Hearings Official Public Hearings

AGENDA Meeting Location: Phone: 541-682-5377 Sloat Room, Atrium Building www.eugene-or.gov/hearingsofficial 99 West 10th Avenue Eugene, Oregon The Eugene Hearings Official welcomes your interest in these agenda items. Feel free to come and go as you please at any of the meetings. This meeting location is wheelchair- accessible. For the hearing impaired, FM assistive-listening devices are available or an interpreter can be provided with 48 hours’ notice. To arrange for these services, contact the Planning Division at (541) 682-5481. WEDNESDAY, MAY 24, 2017 (5:00 p.m.) I. PUBLIC HEARING FOR ZONE CHANGE/CONDITIONAL USE PERMIT/ADJUSTMENT REVIEW O’HARA CATHOLIC SCHOOL (Z 17-5, CU 17-3, ARA 17-7) Request: Zone change, conditional use permit and adjustment review for O’Hara Catholic School, including new Early Childhood Learning Center building, parking and landscape enhancements and future building additions. Location: 715 West 18th Avenue Assessor’s Map: 17-03-31-33 Tax Lots: 00100, 03600, 04500, 11400, 11600, 11700, 11800, 11900, 12000 Applicant: St. Mary Catholic Church Representative: Kristen Taylor, TBG Architects Lead City Staff: Nick Gioello, Associate Planner Telephone: (541) 682-5453 E-mail: nick.r.gioello@ci.eugene.or.us Public Hearing Format: 1. Staff introduction/presentation. 2. Public testimony from applicant and others in support of application. 3. Comments or questions from neutral parties. 4. Testimony from opponents. 5. Staff response to testimony. 6. Questions from Hearings Official. 7. Rebuttal testimony from applicant. 8. Closing of public hearing. The Hearings Official will not make a decision at this hearing. The Eugene Code requires that a written decision must be made within 15 days of close of the public comment period. To be notified of the Hearings Official’s decision, fill out a request form at the public hearing or contact the lead City staff as noted above. The decision will also be posted at www.eugene-or.us/hearingsofficial  Atrium Building, 99 West 10th Avenue Eugene, Oregon 97401 Phone: 541-682-5377 Fax: 541-682-5572 www.eugene-or.gov/planning ZONE CHANGE, CONDITIONAL USE PERMIT AND ADJUSTMENT REVIEW STAFF REPORT Application File Name (Number): O’Hara Catholic School (Z 17-5 / CU 17-3 / ARA 17-7) Applicant’s Request: Zone Change from R-3 Limited High –Density Residential to R-1 Low-Density Residential; Conditional use permit approval for expansion of a school use and adjustments to parking area landscaping standards. Applicant/Owner: St. Mary Catholic Church Applicant’s Representative(s): Kristen Taylor, TBG Architects + Planners; 541-687-1010 Lead City Staff: Nicholas Gioello, Associate Planner, (541) 682-5343 Subject Property Location: Tax Lots 0100, 3600 and 4500 of Assessor’s Map 17-03-31-33; Tax Lots 11400, 11600, 11700, 11800, 11900 and 12000 of Assessor’s Map 17-03-31-34. Address: 715 West 18th Avenue Existing Zoning: R-3 Limited High Density Residential (Tax Lot 3600), R-1 Low Density Residential (all other Tax Lots) Relevant Dates: Application submitted March 1, 2017; deemed incomplete March 31, 2017; supplemental materials submitted on April 4, 2017; application deemed complete on April 5, 2017; public hearing scheduled for May 24, 2017. O’Hara Catholic School May 2017 1 (Z 17-5, CU 17-3, ARA 17-7) Page 1 Purpose of Staff Report Staff reports provide community members an opportunity to learn more about the land use request and to review staff analysis of the application. Staff reports are available seven days prior to the public hearing (see EC 9.7320). The staff report provides only preliminary recommendations, and information. The Hearings Official will also consider additional public testimony and other materials presented at the public hearing before making a decision on the application. The Hearings Official’s written decision on the application is generally made within 15 days following close of the public record, following the public hearing (see EC 9.7330). For reference, the quasi-judicial hearing procedures applicable to this request are described at EC 9.7065 through EC 9.7095. Background and Present Request The subject site consists of 9 parcels totaling approximately 10.59 acres in size and is located on the northeast corner of West 18th Avenue and Friendly Street. The site is developed as the O’Hara Catholic School (OCS) campus, with school buildings, baseball field, track field, several playground areas, several parking areas, and two single-family residences. OSC serves as an area school for the community. OCS was established in 1949 and is a legal non-conforming use since a school requires a Conditional Use Permit (CUP) in the R-1 zone and no CUP exists for OCS. This proposal triggers the need for a CUP for the site. The present request includes a zone change request for Tax Lot 3600, from R-3 Limited High Density Residential to R-1 Low Density Residential; CUP approval for the use of the property as a school including the proposed expansion; and Adjustment Review Request to reduce the landscape area identified in EC 9.6420 Parking Area Standards. A portion of the site, Tax Lot 3600, is currently zoned R-3 and developed with two single-family residential houses and a baseball field, which are part of the larger OCS campus. The access to the residential houses is from Friendly Street. As discussed in the following evaluation, the Metro Plan diagram designates the subject property for Low Density Residential uses. The proposed R-1 zoning implements this plan designation. The following proposed building and other modifications to the site trigger the need for a CUP approval:  Construction of approximately 8,700 square foot, one story Early Childhood Learning Center building;  Improvements to the existing south gravel and east paved parking areas to meet current Motor Vehicle Parking Standards;  Addition to the existing on-site pedestrian walkways;  Addition of sight-obscuring fences;  Addition of landscaping and on-site infrastructure improvements. In addition, the applicant is requesting approval for the following future improvements on the campus: O’Hara Catholic School May 2017 2 (Z 17-5, CU 17-3, ARA 17-7) Page 2   Future Early Childhood Learning Center classroom addition, approximately 3,650 square feet);  An approximately 3,900 square foot classroom addition to the existing main school building;  An approximately 8,200 square foot gymnasium addition;  An approximately 240 square foot science office addition;  An approximately 260 square foot chapel addition;  An approximately 940 square foot outdoor classroom addition;  Additional parking area expansions, walkway and paving improvements. The applicant is also requesting adjustments to the Parking Area Landscape Standards through an Adjustment Review (ARA). The applicant proposes to adjust parking area landscaping standards along the driveway entrance and the perimeter parking area landscaping requirements. The applicant is requesting that the portion of Tax Lot 3600 of Assessor’s Map 17-03-31-33, which contains the two single-family residences, be excluded from the CUP approval being requested. Single-family uses in the proposed R-1 zone do not require a CUP. By extracting this portion of the property from the CUP approval, alterations or additions to the residences, such as a garage, could be accomplished through the standard building permit process and not trigger the need for modification of the CUP. Staff concurs that this request to leave the single-family residences out of the CUP approval is appropriate. Additionally, the applicant has indicated that there is no identified timeline for the future project and based on available funding, the future project will likely be completed in two to five phases. Therefore, the applicant requests an extended timeline of 36 months for the proposed project (Early Childhood Learning Center building), and an extended timeline of 15 years from the date of the CUP approval for the completion of all phases of the future project. The applicant met with staff on November 15, 2016 to discuss the proposal, in compliance with EC 9.7005 Pre-application Conference. The