HomeMy WebLinkAboutItem 5 - Ord.Johansen-Moody HseEUGENE CITY COUNCIL
AGENDA ITEM SUMMARY
Action: An Ordinance Establishing the S-HJM Historic Johansen-Moody House
Special Area Zone and Amending the Eugene Zoning Map
Meeting Date: January 24, 2005 Agenda Item Number: 5
Department: Planning and Development Staff Contact: Kent Kullby
www. cl. eugene, or. us Contact Telephone Number: 682-5453
ISSUE STATEMENT
The City Council will consider action on an ordinance affecting the Johansen-Moody House, a City of
Eugene Historic Landmark located at 370 River Road. The ordinance contains two land use actions:
1. The establishment of a Historic Special Area Zone specific to the Johansen-Moody House, S-HJM.
2. A zone change applying this S-HJM Historic Johansen-Moody House Special Area Zone to the
Johansen-Moody House City Landmark site, at 370 River Road.
BACKGROUND
On January 10, 2005, the City Council held a public hearing on the proposed ordinance and land use
actions. At the hearing, the applicant spoke in support of the ordinance. No objections or citizen
testimony was heard. No additional information was requested by councilors.
On November 16, 2004, the Planning Commission held a public hearing on the proposed ordinance and
land use actions. At the hearing, no objections or citizen testimony was heard. The Planning
Commission unanimously recommended adoption of the ordinance with a revision that has been
incorporated into the attached ordinance. (Please refer to the January 10, 2005, council hearing packet
for background information on the Planning Commission's public hearing and recommendation.)
On September 13, 2004, the City Council initiated the process to establish a site-specific S-HJM
Historic Johansen-Moody House Special Area Zone at the property owner' s request. At that time, a
code amendment was also required to establish a reference in the Eugene Code criteria for zone changes
to refer to the historic zoning ordinances established by the City Council. However, the Eugene Code
zone change criteria were recently amended to include a reference to historic zoning ordinances when
the Council approved the S-HK Historic Kaufman House Special Area Zone at their December 6, 2004,
meeting. A code amendment is no longer necessary but is referred to in the Planning Commission
public hearing minutes and packet materials.
On May 27, 2004, the property owners, Kathleen Hall and Peter Drongesen, obtained city landmark
designation from the Historic Review Board for their property located at 370 River Road (see Exhibit A
of the attached ordinance). The property is currently zoned R-1 Low Density Residential. The property
owners seek to change the zoning of their property with the creation of a Special Area Zone that would
ensure the viability of the site by allowing a limited number of neighborhood commercial uses (like an
antique store and tea house) and that would require preservation of the historic character of the site
through the historic alteration procedures of the Eugene Code.
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RELATED CITY POLICIES
The proposed land use actions are supported by the following Council Goal:
SUSTAINABLE COMMUNITY DEVELOPMENT
A community that retains a high quafity of life anda healthy economy, effectively fink; landuse and
transportation planning, and succes,fully manages growth and change in the urban environment.
The proposed land use actions further the policy direction in the Historic Preservation Element of the
Metro Plan with the goal of preserving significant reminders of the City's origins as links between past,
present, and future generations. The land use actions would also be consistent with land use policies of
the River Road - Santa Clara Urban Facilities Plan. Exhibit C of the attached ordinance includes related
plan policies, Eugene Code criteria, and findings explaining how the proposed land use actions are
consistent with City policies and criteria.
COUNCIL OPTIONS
The council has the option to:
1. Adoptthe ordinance;
2. Adopt the ordinance with modifications; or
3. Decline to adopt the ordinance.
CITY MANAGER'S RECOMMENDATION
Exhibit C of the attached ordinance provides an analysis of the criteria of approval from Eugene Code
Sections 9.3020 and 9.8865 for Special Area Zoning and Zone Changes. The analysis presented in
Exhibit C and the evidence presented in the record provides adequate findings to demonstrate
compliance with the criteria of approval. The City Manager recommends approval of the ordinance and
amending the Eugene Zoning Map accordingly.
SUGGESTED MOTION
Move to adopt an ordinance establishing the S-HJM Historic Johansen-Moody House Special Area Zone
and amend the Eugene Zoning Map to apply the zoning to property located at 370 River Road.
ATTACHMENTS
A. Vicinity Map, Zoning Map, Site Plan, and Photograph
B. Proposed Ordinance and Exhibits
PLEASE ALSO REFER TO ATTACHMENTS PROVIDED IN THE JANUARY 1 O, 2005, PUBLIC
HEARING PA CKE T.
FOR MORE INFORMATION
Staff Contact: Kent Kullby
Telephone: (541) 682-5453
Staff E-Mail: kent.r.kullby~ci.eugene.or.us
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ATTACHMENT A
Not to Scale Vicinity Map
~c,~m 370 River Road
Source: USGS & Satre Associates, P.C.
