HomeMy WebLinkAboutAgenda Packet 9-18-19 Work SessionSeptember 18, 2019, Work Session
EUGENE CITY COUNCIL AGENDA
September 18, 2019
12:00 p.m. CITY COUNCIL WORK SESSION
Harris Hall, 125 East 8th Avenue
Eugene, Oregon 97401
Meeting of September 18, 2019;
Her Honor Mayor Lucy Vinis Presiding
Councilors Betty Taylor, President Emily Semple, Vice President Mike Clark Greg Evans Chris Pryor Claire Syrett Jennifer Yeh Alan Zelenka
12:00 p.m. EUGENE CITY COUNCIL WORK SESSION
1.WORK SESSION: Alley Access Lots
September 18, 2019, Work Session
For the hearing impaired, an interpreter can be provided with 48 hours' notice prior to the meeting. Spanish-language interpretation will also be provided with 48 hours' notice. To arrange for these services, contact the receptionist at 541-682-5010. City Council meetings are telecast live on Metro Television, Comcast channel 21, and rebroadcast later in the week. El consejo de la Ciudad de Eugene agradece su interés en estos asuntos de la agenda. El lugar de la reunión tiene acceso para sillas de ruedas. Se puede proveer a un intérprete para las personas con discapacidad auditiva si avisa con 48 horas de anticipación. También se puede proveer interpretación para español si avisa con 48 horas de anticipación. Para reservar estos servicios llame al 541-682-5010. Las reuniones del consejo de la ciudad se transmiten en vivo por Metro Television, Canal 21 de Comcast y son retransmitidas durante la semana.
For more information, contact the Council Coordinator at 541-682-5010 or visit us online at www.eugene-or.gov.
September 18, 2019, Work Session – Item 1
EUGENE CITY COUNCIL
AGENDA ITEM SUMMARY
Work Session: Alley Access Lots Meeting Date: September 18, 2019 Agenda Item Number: 1 Department: Planning and Development Staff Contact: Alissa Hansen
www.eugene-or.gov Contact Telephone Number: 541-682-5508
ISSUE STATEMENT At this work session, City Council will be provided with an overview of the development standards for alley access lots in the R-1 Low Density Residential zone. Requested by City Council through a poll initiated by Councilor Semple, this work session is intended to provide answers to Councilor Semple’s questions. This is an informational item and no council action is requested.
BACKGROUND Alley access lots are lots that front or abut an alley but do not front a street, and typically are created from the rear portion of an existing lot. In the R-1 Low Density Residential zone, there are approximately 66 existing alley access lots in Eugene (approximately 20 of which are vacant). The creation of new alley access lots in R-1 has been prohibited since the adoption of the land use code update of 2001. The following questions were posed in advance of the work session.
What are the current rules for alley access lots?
What are reasonable changes to make the land use code fair for all property owners?
How could it affect infill/density/livable small lots to help our need for more housing?
What other areas of the land use code (flag lots) should we consider in response to our recent
Claim 49 discussions? Answers to several of these questions are provided below. Staff will walk though these topics in more detail at the work session.
Current Development Standards for Alley Access Lots in R-1 The standards that apply to existing alley access lots were changed in 2014 as part of the Single-Family Code Amendments. As part of Envision Eugene, the City Council initiated land use code amendments to promote accessory dwellings and allow for the creation of new alley access lots. As initiated, these amendments were intended to create additional capacity within the urban growth boundary and implement several Envision Eugene strategies under the housing affordability, neighborhood livability and climate change/energy resiliency pillars related to smaller homes. Ultimately, the ordinance that was adopted did not allow for the creation of new
September 18, 2019, Work Session – Item 1
alley access lots, and included new, more restrictive development standards to limit the size, heights and setbacks of new homes on existing alley access lots in the R-1 zone. A matrix showing the development standards that are applicable to alley access lots in R-1 zone is provided in Attachment A. Three special area zones allow for the creation of new alley access lots, including S-C Chambers Special Area Zone (in the R-2 Subarea), S-DW Downtown Westside, and S-JW Jefferson Westside Special Area Zone. However, none of these zones implement a low-density residential plan comprehensive designation, meaning they are not comparable to the R-1 zone.
Measure 49 Claim In 2007, Oregon voters approved Measure 49 (codified as ORS 195.300-336), which grants a property owner of residentially zoned land located within an urban growth boundary the right to compensation or waiver of a regulation (at the option of the government) if five substantive requirements are met. In 2018, a Measure 49 claim was submitted by Elise Moore for the alleged reduction in fair market value to her property located at 70 West 24th Place, Eugene, Oregon. The Measure 49 claim seeks waiver of a land use regulation, adopted in 2014, that limits building size on alley access lots to 10 percent of the total lot size, not to exceed 800 square feet. The property owner asserted that the land use regulation restricted the residential use of her property because it limits the size of a dwelling on the property to a maximum of 462 square feet. City Council denied the claim in July 2018. The applicant filed a writ of review in the Lane County Circuit Court, who affirmed the City Council’s decision to deny the Moore Measure 49 claim in May 2019. The applicant subsequently filed an appeal to the Court of Appeals, which is still pending.
PREVIOUS COUNCIL DIRECTION May 14, 2014, Work Session July 14, 2014, Work Session July 28, 2014, Work Session
COUNCIL OPTIONS Informational item. No action requested.