applicant also held a neighborhood meeting on February 14, 2017, in compliance with EC 9.7007 Neighborhood/Applicant Meetings. Application Referrals and Public Hearing Notice Public notice of the subject applications was mailed on April 21, 2017, and the property was posted on April 21, 2017, consistent with the requirements of EC 9.7315 Public Hearing Notice. The Planning Division received public testimony from one neighbor, Sarah Finney expressing concern with the amount of vehicular traffic in the morning and afternoon during student pickup and drop off times, and requesting a detailed study be conducted regarding the traffic impacts from the potential expanded services of the school. Issues regarding traffic generation at the site are addressed at EC 9.8090(9) later in this report. Any testimony received following the completion of this staff report, and prior to the public hearing, will be presented to the Hearings Official at the hearing. The Planning Division also provided information concerning the application to other appropriate City departments, public agencies, service providers, and the affected Jefferson Westside O’Hara Catholic School May 2017 3 (Z 17-5, CU 17-3, ARA 17-7) Page 3 Neighbors neighborhood group. All referral comments received by the Planning Division on this application are included in the application file for reference, and addressed in the context of applicable approval criteria and standards in the following evaluation. All documents associated with this application have been made available to the Hearings Official and are also available for public review at the Eugene Planning Division offices. The following evaluation is broken into three sections, the first section evaluates the applicant’s request for zone change of one land parcel within the site from R-3 to R-1 zone. The second section evaluates the applicant’s Conditional Use Permit (CUP) approval to expand the use on the site. The third section evaluates the applicant’s request to adjust parking area landscaping requirements through an Adjustment Review (ARA). Concurrent review of these applications is allowed per EC 9.8005. Section 1 - Zone Change Evaluation EC 9.7330 and EC 9.8865 require the Hearings Official to review an application for a zone change and consider pertinent evidence and testimony as to whether the proposed change is consistent with the criteria required for approval, shown below in bold typeface. Staff’s findings in response to each of the criteria are provided below, to assist the Hearings Official in making a decision on the zone change request. EC 9.8865(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. The Metro Plan designates the subject property as Low Density Residential, and the proposed R-1 zoning is consistent with this designation. The applicant’s written statement asserts there is no Metro Plan text that conflicts or is inconsistent with the proposed CUP. Staff concurs with the applicant, finding no policies to be mandatory approval criteria. Based on these findings, the criterion is met. EC 9.8865(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. The Jefferson/Far West Refinement Plan is the adopted refinement plan for the subject property. While there are no mandatory policies that apply directly to the site, the following policy from the Jefferson/Far West Refinement Plan is supportive of the proposed zone change: Land Use element, Jefferson, Residential Areas, Low-Density Residential Area This area shall be recognized as a low-density residential area. The City shall explore methods of encouraging an increase in residential density yet maintaining the character of the area. The City shall encourage block planning, infilling, and shared housing, in this area. Access to housing units off of alleys shall be accommodated when not in conflict with other policies and goals. The City shall encourage the O’Hara Catholic School May 2017 4 (Z 17-5, CU 17-3, ARA 17-7) Page 4  rehabilitation of the existing housing stock through both public and private investments. This policy was amended in 2007 (Ordinance No. 20380) to reflect the above language. Prior to that amendment, the text acknowledged the existence of the O’Hara “parochial elementary” school. The campus construction started in 1945 as a high school prior to the initial zoning ordinance in 1948. The proposed zone change to R-1 Low Density Residential, while retaining the two existing single-family residences, is consistent with this policy. Additionally, the proposed zone change will eliminate the current inconsistency with the Metro Plan Diagram Low-Density Residential designation. Staff finds that the refinement plan does not include any other policies that would serve as approval criteria for the proposed zone change. Based on these findings, this criterion is met. EC 9.8865(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. Key urban facilities and services are defined in the Metro Plan as: wastewater service, stormwater service, transportation, water service, fire and emergency medical services, police protection, City- wide parks and recreation programs, electric service, land use controls, communication facilities, and public schools on a district-wide basis (see Metro Plan page V-3). Referral comments from the Public Works Department dated May 8, 2017 and May 9, 2017, which are included in the application file, confirm that the uses allowed by the R-1 zone on the subject property can be serviced through the orderly extension of key urban facilities and services. In regards to wastewater, a 10 inch public wastewater line lies within a Public Utility Easement on the site. Existing development on the site is currently connected to this system. There are also 8 inch public wastewater lines within the intersection of Friendly Street and West 17 th Avenue to the west, and in undeveloped right-of-way adjacent to the northwest portion of the site. There are no liens or assessments of record due. In regards to stormwater, there are public stormwater lines adjacent to the site, which includes a 15-18 inch diameter line in West 18th Avenue, 15 inch and 18 inch diameter lines in Friendly Street, and a 12 inch line in undeveloped right-of-way adjacent to the northwest portion of the site. It appears the soils are predominantly Type C/D, which indicates poor infiltration is to be expected. Consistency with applicable stormwater development standards will be reviewed at the time of development. This property abuts West 18th Avenue (a minor arterial), Friendly Street (a local street), and Jefferson Street (a neighborhood collector). The proposed development is evaluated for applicable street standards through the concurrent CUP application (see Section 2 of this report, subsections EC 9.8090(6), (8)(b) and (8)(e)) and has been determined to comply with all applicable street standards. O’Hara Catholic School May 2017 5 (Z 17-5, CU 17-3, ARA 17-7) Page 5 Based on these findings, this criterion is met. EC 9.8865(4): The proposed zone change is consistent with the applicable siting requirements set out for the specific zone in: (f) EC 9.2735 Residential Zone Siting Requirements. This criterion does not apply as there are no specific siting requirements for the R-1 zone. EC 9.8865(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. This criterion does not apply as the proposed zone change does not include the NR zone. Transportation Planning Rule (TPR) Evaluation Staff finds that Goal 12 Transportation of the Statewide Planning Goals, adopted by the Land Conservation and Development Commission (LCDC), must be specifically addressed as part of the requested zone change and in the context of Oregon Administrative Rules, as follows. As adopted, OAR 660-012-0060(1) states: (1) If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation facility, then the local government must put in place measures as provided in section (2) of this rule, unless the amendment is allowed under section (3), (9), or (10) of this rule. Staff finds that the proposed zone change is subject to subsection (9), which reads as follows: (9) Notwithstanding section (1) of this rule, a local government