CROCKER LN
i i :: :: ::: :::: :: :: :: :: :: /ND! i i i :: i i i iiiii}ii::ii::i::i::i
'~%\'~'~'~'~'~'~ ........... I::::::: :'::::::::::
~ BRIARCLIFF DR i!!iiii~i~liiii!!!ii:::::.~':fl:~:~:~
~~ ~ :::::::::::::::::::::::::::::::: ......................... ~~::~ .......
........... , ~ ~ ........ ~'~ ~:~~:~,~~] 370River~ ....
::: ~ ::::::: :::::: :::::::::::::::::::::::::::: ......... ....
:::::::::::::::::::::::::::::::: ..... ~ ......... ~:::~.::::::: ........ ::::::::::: ~
:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::
Johansen-Moody House (Z 04-1 ? & CA 04-1)
~s ssor's Map: 17-04-25-21; Tax Lot: 7404
Zoning Overlay Zoning
~ C-1 Neighborhood Commercial /ND Nodal Development
C-2 Community Commercial /SR Site Review
~ R-1 Low Density Residential Please note that all prope~ies shown on
~ R-2 Medium Density Residential this map outside of the city limits have
~ S-H Special Area Historic /UL overlay zoning. N
~ Subject Site (City Landmark) -- City Limits
~ Other City Landmarks
11/8/04
E×IS~IN~ ~ F T U~OO~> FENCE ATTACHMENT F
PLANT t~ED tUITN E51~1¢_~ ~O~E~ 5T~ET L]~T
EMPLOTEE '~
~COE~SIBLE ~I~LE
~A~EN
/ ~ 5~CE5
~ALE: I" = I~' NORT~ EXISTINO O FOOT ~OD FENCE P~INO ~EA L~NDSC~ING CO~E~F
TOTAL
5' l¢'
~,,,~" ,~,~,~, Amelia's Antiques and Kmthleen Hall
Future 51[~ P~an (~) ~-3~o - F~ (~) 6~-39~ AS~C~S
44
Johansen-Moody House, 370 River Road, a City of Eugene Historic Landmark
ATTACHMENT B
ORDINANCE NO.
AN ORDINANCE ESTABLISHING THE S-HJM HISTORIC JOHANSEN-
MOODY HOUSE SPECIAL AREA ZONE, AND AMENDING THE
EUGENE ZONING MAP.
The City Council of the City of Eugene finds that:
A. Recognition of historic landmarks enhances the beautification of the city,
promotes thc city's economic health, and preserves thc value of these properties. The regulation
of designated historic landmarks provides a means to review changes to a landmark and ensure
that historic and architectural values are preserved. The Johansen-Moody House was designated
as a City of Eugene Historic Landmark on May 27, 2004.
B. A Historic Special Area Zone is desirable for the Johansen-Moody House to
foster the continued preservation of the property by allowing appropriate uses beyond those
permitted in the R-1 Low Density Residential and establishing appropriate development
standards.
C. Site-specific historic zones are generally established by ordinance without
codification. Copies of such ordinances are to be maintained at the City's Planning &
Development Department (Sections 9.3020 and 9.3450 of the Eugene Code, 1971 ("EC")). The
S-HJM Johanscn-Moody House Special Area Zone is such a site-specific historic zone.
NOW, THEREFORE,
THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS:
Section 1. The S-HJM Historic Johansen-Moody House Special Area Zone is hereby
established and shall be subject to the following:
(a) Purpose of S-HJM Historic Johansen-Mood¥ House Special Area Zone. The
S-HJM Special Area Zone is intended to afford the Johansen-Moody House Historic Landmark
("Johansen-Moody House") special treatment and protection so that the uses permitted and
restrictions imposed will preserve and allow rehabilitation of the landmark's character-defining
architectural features as an example of the Vernacular Gothic architectural style that is evident in
thc structure's vertical articulation and framing, double-hung window frame moldings, boxed
eaves, decorative roof peak bracket, and front porch. Those character-defining features are
described in detail in the attached Exhibit A, Final Order for Historic Landmark Designation by
Eugene's Historic Review Board, May 27, 2004.
(b) S-HJM Historic Johansen-Mood¥ House Special Area Zone Siting
Requirements. In addition to the approval criteria at EC 9.8865 Zone Change Approval
Ordinance- 1
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Ordinance - Draft (00097049)2.DOC
Criteria, the S-HJM Historic Johansen-Moody House Special Area Zone applies only to the
parcel of land located at 370 River Road, Eugene, Oregon, Assessor's Map 17-04-25-21, Tax Lot
7404, as shown on the attached Exhibit B.
