did not go into TOD areas. Ms. Harding noted the committee had offered a variety of opinions through testimony, but it did agree that the City should be reducing heights at least in the areas identified in A and B. After that, there was disagreement on the part of committee members on what the values should be. Alternate B was presented as a minority report that staff as well as the development and design representatives on the committee supported. She added that most SUNA representatives preferred not allowing up to 75 feet on a development site of 10,000 square feet or more. Smaller scale development was preferred in SUNA while there was more support for lot consolidation and larger development projects in WUN. In response to a question from Mr. Hledik, Ms. Harding said a three to five story step up from south to north was preferred by many SUNA neighbors, from Nineteenth north to Eighteenth Avenue. Mr. Lawless was not thrilled with Alternate C, noting the proposal went too far in capturing the northern zone of space and including additional height limitations. He could not support the proposal. Ms. Harding said the committee looked at the WUN because Steve Baker, a WUN resident sat on the committee. He asserted there were historic houses and resources in the area that needed compatible structure height adjacent to them. The issues around the Mill Race were primarily related to site development, open space and the ability to have larger sites. At Mr. Duncan’s request, Ms. Harding directed commissioners to map A or B in the AIS which illustrated where taller buildings could be located. Mr. Carroll agreed Alternate C was problematic, and suggested the focus should be on Alternate A or B. Mr. Lawless stated the commission should be blazing a trail, noting that the pressure of the WUN would not go away and the UO would go no way but up in its demand for housing facilities with an increased student population. He was concerned if a market for higher buildings was not allowed, the City would have Russian housing blocks when the area became saturated. He favored allowing some higher buildings to provide variety. He would support Alternate B. Ms. Beierle agreed with Mr. Lawless on the benefits of taller buildings and would like to keep the options open for them. She was concerned that if building heights were limited, pressures would be placed on other neighborhoods thus creating unforeseen transportation issues. Mr. Duncan generally agreed with Mr. Lawless, recognizing that changes in urban form would occur over a very long, extended time, and supported Alternate B. Mr. Lawless, seconded by Ms. Beierle, moved to recommend to the City Council support for approval of Alternative B for building height limitations in the university area. The motion passed unanimously, 6:0. Car Sharing Code Language Option – Revision 2 9.6410(3) Minimum Number of Required Off-Street Parking Spaces. (e) For Multiple-Family Developments in the R-3 and R-4 zones within the boundaries of the City recognized West University Neighbors and South University Neighborhood Association, a parking space reduction is allowed when a car-sharing program is provided, as follows: 1. For developments required to provide a minimum of 15 parking spaces, the minimum number of parking spaces may be reduced by three parking spaces for one on-site space dedicated to a shared car, or for a space dedicated to a shared car within 1/4 mile or 1320 feet of the development site that is bound to the subject site by a car sharing agreement as specified in (2) below. For each additional 15 parking spaces required to be provided, an additional reduction of three parking spaces is allowed for each shared car, not to exceed a total reduction of 9 spaces. 2. The developer must provide to the city an agreement with a professional car sharing organization specifying the terms of the car share program. At a minimum, the agreement must demonstrate consistency with subsection (1) above, and that the shared cars must be made available to residents of the development, and may be made available to residents outside the development. The agreement must be recorded against the property with the Lane County Recorder’s Office. 3. Spaces reserved for shared car parking must be marked as such with a sign having a minimum area of 1 square foot. 4. If a car-sharing agreement approved under this section ceases to function, as determined by the Planning Director, the development must conform to the minimum number of required off-street parking spaces as per Table 9.6410. This could be accomplished by providing additional on-site parking, by providing evidence of a city approved off-site parking lease agreement per EC 9.6410(1) or by altering the development, such as by reducing bedrooms, in such a way to meet the applicable parking requirements. ORDINANCE NO. ________ AN ORDINANCE CONCERNING PARKING REQUIREMENTS FOR MULTI- FAMILY HOUSING; AMENDING THE WEST UNIVERSITY REFINEMENT PLAN; AND AMENDING SECTIONS 9.0500, 9.6410 AND 9.6420 OF THE EUGENE CODE, 1971. THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS: Section 1. Section 9.0500 of the Eugene Code, 1971, is amended by adding the following definitions in alphabetical order to provide: 9.0500Definitions . As used in this land use code, unless the context requires otherwise, the following words and phrases mean: Bedroom. Within a multiple-family dwelling, a bedroom is any room that either: (A) Is designated as a bedroom on a development plan submitted to the city; (B) Is included in the number of bedrooms stated in an advertisement, rental or sales contract, marketing material, loan application, or any other written document in which the owner, or an authorized agent of the owner, makes a representation regarding the number of bedrooms available in the dwelling; or (C) Meets all of the following: 1. Is a room that is a “habitable space” as defined by the current Oregon Structural Specialty Code (OSSC) or Oregon Residential Specialty Code (ORSC); 2. Meets the OSSC or OSRC bedroom requirements for natural light, ventilation, and emergency escape and rescue windows; 3. Is a room that is accessed by a door on an interior wall and that does not provide access to another room except for a bathroom, toilet room, closet, hall, or storage or utility space. Subsidized Low-Income Disabled Housing. Subsidized low-Income housing exclusively for low-income individuals with physical or mental disabilities and/or low-income families with physical or mental disabilities. For the purposes of this definition, low-income means having income at or below 80 percent of the area median income as defined by the U.S. Department of Housing and Urban Development. Subsidized Low-Income Housing. A controlled income and rent housing project of any dwelling type(s) exclusively for low-income individuals and/or families where all units are subsidized. For the purposes of this definition, low-income means having income at or below 80 percent of the area median income as defined by the U.S. Department of Housing and Urban Development. Page 1 of 7 Ordinance - Subsidized Low-Income Senior Housing. Subsidized low-income housing exclusively for low-income individuals of age 62 and older. For the purposes of this definition, low-income means having income at or below 80 percent of the area median income as defined by the U.S. Department of Housing and Urban Development. Subsidized Low-Income Senior Housing Partial. A controlled income and rent housing project consisting of any dwelling type(s) where at least 50% of the housing units are exclusively for low-income individuals of age 62 and older and these units are subsidized. For the purposes of this definition, low- income means having income at or below 80 percent of the area median income as defined by the U.S. Department of Housing and Urban Development. Subsidized Low-Income Specialized Housing. A controlled income and rent housing project of any dwelling type(s) exclusively for extra low-income individuals and/or families where all units are subsidized. For the purposes of this definition, extra low-income means having income at or below 50 percent of the area median income as defined by the U.S. Department of Housing and Urban Development. Tandem Parking Space. A permanently maintained space with proper access for two motor vehicles parked one in front of the other in tandem. The first motor vehicle does not have independent access, and the second motor vehicle must move to provide access to the first motor vehicle. Section 2. Section 9.6410 of the Eugene Code, 1971, is amended by: amending subsection (1); amending the “Dwelling” section in the “Residential” portion of Table 9.6410; and adding subsection (5), to provide: 9.6410Motor Vehicle Parking Standards. (1) Location of Required Off-Street Parking Spaces. Required off-street parking shall be on the development site or within 1/4 mile or 1320 feet of the development site that the parking is required to serve. (a) All required parking shall be under the same ownership as the development site served, except through a city approved agreement The off-street that binds the parking area to the development site. parking space requirement for a multi-family dwelling may be satisfied through an agreement that provides parking located on another multi-family dwelling’s development site only if the party requesting approval demonstrates that, after the agreement is executed, both development sites will meet the current code’s minimum off-street parking space requirement. Each parking space provided through a city approved agreement must have a permanent sign of at least 1 square foot that indicates the name or address of the multi-family dwelling for which the parking is reserved. Page 2 of 7 Ordinance - (b) Parking areas may be located in required setbacks only as permitted in EC 9.6745 Setbacks - Intrusions Permitted. (c) Tandem parking spaces may be utilized to meet off-street parking requirements for multi-family dwellings in the R-3 and R-4 zones within the boundaries of the City recognized West University Neighbors and South University Neighborhood Association. (For tandem parking on alleys, see Figure 9.6410(1)(c)). Tandem parking spaces may not be utilized to meet off-street parking requirements for other types of development in any area. Table 9.6410 Required Off-Street Motor Vehicle Parking Uses Minimum Number of Required Off-Street Parking Spaces Residential Dwelling One-Family Dwelling 1 per dwelling. One-Family Dwelling - Flag Lot 2 per dwelling. Secondary Dwelling (Either attached or 1 per dwelling. detached from primary one-family dwelling on same lot) Rowhouse (One-Family on own lot 1 per dwelling. attached or adjacent residence on separate lot with garage or carport access to the rear of the lot) Duplex (Two-Family attached on same 1 per dwelling. lot) Triplex (Three-Family attached on same 1 per dwelling. lot) Four-Plex (Four-Family attached on 1 per dwelling. same lot) - MultipleFamily (3 or more dwellings on 1 per dwelling not specifically addressed same lot) elsewhere in this Table. Multiple-Family in the R-3 and R-4 1 space for each studio, 1 bedroom or 2 bedroom zones within the boundaries of the dwelling City recognized West University Neighbors and South University 1.5 spaces for each 3 bedroom dwelling* Neighborhood Association * .5 spaces required for each additional bedroom beyond a 3 bedroom dwelling. Fractions of .5 or more are rounded up to the next whole number. Rounding shall occur after the total number of minimum spaces is calculated for the multi-family development. One tandem space shall be counted as two parking spaces. Tandem spaces shall not be allowed for studio or 1- or 2-bedroom dwellings. Multiple-Family Subsidized Low-.67 per dwelling or 3 spaces, whichever is greater Income Housing in any area (see (5) Page 3 of 7 Ordinance - below) Multiple-Family Subsidized Low-.33 per dwelling or 3 spaces, whichever is greater Income Senior Housing in any area (see (5) below) Multiple-Family Subsidized Low-.33 per dwelling or 3 spaces, whichever is greater Income Disabled Housing in any area (see (5) below) Multiple-Family Subsidized Low- .67 per dwelling or 3 spaces, whichever is greater Income Senior Housing Partial in any area (see (5) below) Multiple-Family Subsidized Low-.33 per dwelling or 3 spaces, whichever is greater Income Specialized Housing in any area (see (5) below) Manufactured Home Park 1 per dwelling. Controlled Income and Rent Housing 1 per dwelling. (CIR) where density is above that usually permitted in the zoning, yet not to exceed 150% (5) Special Standards for Table 9.6410. For Multiple-Family Subsidized Low- Income Housing, Subsidized Low-Income Senior Housing, Subsidized Low-Income Senior Housing Partial, and Subsidized Low-Income Specialized Housing, the following standards apply: (a) At the time of building permit submittal, the applicant must submit documentation demonstrating that the housing units will be used for the intended population for a minimum of ten years. Such documentation may include, but is not limited to, an application form submitted to receive subsidy from the city or state. (b) Upon a change in occupancy from subsidized housing to another use, the minimum number of required off-street parking spaces is as required for the new use. Section 3. Subsection (1) of Section 9.6420 of the Eugene Code, 1971, is amended to provide: 9.6420Parking Area Standards. (1) Dimensions and Striping. All parking spaces shall be striped or marked in a manner consistent with Table 9.6420(1) Motor Vehicle Parking Dimensions. All tandem parking spaces shall be striped and marked in a manner consistent with Table 9.6420(1) Motor Vehicle Parking Dimensions for (See Figure 9.6420(1) Motor Vehicle Parking Tandem Parking. Dimensions.) (a)Carpool and Vanpool Parking. New commercial and industrial developments with 20 or more employee parking spaces shall designate at least 5 percent of the employee parking spaces for carpool or vanpool parking. Employee carpool and vanpool parking shall be located closer to the building entrance or the employee entrance than other employee parking with the exception of parking for those with disability permits. The carpool/vanpool spaces shall be clearly marked "Reserved - Carpool/Vanpool Only" by use of signs painted on the parking spaces or posted. Page 4 of 7 Ordinance - Table 9.6420(1) Motor Vehicle Parking Dimensions (Dimensions in Feet) MinimumStallMinimum Clear Parking Angle in MinimumMinimum Clear AisleDistanceBay DegreesStall WidthStall Depth Widthat BaysideWidth 8.07.512.015.0 19.5 Parallel 8.08.012.022.0 20.0 * 8.01412.015.0 26.0 8.016.012.016.0 28.0 8.516.412.017.0 28.4 /single 30 degrees 9.016.812.018.0 28.8 9.517.312.019.0 29.3 10.0 17.712.020.0 29.7 8.030.812.015.0 -- 8.032.012.016.0 -- 8.532.812.017.0 -- 30 degrees/tandem 9.033.612.018.0 -- 9.534.612.019.0 -- 10.0 35.412.020.0 -- * 8.016.012.010.6 28.0 8.018.414.011.3 32.4 8.518.713.512.0 32.2 /single 45 degrees 9.019.113.012.7 32.1 9.519.413.013.4 32.4 10.0 19.813.014.1 32.8 -- 8.035.112.010.6 -- 8.036.814.011.3 -- 8.537.413.512.0 45 degrees/tandem -- 9.038.213.012.7 -- 9.538.813.013.4 -- 10.039.613.014.1 * 8.016.715.08.631.7 8.019.719.09.2 38.7 8.520.018.59.8 38.5 /single 60 degrees 9.020.318.010.4 38.3 9.520.518.011.0 38.5 10.0 20.818.011.5 38.8 -- 8.037.015.08.6 -- 8.039.419.09.2 -- 8.540.018.59.8 60 degrees/tandem -- 9.040.618.010.4 -- 9.541.018.011.0 -- 10.041.618.011.5 *8.0 8.015.022.0[7.5]37.0 8.018.025.08.0 43.0 8.518.025.08.5 43.0 /single 90 degrees 9.018.024.09.0 42.0 9.518.024.09.5 42.0 10.0 18.024.010.0 42.0 -- 8.033.022.08.0 90 degrees/tandem Page 5 of 7 Ordinance - -- 8.036.025.08.0 -- 8.536.025.08.5 -- 9.036.024.09.0 -- 9.536.024.09.5 -- 10.036.024.010.0 Shaded figures are the minimum dimensions for compact parking spaces. Any minimum parking dimensions, such as stall width, may be exceeded. All spaces shall be clearly marked as compact parking spaces if any of the parking dimensions are less than that shown in the unshaded area. All tandem spaces must be marked as such. * For non-parallel parking spaces that are created to serve a multi-family dwelling and that are located directly off an alley with a right-of-way width of 14-feet or less, the minimum stall depth for compact parking space shall be increased to the minimum stall depth indicated for a non- compact space with a minimum stall width of 8-feet. Section 4. Figure 9.6410(1)(c) as referenced in this Ordinance is attached hereto as Exhibit A and shall be numerically incorporated in Chapter 9 of the Eugene Code, 1971. Section 5. Chapter V, Policy 3 of the West University Refinement Plan is amended as follows: 3. The City of Eugene will update its Land Use Code and that effort shall particularly take into account the need to: -- reduce non-residential uses permitted in the R-3 and R-4 zones. -- redefine usable open space. -- enable infilling on newly created small lots. -- enable alley access as the primary access to newly created lots. -- reduce the minimum lot size. -- increase the flexibility of development standards (for example to enable more efficient use of open space, shared open space, shared parking, and more extensive use of public rights-of-way). -- review parking requirements for residential development [with the purpose of reducing the required number of spaces per unit] in the plan to respond to changing circumstances, such as development area trends, parking and transportation supply and demand trends . -- amend the commercial zoning in the City Code to provide a greater range of commercial zones. Section 6. The legislative findings attached as Exhibit B hereto are adopted in support of this Ordinance. Section 7. This Ordinance shall take effect pursuant to Section 32 of the Eugene Charter 2002, or on the date of its acknowledgement as provided in ORS 197.625, whichever is later. Page 6 of 7 Ordinance - Section 8. The City Recorder, at the request of, or with the consent of the City Attorney, is authorized to administratively correct any reference errors contained herein, or in other provisions of the Eugene Code, 1971, to the provisions added, amended or repealed herein. Passed by the City Council this Approved by the Mayor this ___ day of ____________, 2009 ____ day of _____________, 2009 ____________________________ _____________________________ City Recorder Mayor Page 7 of 7 Ordinance - Ì¿²¼»³ Ð¿®µ·²¹ ±² ß´´»§ Ú·¹«®» çòêìïð øï÷ø½÷ ßÔÔÛÇ íí º¬ò Ó·²ò ÞË×ÔÜ×ÒÙ EXHIBIT B Ü®¿º¬Ú·²¼·²¹º±®ÝßðçðéôÎßðçðí ×ÝÍÐ¿®µ·²¹Í¬®¿¬»¹·» Ý±¼»ß³»²¼³»²¬Û«¹»²»Ý±¼»Í»½¬·±²çòèðêë®»¯«·®»¬¸¿¬¬¸»º±´´±©·²¹¿°°®±ª¿´½®·¬»®·¿ø·²¾±´¼ ¿²¼·¬¿´·½÷¾»¿°°´·»¼¬±¿½±¼»¿³»²¼³»²¬æ øï÷Ì¸»¿³»²¼³»²¬·½±²·¬»²¬©·¬¸¿°°´·½¿¾´»¬¿¬»©·¼»°´¿²²·²¹¹±¿´¿¼±°¬»¼¾§¬¸»Ô¿²¼ Ý±²»®ª¿¬·±²¿²¼Ü»ª»´±°³»²¬Ý±³³··±²ò Ù±¿´ïÝ·¬·¦»²×²ª±´ª»³»²¬ò Ì±¼»ª»´±°¿½·¬·¦»²·²ª±´ª»³»²¬°®±¹®¿³¬¸¿¬·²«®»¬¸»±°°±®¬«²·¬§ º±®½·¬·¦»²¬±¾»·²ª±´ª»¼·²¿´´°¸¿»±º¬¸»°´¿²²·²¹°®±½»ò Ì¸»Ý·¬§¸¿¿½µ²±©´»¼¹»¼°®±ª··±²º±®½·¬·¦»²·²ª±´ª»³»²¬©¸·½¸»²«®»¬¸»±°°±®¬«²·¬§º±® ½·¬·¦»²¬±¾»·²ª±´ª»¼·²¿´´°¸¿»±º¬¸»°´¿²²·²¹°®±½»¿²¼»¬±«¬®»¯«·®»³»²¬º±®«½¸ ·²ª±´ª»³»²¬òÌ¸»°®±½»º±®¿¼±°¬·²¹¬¸»»¿³»²¼³»²¬©¿½±²·¬»²¬©·¬¸¬¸»Ã?YÅ 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±°·²»¼¬¸¿¬¬¸»®¿¬·±¿®»®»¿±²¿¾´»¿²¼²±¬»¨½»·ª»ò Ì¸»»½·®½«³¬¿²½»©¿®®¿²¬¿²»©¿°°®±¿½¸¬±®»¹«´¿¬·²¹°¿®µ·²¹º±®¬¸±»¿°¿®¬³»²¬©·¬¸ ¬¸®»»±®³±®»¾»¼®±±³ô´·¹¸¬´§·²½®»¿·²¹¬¸»²«³¾»®±º°¿½»®»¯«·®»¼º±®¬¸±»«²·¬ò Findings 15 Attachment C ORDINANCE NO. ________ AN ORDINANCE CONCERNING BUILDING HEIGHT IN THE UNIVERSITY AREA AND AMENDING SECTION 9.2751 OF THE EUGENE CODE, 1971. THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS: Section 1. Subsection (3) of Section 9.2751 of the Eugene Code, 1971, is amended to provide: 9.2751Special Development Standards for Table 9.2750. (3)Building Height. in (b) and (c) (a) Except as provided below, in the R-3 and R-4 zone, the maximum building height shall be limited to 30 feet for that portion of the building located within 50 feet from the abutting boundary of, or directly across an alley from, land zoned R-1. (b) For that area bound by Patterson Street to the west, Agate Street to thth the east, East 18 Avenue to the north and East 20 Avenue to the south: thth 1. In the R-3 zone between 19 and 20 Avenues, the maximum building height is 35 feet. 2. In the R-4 zone west of Hilyard Street, the maximum building height is 75 feet, except that on a development site of 10,000 square feet or more, a building may be up to 90 feet in height. 3. In the R-4 zone east of Hilyard Street, the maximum building height is: th a. 35 feet within the area south of 19 Avenue; b. 50 feet within the half block abutting the north side of th 19 Avenue; c. 75 feet within the half block abutting the south side of th 18 Avenue, except that on a development site of 10,000 square feet or more, a building may be up to 90 feet in height. (See Figure 9.2751(3)). Kincaid (c) For that area bound by Hilyard Street to the west, [Agate] th th 13 Alley Street to the east, East [18Avenue]to the north and East th th 18 the maximum building height is 75 [20]Avenue to the south feet, except that on a development site of 10,000 square feet or more, a building may be up to 90 feet in height. (See Figure 9.2751(3)). [: 1.In the R-3 zone, the maximum building height shall be limited to 35 feet for that portion of the building located within 160 feet from the abutting boundary of, or directly across an alley from, land zoned R-1. 2.In the R-4 zone, the maximum building height shall be limited to 35 feet for that portion of the building located within 50 feet from the abutting boundary of, or directly across an alley from, land zoned R-1. It shall be limited to 50 feet for that portion of the building located within 175 feet from land zoned R-3, and shall be limited to 75 feet for that portion of the building located within 176 feet and 225 feet of land zoned R-3.] d (b) An additional 7 feet of building height is allowed for roof slopes of 6:12 ,and R-4 or steeper in the R-1, R-2 and R-3 zones. Section 2. Figure 9.2751(3), as referenced in this Ordinance, is attached hereto as Exhibit A, to be numerically incorporated in Chapter 9 of the Eugene Code, 1971. Section 3. The legislative findings attached as Exhibit B hereto are adopted in support of this Ordinance. Section 4. This Ordinance shall take effect pursuant to Section 32 of the Eugene Charter 2002, or on the date of its acknowledgement as provided in ORS 197.625, whichever is later. Section 5. The City Recorder, at the request of, or with the consent of the City Attorney, is authorized to administratively correct any reference errors contained herein, or in other provisions of the Eugene Code, 1971, to the provisions added, amended or repealed herein. Passed by the City Council this Approved by the Mayor this ___ day of ______________, 2009 ____ day of ______________, 2009 ____________________________ _____________________________ City Recorder Mayor Ordinance - Page 2 of 2 Ord.