may find that an amendment to a zoning map does not significantly affect an existing or planned transportation facility if all of the following requirements are met. (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the plan map: (b) The local government has an acknowledged TSP and the proposed zoning is consistent with the TSP; and (c) The area subject to the amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660- 024-220(1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. O’Hara Catholic School May 2017 6 (Z 17-5, CU 17-3, ARA 17-7) Page 6 Staff confirms that the proposed R-1 zoning for the subject property has no significant effect on existing or planned transportation facilities and is consistent with the existing comprehensive plan designation of Low Density Residential. This designation was in effect at the time the acknowledged Transportation System Plan (TransPlan 2002) was adopted, and the subject property was not exempt from the TPR at the time of an urban growth boundary amendment. Based on these findings, the proposed zone change complies with the TPR. Section 2 - Evaluation of Conditional Use Permit In accordance with EC 9.7330, the Hearings Official is required to approve, approve with conditions, or deny a Type III land use application. The decision must be based on, and be accompanied by, findings that explain the criteria and standards considered relevant to the decision. It must also state the facts relied upon in rendering the decision, and explain the justification for the decision based upon the criteria, standards, and facts set forth. To assist the Hearings Official in rendering a decision on the application, staff presents the following CUP approval criteria (shown below in bold typeface), with findings related to each, based on the evidence available as of the date of this staff report. Staff has also provided a recommendation to the Hearings Official following the staff evaluation, below. EC 9.8090(1): The proposal is consistent with applicable provisions of the Metro Plan and applicable refinement plans. The Metro Plan is currently the guiding document for the Eugene Springfield Metropolitan Area. Under state law, all implementing ordinances and regulations, including the Eugene Land Use Code (EC Chapter 9), must be consistent with the Metro Plan. The Metro Plan Diagram shows the subject properties as being designated Low-Density Residential. With the exception of Tax Lot 3600, the existing zoning on the campus is R-1, which is consistent with the Metro Plan designation. As noted above, a concurrent zone change application has been submitted to change the zoning on Tax Lot 3600 from R-3 to R-1 consistent with the Metro Plan Diagram. The Metro Plan acknowledges that a portion of lands designated Low Density Residential will be developed with auxiliary uses (Page II-G-4), and specifically identifies an elementary and junior high school use as an auxiliary use. There is no Metro Plan text that conflicts or is inconsistent with the proposed CUP. Additionally, EC Table 9.2740 acknowledges a school use in the R-1 zone subject to a CUP. The CUP process serves as a local control intended to address the compatibility of the school use within the surrounding residential area. The above findings establish that the proposed CUP and concurrent zone change are consistent with the Metro Plan. In fact, the concurrent zone change will eliminate an inconsistency with the R-3 zoning and the property’s existing Low Density Residential plan designation. Based on these findings, this criterion is met. O’Hara Catholic School May 2017 7 (Z 17-5, CU 17-3, ARA 17-7) Page 7  EC 9.8090(2): The location, size, design, and operating characteristics of the proposal are reasonably compatible with and have minimal impact on the livability or appropriate development of surrounding property, as they relate to the following factors: (a) The proposed building(s) mass and scale are physically suitable for the type and density of use being proposed. The proposed project will be compatible with the existing school building and enhance on-site vehicular, bicycle and pedestrian circulation, landscaping and school operations. Additionally, the proposed project will be reasonably compatible with the adjacent residential uses and have minimal impact on the livability or appropriate development of surrounding property. The mass and scale of the proposed new 8,700-square-foot Early Childhood Learning Center (ECLC) building is reasonably compatible with the area. The new building has multiple roof lines that vary in height from 20 to almost 24 feet in height. Future proposed buildings and additions will range in heights from approximately 17 feet to approximately 28 feet. No proposed buildings exceed the 30 foot height limitation in the R-1 zone. The new ECLC building and future buildings are slightly taller than some of the neighboring residential homes, however staff notes that a neighboring two-story duplex at the northwest corner of 18th Avenue and Jefferson Street is over 20 feet in height. Buildings of similar heights exist both on the school campus and in the adjacent Lane County Fairgrounds to the north. The proposed new ECLC building is L-shaped with the shorter end of the building located adjacent to West 18th Avenue, which reduces the scale of the building form on this south façade. The proposed ECLC building and future smaller ECLC classroom are set back from West 18th Avenue with an L-3 High Screen landscape bed and a decorative retaining wall located between the public sidewalk and buildings. This landscaping and retaining wall along with two street trees will help screen and soften the appearance of the building from the street right-of-way. Similarly, the proposed future ECLC classroom addition is also oriented so that the smaller building elevation faces West 18th Avenue and extends into the site. The future west addition to the existing main building is proposed to be a maximum of 30 feet high and generally matching the existing building design. The future classroom in the west addition will match the existing building height and architectural character. The small future science office addition on the north side of the existing building and the outdoor classroom addition in the courtyard area of the existing building will all either match or be less than the height of the existing building. The chapel expansion addition in the courtyard of the existing building will be taller than the existing building but less than 30 feet in height. Regarding lot coverage, the entire site when fully developed will occupy less than the allowed maximum permitted lot coverage of 50 percent for R-1 zoning (EC Table 9.2750). The campus will have 15.4 percent lot coverage with the proposed ECLC project and 19.1 percent lot coverage with the future additions, which are well below the maximum 50 percent lot coverage. O’Hara Catholic School May 2017 8 (Z 17-5, CU 17-3, ARA 17-7) Page 8 The proposed future gym on the west addition is the most prominent architectural form on the existing building expansion. The future gym is set back approximately 175 feet from West 18th Avenue. The highest point of the future gym is approximately 28 feet. The proposed ECLC building and future buildings and additions’ massing along all façades are proposed to be articulated with a variety of offsets, relief, insets and roof heights in order to provide a scale that physically relates to the neighboring residential scale and a more interesting façade appearance. The proposed design also combines horizontal siding and stucco or masonry exterior finishes matching the typical finishes found on the adjacent development and surrounding neighborhood. The south and east façades of the proposed ECLC building are articulated as a balanced composition of separate forms to reduce the overall massing and scale of the elevation and to achieve compatibility with the adjacent residential homes. Overall, the proposed architectural style is complementary to the neighborhood character, and to the existing building and nearby developments. Lighting, landscaping and other site features will be designed