(c) S-HJM Historic Johansen-Mood¥ House Special Area Zone Land Use and
Permit Requirements. The following Table S-HJM Historic Johansen-Moody House Special
Area Zone Uses and Permit Requirements, identifies uses in the S-HJM zone that are:
(P) Permitted, subject to zone verification.
(C) Subject to an approved conditional use permit.
(S) Permitted subject to zone verification and the Special Development Standards for
Certain Uses beginning at EC 9.5000.
S-HJM Historic Johansen-Moody House Special Area Zone Uses and Permit
Requirements
I S-HJM
IAccesso~ Uses ,
Accessory Uses. Examples related to residential use include a garage, storage shed, P
and services primarily for use by residents on the site, such as a recreation room and
laundry facility. Parking areas and garages constructed and used for a principle use
on the development site, such as an apartment, are allowed as an accessory use.
Accessory Uses. Examples related to non-residential use include accessory services P
that are related to specialty retail, food and beverage uses, such as storage, food
preparation areas, and outdoor product display (screened from public view).
Ed u c a t i 0 nI Cd It~ a ii R eli~i6 U s ~ S 0 ~!~ i F r a t ey h a I
Artist Gallery/Studio I P
Office Uses
Administrative, General, and Professional Office I P
Personal ServiCes
Barber, Beauty, Nail, Tanning Shop P
Day Care Facility ( not associated with a residence) P
Shoe Repair P
Tailor P
ReSidential
Dwellings
One-Family Dwelling (1 per lot) P
Duplex (Two-Family Attached on Same Lot) P
Assisted Care & Day Care (Residences Providing Special Services, Treatment or
Supervision)
Assisted Care/5 or fewer people living in facility P
Assisted Care/6 or more people living in facility) P
Day Care (3 to 12 people served) P
Day Care/13 or more people served/ P
Specialty Food and Beverage, including Tea Rooms (850 sq. ft. maximum seating P
capacity)
Specialty Retail, including Antiques P
Bed and Breakfast Facility (EC 9.5100(2) shall apply) S
Home Occupation (See EC 9.5350) S
Ordinance - 2
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Ordinance - Draft (00097049)2.DOC
(d) S-HJM Historic J°hansen-Mood¥ House Special Area Zone Development
Standards. In addition to applicable provisions in the Eugene Code, 1971, the development
standards listed in subsections (3) to (5) of this section shall apply to all development in the S-
HJM zone. In cases of conflict, the standards specifically set out in this ordinance shall apply.
(1) Adiustment. An adjustment may be made to any of the standards
referenced in subsections (3), (4), or (5) of this section in accordance with EC 9.8030
(15)
(2) Historic Proper.ty Alteration Approval. Any parking lot alterations,
building alterations or additions, and all new construction shall comply with EC 9.8175
Historic Property Alteration Approval Criteria.
(3) Residential Development Standards. All residential development
allowed pursuant to subsection (d)(2) shall be governed by General Standards for all
Development in EC 9.6000 through 9.6885 and the development standards applied to the
R-2 zone in EC 9.2750 and 9.2751, except that there shall be no minimum density
requirement and except that EC 9.6200 to 9.6255 and EC 9.6400 to 9.6440 do not apply.
(4) Non-Residential Development Standards. Except as provided in
subsection (d)(5), all non-residential development allowed pursuant to subsection (d)(2)
shall be governed by General Standards for all Development in EC 9.6000 through
9.6110 and 9.6400 through 9.6885 and the development standards applied to the C-1 zone
in EC 9.2170 and 9.2171.
(5) Parking and Parking Lot Landscaoin~. At all times, for any use, at
least 7 parking spaces shall be required and a minimum of 20% of the parking area shall
be maintained as landscape, consisting of a variety of trees, shrubs, and plants to
complement the historic character of the landmark. Notwithstanding EC 9.6420(6), the
existing gravel parking area with 7 parking spaces may be used in its present condition
for Specialty Retail and Specialty Food and Beverage uses.
Section 2. The Eugene Zoning Map is amended to rezone the property located at 370
River Road, Eugene, Oregon, Assessor's Map 17-04-25-21, Tax Lot 7404 from its existing R-1
Low Density Residential zone to S-HJM Historic Johansen-Moody House Special Area Zone, as
described on the attached Exhibit B.
Ordinance - 3
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Ordinance - Draf~ (00097049)2.DOC
Section 3. The findings attached as Exhibit C and incorporated herein by reference are
adopted in support of this action.