CITY MANAGER’S RECOMMENDATION No recommended action.
SUGGESTED MOTION No recommended action.
ATTACHMENTS A. Development Standards for Alley Access Lots in R-1
September 18, 2019, Work Session – Item 1
FOR MORE INFORMATION Staff Contact: Alissa Hansen Telephone: 541-682-5508 Staff E-Mail: AHansen@eugene-or.gov
ATTACHMENT A
Alley Access Lot Development Standards
Standard Pre-2014 Standards for
Alley Access Lots1
Current Standards for
Alley Access Lots
Building Size
Limited through lot coverage,
setback and building height.
University Area: 1,000 square feet
Outside of University Area: 10% of lot area or 800
square feet, whichever is less
Lot Coverage 50% 50%, except that all roofed areas shall be included as
part of the calculation of lot coverage.
Building Height/
Interior Setback
Minimum Setbacks: 5 feet
Maximum Building Height: 30 feet
plus an additional 7 feet of building
height is allowed for roof slopes of
6:12 or steeper.
Interior yard setbacks shall be at least 5 feet,
including along the alley frontage. In addition, at a
point that is 8 feet above finished grade, the setback
shall slope at the rate of 10 inches vertically for every
12 inches horizontally away from the property line
perpendicular to the alley until a point not to exceed
a maximum building height of 18 feet.
Windows, Dormers
& Balconies
No limitations on windows, dormers
and balconies
•Any window on the upper story must be located a
minimum of 10 feet from any property line.
•Up to two dormers are allowed on the side of the
dwelling facing the alley. Dormers are limited to
a maximum width of 10 feet. Dormers are not
allowed on the remaining sides of the dwelling.
•Balconies and other second floor outdoor areas
are only allowed on the side of the dwelling
facing the alley, and shall be setback at least 10
feet from the alley.
•Notwithstanding the second and third bullets
above, dormers and balconies are not allowed on
the second floor of a dwelling on any non-alley
facing property line unless the affected adjacent
property owner consents in writing on a form
approved by the city.
Bedrooms No bedroom limitations The dwelling shall contain no more than 3 bedrooms.
Primary Entrance
No entrance requirements The primary entry to the dwelling shall be defined by
a covered or roofed entrance with a minimum roof
depth and width of no less than 3 feet.
Pedestrian Access
No pedestrian access requirements The dwelling shall be served by a minimum three foot
wide hard-surfaced/hard-scaped (paved, concrete or
pavers) pedestrian walkway from the alley, or from
the front street via an easement. The pedestrian
walkway must be recognizable and distinct (different
color, materials and/or texture) from the driveway
and parking area, but is not required to be separated
from the driveway or parking area.
1 These standards currently apply to regular lots (non-alley access or flag lots) in the R-1 zone.
September 18, 2019, Work Session – Item 1
Parking Spaces Minimum of 1 space
No maximum
There shall be a minimum of 1 and a maximum of 2
parking spaces on the lot.
Parking and
Driveway
No parking/driveway limitations •Only one covered or enclosed parking space may
be provided (carport or garage). The covered or
enclosed parking space shall be counted towards
the total number of parking spaces.
•The maximum dimensions for a garage shall be
16 feet by 24 feet, with a maximum garage door
width of 9 feet.
•The minimum setback for a garage shall be 5 feet
from the alley. If the garage is setback greater
than 5 feet from the alley, it must be setback a
minimum of 15 feet and the area between the
garage and the alley shall be counted towards
one parking space.
•The maximum width for a driveway accessing a
garage or carport shall be 12 feet.
•The maximum dimensions for one parking space
located perpendicular to the alley shall be 12 feet
in width by 20 feet in depth.
•The maximum dimensions for two side by side
parking spaces perpendicular to the alley shall be
20 feet in width by 20 feet in depth.
•The maximum dimensions for tandem parking
spaces shall be12 feet in width by 33 feet in
depth.
•Only one parking space parallel to the alley shall
be allowed, and such space shall not exceed 10
feet in width and 20 feet in length along the
length of alley.
•The total vehicle use area, including but not
limited to driveways and on-site parking, but not
including parking space in garage, shall not
exceed 400 square feet.
•No parking shall occur outside of the vehicle use
area.
Distance from
Street/Fire Safety
No applicable If any portion of the exterior walls of the first story of
the dwelling is greater than 150 feet from the
centerline of the alley where it intersects with the
curb of the street, as measured by a route approved
by the fire code official, the dwelling shall be
equipped throughout with multi-purpose residential
sprinklers as defined in National Fire Protection
Association Standard 13D.
Trash and
Recycling
No screening requirements. Outdoor storage and garbage areas must be screened
from view from adjacent properties and those across
the alley with a minimum 42-inch tall 100-percent
September 18, 2019, Work Session – Item 1
site obscuring fence or enclosure on at least three
sides.
Accessory Building
No limitations
Post 2014 Standards:
University Area: Maximum square
footage limited to 400 square feet.
Outside of University Area:
Maximum square footage of all
accessory buildings limited to 10%
of lot area
The total square footage of all accessory buildings on
an alley access lot is limited to 400 square feet.
Use Limitations Accessory dwellings allowed Accessory dwellings not allowed
September 18, 2019, Work Session – Item 1