to soften the mass and scale of the buildings and addition and enhance the existing campus and neighborhood. Based on the above findings, this criterion is met. (b) The proposed structures, parking lots, outdoor use areas or other site improvements which could cause substantial off-site impacts such as noise, glare and odors are oriented away from nearby residential uses and/or are adequately mitigated through other design techniques, such as screening and increased setbacks. In compliance with EC 9.2750, the proposed ECLC building and future ECLC classroom include an increased 15 foot interior yard setback and a 20 foot front yard setback. The future building additions to the existing building are located well outside of any required setbacks and towards the center of the campus, far from neighboring properties and should have no significant impact to surrounding neighbors. The proposed east parking area adjacent to Jefferson Street will be improved with an enhanced one-way drive aisle from the access easement on the north end of the project site to Jefferson Street (similar to existing conditions). Enhancements will include the addition of a new 6 foot high sight-obscuring fence and a landscape buffer planted with L-3 High Screen Landscape Standards along the perimeter of the parking area to help mitigate the current noise and odor impacts from the parking area on the neighboring residential properties. The existing Jefferson Street driveway access is proposed to remain. The applicant is requesting adjustment of the minimum width requirement in two small areas of the proposed landscape area, which is addressed in section 3 of this report. The proposed south parking area along West 18th Avenue will replace the existing overflow gravel parking area adjacent to the existing parking area and campus main entrance. These parking areas and the future parking area expansion are accessed from two existing driveways located on West 18th Avenue, a high volume street. The applicant is providing landscaping between West 18 th Avenue and the proposed south and future expansion parking areas (EC 9.6420(3)(c)(1)(a) and (c)) O’Hara Catholic School May 2017 9 (Z 17-5, CU 17-3, ARA 17-7) Page 9 as well as along the west side of the existing exit driveway (EC 9.6420(3)(c)(2)) consistent with the Low Screen Landscape Standards (L-2). In addition, internal parking area landscaping is proposed, although not required, to further mitigate off-site impacts such as noise, glare and odors from these parking areas. In order to address impacts from student drop-off and pick-up times, the applicant is proposing to adopt and enforce a no-idle policy and place no-idle signs in the parking areas. Similarly, the applicant will coordinate with the City to add a sign in the access easement area near the Fern Ridge Trail entrance to keep the access clear of vehicles. In order to achieve this proposal, staff recommends the following condition:  The O’Hara School will implement and enforce a no-idle vehicle policy for vehicles in the parking areas, which will include no-idle signs placed in the parking areas. The school will coordinate with the City to add a sign in the access easement area near the Fern Ridge Trail entrance in order to keep the access clear of vehicles. The proposal includes landscaping surrounding the proposed building to assist in mitigating the potential off-site impacts. The existing and proposed playground areas will be screened by the proposed and future ECLC buildings, which will help to alleviate noise impacts for neighbors to the east and south. Chosen architectural features include sunshades and overhangs over double-paned windows that will assist in alleviating the impacts of glare on the neighboring residential uses. All building exteriors will be constructed using sound insulation with a high noise reduction coefficient which will reduce the potential off-site impacts due to noise. Exterior lighting fixtures will be chosen that ensures minimal light escapes the site. The proposed and future buildings, landscaping, outdoor use areas and other site improvements are oriented away from residential uses and/or designed to mitigate potential off-site impacts. Therefore, the proposal is consistent with the above criterion. (c) If the proposal involves a residential use, the project is designed, sited and/or adequately buffered to minimize off-site impacts which could adversely affect the future residents of the subject property. The intention of this subsection is to address situations where residential uses are proposed near existing incompatible uses normally associated with industrial and commercial zones. In this case, the subject site is surrounded by low density residential uses that have coexisted with the school since 1949. Because it is not expected that nearby uses will negatively impact the school, no mitigation to address the above criterion is necessary. Based on these findings, this criterion is met. EC 9.8090(3): The location, design, and related features of the proposal provides a convenient and functional living, working, shopping or civic environment, and is as attractive as the nature of the use and its location and setting warrant. O’Hara Catholic School May 2017 10 (Z 17-5, CU 17-3, ARA 17-7) Page 10 The area surrounding the subject property has a mix of uses, mainly developed with low density residential uses and the Lane County Fairgrounds. The site is within convenient walking/biking distance from downtown Eugene and various services. In particular, the site is in relatively close proximity to a large supermarket and retail commercial shopping area less than 0.75 miles to the west. The proposal incorporates a number of enhancements and amenities that improve the living, working and civic environment for both those who use the school and the immediate neighbors. Proposed enhancements include:  Improved on-site pedestrian connections and walkways providing increased access to existing, proposed and future school buildings and accessory uses. Additional access to West 18th Avenue, Jefferson Street, the Fern Ridge Trail and West 15th and 16th Avenues.  Addition of a sheltered short-term bicycle parking area and a proposed future short- term bicycle parking location will provide convenient and direct access to the existing main school entrance.  A covered outdoor courtyard in the middle of the proposed and future ECLC buildings provides landscaping, natural light and ventilation to and from the interior of these buildings.  The multiple windows in the proposed and future buildings provide natural light and visual access to and from the interior of the building. Multiple operable windows provide natural ventilation to and from the interior spaces of the proposed and future buildings.  The proposed and future building setback areas meet or exceed minimal requirements and where adjacent to streets and residences, the setback areas are landscaped with a variety of trees, shrubs and ground coverings.  Additionally, the applicant intends to prioritize sustainable building energy design, materials and operation within the proposed project where feasible to provide a more resource-efficient building as well as a healthier and more productive work and educational environment.  Sustainable building design is incorporated in the buildings and additions, such as high efficiency heating systems, use of shading, day lighting and natural ventilating elements to reduce the need for internal lighting and reduce energy consumption. Use of drought-tolerant plants where possible to reduce water usage.  