Passed by the City Council this Approved by the Mayor this
__ day of ., 2005 __ day of ,2005
City Recorder Mayor
Ordinance - 4
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FINAL ORDER FOR HISTORIC LANDMARK DESIGNATION
BY EUGENE'S HISTORIC REVIEW BOARD
MAY 27, 2004
Public Hearing on Request for City Historic Landmark Designation
Application Name: Johansen-Moody House
Application Number: (HD 04-01)
Submittal Date: April 1,2004
Public Hearing Date: May 27, 2004
Property: Tax Lot #7404 Assessor's Map # 17-04-25-21
Zoning: R-1 Low Density Residential
Location: The Johansen-Moody House faces east on River Road, the
second tax lot south ofBriarcliffDrive.
Request: City of Eugene Historic Landmark
Applicant: Kathleen Hall
Representative: Terri Harding, AICP
Satre Associates
Staff Contact: Ken Guzowski, Planning Division, 682-5562
BACKGROUND INFORMATION
This application for City of Eugene Historic Landmark was submitted on April I, 2004. Section
9.7305 of the Eugene Code, Type III applications, requires the Historic Review Board to conduct
a public hearing within sixty days of submittal of a complete application.
Staff held a predevelopment conference with Terri Harding to discuss the application form and
details of the application process. Subsequently, staff toured the property to evaluate the
integrity of the resource and understand landscape issues. The Johansen-Moody House functions
as a popular antique shop in the lower River Road area. This section of River Road has been
gradually moving towards office and commercial uses, mainly because of the high volume of
traffic on River Road.. Thi~ is the third application for City of Eugene Historic Landmark status
in this area. The applicant's representative has completed the requisite research, summarizing the
applicable criteria in the submittal. The property is an excellent Eugene example of the
Vernacular Gothic style of architecture, with many original details.
NOTICE
Owners and occupants within 500 feet of the subject property were mailed notice of the
application and landmark designation hearing on April 26, 2004. Referrals were forwarded to
relevant City staff and the River Road/Santa Clara Neighborhood Group on April 6, 2004. Mark
Whitmill with Building Permit Services provided building code comments on the proposed
change of use from residential to commercial. No comments were received as a result of the
public uotice. Public testimony at the hearing included Rob Handy, representing the River Road
Johansen-Moody House (HD 04-01) May 27, 2004 Page I
EXHIBIT_ A
PAGE .... ! _OF __
Neighborhood Association, who testified in favor of the landmark designation. The owner,
Kathleen Hall, and her representative Terri Harding, also testified in favor.
STAFF RECOMMENDATION
The submitted application is complete and the Historic Review Board may proceed with
evaluating this application for eligibility as a City of Eugene Historic Landmark. Staff
recommends approval of this application because it appears to meet criteria 9.8165(1) and
9.8165(2) (a), (b) and (c).
SCOPE OF EVALUATION
This application for City of Eugene Historic Landmark designation was reviewed under the
Eugene Code, Section 9.8]65 -Historic Landmark-Designation Approval Criteria. Th~
evaluation includes criteria from Section 9.8165(1); (2) (a, b, c, d); (3) (a, b, c).
9.8165(1): Designation is consistent with applicable provisions of the Metro Plan and
applicable refinement plans.
The designation of the Johansen-Moody House is supported by the Metropolitan Area General
Plan, which states:
"Adopt and implement historic preservation policies, regulations, and incentive
programs that encourage the inventory, preservation, and restoration of structures,
landmarks, sites, and areas of cultural, historic, or archeological significance,
consistent with overall policies. ' (Policy 1, page 111-1-2.)
and,
"Institute and support projects and programs that increase citizen and visitor
awareness .of the area's history and encourage citizen participation in and support of
programs designed to recognize and memorialize the area's history." (Policy 2, page
III-!-2)
The Johansen-Moody House is a remainder from River Road's agricultural past, when large
family farms dominated the landscape. Niels Johansen arrived in the first wave of Danish
migration by affiliation with iReverend P.L.C. Hansen, who acquired an option to buy 1,280
acres of farmland in the Danebo area. Recognition as a historic landmark will encourage, and
probably assure, the continued preservation of this prominent historic structure. If approved asa
City of Eugene Historic Landmark the recognition might encourage other property owners to
pursue historic designation, or additional research on the history of the lower River Road area.
The owner plans to apply for H-Historic zoning to make the antique shop a legal conforming use
into the future.
Policy #4 in.the River Road/Railroad Boulevard Sub-area Recommendations of the River
Johansen-Moody House (HD 04-01) May 27, 2004 Page 2
EXHIBIT_ A
._0F_¢ ,
Road/Santa Clara Urban Facilities Plan, states:
~ 4. Maintain the existing land use patterns until completion of the Chambers
Connector. The effects of the Chambers Connector and related road improventents on
the immediate area should be examined upon completion of final design and right-of-
way acquisition and auy appropriate changes adopted.
