Hearings Official Public Hearings

AGENDA Meeting Location: Phone: 541-682-5377 Sloat Room, Atrium Building https://www.eugene-or.gov/406/Hearings-Official 99 West 10th Avenue 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: (541)682-5481. WEDNESDAY, June 19, 2019 – 5:00 p.m. I. Public Hearing: Santa Clara Transit Station (PDT 19-1/ARA 19-1) Request: Tentative Planned Unit Development to develop a new transit station for Lane Transit District, including an adjustment review to all for a setback that does not meet the required maximum front yard setback along Green Lane. Owner/Applicant: Lane Transit District Representative: Cameron McCarthy, Colin McArthur Assessor’s Map/Tax Lot: 17-04-11-41-9100, 9101, 9200, 9300 17-04-11-44-200, 300, 400, 501, 601, 602, 800 Address or Location: East of River Road, between Green Lane and Hunsaker Lane Lead City Staff: Dan Halverson, Senior Planner Telephone: (541) 682-5410 | DHalverson@eugene-or-gov Public Hearing Format 1. Staff introduction/presentation 2. Public testimony from applicant and others in support of application. 3. Comments or questions from interested persons who neither are proponents nor opponents of the proposal. 4. Public testimony from those in opposition to application. 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 https://www.eugene-or.gov/406/Hearings-Official.  Atrium Building 99 West 10th Avenue Eugene, Oregon 97401 Phone: 541-682-5377 Fax: 541-682-5572 www.eugene-or.gov/planning TENTATIVE PLANNED UNIT DEVELOPMENT AND ADJUSTMENT REVIEW STAFF REPORT Application File Name (Number): Santa Clara Transit Station (PDT 19-01/ARA 19-01) Applicant’s Request: Tentative Planned Unit Development (PUD) approval for a new transit station; including a Park- and-Ride lot, a bus driver relief building, and associated improvements and landscaping on a lot located along River Road, between Green Lane and Hunsaker Lane. Adjustment Review (ARA) request for proposed buildings to exceed maximum front yard setback requirements. Applicant/Owner Matt Imlach, Facilities Management Project Director Lane Transit District Applicant’s Representative: Colin McArthur, AICP Cameron McCarthy Landscape Architecture & Planning Subject Property/Location/Zoning: Tax Lots Tax Lots 200, 300, 400, 501, 601, 602, and 800 of Assessor’s Map 17-04-11-44; Located on the east side of River Road, north of Green Lane, and south of Hunsaker Lane. The subject property is 7.8 vacant site zoned C-2 Community Commercial with/SR Site Review and /PD Planned Unit Development overlays and C-1 Neighborhood Commercial (Tax Lot 800). Relevant Dates: A pre-application meeting was held with staff prior to the application submittal on January 24, 2019; application submitted on February 12, 2019; supplemental application materials submitted on April 12, 2019; application deemed complete on May 1, 2019; public notice mailed on May 17, 2019. Lead City Staff: Dan Halverson, Senior Planner, Eugene Planning Division, Phone: 541-682-5410; or by Email: Dhalverson@eugene-or.gov June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 1 of 23 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. Per Eugene Code (EC) 9.7320 – Type III Application Procedures, staff reports shall be made available seven days prior to the public hearing. 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 the public hearing (see EC 9.7330) and following the closing of the public record. For reference, the applicable quasi-judicial hearing procedures are described in EC 9.7065 through 9.7095. Staff Role City of Eugene Planning staff will be present at the public hearing to assist the Hearings Official. Staff may provide advice and recommendations based on their professional expertise and familiarity with the application and record of materials to date. The Hearings Official may choose whether or not to follow staff’s recommendations at his or her discretion. Staff also serves as a contact for applicants, neighbors, and other interested parties. In this role, staff often hears from the people who may be directly impacted by a particular project or decision. When issues are raised, staff works to help people better understand how to frame an issue in terms of the approval criteria. Staff listens carefully to all issues, seek to fully understand the issues and impacts of land use applications, and attempts to provide the best service possible to everyone involved. While all issues are important, staff also make every effort to help our community understand that all land use decisions must be made based on the approval criteria located in the Eugene Code and our community’s adopted plans and policies. Site Background The subject property is the site of the former Santa Clara Elementary School, which was de- commissioned and sold by the 4J School District in 2006. The site is located in the Santa Clara Community Organization neighborhood on the east side of River Road, north of Green Lane, and south of Hunsaker Lane. Formerly designated and zoned for Government and Education Uses, the City Council approved amending the Metro Plan and the refinement plan designations to Commercial in 2008 (Ordinance No. 20407). The site consists of 11 tax lots covering approximately 7.8 acres and is zoned C-2 Community Commercial with /SR Site Review and /PD Planned Unit Development overlays. Tax lot 800, at the southwestern end of the site, is zoned C-1 Neighborhood Commercial. A site-specific text amendment to the River Road-Santa Clara Urban Facilities Plan was initiated by Lane Transit District (LTD) to facilitate the development of a transit station on the subject site. City Council approved the text amendment on July 10, 2017, which revised the