Architectural elements of the existing buildings will be incorporated into the new buildings and additions, and articulated with a variety of varying roof lines and heights, offsets, relief, and insets in order to provide an appearance that physically relates to the neighboring residential area. In this way, the proposed architectural style is complementary to the neighborhood character and to the existing school site. The proposal is also consistent with this criterion because the location, building design, and site design of the proposed and future project will provide essential services, and it is conveniently located and accessible for the students and school community. O’Hara Catholic School May 2017 11 (Z 17-5, CU 17-3, ARA 17-7) Page 11 Based on these findings, this criterion is met. EC 9.8090(4): The proposal demonstrates adequate and safe circulation exists for the following: (a) Vehicular access to and from the proposed site, and on-site circulation and emergency response. The on-site flow-through vehicular circulation with two access points in both parking areas, provides adequate and safe circulation for emergency response vehicles, while minimizing conflicts with pedestrians and bicyclists. One-way travel is proposed to serve the parking areas and facilitate circulation for the student drop-off and pick-up areas. There is an existing fire truck turnaround on the north side of the existing building accessed from West 15th and 16th Avenues via the access easement. At the time of the future west addition project, a new fire truck hammerhead turnaround with access from West 18th Avenue will be constructed as shown on the Campus Site Plan per City standards. The Fire Department has reviewed the plans and has confirmed that the existing turnaround and future proposed hammerhead meet access requirements. The proposed project will continue to use the existing access driveways on West 18th Avenue and Jefferson Street, which are adequate to serve the site safely and efficiently. Based on these findings, this criterion is met. (b) Pedestrian, bicycle and transit circulation, including related facilities, as needed among buildings and related uses on the development site, as well as to adjacent and nearby residential areas, transit stops, neighborhood activity centers, office parks, and industrial parks, provided the City makes findings to demonstrate consistency with constitutional requirements. “Nearby” means uses within 1/4 mile that can reasonably be expected to be used by pedestrians, and uses within 2 miles that can reasonably be expected to be used by bicyclists. The proposed project enhances the existing on-site pedestrian circulation system by providing a new connection from the public sidewalk on Jefferson Street and an additional connection on West 18th Avenue. On-site pedestrian paths are all raised for safe circulation throughout the site. The school is situated next to several heavily used bike routes; which include the West 18th Avenue bike lane, Friendly Street, West 15th Avenue, West 16th Avenue and the Fern Ridge Trail. The campus is ideally located for safe and convenient bicycle access to all of these routes. The proposed project’s required 8 short-term bicycle parking spaces are located near the front entrance of the proposed ECLC building on a designated raised area. The bicycle parking is also fully sheltered. The future project’s required 8 short-term bicycle parking spaces are located near the front entrance of the future west addition building on a designated raised area. In these locations, the bicyclists are safe from on-site vehicle traffic. The existing, proposed and future bicycle parking is also located adjacent to on-site pedestrian paths for safe and easy pedestrian access to all other building entrances on the site. O’Hara Catholic School May 2017 12 (Z 17-5, CU 17-3, ARA 17-7) Page 12 Within one block of the campus, there are three Lane Transit District (LTD) bus routes: route 33 which runs north and south along Jefferson Street, and routes 36 and 78, with both routes running east and west along West 18th Avenue. The campus is also ideally located within walking, biking and public transit access to the surrounding residential neighborhoods, downtown Eugene, multiple commercial services, and office parks. Nearby recreation areas include the adjacent Lane County Fairgrounds and nearby Jefferson Park. Charnel Mulligan Park and Amazon Park are located within a mile of the site. The applicant has demonstrated that the proposal provides adequate and safe pedestrian, bicycle and transit circulation as needed among proposed and future buildings and related uses on the campus, as well as to adjacent and nearby multiple community uses within a mile of the campus. Based on these findings and conditions, this criterion is met. EC 9.8090(5): The proposal is designed and sited to minimize impacts to the natural environment by addressing the following: (a) Protection of Natural Features. 1. For areas not included on the City’s acknowledged Goal 5 inventory, the preservation of significant natural features to the greatest degree attainable or feasible, including: a. Significant on-site vegetation, including rare plants (those that are proposed for listing or are listed under State or Federal law), and native plant communities. b. All documented habitat for all rare animal species (those that are proposed for listing or are listed under State or Federal law). c. Prominent topographic features, such as ridgelines and rock outcrops. d. Wetlands, intermittent and perennial stream corridors, and riparian areas. e. Natural resource areas designated in the Metro Plan diagram as “Natural Resource” and areas identified in any city-adopted natural resource inventory. 2. For areas included on the City’s acknowledged Goal 5 inventory, the preservation of natural features shall be consistent with the acknowledged level of preservation provided for the area. The subject site is not included as part of the City’s acknowledged Goal 5 inventory; moreover, the site is fully developed and would not meet any of the above standards that would require protection of natural features. Therefore, this criterion does not apply. (b) Tree Preservation. The proposed project shall be designed and sited to preserve significant trees to the greatest degree attainable or feasible, with trees having the following characteristics given the highest priority for preservation: 1. Healthy trees that have a reasonable chance of survival considering the base zone or special area zone designation and other applicable approval criteria; O’Hara Catholic School May 2017 13 (Z 17-5, CU 17-3, ARA 17-7) Page 13  2. Trees located within vegetated corridors and stands rather than individual isolated trees subject to windthrow; 3. Trees that fulfill a screening function, provide relief from glare, or shade expansive areas of pavement; 4. Trees that provide a buffer between potentially incompatible land uses; 5. Trees located along the perimeter of the lot(s) and within building setback areas; 6. Trees and stands of trees located along ridgelines and within view corridors; 7. Trees with significant habitat value; 8. Trees adjacent to public parks, open space and streets; 9. Trees located along a water feature; 10. Heritage trees. There are 14 existing significant trees located on the campus. Three of these trees are proposed for removal for the development of the ECLC building. All existing street trees are proposed to remain. 35 new trees are proposed to enhance the improved parking areas and within the front setback of the ECLC building. The proposed project is designed and sited to preserve significant trees to the greatest degree attainable or feasible; therefore, this criterion is met. (c) Restoration or Replacement. 1. For areas not included on the city’s acknowledged Goal 5 inventory, the proposal mitigates, to the greatest degree attainable or feasible, the loss of significant natural features described in criteria (a) and (b) above, through the restoration or replacement of natural features such as: a. Planting of replacement trees within common areas; or b. Re-vegetation of slopes, ridgelines, and stream corridors; or c. Restoration of fish and wildlife habitat, native plant habitat, wetland areas, and riparian vegetation. To the extent applicable, restoration or replacement shall be in compliance with the planting and replacement standards of EC 6.320. 