(v2) Figure 9.2751(3) Figure 9.2751(3) Building Heights Building Heights E 14th Ave E 15th Ave E 16th Ave E 17th Ave E 18th Ave E 19th Ave E 20th Ave E 21st Ave R-3 Zoning: 35' Maximum Building Height R-4 Zoning: 35' Maximum Building Height R-4 Zoning: 50' Maximum Building Height R-4 Zoning: 75' Maximum building height - except that on a development site of 10,000 square feet or more, a building 05250001,000 may be up to 90 feet in height Feet 10/8/09 EXHIBIT B Ü®¿º¬Ú·²¼·²¹º±®Ýßðçðê Þ«·´¼·²¹Ø»·¹¸¬ Ý±¼»ß³»²¼³»²¬Û«¹»²»Ý±¼»Í»½¬·±²çòèðêë®»¯«·®»¬¸¿¬¬¸»º±´´±©·²¹¿°°®±ª¿´½®·¬»®·¿ø·²¾±´¼ ¿²¼·¬¿´·½÷¾»¿°°´·»¼¬±¿½±¼»¿³»²¼³»²¬æ øï÷Ì¸»¿³»²¼³»²¬·½±²·¬»²¬©·¬¸¿°°´·½¿¾´»¬¿¬»©·¼»°´¿²²·²¹¹±¿´¿¼±°¬»¼¾§¬¸»Ô¿²¼ Ý±²»®ª¿¬·±²¿²¼Ü»ª»´±°³»²¬Ý±³³··±²ò Ù±¿´ïÝ·¬·¦»²×²ª±´ª»³»²¬ò 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Ì¸»°®±°±¿´¬±®»¼«½»³¿¨·³«³¾«·´¼·²¹¸»·¹¸¬¿´±²¹Õ·²½¿·¼Í¬®»»¬©¸»®»·¬¿¾«¬ ¬¸»«²·ª»®·¬§·½±²·¬»²¬©·¬¸¬¸·°®±°±¿´òÌ¸»«²·ª»®·¬§¹»²»®¿´´§´·³·¬²»© ½±²¬®«½¬·±²¬±º±«®¬±®·»·²¸»·¹¸¬ò øí÷Ì¸»¿³»²¼³»²¬·½±²·¬»²¬©·¬¸ÛÝçòíðîðÝ®·¬»®·¿º±®Û¬¿¾´·¸³»²¬±º¿²ÍÍ°»½·¿´ ß®»¿Æ±²»ô·²¬¸»½¿»±º»¬¿¾´·¸³»²¬±º¿°»½·¿´¿®»¿¦±²»ò Ì¸»¿³»²¼³»²¬¼±²±¬»¬¿¾´·¸¿°»½·¿´¿®»¿¦±²»òÌ¸»®»º±®»ô¬¸·½®·¬»®·±²¼±»²±¬¿°°´§ ¬±¬¸»»¿³»²¼³»²¬ò Findings 9 ORDINANCE NO. ________ AN ORDINANCE ESTABLISHING THE JEFFERSON-WESTSIDE SPECIAL AREA ZONE (S-JW); APPLYING THAT ZONE TO SPECIFIC PROPERTIES; AMENDING THE JEFFERSON-FAR WEST REFINEMENT PLAN; AMENDING THE WESTSIDE NEIGHBORHOOD PLAN; AMENDING SECTIONS 9.0500, 9.2161, 9.2170, 9.2171, 9.8030 AND 9.8865 OF THE EUGENE CODE, 1971; AND ADDING SECTIONS 9.3600, 9.3605, 9.3615, 9.3625, 9.3626, 9.3630, 9.3631 AND 9.3640 TO THAT CODE. THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS: Section 1. Í»½¬·±² çòðëðð ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿³»²¼»¼ ¾§ ¿¼¼·²¹ ¬¸» ¼»º·²·¬·±² ±º óÚ®±²¬·²¹ ¿²¼ ¿³»²¼·²¹ ¬¸» ¼»º¬± °®±ª·¼» ¿ º±´´±©æ 9.0500 Definitions ò ß «»¼ ·² ¬¸· ´¿²¼ «» ½±¼»ô «²´» ¬¸» ½±²¬»¨¬ ®»¯«·®» ±¬¸»®©·»ô ¬¸» º±´´±©·²¹ ©±®¼ ¿²¼ °¸®¿» ³»¿²æ Driveway. Ú±® °«®°±» ±º ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» °®±ª··±² ¿¬ ÛÝ çòíêðð ¬¸®±«¹¸ çòíêìðô ¿ «®º¿½» ¿®»¿ ¬¸¿¬ · ·²¬»²¼»¼ô °®»°¿®»¼ô ±® «»¼ º±® ª»¸·½´» ¿½½» ¬± ¿²¼ ¿¾±«¬ ¿ ´±¬ò Interior Lot Line. (See Figure ß²§ ´±¬ ±® °¿®½»´ ´·²» ¬¸¿¬ · ²±¬ ¿ º®±²¬ ´±¬ ´·²»ò 9.0500 Lot Lines, Lot Frontage, Lot Width, Lot Depth.) Ú±® °«®°±» ±º ¬¸» Íó ÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» °®±ª··±² ¿¬ ÛÝ çòíêðð ¬¸®±«¹¸ çòíêìðô ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¼±» ²±¬ ¿¾«¬ ¿ ¬®»»¬ ±® ¿´´»§ò Lot and Parcel. Ú±® °«®°±» ±º ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» Lot Line. Ú±® °«®°±» ±º ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» °®±ª··±² ¿¬ ÛÝ çòíêðð ¬¸®±«¹¸ çòíêìðô «²´» ³±®» °»½·º·½¿´´§ ¼»º·²»¼ ·² ¬¸±» ¬¿²¼¿®¼ô ¿ ´±¬ ´·²» · ·²¹´» ´±¬ ´·²» »¹³»²¬ô ±® ½±²¬·²«±« »®·» ±º ½±²²»½¬»¼ ´±¬ ´·²» »¹³»²¬ò øÍ»» ÛÝ çòíêíïøï÷ø½÷ò÷ Residential Building. Ú±® °«®°±» ±º ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» °®±ª··±² ¿¬ ÛÝ çòíêðð ¬¸®±«¹¸ çòíêìðô ¿ ¾«·´¼·²¹ ¬¸¿¬ ½±²¬¿·² ±²» ±® ³±®» ¼©»´´·²¹ò Street-Fronting Lot. Ú±® °«®°±» ±º ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» °®±ª··±² ¿¬ ÛÝ çòíêðð ¬¸®±«¹¸ çòíêìðô ¿ ´±¬ ±® °¿®½»´ ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ º±® ¿¬ ´»¿¬ ¬¸» ³·²·³«³ º®±²¬¿¹» ´»²¹¬¸ ¿°°´·½¿¾´» ¬± ¬¸» ´±¬ ¿ °»½·º·»¼ ¿¬ ÛÝ çòíêíðò Ñ®¼·²¿²½» ó Ð¿¹» ï ±º ïç Section 2. Í«¾»½¬·±² øê÷ ±º Í»½¬·±² çòîïêï ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿³»²¼»¼ ¬± °®±ª·¼» ¿ º±´´±©æ 9.2161 Special Use Limitations for Table 9.2160. (6) Residential Use Limitation in C-1 and C-2. Û¨½»°¬ º±® ¬¸» Ü±©²¬±©² Ð´¿² ß®»¿ô ®»·¼»²¬·¿´ ¼©»´´·²¹ ¿®» ¿´´±©»¼ ·² ¬¸» Ýóï ¿²¼ Ýóî ¦±²» ·º ¬¸» ¹®±«²¼ º´±±® ±º ¬¸» ¬®«½¬«®» · «»¼ º±® ½±³³»®½·¿´ ±® ²±²ó®»·¼»²¬·¿´ °«®°±» ¿½½±®¼·²¹ ¬± Ì¿¾´» çòîïêï Ý±³³»®½·¿´ Ë» Î»¯«·®»³»²¬ ·² Ó·¨»¼óË» Î»·¼»²¬·¿´ Ü»ª»´±°³»²¬ò É·¬¸·² ¬¸» Ü±©²¬±©² Ð´¿² ß®»¿ ¿ ¸±©² ±² Ó¿° çòîïêïøê÷ Ü±©²¬±©² Ð´¿² Ó¿°ô ®»·¼»²¬·¿´ ¼©»´´·²¹ ¿®» ¿´´±©»¼ ·² Ýóï ¿²¼ Ýóî ¦±²» ¿²¼ ¿®» ²±¬ ®»¯«·®»¼ ¬± «» ¬¸» ¹®±«²¼ º´±±® ±º ¬¸» ¬®«½¬«®» º±® ½±³³»®½·¿´ ±® ²±²ó®»·¼»²¬·¿´ °«®°±»ò Ú±® ´±¬ ¦±²»¼ Ýóï ©·¬¸·² ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» ¾±«²¼¿®·» ¿ ¸±©² ±² Ú·¹«®» çòíêðëô ¬¸» ³¿¨·³«³ ²«³¾»® ±º ¼©»´´·²¹ °»® ´±¬ · °»½·º·»¼ ¿¬ ÛÝ çòíêîëøè÷ ¿²¼ çòíêîêøï÷ò Section 3. Ì¸» Û«¹»²» Ý±¼»ô ïçéïô ¿®» ¿³»²¼»¼ ¬± °®±ª·¼»æ 9.2170 Commercial Zone Development Standards - General. Table 9.2170 Commercial Zone Development Standards (See EC 9.2171 Special Development Standards for Table 9.2170.) C-1C-2C-3C-4GO Ó·²·³«³ Ú®±²¬ Ç¿®¼ Í»¬¾¿½µ øì÷ øïé÷ïð º»»¬ ð º»»¬ ð º»»¬ ïð º»»¬ ïð º»»¬ Ó¿¨·³«³ Ú®±²¬ Ç¿®¼ Í»¬¾¿½µ øë÷ øïé÷ ïë º»»¬ ïë º»»¬ ïë º»»¬ Ò±²» ïë º»»¬ Ó·²·³«³ ×²¬»®·±® Ç¿®¼ Í»¬¾¿½µ øì÷ øê÷ ð º»»¬ ¬± ð º»»¬ ¬± ð º»»¬ ð º»»¬ ¬± ð º»»¬ ¬± øé÷ øïê÷ïð º»»¬ ïð º»»¬ ïð º»»¬ ïð º»»¬ øê÷ øê÷ øê÷ øê÷ Section 4. Í»½¬·±² çòîïéï ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿³»²¼»¼ ¾§ ®»²«³¾»®·²¹ «¾»½¬·±² øïê÷ ¬± øïé÷ô ¿²¼ ¿¼¼·²¹ ¿ ²»© «¾»½¬·±² øïê÷ ¬± °®±ª·¼»æ 9.2171 Special Commercial Zone Development Standards for Table 9.2170. (16) Ú±® ´±¬ ¦±²»¼ Ýóï ©·¬¸·² ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» ¾±«²¼¿®·» ¿ ¸±©² ±² Ú·¹«®» çòíêðëô »¬¾¿½µ º®±³ ¿´´ °±®¬·±² ±º ·²¬»®·±® ´±¬ ´·²» ø¿ ¬¸¿¬ ¬»®³ · ¼»º·²»¼ º±® °«®°±» ±º ¬¸» ÍóÖÉ Í°»½·¿´ ß®»¿ Æ±²»÷ ¸¿´´ ¾» ¿¬ ´»¿¬ ïð º»»¬ º®±³ ¬¸» ·²¬»®·±® ´±¬ ´·²»ò ×² ¿¼¼·¬·±²ô ¿¬ ¿ °±·²¬ ¬¸¿¬ · îð º»»¬ ¿¾±ª» ¹®¿¼»ô ¬¸» »¬¾¿½µ ¸¿´´ ´±°» ¿¬ ¬¸» ®¿¬» ±º ïð ·²½¸» ª»®¬·½¿´´§ º±® »ª»®§ ïî ·²½¸» ¸±®·¦±²¬¿´´§ ø¿°°®±¨·³¿¬»´§ ëð ¼»¹®»» º®±³ ª»®¬·½¿´÷ ¿©¿§ º®±³ ¬¸¿¬ ´±¬ ´·²»ò (17) Adjustments. Û¨½»°¬ º±® ¬¸» Ü±©²¬±©² Ð´¿² ß®»¿ ¿ ¸±©² ±² Ó¿° çòîïêïøê÷ Ü±©²¬±©² Ð´¿² Ó¿°ô ¿¼¶«¬³»²¬ ¬± ¬¸» ³·²·³«³ ¿²¼ ³¿¨·³«³ Ñ®¼·²¿²½» ó Ð¿¹» î ±º ïç º®±²¬ §¿®¼ »¬¾¿½µ ·² ¬¸· »½¬·±² ³¿§ ¾» ³¿¼»ô ¾¿»¼ ±² ½®·¬»®·¿ ¿¬ ÛÝ çòèðíðøî÷ Í»¬¾¿½µ Í¬¿²¼¿®¼ ß¼¶«¬³»²¬ò É·¬¸·² ¬¸» Ü±©²¬±©² Ð´¿² ß®»¿ô ¿¼¶«¬³»²¬ ¬± ¬¸» ³·²·³«³ ¿²¼ ³¿¨·³«³ º®±²¬ §¿®¼ »¬¾¿½µ ·² ¬¸· »½¬·±² ³¿§ ¾» ³¿¼»ô ¾¿»¼ ±² ¬¸» ½®·¬»®·¿ ¿¬ ÛÝ çòèðíðøïê÷ò Section 5. Í»½¬·±² çòíêððô çòíêðëô çòíêïëô çòíêîëô çòíêîêô çòíêíðô çòíêíïô ¿²¼ çòíêìð ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô ¿®» ¿¼¼»¼ ¬± °®±ª·¼»æ S-JW Jefferson Westside Special Area Zone 9.3600 Purpose of S-JW Jefferson Westside Special Area Zone. 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·¼» ±º ¬¸» ´±¬ ¿²¼ ³»»¬ ¿´´ ¬¸» º±´´±©·²¹ ½±²¼·¬·±²æ øï÷ Ì¸» »²¬®¿²½» ±°»²·²¹ · ²±¬ ³±®» ¬¸¿² è º»»¬ º®±³ ¬¸» ¾«·´¼·²¹ º¿9¿¼» º¿½·²¹ ¬¸» ¿´´»§ ¿²¼ ²»¿®»¬ ¬¸» ¿´´»§å øî÷ Ì¸» »²¬®¿²½» ·²½´«¼» ¿ ½±ª»®»¼ °±®½¸ ±º ¿¬ ´»¿¬ íð ¯«¿®» º»»¬å øí÷ Ì¸» °±®½¸ ¿¾«¬ ¾±¬¸ ¬¸» º¿9¿¼» ½±²¬¿·²·²¹ ¬¸» »²¬®¿²½» ¿²¼ ¿ º¿9¿¼» º¿½·²¹ ¬¸» ¿´´»§å ±® ½ò Ú¿½» ¬¸» ·¼» ±º ¬¸» ´±¬ ¿²¼ ³»»¬ ¿´´ ¬¸» º±´´±©·²¹ ½±²¼·¬·±²æ øï÷ Ì¸» »²¬®¿²½» ±°»²·²¹ · ²± ³±®» ¬¸¿² è º»»¬ º®±³ ¬¸» ¾«·´¼·²¹ º¿9¿¼» º¿½·²¹ ¬¸» ¿´´»§ ¿²¼ ²»¿®»¬ ¬¸» ¿´´»§ò øî÷ Ì¸» »²¬®¿²½» °®±ª·¼» ¼·®»½¬ ®»·¼»²¬ ¿½½» ¬± ¿ ¸»¿¼ó·² °¿®µ·²¹ ¿®»¿ ±² ¬¸» ¿³» ·¼» ±º ¾«·´¼·²¹ò øí÷ Ì¸» »²¬®¿²½» ·²½´«¼» ¿ ½±ª»®»¼ °±®½¸ ±º ¿¬ ´»¿¬ îð ¯«¿®» º»»¬ò øì÷ Ì¸» º¿9¿¼» º¿½·²¹ ¬¸» ¿´´»§ ·²½´«¼» ©·²¼±© ¬¸¿¬ ¬±¬¿´ º´±±® ±º ¬¸» º·®¬ ¬±®§ ¿²¼ ¬¸¿¬ ¸¿ª» ¿ ³·²·³«³ ¿®»¿ ±º ¿¬ ´»¿¬ îð ¯«¿®» º»»¬ò íò Ñ²» ±²ó·¬» °¿®µ·²¹ °¿½»ô ¿½½»·¾´» º®±³ ¬¸» ¿´´»§ô °»® ¼©»´´·²¹ · ®»¯«·®»¼ò (4) Main Entrances. Ñ®¼·²¿²½» ó Ð¿¹» ê ±º ïç ø¿÷ Û¨½»°¬ ¿ °®±ª·¼»¼ ·² ø½÷ô ¾»´±©ô ±² ¿ ¬®»»¬óº®±²¬·²¹ ´±¬ ¬¸¿¬ · ²±¬ ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ô ¬¸» ®»·¼»²¬·¿´ ¾«·´¼·²¹ ½´±»¬ ¬± ¬¸» ¬®»»¬ ¸¿´´ ·²½´«¼» ¿ ³¿·² »²¬®¿²½» ¬¸¿¬ ³»»¬ ±²» ±º ¬¸» º±´´±©·²¹ ½±²¼·¬·±²æ ïò Ú¿½» ¬¸» ¬®»»¬å ±® îò Ú¿½» ¬¸» ·¼» ±º ¬¸» ´±¬ ¿²¼ ³»»¬ ¿´´ ¬¸» º±´´±©·²¹ ½±²¼·¬·±²æ ¿ò Ì¸» ³¿·² »²¬®¿²½» ±°»²·²¹ · ²±¬ ³±®» ¬¸¿² è º»»¬ º®±³ ¬¸» ¾«·´¼·²¹ º¿9¿¼» º¿½·²¹ ¬¸» ¬®»»¬ ¿²¼ ²»¿®»¬ ¬¸» ¬®»»¬å ¾ò Ì¸» ³¿·² »²¬®¿²½» ·²½´«¼» ¿ ½±ª»®»¼ °±®½¸ ±º ¿¬ ´»¿¬ íð ¯«¿®» º»»¬å ½ò Ì¸» °±®½¸ ¿¾«¬ ¾±¬¸ ¬¸» º¿9¿¼» ½±²¬¿·²·²¹ ¬¸» ³¿·² »²¬®¿²½» ¿²¼ ¿ º¿9¿¼» º¿½·²¹ ¬¸» ¬®»»¬ò ø¾÷ Û¨½»°¬ ¿ °®±ª·¼»¼ ·² ø½÷ô ¾»´±©ô ±² ½±®²»® ´±¬ ©·¬¸ ³±®» ¬¸¿² ±²» ®»·¼»²¬·¿´ ¾«·´¼·²¹ô ¿´´ ®»·¼»²¬·¿´ ¾«·´¼·²¹ ¸¿´´ ·²½´«¼» ¿ ³¿·² »²¬®¿²½» ¬¸¿¬ ³»»¬ ¬¸» ®»¯«·®»³»²¬ ±º «¾»½¬·±² ø¿÷ò ø½÷ Ò±¬©·¬¸¬¿²¼·²¹ ø¿÷ ¿²¼ ø¾÷ô ¿¾±ª»ô ©¸»®» ¬¸®»» ±® ³±®» ¼©»´´·²¹ ¸¿ª» ¹®±«²¼ó´»ª»´ »²¬®¿²½» ±² ¬©± ±® ³±®» ·¼» ±º ¿ ½±³³±² ½±«®¬§¿®¼ (See Figure 9.3625(4)(c)) ³¿§ º¿½» ¬¸» ½±«®¬§¿®¼ò (5) Garage Door Standards. ø¿÷ Û¨½»°¬ º±® ¿ ¹¿®¿¹» ¿½½»»¼ º®±³ ¿² ¿´´»§ô ±²´§ ±²» ¹¿®¿¹» ¼±±®ô ©·¬¸ ³¿¨·³«³ ©·¼¬¸ ±º ç º»»¬ ¿²¼ ³¿¨·³«³ ¸»·¹¸¬ ±º è º»»¬ô · ¿´´±©»¼ ©·¬¸·² íð º»»¬ ±º ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ò ø¾÷ Ú±® ¿ ¹¿®¿¹» ¿½½»»¼ º®±³ ¿² ¿´´»§ô ±²» ¹¿®¿¹» ¼±±® ïè º»»¬ ©·¼» ¿²¼ è º»»¬ ¸·¹¸ ±® î ¹¿®¿¹» ¼±±® ç º»»¬ ©·¼» ¿²¼ è º»»¬ ¸·¹¸ô ¿®» °»®³·¬¬»¼ò (6) Driveway Standards. ×² ´·»« ±º ¿²§ ½±²º´·½¬·²¹ ¬¿²¼¿®¼ ·² ÛÝ éòìïð Ü®·ª»©¿§ Ý«®¾ ½«¬ô ¬¸» º±´´±©·²¹ ¬¿²¼¿®¼ ¸¿´´ ¿°°´§æ ø¿÷ Í¬®»»¬ ß½½» Ü®·ª»©¿§ Ý«®¾ Ý«¬ ¿²¼ É·¼¬¸ò Ü®·ª»©¿§ ¬¸¿¬ ¿®» ¿½½»»¼ º®±³ ¿ ¬®»»¬ ³«¬ ³»»¬ ¿´´ ¬¸» º±´´±©·²¹ ®»¯«·®»³»²¬æ ïò Û¨½»°¬ ¿ °®±ª·¼»¼ ·² øé÷ô ¾»´±©ô ¿ ´±¬ ¸¿´´ ¸¿ª» ²± ³±®» ¬¸¿² ±²» ½«®¾ ½«¬ ±² »¿½¸ ¬®»»¬ ¬¸¿¬ ¬¸» ´±¬ ¿¾«¬ò îò Ì¸» ³¿¨·³«³ ½«®¾ ½«¬ ©·¼¬¸ · ´·³·¬»¼ ¬± ïì º»»¬ ©¸»®» ¬¸» ¼®·ª»©¿§ ¿¾«¬ ¬¸» ¬®»»¬ô ¿²¼ ¬¸» ¼®·ª»©¿§ ³«¬ ¬¿°»® ¬± ²± ³±®» ¬¸¿² ïî º»»¬ ©·¬¸·² í º»»¬ ±º ¬¸» ¬®»»¬ ½«®¾ ±® »¼¹»ò íò Ì¸» ³¿¨·³«³ ¼®·ª»©¿§ ©·¼¬¸ º±® ¿ ¼®·ª»©¿§ ¬¸¿¬ ¿½½»» ¿ ·²¹´»ó½¿® ¹¿®¿¹» · ïî º»»¬ò ìò Ò± °±®¬·±² ±º ¿ ¼®·ª»©¿§ ±® °¿®µ·²¹ ¿®»¿ ¸¿´´ ¾» ©·¼»® ¬¸¿² ïî º»»¬ ©·¬¸·² íð º»»¬ ±º ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ò ëò Ú±® ¿ ¼®·ª»©¿§ ±® °¿®µ·²¹ ¿®»¿ ´±½¿¬»¼ ©·¬¸·² º·ª» º»»¬ ±º ¿² »¨·¬·²¹ ¼®·ª»©¿§ ±® °¿®µ·²¹ ¿®»¿ ±² ¿² ¿¼¶¿½»²¬ °®±°»®¬§ «²¼»® ½±³³±² ±©²»®¸·° ±® ©·¬¸·² ¬¸» ¿³» ¼»ª»´±°³»²¬ ·¬»ô ¬¸» ³¿¨·³«³ ¬±¬¿´ ©·¼¬¸ ±º ¬¸» ¬©± ¼®·ª»©¿§ ¿²¼ñ±® °¿®µ·²¹ ¿®»¿ · ïè º»»¬ ©·¬¸·² íð º»»¬ ±º ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ò êò Ì¸» º«´´ ©·¼¬¸ ±º ·³°»®³»¿¾´» «®º¿½» ¿²¼ «®º¿½» ©·¬¸ °»®³»¿¾´» °¿ª»¼ «®º¿½» ø«½¸ ¿ °¿®µ·²¹ ¿®»¿ ±® ©¿´µ©¿§÷ ¬¸¿¬ ¿®» ©·¬¸·² ±²» º±±¬ ±º ¿ ¼®·ª»©¿§ ¸¿´´ ¾» ·²½´«¼»¼ ·² ½¿´½«´¿¬·²¹ ¬¸» ¼®·ª»©¿§ ©·¼¬¸ »¨½»°¬ ¬¸¿¬ ±²» °®·ª¿¬» ©¿´µ©¿§ô ²± ©·¼»® ¬¸¿² ì º»»¬ ©·¬¸·² ë º»»¬ ±º ¬¸» ¼®·ª»©¿§ô ³¿§ ¬»®³·²¿¬» ¿¬ (See Figure 9.3625(6)(a)6.) ¬¸» ¼®·ª»©¿§ò éò Û¨½»°¬·±²ò Ú±® ¿ ¼«°´»¨ ©¸»®» ¾±¬¸ ³¿·² »²¬®¿²½» º¿½» ¬¸» ¿³» ¬®»»¬ ¿²¼ ¬¸» ´±¬ · ²±¬ ±² ¬¸» ½±®²»® ±º ¬©± ¬®»»¬ ±® ¬¸» ½±®²»® ±º ¿ ¬®»»¬ ¿²¼ ¿² ¿´´»§ô ¬©± ½«®¾ ½«¬ ¿²¼ ¼®·ª»©¿§ ¿®» ¿´´±©»¼ Ñ®¼·²¿²½» ó Ð¿¹» é ±º ïç ¿ ´±²¹ ¿ ¾±¬¸ ½«®¾ ½«¬ ¿²¼ ¼®·ª»©¿§ ³»»¬ ¿´´ ±º ¬¸» º±´´±©·²¹ ½±²¼·¬·±²æ ¿ò Ì¸»®» ³«¬ ¾» ¿¬ ´»¿¬ íð º»»¬ ¾»¬©»»² ¬¸» ¬©± ½«®¾ ½«¬å ¾ò Û¿½¸ ½«®¾ ½«¬ ³«¬ ¾» ¿¬ ´»¿¬ ë º»»¬ º®±³ ¿²§ ½«®¾ ½«¬ ±² ¿² ¿¼¶¿½»²¬ ´±¬å ½ò Ì¸» ³¿¨·³«³ ½«®¾ ½«¬ ©·¼¬¸ · ´·³·¬»¼ ¬± ïï º»»¬ ©¸»®» ¬¸» ¼®·ª»©¿§ ¿¾«¬ ¬¸» ¬®»»¬ô ¿²¼ ¬¸» ¼®·ª»©¿§ ³«¬ ¬¿°»® ¬± ²± ³±®» ¬¸¿² ç º»»¬ ©·¬¸·² í º»»¬ ±º ¬¸» ¬®»»¬ ½«®¾ ±® »¼¹»å ¿²¼ ¼ò Ò± °±®¬·±² ±º ¿ ¼®·ª»©¿§ ±® °¿®µ·²¹ ¿®»¿ ¸¿´´ ¾» ©·¼»® ¬¸¿² ç º»»¬ ©·¬¸·² íð º»»¬ ±º ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ò (See Figure 9.3625(6)(a)7.) ò ø¾÷ ß´´»§óß½½» Ü®·ª»©¿§ É·¼¬¸ò Ì¸» ³¿¨·³«³ ¼®·ª»©¿§ ¿²¼ñ±® °¿®µ·²¹ ¿®»¿ ©·¼¬¸ · ïè º»»¬ ©·¬¸·² íð º»»¬ ±º ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¬¸» ¿´´»§ò ø½÷ ß¼¶«¬³»²¬ò Ì¸» ¼®·ª»©¿§ ©·¼¬¸ ¬¿²¼¿®¼ ·² ¬¸· «¾»½¬·±² øê÷ ³¿§ ¾» ¿¼¶«¬»¼ ¾¿»¼ ±² ¬¸» ½®·¬»®·¿ ±º ÛÝ çòèðíðøîê÷øï÷ò (7) Parking Standards. ø¿÷ Û¨½»°¬ ¿ °®±ª·¼»¼ ·² øí÷ø¼÷íò ¿¾±ª»ô »¿½¸ ¼©»´´·²¹ ¸¿´´ ¸¿ª» ±²» ±²ó ¬®»»¬ ±® ±²ó·¬» ª»¸·½´» °¿®µ·²¹ °¿½» º±® »ª»®§ ¬¸®»» ¾»¼®±±³ô ®±«²¼»¼ «° ¬± ¬¸» ²»¨¬ ©¸±´» ²«³¾»® ø·ò»ò ¿ º±«®ó¾»¼®±±³ ¼©»´´·²¹ ³«¬ ¸¿ª» ¿¬ ´»¿¬ ¬©± °¿®µ·²¹ °¿½»÷ò Ú±® °«®°±» ±º ¬¸· «¾»½¬·±²ô »¿½¸ «²·²¬»®®«°¬»¼ ¬©»²¬§ º»»¬ ±º ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ ®·¹¸¬ó±ºó ¿©¿§ ©¸»®» °¿®µ·²¹ · ´»¹¿´ ©·¬¸·² ¬¸» »²¬·®»¬§ ±º ¬¸¿¬ ¬©»²¬§ º»»¬ ¸¿´´ ½±«²¬ ¿ ±²» ±²ó¬®»»¬ °¿®µ·²¹ °¿½»ò Ì¸» ¬©»²¬§ º»»¬ ³¿§ ²±¬ ·²½´«¼» ¿²§ °±®¬·±² ±º ¿ ½«®¾ ½«¬ò ø¾÷ Ò± °±®¬·±² ±º ¿ ª»¸·½´» °¿®µ·²¹ ¿®»¿ ³¿§ ¾» ´±½¿¬»¼ ·² ¬¸» ¿®»¿ ¼»º·²»¼ ¾§ ¬¸» Í¬®»»¬ Í»¬¾¿½µ ³·²·³«³ ¬¿²¼¿®¼ ø·ò»òô º®±³ ©¸·½¸ ¬®«½¬«®»ô ±¬¸»® ¬¸¿² °»®³·¬¬»¼ ·²¬®«·±²ô ¿®» »¨½´«¼»¼÷ ±® ¾»¬©»»² ¬¸» ¬®»»¬ ¿²¼ ¬¸» ®»·¼»²¬·¿´ ¾«·´¼·²¹ º¿9¿¼» ¬¸¿¬ º¿½»ô ¿²¼ · ½´±»¬ ¬±ô ¬¸» ¬®»»¬ò (See Figure 9.3625(7)(b)) ò (8) Ì¸» º±´´±©·²¹ Ì¿¾´» çòíêîë »¬ º±®¬¸ ¬¸» ÍóÖÉ Í°»½·¿´ ß®»¿ Æ±²» ¼»ª»´±°³»²¬ ¬¿²¼¿®¼ô «¾¶»½¬ ¬± ¬¸» °»½·¿´ ¼»ª»´±°³»²¬ ¬¿²¼¿®¼ ·² ÛÝ çòíêîêò Table 9.3625 S-JW Jefferson Westside Special Area Zone Development Standards (See EC 9.3626Special Development Standards for Table 9.3625.) Density(1) Minimum Dwellings Per Lot Ô±¬ ´» ¬¸¿² ïíôëðð Í¯«¿®» Ú»»¬ óó Ô±¬ ïíôëðð ¯«¿®» º»»¬ ¿²¼ ´¿®¹»® ï ¼©»´´·²¹ °»® ´±¬ º±® »ª»®§ êôéëð ¯«¿®» º»»¬ øº®¿½¬·±²¿´ ª¿´«» ¿®» ®±«²¼»¼ ¼±©² ¬± ¬¸» ²»¿®»¬ ©¸±´» ²«³¾»®÷ Maximum Dwellings Per Lot(1) ß´´»§ ß½½» Ñ²´§ Ô±¬ ï ¼©»´´·²¹ °»® ´±¬ Ô±¬ ´» ¬¸¿² îôîëð ¯«¿®» º»»¬ Ò± ¿¼¼·¬·±²¿´ ¼©»´´·²¹ ¿º¬»® Å¼¿¬» ±º ¿¼±°¬·±²Ã Ô±¬ ¾»¬©»»² îôîëð ¿²¼ ìôìçç ¯«¿®» º»»¬ ï ¼©»´´·²¹ °»® ´±¬ Ô±¬ ¾»¬©»»² ìôëðð ¿²¼ èôççç ¯«¿®» º»»¬ î ¼©»´´·²¹ °»® ´±¬ Ñ®¼·²¿²½» ó Ð¿¹» è ±º ïç Table 9.3625 S-JW Jefferson Westside Special Area Zone Development Standards (See EC 9.3626Special Development Standards for Table 9.3625.) Ô±¬ çôððð ¯«¿®» º»»¬ ¿²¼ ´¿®¹»® ï ¼©»´´·²¹ °»® ´±¬ º±® »ª»®§ ìôëðð ¯«¿®» º»»¬ øº®¿½¬·±²¿´ ª¿´«» ¿®» ®±«²¼»¼ ¼±©² ¬± ¬¸» ²»¿®»¬ ©¸±´» ²«³¾»®÷ Maximum Building Height(2)(9) Minimum Building Setbacks (3)(4) (5)(9) Maximum Lot Coverage (6)(7)50% Maximum Vehicle Use Area (6)20% Common and Private Open Space (7) Fences (8) øÓ¿¨·³«³ Ø»·¹¸¬ É·¬¸·² ×²¬»®·±® Ç¿®¼ Í»¬¾¿½µ÷ ê º»»¬ øÓ¿¨·³«³ Ø»·¹¸¬ ©·¬¸·² Ú®±²¬ Ç¿®¼ Í»¬¾¿½µ÷ ìî ·²½¸» 9.3626 Special Development Standards for Table 9.3625. (1) Density. Ú±® °«®°±» ±º ¼»¬»®³·²·²¹ ¬¸» ³¿¨·³«³ ¿´´±©¿¾´» ¼©»´´·²¹ ±² ¿ ´±¬æ ø¿÷ ß ¼©»´´·²¹ ©·¬¸ º·ª» ±® º»©»® ¾»¼®±±³ ¬¸¿¬ · ¬¸» ±²´§ ¼©»´´·²¹ ±² ¿ ¬®»»¬ó¿¾«¬¬·²¹ ´±¬ ¬¸¿¬ · ¿¬ ´»¿¬ ìôëðð ¯«¿®» º»»¬ ¸¿´´ ¾» ½±«²¬»¼ ¿ ±²» ¼©»´´·²¹ò ø¾÷ Ì©± ¼©»´´·²¹ ¬¸¿¬ ¬±¹»¬¸»® ¸¿ª» ¿ ¬±¬¿´ ±º ·¨ ±® º»©»® ¾»¼®±±³ô ¿²¼ ¬¸¿¬ ¿®» ¬¸» ±²´§ ¼©»´´·²¹ ´±½¿¬»¼ ±² ¿ ¬®»»¬óº®±²¬·²¹ ´±¬ ¬¸¿¬ · ¿¬ ´»¿¬ ìôëðð ¯«¿®» º»»¬ô ¿²¼ ©¸»®» ¿¬ ´»¿¬ ±²» ®»·¼»²¬·¿´ ¾«·´¼·²¹ ±² ¬¸» ´±¬ ¸¿ ¿ º®±²¬ º¿½¿¼» ¬¸¿¬ º¿½» ¿ ¬®»»¬ ¿²¼ · ©·¬¸·² ¬¸» ¬®»»¬ ³¿¨·³«³ »¬¾¿½µô ¸¿´´ ¾» ½±«²¬»¼ ¿ ¬©± ¼©»´´·²¹ò ø½÷ Ú±® ½¿» ²±¬ ½±ª»®»¼ ¾§ »½¬·±² ø¿÷ ¿²¼ ø¾÷ô ¿¾±ª»ô ¬¸» ¼©»´´·²¹ ½±«²¬ ¸¿´´ ¾» ¬¸» «³ ±º ¬¸» ¼©»´´·²¹ ½±«²¬ ½¿´½«´¿¬»¼ «²¼»® ¬¸» º±´´±©·²¹ «¾»½¬·±²æ ïò Ì¸» ¬±¬¿´ ¼©»´´·²¹ ½±«²¬ º±® ¿´´ ¼©»´´·²¹ ©·¬¸ ¬¸®»» ±® º»©»® ¾»¼®±±³ ¸¿´´ ¾» ¬¸» ²«³¾»® ±º ¼©»´´·²¹ô îò Ì¸» ¬±¬¿´ ¼©»´´·²¹ ½±«²¬ º±® ¿´´ ¼©»´´·²¹ ©·¬¸ º±«® ±® ³±®» ¾»¼®±±³ ¸¿´´ ¾» ¬¸» ¬±¬¿´ ²«³¾»® ±º ¾»¼®±±³ ·² ¬¸»» ¼©»´´·²¹ ¼·ª·¼»¼ ¾§ ¬¸®»»ò Ú®¿½¬·±²¿´ ¼©»´´·²¹ ½±«²¬ ®»«´¬·²¹ º®±³ ¬¸· ½¿´½«´¿¬·±² ¸¿´´ ¾» ®±«²¼»¼ «° ¬± ¬¸» ²»¨¬ ©¸±´» ²«³¾»®ô »ò¹ò ¿ ¬±¬¿´ ±º »ª»² ¾»¼®±±³ ½±«²¬ ¿ ¬¸®»» ¼©»´´·²¹ò ø¼÷ ±º ¿²§ ²»© ¼»ª»´±°³»²¬ °®±°±·²¹ ¬± ·²½®»¿» ¬¸» ²«³¾»® ±º ¼©»´´·²¹ ±® ¾»¼®±±³ ±² ¿ ´±¬ò Ì¸» °®±°±»¼ ½¸¿²¹» ¸¿´´ ²±¬ ¾» °»®³·¬¬»¼ «²´» ¬¸» ²»© ¼©»´´·²¹ ½±«²¬ ©·´´ ½±³°´§ ©·¬¸ ¿´´ ¿°°´·½¿¾´» ¬¿²¼¿®¼ ·² ¬¸· »½¬·±²ò ø»÷ ×² ¿¼¼·¬·±² ¬± ¬¸» Ó¿¨·³«³ Ü©»´´·²¹ Ð»® Ô±¬ ¿´´±©»¼ ¾§ Ì¿¾´» çòíêîëô ±²» ¿¼¼·¬·±²¿´ ¼©»´´·²¹ ³¿§ ¾» »¬¿¾´·¸»¼ ±² ¿ ´±¬ ¬¸¿¬ · ¾»¬©»»² çôððð ¯«¿®» º»»¬ ¿²¼ ïîôìçç ¯«¿®» º»»¬ô ¿²¼ «° ¬± ¬©± ¿¼¼·¬·±²¿´ ¼©»´´·²¹ ³¿§ ¾» »¬¿¾´·¸»¼ ±² ¿ ´±¬ ¬¸¿¬ · ïíôëðð ¯«¿®» º»»¬ ±® ´¿®¹»®ô ± ´±²¹ ¿æ ïò Ò± ®»·¼»²¬·¿´ ¾«·´¼·²¹ ±² ¬¸» ´±¬ ¸¿ ³±®» ¬¸¿² ¬©± ¼©»´´·²¹å îò Ò± ¼©»´´·²¹ ±² ¬¸» ´±¬ ¸¿ ³±®» ¬¸¿² ¬¸®»» ¾»¼®±±³å ¿²¼ íò Ò± ¼©»´´·²¹ ¿¼¼»¼ ¬± ¬¸» ´±¬ ¿º¬»® Ü»½»³¾»® ïìô îððçô ±® ¬¸¿¬ · ±² ¿ ´±¬ ¬¸¿¬ ¸¿ ³±®» ¬¸¿² ¬¸» ²«³¾»® ±º ¼©»´´·²¹ ¿´´±©»¼ ±² ¬¸» ´±¬ ¾§ Ì¿¾´» çòíêîë ¸¿ ³±®» ¬¸¿² èðð ¯«¿®» º»»¬ ±º ´·ª·²¹ Ñ®¼·²¿²½» ó Ð¿¹» ç ±º ïç ¿®»¿ ±® ¿²§ °±·²¬ ø±¬¸»® ¬¸¿² ½¸·³²»§÷ ¸·¹¸»® ¬¸¿² ïè º»»¬ò øº÷ Ó«´¬·ó´±¬ ¼»ª»´±°³»²¬ò ß ³«´¬·ó´±¬ ¼»ª»´±°³»²¬ ·¬» · ¬®»¿¬»¼ ¿ ±²» ¿®»¿ º±® ½¿´½«´¿¬·²¹ ¿´´±©¿¾´» ¼©»´´·²¹ò ø×ò»òô ¿´´±©¿¾´» ¼©»´´·²¹ ¿®» ó´±¬ ¼»ª»´±°³»²¬ ·¬» ½¿²²±¬ ·²½´«¼» ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ ±® ¿ ´±¬ ´» ¬¸¿² ìôëðð ¯«¿®» º»»¬ò (2) Building Height.(See Figure 9.3626(2)(3)(4)). ø¿÷ Î»·¼»²¬·¿´ ¾«·´¼·²¹ò ïò Ñ² ¿ ¬®»»¬óº®±²¬·²¹ ´±¬ ¬¸¿¬ · ²±¬ ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ô ¬¸» ³¿¨·³«³ ¸»·¹¸¬ ±º ¿²§ °¿®¬ ±º ¿ ®»·¼»²¬·¿´ ¾«·´¼·²¹ ©·¬¸·² êð º»»¬ ±º ¬¸» ´±¬ ´·²» ¿¾«¬¬·²¹ ¬¸» ¬®»»¬ ·æ ¿ò Ú±® ¿²§ »½¬·±² ±º ¿ ®±±º ¬¸¿¬ ¸¿ ¿¬ ´»¿¬ ¿ êæïî °·¬½¸ ø·ò»ò ¿ ´±°» ±º ê ·²½¸» ª»®¬·½¿´´§ º±® »ª»®§ ïî ·²½¸» ¸±®·¦±²¬¿´´§÷ º±® ¬¸» »²¬·®» ®±±º »½¬·±²æ íð º»»¬ò ¾ò Ñ¬¸»®©·»æ ïè º»»¬ò ½ò Ú±® ¿ ´±¬ ¬¸¿¬ ³»»¬ ¬¸» ¼»º·²·¬·±² ±ó ®»°»½¬ ¬± ³±®» ¬¸¿² ±²» ¬®»»¬ô ¬¸» êð º±±¬ ¼·¬¿²½» ¸¿´´ ¾» ³»¿«®»¼ º®±³ ¬¸» ¸±®¬»¬ ´±¬ ´·²» ¬¸¿¬ ³»»¬ ¬¸» ó îò Ì¸» ³¿¨·³«³ ¸»·¹¸¬ ±º ¿²§ °¿®¬ ±º ¿ ®»·¼»²¬·¿´ ¾«·´¼·²¹ ²±¬ ½±ª»®»¼ «²¼»® «¾»½¬·±² ïòô ¿¾±ª»ô · ïè º»»¬ò íò Ý¸·³²»§ ±² ®»·¼»²¬·¿´ ¾«·´¼·²¹ ³¿§ »¨½»»¼ ¬¸» ³¿¨·³«³ ¸»·¹¸¬ ´·³·¬ ¾§ ²± ³±®» ¬¸¿² ë º»»¬ò (See Figure 9.3626(2)(a)) ò ø¾÷ Ì¸» ³¿¨·³«³ ¸»·¹¸¬ ±º ¿²§ °¿®¬ ±º ¿ ¹¿®¿¹» ±® ¾«·´¼·²¹ ¬¸¿¬ · ²±¬ ¿ó ®»·¼»²¬·¿´ ¾«·´¼·²¹ · ïë º»»¬ò ø½÷ Ì¸» ¸»·¹¸¬ ±º ¿²§ °¿®¬ ±º ¿ ¬®«½¬«®» ¸¿´´ ¾» ³»¿«®»¼ ¿ ·¬ ª»®¬·½¿´ ¼·¬¿²½» ¿¾±ª» ¹®¿¼»ò (3) Alley and Street Setbacks.(See Figure 9.3626(2)(3)(4)). ø¿÷ ß´´»§ ³·²·³«³ »¬¾¿½µò Û¨½»°¬ ¿ °®±ª·¼»¼ «²¼»® «¾»½¬·±² ø¿÷ïòô ¾»´±©ô ¿´´ ¾«·´¼·²¹ ¸¿´´ ¾» »¬ ¾¿½µ ¿ ³·²·³«³ ±º ¬¸» ¼·¬¿²½» °»½·º·»¼ ·² «¾»½¬·±² ïò ¿²¼ îòô ¾»´±©ô º®±³ ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿² ¿´´»§ ¿²¼ º®±³ ¿²§ ¿´´»§ ®·¹¸¬ó±ºó©¿§ »¿»³»²¬ô ©¸·½¸»ª»® ©±«´¼ ®»«´¬ ·² ¿ ¹®»¿¬»® »¬¾¿½µ ¼·¬¿²½»ò ïò Î»·¼»²¬·¿´ ¾«·´¼·²¹æ ë º»»¬ò ß´´ ·²¬®«·±² ¿´´±©»¼ ¾§ ÛÝ çòêéìë ó°®±¸·¾·¬»¼ ¾§ ±¬¸»® °®±ª··±² ¿°°´·½¿¾´» ·² ¬¸» ÍóÖÉ Í°»½·¿´ ß®»¿ Æ±²» ¿®» ¿´´±©»¼ ¾«¬ ²± ·²¬®«·±² ³¿§ °»²»¬®¿¬» ³±®» ¬¸¿² ¬©± º»»¬ ·²¬± ¬¸» »¬¾¿½µò îò Ñ¬¸»® ¬®«½¬«®»æ î º»»¬ò Ò± ·²¬®«·±² ¿®» ¿´´±©»¼ò ø¾÷ Í¬®»»¬ »¬¾¿½µò ïò Î»·¼»²¬·¿´ ¾«·´¼·²¹ò ¿ò Ó·²·³«³ »¬¾¿½µ ¸¿´´ ¾»æ øï÷ ïë º»»¬ º®±³ ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ ¿²¼ º®±³ ¿²§ ¬®»»¬ ®·¹¸¬ó±ºó©¿§ »¿»³»²¬ô ©¸·½¸»ª»® ©±«´¼ ®»«´¬ ·² ¿ ¹®»¿¬»® »¬¾¿½µ ¼·¬¿²½»å ±® øî÷ Ì¸» ¿ª»®¿¹» »¬¾¿½µ ¼·¬¿²½» ¬± ¬¸» ©·¼»¬ °±®¬·±² ±º ¬¸» º®±²¬ º¿½¿¼» ±º ¬¸» ¬©± ²»¿®»¬ ®»·¼»²¬·¿´ ¾«·´¼·²¹ô ±²» ±² »¿½¸ ¿¼¶¿½»²¬ °®±°»®¬§ ±² ¬¸» ·¼» ±º ¬¸» «¾¶»½¬ °®±°»®¬§ô ¬¸¿¬ º¿½» ¬¸» ¿³» ¬®»»¬ô ¾«¬ ²±¬ ´» ¬¸¿² ïð º»»¬å ±® Ñ®¼·²¿²½» ó Ð¿¹» ïð ±º ïç øí÷ É¸»®» ¬¸»®» ¿®» ²±¬ ¬©± ¼©»´´·²¹ ¿ ¼»½®·¾»¼ ·² øî÷ô ¿¾±ª»ô ±²» ¸¿´º ¬¸» «³ ±º ïë º»»¬ °´« ¬¸» »¬¾¿½µ ¼·¬¿²½» ¬± ¬¸» ©·¼»¬ °±®¬·±² ±º ¬¸» º®±²¬ º¿½¿¼» ±º ¬¸» ²»¿®»¬ ®»·¼»²¬·¿´ ¾«·´¼·²¹ ±² ¿ ¼·ºº»®»²¬ °®±°»®¬§ ¬¸¿¬ º¿½» ¬¸» ¿³» ¬®»»¬ô ¾«¬ ²±¬ ´» ¬¸¿² ïð º»»¬ øì÷ ó °®±¸·¾·¬»¼ ¾§ ±¬¸»® °®±ª··±² ¿°°´·½¿¾´» ·² ¬¸» ÍóÖÉ Í°»½·¿´ ß®»¿ Æ±²» ¿®» ¿´´±©»¼ò Ò± ·²¬®«·±² ³¿§ °»²»¬®¿¬» ½´±»® ¬¸¿² ïð º»»¬ º®±³ ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ ¿²¼ º®±³ ¿²§ ¬®»»¬ ®·¹¸¬ó±ºó©¿§ »¿»³»²¬ò ¾ò Ó¿¨·³«³ »¬¾¿½µ ±² ¿ ¬®»»¬óº®±²¬·²¹ ´±¬ ¬¸¿¬ · ²±¬ ¿² ¿´´»§ ¿½½» ±²´§ ´±¬æ øï÷ ß¬ ´»¿¬ ±²» ®»·¼»²¬·¿´ ¾«·´¼·²¹ ±² ¬¸» ´±¬ ³«¬ ¸¿ª» ¿¬ ´»¿¬ îë º»»¬ ±® ïðð °»® 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®»·¼»²¬·¿´ ¾«·´¼·²¹ ¸¿ ¿ ³¿·² »²¬®¿²½» ¬¸¿¬ ³»»¬ ¬¸» ®»¯«·®»³»²¬ ·² ÛÝ çòíêîëøì÷ ©·¬¸ ®»°»½¬ ¬± ¿ ¼·ºº»®»²¬ ¬®»»¬ ¿²¼ ½±³°´·» ©·¬¸ ¬¸» ïë º±±¬ ³·²·³«³ ¬®»»¬ »¬¾¿½µ ®»¯«·®»³»²¬ ©·¬¸ ®»°»½¬ ¬± ¬¸¿¬ ¬®»»¬å ¿²¼ øÞ÷ Ò± ¼©»´´·²¹ ·² ¬¸» ®»·¼»²¬·¿´ ¾«·´¼·²¹ ¸¿ ¿ ³¿·² »²¬®¿²½» ©·¬¸·² ¬¸» »¨¬»²¬ ±º ¬¸» º¿9¿¼» ¬± ©¸·½¸ ¬¸» ïð º±±¬ »¬¾¿½µ ¿°°´·»ò îò Ù¿®¿¹» ¿²¼ ¾«·´¼·²¹ ¬¸¿¬ ¿®» ²±¬ ®»·¼»²¬·¿´ ¾«·´¼·²¹ ¸¿´´ ³»»¬ ¬¸» º±´´±©·²¹ ³·²·³«³ »¬¾¿½µ ®»¯«·®»³»²¬æ ¿ò îï º»»¬ º®±³ ¿²§ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ ¿²¼ º®±³ ¿²§ ¬®»»¬ ®·¹¸¬ó±ºó©¿§å ¿²¼ ¾ò Ñ² ¿´´ ´±¬ »¨½»°¬ ¿´´»§ ¿½½» ±²´§ ´±¬æ ê º»»¬ ¾»¸·²¼ ¬¸» ¬®»»¬óº¿½·²¹ º¿9¿¼»ô ±¬¸»® ¬¸¿² ¬¸» º¿9¿¼» ±º ¿² ¿¬¬¿½¸»¼ Ñ®¼·²¿²½» ó Ð¿¹» ïï ±º ïç ¹¿®¿¹»ô ¬¸¿¬ · º«®¬¸»¬ º®±³ ¬¸» ¬®»»¬ ±º ¬¸» ®»·¼»²¬·¿´ ¾«·´¼·²¹ ½´±»¬ ¬± ¬¸» ¬®»»¬ ¬¸¿¬ ¬¸» ¹¿®¿¹» ±® ²±²ó ®»·¼»²¬·¿´ ¾«·´¼·²¹ º¿½»ò ø½÷ Í°»½·¿´ »¬¾¿½µ °®±ª··±² ³¿§ ¿´± ¿°°´§ô »» ÛÝ çòêéëð Í°»½·¿´ Í»¬¾¿½µ Í¬¿²¼¿®¼ò (4) Interior Yard Setbacks.(See Figure 9.3626(2)(3)(4)). Ú±® °«®°±» ±º ¬¸· °»®°»²¼·½«´¿®ò Û¨½»°¬ ¿ °®±ª·¼»¼ ·² «¾»½¬·±² ø½÷ ¬¸®±«¹¸ øº÷ ±º ¬¸· «¾»½¬·±²æ ø¿÷ Ú±® ¿ ¬®»»¬óº®±²¬·²¹ ´±¬ ¬¸¿¬ · ²±¬ ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ô º±® ¿²§ °±®¬·±² ±º ¿² ·²¬»®·±® ´±¬ ´·²» ¬¸¿¬ · ´±½¿¬»¼ ©·¬¸·² êð º»»¬ ±º ¿ ´±¬ ´·²» ¿¾«¬¬·²¹ ¿ ¬®»»¬ ¿²¼ ¹»²»®¿´´§ °»®°»²¼·½«´¿® ¬± ¬¸» ·¼» ±º ¬¸» ´±¬ ¿´±²¹ ©¸·½¸ ¬¸» ·²¬»®·±® ´±¬ ´·²» ´·»æ Ì¸» »¬¾¿½µ ¸¿´´ ¾» ¿¬ ´»¿¬ ë º»»¬ º®±³ ¬¸» ·²¬»®·±® ´±¬ ´·²» ¿²¼ ¿ ³·²·³«³ ±º ïð º»»¬ º®±³ ¬®«½¬«®» ±² ±¬¸»® ´±¬ò ×² ¿¼¼·¬·±²ô ¿¬ ¿ °±·²¬ ¬¸¿¬ · ïî º»»¬ ¿¾±ª» ¹®¿¼»ô ¬¸» »¬¾¿½µ ¸¿´´ ´±°» ¿¬ ¬¸» ®¿¬» ±º ïð ·²½¸» ª»®¬·½¿´´§ º±® »ª»®§ ïî ·²½¸» ¸±®·¦±²¬¿´´§ (See ø¿°°®±¨·³¿¬»´§ ëð ¼»¹®»» º®±³ ª»®¬·½¿´÷ ¿©¿§ º®±³ ¬¸» ´±¬ ´·²»ò Figure 9.3626(4)(a)(b)). ø¾÷ Í»¬¾¿½µ º®±³ ¿´´ ±¬¸»® °±®¬·±² ±º ·²¬»®·±® ´±¬ ´·²»ô ²±¬ ½±ª»®»¼ ·² «¾»½¬·±² ø¿÷ô ¸¿´´ ¾» ¿¬ ´»¿¬ ë º»»¬ º®±³ ¬¸» ·²¬»®·±® ´±¬ ´·²» ¿²¼ ¿ ³·²·³«³ ±º ïð º»»¬ º®±³ ¬®«½¬«®» ±² ±¬¸»® ´±¬ò ×² ¿¼¼·¬·±²ô ¿¬ ¿ °±·²¬ ¬¸¿¬ · è º»»¬ ¿¾±ª» ¹®¿¼»ô ¬¸» »¬¾¿½µ ¸¿´´ ´±°» ¿¬ ¬¸» ®¿¬» ±º ïð ·²½¸» ª»®¬·½¿´´§ º±® »ª»®§ ïî ·²½¸» ¸±®·¦±²¬¿´´§ ø¿°°®±¨·³¿¬»´§ ëð (See Figure ¼»¹®»» º®±³ ª»®¬·½¿´÷ ¿©¿§ º®±³ ¬¸» ´±¬ ´·²»ò 9.3626(4)(a)(b)). ø½÷ ó ¿²¼ ²±¬ »¨°´·½·¬´§ °®±¸·¾·¬»¼ ¾§ ±¬¸»® °®±ª··±² ¿°°´·½¿¾´» ·² ¬¸» ÍóÖÉ Í°»½·¿´ ß®»¿ Æ±²» ¿®» ¿´´±©»¼ô »¨½»°¬ ¬¸¿¬æ ïò Ì¸» ³¿¨·³«³ »¨¬»²¬ ±º ¿´´±©¿¾´» ·²¬®«·±² ·²¬± ¬¸» ´±°»¼ °±®¬·±² ±º ¿ »¬¾¿½µ ¸¿´´ ¾» ³»¿«®»¼ ¸±®·¦±²¬¿´´§ º®±³ ¬¸» ´±°»¼ °´¿²» ±º ¬¸» »¬¾¿½µò îò Ò± ©¿´´ ±® «®º¿½» ±º ¿ ¾«·´¼·²¹ ¬¸¿¬ · ¿² ·²¬®«·±² ¿´´±©»¼ «²¼»® ÛÝ çòêéìëøî÷ ¿²¼ ¬¸¿¬ · ±ª»® îð ¯«¿®» º»»¬ ¸¿´´ ¾» ½´±»® ¬¸¿² ¯«¿®» º»»¬ ±² ¿² ¿¼¶¿½»²¬ °®±°»®¬§ò ø¼÷ Ñ² ¿ ¬®»»¬óº®±²¬·²¹ ´±¬ ¬¸¿¬ · ²±¬ ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ô ¿ ®»·¼»²¬·¿´ ¾«·´¼·²¹ ©·¬¸ ¿ ³¿·² ®±±º ¬¸¿¬ · ¹¿¾´»¼ ±® ¸·°°»¼ ¿²¼ ¸¿ ¿ ®·¼¹»´·²» ¹»²»®¿´´§ °¿®¿´´»´ ¬± ¿ ´±¬ ´·²» ¿¾«¬¬·²¹ ¬¸» ¬®»»¬ ³¿§ ¸¿ª» ¿ ·²¹´» ¹¿¾´» ±® ¸·°°»¼ °±®¬·±² ±² »¿½¸ ·¼» ±º ¬¸» ¾«·´¼·²¹ ·²¬®«¼» ·²¬± ¬¸» ´±°»¼ °±®¬·±² ±º ¬¸» ·²¬»®·±® §¿®¼ »¬¾¿½µô ¿ ´±²¹ ¿ ¬¸» »²¬·®» ·²¬®«·±² · ©·¬¸·² êð º»»¬ ±º ¬¸» ®»°»½¬·ª» ´±¬ ´·²» ¿¾«¬¬·²¹ ¬¸» ¬®»»¬ ¿²¼ ¬¸» ³¿¨·³«³ ©·¼¬¸ ±º ¬¸» °¿®¬ ±º ¬¸» ¾«·´¼·²¹ ¬¸¿¬ °»²»¬®¿¬» ¬¸» ´±°»¼ »¬¾¿½µ · íë º»»¬ò ø»÷ ß ®»·¼»²¬·¿´ ¾«·´¼·²¹ ³¿§ ¸¿ª» ¿ ³¿¨·³«³ ±º ì ¼±®³»®ô ©·¬¸ ¿ ³¿¨·³«³ ±º î ¼±®³»® °»® ·¼» ±º ¬¸» ®±±ºô ¬¸¿¬ ·²¬®«¼» ·²¬± ¬¸» ´±°»¼ °±®¬·±² ±º ¿² ·²¬»®·±® §¿®¼ »¬¾¿½µô ¿ ´±²¹ ¿ »¿½¸ ¼±®³»® ¬¸¿¬ ·²¬®«¼» ±² ¬¸» »¬¾¿½µ ³»»¬ ¿´´ ¬¸» º±´´±©·²¹ ®»¯«·®»³»²¬æ ïò Ø¿ ¿¬ ´»¿¬ ì ¯«¿®» º»»¬ ±º ©·²¼±©ø÷ ·² ¬¸» »²¼ øº¿½»÷ ©¿´´ò îò Ø¿ ¿ ³·²·³«³ »¬¾¿½µ ±º é º»»¬ º®±³ ·²¬»®·±® ´±¬ ´·²» ¿²¼ · ¿ ³·²·³«³ ±º ïð º»»¬ º®±³ ¬®«½¬«®» ±² ±¬¸»® ´±¬ò Ñ®¼·²¿²½» ó Ð¿¹» ïî ±º ïç íò Ó¿¨·³«³ ©·¼¬¸ò ¿ò Ì¸»®» · ²± ³¿¨·³«³ ©·¼¬¸ º±® ¿ ¼±®³»® ¬¸¿¬ ¸¿ ¿² »²¼ øº¿½»÷ ©¿´´ ¬¸¿¬ ¼±» ²±¬ º¿½» ¿ ¬®»»¬ ¿²¼ · »¬¾¿½µ ¿¬ ´»¿¬ íð º»»¬ º®±³ ¬¸» ²»¿®»¬ ´±¬ ´·²» »¹³»²¬ ¬¸» »²¼ ©¿´´ º¿½»ò ¾ò Ì¸» ³¿¨·³«³ ©·¼¬¸ º±® ¿´´ ±¬¸»® ¼±®³»® ¬¸¿¬ ·²¬®«¼» ·²¬± ¬¸» »¬¾¿½µ · ïð º»»¬ ³»¿«®»¼ ¾»¬©»»² ¬¸» ·¼»©¿´´ ±® ³¿¨·³«³ ®±±º ±°»²·²¹ô ©¸·½¸»ª»® · ¹®»¿¬»®ò ìò º®±³ ¬¸» ²»¿®»¬ ¹»²»®¿´´§ °¿®¿´´»´ ±«¬»® ©¿´´ ±º ¬¸» ¾«·´¼·²¹ ¬± ©¸·½¸ ¬¸» ¼±®³»® · ¿¬¬¿½¸»¼ò øº÷ Û¨½»°¬·±²ò ïò Í¬®«½¬«®» ³¿§ ·²¬®«¼» ·²¬± ¬¸» ´±°»¼ °±®¬·±² ±º ¿²§ ·²¬»®·±® §¿®¼ »¬¾¿½µ ¿ ´±²¹ ¿ ¬¸» ´±¬ ±©²»® »½«®» ¿²¼ ®»½±®¼ ·² ¬¸» ±ºº·½» ±º ¬¸» Ô¿²» Ý±«²¬§ Î»½±®¼»® ¿ ³¿·²¬»²¿²½» ¿½½» »¿»³»²¬ ¿¼¶¿½»²¬ ¬± ·²¬®«·ª» ·¼» ±º ¬¸» ¬®«½¬«®»ò Ì¸» »¿»³»²¬ ¸¿´´ °®±ª·¼» ¿ ëóº±±¬ ©·¼» ¿½½» ¬¸» »²¬·®» ´»²¹¬¸ ±º ¬¸» ·²¬®«·±² ¿²¼ ë º»»¬ ¾»§±²¼ ¾±¬¸ »²¼ô ¿²¼ ®»¯«·®» ¿ ïðóº±±¬ »°¿®¿¬·±² ¾»¬©»»² ¾«·´¼·²¹ ±² »°¿®¿¬» ´±¬ò Ì¸» »¿»³»²¬ ¸¿´´ ¾» ±² ¿ º±®³ °®±ª·¼»¼ ¾§ ¬¸» ½·¬§ô ¸¿´´ ¾» ¿°°®±ª»¼ ¾§ ½·¬§ ¬¿ººô ¿²¼ ¾» «¾¶»½¬ ¬± ®»ª·»© ¿²¼ °¿§³»²¬ ±º ¿ º»» »¬ ¾§ ¬¸» ½·¬§ ³¿²¿¹»®ò îò Í¬®«½¬«®» ³¿§ ·²¬®«¼» ·²¬± ¿² ·²¬»®·±® §¿®¼ »¬¾¿½µ ¿®··²¹ º®±³ ¿ ´±¬ ´·²» ¾»¬©»»² ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ ¿²¼ ¬¸» ´±¬ ¾»¬©»»² ¬¸» ¿´´»§ ¿½½» ±²´§ ´±¬ ¿²¼ ¬¸» ¬®»»¬ô ¿ ´±²¹ ¿ ¬¸» °®±°»®¬§ ±©²»® »½«®» ¿²¼ ®»½±®¼ ¿ ³¿·²¬»²¿²½» ¿½½» »¿»³»²¬ ¿ ¼»½®·¾»¼ ·² ïô ¿¾±ª»ò ø¹÷ Û¿»³»²¬ò Û¨½»°¬ ©¸»®» ¾«·´¼·²¹ ¿¾«¬ ±® ¸¿®» ¿ ½±³³±² ©¿´´ô ¬¸» ±©²»® ±º ¿ ´±¬ ±® °¿®½»´ ©·¬¸ ¿² ·²¬»®·±® §¿®¼ ±º ´» ¬¸¿² ë º»»¬ º®±³ ¬¸» ¿¼¶¿½»²¬ °®±°»®¬§ ´·²» ³«¬ »½«®» ¿²¼ ®»½±®¼ ·² ¬¸» ±ºº·½» ±º ¬¸» Ô¿²» Ý±«²¬§ Î»½±®¼»® ¿ ³¿·²¬»²¿²½» ¿½½» »¿»³»²¬ ¿¼¶¿½»²¬ ¬± ¬¸¿¬ ·¼» ±º ¬¸» ¾«·´¼·²¹ò Ì¸» »¿»³»²¬ ¸¿´´ °®±ª·¼» ¿ ëóº±±¬ ©·¼» ¿½½» ¬¸» »²¬·®» ´»²¹¬¸ ±º ¬¸» ¾«·´¼·²¹ ¿²¼ ë º»»¬ ¾»§±²¼ ¾±¬¸ »²¼ô ¿²¼ ®»¯«·®» ¿ ïðóº±±¬ »°¿®¿¬·±² ¾»¬©»»² ¾«·´¼·²¹ ±² »°¿®¿¬» ´±¬ò Ì¸» »¿»³»²¬ ¸¿´´ ¾» ±² ¿ º±®³ °®±ª·¼»¼ ¾§ ¬¸» ½·¬§ô ¸¿´´ ¾» ¿°°®±ª»¼ ¾§ ½·¬§ ¬¿ººô ¿²¼ ¾» «¾¶»½¬ ¬± ¿ ®»ª·»© ¿²¼ °¿§³»²¬ ±º ¿ º»» »¬ ¾§ ¬¸» ½·¬§ ³¿²¿¹»®ò Ì¸»®» ¸¿´´ ¾» ²± °®±¶»½¬·±² ±º ¾«·´¼·²¹ º»¿¬«®» ·²¬± ¬¸· »¿»³»²¬ò (5) Window Setback above First Floor. Ú±® °«®°±» ±º ¬¸· «¾»½¬·±²ô ø¿÷ Û¨½»°¬ ¿ °®±ª·¼»¼ ·² ø¾÷ô ©·²¼±© ¿¾±ª» ¬¸» º·®¬ º´±±® ¸¿´´ ¾» »¬¾¿½µ ¿ ³·²·³«³ ±º ïð º»»¬ º®±³ ·²¬»®·±® ´±¬ ´·²»ò ø¾÷ É·²¼±© ¬¸¿¬ ¿®» ©·¬¸·² êð º»»¬ ±º ¿ ´±¬ ´·²» ¿¾«¬¬·²¹ ¬¸» ¬®»»¬ ±º ¿ ¬®»»¬óº®±²¬·²¹ ´±¬ ¬¸¿¬ · ²±¬ ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ô ¿²¼ ¬¸¿¬ ¿®» ·² ¿ ¹¿¾´» ±® ¸·°°»¼ »²¼ ±º ¿ ®»·¼»²¬·¿´ ¾«·´¼·²¹ ©·¬¸ ¿ ³¿·² ®±±º ®·¼¹»´·²» ¹»²»®¿´´§ °¿®¿´´»´ ¬± ¬¸» ®»°»½¬·ª» ´±¬ ´·²» ¿¾«¬¬·²¹ ¬¸» ¬®»»¬ô ¿®» »¨½´«¼»¼ º®±³ ¬¸» »¬¾¿½µ ®»¯«·®»³»²¬ ·² ø¿÷ô ¿¾±ª»ò (6) Ì¸» ³¿¨·³«³ ¿®»¿ ½±ª»®»¼ ¾§ °¿ª»¼ ¿²¼ «²°¿ª»¼ ª»¸·½´» «» ¿®»¿ ·²½´«¼·²¹ ¾«¬ ²±¬ ´·³·¬»¼ ¬± ¼®·ª»©¿§ô ±²ó·¬» °¿®µ·²¹ ¿²¼ ¬«®²¿®±«²¼ô · îð °»®½»²¬ ±º ¬¸» ¬±¬¿´ ¼»ª»´±°³»²¬ ·¬» ¿®»¿ò (7) Common and Private Open Space. (See Figure 9.3626(7)) ò Ñ®¼·²¿²½» ó Ð¿¹» ïí ±º ïç ø¿÷ ß´´ ¼»ª»´±°³»²¬ ±º ¬¸®»» ±® ³±®» ¼©»´´·²¹ ø¿ ½¿´½«´¿¬»¼ «²¼»® ÛÝ çòíêîêøï÷ ¸¿´´ ·²½´«¼» ½±³³±² ±® °®·ª¿¬» ±°»² °¿½»ô ±® ¿ ½±³¾·²¿¬·±² ¬¸»®»±ºô ¬¸¿¬ »¯«¿´ ±® »¨½»»¼ ¬¸» ¹®»¿¬»® ±º ¬¸» º±´´±©·²¹ ¬©± ¿®»¿æ ïò îðû ±º ¬¸» ¼»ª»´±°³»²¬ ·¬» ¿®»¿ò îò îëû ±º ¬±¬¿´ ´·ª·²¹ ¿®»¿ò ø¾÷ ß²§ ½±³³±² ±°»² °¿½» ·²¬»²¼»¼ ¬± ³»»¬ ¬¸» ®»¯«·®»³»²¬ ±º ¬¸· «¾»½¬·±² øé÷ ³¿§ ·²½´«¼» ±²´§ ¬¸±» ¬¸» ¿®»¿ ´·¬»¼ «²¼»® ÛÝ çòëëððøç÷ø¿÷øï÷ ¿²¼ øî÷ò Ò± ·²¼±±® ¿®»¿ ³¿§ ¾» ½±«²¬»¼ ¿ ½±³³±² ±°»² °¿½»ò ïò Ì¸» ³·²·³«³ ¿®»¿ º±® ¿²§ ½±³³±² ±°»² °¿½» ¸¿´´ ¾» îëð ¯«¿®» º»»¬ò îò Ì¸» ¾±«²¼¿®·» ±º ¿²§ ¿®»¿ ½±«²¬»¼ ¿ ½±³³±² ±°»² °¿½» ³«¬ ¾» «ºº·½·»²¬ ¬± »²½±³°¿ ¿ ¯«¿®» ©·¬¸ ïë º±±¬ ·¼»ò ø½÷ ß²§ °®·ª¿¬» ±°»² °¿½» ·²¬»²¼»¼ ¬± ³»»¬ ¬¸» ®»¯«·®»³»²¬ ±º ¬¸· «¾»½¬·±² øé÷ ¸¿´´ ¾» ½±²·¬»²¬ ©·¬¸ ÛÝ çòëëððøç÷ø¾÷ò ø¼÷ ß² ±°»² °¿½» ½®»¼·¬ ¸¿´´ ¾» ¿´´±©»¼ ½±²·¬»²¬ ©·¬¸ ÛÝ çòëëððøç÷ø½÷î º±® ¯«¿´·º§·²¹ »¬¾¿½µ ¿®»¿ò Ì¸» ÛÝ çòëëððøç÷ø½÷ï ½®»¼·¬ º±® °«¾´·½ °¿®µ · ²±¬ ¿´´±©»¼ò (8) Fences. ø¿÷ Ì§°»ò Ì¸» ¬§°» ±º º»²½» ø·²½´«¼·²¹ ©¿´´ ±® ½®»»²÷ «»¼ · «¾¶»½¬ ¬± °»½·º·½ ®»¯«·®»³»²¬ ¬¿¬»¼ ·² ¬¸» ´¿²¼½¿°» ¬¿²¼¿®¼ ¾»¹·²²·²¹ ¿¬ ÛÝ çòêîðð Ð«®°±» ±º Ô¿²¼½¿°» Í¬¿²¼¿®¼ò Ì¸» ¬¿²¼¿®¼ ¿°°´§ ¬± ©¿´´ô º»²½»ô ¿²¼ ½®»»² ±º ¿´´ ¬§°» ·²½´«¼·²¹ ±°»²ô ±´·¼ô ©±±¼ô ³»¬¿´ô ©·®»ô ³¿±²®§ ±® ±¬¸»® ³¿¬»®·¿´ò Ë» ±º ¾¿®¾»¼ ©·®» ¿²¼ »´»½¬®·½ º»²½·²¹ · ®»¹«´¿¬»¼ ·² ÛÝ êòðïðø¼÷ Ú»²½»ò ø¾÷ Ô±½¿¬·±² ¿²¼ Ø»·¹¸¬ò ïò Ú»²½» «° ¬± ìî ·²½¸» ·² ¸»·¹¸¬ ¿®» °»®³·¬¬»¼ ©·¬¸·² ¬¸» ®»¯«·®»¼ º®±²¬ §¿®¼ »¬¾¿½µò Ú±® ½±®²»® ´±¬ ±® ¼±«¾´» º®±²¬¿¹» ´±¬ô ¿ º»²½» ¾»¬©»»² ìî ·²½¸» ¿²¼ ê º»»¬ ·² ¸»·¹¸¬ · °»®³·¬¬»¼ ©·¬¸·² ±²» ±º ¬¸» ¬©± º®±²¬ §¿®¼ »¬¾¿½µô ± ´±²¹ ¿ º±® ½±®²»® ´±¬ô ¬¸· º»²½» ½¿²²±¬ »¨¬»²¼ °¿¬ ¿ ´·²» ½®»¿¬»¼ ¾§ ¿² »¨¬»²·±² ±º ¬¸» º®±²¬ ©¿´´ (See Figure 9.2751(13)(b)1.) ±º ¬¸» ¼©»´´·²¹ò îò Ú»²½» «° ¬± ê º»»¬ ·² ¸»·¹¸¬ ¿®» °»®³·¬¬»¼ ©·¬¸·² ¬¸» ®»¯«·®»¼ ·²¬»®·±® §¿®¼ »¬¾¿½µò íò Ì¸» ¸»·¹¸¬ ±º º»²½» ¬¸¿¬ ¿®» ²±¬ ´±½¿¬»¼ ©·¬¸·² ¬¸» ®»¯«·®»¼ »¬¾¿½µ ¿®»¿ · ¬¸» ¿³» ¿ ¬¸» ®»¹«´¿® ¸»·¹¸¬ ´·³·¬ ±º ¬¸» ¦±²»ò ìò Ú»²½» ³«¬ ³»»¬ ¬¸» ¬¿²¼¿®¼ ·² ÛÝ çòêéèð Ê··±² Ý´»¿®¿²½» ß®»¿ò (9) Ó¿¨·³«³ ¾«·´¼·²¹ ¸»·¹¸¬ ¿²¼ ³·²·³«³ ¾«·´¼·²¹ »¬¾¿½µ ³¿§ ¾» ³±¼·º·»¼ ©·¬¸ ¿² ¿°°®±ª»¼ °´¿²²»¼ «²·¬ ¼»ª»´±°³»²¬ °»®³·¬ò øÚ±® °´¿²²»¼ «²·¬ ¼»ª»´±°³»²¬ °®±½»¼«®» ®»º»® ¬± ÛÝ çòéíðð Ù»²»®¿´ Ñª»®ª·»© ±º Ì§°» ××× ß°°´·½¿¬·±² Ð®±½»¼«®» ¿²¼ º±® ¿°°®±ª¿´ ½®·¬»®·¿ ®»º»® ¬± ÛÝ çòèíîð Ì»²¬¿¬·ª» Ð´¿²²»¼ Ë²·¬ Ü»ª»´±°³»²¬ ß°°®±ª¿´ Ý®·¬»®·¿ ó Ù»²»®¿´ò 9.3630 S-JW Jefferson Westside Special Area Zone Lot Standards. Ì¸» º±´´±©·²¹ Ì¿¾´» çòíêíð »¬ º±®¬¸ ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» ´±¬ ¬¿²¼¿®¼ô «¾¶»½¬ ¬± ¬¸» °»½·¿´ ¬¿²¼¿®¼ ·² ÛÝ çòíêíïò Table 9.3630 S-JW Jefferson Westside Special Area Zone Lot Standards (See EC 9.3631 Special Standards for Table 9.3630.) Lot Area Minimum (1) Ñ®¼·²¿²½» ó Ð¿¹» ïì ±º ïç Table 9.3630 S-JW Jefferson Westside Special Area Zone Lot Standards (See EC 9.3631 Special Standards for Table 9.3630.) Ô±¬ô »¨½»°¬ Í³¿´´ Ô±¬ô ß´´»§ ß½½» Ñ²´§ Ô±¬ ìôëðð ¯«¿®» º»»¬ Í³¿´´ Ô±¬ øî÷ îôîëð ¯«¿®» º»»¬ ±® °»® Ý´«¬»® Í«¾¼·ª··±² ±® ÐËÜ ß´´»§ ß½½» Ñ²´§ Ô±¬ øì÷ îôîëð ¯«¿®» º»»¬ Frontage Minimum (1) ×²¬»®·±® Ô±¬ ìë º»»¬ Ý±®²»® Ô±¬ ìë º»»¬ Ô±¬ ß®»¿ Ó¿¨·³«³ øí÷ ïíôëðð ¯«¿®» º»»¬ 9.3631 Special Standards for Table 9.3630. (1) ø¿÷ Ô±¬ º®±²¬¿¹» ®»¯«·®»³»²¬ ³¿§ ¾» ³»¬ ¾§ ¿ ´±¬ ¬¸¿¬ ¿¾«¬ ¿ ¬®»»¬ ±® ¿² ¿´´»§ ½±²¬·²«±«´§ º±® ¬¸» ®»¯«·®»¼ ´»²¹¬¸ ·²¼·½¿¬»¼ ·² Ì¿¾´» çòíêíðò ø¾÷ ß ´±¬ ³«¬ ¾» ±º «ºº·½·»²¬ ·¦» ¿²¼ñ±® ¸¿ª» «ºº·½·»²¬ ±²ó¬®»»¬ °¿®µ·²¹ ¬± ³»»¬ ¿°°´·½¿¾´» ª»¸·½´» °¿®µ·²¹ ®»¯«·®»³»²¬ «²¼»® ÛÝ çòíêîëøí÷ø¾÷ì ±® ÛÝ çòíêîëøé÷ º±® ±²» ¼©»´´·²¹ô ±® ¿´´ »¨·¬·²¹ ¼©»´´·²¹ ±² ¬¸» ´±¬ ¿¬ ¬¸» ¬·³» ¬¸» ´±¬ · ½®»¿¬»¼ô ©¸·½¸»ª»® · ¹®»¿¬»®ò ø½÷ Î»½¬·´·²»¿® ¸¿°»ò ß ´±¬ ´·²» »¹³»²¬ · ¿ °±®¬·±² ±º ¬¸» ¾±«²¼¿®§ ´·²» ±º ¿ ´±¬ ¬¸¿¬ · ¾±«²¼»¼ ±² »¿½¸ »²¼ ¾§ ¿² ¿²¹´» ¿²¼ ¬¸¿¬ ½±²¬¿·² ²± ¿²¹´» ©·¬¸·² ¬¸» ´·²» »¹³»²¬ò øÌ¸» °±·²¬ ¿¬ ©¸·½¸ ¿ ¬®¿·¹¸¬ ´·²» ·²¬»®»½¬ ¿ ½«®ª»¼ ´·²» · ½±²·¼»®»¼ ¿² ¿²¹´»ò÷ ïò ß´´ ´±¬ ´·²» »¹³»²¬ ³«¬ ¾» ¬®¿·¹¸¬ ´·²» ¿²¼ ·²¬»®»½¬ ¿¬ ®·¹¸¬ ¿²¹´» øçð ¼»¹®»»÷ò îò Û¨½»°¬·±² ¿ò Ô±¬ ´·²» »¹³»²¬ ³¿§ ·²¬»®»½¬ ¿¬ ¿² ¿²¹´» ¾»¬©»»² èë ¿²¼ çë ¼»¹®»» ¬± ¬¸» »¨¬»²¬ ¬¸¿¬ ©·´´ °®±¼«½» ¿ ´±¬ ©·¬¸ ¿¬ ´»¿¬ º±«® ·¼» ¿²¼ ¿ ´±¬ ¾±«²¼¿®§ ©·¬¸ º»©»® ¿²¹´» ¬¸¿² ½±«´¼ ¾» ¿½½±³°´·¸»¼ «·²¹ ±²´§ ®·¹¸¬ ¿²¹´»ò ¾ò ß² ¿²¹´» ¾»¬©»»² ìë ¿²¼ ïíë ¼»¹®»» · ¿´´±©»¼ ©¸»®» ¿ ²»© ´±¬ ´·²» ·²¬»®»½¬ ¿ ´±¬ ´·²» »¹³»²¬ ¬¸¿¬ »¨·¬»¼ °®·±® ¬± Ü»½»³¾»® ïìô îððçô ¿²¼ ¬¸» »¨·¬·²¹ ´±¬ ´·²» »¹³»²¬ ¼·¼ ²±¬ ·²¬»®»½¬ ¾±¬¸ ·¬ ¿¼¶±·²·²¹ ´±¬ ´·²» »¹³»²¬ ¿¬ ®·¹¸¬ ¿²¹´»ò ø¼÷ ¬¸» º±´´±©·²¹ ·¦»æ ïò ß´´»§ ¿½½» îò (See Figure 9.3631(1)(d)(e)) ò (See Figure 9.3631(1)(d)(e)) ø»÷ Ó·²·³«³ ·²¬»®·±® ´±¬ ¼·³»²·±²ò ò Ì¸» ³·²·³«³ ¼·¬¿²½» ¾»¬©»»² ¿²§ ¬©± ²±²ó·²¬»®»½¬·²¹ ´±¬ ´·²» »¹³»²¬ · íë º»»¬ ©¸»² ³»¿«®»¼ ¾§ ¿ ¬®¿·¹¸¬ ´·²» ¬¸¿¬ ¼±» ²±¬ ¾»¹·² ±® »²¼ ¿¬ ¿² ·²¬»®»½¬·±² ±º ¿²§ ¬©± ´±¬ ´·²» »¹³»²¬ ¿²¼ ¬¸¿¬ ´·» »²¬·®»´§ ©·¬¸·² ¬¸» ´±¬ù ¾±«²¼¿®·»ò øº÷ Ì¸» Ð®±°»®¬§ Ô·²» ß¼¶«¬³»²¬ °®±ª··±² ¿¬ ÛÝ çòèìðð ¬¸®±«¹¸ çòèìîð ¿®» ¿ª¿·´¿¾´» ©·¬¸·² ¬¸» ÍóÖÉ ¦±²» ±²´§ º±® ¿¼¶«¬³»²¬ ±º ¿ °±®¬·±² ±º ¿ ´±¬ ´·²» ¬¸¿¬ »¨·¬»¼ ·² ·¬ ½«®®»²¬ ´±½¿¬·±² ¿ ±º Ü»½»³¾»® ïìô îððçò Í«½¸ ´±¬ ´·²» ³¿§ ¾» ¿¼¶«¬»¼ ¾§ «° ¬± ë º»»¬ô ³»¿«®»¼ ¿²¼ ½±²·¬»²¬ ©·¬¸ ¿´´ ±¬¸»® ¿°°´·½¿¾´» ´±¬ ¬¿²¼¿®¼ò ß Ð®±°»®¬§ Ô·²» ß¼¶«¬³»²¬ ¿´´±©»¼ Ñ®¼·²¿²½» ó Ð¿¹» ïë ±º ïç «²¼»® ¬¸· »½¬·±² ³¿§ ¾» «° ¬± ïð º»»¬ ·º ¬¸» ¿¼¶«¬³»²¬ · ²»½»¿®§ ¬± ¿½½±³³±¼¿¬» ¿² »²½®±¿½¸³»²¬ ¬¸¿¬ »¨·¬»¼ ¿ ±º Ü»½»³¾»® ïìô îððçôò ø¹÷ ß ´±¬ ³«¬ ¸¿ª» ¬¸» ½¿°¿½·¬§ º±® ª»¸·½«´¿® ¿½½» º®±³ ¿² ¿´´»§ ±® ¬®»»¬ ½±²·¬»²¬ ©·¬¸ ¿½½» ¬¿²¼¿®¼ ·² ¬¸» ÛÝò ø¸÷ Ì¸» ½®»¿¬·±² ±º ¿ ²»© º´¿¹ ´±¬ · °®±¸·¾·¬»¼ ·² ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²»ò (2) Ñ¬¸»® ¬¸¿² ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ô ¿ ´±¬ ©·¬¸ ¿² ¿®»¿ ±º ´» ¬¸¿² ìëðð ¯«¿®» º»»¬æ ø¿÷ Ó¿§ ¾» ½®»¿¬»¼ ±²´§ ·ºæ ïò Ì¸» ±®·¹·²¿´ ´±¬ º®±³ ©¸·½¸ ¬¸» ³¿´´ ´±¬ · ½®»¿¬»¼ ¿¾«¬¬»¼ ¿ ¬®»»¬ º±® ¿¬ ´»¿¬ ¿ ½±²¬·²«±« ìë º»»¬ ¿²¼ ©¿ ¿¬ ´»¿¬ êôéëð ¯«¿®» º»»¬ °®·±® ¬± ¬¸» ½®»¿¬·±² ±º ¬¸» ³¿´´ ´±¬å ¿²¼ îò Í¸¿´´ ²±¬ ¸¿ª» ¿² »¨·¬·²¹ ¼©»´´·²¹ ¬¸¿¬ ¸¿ ³±®» ¬¸¿² ¬¸®»» ¾»¼®±±³ò íò »¨·¬ ¿ ±º Ü»½»³¾»® ïìô îððçò ø¾÷ Ò± ²»© ¼©»´´·²¹ ©·¬¸ ³±®» ¬¸¿² ¬¸®»» ¾»¼®±±³ · ¿´´±©»¼ ±² ¿ ³¿´´ ´±¬ò (3) Û¨½»°¬·±² ¬± ¬¸» ³¿¨·³«³ ´±¬ ·¦» ¸¿´´ ¾» ¹®¿²¬»¼ ·º ¿²§ ±º ¬¸» º±´´±©·²¹ · ³»¬æ ø¿÷ Û¨·¬·²¹ °¸§·½¿´ ½·®½«³¬¿²½» «½¸ ¿ ¬±°±¹®¿°¸·½¿´´§ ½±²¬®¿·²»¼ ´¿²¼ô ½±²»®ª¿¬·±² »¿»³»²¬ô »¨·¬·²¹ ¾«·´¼·²¹ô ±® «¬·´·¬§ »¿»³»²¬ °®»ª»²¬ ¬¸» ¿¾·´·¬§ ¬± º«®¬¸»® ¼·ª·¼» ¬¸» ´±¬ò ø¾÷ Ì¸» ´±¬ »¨½»»¼·²¹ ¬¸» ³¿¨·³«³ ´±¬ ·¦» · ·²¬»²¼»¼ ¬± ®»»®ª» ¿ ´¿®¹» ´±¬ º±® º«¬«®» ´¿²¼ ¼·ª··±² ©·¬¸ º»¿·¾·´·¬§ ¼»³±²¬®¿¬»¼ ¾§ ¿ ½±²½»°¬«¿´ ¾«·´¼±«¬ °´¿²ò ø½÷ Ì¸» «¾¼·ª··±² ¿½¸·»ª» ¿ ³·²·³«³ ¼»²·¬§ ±º ç «²·¬ °»® ²»¬ ¿½®»ò ø¼÷ Ì¸» »¨½»°¬·±² ©·´´ »²¿¾´» °®±¬»½¬·±² ±º ²¿¬«®¿´ ®»±«®½»ò (4) ß² ¿´´»§ ¿½½» ±²´§ ´±¬ ³¿§ ¾» ½®»¿¬»¼ ±²´§ ·ºæ ø¿÷ Ì¸» ±®·¹·²¿´ ´±¬ º®±³ ©¸·½¸ ¬¸» ¿´´»§ ¿½½» ±²´§ ´±¬ · ½®»¿¬»¼ ¿¾«¬ ¿ ¬®»»¬ º±® ¿¬ ´»¿¬ ¿ ½±²¬·²«±« ìë º»»¬ ¿²¼ · ¿¬ ´»¿¬ êôéëð ¯«¿®» º»»¬ °®·±® ¬± ¬¸» ½®»¿¬·±² ±º ¬¸» ¿´´»§ ¿½½» ±²´§ ´±¬å ø¾÷ Ñ²´§ ±²» ¿´´»§ ¿½½» ±²´§ ´±¬ ³¿§ ¾» ½®»¿¬»¼ º®±³ ¿²§ °±®¬·±² ±º ¿ ´±¬ ¬¸¿¬ »¨·¬ ¿ ±º Ü»½»³¾»® ïìô îððçå ¿²¼ ø½÷ ß ²»© ¿´´»§ ¿½½» ±²´§ ´±¬ ³«¬ ·²½´«¼» ¬¸» »²¬·®» °±®¬·±² ±º ¬¸» ±®·¹·²¿´ 9.3640 Non-conforming development. (1) Û¨·¬·²¹ ¼»ª»´±°³»²¬ ¬¸¿¬ ¼±» ²±¬ ³»»¬ ¬¸» ´±¬ ½±ª»®¿¹» ±® ±°»² °¿½» ®»¯«·®»³»²¬ ¿¬ ÛÝ Ì¿¾´» çòíêîëô çòíêîêøê÷ ±® øé÷ ³«¬ ¾» ¾®±«¹¸¬ ·²¬± ½±²º±®³¿²½» ©·¬¸ ¬¸» ´±¬ ½±ª»®¿¹» ¿²¼ ±°»² °¿½» ¬¿²¼¿®¼ ·² ¬¸±» ½±¼» »½¬·±² ±²´§ ©¸»² ¿²§ ¿¼¼·¬·±²¿´ ¼©»´´·²¹ · ½®»¿¬»¼ ±® ¬¸» ²«³¾»® ±º ¾»¼®±±³ ·² ¿²§ ¼©»´´·²¹ · ·²½®»¿»¼ ¬± º±«® ±® ³±®»ò Ø±©»ª»®ô ²± ¼»ª»´±°³»²¬ ³¿§ ·²½®»¿» ¬¸» »¨¬»²¬ ±º ²±²ó½±²º±®³¿²½»ò (2) Û¨·¬·²¹ ¼»ª»´±°³»²¬ ¬¸¿¬ ¼±» ²±¬ ³»»¬ ¬¸» ¼®·ª»©¿§ ±® °¿®µ·²¹ ®»¯«·®»³»²¬ ¿¬ ÛÝ çòíêîëøí÷ô øê÷ ±® øé÷ ³«¬ ¾» ¾®±«¹¸¬ ·²¬± ½±²º±®³¿²½» ©·¬¸ ¬¸±» ¼®·ª»©¿§ ¿²¼ °¿®µ·²¹ ¬¿²¼¿®¼ ±²´§ ©¸»²æ ø¿÷ ß² ¿¼¼·¬·±²¿´ ¼©»´´·²¹ · ½®»¿¬»¼ ±² ¬¸» ´±¬å ø¾÷ Ì¸» ²«³¾»® ±º ¾»¼®±±³ ·² ¿²§ ¼©»´´·²¹ ±² ¬¸» ´±¬ · ·²½®»¿»¼ ¬± º±«® ±® ³±®»å ±® Ñ®¼·²¿²½» ó Ð¿¹» ïê ±º ïç ø½÷ Ì¸» °®±°±»¼ ¼»ª»´±°³»²¬ ©±«´¼ ±¬¸»®©·» ®»«´¬ ·² ¿² ·²½®»¿» ·² ¬¸» ²±²ó½±²º±®³¿²½»ò (3) ß ²±²ó½±²º±®³·²¹ ¼®·ª»©¿§ ±® °¿®µ·²¹ ¿®»¿ ³¿§ ¾» °¿ª»¼ ±® ®»ó°¿ª»¼ ¬± ¬¸» »¨¬»²¬ ±º ¬¸» ¼®·ª»©¿§ ±® °¿®µ·²¹ ¿®»¿ ¬¸¿¬ »¨·¬»¼ ¿ ±º Ü»½»³¾»® ïìô îððçô ©·¬¸±«¬ ¸¿ª·²¹ ¬± ¾» ¾®±«¹¸¬ ·²¬± ½±²º±®³¿²½»ò (4) Ô»¹¿´´§ »¬¿¾´·¸»¼ ¾«·´¼·²¹ ¿²¼ «» ½±²º±®³·²¹ ¬± ¬¸» ®»·¼»²¬·¿´ ²»¬ ¼»²·¬§ ®»¯«·®»³»²¬ ·² ¬¸» Îóî ¦±²» ±² Ü»½»³¾»® éô ïççì ¿®» »¨»³°¬ º®±³ ÛÝ çòïîïð ¬± çòïîíð Ô»¹¿´ Ò±²½±²º±®³·²¹ Í·¬«¿¬·±²ô °»®¬¿·²·²¹ ¬± ²±²½±²º±®³·²¹ «»ò Ì¸· »¨»³°¬·±² · ´·³·¬»¼ ¬± ¼»ª»´±°³»²¬ ·¬» ·² ¬¸» Íó ÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» ±² ©¸·½¸ ®»·¼»²¬·¿´ ¾«·´¼·²¹ ¿²¼ «» »¨·¬»¼ô ±® ·² ©¸·½¸ ¿ ¼»ª»´±°³»²¬ °»®³·¬ ±® ´¿²¼ «» ¿°°´·½¿¬·±² ©¿ °»²¼·²¹ô ±² Ü»½»³¾»® éô ïççìò ×º «½¸ ¿ ¾«·´¼·²¹ ©¸·½¸ · ²±²½±²º±®³·²¹ ¿ ¬± ³·²·³«³ ¼»²·¬§ · ¼»¬®±§»¼ ¾§ º·®» ±® ±¬¸»® ½¿«» ¾»§±²¼ ¬¸» ½±²¬®±´ ±º ¬¸» ±©²»®ô ¬¸» ¼»ª»´±°³»²¬ ·¬» ³¿§ ¾» ®»¼»ª»´±°»¼ ©·¬¸ ¬¸» °®»ª·±« ²«³¾»® ±º ¼©»´´·²¹ «²·¬ø÷ ·º ½±³°´»¬»´§ ®»¾«·´¬ ©·¬¸·² ë §»¿®ò ×º ²±¬ ½±³°´»¬»´§ ®»¾«·´¬ ©·¬¸·² ë §»¿®ô ¬¸» ¼»ª»´±°³»²¬ ·¬» · «¾¶»½¬ ¬± ¬¸» ¼»²·¬§ ¬¿²¼¿®¼ º±® ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²»ò Section 6. Í«¾»½¬·±² øîê÷ ±º Í»½¬·±² çòèðíð ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿¼¼»¼ ¬± °®±ª·¼»æ 9.8030 Adjustment Review - Approval Criteria. Ì¸» °´¿²²·²¹ ¼·®»½¬±® ¸¿´´ ¿°°®±ª»ô ½±²¼·¬·±²¿´´§ ¿°°®±ª»ô ±® ¼»²§ ¿² ¿¼¶«¬³»²¬ ®»ª·»© ¿°°´·½¿¬·±²ò ß°°®±ª¿´ ±® ½±²¼·¬·±²¿´ ¿°°®±ª¿´ ¸¿´´ ¾» ¾¿»¼ ±² ½±³°´·¿²½» ©·¬¸ ¬¸» º±´´±©·²¹ ¿°°´·½¿¾´» ½®·¬»®·¿ò (26) S-JW Jefferson Westside Special Area Zone. Ì¸» º±´´±©·²¹ ¬¿²¼¿®¼ ¿°°´·½¿¾´» ©·¬¸·² ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» ³¿§ ¾» ¿¼¶«¬»¼ «°±² ¿ º·²¼·²¹ ¬¸¿¬ ¬¸» ¿¼¶«¬³»²¬ · ½±²·¬»²¬ ©·¬¸ ¬¸» º±´´±©·²¹ ½®·¬»®·¿ò (1) Driveway width. ß² ¿¼¼·¬·±²¿´ ¬©± º»»¬ ±º ©·¼¬¸ · ¿´´±©»¼ º±® ¿²§ °±®¬·±² ±º ¿ ¼®·ª»©¿§ ¬¸¿¬ ¬¿µ» ¿½½» º®±³ ¿ ¬®»»¬ ¾¿»¼ ±² ¬¸» º±´´±©·²¹ ½®·¬»®·¿æ ø¿÷ Ì¸» ¿¼¼·¬·±²¿´ ¼®·ª»©¿§ ©·¼¬¸ · ²»½»¿®§ ¬± ¿ª±·¼ ¿² «²¿º» ½±²¼·¬·±²ô ¬± ½±³°´§ ©·¬¸ ¬¸» ®»¯«·®»³»²¬ ±º ÛÝ çòêìîð øÐ¿®µ·²¹ ß®»¿ Í¬¿²¼¿®¼÷ ±® ¬± °®±ª·¼» ®»¿±²¿¾´» ³¿²»«ª»®·²¹ ®±±³ ¿®±«²¼ ¿² ±¾¬¿½´» ¬¸¿¬ ½¿²²±¬ ¾» °®¿½¬·½¿¾´§ ®»´±½¿¬»¼ ¬± ¿ ¼·ºº»®»²¬ ´±½¿¬·±² ¬¸¿¬ ©±«´¼ ²±¬ ½®»¿¬» ¿ ¼®·ª»©¿§ ±¾¬¿½´»å ¿²¼ ø¾÷ Ì¸» ¿¼¼·¬·±²¿´ ¿®»¿ ¿´´±©»¼ «²¼»® ¬¸· ¿¼¶«¬³»²¬ · ¬¸» ³·²·³«³ ²»½»¿®§ ¬± ¿½½±³°´·¸ ¬¸» ±¾¶»½¬·ª» «²¼»® øï÷ø¿÷ô ¿¾±ª»ò (2) Means of primary vehicle access. ß ¼©»´´·²¹ ½±²·¼»®»¼ ¬± ¸¿ª» ·¬ °®·³¿®§ ª»¸·½´» ¿½½» º®±³ ¬¸» ¿´´»§ô ¿½½±®¼·²¹ ¬± ÛÝ çòíêîëøí÷ø¿÷îò¾òô ³¿§ ¾» ½±²·¼»®»¼ ¬± ¸¿ª» ·¬ °®·³¿®§ ª»¸·½´» ¿½½» º®±³ ¬¸» ¬®»»¬ ·º ¬¸» ¿°°´·½¿²¬ ¼»³±²¬®¿¬» ¬¸¿¬ °¸§·½¿´ ½±²¼·¬·±² ±® ½±¼» ¬¿²¼¿®¼ °®»½´«¼» ¬¸» »¬¿¾´·¸³»²¬ ±º ª»¸·½´» °¿®µ·²¹ ±² ¿²§ °¿®¬ ±º ¬¸» ´±¬ ¬¸¿¬ ½±«´¼ ¾» ¿½½»»¼ º®±³ ¬¸» ¿´´»§ò Ñ®¼·²¿²½» ó Ð¿¹» ïé ±º ïç Section 7. Í«¾»½¬·±² øì÷ ±º Í»½¬·±² çòèèêë ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿³»²¼»¼ ¾§ ¿¼¼·²¹ ¿ ²»© «¾»½¬·±² øµ÷ ¿²¼ ®»´»¬¬»®·²¹ ¬¸» «¾»¯«»²¬ «¾»½¬·±² ¬± °®±ª·¼»æ 9.8865 Zone Change Approval Criteria. ß°°®±ª¿´ ±º ¿ ¦±²» ½¸¿²¹» ¿°°´·½¿¬·±²ô ·²½´«¼·²¹ ¬¸» ¼»·¹²¿¬·±² ±º ¿² ±ª»®´¿§ ¦±²»ô ¸¿´´ ²±¬ ¾» ¿°°®±ª»¼ «²´» ·¬ ³»»¬ ¿´´ ±º ¬¸» º±´´±©·²¹ ½®·¬»®·¿æ (4) Ì¸» °®±°±»¼ ¦±²» ½¸¿²¹» · ½±²·¬»²¬ ©·¬¸ ¬¸» ¿°°´·½¿¾´» ·¬·²¹ ®»¯«·®»³»²¬ »¬ ±«¬ º±® ¬¸» °»½·º·½ ¦±²» ·²æ ø¿÷ ÛÝ çòîïëð Ý±³³»®½·¿´ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¾÷ ÛÝ çòîìíð ×²¼«¬®·¿´ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø½÷ ÛÝ çòîëïð Ò¿¬«®¿´ Î»±«®½» Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¼÷ ÛÝ çòîêïð Ð¿®µô Î»½®»¿¬·±²ô ¿²¼ Ñ°»² Í°¿½» Í·¬·²¹ Î»¯«·®»³»²¬ò ø»÷ ÛÝ çòîêèï Ð«¾´·½ Ô¿²¼ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò øº÷ ÛÝ çòîéíë Î»·¼»²¬·¿´ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¹÷ ÛÝ çòíðëë ÍóÝ Ý¸¿³¾»® Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¸÷ ÛÝ çòíïðë ÍóÝÒ Ý¸¿» Ò±¼» Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø·÷ ÛÝ çòíîðë ÍóÜÉ Ü±©²¬±©² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¶÷ ÛÝ çòííðë ÍóÛ Û´³·®¿ Î±¿¼ Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò øµ÷ ÛÝ çòíêðë ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø´÷ ÛÝ çòíéðë ÍóÎÐ Î·ª»®º®±²¬ Ð¿®µ Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø³÷ ÛÝ çòíèðë ÍóÎÒ Î±§¿´ Ò±¼» Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø²÷ ÛÝ çòíçðë ÍóÉ É¸·¬»¿µ»® Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø±÷ ÛÝ çòìîðë ñÛÝ Û¿¬ Ý¿³°« Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø°÷ ÛÝ çòìéïë ñÉÐ É¿¬»®·¼» Ð®±¬»½¬·±² Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¯÷ ÛÝ çòìééê ñÉÏ É¿¬»® Ï«¿´·¬§ Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ ø±²´§ º±® ¬¸» °«®°±» ±º ¿¼¼·²¹ ¬¸» ±ª»®´¿§ ¦±²»ò Í»» ÛÝ çòìéèêò÷ò ø®÷ ÛÝ çòìçïë ñÉÎ É¿¬»® Î»±«®½» Ý±²»®ª¿¬·±² Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ ø±²´§ º±® ¬¸» °«®°±» ±º ¿¼¼·²¹ ¬¸» ±ª»®´¿§ ¦±²»ò Í»» ÛÝ çòìçêðò÷ò ø÷ ÛÝ çòìèïë ñÉÞ É»¬´¿²¼ Þ«ºº»® Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¬÷ ß² «²½±¼·º·»¼ ±®¼·²¿²½» »¬¿¾´·¸·²¹ ¿ ·¬» °»½·º·½ ÍóØ Ø·¬±®·½ Í°»½·¿´ ²¹ ¿²¼ ¼»ª»´±°³»²¬ ¼»°¿®¬³»²¬ò Section 8. Ì¸» Ö»ºº»®±²óÚ¿® É»¬ Î»º·²»³»²¬ Ð´¿² · ¿³»²¼»¼ ¾§ ¿¼¼·²¹ ¬¸» º±´´±©·²¹ °±´·½§ «²¼»® ß®»¿ ïêò Û¿¬ Ó»¼·«³óÜ»²·¬§ Î»·¼»²¬·¿´ ß®»¿æ Ô¿²¼ Ë» Ð±´·½·»ô Ö»ºº»®±² ß®»¿ ïêò Û¿¬ Ó»¼·«³ Ü»²·¬§ Î»·¼»²¬·¿´ ß®»¿ Ì¸· ¿®»¿ ¸¿´´ ¾» ®»½±¹²·¦»¼ ¿ ¿°°®±°®·¿¬» º±® ¿°°´·½¿¬·±² ±º ¬¸» Í°»½·¿´ ß®»¿ Æ±²»óÖ»ºº»®±²óÉ»¬·¼» øÍóÖÉ÷ É·¬¸·² ¬¸» ÍóÖÉ ¾±«²¼¿®·» »¬ ¾§ ¬¸» Ý·¬§ Ý±«²½·´ô ¬¸» ÍóÖÉ ¦±²» ¸¿´´ ¾» ¬¸» ±²´§ °»®³··¾´» ¦±²»ò Ì¸» ÍóÖÉ ¦±²» · ½±²·¬»²¬ ©·¬¸ ¿²¼ ·³°´»³»²¬ ¬¸» Ó»¼·«³ Ü»²·¬§ Î»·¼»²¬·¿´ Ó»¬®± ú Î»º·²»³»²¬ Ð´¿² ¼»·¹²¿¬·±² ©·¬¸·² ·¬ ¾±«²¼¿®·»ò Ñ®¼·²¿²½» ó Ð¿¹» ïè ±º ïç Section 9. Ì¸» É»¬·¼» Ò»·¹¸¾±®¸±±¼ Ð´¿² · ¿³»²¼»¼ ¾§ ¿¼¼·²¹ ¬¸» º±´´±©·²¹ Ð±´·½§ ë Ð±´·½§ ëò Ì¸» °±®¬·±² ±º ¬¸» Ý»²¬®¿´ Î»·¼»²¬·¿´ ß®»¿ ¬¸¿¬ · »¿¬ ±º Ð±´µ Í¬®»»¬ ¸¿´´ ¾» ®»½±¹²·¦»¼ ¿ ¿°°®±°®·¿¬» º±® ¿°°´·½¿¬·±² ±º ¬¸» Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» øÍóÖÉ÷ ò É·¬¸·² ¬¸» ÍóÖÉ ¾±«²¼¿®·» »¬ ¾§ ¬¸» Ý·¬§ Ý±«²½·´ô ¬¸» ÍóÖÉ ¦±²» ¸¿´´ ¾» ¬¸» ±²´§ °»®³··¾´» ¦±²»ò Ì¸» ÍóÖÉ ¦±²» · ½±²·¬»²¬ ©·¬¸ ¿²¼ ·³°´»³»²¬ ¬¸» Ó»¼·«³ Ü»²·¬§ Î»·¼»²¬·¿´ Ó»¬®± Ð´¿² ¿²¼ Î»º·²»³»²¬ Ð´¿² ¼»·¹²¿¬·±²ò Section 10. Ú·¹«®» çòíêðëô çòíêîëøí÷ø¼÷îòô çòíêîëøì÷ø½÷ô çòíêîëøê÷ø¿÷êòô çòíêîëøê÷ø¿÷éòô çòíêîëøé÷ø¾÷ô çòíêîêøî÷ø¿÷ô çòíêîêøî÷øí÷øì÷ô çòíêîêøì÷ø¿÷ø¾÷ô çòíêîêøé÷ô çòíêíïøï÷ø¼÷ø»÷ ¿ ®»º»®»²½»¼ ·² ¬¸· Ñ®¼·²¿²½»ô ¿®» ¿¬¬¿½¸»¼ ¸»®»¬± ¿ Û¨¸·¾·¬ ß ¿²¼ ¸¿´´ ¾» ²«³»®·½¿´´§ ·²½±®°±®¿¬»¼ ·² Ý¸¿°¬»® ç ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïò Section 11. Ì¸» Û«¹»²» Æ±²·²¹ Ó¿° · ¿³»²¼»¼ ¬± ®»³±ª» ¬¸» »¨·¬·²¹ ¾¿» ¦±²» º®±³ ¬¸» °®±°»®¬·» ·¼»²¬·º·»¼ ±² Û¨¸·¾·¬ Ý ¿¬¬¿½¸»¼ ¸»®»¬± ¿²¼ ¬± ®»°´¿½» ¬¸±» ¾¿» ¦±²» ©·¬¸ ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²»ò ß²§ ±ª»®´¿§ ¦±²» ®»³¿·² ·² °´¿½»ò Section 12. Ì¸· Ñ®¼·²¿²½» ¸¿´´ ¬¿µ» »ºº»½¬ °«®«¿²¬ ¬± Í»½¬·±² íî ±º ¬¸» Û«¹»²» Ý¸¿®¬»® îððîô ±® ±² ¬¸» ¼¿¬» ±º ·¬ ¿½µ²±©´»¼¹»³»²¬ ¿ °®±ª·¼»¼ ·² ÑÎÍ ïçéòêîëô ©¸·½¸»ª»® · ´¿¬»®ò Section 13. Ì¸» ´»¹·´¿¬·ª» º·²¼·²¹ ¿¬¬¿½¸»¼ ¿ Û¨¸·¾·¬ Þ ¸»®»¬± ¿®» ¿¼±°¬»¼ ·² «°°±®¬ ±º ¬¸· Ñ®¼·²¿²½»ò Section 14. Ì¸» Ý·¬§ Î»½±®¼»®ô ¿¬ ¬¸» ®»¯«»¬ ±ºô ±® ©·¬¸ ¬¸» ½±²»²¬ ±º ¬¸» Ý·¬§ ß¬¬±®²»§ô · ¿«¬¸±®·¦»¼ ¬± ¿¼³·²·¬®¿¬·ª»´§ ½±®®»½¬ ¿²§ ®»º»®»²½» »®®±® ½±²¬¿·²»¼ ¸»®»·²ô ±® ·² ±¬¸»® °®±ª··±² ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô ¬± ¬¸» °®±ª··±² ¿¼¼»¼ô ¿³»²¼»¼ ±® ®»°»¿´»¼ ¸»®»·²ò Passed by the City Council this Approved by the Mayor this ___ day of _______________, 2009 ____ day of ______________, 2009 ____________________________ _____________________________ City Recorder Mayor Ñ®¼·²¿²½» ó Ð¿¹» ïç ±º ïç Ú·¹«®» çòíêðë ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» Þ±«²¼¿®·» ÍóÖÉ ÍóÖÉ ¼³¬ Æ±²» Þ±«²¼¿®·» l Ý¿«¬·±²æ Ú¬ Ì¸· ³¿° · ¾¿»¼ ±² ·³°®»½·» Ì¿¨´±¬ ðîëðëððïððð±«®½» ¼¿¬¿ô «¾¶»½¬ ¬± ½¸¿²¹»ô ¿²¼ º±® ¹»²»®¿´ ®»º»®»²½» ±²´§ò É¿¬»® Þ±¼§ Alley Development Standards / Main Entrance Visibility 9.3625 (3)(d)2. PROPERTY LINE ALLEY ALLEY (a)(b) Entrance faces the side of the lot and covered porch with a opens onto a Entrance faces the alley. minimum of 30 square feet between a wall facing the alley and the alley. ALLEY (c) The facade facing the alley must include Dwelling entrance Entrance no more windows that total at least 8’ in width, measured than 8’ from facade provides direct facing alley access to parking a minimum area of at least 20 sq. ft. space ELEVATION VIEW PLAN VIEW Main Entrances 9.3625 (4)(c) Where three or more dwellings have ground-level entrances on two or more that is open to a street for at least 20 feet sides of a common courtyard , the dwellings’ main entrances may face the courtyard. PROPERTY LINE S T R E E T DWELLING Atleast 20 feet COMMON COURTYARD Driveway Standards 9.3625 (6)(a)6. PROPERTY LINE S T R DRIVEWAY E E T DWELLING Walkway width no wider than 4’ 30’ of within 5’ of driveway lot line Driveway Curb-Cut Exception 9.3625(6)(a)7. 30’ ALLEY Driveway limited to 9’ within this area DWELLING Driveway must taper to no more than 9’ within 3’ of street Property Line 11’ DUPLEX 30’ min 5’ min S DWELLING T R E E T STREET Vehicular (No) Parking Areas 9.3625 (7)(b) Setbacks & Building Heights 9.3626 (2)(3)(4) Lot line 5’ interior setbacks 60’ S T R E E T 15’ 60’ 5’ ADJACENT PROPERTY 15’ 60’ Vertical setback (setback is Setback area at grade elevation) 30 feet maximum building height to 12 feet above grade, then in- creases 12” for every additional 10” in height.18 feet maximum building height to 8 feet above grade, then in- creases 12” for every additional 10” in height. 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ïéðìíêìïððéðïÌÎËÛÒÑÎÌØ×ÒÊÛÍÌÓÛÒÌÍÔÔÝ ÎîÍÖÉ ïéðìíêìïððêððÍÓ×ÌØÖËÒÛÓ ÎîÍÖÉ ïéðìíêìïðêêððÌØËÎÛÍÍÑÒÝØßÍÍÒÛ×ÔúÎÑÍÛÌÌßÚ ÎîÍÖÉ ïéðìíêìïðéëððÓÝÉØÑÎÌÛÎÜ×ßÒÛ ÎîÍÖÉ ïéðííïìíèððððÞÎÑÔÔÉ×ÔÔ×ßÓÚúÛÌ ÎîÍÖÉ ïéðííïìíðéîððÌØÛìßÌÔ×ÒÝÑÔÒÔÔÝ ÎîÍÖÉ ïéðííïìíðéíðð×ÊÛÎÍÑÒÍØÛÔÔÛÇ ÎîÍÖÉ ïéðííïìíðéïððÙÔ×ÜÛÉÛÔÔÙßÇÔÛÒÛ ÎîÍÖÉ ïéðííïíîðëëððÓßÝÜÑÒßÔÜÖÑßÒÍ×ÞÇÔ ÎîÍÖÉ ïéðííïîíïðçððÙÎßÒÛÎ×ÝÎ ÎîÍÖÉ ïéðííïîíïïëððÍÐ×ÒÒÛÎÝØßÎÔÛÍÍ ÎîÍÖÉ ïéðííïîíïïðððÔßÒÛÝÑËÒÌÇ ÎîÍÖÉ ïéðííïîíðçïðïÌØÑÓßÍÕ×ÓÇßÍ ÎîÍÖÉ ïéðííïìíèðððïÝÑÎÞ×ÒÜßÒßÙ ÎîÍÖÉ ïéðííïìíèðððîÔÑÒÜßØÔÕÎ×Í ÍÖÉ ïéðííïîìðçêððÎîø°´·¬¦±²»÷öÍØÛÐßÎÜßÐßÎÌÓÛÒÌÍ×ÒÝ ö±²´§Îî¦±²»¼°±®¬·±²±º°´·¬ ¦±²»¼´±¬©·´´¾»®»¦±²»¼ò ÍÍÖÉÖÉßºº»½¬»¼ßºº»½¬»¼Ì¿¨Ì¿¨Ô±¬Ô±¬ïðïð Ý¸¿²¹» ¬± ¼®¿º¬ Ö»ºº»®±²óÉ»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» Ñ®¼·²¿²½» ·²½» °«¾´·½ ¸»¿®·²¹ ¼¿¬»ò Ü»´»¬»¼ ¬»¨¬ · ¸±©² ©·¬¸ ¼±«¾´» ¬®·µ»¬¸®±«¹¸ò ×²»®¬·±² ¿®» ¸±©² ©·¬¸ ¼±«¾´» «²¼»®´·²»¼ò Section 5. Í»½¬·±² çòíêððô çòíêðëô çòíêïëô çòíêîëô çòíêîêô çòíêíðô çòíêíïô ¿²¼ çòíêìð ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô ¿®» ¿¼¼»¼ ¬± °®±ª·¼»æ ööööö 9.3625 S-JW Jefferson Westside Special Area Zone Development Standards. (3) Alley development standards. (a) Primary Vehi take vehicular access to a dwelling or on-site parking space(s) provided for a dwelling. Primary vehicle access is determined as follows: 1. access is the alley. 2. On a lot that is not an alley access only lot and that, consistent with access standards in the EC, could take cle access is: a. The street, when there is only one dwelling on the lot. b. When there are multiple dwellings on the lot, for each on-site parking space that complies with the standards applicable in the S-JW special area zone and that can only be accessed and exited via a street (i.e., cannot use the alley for entry or exit), one dwelling is considered to take primary vehicle access from the street. The remainder of the dwellings shall be considered to take primary vehicle access from the alley. If there are one or more dwellings with the alley as primary vehicle access, the dwelling(s) closest to the alley shall be considered to have primary access from the alley. In cases where multiple dwellings are equidistant from the alley and not all of them take primary access from the alley, the property owner may designate which dwellings take primary access from the alley. The provisions in this subsection (3)(a)2.b. may be adjusted based on the criteria of EC 9.8030(26)(2). 3. On all lots not addressed i primary vehicle access is the street. (b) No more than one dwelling on the same development site may take primary vehicle access from an alley unless the site also abuts a street that the alley intersects. (c) On any lot that contains one or more dwellings whose primary vehicle access is an alley, there must be at least an undivided 400 square-foot open space area (not including buildings, parking or ï driveways) abutting the alley. Except as provided in 4., below, the open space area: 1. shall abut the alley for at least 25% of the length of the lot line abutting the alley; 2. shall be a minimum of 10 feet in depth for the entire extent that the open space area abuts the alley; and 3. may include areas that are within setbacks. 4. The open space required in this subsection (c) may be placed behind parallel parking abutting the alley. (d) For a dwelling whose primary vehicle access is an alley: 1. The dwelling may not have more than three bedrooms. 2. If the dwelling is in the residential building closest to the alley, then the dwelling shall include a main entrance that is visible from the alley (see Figure 9.3625(3)(d)2.) and meets one of the following conditions: a. Faces the alley; b.Faces the side of the lot and opens onto a covered porch that has a minimum of 30 square feet between a wall facing the alley and the alley; or b. Faces the side of the lot and meets all the following conditions: (1) The entrance opening is not more than 8 feet from the building façade facing the alley and nearest the alley; (2) The entrance includes a covered porch of at least 30 square feet; (3) The porch abuts both the façade containing the entrance and a façade facing the alley; or c. Faces the side of the lot and meets all the following conditions: (1) The entrance opening is no more than 8 feet from the building façade facing the alley and nearest the alley. (2) The entrance provides direct resident access to a head-in parking area on the same side of building. (3) The entrance includes a covered porch of at least 20 square feet. (4) The façade facing the alley includes windows that above the floor of the first story and that have a minimum area of at least 20 square feet. 3. One on-site parking space, accessible from the alley, per dwelling is required. (4) Main Entrances. (a) Except as provided in (c), below, on a street-fronting lot that is not an alley access only lot, the residential building closest to the street shall include a main entrance that meets one of the following conditions: 1. Faces the street; or î 2.Faces the side of the lot and opens onto a covered porch that has a minimum of 30 square feet between a wall facing the street and the street. 2. Faces the side of the lot and meets all the following conditions: a. The main entrance opening is not more than 8 feet from the building façade facing the street and nearest the street; b. The main entrance includes a covered porch of at least 30 square feet; c. The porch abuts both the façade containing the main entrance and a façade facing the street. (b) Except as provided in (c), below, on corner lots with more than one residential building, all residential buildings shall include a main entrance that meets the requirements of subsection (a). (c) Notwithstanding (a) and (b), above, where three or more dwellings have ground-level entrances on two or more sides of a common main entrances may face the courtyard.(See Figure 9.3625(4)(c)) 9.3626 Special Development Standards for Table 9.3625. (4) Interior Yard Setbacks. (See Figure 9.3626(2)(3)(4)). For purposes of parallel, and the degrees of perpendicular. Except as provided in subsections (c) through (f) of this subsection: (a) For a street-fronting lot that is not an alley access only lot, for any portion of an interior lot line that is located within 60 feet of a lot line abutting a street and generally perpendicular to the side of the lot along which the interior lot line lies: The setback shall be at least 5 feet from the interior lot line and a minimum of 10 feet from structures on other lots. In addition, at a point that is 12 feet above grade, the setback shall slope at the rate of 10 inches vertically for every 12 inches horizontally (approximately 50 degrees from vertical) away from the lot line. (See Figure 9.3626(4)(a)(b)). (b) Setbacks from all other portions of interior lot lines, not covered in subsection (a), shall be at least 5 feet from the interior lot line and a minimum of 10 feet from structures on other lots. In addition, at a point that is 8 feet above grade, the setback shall slope at the rate of 10 inches vertically for every 12 inches horizontally (approximately 50 degrees from vertical) away from the lot line. (See Figure 9.3626(4)(a)(b)). Section 10. Ú·¹«®» çòíêðëô çòíêîëøí÷ø¼÷îòô çòíêîëøì÷ø½÷ô çòíêîëøê÷ø¿÷êòô çòíêîëøê÷ø¿÷éòô çòíêîëøé÷ø¾÷ô çòíêîêøî÷ø¿÷ô çòíêîêøî÷øí÷øì÷ô çòíêîêøì÷ø¿÷ø¾÷ô çòíêîêøé÷ô çòíêíïøï÷ø¼÷ø»÷ ¿ í ®»º»®»²½»¼ ·² ¬¸· Ñ®¼·²¿²½»ô ¿®» ¿¬¬¿½¸»¼ ¸»®»¬± ¿ Û¨¸·¾·¬ ß ¿²¼ ¸¿´´ ¾» ²«³»®·½¿´´§ ·²½±®°±®¿¬»¼ ·² Ý¸¿°¬»® ç ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïò Section 11. Ì¸» Û«¹»²» Æ±²·²¹ Ó¿° · ¿³»²¼»¼ ¬± ®»³±ª» ¬¸» »¨·¬·²¹ ¾¿» ¦±²» º®±³ ¬¸» °®±°»®¬·» ·¼»²¬·º·»¼ ±² Û¨¸·¾·¬ Ý ¿¬¬¿½¸»¼ ¸»®»¬± ¿²¼ ¬± ®»°´¿½» ¬¸±» ¾¿» ¦±²» ©·¬¸ ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²»ò ß²§ ±ª»®´¿§ ¦±²» ®»³¿·² ·² °´¿½»ò Section 12. Ì¸· Ñ®¼·²¿²½» ¸¿´´ ¬¿µ» »ºº»½¬ °«®«¿²¬ ¬± Í»½¬·±² íî ±º ¬¸» Û«¹»²» Ý¸¿®¬»® îððîô ±® ±² ¬¸» ¼¿¬» ±º ·¬ ¿½µ²±©´»¼¹»³»²¬ ¿ °®±ª·¼»¼ ·² ÑÎÍ ïçéòêîëô ©¸·½¸»ª»® · ´¿¬»®ò Section 1113. Ì¸» ´»¹·´¿¬·ª» º·²¼·²¹ ¿¬¬¿½¸»¼ ¿ Û¨¸·¾·¬ Þ ¸»®»¬± ¿®» ¿¼±°¬»¼ ·² «°°±®¬ ±º ¬¸· Ñ®¼·²¿²½»ò Section 1314. Ì¸» Ý·¬§ Î»½±®¼»®ô ¿¬ ¬¸» ®»¯«»¬ ±ºô ±® ©·¬¸ ¬¸» ½±²»²¬ ±º ¬¸» Ý·¬§ ß¬¬±®²»§ô · ¿«¬¸±®·¦»¼ ¬± ¿¼³·²·¬®¿¬·ª»´§ ½±®®»½¬ ¿²§ ®»º»®»²½» »®®±® ½±²¬¿·²»¼ ¸»®»·²ô ±® ·² ±¬¸»® °®±ª··±² ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô ¬± ¬¸» °®±ª··±² ¿¼¼»¼ô ¿³»²¼»¼ ±® ®»°»¿´»¼ ¸»®»·²ò ö ö ö ÒÑÌÛ ì ORDINANCE NO. ________ AN ORDINANCE ESTABLISHING THE JEFFERSON-WESTSIDE SPECIAL AREA ZONE (S-JW); APPLYING THAT ZONE TO SPECIFIC PROPERTIES; AMENDING THE JEFFERSON-FAR WEST REFINEMENT PLAN; AMENDING THE WESTSIDE NEIGHBORHOOD PLAN; AMENDING SECTIONS 9.0500, 9.2161, 9.2170, 9.2171, 9.8030 AND 9.8865 OF THE EUGENE CODE, 1971; AND ADDING SECTIONS 9.3600, 9.3605, 9.3615, 9.3625, 9.3626, 9.3630, 9.3631 AND 9.3640 TO THAT CODE. THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS: Section 1. Í»½¬·±² çòðëðð ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿³»²¼»¼ ¾§ ¿¼¼·²¹ ¬¸» ¼»º·²·¬·±² ±º óÚ®±²¬·²¹ ¿²¼ ¿³»²¼·²¹ ¬¸» ¼»º¬± °®±ª·¼» ¿ º±´´±©æ 9.0500 Definitions ò ß «»¼ ·² ¬¸· ´¿²¼ «» ½±¼»ô «²´» ¬¸» ½±²¬»¨¬ ®»¯«·®» ±¬¸»®©·»ô ¬¸» º±´´±©·²¹ ©±®¼ ¿²¼ °¸®¿» ³»¿²æ Driveway. For purposes of the S-JW Jefferson Westside Special Area Zone provisions at EC 9.3600 through 9.3640, a surface area that is intended, prepared, or used for vehicle access to and about a lot. Interior Lot Line. (See Figure ß²§ ´±¬ ±® °¿®½»´ ´·²» ¬¸¿¬ · ²±¬ ¿ º®±²¬ ´±¬ ´·²»ò 9.0500 Lot Lines, Lot Frontage, Lot Width, Lot Depth.) For purposes of the S- JW Jefferson Westside Special Area Zone provisions at EC 9.3600 through 9.3640, any portion of a lot line that does not abut a street or alley. Lot and Parcel. For purposes of the S-JW Jefferson Westside Special Area EC 9.0500. Lot Line. For purposes of the S-JW Jefferson Westside Special Area Zone provisions at EC 9.3600 through 9.3640, unless more specifically defined in those standards, a lot line is single lot line segment, or continuous series of connected lot line segments. (See EC 9.3631(1)(c).) Residential Building. For purposes of the S-JW Jefferson Westside Special Area Zone provisions at EC 9.3600 through 9.3640, a building that contains one or more dwellings. Street-Fronting Lot. For purposes of the S-JW Jefferson Westside Special Area Zone provisions at EC 9.3600 through 9.3640, a lot or parcel that abuts a street for at least the minimum frontage length applicable to the lot as specified at EC 9.3630. Ñ®¼·²¿²½» ó Ð¿¹» ï ±º îï Section 2. Í«¾»½¬·±² øê÷ ±º Í»½¬·±² çòîïêï ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿³»²¼»¼ ¬± °®±ª·¼» ¿ º±´´±©æ 9.2161 Special Use Limitations for Table 9.2160. (6) Residential Use Limitation in C-1 and C-2. Û¨½»°¬ º±® ¬¸» Ü±©²¬±©² Ð´¿² ß®»¿ô ®»·¼»²¬·¿´ ¼©»´´·²¹ ¿®» ¿´´±©»¼ ·² ¬¸» Ýóï ¿²¼ Ýóî ¦±²» ·º ¬¸» ¹®±«²¼ º´±±® ±º ¬¸» ¬®«½¬«®» · «»¼ º±® ½±³³»®½·¿´ ±® ²±²ó®»·¼»²¬·¿´ °«®°±» ¿½½±®¼·²¹ ¬± Ì¿¾´» çòîïêï Ý±³³»®½·¿´ Ë» Î»¯«·®»³»²¬ ·² Ó·¨»¼óË» Î»·¼»²¬·¿´ Ü»ª»´±°³»²¬ò É·¬¸·² ¬¸» Ü±©²¬±©² Ð´¿² ß®»¿ ¿ ¸±©² ±² Ó¿° çòîïêïøê÷ Ü±©²¬±©² Ð´¿² Ó¿°ô ®»·¼»²¬·¿´ ¼©»´´·²¹ ¿®» ¿´´±©»¼ ·² Ýóï ¿²¼ Ýóî ¦±²» ¿²¼ ¿®» ²±¬ ®»¯«·®»¼ ¬± «» ¬¸» ¹®±«²¼ º´±±® ±º ¬¸» ¬®«½¬«®» º±® For lots zoned C-1 within the S-JW ½±³³»®½·¿´ ±® ²±²ó®»·¼»²¬·¿´ °«®°±»ò Jefferson Westside Special Area Zone boundaries as shown on Figure 9.3605, the maximum number of dwellings per lot is specified at EC 9.3625(8) and 9.3626(1). Section 3. Ì¸» Û«¹»²» Ý±¼»ô ïçéïô ¿®» ¿³»²¼»¼ ¬± °®±ª·¼»æ 9.2170 Commercial Zone Development Standards - General. Table 9.2170 Commercial Zone Development Standards (See EC 9.2171 Special Development Standards for Table 9.2170.) C-1C-2C-3C-4GO Ó·²·³«³ Ú®±²¬ Ç¿®¼ Í»¬¾¿½µ øì÷ Åøïê÷Ã ïð º»»¬ ð º»»¬ ð º»»¬ ïð º»»¬ ïð º»»¬ (17) Ó¿¨·³«³ Ú®±²¬ Ç¿®¼ Í»¬¾¿½µ øë÷ Åøïê÷Ã ïë º»»¬ ïë º»»¬ ïë º»»¬ Ò±²» ïë º»»¬ (17) Ó·²·³«³ ×²¬»®·±® Ç¿®¼ Í»¬¾¿½µ øì÷ øê÷ ð º»»¬ ¬± ð º»»¬ ¬± ð º»»¬ ð º»»¬ ¬± ð º»»¬ ¬± (16) øé÷ ïð º»»¬ ïð º»»¬ ïð º»»¬ ïð º»»¬ øê÷ øê÷ øê÷ øê÷ Section 4. Í»½¬·±² çòîïéï ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿³»²¼»¼ ¾§ ®»²«³¾»®·²¹ «¾»½¬·±² øïê÷ ¬± øïé÷ô ¿²¼ ¿¼¼·²¹ ¿ ²»© «¾»½¬·±² øïê÷ ¬± °®±ª·¼»æ 9.2171 Special Commercial Zone Development Standards for Table 9.2170. (16) For lots zoned C-1 within the S-JW Jefferson Westside Special Area Zone boundaries as shown on Figure 9.3605, setbacks from all portions of interior lot lines (as that term is defined for purposes of the S-JW Special Area Zone) shall be at least 10 feet from the interior lot line. In addition, at a point that is 20 feet above grade, the setback shall slope at the rate of 10 inches vertically for every 12 inches horizontally (approximately 50 degrees from vertical) away from that lot line. Ñ®¼·²¿²½» ó Ð¿¹» î ±º îï (16) Adjustments. 