refinement plan to allow “transit facilities” on the subject property (Ordinance No. 20583). In 2017, City file PDT 17-2 was submitted for approval of a tentative planned unit development for the entire site and included mixed use development on the northern portion of the site, with residential and commercial, and included a transit station sited on the southern portion of the site. The applicant, Lane Transit District, elected to withdraw PDT 17-2 and is now phasing the development. The current request includes the transit station and associated uses, as phase one of the project, located on the southern portion of the site, a 2.7-acre section. No development is proposed on the remainder of the site at this time. The northern portion, future phase two, will be reviewed under a separate planned unit development application to be submitted at a later date. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 2 of 23 Summary of Planned Unit Development Request Lane Transit District, the applicant, is requesting approval to develop a new transit station along River Road between Green Lane and Hunsaker Lane. Currently, service in the area is provided from an existing station located at River Road and Beltline Highway. LTD intends to move the current operations to the new station once completed, bringing new public transit opportunities to the Santa Clara community. The Eugene Code (EC) provides general application requirements for applications, EC 9.7000. There are also specific requirements for each type of application. In this case, a Planned Unit Development (PUD) is a Type III application and the applicant has requested that the Adjustment Review be processed concurrently per the procedures for multiple applications, EC 9.7305. The applicant submitted materials to staff in a meeting on January 24, 2019 that fulfilled the requirement for a Pre-Application Conference per EC 9.7005. The applicant also held a Neighborhood/Applicant Meeting on December 11, 2018 and submitted materials demonstrating that the meeting met the requirements of EC 9.7007. Planned Unit Developments also set application requirements per EC 9.8310 - Tentative Planned Unit Development General Application Requirements. As part of those requirements a professional design team must be assembled as part of the application. Per EC 9.8310(2)(b)(1) states that, unless waived by the Planning Director, the professional design team is required to have an Oregon Licensed Arborist. The professional design team does include a licensed landscape architect who has demonstrated professional knowledge of the Eugene Code requirements. The site is flat and relatively void of trees; therefore, pursuant to EC 9.8310(2)(b), the Planning Director has waived the requirement for a licensed arborist on the professional design team. The materials submitted by the applicant demonstrate that all requirements have been met. The proposal also requires an adjustment to the Eugene Code for maximum front yard setbacks. Per EC Table 9.2170 – Commercial Zone General Building Heights and Setback Standards. The required maximum setback for buildings from the front property line is 15 feet. The applicant is proposing a bus drivers relief building that is 37 feet from the property line off Green Lane and 115 feet from River Road. The Adjustment Review approval criteria are at EC 9.8030 and are discussed later in this staff report. The property also has a /SR Site Review overlay zone, which would normally require submittal of a Site Review application. However, EC 9.8430 provides that a Planned Unit Development can be processed in lieu of a Site Review application. Since the applicant submitted a PUD application, no Site Review approval is required. Public Notice/Referrals To provide nearby property owners and residents an opportunity to review and comment on this request, public notice was mailed on May 17, 2019, to all owners and occupants of property within 500 feet of the subject property and the affected neighborhood association, Santa Clara Community Organization, consistent with Eugene Code requirements. The Planning Division received one letter of support from the Santa Clara Community Organization neighborhood group, prior to the publishing of this staff 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 and County departments, public agencies, service providers, and the affected 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 June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 3 of 23 evaluation. Section 1: Tentative PUD Evaluation As required by the Type III land use application procedures beginning at EC 9.7300, the Hearings Official must review any PUD application and consider pertinent evidence and testimony as to whether the proposed use is consistent with the criteria required for approval (shown below in bold typeface). Based on the evidence available as of the date of this staff report, the following findings, and recommendations are presented. The Hearings Official shall approve, approve with conditions, or deny the tentative PUD and adjustment review applications with findings and conclusions. Decisions approving applications, or approving with conditions shall be based on compliance with the following criteria at EC 9.8320 and 9.8030: EC 9.8320(1) The PUD is consistent with applicable adopted policies of the Metro Plan. The Metro Plan land use diagram designates the area of the subject property for Commercial uses, consistent with its existing base zoning of C-2 Community Commercial and C-1 Neighborhood Commercial. The applicant identified a number of applicable Metro Plan policies in their written narrative. Below is a list of the policies staff find