2. For areas included on the city’s acknowledged Goal 5 inventory, any loss of significant natural features described in criteria (a) and (b) above shall be consistent with the acknowledged level of protection for the features. Three of the 14 existing significant trees located on the campus will be removed in order to construct the ECLC building. The applicant submitted a landscape plan that shows 35 new trees are proposed to enhance the improved parking areas and within the front setback of the ECLC building. Based on the significant number of new trees proposed on the site, the applicant has satisfied the intent of mitigating the loss of 3 significant trees, therefore this criterion is met. (d) Street Trees If the proposal includes removal of any street tree(s), removal of those street tree(s) has been approved, or approved with conditions according to the process at EC 6.305. The applicant does not propose the removal of street trees. Therefore, this criterion does not apply. O’Hara Catholic School May 2017 14 (Z 17-5, CU 17-3, ARA 17-7) Page 14  EC 9.8090(6): The proposal provides adequate public facilities and services including, but not limited to utilities, streets, and other infrastructure. Public Works staff confirms that although no public improvements are proposed, the existing street system and public utilities can adequately serve the proposed development per the findings provided at EC 9.8090(8)(b), (8)(d) and (8)(e). Based on these findings, this criterion is met. EC 9.8090(7): The proposal does not create any significant risk to public health and safety, including but not limited to soil erosion and flood hazard, or an impediment to emergency response. The subject property is not located within a regulatory Special Flood Hazard Area, as mapped by the Federal Emergency Management Agency (FEMA) on Flood Insurance Rate Map (FIRM) 41039C- 1136-F, dated June 2, 1999. The development itself will not result in unreasonable risk of flood per the stormwater management evaluation at EC 9.8090(8)(d). Other public health and necessary infrastructure improvements are addressed below at EC 9.8090(8)(b). Given the available information, and based on the findings as set forth above, it is concluded that the proposed development will comply with the applicable criterion. Based on these findings, this criterion is met. EC 9.8090(8): The proposal complies with all applicable standards, including but not limited to: (a) EC 9.2000 through 9.3915 regarding lot dimensions, solar standards, and density requirements for the subject zone; The applicant’s written narrative has provided a thorough analysis of lot dimensions, solar standards, and density requirements, which are incorporated herein by reference. Staff concurs with the applicant’s analysis that lot dimensions, and solar standards do not apply to the site as no land division is proposed. Staff also concurs with the applicant’s statement that schools are exempt from density requirements since a school use is not a residential use as provided in the Eugene Code, and the lack of reference in other definitions of a non-dwelling use also suggest that the density requirements are not applicable to the proposed school use. Based on these findings, this criterion is met. (b) EC 9.6500 through EC 9.6505 Public Improvement Standards EC 9.6500 Easements This section authorizes the City to require dedication of easements for public utilities and access under certain circumstances. The applicant does not propose nor has Public Works staff identified the need for additional public easements to address stormwater or wastewater needs for present or future development of the area. O’Hara Catholic School May 2017 15 (Z 17-5, CU 17-3, ARA 17-7) Page 15 In the event a PUE is required by a referral agency other than Public Works, the following informational note is pertinent. Pursuant to EC 9.6500(3), the following restriction would apply: No building, structure, tree, or other obstruction shall be placed or located on or in a public utility easement. Based on these findings, the proposal complies with EC 9.6500. EC 9.6505 Public Improvement Standards This section requires that all public improvements be designed and constructed in accordance with adopted plans, policies, procedures and standards specified in EC Chapter 7. No public improvements are proposed or required of this development; however, all developments are required to make and be served by the infrastructure improvements described below. EC 9.6505(1) Water Supply EWEB referral comments, which are included in the application file and incorporated herein by reference, confirm that water service to each of the parcels currently exists. EC 9.6505(2) Sewage All developments are to be served by wastewater sewage systems of the city, in compliance with the provisions of EC Chapter 6. There is a 10 inch public wastewater line within a Public Utility Easement on the site to which the existing development is connected. The applicant proposes to connect the new structure to this system. Construction details for the private system will be evaluated for compliance with applicable codes during the building permit process. EC 9.6505(3) Streets and Alleys Section (3)(a) does not apply because there are no streets within the development. Unless adjacent streets and alleys are already improved to City standards, (3)(b) requires the developer to pave streets and alleys adjacent to the development site to the width specified in EC 9.6870 Street Width and to construct related street improvements: drainage, curb and gutter, sidewalks, street trees, and street lights. This standard may be adjusted if consistent with the criteria of EC 9.8030(19). As noted in EC 9.6870, which is incorporated herein by reference, West 18 th Avenue, Friendly Street, and Jefferson Street are fully improved with paving, sidewalks, and street lights. Therefore, this criterion is not applicable. EC 9.6505(4) Sidewalks As noted in EC 9.6870, which is incorporated herein by reference, West 18 th Avenue, Friendly Street, and Jefferson Street are fully improved with paving and sidewalks, therefore, this criterion is not applicable. EC 9.6505(5) Bicycle Paths and Accessways No bicycle paths or public access ways are required per the findings at EC 9.6835, which are incorporated by reference. O’Hara Catholic School May 2017 16 (Z 17-5, CU 17-3, ARA 17-7) Page 16  (c) EC 9.6735 Public Access Required (1) Except as otherwise provided in this land use code, no building or structure shall be erected or altered except on a lot fronting or abutting on a public street or having access to a public street over a private street or easement of record approved in accordance with provisions contained in this land use code. The development site abuts multiple public rights-of-way including West 18th Avenue to the south, Jefferson Street to the east, and Friendly Street to the west. Referral comments from Public Works staff, which are incorporated herein by reference, confirm that this standard is met. (2) Access from a public street to a development site shall be located in accordance with EC 7.420 Access Connections – Location. If a development will increase the development site’s peak hour trip generation by less than 50% and will generate less than 20 additional peak hour trips, the development site’s existing access connections are exempt from this standard. The applicant has provided an analysis of the peak hour trips generated by the existing and proposed development demonstrating that the existing access connections meet the exemption allowed under EC 9.6735(2). Therefore, this criterion is met. (d) EC 9.6791 through EC 9.6797 regarding stormwater flood control, quality, flow control for headwaters area, oil control, source control, easements, and operation and maintenance; EC 9.6791 Stormwater Flood Control This standard is intended to protect lives and properties from flood and drainage hazards. Considering that all developments have received tentative or final plan approval, stormwater runoff from development sites, as calculated utilizing the Rational Method, shall be discharged into existing stormwater flood control facilities with the capacity to handle the stormwater runoff; or, be retained or detained onsite; or discharged into a new stormwater flood control facility constructed by the applicant. All proposed and required stormwater flood control facilities shall