17 Û¨½»°¬ º±® ¬¸» Ü±©²¬±©² Ð´¿² ß®»¿ ¿ ¸±©² ±² Ó¿° çòîïêïøê÷ Ü±©²¬±©² Ð´¿² Ó¿°ô ¿¼¶«¬³»²¬ ¬± ¬¸» ³·²·³«³ ¿²¼ ³¿¨·³«³ º®±²¬ §¿®¼ »¬¾¿½µ ·² ¬¸· »½¬·±² ³¿§ ¾» ³¿¼»ô ¾¿»¼ ±² ½®·¬»®·¿ ¿¬ ÛÝ çòèðíðøî÷ Í»¬¾¿½µ Í¬¿²¼¿®¼ ß¼¶«¬³»²¬ò É·¬¸·² ¬¸» Ü±©²¬±©² Ð´¿² ß®»¿ô ¿¼¶«¬³»²¬ ¬± ¬¸» ³·²·³«³ ¿²¼ ³¿¨·³«³ º®±²¬ §¿®¼ »¬¾¿½µ ·² ¬¸· »½¬·±² ³¿§ ¾» ³¿¼»ô ¾¿»¼ ±² ¬¸» ½®·¬»®·¿ ¿¬ ÛÝ çòèðíðøïê÷ò Section 5. Í»½¬·±² çòíêððô çòíêðëô çòíêïëô çòíêîëô çòíêîêô çòíêíðô çòíêíïô ¿²¼ çòíêìð ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô ¿®» ¿¼¼»¼ ¬± °®±ª·¼»æ S-JW Jefferson Westside Special Area Zone 9.3600 Purpose of S-JW Jefferson Westside Special Area Zone. The overarching purpose of the S-JW zone is to prevent residential infill that would significantly diminish, and to encourage residential infill that would enhance the stability, quality, positive character, livability and natural resources of the encompassed residential areas. More specifically, the purposes of this zone include: (1) Contribute to maintaining and strengthening a high quality urban core environment with compatible commercial and residential development so that people of a variety of incomes and household compositions will desire to live close to the city center and will be able to afford to do so. (2) Protect and maintain these healthy, established, residential areas by ensuring compatible design for residential infill development in terms of lot patterns; uses; development intensity; building mass, scale, orientation and setbacks; open space; impacts of vehicle ownership and use; and other elements. (3) Reinforce and complement positive development patterns identified through a community process conducted by the City-chartered neighborhood association that encompasses the S-JW zone. (4) Accommodate future growth without eroding t character and livability. (5) Promote stability of the neighborhood community by maintaining a balanced mix of single-dwelling, duplex, and multi-dwelling residential development that contributes positively to the predominant residential patterns that arose as the neighborhood was built out. Prevent destabilization that would result from major residential redevelopment. (6) Limit the density and intensity of permitted development to a level of development that does not fundamentally replace the essential character of the encompassed area (i.e., by redevelopment). (7) Support the encompassed areas as transition areas between higher intensity residential and commercial land uses adjacent to the S-JW areas (e.g., along W. 13th Avenue and Willamette Streets to the north and east of the Jefferson neighborhood portion of the S-JW area) and lower intensity residential areas adjacent to S-JW areas (e.g., the R-1 zoned areas to the east and south of the Jefferson portion of the S-JW area), in terms of density; building mass, scale, setbacks and facades; open space; and other elements. Ñ®¼·²¿²½» ó Ð¿¹» í ±º îï (8) Promote a safe, hospitable and attractive environment for pedestrians and bicyclists, including individuals of all ages and abilities, particularly by establishing development standards that do not allow automobile use to reach levels that create hazards or disincentives to pedestrian and bicycle use on local streets and alleys; (9) Promote public safety by fostering a strong visual and social connection among living areas of dwellings that are close to one another, and between the living areas of dwellings and the public realm; (10) Provide for a range of dwelling types, tenures, density, sizes and costs, including by encouraging the preservation of existing small lots and small, relatively lower-cost, single-dwelling, detached homes, as well as by encouraging new, smaller and relatively lower-cost, detached, single- dwellings and duplexes; (11) Implement clear and objective standards that support the above purposes, while allowing for alternative discretionary standards to provide additional flexibility for compatible residential development. 9.3605 S-JW Jefferson Westside Special Area Zone Siting Requirements. In addition to the approval criteria at EC 9.8865 Zone Change Approval Criteria, to receive the S-JW Jefferson Westside Special Area Zone, the site must be included within the boundaries of the Jefferson Westside Special Area Zone depicted on Figure 9.3605 S-JW Jefferson Westside Special Area Zone boundaries. 9.3615 S-JW Jefferson Westside Special Area Zone Land Use and Permit Requirements and Special Use Limitations. The land use and permit requirements and special use limitations applicable in the S-JW Jefferson Westside Special Area Zone shall be those set out at EC 9.2740 and EC 9.2741 for uses in the R-2 zone, except the following uses listed on Table EC 9.2740 are prohibited in the S-JW Jefferson Westside Special Area Zone: (1) Correctional Facilities. (2) C-1 Neighborhood Commercial Zone permitted uses, unless such a use is specifically listed in another row on Table 9.2740 as an allowable use -. 9.3625 S-JW Jefferson Westside Special Area Zone Development Standards. (1) Application of Standards and Adjustment. (a) Application of Standards. In addition to the special use limitations in EC 9.3615 and the development standards in EC 9.3625 to 9.3640 and EC 9.5000 to 9.5850, the General Standards for All Development in EC 9.6000 through 9.6885 apply within this zone. In the event of a conflict between those general development standards and the development standards in EC 9.3625 to 9.3640, the provisions of EC 9.3625 to 9.3640 shall control. (b) Adjustment. The development standards in subsections EC 9.3625(6) regarding driveway width and EC 9.3625(3)(a)2.b regarding primary vehicle access may be adjusted in accordance with EC 9.8030(26). For sites zoned S-JW Special Area Zone, these are the only standards that may be adjusted. (2) Roof Form. (a) All roof surfaces on residential buildings, other than as provided for porches and dormers in subsections (b) and (c) below, shall Ñ®¼·²¿²½» ó Ð¿¹» ì ±º îï have a minimum slope of 6 inches vertically for every 12 inches horizontally, except: 1. A lesser roof pitch is permitted so long as the pitch is no less than the median roof pitch of all residential buildings located on those S-JW lots located within 300 feet of the subject lot. For purposes of determining the median roof pitch, each f pitch of the 2. For a residential building that contains the only dwelling on a lot, a lesser roof pitch is permitted for up to 1,000 square feet of roof surface, so long as the area(s) of lesser pitch are no more than 15 feet above grade at any point. (b) Residential building porches are not required to have a sloped roof if the porch is: 1. Less than 100 square feet; or 2. Located on a street-fronting lot that is not an alley access only lot and is on the rear (i.e., side opposite a street) of the residential building closest to the street. (c) Residential building dormers are not required to have a sloped roof if the dormer is: 1. L roof opening, whichever is greater; or 2. Located on a street-fronting lot that is not an alley access only lot and is on the rear (i.e., side opposite a street) of the residential building closest to the street. (d) Roof surfaces on garages and other buildings that are not residential buildings in the following categories shall have a minimum slope of 6 inches vertically for every 12 inches horizontally: 1. Buildings with over 200 square feet of floor area; and 2. Buildings with over 100 square feet of floor area that have any part of the building over 12 feet high, as measured from grade. (3) Alley development standards. (a) take vehicular access to a dwelling or on-site parking space(s) provided for a dwelling. Primary vehicle access is determined as follows: 1. On an alley access only lot, every dwellings primary vehicle access is the alley. 2. On a lot that is not an alley access only lot and that, consistent with access standards in the EC, could take access is: a. The street, when there is only one dwelling on the lot. b. When there are multiple dwellings on the lot, for each on-site parking space that complies with the standards applicable in the S-JW special area zone and that can only be accessed and exited via a street (i.e., cannot use the alley for entry or exit), one dwelling is Ñ®¼·²¿²½» ó Ð¿¹» ë ±º îï considered to take primary vehicle access from the street. The remainder of the dwellings shall be considered to take primary vehicle access from the alley. If there are one or more dwellings with the alley as primary vehicle access, the dwelling(s) closest to the alley shall be considered to have primary access from the alley. In cases where multiple dwellings are equidistant from the alley and not all of them take primary access from the alley, the property owner may designate which dwellings take primary access from the alley. The provisions in this subsection (3)(a)2.b. may be adjusted based on the criteria of EC 9.8030(26)(2). 3. On all lots not addressed in 1. or 2., above, all dwellings primary vehicle access is the street. (b) No more than one dwelling on the same development site may take primary vehicle access from an alley unless the site also abuts a street that the alley intersects. (c) On any lot that contains one or more dwellings whose primary vehicle access is an alley, there must be at least an undivided 400 square-foot open space area (not including buildings, parking or driveways) abutting the alley. Except as provided in 4., below, the open space area: 1. shall abut the alley for at least 25% of the length of the lot line abutting the alley; 2. shall be a minimum of 10 feet in depth for the entire extent that the open space area abuts the alley; and 3. may include areas that are within setbacks. 4. The open space required in this subsection (c) may be placed behind parallel parking abutting the alley. (d) For a dwelling whose primary vehicle access is an alley: 1. The dwelling may not have more than three bedrooms. 2. If the dwelling is in the residential building closest to the alley, then the dwelling shall include a main entrance that is visible from the alley (see Figure 9.3625(3)(d)2.) and meets one of the following conditions: a. Faces the alley; b. Faces the side of the lot and meets all the following conditions: (1) The entrance opening is not more than 8 feet from the building façade facing the alley and nearest the alley; (2) The entrance includes a covered porch of at least 30 square feet; (3) The porch abuts both the façade containing the entrance and a façade facing the alley; or c. Faces the side of the lot and meets all the following conditions: (1) The entrance opening is no more than 8 feet from the building façade facing the alley and nearest the alley. Ñ®¼·²¿²½» ó Ð¿¹» ê ±º îï (2) The entrance provides direct resident access to a head-in parking area on the same side of building. (3) The entrance includes a covered porch of at least 20 square feet. (4) The façade facing the alley includes windows that above the floor of the first story and that have a minimum area of at least 20 square feet. 3. One on-site parking space, accessible from the alley, per dwelling is required. (4) Main Entrances. (a) Except as provided in (c), below, on a street-fronting lot that is not an alley access only lot, the residential building closest to the street shall include a main entrance that meets one of the following conditions: 1. Faces the street; or 2. Faces the side of the lot and meets all the following conditions: a. The main entrance opening is not more than 8 feet from the building façade facing the street and nearest the street; b. The main entrance includes a covered porch of at least 30 square feet; c. The porch abuts both the façade containing the main entrance and a façade facing the street. (b) Except as provided in (c), below, on corner lots with more than one residential building, all residential buildings shall include a main entrance that meets the requirements of subsection (a). (c) Notwithstanding (a) and (b), above, where three or more dwellings have ground-level entrances on two or more sides of a common main entrances may face the courtyard. (See Figure 9.3625(4)(c)) (5) Garage Door Standards. (a) Except for a garage accessed from an alley, only one garage door, with maximum width of 9 feet and maximum height of 8 feet, is allowed within 30 feet of any portion of a lot line that abuts a street. (b) For a garage accessed from an alley, one garage door 18 feet wide and 8 feet high or 2 garage doors 9 feet wide and 8 feet high, are permitted. (6) Driveway Standards. In lieu of any conflicting standards in EC 7.410 Driveways Curb cut, the following standards shall apply: (a) Street Access Driveway Curb Cuts and Width. Driveways that are accessed from a street must meet all the following requirements: 1. Except as provided in (7), below, a lot shall have no more than one curb cut on each street that the lot abuts. 2. The maximum curb cut width is limited to 14 feet where the driveway abuts the street, and the driveway must taper to no more than 12 feet within 3 feet of the street curb or edge. 3. The maximum driveway width for a driveway that accesses a single-car garage is 12 feet. Ñ®¼·²¿²½» ó Ð¿¹» é ±º îï 4. No portion of a driveway or parking area shall be wider than 12 feet within 30 feet of any portion of a lot line that abuts a street. 5. For a driveway or parking area located within five feet of an existing driveway or parking area on an adjacent property under common ownership or within the same development site, the maximum total width of the two driveways and/or parking areas is 18 feet within 30 feet of any portion of a lot line that abuts a street. 6. The full width of impermeable surfaces and surfaces with permeable paved surfaces (such as parking areas or walkways) that are within one foot of a driveway shall be included in calculating the driveway width except that one private walkway, no wider than 4 feet within 5 feet of the driveway, may terminate at the driveway. (See Figure 9.3625(6)(a)6.) 7. Exception. For a duplex where both main entrances face the same street and the lot is not on the corner of two streets or the corner of a street and an alley, two curb cuts and driveways are allowed as long as both curb cuts and driveways meet all of the following conditions: a. There must be at least 30 feet between the two curb cuts; b. Each curb cut must be at least 5 feet from any curb cut on an adjacent lot; c. The maximum curb cut width is limited to 11 feet where the driveway abuts the street, and the driveway must taper to no more than 9 feet within 3 feet of the street curb or edge; and d. No portion of a driveway or parking area shall be wider than 9 feet within 30 feet of any portion of a lot line that abuts a street. (See Figure 9.3625(6)(a)7.). (b) Alley-Access Driveway Width. The maximum driveway and/or parking area width is 18 feet within 30 feet of any portion of a lot line that abuts the alley. (c) Adjustment. The driveway width standards in this subsection (6) may be adjusted based on the criteria of EC 9.8030(26)(1). (7) Parking Standards. (a) Except as provided in (3)(d)3. above, each dwelling shall have one on-street or on-site vehicle parking space for every three bedrooms, rounded up to the next whole number (i.e. a four- bedroom dwelling must have at least two parking spaces). For purposes of this subsection, each uninterrupted twenty feet of lot line that abuts a street right-of-away where parking is legal within the entirety of that twenty feet shall count as one on-street parking space. The twenty feet may not include any portion of a curb cut. (b) No portion of a vehicle parking area may be located in the area defined by the Street Setback minimum standard (i.e., from which structures, other than permitted intrusions, are excluded) or Ñ®¼·²¿²½» ó Ð¿¹» è ±º îï between the street and the residential building façade that faces, and is closest to, the street. (See Figure 9.3625(7)(b)). (8) The following Table 9.3625 sets forth the S-JW Special Area Zone development standards, subject to the special development standards in EC 9.3626. Table 9.3625 S-JW Jefferson Westside Special Area Zone Development Standards (See EC 9.3626 Special Development Standards for Table 9.3625.) Density(1) Minimum Dwellings Per Lot Lots less than 13,500 Square Feet -- Lots 13,500 square feet and larger 1 dwelling per lot for every 6,750 square feet (fractional values are rounded down to the nearest whole number) Maximum Dwellings Per Lot(1) Alley Access Only Lot 1 dwelling per lot Lots less than 2,250 square feet No additional dwellings after December 14, 2009 Lots between 2,250 and 4,499 square feet 1 dwelling per lot Lots between 4,500 and 8,999 square feet 2 dwellings per lot Lots 9,000 square feet and larger 1 dwelling per lot for every 4,500 square feet (fractional values are rounded down to the nearest whole number) Maximum Building Height (2) (9) Minimum Building Setbacks (3) (4) (5) (9) Maximum Lot Coverage (6) (7) 50% Maximum Vehicle Use Area (6) 20% Common and Private Open Space (7) Fences (8) (Maximum Height Within Interior Yard Setbacks) 6 feet (Maximum Height within Front Yard Setbacks) 42 inches 9.3626 Special Development Standards for Table 9.3625. (1) Density. For purposes of determining the maximum allowable dwellings on a lot: (a) A dwelling with five or fewer bedrooms that is the only dwelling on a street-abutting lot that is at least 4,500 square feet shall be counted as one dwelling. (b) Two dwellings that together have a total of six or fewer bedrooms, and that are the only dwellings located on a street-fronting lot that is at least 4,500 square feet, and where at least one residential building on the lot has a front facade that faces a street and is within the street maximum setback, shall be counted as two dwellings. (c) For cases not covered by sections (a) and (b), above, the dwelling count shall be the sum of the dwelling counts calculated under the following subsections: 1. The total dwelling count for all dwellings with three or fewer bedrooms shall be the number of dwellings, Ñ®¼·²¿²½» ó Ð¿¹» ç ±º îï 2. The total dwelling count for all dwellings with four or more bedrooms shall be the total number of bedrooms in these dwellings divided by three. Fractional dwelling counts resulting from this calculation shall be rounded up to the next whole number, e.g. a total of seven bedrooms counts as three dwellings. (d) consideration of any new development proposing to increase the number of dwellings or bedrooms on a lot. The proposed change shall not be permitted unless the new dwelling count will comply with all applicable standards in this section. (e) In addition to the Maximum Dwellings Per Lot allowed by Table 9.3625, one additional dwelling may be established on a lot that is between 9,000 square feet and 12,499 square feet, and up to two additional dwellings may be established on a lot that is 13,500 square feet or larger, so long as: 1. No residential building on the lot has more than two dwellings; 2. No dwelling on the lot has more than three bedrooms; and 3. No dwelling added to the lot after or that is December 14, 2009, on a lot that has more than the number of dwellings allowed on the lot by Table 9.3625 has more than 800 square feet of living area or any point (other than chimney) higher than 18 feet. (f) Multi-lot developments. A multi-lot development site is treated as one area for calculating allowable dwellings. (I.e., allowable A multi-lot development site cannot include an alley access only lot or a lot less than 4,500 square feet. (2) Building Height. (See Figure 9.3626(2)(3)(4)). (a) Residential buildings. 1. On a street-fronting lot that is not an alley access only lot, the maximum height of any part of a residential building within 60 feet of the lot line abutting the street is: a. For any section of a roof that has at least a 6:12 pitch (i.e. a slope of 6 inches vertically for every 12 inches horizontally) for the entire roof section: 30 feet. b. Otherwise: 18 feet. c. - with respect to more than one street, the 60 foot distance shall be measured from the shortest lot line that meets the requirements under the definition of - 2. The maximum height of any part of a residential building not covered under subsection 1., above, is 18 feet. 3. Chimneys on residential buildings may exceed the maximum height limits by no more than 5 feet. (See Figure 9.3626(2)(a)). (b) The maximum height of any part of a garage or building that is not a-residential building is 15 feet. (c) The height of any part of a structure shall be measured as its Ñ®¼·²¿²½» ó Ð¿¹» ïð ±º îï vertical distance above grade. (3) Alley and Street Setbacks. (See Figure 9.3626(2)(3)(4)). (a) Alley minimum setback. Except as provided under subsection (a)1., below, all buildings shall be set back a minimum of the distance specified in subsections 1. and 2., below, from any portion of a lot line that abuts an alley and from any alley right-of- way easement, whichever would result in a greater setback distance. 1. Residential buildings: 5 feet. All intrusions allowed by EC - prohibited by other provisions applicable in the S-JW Special Area Zone are allowed but no intrusion may penetrate more than two feet into the setback. 2. Other structures: 2 feet. No intrusions are allowed. (b) Street setback. 1. Residential buildings. a. Minimum setback shall be: (1) 15 feet from any portion of a lot line that abuts a street and from any street right-of-way easement, whichever would result in a greater setback distance; or (2) The average setback distance to the widest portion of the front facades of the two nearest residential buildings, one on each adjacent property on the side of the subject property, that face the same street, but not less than 10 feet; or (3) Where there are not two dwellings as described in (2), above, one half the sum of 15 feet plus the setback distance to the widest portion of the front facade of the nearest residential building on a different property that faces the same street, but not less than 10 feet (4) - prohibited by other provisions applicable in the S-JW Special Area Zone are allowed. No intrusion may penetrate closer than 10 feet from any portion of a lot line that abuts a street and from any street right-of-way easement. b. Maximum setback on a street-fronting lot that is not an alley access only lot: (1) At least one residential building on the lot must have at least 25 feet or 100 per cent, whichever is less, of its main facade width located within 30 feet of the portion(s) of a lot line that abuts the street or the easement that the main facade faces. (2) The maximum front yard setback can be increased to one of the following measurements, but to no more than 35 feet: (A) The average setback distance to the widest portion of the front facades of the two nearest Ñ®¼·²¿²½» ó Ð¿¹» ïï ±º îï residential buildings, one on each adjacent property on the side of the subject property, that face the same street; or (B) Where there are not two such dwellings as described in (A), one half the sum of 30 feet plus the setback distance to the widest portion of the front facade of the nearest residential building on a different property that faces the same street. (3) On a corner lot (i.e., a lot that has abuts two intersecting streets), the street minimum setback requirement may be reduced to 10 feet for no more than a 30-foot extent of one residential building on one of the streets, when that residential building meets the following conditions: (A) The residential building has a main entrance that meets the requirements in EC 9.3625(4) with respect to a different street and complies with the 15 foot minimum street setback requirement with respect to that street; and (B) No dwelling in the residential building has a main entrance within the extent of the façade to which the 10 foot setback applies. 2. Garages and buildings that are not residential buildings shall meet the following minimum setback requirements: a. 21 feet from any portion of a lot line that abuts a street and from any street right-of-way; and b. On all lots except alley access only lots: 6 feet behind the street-facing façade, other than the façade of an attached garage, that is furthest from the street of the residential building closest to the street that the garage or non-residential building faces. (c) Special setback provisions may also apply, see EC 9.6750 Special Setback Standards. (4) Interior Yard Setbacks. (See Figure 9.3626(2)(3)(4)). For purposes of degrees of perpendicular. Except as provided in subsections (c) through (f) of this subsection: (a) For a street-fronting lot that is not an alley access only lot, for any portion of an interior lot line that is located within 60 feet of a lot line abutting a street and generally perpendicular to the side of the lot along which the interior lot line lies: The setback shall be at least 5 feet from the interior lot line and a minimum of 10 feet from structures on other lots. In addition, at a point that is 12 feet above grade, the setback shall slope at the rate of 10 inches vertically for every 12 inches horizontally (approximately 50 degrees from vertical) away from the lot line. (See Figure 9.3626(4)(a)(b)). (b) Setbacks from all other portions of interior lot lines, not covered in subsection (a), shall be at least 5 feet from the interior lot line and a Ñ®¼·²¿²½» ó Ð¿¹» ïî ±º îï minimum of 10 feet from structures on other lots. In addition, at a point that is 8 feet above grade, the setback shall slope at the rate of 10 inches vertically for every 12 inches horizontally (approximately 50 degrees from vertical) away from the lot line. (See Figure 9.3626(4)(a)(b)). (c) All intrusi-Intrusions prohibited by other provisions applicable in the S-JW Special Area Zone are allowed, except that: 1. The maximum extent of allowable intrusions into the sloped portion of a setback shall be measured horizontally from the sloped plane of the setback. 