The City of Eugene has been unable to address the above referenced recommendation, so the
task is yet to be officially completed. We do know that a significant concentration of historic
properties exist in the area, and the Johansen-Moody House is the third application for Historic
Landmark that the board has considered. River Road is categorized as a "Major Arterial" in the
City of Eugene Street Classification Map of November 1999. This classification means that the
average daily traffic is over 20,000 vehicles per day. River Road continues to be subject to
increased traffic usage making it problematic to reside on lower River Road because of the speed
of the traffic, noise, and width of the road. Rezoning to H-Historic will allow the residential use
to continue and will establish commercial and office uses that are deemed suitable to this unique
historic structure.
By designating the Johansen-Moody House as a City of Eugene Historic Landmark this historic
property will be well documented through research and the photographic record. Designation
along with continued maintenance will ensure the preservation of the Johansen-Moody House.
The owner, Kathleen Hall, continues to amass a collection of information and oral history on the
past related to River Road, which she is willing to make available to the City and public.
(2): Designation is based on a determination of historic significance according to one or more
of the following:
(a) Is associated with events that have made a significant contribution to the broad
patterns of history.
The Johansen-Moody House is associated with the Progressive Era (1884-1913) in Eugene, as
described in the Eugene Area Historic Context Statement. This period saw a phenomenal boom
in residential construction, particularly because of more people moving to the Eugene area. The
Johansen-Moody House is a representative example of the residential building boom of the
Progressive Era, designed in the Vernacular Gothic style. In 1900 Eugene's population was 3,236
and by 1910 the population rose to 9,009, which is indicative of the need for housing in Eugene.
Population leveled out in the next decade with 10,593 people residing in the City by 1920.
The Johansen-Moody House is particularly sig~fificant for association with Niels Johansen, who
was one of the first ten Danish settlers to arrive with the Reverend P.L.C. Hansen to settle 1,280
acres of land that he purchased at $18 an acre. The group arrived from Iowa and Nebraska, Niels
was from Iowa, primarily with the intent to establish farms suited for dairy production. Many of
the farms were located in West Eugene, and the Danish community still bears a strong ethnic
association with West Lawn Cemetery and the Bethesda Lutheran Church. The term "Danebo"
translates as "Borough of Danes."
Johansen-Moody House (HD 04-01) May 27, 2004 Page 3
EXHIBII A
PACE 3 _OF ~
Niels Johansen was a charter member of the Bethesda Lutheran Church congregation. He
became a trustee of the church upon establishment of the constitution and by-laws on December
30, 1900. The Eugene Register-Guard informs us that the farmers of Danebo organized the
Eugene Farmers Creamery, and at about the same time set up a pasteurizing plant which later
merged with the creamery. Niels Johansen was also involved in establishing this creamery.
Niels and wife Kristine Anderson-Johansen built the house at 370 River Road in 1901 and
resided there until 1922 when they sold the property to Laura Anderson-Moody, (Kristine's
daughteD and her husband Arthur Moody. The Moody's owned the property until 1976. The
original Johansen dairy and alfalfa farm consisted of 45 acres. When the Johansen family sold
the property to the Moody family the land was diminished to seven acres in size. Niels and
Kristine Johansen had purchased additional land at 330 River Road to build a house, where they
lived out their days. They 'are buried at West Lawn Cemetery, as are Laura and Arthur ~Moody.
The Johansen-Moody House meets this criterion for association with events significant to our
past.
(b) Is associated with the lives of persons significant to our past.
Niels Johansen is associated with the first wave of Danish immigrants to the Eugene area, as
explained above. It appears that the Johansen family made a contribution as Danish settlers to
the dairy operations of our area, including the establishment of the Eugene Farmers Creamery.
Niels J0hansen is a significant person to Eugene's past so appears to meet this criterion for
significance for association with the life of a person.
(c) Embodies the distinctive characteristics of a tyt~e, period, or method of construction,
or represents the work of a master, or possesses high artistic values, or represents a
significant and distinguishable entity whose components may lack individual
distinction.
Map #81 of the 1925 Sanborn Insurance Company Maps illustrates the Johansen-Moody House
prominently located on a large parcel of land on the west side of River Road. The house is
illustrated in its current location and a small outbuilding is located to the west, with a large barn
constructed west of the outbuilding. These buildings are obviously associated with the dairy
farm of the Niels Johansen family. The outbuildings are no longer extant, and the parcel has
been reduced to lot #7404, from its original 45 acres.