be designed and constructed in compliance with code requirements. The proposed development is located in two sub-basins of the City’s Amazon Basin. The City of Eugene’s Stormwater Basin Master Plan, Volume II, does not identify any deficiencies in the public system in these basins at the 10-year storm event. EC 9.6792 Stormwater Quality Filtration facilities are proposed to provide water quality treatment for new impervious surfaces areas and equivalent on-site areas, as the on-site soils do not allow for infiltration. The design is conceptually acceptable. Final design and planting plan details will be evaluated at the time of building permit. O’Hara Catholic School May 2017 17 (Z 17-5, CU 17-3, ARA 17-7) Page 17 EC 9.6793 through EC 9.6796 Because the proposed development is at an elevation less than 500 feet and does not drain to a headwaters facility, does not generate high concentrations of oil and grease, and does not employ public maintenance of a pollution reduction facility; EC 9.6793, EC 9.6794 and EC 9.6796 are not applicable. The proposed trash enclosure is subject to the standards of EC 9.6795(2)(c) and is shown as conceptually meeting this standard, which will be further evaluated during the building permit process. EC 9.6797 Stormwater Operations and Maintenance Any stormwater facilities constructed within the proposed development must be operated and maintained in accordance with EC Chapters 6 and 7, and the Stormwater Management Manual. Public Works staff note that an operation and maintenance plan will need to be developed consistent with the City’s Stormwater Management Manual. The plan will need to be submitted for review at the time of building permit, and notice of this plan will be recorded during the building permit process. With the findings and future permit requirements noted above, staff finds that the stormwater criterion will be met. (e) EC 9.6800 through EC 9.6875 Standards for Streets, Alleys, and Other Public Ways EC 9.6805 Dedication of Public Ways Since no streets are proposed or required, there is no requirement for the dedication of additional right of way. EC 9.6810 Block Length The block length requirements are not applicable in this instance because no new streets are proposed or required. EC 9.6815 Connectivity for Streets These standards require developments to include street extensions to complete the existing street network and to serve undeveloped or partially developed adjacent lands. Public Works staff concur with the applicant’s statement that a new street through the subject property is not needed to complete the street network or serve adjacent lands and is precluded by the developed nature of the surrounding properties. Based on these findings, an exception to these standards is warranted pursuant to EC 9.6815(2)(g)(2). EC 9.6820 Cul-de-Sacs and Turnarounds These standards do not apply because no new cul-de-sacs or streets are proposed or required. EC 9.6830 Intersections of Streets and Alleys This standard does not apply because no new intersections are proposed. EC 9.6835 Public Accessways This standard does not apply as there are no existing or potential accessways on adjacent sites that dictate the dedication or construction of a public access way. O’Hara Catholic School May 2017 18 (Z 17-5, CU 17-3, ARA 17-7) Page 18 EC 9.6840 Reserve Strips This standard does not apply because no new streets are proposed or required. EC 9.6845 Special Safety Requirements This standard does not apply because street improvements are not proposed or required. EC 9.6850 Street Classification Map This standard does not apply because no new streets are proposed or required. EC 9.6855 Street Names This standard does not apply because no new streets are proposed or required. EC 9.6860 Street Right-of-Way Map The adopted Street Right-of-Way Map shows West 18th Avenue as having a planned width of 80 feet adjacent to the site, which is addressed in section EC 9.6870 below. The proposal does not amend the right-of-way map. EC 9.6870 Street Width Pursuant to EC 9.6870, when a street segment right-of-way width is not designated on the adopted Street Right-of-Way map, the required street width shall be the minimum width shown for its type in Table 9.6870 Right-of-Way and Paving Widths. However, a greater width can be required based on adopted plans and policies, including the adopted Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways, or other factors which in the judgment of the planning and public works director necessitate a greater street width. Jefferson Street, adjacent to the east, is classified as a major collector street and is fully improved with a paving width of 34 feet, curbs and gutters, sidewalks and street lights within a 60 foot right- of-way. The right-of-way width is within the required range for a major collector street. No additional right-of-way is required. Friendly Street, a local street adjacent to the west, is fully improved with a paving width of 34 feet, curbs and gutters, sidewalks and street lights within a 60 foot right-of-way. The right-of-way width is within the required range for local streets. No additional right-of-way is required. West 18th Avenue, classified as a minor arterial street, has a right-of-way width of 60 feet. As referenced in section 9.6860, West 18th Avenue is identified on the adopted Street Right-of-Way map as having a planned width of 80 feet. A Special Setback of 10 feet applies to the site as specified in EC 9.6750(2). The applicant acknowledges the Special Setback and has shown it on the site plan. With the application of a Special Setback, the street width standards are met. EC 9.6875 Private Street Design Standards These standards do not apply because no private streets are proposed or otherwise required. (f) Where the proposal is to establish non-residential uses subject to residential density requirements on development sites in the residential zone category, it O’Hara Catholic School May 2017 19 (Z 17-5, CU 17-3, ARA 17-7) Page 19  shall achieve the minimum and maximum density requirements in accordance with Table 9.2750 Residential Zone Development Standards, unless specifically exempted elsewhere in this code or granted a modification through an approved conditional use permit. For purposes of calculating “net density,” the acreage of land considered shall include the entire development site and exclude public property, such as public streets, parks, and other public facilities. In considering whether to grant a modification to the density requirements, the hearings official shall evaluate the following factors: 1. The availability of the development site for residential use on August 1, 2001. The term “availability” in this section shall include consideration of whether the site was already developed with non-residential uses or had other site constraints impacting its suitability for residential use. 2. The necessity of the development site to be developed with residential uses to be able to achieve the minimum residential density for the area designated on the Metro Plan Land Use Diagram for either medium- or high-density residential use. 3. Adopted plan policies indicate the suitability and appropriateness of the site for non-residential use. An approved adjustment to a standard pursuant to the provisions beginning at EC 9.8015 of this land use code constitutes compliance with the standard. Additional criteria may also be required based on the applicability of other sections of this land use code. Per EC Table 9.2740, the “School, Elementary through High School” use category is not required to meet the minimum and maximum density standards, and is therefore exempt from this section. Therefore, these criteria do not apply. In addition to the defined list of standards above, the application is also required to demonstrate compliance with following: EC Table 9.6410 Required Off-Street Motor Vehicle Parking This section defines the required number of parking spaces for the school use, based on the number of students. The applicant has provided a parking calculation table on the Campus Site Plan (sheet A-1) which addresses the proposed buildings and