2. No wall or surface of a building that is an intrusion allowed under EC 9.6745(2) and that is over 20 square feet shall be surface that is over 20 square feet on an adjacent property. (d) On a street-fronting lot that is not an alley access only lot, a residential building with a main roof that is gabled or hipped and has a ridgeline generally parallel to a lot line abutting the street may have a single gable or hipped portion on each side of the building intrude into the sloped portion of the interior yard setback, as long as the entire intrusion is within 60 feet of the respective lot line abutting the street and the maximum width of the part of the building that penetrates the sloped setback is 35 feet. (e) A residential building may have a maximum of 4 dormers, with a maximum of 2 dormers per side of the roof, that intrude into the sloped portion of an interior yard setback, as long as each dormer that intrudes on the setback meets all the following requirements: 1. Has at least 4 square feet of window(s) in the end (face) wall. 2. Has a minimum setback of 7 feet from interior lot lines and is a minimum of 10 feet from structures on other lots. 3. Maximum width. a. There is no maximum width for a dormer that has an end (face) wall that does not face a street and is setback at least 30 feet from the nearest lot line segment the end wall faces. b. The maximum width for all other dormers that intrude into the setback is 10 feet measured between the sidewalls or maximum roof opening, whichever is greater. 4. feet from the nearest generally parallel outer wall of the building to which the dormer is attached. (f) Exceptions. 1. Structures may intrude into the sloped portion of any interior yard setback as long as the lot owner secures and records in the office of the Lane County Recorder a maintenance access easement adjacent to intrusive side of the structure. The easement shall provide a 5-foot wide access the entire length of the intrusion and 5 feet beyond both ends, and require a 10-foot separation between buildings on separate lots. The easement shall be on a form provided by the city, shall be Ñ®¼·²¿²½» ó Ð¿¹» ïí ±º îï approved by city staff, and be subject to review and payment of a fee set by the city manager. 2. Structures may intrude into an interior yard setback arising from a lot line between an alley access only lot and the lot between the alley access only lot and the street, as long as the property owner secures and records a maintenance access easement as described in 1, above. (g) Easements. Except where buildings abut or share a common wall, the owner of a lot or parcel with an interior yard of less than 5 feet from the adjacent property line must secure and record in the office of the Lane County Recorder a maintenance access easement adjacent to that side of the building. The easement shall provide a 5-foot wide access the entire length of the building and 5 feet beyond both ends, and require a 10-foot separation between buildings on separate lots. The easement shall be on a form provided by the city, shall be approved by city staff, and be subject to a review and payment of a fee set by the city manager. There shall be no projection of building features into this easement. (5) Window Setback above First Floor. For purposes of this subsection, (a) Except as provided in (b), windows above the first floor shall be setback a minimum of 10 feet from interior lot lines. (b) Windows that are within 60 feet of a lot line abutting the street of a street-fronting lot that is not an alley access only lot, and that are in a gable or hipped end of a residential building with a main roof ridgeline generally parallel to the respective lot line abutting the street, are excluded from the setback requirement in (a), above. (6) The maximum area covered by paved and unpaved vehicle use areas including but not limited to driveways, on-site parking and turnarounds, is 20 percent of the total development site area. (7) Common and Private Open Space. (See Figure 9.3626(7)). (a) All developments of three or more dwellings (as calculated under EC 9.3626(1) shall include common or private open space, or a combination thereof, that equals or exceeds the greater of the following two areas: 1. 20% of the development site area. 2. 25% of total living area. (b) Any common open space intended to meet the requirements of this subsection (7) may include only those the areas listed under EC 9.5500(9)(a)(1) and (2). No indoor area may be counted as common open space. 1. The minimum area for any common open space shall be 250 square feet. 2. The boundaries of any area counted as common open space must be sufficient to encompass a square with 15 foot sides. (c) Any private open space intended to meet the requirements of this subsection (7) shall be consistent with EC 9.5500(9)(b). (d) An open space credit shall be allowed consistent with EC 9.5500(9)(c)2 for qualifying setback areas. The EC 9.5500(9)(c)1 credit for public parks is not allowed. (8) Fences. Ñ®¼·²¿²½» ó Ð¿¹» ïì ±º îï (a) Types. The type of fence (including walls or screens) used is subject to specific requirements stated in the landscape standards beginning at EC 9.6200 Purpose of Landscape Standards. The standards apply to walls, fences, and screens of all types including open, solid, wood, metal, wire, masonry or other material. Use of barbed wire and electric fencing is regulated in EC 6.010(d) Fences. (b) Location and Heights. 1. Fences up to 42 inches in height are permitted within the required front yard setback. For corner lots or double frontage lots, a fence between 42 inches and 6 feet in height is permitted within one of the two front yard setbacks, so long as for corner lots, this fence cannot extend past a line created by an extension of the front wall of the dwelling. (See Figure 9.2751(13)(b)1.) 2. Fences up to 6 feet in height are permitted within the required interior yard setback. 3. The height of fences that are not located within the required setback areas is the same as the regular height limits of the zone. 4. Fences must meet the standards in EC 9.6780 Vision Clearance Area. (9) Maximum building height and minimum building setbacks may be modified with an approved planned unit development permit. (For planned unit development procedures refer to EC 9.7300 General Overview of Type III Application Procedures and for approval criteria refer to EC 9.8320 Tentative Planned Unit Development Approval Criteria - General. 9.3630 S-JW Jefferson Westside Special Area Zone Lot Standards. The following Table 9.3630 sets forth S-JW Jefferson Westside Special Area Zone lot standards, subject to the special standards in EC 9.3631. Table 9.3630 S-JW Jefferson Westside Special Area Zone Lot Standards (See EC 9.3631 Special Standards for Table 9.3630.) Lot Area Minimum (1) Lots, except Small Lots, Alley Access Only Lots 4,500 square feet Small Lots (2) 2,250 square feet or per Cluster Subdivision or PUD Alley Access Only Lots (4) 2,250 square feet Frontage Minimum (1) Interior Lot 45 feet Corner Lot 45 feet Lot Area Maximum (3) 13,500 square feet 9.3631 Special Standards for Table 9.3630. (1) (a) Lot frontage requirements may be met by a lot that abuts a street or an alley continuously for the required length indicated in Table 9.3630. (b) A lot must be of sufficient size and/or have sufficient on-street parking to meet applicable vehicle parking requirements under EC 9.3625(3)(b)4 or EC 9.3625(7) for one dwelling, or all existing Ñ®¼·²¿²½» ó Ð¿¹» ïë ±º îï dwellings on the lot at the time the lot is created, whichever is greater. (c) Rectilinear shape. A lot line segment is a portion of the boundary line of a lot that is bounded on each end by an angle and that contains no angles within the line segment. (The point at which a straight line intersects a curved line is considered an angle.) 1. All lot line segments must be straight lines and intersect at right angles (90 degrees). 2. Exceptions a. Lot line segments may intersect at an angle between 85 and 95 degrees to the extent that will produce a lot with at least four sides and a lot boundary with fewer angles than could be accomplished using only right angles. b. An angle between 45 and 135 degrees is allowed where a new lot line intersects a lot line segment that existed prior to December 14, 2009, and the existing lot line segment did not intersect both its adjoining lot line segments at right angles. (d) rectangle of the following size: 1. Alley access 2. (See Figure 9.3631(1)(d)(e)). (e) Minimum interior lot dimension. (See Figure 9.3631(1)(d)(e)). The minimum distance between any two non-intersecting lot line segments is 35 feet when measured by a straight line that does not begin or end at an intersection of any two lot line segments and that lies entirely within the lot's boundaries. (f) The Property Line Adjustment provisions at EC 9.8400 through 9.8420 are available within the S-JW zone only for adjustment of a portion of a lot line that existed in its current location as of December 14, 2009. Such lot lines may be adjusted by up to 5 feet, and consistent with all other applicable lot standards. A Property Line Adjustment allowed under this section may be up to 10 feet if the adjustment is necessary to accommodate an encroachment that existed as of December 14, 2009. (g) A lot must have the capacity for vehicular access from an alley or street consistent with access standards in the EC. (h) The creation of a new flag lot is prohibited in the S-JW Jefferson Westside Special Area Zone. (2) Other than an alley access only lot, a lot with an area of less than 4500 square feet: (a) May be created only if: 1. The original lot from which the small lot is created abutted a street for at least a continuous 45 feet and was at least 6,750 square feet prior to the creation of the small lot; and 2. Shall not have an existing dwelling that has more than three bedrooms. 3. om any portion of a lot that exists as of December 14, 2009. Ñ®¼·²¿²½» ó Ð¿¹» ïê ±º îï (b) No new dwelling with more than three bedrooms is allowed on a small lot. (3) Exceptions to the maximum lot size shall be granted if any of the following is met: (a) Existing physical circumstances such as topographically constrained lands, conservation easements, existing buildings, or utility easements prevent the ability to further divide the lot. (b) The lot exceeding the maximum lot size is intended to reserve a large lot for future land division with feasibility demonstrated by a conceptual buildout plan. (c) The subdivision achieves a minimum density of 9 units per net acre. (d) The exception will enable protection of natural resources. (4) An alley access only lot may be created only if: (a) The original lot from which the alley access only lot is created abuts a street for at least a continuous 45 feet and is at least 6,750 square feet prior to the creation of the alley access only lot; (b) Only one alley access only lot may be created from any portion of a lot that exists as of December 14, 2009; and (c) A new alley access only lot must include the entire portion of the 9.3640 Non-conforming development. (1) Existing development that does not meet the lot coverage or open space requirements at EC Table 9.3625, 9.3626(6) or (7) must be brought into conformance with the lot coverage and open space standards in those code sections only when any additional dwelling is created or the number of bedrooms in any dwelling is increased to four or more. However, no development may increase the extent of non-conformance. (2) Existing development that does not meet the driveway or parking requirements at EC 9.3625(3), (6) or (7) must be brought into conformance with those driveway and parking standards only when: (a) An additional dwelling is created on the lot; (b) The number of bedrooms in any dwelling on the lot is increased to four or more; or (c) The proposed development would otherwise result in an increase in the non- conformance. (3) A non-conforming driveway or parking area may be paved or re-paved to the extent of the driveway or parking area that existed as of December 14, 2009, without having to be brought into conformance. (4) Legally established buildings and uses conforming to the residential net density requirements in the R-2 zone on December 7, 1994 are exempt from EC 9.1210 to 9.1230 Legal Nonconforming Situations, pertaining to nonconforming uses. This exemption is limited to development sites in the S-JW Jefferson Westside Special Area Zone on which residential buildings and uses existed, or in which a development permit or land use application was pending, on December 7, 1994. If such a building which is nonconforming as to minimum density is destroyed by fire or other causes beyond the control of the owner, the development site may be redeveloped with the previous number of dwelling unit(s) if Ñ®¼·²¿²½» ó Ð¿¹» ïé ±º îï completely rebuilt within 5 years. If not completely rebuilt within 5 years, the development site is subject to the density standards for the S- JW Jefferson Westside Special Area Zone. Section 6. Í«¾»½¬·±² øîê÷ ±º Í»½¬·±² çòèðíð ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿¼¼»¼ ¬± °®±ª·¼»æ 9.8030 Adjustment Review - Approval Criteria. Ì¸» °´¿²²·²¹ ¼·®»½¬±® ¸¿´´ ¿°°®±ª»ô ½±²¼·¬·±²¿´´§ ¿°°®±ª»ô ±® ¼»²§ ¿² ¿¼¶«¬³»²¬ ®»ª·»© ¿°°´·½¿¬·±²ò ß°°®±ª¿´ ±® ½±²¼·¬·±²¿´ ¿°°®±ª¿´ ¸¿´´ ¾» ¾¿»¼ ±² ½±³°´·¿²½» ©·¬¸ ¬¸» º±´´±©·²¹ ¿°°´·½¿¾´» ½®·¬»®·¿ò ( 26) S-JW Jefferson Westside Special Area Zone. The following standards applicable within the S-JW Jefferson Westside Special Area Zone may be adjusted upon a finding that the adjustment is consistent with the following criteria. (1) Driveway width. An additional two feet of width is allowed for any portion of a driveway that takes access from a street based on the following criteria: (a) The additional driveway width is necessary to avoid an unsafe condition, to comply with the requirements of EC 9.6420 (Parking Area Standards) or to provide reasonable maneuvering room around an obstacle that cannot be practicably relocated to a different location that would not create a driveway obstacle; and (b) The additional area allowed under this adjustment is the minimum necessary to accomplish the objective under (1)(a), above. (2) Means of primary vehicle access. A dwelling considered to have its primary vehicle access from the alley, according to EC 9.3625(3)(a)2.b., may be considered to have its primary vehicle access from the street if the applicant demonstrates that physical conditions or code standards preclude the establishment of vehicle parking on any part of the lot that could be accessed from the alley. Section 7. Í«¾»½¬·±² øì÷ ±º Í»½¬·±² çòèèêë ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô · ¿³»²¼»¼ ¾§ ¿¼¼·²¹ ¿ ²»© «¾»½¬·±² øµ÷ ¿²¼ ®»´»¬¬»®·²¹ ¬¸» «¾»¯«»²¬ «¾»½¬·±² ¬± °®±ª·¼»æ 9.8865 Zone Change Approval Criteria. ß°°®±ª¿´ ±º ¿ ¦±²» ½¸¿²¹» ¿°°´·½¿¬·±²ô ·²½´«¼·²¹ ¬¸» ¼»·¹²¿¬·±² ±º ¿² ±ª»®´¿§ ¦±²»ô ¸¿´´ ²±¬ ¾» ¿°°®±ª»¼ «²´» ·¬ ³»»¬ ¿´´ ±º ¬¸» º±´´±©·²¹ ½®·¬»®·¿æ (4) Ì¸» °®±°±»¼ ¦±²» ½¸¿²¹» · ½±²·¬»²¬ ©·¬¸ ¬¸» ¿°°´·½¿¾´» ·¬·²¹ ®»¯«·®»³»²¬ »¬ ±«¬ º±® ¬¸» °»½·º·½ ¦±²» ·²æ ø¿÷ ÛÝ çòîïëð Ý±³³»®½·¿´ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò Ñ®¼·²¿²½» ó Ð¿¹» ïè ±º îï ø¾÷ ÛÝ çòîìíð ×²¼«¬®·¿´ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø½÷ ÛÝ çòîëïð Ò¿¬«®¿´ Î»±«®½» Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¼÷ ÛÝ çòîêïð Ð¿®µô Î»½®»¿¬·±²ô ¿²¼ Ñ°»² Í°¿½» Í·¬·²¹ Î»¯«·®»³»²¬ò ø»÷ ÛÝ çòîêèï Ð«¾´·½ Ô¿²¼ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò øº÷ ÛÝ çòîéíë Î»·¼»²¬·¿´ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¹÷ ÛÝ çòíðëë ÍóÝ Ý¸¿³¾»® Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¸÷ ÛÝ çòíïðë ÍóÝÒ Ý¸¿» Ò±¼» Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø·÷ ÛÝ çòíîðë ÍóÜÉ Ü±©²¬±©² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò ø¶÷ ÛÝ çòííðë ÍóÛ Û´³·®¿ Î±¿¼ Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò (k) EC 9.3605 S-JW Jefferson Westside Special Area Zone Siting Requirements. l øµ÷ ÛÝ çòíéðë ÍóÎÐ Î·ª»®º®±²¬ Ð¿®µ Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò m ø´÷ ÛÝ çòíèðë ÍóÎÒ Î±§¿´ Ò±¼» Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò n ø³÷ ÛÝ çòíçðë ÍóÉ É¸·¬»¿µ»® Í°»½·¿´ ß®»¿ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò o ø²÷ ÛÝ çòìîðë ñÛÝ Û¿¬ Ý¿³°« Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò p ø±÷ ÛÝ çòìéïë ñÉÐ É¿¬»®·¼» Ð®±¬»½¬·±² Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò q ø°÷ ÛÝ çòìééê ñÉÏ É¿¬»® Ï«¿´·¬§ Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ ø±²´§ º±® ¬¸» °«®°±» ±º ¿¼¼·²¹ ¬¸» ±ª»®´¿§ ¦±²»ò Í»» ÛÝ çòìéèêò÷ò r ø¯÷ ÛÝ çòìçïë ñÉÎ É¿¬»® Î»±«®½» Ý±²»®ª¿¬·±² Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ ø±²´§ º±® ¬¸» °«®°±» ±º ¿¼¼·²¹ ¬¸» ±ª»®´¿§ ¦±²»ò Í»» ÛÝ çòìçêðò÷ò s ø®÷ ÛÝ çòìèïë ñÉÞ É»¬´¿²¼ Þ«ºº»® Ñª»®´¿§ Æ±²» Í·¬·²¹ Î»¯«·®»³»²¬ò t ø÷ ß² «²½±¼·º·»¼ ±®¼·²¿²½» »¬¿¾´·¸·²¹ ¿ ·¬» °»½·º·½ ÍóØ Ø·¬±®·½ Í°»½·¿´ ²¹ ¿²¼ ¼»ª»´±°³»²¬ ¼»°¿®¬³»²¬ò Section 8. Ì¸» Ö»ºº»®±²óÚ¿® É»¬ Î»º·²»³»²¬ Ð´¿² · ¿³»²¼»¼ ¾§ ¿¼¼·²¹ ¬¸» º±´´±©·²¹ °±´·½§ «²¼»® ß®»¿ ïêò Û¿¬ Ó»¼·«³óÜ»²·¬§ Î»·¼»²¬·¿´ ß®»¿æ Ô¿²¼ Ë» Ð±´·½·»ô Ö»ºº»®±² ß®»¿ ïêò Û¿¬ Ó»¼·«³ Ü»²·¬§ Î»·¼»²¬·¿´ ß®»¿ This area shall be recognized as appropriate for application of the Special Area Zone-Jefferson-Westside (S-JW) land use code. Within the S-JW boundaries set by the City Council, the S-JW zone shall be the only permissible zone. The S-JW zone is consistent with and implements the Medium Density Residential Metro & Refinement Plan designation within its boundaries. Ñ®¼·²¿²½» ó Ð¿¹» ïç ±º îï Section 9. Ì¸» É»¬·¼» Ò»·¹¸¾±®¸±±¼ Ð´¿² · ¿³»²¼»¼ ¾§ ¿¼¼·²¹ ¬¸» º±´´±©·²¹ Ð±´·½§ ë ¬± ¬¸» Ý»²¬®¿´ Î»·¼»²¬· Policy 5. The portion of the Central Residential Area that is east of Polk Street shall be recognized as appropriate for application of the Jefferson Westside Special Area Zone (S-JW) as defined through the code. Within the S-JW boundaries set by the City Council, the S-JW zone shall be the only permissible zone. The S-JW zone is consistent with and implements the Medium Density Residential Metro Plan and Refinement Plan designation. Section 10. Ú·¹«®» çòíêðëô çòíêîëøí÷ø¼÷îòô çòíêîëøì÷ø½÷ô çòíêîëøê÷ø¿÷êòô çòíêîëøê÷ø¿÷éòô çòíêîëøé÷ø¾÷ô çòíêîêøî÷ø¿÷ô çòíêîêøî÷øí÷øì÷ô çòíêîêøì÷ø¿÷ø¾÷ô çòíêîêøé÷ô çòíêíïøï÷ø¼÷ø»÷ ¿ ®»º»®»²½»¼ ·² ¬¸· Ñ®¼·²¿²½»ô ¿®» ¿¬¬¿½¸»¼ ¸»®»¬± ¿ Û¨¸·¾·¬ ß ¿²¼ ¸¿´´ ¾» ²«³»®·½¿´´§ ·²½±®°±®¿¬»¼ ·² Ý¸¿°¬»® ç ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïò Section 11. Ì¸» Û«¹»²» Æ±²·²¹ Ó¿° · ¿³»²¼»¼ ¬± ®»³±ª» ¬¸» »¨·¬·²¹ ¾¿» ¦±²» º®±³ ¬¸» °®±°»®¬·» ·¼»²¬·º·»¼ ±² Û¨¸·¾·¬ Ý ¿¬¬¿½¸»¼ ¸»®»¬± ¿²¼ ¬± ®»°´¿½» ¬¸±» ¾¿» ¦±²» ©·¬¸ ¬¸» ÍóÖÉ Ö»ºº»®±² É»¬·¼» Í°»½·¿´ ß®»¿ Æ±²»ò ß²§ ±ª»®´¿§ ¦±²» ®»³¿·² ·² °´¿½»ò Section 12. Ì¸· Ñ®¼·²¿²½» ¸¿´´ ¬¿µ» »ºº»½¬ °«®«¿²¬ ¬± Í»½¬·±² íî ±º ¬¸» Û«¹»²» Ý¸¿®¬»® îððîô ±® ±² ¬¸» ¼¿¬» ±º ·¬ ¿½µ²±©´»¼¹»³»²¬ ¿ °®±ª·¼»¼ ·² ÑÎÍ ïçéòêîëô ©¸·½¸»ª»® · ´¿¬»®ò Section 13. Ì¸» ´»¹·´¿¬·ª» º·²¼·²¹ ¿¬¬¿½¸»¼ ¿ Û¨¸·¾·¬ Þ ¸»®»¬± ¿®» ¿¼±°¬»¼ ·² «°°±®¬ ±º ¬¸· Ñ®¼·²¿²½»ò Section 14. Ì¸» Ý·¬§ Î»½±®¼»®ô ¿¬ ¬¸» ®»¯«»¬ ±ºô ±® ©·¬¸ ¬¸» ½±²»²¬ ±º ¬¸» Ý·¬§ ß¬¬±®²»§ô · ¿«¬¸±®·¦»¼ ¬± ¿¼³·²·¬®¿¬·ª»´§ ½±®®»½¬ ¿²§ ®»º»®»²½» »®®±® ½±²¬¿·²»¼ ¸»®»·²ô ±® ·² ±¬¸»® °®±ª··±² ±º ¬¸» Û«¹»²» Ý±¼»ô ïçéïô ¬± ¬¸» °®±ª··±² ¿¼¼»¼ô ¿³»²¼»¼ ±® ®»°»¿´»¼ ¸»®»·²ò Passed by the City Council this Approved by the Mayor this Ñ®¼·²¿²½» ó Ð¿¹» îð ±º îï ___ day of _______________, 2009 ____ day of ______________, 2009 ____________________________ _____________________________ City Recorder Mayor Ñ®¼·²¿²½» ó Ð¿¹» îï ±º îï ß¬¬¿½¸³»²¬ Ú ß´¬»®²¿¬» Ó±¬·±² º±® Ñ®¼·²¿²½» Ûºº»½¬·ª» Ü¿¬» Í°»½·¿´ ß®»¿ Æ±²» óÖ»ºº»®±² É»¬·¼» ó ®»²«³¾»® ¬¸» »½¬·±² ¿½½±®¼·²¹´§ ± ¬¸¿¬ ¬¸» ±®¼·²¿²½» ©±«´¼ ¬¿µ» »ºº»½¬ ·² ¿½½±®¼¿²½» ©·¬¸ Í»½¬·±² Ð¿®µ·²¹ Í¬®¿¬»¹·» ¿½½±®¼·²¹´§ ± ¬¸¿¬ ¬¸» ±®¼·²¿²½» ©±«´¼ ¬¿µ» »ºº»½¬ ·² ¿½½±®¼¿²½» ©·¬¸ Í»½¬·±² íî ±º ¬¸» Û«¹»²» Þ«·´¼·²¹ Ø»·¹¸¬ ë ¿²¼ ¬± ®»²«³¾»® ¬¸» »½¬·±² ¿½½±®¼·²¹´§ ± ¬¸¿¬ ¬¸» ±®¼·²¿²½» ©±«´¼ ¬¿µ» »ºº»½¬ ·² ¿½½±®¼¿²½» ©·¬¸ Í»½¬·±² íî ±º ¬¸» Û«¹»²» From:Branden Rishel To:HARDING Terri L; Support for the Proposed Car Sharing Zoning Code Subject: Monday, November 16, 2009 1:02:46 PM Date: Hello, As someone who has had experience with car sharing zoning code in a similar-sized city, I support the proposed code. This option will make it easy for developers to provide sustainable transportation options to residents of the new development and to the surrounding community. As a part of a neighborhood car sharing organization, each car share vehicle will replace about 20 private vehicles. This reduction of total vehicles will allow for the development of compact communities without the negative impacts of adding more cars. Thank you, Branden Rishel Victoria Car Share Co-op From:MUIR Susan L To:GARDNER Lisa A; WEISS Carolyn J; HARDING Terri L; JEROME Emily N; Subject:FW: Reminder: Simple intro to S-JW zone available on the Web Date:Monday, November 16, 2009 8:16:52 AM FYI From: Paul Conte [mailto:pconte@picante-soft.com] Sent: Saturday, November 14, 2009 9:41 AM To: *Eugene Mayor and City Council Subject: Reminder: Simple intro to S-JW zone available on the Web November 14, 2009 Dear Mayor and City Councilors, I know you have the daunting prospect of reviewing hundreds of pages of material related to the three ICS proposals for which public hearings will be held on Monday. Just a quick reminder that we've created a page on the JWN specifically to help you get a quick introduction to the essential elements and background of the proposed S-JW special area zone. http://jwneugene.org/sjw If you've already visited this page, be sure to check back for a quick look at newly-posted figures that illustrate several of the important standards (e.g., the "sloped interior setbacks). (Note that the staff-provided figures following the S-JW ordinance text in your packet are not accurate.) Please let me know if you have any questions. Thank you for your support. Best regards, Paul Conte JWN Liaison for ICS and OS 1461 W. 10th Ave. 344-2552 From:JEROME Emily N To:HARDING Terri L; FW: ICS ordinances" effective date Subject: Tuesday, November 10, 2009 4:51:08 PM Date: Attachments:Conte letter re ICS effective dates 11-10-2009.pdf Please include the e-mail below and its attachment in the public testimony that you provide to the City Council. Thanks. From: Paul Conte [mailto:pconte@picante-soft.com] Sent: Tuesday, November 10, 2009 4:44 PM To: *Eugene Mayor and City Council Cc: JEROME Emily N Subject: ICS ordinances' effective date November 10, 2009 Dear Mayor and City Councilors, Please read the attached letter regarding the proposed ICS ordinances' effective dates. While I have the greatest respect for the Assistant City Attorney, I believe her explanation at last night's Council work session too narrowly focused on an unlikely and minor risk while significantly increasing a substantial risk to the City and residents of the affected neighborhoods. At next week's public hearing, I urge City Council to direct the City Manager to bring all three ordinances to your December 14 deliberations without the acknowledgement clause. If a Council majority feels that any of the ordinances require the acknowledgement clause, it would be a simple procedural matter to amend the ordinance(s) at that time. Thank you for your consideration. Respectfully, Paul Conte 1461 W. 10th Ave. Eugene, OR 97402 November 10, 2009 Mayor Piercy and Eugene City Council City Hall, 777 Pearl Street, Room 105 Eugene, OR 97401 RE: Effective date on S-JW and other ICS ordinances Dear Mayor and City Councilors: At the recent Council work session on the three ICS ordinances, including the proposed S-JW special area zone, the Assistant City Attorney (ACA) explained why staff has included language in the ordinances that will prevent any ordinance that is appealed from going into effect until the appeal is fully resolved. While I have the greatest respect for the Assistant City Attorney’s expertise, her explanation considers only a narrow hypothetical “risk” and overlooks more substantial reasons the language should not be included in the ordinances. The following sections explain the problems with the “acknowledgement” language” and the appropriate alternative. If you’re short on time, please skip to the “Conclusion” section, which sums up the issues and recommendation. The effect of the “acknowledgement” language As the ACA explained, the “acknowledgement” languagedelays the effective date of an ordinance until any appeal is fully adjudicated. An appeal process may last from six months to two years or more. During that period, none of the important protections these ordinances provide to prevent further damage and destabilization of established neighborhoods would be in effect. For example, should the S-JW ordinance be appealed, families in the encompassed area would remain exposed to triplexes and fourplexes with 35-foot high walls being jammed within five feet of the families’ back yards. The protections offered by the three ordinances are urgent and should not be held up