The 1901 house is two full stories and is T-shape in plan, with one story porches filling the
recesses on the west and east elevations. The roof consists of intersecting gables, with end
gables forming full pediments because of the pent roofs that form the triangles. Only the east
facing gable at the front of the house is ornamented with decorative stick work. A second gabled
dormer is located on the east facing plane of the roof, pierced by a single casement window with
diamond and triangle shaped panes. The original wood shingle roof has been replaced with
composition shingles. Eaves are boxed and enclosed with a variety of moldings. Fascia and
comer boards clearly define each elevation of the house. Windows are primarily one over one
Johansen-Moody House (HD 04-01) May 27, 2004 Page 4
EXHIBIT
P^C~ q _OF
double hung with wide board window and door surrounds. Siding is a double beveled shiplap,
and the base of the building terminates in a wide water table with drip edge. The foundation is
constructed of Eugene Formation Sandstone blocks, as verified by a local geologist. The siding
is double beveled shiplap and appears to be an unusual siding type for the area.
The east facing porch was modified early on to a wider width, and it emulates porch forms
typical to the bungalow style of architecture with boxed rails and square porch columns. A
diminutive gable pierces this porch roof, prominently announcing the main entrance. A second
door exists to provide direct access into the parlor. An old clump of lilac exists on the west
elevation of the house, along with an old rose species. One lone Douglas fir exists on the east
boundary of the tax lot, and is a remnant from a much larger linear planting that grew
prominently along River Road by 1925 or earlier.
The west facing porch was reconfigured early on to accommodate the novel convenience of an
indoor toilet, and running water for bathtub and sinks. A laundry room and storage rOom were
also configured directly off the kitchen, allowing for a secondary entrance/exit into the kitchen.
A second bathroom was constructed upstairs by diminishing the size of one of the bedrooms.
Considering the age of this house very few alterations have been made to accommodate modem
trends.
The Johansen-Moody House maintains a high level of integrity, and the relative scarcity of the
Vernacular Gothic style of architecture in Eugene makes it all the more significant under this
criterion.
(d) Yields, or may be likely to yield, information important to prehistory or history.
Staff has not identified physical evidence that allows the board to evaluate more completely the
applicability of this criterion.
(3) In addition to EC 9. 9165(1) and (2) above, criteria for designation of a historic resource
that was moved, is primarily commemorative in intent, or less than fifty years of age shall
include the following considerations:
(a) A historic resource moved from its original location or a place that has historic
significance can be eligible if it has historic architectural significance or is the
surviving property most importantly associated with a historic person or event.
The Johansen-Moody House is constructed in its original location, making this criterion not
applicable.
(b) A historic resource that is primarily commemorative in intent can be eligible if
design, age, tradition, or symbolic value has invested it with its own historic
significance.
The designation of the Johansen-Moody House as a City of Eugene Historic Landmark is not a
Johansen-Moody House (HD 044) 1) May 27, 2004
Page 5
EXHIBIT ....A
PAGE ~ OF ~ ....
commemorative historic resource, making this criterion not applicable.
(c) A historic resource achieving significance within the last fifty years can be eligible
if it is of exceptional importance.
The Johansen-Moody House was constructed in 1901, making it 103 years old in 2004, so this
criterion is not applicable.
By: ~'
?"~~~ior Planner
Date: //~ 0~7/ ~t~tS>~
Johansen-Moody House (HD 04-01) May 27, 2004 Page 6
EXHIBIT B
To
Ordinance No.
Legal Description
Land County Assessor's Map 17-04-25-2 1, Parcel 7404
Johansen/Moody House
Commencing at the Northwest comer of the East half of the Prior F. Blair Donation Land Claim
No. 39 in Section 25, Township 17 South, Range 4 West of the Willamette Meridian in Lane
County Oregon; thence South 0 degrees 31' West 216.40 feet to a 2-inch by 36-inch iron pipe
which marks the initial point of the Plat of BRIARCLIFF PLACE, as platted and recorded in
Book 51, Page 23, Lane County Oregon Plat Records; thence South 89 degrees 30' East along
the South line of Briarcliff Drive 526.16 feet to a ½ inch iron rod; thence South 0 degrees 31'
West 75.20 feet for the place of beginning; thence South 89 degrees 30' East 128.51 feet to the
West line of County Road No. 200 (known as River Road); thence South 7 degrees 16' 25" East
66.61 feet; thence North 89 degrees 30' West 137.55 feet to a point which bears South 0 degrees
31' West from the place of beginning; thence North 0 degrees 31' East 66.00 feet to the place of
beginning, in Lane County, Oregon.
Exhibit B
Exhibit C
Findings for CA 04-01 and Z-04-17
Johansen-Moody House Ordinance
Establishment of the Special Area Zone
Eugene Code Section 9.3020 requires that the following criteria (in bold and italic) be applied
to the adoption ora new Special Area Zone.