future additions, which staff has verified and is incorporated herein by reference. With the current school operation and proposed ECLC building, a total of 530 students are anticipated with a total of 67 vehicle parking spaces required. Per EC 9.6410(2)(a), a 25 percent increase is allowed (i.e. 125% of the minimum required number of spaces), which equals 84 spaces. The applicant is proposing 83 spaces, which meets the parking requirements. With the future building and additions, a total of 605 students are anticipated with a total of 76 vehicle parking spaces required. Per EC 9.6410(2)(a), a 25 percent increase is allowed, which equals 95 spaces. The applicant is proposing future development with 95 spaces, which will also meets the parking requirements. Based on the above findings, the Off- Street Motor Vehicle Parking standards are met. O’Hara Catholic School May 2017 20 (Z 17-5, CU 17-3, ARA 17-7) Page 20  EC 9.8090(9): The proposal complies with the Traffic Impact Analysis Review provisions of EC 9.8650 through 9.8680 where applicable. Public Works staff concur with the applicant’s statement that the proposal does not meet the thresholds established in EC 9.8650 through EC 9.8680. Accordingly, there is no requirement for a Traffic Impact Analysis. Section 3 - Evaluation of Adjustment Review Application The applicant has requested to adjust the following code sections under EC 9.6420 Parking Area Standards. These standards are adjustable if consistent with the criteria at EC 9.8030(10) which is evaluated below. EC 9.6420 - Parking Area Standards (3) Landscape Standards (c) Parking Area Landscaping Along Street and Driveway Entrances. 2. Parking area driveway entrances, except at alleys, shall be provided with a landscape strip at least 7 feet in width, measured from the outside edges of 6 inch wide curbs, and the full length of the parking stall, between the entry drive and the parking area to heighten entryway visibility and improve parking area circulation. Entrance driveway landscape strips shall be landscaped according to the standards in EC 9.6210(2) Low Screen Landscape Standard (L-2) except the height of the low screen within vision clearance area shall not exceed 18 inches. (See Figure 9.6420(3)(c)2. Parking Area Landscaping Along a Driveway Entrance.) (d) Perimeter Parking Area Landscaping. 3. All parking areas shall provide perimeter landscaping according to the following standards: a. Parking areas adjacent to property that is zoned residentially shall provide perimeter landscaping along interior yards according to EC 9.6210(3) High Screen Landscape Standard (L-3). Where loading areas abut property zoned residentially, a barrier shall be provided between the 2 uses according to EC 9.6210(4) High Wall Standard (L-4). The applicant is requesting an adjustment to reduce the minimum required width of the perimeter landscape strip from 7 feet wide to a minimum of 2 feet, 6 inches wide for a distance of about 28’- 0” on the south side of the Jefferson Street driveway entrance and drive aisle in the improved east parking area; and from 7 feet wide to a minimum of 2 feet wide for a distance of about 37 feet, 6 inches next to the proposed ADA and short-term covered bicycle parking in the improved east parking area. EC 9.8030 - Adjustment Review - Approval Criteria. The planning director shall approve, conditionally approve, or deny an adjustment review application. Approval or conditional approval shall be based on compliance with the following applicable criteria. O’Hara Catholic School May 2017 21 (Z 17-5, CU 17-3, ARA 17-7) Page 21  (10) Motor Vehicle Parking and Loading Standards Adjustment. Where this land use code provides that the motor vehicle parking standards may be adjusted, the standards may be adjusted upon finding the applicable corresponding criteria are met. (c) Parking Area Standards. Adjustments may be made to the landscape standards of EC 9.6420(3) upon finding that the proposed landscape is consistent with the following applicable criteria: 1. Provides visual separation, as needed, between adjacent development. 2. Provides clearly defined parking area entrances and on-site pedestrian circulation. 3. Enhances and softens the appearance of parking structures. 4. Breaks up large expanses of parking. 5. Protects or mitigates the loss of significant trees or other natural features on or adjacent to the development. The applicant has provided a thorough and detailed explanation of how the proposed parking area landscaping adjustment request is consistent with the Parking Area Standards criteria for adjustment, which is incorporated herein by reference. The applicant has demonstrated that the proposed 6 foot high fence and landscaping beds provide visual separation. Parking entrances are clearly defined and no parking structures are proposed. Existing and proposed parking areas are relatively small and well landscaped and no existing significant trees or natural features are proposed for removal in a parking area. Staff concurs with the applicant’s analysis that the above criteria are met, therefore this standard is met. Staff Recommendation Based on the available evidence, and consistent with the preceding findings, staff recommends the Hearings Official approve the zone change, conditional use permit and adjustment review with the following condition of approval: 1. The O’Hara School will implement and enforce a no-idle vehicle policy for vehicles in the parking areas, which will include no-idle signs placed in the parking areas. The school will coordinate with the City to add a sign in the access easement area near the Fern Ridge Trail entrance in order to keep the access clear of vehicles. Staff acknowledges the applicant’s request for an extended timeline of 36 months for the proposed project (Early Childhood Learning Center building), and an extended timeline of 15 years from the date of the CUP approval for the completion of all phases of the future project as a reasonable request, due to the uncertainty of future funding. Staff supports the applicant’s request for an extended timeline in this instance. Consistent with EC 9.7330, unless the applicant agrees to a longer time period, within 15 days following close of the public record, the Eugene Hearings Official shall approve, approve with conditions, or deny these concurrent Type III applications. The decision shall be based upon and be accompanied by findings that explain the criteria and standards considered relevant to the decision, stating the facts relied upon in rendering a decision and explaining the justification for the decision based upon the criteria, standards, and facts set forth. Notice of the written decision O’Hara Catholic School May 2017 22 (Z 17-5, CU 17-3, ARA 17-7) Page 22 will be mailed in accordance with EC 9.7335. Within 12 days of the date the decision is mailed, it may be appealed to the Eugene Planning Commission as set forth in EC 9.7650 through EC 9.7685. Attachments The applicant’s full-size site plans, referral comments, and the entire application file, are available for review at the Eugene Planning Division offices. The Hearings Official will receive a full set of application materials for review prior to the public hearing. These materials will also be made available for review at the public hearing. Attachment A: Vicinity Map Attachment B: Applicant’s Site Plans (reduced) For More Information Please contact Nicholas Gioello, Associate Planner, City of Eugene Planning Division, at: (541) 682-5352; or by e-mail, at: nick.r.gioello@ci.eugene.or.us O’Hara Catholic School May 2017 23 (Z 17-5, CU 17-3, ARA 17-7) Page 23 Page 24  ATTACHMENT A O'Hara Catholic School (CU 17-3/Z 17-5/ARA 17-7) RD CE AN TR S EN ND R OU IRG JEFFERSON ALY FA W 15TH AVE DS O UN GR IR FA C O JEFFERSON ALY NE LA W 16TH AVE W 16TH AVE JEFFERSON ST WASHINGTON ALY W 17TH AVE FRIENDLY ST W 18TH AVE MADISON ALY W 18TH PL FRIENDLY ALY MONROE ALY MONROE ST MADISON ST W 19TH AVE JEFFERSON ALY 0 ADAMS ST 100 200 Ft 400 Caution: ± This map is based on imprecise source data, subject to change, and for general reference only. 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