during a lengthy appeal. The “acknowledgement” language is not just unwarranted and unwise, it creates a strong incentive for a party to file a spurious appeal solely for the purpose of delaying the ordinance long enough for the appellant to submit a land use or building permit application under the existing code. It costs no more than about five hundred dollars in fees and mailing costs to file a “Notice of Intent To Appeal” (NOITA).The NOITA requirements are very simple and don’trequire a lawyer to prepare. After a NOITA is filed, the City must go to considerable expense to prepare a complete copy of all testimony and evidence of the proceedings. It’s also very simple (and costs nothing) for an appellant to object to the record produced by the City, and the LUBA process to resolve the objection can be very protracted. Mayor and City Council November 10, 2008 Page 2 The MiCAP history provides a recent and relevant example. City Council adopted twoMiCAP ordinances in August, 2008. The Home Builders Association(HBA) appealed both ordinances. The larger of the two ordinances (20417) had the “acknowledgement” language, so allsixteen amendments in this ordinance were delayed until June 2009 when LUBA deniedthe appeal of this ordinance. In other words, an entire set of important protections for Eugene neighborhoods was delayed for ten months because of an appeal that LUBA found had no merit at all. In the MiCAP appeal, it wasn’t until seven monthsafter the ordinances were adopted that LUBA got around to denying the HBA’s objection to the record and moving ahead with the appeal briefs and arguments. While the HBA appeal was a serious effort to have both ordinances remanded, and therefore involved significant legal expenses, a party just wanting to delay an ordinance long enough to file an application under existing code would not have to incur significant legal costs. Using an objection to the record, the party could – for minimaleffort and cost – get a delay long enough to submit theirapplication. The party could then drop the appeal and not have to even produce a brief explaining the basis of their appeal. To sum up: Including the “acknowledgement” language encourages any party who wants to delay an ordinance long enough to avoid having to comply with new regulations to file aLUBA appeal,regardless of the merits of the appeal.This makes all land use ordinances with the “acknowledgement” language vulnerable to the delay-by-appealtactic, regardless of how well the ordinance is crafted or how strong Council support is for the ordinance or how urgent the need is for the ordinance. The appropriate strategy The ACA worries that an ordinance that goes into effect thirty days after adoption may be remanded orreversedthereby creating an “on-again/off-again” situation. There is a very direct and appropriate way to minimize this risk: Planning staff and the ACA should do a thorough job of crafting the substantive ordinance provisions and providing adequate findings. Again, the MiCAP experience shows where the problem lies. LUBA did notfind that the City had made any error in the code amendments themselves. Instead, LUBA remanded one ordinance because Planning staff had simply failed to provide obviously required findings. If staff had done their job properly, LUBA would not have remanded the ordinance. Neither Portland nor Corvallis use anything like the “acknowledgement” clause for two very good reasons: a) Their staff told me they’ve never had a serious problem of the sort the ACA worries about; and b) such language is an admission the City lacks confidence that it has acted properly. The City Charter provision and dealing with exceptional situations The City Charter provides what Council should consider the standard provision for ordinance effective dates –i.e., thirty days after adoption, irrespective of an appeal. There are situations in which the effective date may need to be sooner, and the Charter provides for a 2/3 Council vote to adopt an “emergency” ordinance. There may also be situations in which Council decides longer than thirty days is necessaryfor affectedparties to adapt to significant changes in the code. Mayor and City Council November 10, 2008 Page 3 If the three ordinances under consideration had been developed in a hurry, there might be a basis for delaying their effective date. But in the case of the S-JW standards, these have been worked onby members of the community for more than five years. And all three ordinances have gone through a two-year public process comprising many steps and revisions and involving many people from both neighborhoods and the development community. The university area height and parking requirements have also been tested under fire by the HBA’s LUBA appeal of similar MiCAP amendments, and we know for certain that LUBA has rejected the substantive arguments claiming the amendments areinconsistent with State planning goals and local land use policies. Conclusion With all due respect, the ACA’s position focuses only on the unlikely event that a party will mount an expensive LUBA appeal to attempt to overturn one or more of these amendments and that such an appeal will prevail. Even in that eventuality, the City can make a reasonable response be remedying any errors and readopting the amendments or by taking no action. On the other hand, the ACA has not explained why the Council should follow a strategy that assumesthere’s a significant risk of having one or more ordinances appealed and overturned and at the same timesignificantlyincreases the risk of spurious appeals filed merely to delay one or more ordinances. The ACA’s recommended strategy has only minor potential benefit in reducing anunlikely risk of minor consequence, while creating a very high and consequential risk where no risk at all would exist if Council just follows the approach specified in the City Charter and followed by other Portland cities. I respectfully urge the City Council to direct the City Manager to bring all three ordinances to your December 14 deliberationwithout the “acknowledgement clause. If a Council majority feels that any of the ordinances require the “acknowledgement clause, it would be a simple procedural matter to amend the ordinance(s) at that time. Thank you again for your consideration. Please feel free to contact me if you have any questions. Respectfully, Paul Conte 1461 W. 10th Ave. Eugene, OR 97402 344-2552 pconte@picante-soft.com From:Paul Conte To:HARDING Terri L; Testimony re S-JW zone. Accurate figures Subject: Saturday, November 14, 2009 9:48:22 AM Date: Attachments:HelpfulFiguresForS-JWzone.pdf November 14, 2009 Terry, Please accept the attached document as testimony for the proposed S-JW special area zone. Attached file: HelpfulFiguresForS-JWzone.pdf Please confirm receipt. This document contains figures that accurately depict several S-JW standards. As you confirmed on Friday, the staff-provided figures following the ordinance text that has been posted and provided to City Council are not accurate. It would be helpful if staff would confirm to Council that the figures in the attached document accurately represent the proposed standards. Let me know if you have any questions. Thank you. Paul Conte JWN Liaison for ICS and OS 1461 W. 10th Ave. 344-2552 ThefollowingdiagramsarefortheChambersSpecialAreaZone(CSAZ).TheproposedS-JW SpecialAreaZone--JeffersonWestsidehasalmostidenticalspecificationsforthestandards illustratedbythesefigures. ForeachCSAZfigure,theapplicableS-JWcodeisprovided,alongwithnotesdescribingany differencesbetweentheS-JWcodeandthefigure. 9.3625(3)(c)Onanylotthatcontainsoneormoredwellingswhose primaryvehicleaccessisanalley,theremustbeatleastanundivided 400square-footopenspacearea(notincludingbuildings,parkingor driveways)abuttingthealley.Exceptasprovidedin4.,below,theopen spacearea: 1.shallabutthealleyforatleast25%ofthelengthofthelotlineabutting thealley; 2.shallbeaminimumof10feetindepthfortheentireextentthatthe openspaceareaabutsthealley;and 3.mayincludeareasthatarewithinsetbacks. 4.Theopenspacerequiredinthissubsection(c)maybeplacedbehind parallelparkingabuttingthealley. [Notethataccordingto9.3625(6)(b)Themaxdrivewaywidthwithin30 feetofalleyis18'(not20').] 9.3626(4)(a)Forastreet-frontinglotthatisnotanalleyaccessonlylot,foranyportionofaninteriorlotlinethatislocatedwithin 60feetofalotlineabuttingastreetandgenerallyperpendiculartothesideofthelotalongwhichtheinteriorlotlinelies:The setbackshallbeatleast5feetfromtheinteriorlotlineandaminimumof10feetfromstructuresonotherlots.Inaddition,ata pointthatis12feetabovegrade,thesetbackshallslopeattherateof10inchesverticallyforevery12incheshorizontally (approximately50degreesfromvertical)awayfromthelotline. 9.3626(4)(b)Setbacksfromallotherportionsofinteriorlotlines,notcoveredinsubsection(a),shallbeatleast5feetfromthe interiorlotlineandaminimumof10feetfromstructuresonotherlots.Inaddition,atapointthatis8feetabovegrade,the setbackshallslopeattherateof10inchesverticallyforevery12incheshorizontally. [Notethatsetbacksalonglotlinesthatabutanalleyarespecifiedinsection9.3626(3)(a).] 9.3626(4)(d)Onastreet-frontinglotthatisnotanalleyaccessonlylot,aresidentialbuildingwithamainroofthatisgabledor hippedandhasaridgelinegenerallyparalleltoalotlineabuttingthestreetmayhaveasinglegableorhippedportiononeach sideofthebuildingintrudeintotheslopedportionoftheinterioryardsetback,aslongastheentireintrusioniswithin60feetofthe respectivelotlineabuttingthestreetandthemaximumwidthofthepartofthebuildingthatpenetratestheslopedsetbackis35 feet. 9.3626(4)(e)Aresidentialbuildingmayhaveamaximumof4dormers,withamaximumof2dormerspersideoftheroof,that intrudeintotheslopedportionofaninterioryardsetback,aslongaseachdormerthatintrudesonthesetbackmeetsallthe followingrequirements: 1.Hasatleast4squarefeetofwindow(s)intheend(face)wall. 2.Hasaminimumsetbackof7feetfrominteriorlotlinesandisaminimumof10feetfromstructuresonotherlots. 3.Maximumwidth. a.Thereisnomaximumwidthforadormerthathasanend(face)wallthatdoesnotfaceastreetandissetbackatleast30feet fromthenearestlotlinesegmenttheendwallfaces. b.Themaximumwidthforallotherdormersthatintrudeintothesetbackis10feetmeasuredbetweenthesidewallsormaximum roofopening,whicheverisgreater. 4.Thedormer’ssidewalls(ifany)aresetbackaminimumof2feetfromthenearestgenerallyparallelouterwallofthebuildingto whichthedormerisattached 9.3626(5)WindowSetbackaboveFirstFloor.Forpurposesofthissubsection,“generallyparallel”shallmeanwithin30degreesof parallel. (a)Exceptasprovidedin(b),windowsabovethefirstfloorshallbesetbackaminimumof10feetfrominteriorlotlines. (b)Windowsthatarewithin60feetofalotlineabuttingthestreetofastreet-frontinglotthatisnotanalleyaccessonlylot,and thatareinagableorhippedendofaresidentialbuildingwithamainroofridgelinegenerallyparalleltotherespectivelotline abuttingthestreet,areexcludedfromthesetbackrequirementin(a),above. From:Paul Conte To:HARDING Terri L; S-JW Minor fixes to "entrance" code Subject: Friday, November 13, 2009 2:42:13 PM Date: Attachments:Minor S-JW edits 10-29-09.docx November 13, 2009 Testimony re proposed S-JW zone The attached minor edits correct an omission in the proposed code. The edits clarify the options allowing the required porch to be a "corner" porch. The existing code allows a "side" porch, when the house has a "wing" behind the porch (which wasn't the intent of the proposed code). I've included a simple diagram in the Word doc. Please amend the proposed code to reflect these fixes. Thanks. Paul Conte 1461 W. 10th Ave. Eugene, OR 97402 The following options were intended to allow side-facing doors opening onto a front porch. çòíêîë øí÷ ø¼÷ îò ¾ò Ú¿½» ¬¸» ·¼» ±º ¬¸» ´±¬ ¿²¼ Ì¸» »²¬®¿²½» ±°»²·²¹ · ²± ³±®» ¬¸¿² è º»»¬ º®±³ ¬¸» ¾«·´¼·²¹ º¿9¿¼» º¿½·²¹ ¬¸» ¿´´»§ ¿²¼ ²»¿®»¬ ¬¸» ¿´´»§ô ¿²¼ ¬¸» »²¬®¿²½» ±°»² ±²¬± ¿ ½±ª»®»¼ °±®½¸ ¬¸¿¬ ¸¿ ¿ ³·²·³«³ ±º íð ¯«¿®» º»»¬ ¿²¼ ¿¾«¬ ¾±¬¸ ¬¸» º¿9¿¼» ½±²¬¿·²·²¹ ¬¸» »²¬®¿²½» ¿²¼ ¿ º¿½¿¼» ¾»¬©»»² ¿ ©¿´´ º¿½·²¹ ¬¸» ¿´´»§ ¿²¼ ¬¸» ¿´´»§å ±® çòíêîë øì÷ ø¿÷ Û¨½»°¬ ¿ °®±ª·¼»¼ ·² ø½÷ô ¾»´±©ô ±² ¿ ¬®»»¬óº®±²¬·²¹ ´±¬ ¬¸¿¬ · ²±¬ ¿² ¿´´»§ ¿½½» ±²´§ ´±¬ô ¬¸» ®»·¼»²¬·¿´ ¾«·´¼·²¹ ½´±»¬ ¬± ¬¸» ¬®»»¬ ¸¿´´ ·²½´«¼» ¿ ³¿·² »²¬®¿²½» ¬¸¿¬ ³»»¬ ±²» ±º ¬¸» º±´´±©·²¹ ½±²¼·¬·±²æ ïò Ú¿½» ¬¸» ¬®»»¬å ±® îò Ì¸» ³¿·² »²¬®¿²½» ±°»²·²¹ · ²± ³±®» ¬¸¿² è º»»¬ º®±³ ¬¸» ¾«·´¼·²¹ º¿9¿¼» º¿½·²¹ ¬¸» ¬®»»¬ ¿²¼ ²»¿®»¬ ¬¸» ¬®»»¬ôÚ¿½» ¬¸» ·¼» ±º ¬¸» ´±¬ ¿²¼ ¬¸» ³¿·² »²¬®¿²½» ±°»² ±²¬± ¿ ½±ª»®»¼ °±®½¸ ¬¸¿¬ ¸¿ ¿ ³·²·³«³ ±º íð ¯«¿®» º»»¬ ¿²¼ ¿¾«¬ ¾±¬¸ ¬¸» º¿9¿¼» ½±²¬¿·²·²¹ ¬¸» ³¿·² »²¬®¿²½» ¿²¼ ¿ º¿½¿¼» ¾»¬©»»² ¿ ©¿´´ º¿½·²¹ ¬¸» ¬®»»¬ ¿²¼ ¬¸» ¬®»»¬ò Ø±«» Ð±®½¸ From:Paul Conte To:HARDING Terri L; S-JW testimony. Tax lot data. Subject: Saturday, November 14, 2009 11:05:39 AM Date: Attachments:S-JW tax lots 9-14-2009.xlsx November 14, 2009 Terry, Please accept the attached Excel spreadsheet as testimony re the proposed S-JW special area zone. Attached file: S-JW tax lots 9-14-2009.xlsx Please confirm receipt. This document contains the data that is the basis for the previously submitted S-JW density and Goal 10 analysis. Let me know if you have any questions. Thank you. 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1704364101700 î 1704364101800 ï 1704364101900 î 1704364102000 î 1704364102001 ï 1704364102100 ï 1704364102200 ï 1704364102300 ï 1704364102400 ï 1704364102500 ï 1704364102600 ï 1704364102700 ï 1704364102800 ï 1704364102900 ï 1704364103000 ï 1704364103100 ï 1704364103200 ï 1704364103300 ï 1704364103400 î 1704364103500 ï 1704364103700 î 1704364103800 ï 1704364103901 î 1704364103902 ï 1704364104000 ï 1704364104100 ï 1704364104200 ï 1704364104300 ï 1704364104400 ï 1704364104500 ï 1704364104700 î 1704364104800 í 1704364104900 ï 1704364105000 ï 1704364105100 ï 1704364105200 ï 1704364105300 ï 1704364105400 ï 1704364105500 ï 1704364105600 ï 1704364105700 ï 1704364105800 î 1704364105900 ï 1704364106000 ï 1704364106400 ï 1704364106500 ï 1704364106600 î 1704364106700 1704364106700 î ï 1704364106800 ï 1704364106900 ï 1704364107000 ï 1704364107100 í 1704364107200 ï 1704364107300 î 1704364107400 î 1704364107500 î 1704364107600 í 1704364107700 ï 1704364107800 î 1704364107900 ï 1704364108000 î 1704364108200 ï 1704364108203 ï 1704364108300 ï 1704364108400 ï 1704364108500 î 1704364108600 ï 1704364108700 ï 1704364108800 î 1704364108900 ï 1704364109000 ï 1704364109100 ï 1704364109200 î 1704364109300 î 1704364109400 î 1704364109401 í 1704364109500 ï 1704364109600 ì 1704364109700 ï 1704364109800 ï 1704364109900 èîî From:Anthony Rosta To:HARDING Terri L; In support of S-JW special area zone code amendments Subject: Monday, November 16, 2009 10:00:06 AM Date: Ms. Harding: please convey to the Mayor and Councilors this message: Thanks. November 16, 2009 Madame Mayor and Councilors: I ask that you approve Eugene Code changes with respect to the S-JW special area zone, the subject of a public hearing this evening. I will attend, but will not speak, so I wanted to send this message to you. As a long-time Jefferson Westside neighbor ( West 11th Avenue and Adams Street since 1987) and as a current JWN executive board member-at-large, I have seen and participated in the work our neighbors have put into coming up with what we think is a comprehensive and workable set of rules that will allow and reasonably regulate an increase in density in our neighborhood in the coming year without sacrificing those qualities of our neighborhood which attract new people to it. As a lawyer, I have been impressed with the careful and thoughtful construction of this proposal by our very involved neighbors in a manner that I think will make it work legally and practically. I suspect this level of grassroots-up legislation puts Eugene in one of the highest percentiles of citizen involvement in U.S. communities, and I think we should be proud of that. I hope you will each vote for this proposal in its entirety. Thank you. Anthony T. 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®»¼»ª»´±°³»²¬ ¿§ó¿¬ ·¬ · ¿ ¸·¹¸ °®·±®·¬§ ²±¬ ¶«¬ ¬± ³¿·²¬¿·² ¬¸» ½¸¿®¿½¬»® ¿²¼ ´·ª¿¾·´·¬§ ±º ¬¸» »¬¿¾´·¸»¼ô ½±®» ²»·¹¸¾±®¸±±¼ô ¾«¬ ¬± »²¸¿²½» ¬¸»³ò ×¬ · ¿´± ¿ ¬¿¬»¼ ¹±¿´ ¬± °®±ª·¼» ¿ ª¿®·»¬§ ±º ¸±«·²¹ ¬§°» ø·²¹´» º¿³·´§ô ³«´¬·º¿³·´§ô ¿ºº±®¼¿¾´»ô ³·¼ó°®·½»¼ô »¬½ò÷ò Ì¸» ½«®®»²¬ ¬¿²¼¿®¼ ¸¿ª» ´»¼ ¿´³±¬ »²¬·®»´§ ¬± ³«´¬·°´»¨ ®»²¬¿´ «²·¬ ¶¿³³»¼ ·²¬± ¾¿½µ§¿®¼ô ¿²¼ ¬¸» ®»«´¬¿²¬ ®»²¬¿´ °®·½» ¿®» ¬±° ¼±´´¿®ò Ì¸» °®±°±»¼ ²»© ¬¿²¼¿®¼ ©·´´ ¿´´±© ¬¸» Ý·¬§ ¬± ³»»¬ ·¬ ¹±¿´ ±º º±¬»®·²¹ ½±³°¿½¬ ¹®±©¬¸ ÉØ×ÔÛ ßÔÍÑ ®»¬¿·²·²¹ ¬¸» ½¸¿®¿½¬»® ¿²¼ ´·ª¿¾·´·¬§ ±º ·¬ ²»·¹¸¾±®¸±±¼ò × ¬®«¬ ¬¸¿¬ §±« ©·´´ »» ¬¸» ©·¼±³ ±º °¿·²¹ ¬¸»» °®±°±»¼ ²»© ¬¿²¼¿®¼ÿ É» ¿®» ©»¿®§ ±º ¬¸· §»¿®ó´±²¹ ¬®«¹¹´»ô ¿²¼ ¸±°» ¬¸¿¬ ¬¸· ©·´´ ¾» ¬¸» ¾»¹·²²·²¹ ±º »²·¾´» Ý·¬§ó©·¼» ¬¿²¼¿®¼ô ¿ ©»´´ò Ì¸¿²µ §±« º±® §±«® ½±²·¼»®¿¬·±²ò Í·²½»®»´§ô Ö¿²» Ø¿°°§ ïëìê Ý¸¿®²»´¬±² Í¬®»»¬ From:Alice Parman To:HARDING Terri L; Please approve proposed S-JW zone Subject: Sunday, November 15, 2009 2:01:48 PM Date: November 15, 2009 Dear Mayor Piercy and City Councilors, Please approve the proposed 2-JW special area zone. I have lived in the Jefferson/West Eugene neighborhood for 10 years. In 1999, after two decades in south Eugene, I purchased a small house at 836 Taylor Street. Immediately I began walking and biking almost everywhere. Eventually I sold my car; my husband and I shared a car with a neighbor for 5 years. (I'm now using a loaned car to transport grandkids and travel across town--otherwise, it's all bike and walk.) The character of the neighborhood, with a range of 20th century houses, beautiful gardens, tall street trees, and MANY long-term residents, reminds me of my childhood home in Nutley, New Jersey. Proximity to downtown (I'm there almost every day) is a big plus. We are so happy that our daughter and her family have purchased a home in the neighborhood, a 10 minute walk from our place. During my years in South Eugene I witnessed the disintegration/destruction of the West University neighborhood. It once was a residential neighborhood not unlike Jefferson/West Eugene, with a mix of single-family housing, low-rise apartments, and retail. Now, seemingly unrestricted infill, built to the property line for maximum rental revenue, has turned the area into a slum. It was this experience that motivated me to get involved in efforts to keep our JWN neighborhood vibrant and welcoming--a place where everyone feels at home. The design standards for infill proposed for our current JWN neighborhood are intended to preserve the character and livability of the area while welcoming our share of new residents to the city's urban core. Please support our grassroots, heartfelt efforts, by approving this proposed S-JW special area zone. Thank you for your consideration. Sincerely, Alice Parman 836 Taylor Street, Eugene, Oregon 97402 From:Lisa Lorens To:HARDING Terri L; Please Approve S-JW Special Area Zone! Subject: Monday, November 16, 2009 7:46:20 AM Date: Ü»¿® Ó¿§±® ¿²¼ Ý·¬§ Ý±«²½·´±®ô ß ¿ ¸±³» ±©²»®ô × ¿µ §±« ¬± ¿°°®±ª» ¬¸» ÍóÖÉ °»½·¿´ ¿®»¿ ¦±²»ò ¬¸ Ì¸» ïë Í¬®»»¬ ¾·µ» °¿¬¸ô ½´±» °®±¨·³·¬§ ¬± ¼±©²¬±©²ô ¬¸» Ë²·ª»®·¬§ô ¿²¼ º®·»²¼´§ °»±°´» ¿®» ±³» ±º ¬¸» ®»¿±² ³§ ¸«¾¿²¼ ¿²¼ × »²¶±§ ´·ª·²¹ ·² ¬¸· ²»·¹¸¾±®¸±±¼ò Ó±¬ ±º ¿´´ô ±«® ²»·¹¸¾±®¸±±¼ · ¿ ¾¿´¿²½»¼ ³·¨ ±º ¸±³»±©²»® ¿²¼ ®»²¬»®ó °»±°´» ±º ³«½¸ ¼·ª»®·¬§ô «½¸ ¿ ®»¬·®»¼ °»±°´»ô ©±®µ·²¹ °»±°´»ô ½±´´»¹» ¬«¼»²¬ ¿²¼ ³±®»ò É·¬¸ §±«® ¸»´° ¿°°®±ª·²¹ ¬¸» ÍóÉ °»½·¿´ ¿®»¿ ¦±²» ©» ½¿² °»¿µ ¿ ½±³³±² ´¿²¹«¿¹» ¿¾±«¬ ¸±© ¬¸» º«¬«®» ±º ±«® ©±²¼»®º«´ ´·¬¬´» ²»·¹¸¾±®¸±±¼ ³±ª» ·²¬± ¬¸» º«¬«®»ò Ì¸¿²µ §±«ô Ô·¿ Ô±®»² ïìçî É¿¸·²¹¬±² Í¬®»»¬ Û«¹»²»ô ÑÎò çéìðï From:John Russial To:HARDING Terri L; Proposed S-JW zone Subject: Saturday, November 14, 2009 11:30:58 PM Date: Dear Mayor and City Councilors, I've been a resident of the Jefferson-Westside neighborhood for more than 18 years, since I and my family moved from Philadelphia in 1992 when I took a job as a professor at the University of Oregon and bought a house on Almaden Street. Both my children attended neighborhood schools (Patterson and Jefferson) and went on to study at very good universities. I enjoy my house and its garden and the good friends who live in houses and apartments nearby. I would not want to live anywhere else. Over the last several years, I have attended quite a few neighborhood, city planning and council meetings about infill compatibility standards because I could see for myself what happens when incompatible infill is allowed to happen. The S-JW zone proposal is in many ways the culmination of efforts to protect this neighborhood. Livability can be compromised when structures of inappropriate scope and scale are shoehorned into lots or lots are adjusted in ways that are inconsistent with the nature of the neighborhood. It has happened within blocks of my house. The proposal would continue to allow infill, but it would set up sensible criteria for it--criteria that maintain the livability of the neighborhood, which is what makes it attractive to people of different backgrounds, occupations and income levels. I don't know anyone in the neighborhood who opposes the idea of infill, and there have been examples of good, compatible infill, also within a few blocks of my house. This proposal would help ensurte that infill is good for the neighborhood, not detrimental to its livability. Please approve the proposed S-JW special area zone. Sincerely, John Russial 941 Almaden St. From:Suzanne Lewis To:HARDING Terri L; Testimony to City Council re Jefferson-Westside Special Area Zone Subject: Monday, November 16, 2009 2:07:30 PM Date: To Terri L. Harding re City Council Meeting 11-16-09: First, my apology for the eleventh hour arrival of this message so will keep it brief: As a long-time, home-owning resident of the Jefferson-Westside heritage neighborhood, I have experienced its degradation by virtue (or more aptly by the lack of virtue) of incompatible infill. Historic character of architecture, mature plant life, livability, and breathing space are being sold away. Incompatible infills within a stone's throw are the monolithic, two- story, 4-plex on tiny subdivided lot, previously the backyard of a Broadway cottage + 1070 W. 11th, the address of the hugely incompatible infill of poorly designed/sited/constructed/managed, towering two-story, crammed- in, 16 units that have adversely changed the lives of residents in surrounding homes, who must cope wtih noise, drinking, traffic, lack of privacy, et. al. The latter address is also the site of September's unfortunate taser incident involving the student from China. I firmly support the Jefferson-Westside Special Area Zone and its intention to create much more compatible and reasonable infill within this beautiful, heritage neighborhood. Thank you for this opportunity to express my view and hope it's arrived in time to be considered/included in testimony package among messages more timely than mine. I also hope the City of Eugene will support and approve this change for the better for its citizens. Sincerely, Suzanne Lewis _________________ Suzanne Lewis suzlewis@q.com From:Michael Webb To:HARDING Terri L; Vote to approve the new S-JW zone Subject: Monday, November 16, 2009 10:42:40 AM Date: Ü»¿® Ó¿§±® ¿²¼ Ý·¬§ Ý±«²½·´±®ô ß ¿ Ö»ºº»®±²óÉ»¬·¼» Ò»·¹¸¾±®¸±±¼ ¸±³» ±©²»® º±® ³±®» ¬¸¿² îð §»¿®ô × ¿µ §±« ¬± ¿°°®±ª» ¬¸» ÍóÖÉ °»½·¿´ ¿®»¿ ¦±²»ò ß°°®±ª·²¹ ¬¸· ¦±²» ©·´´ ¸»´° °®»»®ª» ¬¸» ½¸¿®¿½¬»® ±º ¬¸· ©±²¼»®º«´ ²»·¹¸¾±®¸±±¼ ©¸·´» ¿´± ¿´´±©·²¹ º±® ¿³°´» ¿°°®±°®·¿¬» ¹®±©¬¸ ·² ¬¸» º«¬«®»ò Ì¸¿²µ §±«ô Ó·½¸¿»´ É»¾¾ ïìçî É¿¸·²¹¬±² Í¬®»»¬ Û«¹»²»ô ÑÎò çéìðï From:MUIR Susan L To:HARDING Terri L; FW: S-JW Jefferson Westside Special Area Zone Subject: Monday, November 16, 2009 4:38:57 PM Date: -----Original Message----- From: Rick McAlexander [mailto:rick@AssociatedDesigns.com] Sent: Monday, November 16, 2009 4:25 PM To: *Eugene Mayor and City Council Subject: S-JW Jefferson Westside Special Area Zone Dear Mayor Piercy and council members, I request you to consider the following when reviewing the proposed Jefferson Westside Special Area Zone. The additional level of complexity to development within this zone will increase the overall cost of completing any project regardless of scope or size. An individual wishing to remodel their home or developer wishing to maximize the number of living units on investment property will be encumbered equally. As a building designer with a great deal of experience interpreting the land use code, I can say with confidence that this will add hundreds if not thousands of dollars in expense to each project. Also, the challenge of interpretation by both city staff and the design community is exponentially complicated by this ordinance. If you have any doubt about the added complexity look at section 9.3626 Special Development Standards. Section 1 addresses density for Table 9.3625. Lot size, number of bedrooms (bedrooms not being defined), and number of units all combine to make for a very diluted density calculation. I would need to confer with staff, but I believe if you have a 8999 square foot lot with an existing six bedroom home I would not be allowed to build an secondary dwelling unit (in-law suite) for my elderly mother in law as allowed in other zones by Section 9.2741(2). If I am interpreting 9.3626(1)(c) correctly, I would not even be able to add a bedroom for grandma. Of coarse I could convert one bedroom to a Den, another to a sewing room, a third into a craft center, etc. If that does not make you scratch your head, take a look at 9.3626(4), Interior yard setbacks. When a client calls and asks "How close can I build to my property line?" my answer will sound like a high school geometry test. From a point 5 feet horizontal and 8' above your property line your setback is 10 inches vertically for each 12 inches horizontally or approximately 50 degrees from vertical, unless