9.3020 Criteria for Establishment of an S Special Area Zone. Before adopting an
ordinance establishing a $ Special Area Zone, the city council shall find that the proposal is
in compliance with following criteria:
(1) The area to which the S Special Area Zone is being applied meets at least one of the
following criteria:
(a) Is identified in the Metro Plan or a refinement plan as appropriate for nodal
development or for a special range of uses or development that can best be
achieved with the use of a special area zone; or
(b) Possesses distinctive buildings or natural features that require special
consideration to ensure appropriate development, preservation, or
rehabilitation. In order to be considered distinctive, it must be demonstrated
that:
1. The area is characterized by buildings that merit preservation in
order to protect their special features; or
2. The area contains natural features that have been identified by the
city as worthy of special treatment or preservation.
The Johansen-Moody House meets criterion (1)(b)(1) above: the area is characterized by buildings
that merit preservation in order to protect their special features. The findings of the Historic Review
Board in HD 04-01 demonstrate the significance of the structure and the value of its preservation.
The Johansen-Moody House was built in 1901 in the Vernacular Gothic style. It is associated with
an early Danish settler, Niels Johansen, and his step daughter, Laura Moody. Preservation of the
house contributes to the preservation of Eugene's history.
(2) An analysis of the area demonstrates how the uses and development standards of the
S Special Area zone ordinance will facilitate implementation of the planned use of
the property or the preservation or rehabilitation of distinctive buildings or natural
features of benefit to the community.
The proposed uses and development standards for the Johansen-Moody House set forth in the
ordinance. The purpose of the Special Area Zone is to preserve the structure and property while
facilitating appropriate use of the site. The characteristics of the structure, location, and use history
Exhibit C - 1
influenced the proposed list of permitted uses and development standards. While the use list
proposes to broaden the array of allowable uses over what is currently allowed outright in residential
zones, language contained in the River Road/Santa Clara Urban Facilities Plan supports the change.
Development standards have been borrowed from the R-2 and C-1 zones for residential and
nonresidential development, respectively.
(3) Except for areas zoned S-H Historic Special Area zone, the area to be classified S
Special Area includes at least ~A acre in area.
The subject property is proposed to be zoned S-H Historic Special Area Zones, and is thus exempt
from the 1/2 acre requirement described by this criterion.
(4) The application of the zone to the properties proposed for inclusion in the S Special
Area zone and the required provisions of a special area zone ordinance are
consistent with the criteria required for approval of a zone change, according to EC
9.8865 Zone Change Approval Criteria.
Compliance with the zone change criteria is outlined below.
Application of the Special Area Zone to the Site
9. 8865 Zone Change Approval Criteria. Approval o fa zone change application, including
the designation of an overlay zone, shall not be approved unless it meets all of the following
criteria:
(1) The proposed change is consistent with applicable provisions of the Metro Plan. The
written text of the Metro Plan shall take precedence over the Metro Plan diagram
where apparent conflicts or inconsistencies exist.
Metro Plan Diagram
The Metro Plan diagram designates the property for Low Density Residential Uses. However, the
Metro Plan recognizes that up to 32% of residentially designated areas typically accommodate
nonresidential uses such as parks, schools, roads, churches, and neighborhood commercial services.
The historic Johansen-Moody House is an example of an appropriate site for nonresidential use
within a residential area. The proposed Special Area Zone includes a list of residential and limited
non-residential uses, including office uses and certain small scale commercial uses, in compliance
with the Metro Plan diagram and Metro Plan policies as detailed below.
Applicable Metro Plan Policies
Policy A22: Expand opportunities for a mix o fuses in newly developing areas and existing
neighborhoods through local zoning and development regulations.
The proposed SAZ language expands opportunities to utilize historic properties in ways not possible
through conventional zoning.
Exhibit C - 2
Policy A25: Conserve the metropolitan area's supply of existing affordable housing and
increase the stability and quality of older residential neighborhoods through measures such
as revitalization; code enforcement; appropriate zoning; rehabilitation programs; relocation
of existing structures; traffic calming; parking requirements; or public safety considerations.
These actions should support planned densities in these areas.
The proposal stabilizes the neighborhood by assuring the preservation of an existing historic
structure. The proposed SAZ language provides certainty to the neighborhood in terms of the future
allowable uses on the Johansen-Moody House property. The Special Area Zone provides incentives
for revitalization and rehabilitation; historic properties are eligible for low interest loans from the city
and tax credits from the state and federal governments, and these programs are more likely to be
utilized if nonresidential uses are allowed. The proposed language incorporates sensitivity to the
surrounding neighborhood into the development standards and approval criteria for adjustment
review.
Policy I1: Adopt and implement historic preservation policies, regulations, and incentive
programs that encourage the inventory, preservation, and restoration of structures;
landmarks; sites; and areas of cultural, historic, or archeological significance, consistent
with overall policies.