your neighbor has built a structure within 5 feet of their property line then you must measure 10 feet from that buildings and repeat. Oh, and the reason the neighbors house is closer is because they got there first. All that being said, my biggest concern is for the potential for this overlay to spread to other neighborhoods. As a member of the citizens advisory group working on the building height ordinance proposed this evening, I heard a number of individuals use the logic of "it's already in the code". Specifically as it relates to our debate on how to measure the height of a building, but it is easy for me to imagine that the same argument could be used to encumber a broader portion of the city with the S-JW development standards. This is an unreasonably complex code revision, but one the Westside Neighbors have worked very had to craft. While I do not support or oppose this specific ordinance, I am concerned about precedence. Thank you for your review and consideration. Sincerely yours, Rick McAlexander Associated Designs, Inc. 1100 Jacobs Dr. Eugene, OR 97402 Phone:(541) 461-2082 Fax:(541) 461-1274 www.AssociatedDesigns.com From: Ì±³Ø¿°°§à¿±´ò½±³ To: ØßÎÜ×ÒÙ Ì»®®· Ôå Subject: Ð´»¿» ¿°°®±ª» °®±°±»¼ ÍóÖÉ ¦±²» Date: Ó±²¼¿§ô Ò±ª»³¾»® ïêô îððç ìæðçæíé ÐÓ Ò±ª»³¾»® ïëô îððç Ü»¿® Ó¿§±® ¿²¼ Ý·¬§ Ý±«²½·´±®ô Ó§ ²¿³» · Ûª¿ Ø¿°°§ô ¿²¼ × ¿³ ç §»¿® ±´¼ò Ó» ¿²¼ ³§ ´·¬¬´» ¾®±¬¸»® øØ» · ±²´§ îð ³±²¬¸ ±´¼÷ ©¿²¬ §±« ¬± °´»¿» ¿°°®±ª» ¬¸» °®±°±»¼ ÍóÖÉ °»½·¿´ ¿®»¿ ¦±²»ò × ¸¿ª» ´·ª»¼ ·² ³§ ¸±«» ¿¬ ïëìê Ý¸¿®²»´¬±² ¿´³±¬ ³§ ©¸±´» ´·º»ô ¿²¼ × ´±ª» ´·ª·²¹ ¸»®»ò Ó§ ²»·¹¸¾±®¸±±¼ µ»»° ½¸¿²¹·²¹ô ¿²¼ × ¿³ ¿º®¿·¼ ¬¸¿¬ × ©±²ù¬ ©¿²¬ ¬± ´·ª» ¸»®» ¿²§³±®»ò × ¬¸·²µ ·²º·´´ · ¿ ¹±±¼ ¬¸·²¹ô ¾«¬ ±²´§ ·º ·¬ ³¿µ» ³§ ²»·¹¸¾±®¸±±¼ ¿ ¾»¬¬»® °´¿½» ¬± ´·ª»ò Ð´»¿» ¸»´° « ±«¬ ¿²¼ °¿ ¬¸» ²»© ¬¿²¼¿®¼ò Ì¸¿²µ Ç±«ò Ûª¿ Ø¿°°§ ïëìê Ý¸¿®²»´¬±² Û«¹»²» Ñ®»¹±² From:Kevin Matthews To:PIERCY Kitty; ANSLOW Gordon (SMTP); "Aspegren";RUIZ Jon R; FORREST Beth L; cc: JEROME Emily N; ZELENKA Alan; RUSSO Michael V (UO); SHINABARGER Tim (SMTP); rick@associateddesigns.com; POTTER Laura (SMTP); GILLEM Mark (UO); "Richard Shugar"; HULSE Lauren (SMTP); "Paul Conte"; *Eugene ICS Task Team; HARDING Terri L; WEISS Carolyn J; BAKER Steven (UO); FoE Directors; Eugene Neighborhood Leaders Council (SMTP); Subject:RE: Tonight"s City Council Hearing on Parking/Building Height Date:Monday, November 16, 2009 5:05:43 PM Thank you, Mayor, for this wise choice in an awkward situation. I regret that I am not likely to be able to join the fesitivities tonight in person. Please include these few words as written testimony. Friends of Eugene has contributed to the proposals at several earlier stages, and I continue support the neighborhood association positions. We won't be successful in growing densely in the core of our community unless we vigilantly maintain the stability and quality of life in core neighborhoods. One more reason why the voices of our hard-working volunteer neighborhood associations are so very valuable. with best wishes, Kevin Matthews Friends of Eugene etc. On Mon, 16 Nov 2009 15:58:16 -0800, PIERCY Kitty wrote: > Everyone, > > Staff was trying to help with the flow of all the hearings we have to > do today by suggesting combining the 2 items, giving you all a total > of 3 minutes to talk about both items. > > People had prepared testimony for the 2 at 3 minutes each and are > unhappy not to get their full time. Others are already preparing a > shortened testimony of both to get into the 3 minute format. So, it > seems to me that no matter what I do someone may not be fully > prepared. > > After listening to all of you, I am going to separate those 2 items > once again into 2 hearings. Depending on the number of folks who show > up, I may limit your testimony to 2 minutes each- so be prepared for > that. And dont feel compelled to use all the time if you have made > your points. Please try not to repeat yourselves. > > I am looking forward to hearing from you. See you tonight. > > Kitty > > From: Gordon Anslow [mailto:gordon@adhomes.com] > Sent: Monday, November 16, 2009 3:38 PM > To: 'Aspegren'; PIERCY Kitty; RUIZ Jon R > Cc: ZELENKA Alan; RUSSO Michael V (UO); SHINABARGER Tim (SMTP); > rick@associateddesigns.com; POTTER Laura (SMTP); GILLEM Mark (UO); > 'Richard Shugar'; HULSE Lauren (SMTP); 'Paul Conte'; *Eugene ICS Task > Team; HARDING Terri L; WEISS Carolyn J > Subject: RE: Tonight's City Council Hearing on Parking/Building Height > > Terry, > I can fill up as much time as Im allotted, but I had planned on 2 > items at three minutes each. If it is going to be 1 time at 3 > minutes, I just need to know one way or another so I dont sound like > a complete idiot, improvising on the fly. Maybe the solution should > be to reschedule tonights hearing, redo the notification properly > (if it is going to be one at 3 minutes), and then we will all be > ready for that when the hearing comes back up. > > Gordon > > From: Aspegren [mailto:aspegren@comcast.net] > Sent: Monday, November 16, 2009 3:22 PM > To: Kitty Piercy; John R Ruiz > Cc: Alan Zelenka; RUSSO Michael V (UO); SHINABARGER Tim (SMTP); > rick@associateddesigns.com; POTTER Laura (SMTP); GILLEM Mark (UO); > 'Richard Shugar'; ANSLOW Gordon (SMTP); HULSE Lauren (SMTP); 'Paul > Conte'; *Eugene ICS Task Team; HARDING Terri L; WEISS Carolyn J > Subject: Re: Tonight's City Council Hearing on Parking/Building Height > > A number of us plan to testify tonight on both parking and building > height proposals. Today at 1:47 pm via e-mail we were informed that > the two hearings have been combined. After a call to Terri Harding I > was informed we will only have 3 minutes to testify, covering both > subjects. She said the city manager had made this decision. > > I personally received a notification of the three hearings (including > JWS) in the mail late in October. I have prepared two sets of > testimony that will take about three minutes each. I know other > people have done the same. It seems this is too late to change the > rules. > > It also seems unfair to the city council to deny them the opportunity > to hear full testimony on these two very different subjects. > > Many people have put in numerous volunteer hours to get these > proposals to the council. To deny us the opportunity to give our > testimony at this late date is just plain wrong. > > Please intervene with staff and return to three hearings as defined > in the original notice. > > Thanks, > > Bill Aspegren > 1939 Alder Street > Eugene, Oregon 97405 > > (541) 242-3828 > > aspegren@comcast.net > > > ----- Original Message ----- > From: HARDING Terri L > To: *Eugene ICS Task Team ; 'Paul Conte' ; 'Aspegren' ; HULSE Lauren > (SMTP) ; ANSLOW Gordon (SMTP) ; 'Richard Shugar' ; GILLEM Mark (UO) ; > POTTER Laura (SMTP) ; rick@associateddesigns.com ; SHINABARGER Tim > (SMTP) ; RUSSO Michael V (UO) > Cc: WEISS Carolyn J > Sent: Monday, November 16, 2009 1:47 PM > Subject: Tonight's City Council Hearing on Parking/Building Height > > Greetings, > To those of you who testified at the Planning Commission on building > height or parking, you will recall we held separate hearings on these > two items, and many of you testified twice. To avoid duplication and > make things run a little smoother, the decision was made today to > combine these two hearings into one tonight. If you wish to speak > about building height or parking, you only need to fill out one > request to speak form (the hearings begin at 7:30 pm at the Council > Chamber, 777 Pearl Street). A second, separate hearing will be held > on the Special Area Zone for Jefferson Westside. There are still > three separate draft ordinances upon which the council will take > separate action, and City Attorney staff have advised there are no > legal issues with combining the hearings. > Thank you, > Terri > > Terri Harding > City of Eugene Planning Division > (541) 682-5635 > > The City of Eugene Planning Division: > * preserves important community resources for future generations > * promotes livability in Eugene > * involves Eugene residents in shaping the city's future > * balances the needs of all residents > * facilitates wise public and private investments > > Messages to and from this email address may be available to the > public under Oregon Public Records Law. -- Please join with Friends of Eugene to help save our city's creeks and ridges and rivers, for birds and fish and trees and otters and people, too. For affordable housing and urban place and green space and greater health and happiness. This special part of Oregon needs all our hope, help, and love together to create real solutions to West Eugene transportation concerns, for downtown revitalization and riverfront restoration, to drive comprehensive greenhouse gas emissions reductions, to reach toward social and political and environmental equity, to support all the efforts for a safe, fun, sustainable, livable Eugene! Please help, join, and contribute online: http://www.FriendsofEugene.org http://www.eugeneneighbors.org/wiki/Friends_of_Eugene November 16, 2009 Good Evening! My name is Sue Prichard. I live at 2671 Emerald, in the Amazon neighborhood. I was one of the 2 co-chairs of the Infill Compatibility Standards TT, and although the TT ing to you tonight from that perspective. I will only testify once tonight, but my comments are general in nature, and apply to all three topics. I want to thank you for the important role that you played in creating the TT and the support you have given us to this point. I had no idea we would be standing here 2 years generated. While commitment to our goal statement was unanimous, opinions on the details varied, as you can imagine. The fact that 2 years have passed and we are just beginning to bring our work to you is an indication of the challenging work we took on. The amount of work, expertise, research, discussion and meeting time spent on these topics is nothing short of astounding. So here we are with the first products of our work. They are ripe. They are ready. They have been through the mill and anticipated opposition and support have weighed in. Real, factual data has been collected in order to form a basis for the recommendations. A broad range of opinions have been considered to come to agreement on the final form And most importantly, major compromises have already been made by all sides to get to this point. I know that I am preaching to the choir, but I encourage you, and ask you, to pay attention to the facts, rather than to the emotion. When passions run high, as they do on these issues, dire predictions are thrown about by udents or the non- profit organizations. To the extent that you can use the factual data that is included in these recommendations as a basis for your decisions, we will end up with a more durable result. Thank you for giving us this opportunity. My name is Lauren Hulse and I live in Ward 3. I am speaking now to the Parking recommendations made by the Planning Commission. While I applaud the use of “shared cars” to lessen the number of cars on the road, I do not agree with the idea of allowing developers to eliminate 3 parking spaces for every 15 parking spaces they are required to provide, up to a potential reduction of 9 spaces minus the space or spaces required for the “shared car”. This would require signing an agreement with the city that a shared car could be available. Our cities enforcement of code is “complaint driven” at this time and we do not have the resources available to start a “proactive” enforcement program to check on the varied agreements made between developers and the city. This means that neighbors would once again have to “enforce” the agreements made by the city with developers. If “shared” cars prove to be economically unviable, an unintended consequence would be that a development could end up with up 9 fewer parking spaces that would have been required and NO “shared car”. How would developers add back parking spaces? What if they could not lease additional spaces from a neighboring property within 1/4 mile? Would the city require that a property stop leasing a certain number of bedrooms to compensate for the reduced parking? Until the day we have a viable “proactive” enforcement program and we remove the onus of neighbor’s having to report violations, the city should find an alternative way to incentivize the use of “shared” cars. We all know we need to reduce the use of cars but this is not the answer at the moment. Let’s wait 2 or 3 years and see how “shared” cars work in Eugene and then once again discuss the issue. I ask also that you please remove the provision that allows tandem parking off an alley all the way to the front setback. Instead, it should be at least 30' from the front setback. We prefer not to have parking lots for front yards. Thank you. Lauren Hulse th 1256 E. 20 Avenue Eugene, OR 97403 From:Lauren Hulse To:HARDING Terri L; Subject:Cars Illegally Parked in SUNA Date:Saturday, November 21, 2009 4:05:02 PM Attachments:Car Blocking Sidewalk.JPG Cars in Front Yard - No Curbcut.JPG Parking without Gravel - to side of house.JPG Car Partially Blocking Alley.JPG Driveway from Alley to Front Yard.JPG Parking in side yard.JPG Terri, These are pictures taken of cars illegally parked in SUNA within 1 block of my house. You can see them any day of the week. Please place copies into the CC packet and into the record. Thank you. Lauren Hulse i'm EMAILING FOR THE GREATER GOOD Join me November 23, 2009 Mayor Piercy and City Councilors: think this is the right time for the Council to approve any shared car code. There are too many unanswered questions and the impact of the code has not been studied in sufficient detail. Additionally, the way the shared car code has been written, it will be virtually impossible to interpret and enforce. I recently found a report on shared cars prepared by the Transportation Research Board (TRB). The report is called and can be found in Car-Sharing--Where and How It Succeeds PDF form at: http://144.171.11.107/Main/Blurbs/CarSharing_Where_and_How_It_Succeeds_156496.aspx The report is quite detailed and discusses the number of cars saved, size of developments needed to support a shared car, usage at universities and many other topics relevant to Eugene. The demographics for many of the surveys and conclusions relate to working people and families, not students. One interesting finding was that many of the saved cars Impacts of Car Sharing, Section 4.2, Vehicle Ownership, Page 113) The University of Oregon, as brought out by University officials in the parking implementation meetings, has elected to move conservatively on shared cars, only bringing two cars on campus for roughly 4,000 students. I urge the Council to move cautiously on this subject and not approve any shared car code at this time. Instead, ask staff to initiate a study to determine how shared cars can best be used in Eugene. Sincerely, Bill Aspegren 1939 Alder Street Eugene, Oregon 97405 (541) 242-3828 aspegren@comcast.net November 23, 2009 Mayor Piercy and City Councilors: TCar-Sharing: Where and How it Succeeds, sponsored by the Federal Transit Administration and published in 2005, raises significant concerns related to the car-sharing provisions considered by Council under the item Multi-. Please accept this letter into the record for that item. According to the report: Despite rapid growth, car-sharing is a niche product, accounting for 1 Members of car-sharing organizations tend to be in their 30s or 40s and 2 have middle- to higher-incomes. Is this the target demographic for the increased density the city anticipates for the South and West University Neighborhoods?) 3 The median number of trips per month is two. quoting in its entirety because of the issues it raises: However, some cities have been skeptical about reducing parking requirements. - sharing space to replace one required parking space in new residential development. In drafting the legislation, Seattle staff did not have sufficient data to determine that parking reductions for car-sharing would not cause spillover parking on adjoining streets. They also worried about providing an incentive to reduce parking unrelated to the actual demand for car- sharing. In Toronto, Canada staff determined that they lacked a mechanism to guarantee that car-sharing would always be available. Their concern was that a building with reduced parking could outlast the car- 4 . To these issues: Does the City of Eugene have the data to conclude the on-site parking waiver accruing to a development from a car- parking on adjoining stre 1 Car-Sharing: Where and How it Succeeds. Transportation Research Board of the National Academies. 2005. p. 10. 2 Ibid., p. 11. 3 Ibid., p. 11. 4 Ibid, p. 210. Has the City of Eugene analyzed whether there is an actual demand for car- sharing? Has the City determined what its enforcement actions will be if the car-sharing arrangement ends and the property that received the parking waiver is now fully built out with a dwelling unit count based on the parking waiver, thus in violation of the parking requirement expressed in the Eugene Code? Will the City require the property owner not rent out dwelling units? Who will enforce it? Will it be citizen-complaint driven? I respectfully request Council direct staff to conduct further analysis on these issues before incorporating any parking waivers for car-sharing into Code. I urge -sharing option. Respectfully submitted, Timothy Shinabarger 2338 Agate St. Eugene, OR 97403 November 23, 2009 Eugene Mayor and City Council c/o Terri Harding Eugene Planning Division 99 West 10th Avenue Eugene, OR 97401 RE: Infill Compatibility Standards Hearing, November 16, 2009 Dear Mayor and Councilors: This additional testimony is in response to several issues raised at your November 16th hearing. #1 WUN Refinement Plan and Parking When the WUN Refinement Plan was adopted in 1982, the parking requirements were 1.5 off- street parking spaces/unit. An excerpt from the Eugene Code dated 2/01/89 is below: (a) Residential types 1. Dwelling, single family 2 for each dwelling unit on a single lot. 2. Dwelling, two-family and multiple 1-1/2 for each dwelling unit: where fractioned, next highest unit, except development in RA and R-1 Districts pursuant pursuant to sections 9.386(14) and (15) shall provide a minimum of 2 parking spaces per unit. These requirements were later reduced in 1993 to the current net 0.75 net parking spaces/unit (1 parking space required with an automatic 25% reduction by right of development). The ICS parking proposal would only boost the net parking spaces up to an average of about 1.07 parkings/spaces per unit based on an analysis of the multifamily projects built in WUN from 2004-2009 (see detailed tables of data on parking in WUN in SUNA in your packets on page 131-135). It should also be noted that a similar change to base off-street parking effectively on bedrooms was made in the 1980s for quads and quints (4 and 5 unrelated tenants sharing a unit). The off- street parking for both quads and quints was initially the same as 1.5 parking spaces required for multiple family dwellings. But this was changed so that the 3/01/89 Eugene Code required 2.5 spaces for quads and 3.0 spaces for quints. This off-street parking requirement for quads and quints was later changed as part major code changes in 2001. #2 Tandem Parking in Multifamily Additional testimony by Steven Baker on proposed Parking amendments (November 23, 2009) Page 1 I am in favor of making one change to the current parking proposal: Restore the limitation in the ICS proposal to prohibit tandem parking off an alley within 30 feet of the street. This was designed to make sure that building and eyes are on the street at grade level, not a sea of cars (see attached drawing). Note that there is another ICS approved proposal that deals with tandem parking in driveways on multifamily developments that will be considered by the Planning Commission at some future date. Most of the proposed wording for the proposal was written by Gordon Anslow, an ICS Task Team and ICS Multi-Dwelling Committee member. Mr. Anslow is also prominent developer of multifamily projects in WUN and SUNA. A copy of the proposal passed by the ICS Task Team is attached. #3 Background on Residential Parking Program The Residential Parking Program (RPP) was established in the 1980s to deal with a shortage of on-street parking in areas adjacent to the University of Oregon. Many of these areas were previously occupied by single-family housing. Over time, large houses were divided into multiple apartments, additional apartments were added to existing buildings, and new apartments replaced some older housing. The amount of off-street parking in these areas provided by remodels, additions, and new developments tended to be inadequate for the number of residents with cars and trucks. As a result, many residents of the area depended on on-street parking. Before RPP in the 1980s, it was common for residents of these areas, particularly west of campus in the West University neighborhood, to spend 15-20 minutes driving around searching (hunting) for on-street parking. The situation was extremely detrimental for a number of reasons. These areas are heavily used by bicyclists and pedestrians heading to and from the University and Sacred Heart Medical Center - University District. Streets clogged with cars and drivers hunting for spaces and the resulting congestion created many unsafe and dangerous conditions for bicyclists, pedestrians, and other vehicles. Several major designated bike routes pass through the WUN and are heavily used. These practices were also very energy wasteful, since gasoline was being consumed and wasted during the search for an on-street parking space. Residents responded to the parking shortage by parking illegally on alleys, in other people's driveways, and in front yards. The Residential Parking Program and RPP zones were created as a way for the City of Eugene to manage the parking issue in these areas and reduce congestion, improve safety, and reduce energy waste. Several RPP zones were established by the City of Eugene Parking Program. On- street parking in RPP zones is limited to 2-hour parking for non-residents during posted times (Monday through Friday from 7am to 6pm). Qualified residents can purchase an annual RPP parking permit for their RPP zone that allows them to park on-street beyond the posted time limits. To qualify for a permit, a resident has to bring a current driver's license, car registration, and proof of residency in the RPP zone to purchase the annual permit. The initial RPP zones were designated in areas adjacent to the University. Over the years, new RPP zones have been added in other areas of Eugene. There are currently about 840 RPP permits issued annually to residents in the A, B, and C zones (WUN and SUNA) near the University for on-street parking. In addition, up to 55 commuter Additional testimony by Steven Baker on proposed Parking amendments (November 23, 2009) Page 2 permits that allow parking in Zone C are sold each month at $35/month to employees of businesses in the area. Residents in these RPP zones generally walk, bicycle, and take the bus to the university, work, and shopping. But a large number of residents also have a car for other travel trips where public transit is not available and walking or riding a bike is impractical. For example, there is still no bus service to the airport. The same situation that existed in the 1980s before the RPP was instituted is fast approaching. The high demand for parking in the areas surrounding the University of Oregon (R-3 and R-4 multifamily zones) is making it more difficult for residents living in these areas to find parking. Some new multifamily housing developments and infill projects near the University of Oregon are being built with four to six bedrooms per dwelling unit to minimize the off-street parking requirements specified in Table 9.6410. These developments are significantly worsening conditions that the RPP zones and permit programs were designed to mitigate. A recent Harris poll found that 72% of college students nationally have cars that they use while at school (http://www.harrisinteractive.com/news/allnewsbydate.asp?NewsID=801). This has been our observation in RPP Zones near the University of Oregon. In the 1980s, many students and residents had pickup trucks. Nowadays, many students and residents have SUVs. At times, residents are forced to drive around wasting fuel to look for a parking space even when they have a legal RPP zone permit. Note that a resident driving around 15 minutes hunting for a parking space is the energy equivalent of moving a chunk of the WUN population out to the edge of the city. Creating a built environment that requires hunting for parking spaces is completely unsustainable. A few inconsiderate developments with inadequate on-site parking can create a serious negative impact on all neighborhood residents. In summary, I urge you to approve the proposed parking changes with the limitation added back in to prohibit tandem parking off an alley within 30 feet of the street Respectfully submitted, Steven Baker West University Neighbors Board Member 360 East 15th Avenue Eugene, OR 97401 msbaker@cs.uoregon.edu Attachments: Multi-D Parking Spaces in Required Setbacks Proposal (passed by ICS Task Team) Additional testimony by Steven Baker on proposed Parking amendments (November 23, 2009) Page 3 Multi-DProposal #3 Parking Spaces in Required Setbacks Objectives The following proposed code changes are designed to prevent parking in the front and interior yard setback in R-2, R-3, and R-4 multiple-family zones. These were developed by the ICS Multi-Dwelling Committee with the following objectives: Prevent parking from being located in the front and interior yard setback in multifamily developments since this is often the only useable open space provided. Prevent parking from displacing outdoor space and planted areas in the front and interior yard setback. Eliminate confusing language in the current code on parking spaces in required setbacks. I am attaching a photograph of a recent infill project at 1593 Mill Street that is an example of the abuses that this code change is trying to prevent from occurring in the future. Multi-D Parking Spaces in Required Setbacks Motion The Infill Compatibility Multi-Dwelling Committee recommends that the Infill Compatibility Standards (ICS) Task Team approve the following motion on Parking Spaces in Required Setbacks in multifamily residential zones: "The Infill Compatibility Standards (ICS) Task Team requests that City staff and officials incorporate the attached proposal on parking spaces in required setbacks in a forthcoming code amendment process." 