This SAZ application is a result of Eugene's Historic Preservation program. Properties listed on the
city's Historic Landmark Inventory are eligible for Special Area Zones that protect their historic
values while providing flexibility not available through a conventional zoning district. The
Johansen-Moody House is a unique property not well suited to residential zoning. In particular, the
location of the house on lower river road makes single family residential use undesirable due to the
level of traffic and noise associated with the road.
(2) The proposed zone change is consistent with applicable adopted refinement plans. In
the event of inconsistencies between these plans and the Metro Plan, the Metro Plan
controls.
River Road/Santa Clara Urban Facilities Plan Land Use Diagram.
The River Road/Santa Clara Urban Facilities Plan further refines the Metro Plan diagram. It too
designates the Johansen-Moody House for low density residential use. Text accompanying the
diagram on page 2-22 states:
"The diagram is used, along with accompanying policies and suggested actions, policies
contained in the Urban Facilities Plan, descriptions and recommendations contained under
each of the subareas, and applicable areawide goals and policies, to evaluate individual land
use proposals. The land use diagram provides guidance for future development."
Support for the proposed zone change is found in the recommendations specific to the River
Road/Railroad Boulevard Subarea. Recommendation #4 on page 2-24 states:
Exhibit C - 3
"Maintain existing land use patterns until completion of the Chambers Connector. The
effects of the Chambers Connector and related road improvements on the immediate area
should be examined upon completion of final design and right-of-way acquisition and any
appropriate changes adopted."
The Applicant asserts that the requested change is appropriate for the reasons previously described in
the application. These include the fact that the Johansen-Moody House is a city Historic Landmark
and therefore merits special consideration for historic zoning; the fact that River Road is a designated
major arterial road with traffic volumes of approximately 22,100 vehicles per day, limiting the
property's practicality as a single family residence; and the fact that recent changes in the area
include conversion of two other historic houses (the Elgaard and Potter houses) to small scale
commercial uses. In addition, testimony from a River Road Community Organization representative
at the Historic Review Board hearing indicated support for the requested zone change.
Policies specific to the low density residential designation are included under applicable policies
below.
Applicable River Road/Santa Clara Urban Facilities Plan Policies
Low density residential policies include the following:
Policy 1.0: Recognize and maintain the predominantly low-density residential character
of the area consistent with the Metropolitan Plan.
The present application assures the preservation of the historic residential character of the property
by requiring preservation of the historically significant features of the house. Special consideration
is available for historic landmarks in residential areas through the creation of a Special Area Zone.
For the reasons set forth throughout this application, the Applicant maintains that it is appropriate to
rezone the subject property to Historic. The Historic zone is an appropriate implementing zone of
the low-density residential refinement plan designation. Taken together with Metro Plan policy
direction regarding non-residential uses in residential areas, this proposal is consistent with the above
residential policy.
The following recommendation, discussed under the River Road/Santa Clara Land Use Diagram
heading above, is listed as an adopted policy in the land use code (EC 9.9610(4)(c)).
"Maintain existing land use patterns until completion of the Chambers Connector. The
effects of the Chambers Connector and related road improvements on the immediate area
should be examined upon completion of final design and right-of-way acquisition and any
appropriate changes adopted."
To the extent that this recommendation is construed as policy, the proposed rezone is consistent
with the direction contained therein, considering the site-specific information presented in this
application.
Exhibit C - 4
(3) The uses and density that will be allowed by the proposed zoning in the location of
the proposed change can be served through the orderly extension of key urban
facilities and services.
The Johansen-Moody House exists and is currently served by all required urban facilities and
services, including streets, water, sewer, stormwater facilities, electric and phone service, waste
disposal service, land use controls, schools and parks. Future reuse of the property would be served
by these existing services, in compliance with the above criterion.
(4) The proposed zone change is consistent with the applicable siting requirements set
out for the specific zone in:
(o) An uncodified ordinance establishing a site specific S-H Historic Special
Area Zone, a copy of which is maintained at the city's planning and
development department.
The siting requirement for the S-HJM zone (to be adopted as part of this action) is as follows:
"the S-HdM Historic dohansen-Moody House Special Area Zone applies only to the parcel of land
located at 3 70 River Road, Eugene, Oregon, Assessor's Map 17-04-25-21, Tax Lot 7404, as shown
on the attached Exhibit B." As shown by the legal description submitted by the applicant, the
proposed rezone is consistent with this siting requirement.
(5) In cases where the NR zone is applied based on EC 9. 2510(3), the property owner
shall enter into a contractual arrangement with the city to ensure the area is
maintained as a natural resource area for a minimum of 50 years.
The NR zone does not apply and is not proposed to apply to the subject properties; therefore this
criterion is not applicable.
Exhibit C - 5