9.6745 Setbacks-Intrusions Permitted. (6) Driveways. In any zone, drivewaysor accesswaysproviding ingress and egress to or from parking spaces, parking areas, parking garages, or structured parking shall be permitted, together with any appropriate traffic control devices, in any required setback. (a) In R-2, R-3, and R-4 zones, a single driveway may be provided as a means to provide on site parking, without leading to other parking spaces, parking areas or courts, structured parking, carports or parking garages. Such a driveway shall be no wider than the full depth curb cut at the street curb associated with the driveway, or 22 feet wide, whichever is less, and must be a minimum of 20 feet in depth and a maximum of 33 feet in depth, measured from the front property line. Such a driveway, and the parking spaces located thereon, may only be oriented at right angles to the front property line, and may not serve any other parking spaces at right or other angles from the driveway. Such a driveway may be located between any structure and the street. Such a driveway may not be located in the interior yard setback unless the driveway is shared between two adjoining properties by a written agreement. Multi-D Parking Spaces in Required Setbacks Proposal #3 (September 9, 2009) Page 1 (a) In any zone other than R-2, R-3, and R-4, driveways or accessways providing ingress and egress to or from parking spaces, parking areas, parking garages, or structured parking shall be permitted, together with any appropriate traffic control devices, in any required setback. (c) In all zones, the full depth curb cut for a driveway must be located such that the required driveway flare does not occupy any portion of the street frontage measured at the curb face past the projection of the side lot lines of the subject property unless the driveway is shared by adjoining property owners by a written agreement. (7) Parking Spaces in Required Setbacks. Parking spaces, parking areas, structured parking, and parking garages shall not be permitted in required front and interior yard setbacks, except as provided herein: (a) In R-2, R-3, and R-4 zones in conjunction with a one family dwelling, secondary dwelling, or duplex, parking spaces in required front yard setbacks are permitted that meet all of the following restrictions: 1. Parking spaces are allowed in front setbacks only when they are located on a driveway no wider than the full depth curb cut at street curb associated with the driveway, or 22 feet wide, whichever is less. 2. Where the side lot lines are perpendicular to the front property line, A driveway and the parking spaces located thereon may only be oriented at right angles to the front property line, and may not serve any other parking spaces at right or other angles from the driveway. 3. Where side lot lines at acute angle to the front property line occur, the driveway may be located at an angle to the front property line only to the degree the nearest side lot line is at an acute angle to the front property line, and would encroach on the driveway, in which case the driveway may may be angled away from perpendicular to the street, up to and but not beyond parallel to the side property line. In these cases, the driveway width shall be measured at right angles to the sides of the driveway, and the required lengths shall be measured at the center of the width of the driveway. 3. Such driveways may be located between any structure and the street. 4. Only one such parking driveway may be located on any lot, whether the lot has alley frontage or not, and only if there are no other driveways or accessways on the site. 5. For purposes of other provisions in this code, such driveways are considered to provide parking for up to two vehicles depending on the width of the driveway and applicable EC 9.6420 Parking Area Standards. (b) In R-2, R-3, and R-4 zones, parking spaces in the required interior yard setbacks are permitted that meet the following restrictions: Multi-D Parking Spaces in Required Setbacks Proposal #3 (September 9, 2009) Page 2 1. Parking is allowed in the interior yard setback abutting an alley, as long as the parking meets the requirements specified in EC9.6420 Parking Area Standards. 2. Parking is allowed in the interior yard setback in a driveway that is shared between two adjoining properties with a written agreement provided the driveway meets the requirements in EC 9.6745 (7) (a) (1) through (5). (ac) In other residential zones not R-2, R-3, and R-4In areas with a broad zone category of residential, as depicted in Table 9.1030, parking in required front and interior yard setbacks is permitted with the following restrictions: 1. Parking spaces in required front yard setbacks are permitted in conjunction with a one family dwelling, secondary dwelling, or duplex, provided the parking spaces are located on driveways. 2. For lots and parcels with at least 50 feet of frontage, driveways shall cover a maximum of one-half of the area in the required front yard setback. All portions of required front yard setbacks not otherwise covered by legal driveways shall be landscaped and maintained. In addition, the maximum width of a driveway permitted in conjunction with a one family dwelling or secondary dwelling shall be 27 feet. This includes a combined width if more than one driveway is constructed on the lot using the required front yard setback. 3. Within the required front yard setback, recreational vehicles, boats, boat trailers, and other vehicles not in daily use, may only be parked on the paved driveway portion of the required front yard setback. No parking shall occur in the landscaped portion of the required front yard setback. These vehicles not in daily use, are allowed to park in the front setback for not more than 48 consecutive hours. 4. Recreational vehicles, boat trailers, and other vehicles not in daily use, are permitted to be located in the required interior yard setbacks. Multi-D Parking Spaces in Required Setbacks Proposal #3 (September 9, 2009) Page 3 Dear Mayor and City Councilors, My name is Katie Hulse. I live in Ward 3 in a small house. I have no car I ride my bike st everywhere I go. I rode my bike to the city council meeting on September 21, 2009 to listen to the debate concerning MICAP. On the way home from the meeting I encountered several folks who made me extremely uncomfortable. I belong to an at-risk population for sexual assault. I am a young female student at the University of Oregon, and during fall term the number of reported sexual assaults and issues concerning harassment and rapes are higher on campus than at any other time. Because I ride my bike, or walk late at night to and from meetings and events I put myself at risk on a nightly basis. I respect that many people are interested in building green, and infilling at very high rates. On the ground, the situation I run into every weekend is one of a growing number of drunken young men and women, who, when congregated tend to be more violent and prone to take actions they wouldn’t take in smaller groups. Large residential structures provide opportunities for incidents to become out of control much more quickly due solely to the increased number of people present. The proximity of these 4 and 5-story buildings to my home not only worries me because there are children that live near my house, but also because I am forced to bike around late at night. It is my only mode of transportation. I do not have a car, nor do I have a parking space, as those are constantly filled. It would be interesting to ask the folks here tonight if they would feel comfortable with their 22 year old daughters walking or biking home from downtown on a Saturday night th up 19 past huge numbers of congregated drunk people. I imagine many of the parents would not be. I ask that you recognize the potential for an increase in crime rates, especially as the school year begins and football games begin, with alcohol and drug use at a high level. Please protect all the young women of the campus neighborhood who walk and bike at night. Keep the neighborhood safe, by helping to keep populations in and around the residential zone exactly that: residential, not zoned for partying and mayhem. I live here, and want to feel safe. Katie Hulse Ward 3 From:Gordon Anslow To:HARDING Terri L; ICS Parking and Building Height Record Subject: Wednesday, November 18, 2009 10:48:30 AM Date: Attachments:ICS followup testimony 11-17-09.doc Terri, I would like to add this to the record on them thar topics. Thank you, Gordon 11/17/09 Attn: Mayor and City Council Re: ICS Parking and Building Height Folks, Thank you for conducting the Public Hearing on these subjects. Please allow me to add several comments to the record, related to my testimony, and in response to Council comments after the hearing was closed. Parking : In order to limit comments during the Hearing to two minutes, I concentrated on the problems associated with changing the multifamily parking calculation from the current one-per-unit to the proposal based on bedroom count. Bedrooms are not defined elsewhere in the Zoning Ordinance, and thus the proposal includes a definition. While this definition was improved so it would not count every living and dining room as a bedroom, it is still vague, and the reference to representations of bedrooms in advertising and financing documents is going down a road we neither need to nor should want to go down. During ICS Multi-D meetings I suggested basing parking requirements on square footage of units. The argument against was that developers would just cram a whole lot of little bedrooms into a fixed area, thus thwarting the intent. Trust me, the marketplace will not allow this: such units would go unrented, or would rent to a smaller number of people, who might use several bedrooms for themselves. As a practical matter, a footage based standard as is used for every other use in Eugene is perfectly reasonable, and dirt simple. For example, you might do as follows (listing footage then required parking spaces): 850sf/1 space; 1100sf/1.5 space; 1350 2 spaces; with an additional .5 space added for each additional 250 square feet. In this example, 850 is analogous to a 2 bedroom student unit, 1100 to a 3 bedroom, etc.. In that addition of a bedroom also includes space for a closet, additional hall or stair area, and often additional bathroom space, this or a similar standard can easily be crafted that is essentially identical in the amount of parking required under the count-the- bedrooms method, but without the confusion and City enforcement expenses and Orwellian bedroom police complications. This does not deny the neighbors what they want, it only structures it in a way that will be simpler, unambiguous, and not fraught with possibilities of abuse or the need for you to come back and fix it at a later date. I am happy to assist with establishing reasonable wording related to this methodology, and can provide information on recent apartment projects relative to types of units, bedroom count and square footage. Otherwise, I wish to clarify that I am on board with the increase in parking in WUN and SUNA. Our recent projects typically provide parking far in excess of basic City requirements. The Sequoia project, which you were kind enough to approve Mupte for, has twice the current requirement, or 1/3 more than will be required under the ICS proposal. The Hilyard Abbey, under construction presently, provides 68 parking spaces (many are tandems) for 66 70 bedrooms. The Waverly, under construction presently on E 17th, provides 50 parking spaces (some are tandems) for 68 bedrooms. Building Height : Councilor Clark asked staff for an explanation of how it was that ICS passed a height recommendation 14 to 1, but then staff and the Planning Commission handed you a preferred Option B that was not the first choice of neighbors. I dont know what answer you will get from staff, but pardon me for pointing out the obvious: ICS was formulated specifically to provide at least a 3 to 1 majority of neighborhood representatives over those of the development community. Builders and architects and developers were needed to maintain the appearance of bipartisanship, but it should be obvious that the conclusions were guaranteed to be neighbor-centric. ICS was put together to assure that bias; this is sort of the mechanics of neighborhood empowerment. I presume I was asked to co-chair more for the appearance of balance than for any skill or insight I would bring to the table; sort of a hood ornament on the ICS Studebaker. Obviously, people are involved, and everyone doesnt fit neatly into little categories. I care about neighborhoods, and Al Couper cares about good planning, and ICS people of good will can be and are arrayed all along the spectrum. However, given recommendations that come from an ICS heavily weighted in favor of the neighborhood interests, I believe such institutions as a Planning Department full of highly educated professional planners, and a Planning Commission full of smart, knowledgeable folks representing a broad range of interests, are only playing the role we ask and expect them to play here. To that end, they have given you if not the answer you want to hear, maybe the answer you need to hear that the broader interests of the City at large, which include consideration of more than just what best serves the interests of specific neighborhoods, calls for a compromise. Option B is that compromise. Architects, builders, property owners and others feel that by signing on to this, they are giving away a lot, and doing so in the true spirit of compromise. I departed from my prepared comments at the public hearing to suggest that a complex mix of issues are at play. My reference to the LUCU changes related to residential uses in commercial zones was an effort to help you understand that many past actions have contributed to the current state of affairs. (LUCU allowed residential use on upper floors, and a percentage of the first floor in a mixed use arrangement. Too complex to go into here, but other functional requirements such as parking, mean that developing small lot residential infill on C zoned land is next to impossible, today.) The erosion of owner-occupied single family homes in neighborhoods near the U of O extends well past WUN and SUNA. Sue Prichards Amazon neighborhood has a tremendous amount of student rentals, as does Fairmount, South Eugene and Westside neighborhoods. I believe the U of O brings inestimable value to the City - economically, culturally, and intellectually, and the annual influx of students brings us not only beer pong tables in driveways, but also the sort of wonderful youthful exuberance exhibited by Lauren Hulses daughter at the hearing. We are better off for having them here, all things considered. If I could ask the City to do one thing to really help close-in neighborhoods, it would be to help make it possible to provide decent, attractive housing close enough to the U of O so as to be the first choice of students, and at a price such that buying an existing single family house doesnt become such a logical and financially prudent option to parents. If we rezoned property, increased allowable densities, and took a hard-eyed look at a more equitable distribution of the need for housing students on more than just two sides of the U of O, we might see a reversal of the trend of converting SUNA to so many blocks of absentee parental landlords. Others may poo-poo this as unrealistic, and point out the U of O plans to create 1500 new dorms in the next ten years. However, even at build out, the new units added are a small fraction of the total demand, and these neighborhoods will continue to sag under the weight of housing demand. Add in the Sacred Heart site redevelopment (with OHSU in the mix), Northwest Christians growing enrollment, LCC downtown classroom expansion plans, and increasing demand for near downtown housing is inexorable. In my view, putting a lid on the ability to build more units on what little medium and high density housing land we have may help a few nearby folks in the short term, but the long term effect will be for the more general erosion of owner occupied situations to continue. Dealing with the fact of growing demand for close in housing is much like the proverbial hot potato; we might toss it around from place to place, but it isnt going anywhere, and someone (or some neighborhood) will end up holding it. I actually had a call from a man recently who wondered if we knew of any homes for sale in WUN. I asked him Do you mean for an investment, or are you looking for a rental to buy? He said, no, he just wanted to live there with his family, as it is close to his job and he liked the vibrancy of the neighborhood. So, there is hope. If we can sop up more of the student and neighborhood worker demand, others like him will show up. Perhaps we can reverse the absentee landlord, non-owner occupied statistics, for the good of the neighborhoods and the City as a whole. Thank you for your consideration of these opinions. Regards, Gordon Anslow PS As offered before, I am always ready and willing to lead councilors or staff on a walking or biking tour of close in neighborhoods, to look at these issues on the ground. If I can lend any assistance to you in considering these thorny issues, you have only to call. Councilors, Mayor Piercy, My name is Lauren Hulse and I live in Ward 3. I stand before you to talk about South University’s effort to reduce building th heights along 18 Avenue. When we first learned of a proposed 7-story building for th Alder and 19, we were stunned but knew we had to try and lower the height. We contacted the developer and had several conversations with him, including a SUNA General meeting or two. He reduced the height to 4 stories. We then became aware of the MiCAP process and thought it a good way to protect our livability. We talked to city staff, gathered information from professionals, architects, landscape architects, planners, developers, real estate agents. We used their expertise to gather facts to gain the support of the Council for needed height protections. We contacted other cities in Oregon to ask what heights they had in their high-density areas to get a sense of what would be a fair and equitable height for both neighbors and developers. We held SUNA general meetings and a workshop that drew over 75 participants. We testified at CC meetings and public hearings. We used our newsletter (delivered to every address in South University) for Public Opinion Surveys and to relay information. MiCAP was passed. CC then referred the MiCAP Height Ordinance to the newly created ICS Task Team. SUNA had a representative on the TT and the Steering Committee and 2 representatives on the Multi-Dwelling Committee and 2 on the Single-Dwelling Committee. SUNA as a neighborhood volunteered and will continue to volunteer countless hours to the city to honor the ICS Goal statement of "preventing residential infill that would significantly threaten or diminish the stability, quality, positive character, and livability of a residential neighborhood" while "encouraging those very same qualities”. South and West University support higher density near the University. We had a building boom during MiCAP of over $17,000,000 dollars with not one building over 5 stories tall. South University is not within MUPTE’s boundaries and all of our construction was private with no tax exemptions or incentives. th We agree with the PC recommendations of 35 feet for south of 19 and 50 feet th for the first 1/2 block north of 19. We just don’t agree with anything over 65 feet along th the south edge of 18. Maximum density can be achieved in building 3 – 4 stories tall but th we are willing to accept 65 feet or 5 stories along the south edge of 18. Anything above that is “excess” and will only serve to diminish our neighborhood’s livability and character. Remember “high” density does not necessarily mean “high” buildings. I think we have more in common with the PC’s recommendations than many might think. We just ask for heights no higher than 65 feet and no exceptions be made for buildings taller than 65' until design standards are mandated by City Council and incorporated into the code. Thank you. Lauren Hulse th 1256 E. 20 Avenue Eugene, OR 97403 ÷ËÎÐ Laura Potter [mailto:laura@hbalanecounty.org] êØÏÉ Monday, November 23, 2009 1:52 PM éÎ *Eugene Mayor and City Council êÈÛÓØÚÉ ICS proposal Mayor and Council, I would like to thank you for the opportunity to submit comment on the ICS issues before you in response to the public hearing earlier this week. have had a number of members on the committee and on various implementation sub committees. Members of the HBA have sat down with members from each of the ICS subcommittees to discuss issues, ideas and recommendations and to provide feedback. I would like to first address the Parking ordinance.This ordinance is one that we at the HBA have spent a lot of time with. Many HBA members were involved in the process and have put a lot of effort into it. At the end of the process I am very pleased to say that we support this ordinance with the alterations recommended by the Planning Commission. We believe it is a fair compromise between the current code and the MICAP standards. We strongly support the allowance of tandem parking in encourage the use of it to be broadened. We believe this ordinance offers a great deal of protection to the neighborhood while still allowing needed housing projects to be completed near the University of Oregon. I was surprised to hear so many negative comments at the public hearing regarding the car share program. The HBA strongly supports the exploration of this program. We feel that incentives such as parking space credits are a good way to promote the program. The way the code is written if the program fails properties must produce the full number of spaces as required before the credit. They may do this by leasing spaces, limiting the bedrooms that are rent out or adding additional spaces. Most importantly we feel like the car share program could provide a long term solution to some of our parking demand near campus. Building Height: As with the Parking standard the HBA has spent a lot of time on this issue as well with members participating in the ICS implementation process. This has been a hard issue for all involved. The neighbors are greatly concerned about the quality of their neighborhood and I think we can all sympathize with their concern. However, dramatically decreasing building heights still causes a lot of concern to many in the development community. That being said, many have worked tirelessly to implement some protection for the neighborhood. Given the ordinances before you tonight, we strongly urge you to pass option B rather than option A or C. Option B allows for 90 designers and buil come close because a 90 foot building requires a different type of construction that is quite costly. However, we feel strongly that the allowance should be in place for high buildings on campus. It is our belief that campus will continue to grow as more students come to the University. Because the university is surrounded by neighborhoods and other development, there is going to be imperative that campus development be able to go up. These allowances for 90ft buildings in certain areas are crucial in the long term for achieving the kind of dense development this area is going to need. Yet this option still provides protection to both south and west university neighborhoods by limiting height a great deal. Remember the 90 foot allowance is only on the blocks abutting campus and only on large lots. Most of the sites in the area will not qualify for the 90 foot option and will be limited to 50, 65 feet depending on the lot and where it is located. All lots abutting R1 will be reduced to 35 feet. Thus this option provides substantial limitations in height and protection from the neighborhood. These height restrictions were an enormous compromise for the development community. Many builders were opposed to any height restrictions when this process started. Option B was unanimously voted on by the planning commission and was supported by staff. We ask you to also support this option. Thanks you, Ô¿«®¿ Ð±¬¬»® Ü·®»½¬±® ±º Ù±ª»®²³»²¬ ßºº¿·® Ø±³» Þ«·´¼»® ß±½·¿¬·±² ±º Ô¿²» Ý±«²¬§ îðëí Ô¿«®¿ Í¬®»»¬ Í°®·²¹º·»´¼ô ÑÎ çéìéé ëìïóíðîóïìïð