to be most relevant to the proposal. Transportation Element • Policy F.13. Support transportation strategies that enhance neighborhood livability. • Policy F.18. Improve transit service and facilities to increase the system's accessibility, attractiveness, and convenience for all users, including the transportation disadvantaged population. • Policy F.21. Expand the Park-and-Ride system within the metropolitan area and nearby communities. The development is located on a key transportation corridor and proposes a transit station that would increase neighborhood livability through more efficient and effective access to transit. The development includes bicycle parking, facilities, and a new Park-and-Ride lot for connectivity. To the extent that policies of the Metro Plan are relevant and applicable to this request, staff concurs with the applicant and finds that the proposed development is consistent with the Metro Plan. Based on the available information, there are no policies and/or other provisions in the Metro Plan that conflict with the proposal. Based on the findings above, the proposal complies with EC 9.8320(1). EC 9.8320(2): The PUD is consistent with applicable adopted refinement plan policies. The River Road – Santa Clara Urban Facilities Plan serves as the applicable adopted refinement plan for the area included in this tentative PUD proposal. The property is located within the River Road/Division Subarea and is designated for Commercial uses. Staff have identified the following relevant refinement plan policies: General Land Use Policies • Policy 1.0. Minimize land use conflicts by promoting compatibility between land uses, especially among residential, commercial-industrial, and commercial-agricultural uses. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 4 of 23 The proposed development uses landscaping and screening of the driveways and parking areas to ensure compatibility with residential uses to the east. An ordinance was adopted on April 14, 2008 (Ordinance # 20407) amending the River Road-Santa Clara Urban Facilities Plan to include additional policies for the “River Road/Division Subarea.” The policy was further amended in 2017 to allow transit facilities (i.e., a bus station) on the subject site. River Road/Division Subarea Policy #6 reads as follows: 6. Upon the sale from public ownership to private ownership, the City shall recognize the area of the former Santa Clara Elementary School at the southeast corner of the intersection of River Road and Hunsaker Lane, between Hunsaker Lane and Green Lane (Tax Lots 9100, 9200, 9300 of Assessor's Map 17-04-11-41 and Tax Lots 200, 300, 400 of Assessor's Map 17-04-11-44) as appropriate for Commercial development and designated Commercial. If zoned commercial, it shall be zoned C-2 and it shall be developed as Planned Unit Development in connection with the property described in Recommendation No. 5 with an emphasis on mixed-use development principles. In addition: a. No individual building footprint within the commercial development may exceed 18,000 square feet; and b. Permitted or conditional Commercial services shall not include theaters; lodging; C2 and C3 permitted manufacturing; medical, health and correctional services; motor vehicle related uses, with the exception of transit facilities; and c. The historic character of the former Santa Clara Elementary School shall be commemorated on site by using architectural features and historic elements typical of the former Santa Clara Elementary School (e.g., brick facades, castings, etc.). Regarding Subsection (a), (b) and (c), the applicant provides the following response: The amendment to the River Road-Santa Clara Urban Facilities Plan included transit facilities on this site. This PUD application is for the transit station and a larger development project for the northern half of the lot, presumably a mixed-use development will come in at future date. The only building proposed on the transit site is the small, approximately 1,162 square feet in size, bus driver relief building. The applicant has proposed a similar brick façade which will match the character of the old school house features. Based on the findings above, the proposal complies with EC 9.8320(2). EC 9.8320(3): The PUD will provide adequate screening from surrounding properties including, but not limited to, anticipated building locations, bulk, and height. East: Properties to the east are developed with single-family and duplex residential homes. To minimize visual impacts, the applicant’s landscape plans (Sheet L500) indicate the placement of approximately 36 trees on the eastern half of the property. These trees are primarily within the Park-and-Ride section of the lot and will screen not only the parking, but the transit center located on the westerly side of the lot. In addition, approximately 24 more trees are proposed on the western half of the lot. Staff finds that the proposed landscaping will provide for adequate buffering and screening between the subject property and nearby residences to the east. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 5 of 23 South: To the south, across Green Lane, are commercial uses (i.e., a car wash) and single-family residences that exist within a mix of C-2, R-2 Medium-Density Residential, and GO General Office zoning. Green Lane provides a 60-foot separation between these uses and the proposed development. In terms of screening, the applicant’s landscape plan (Sheet L500) features L-2 Low Screen Landscaping between the transit station and the southern property line. This type of landscaping requires the establishment of a 30-inch tall continuous vegetative screen within three years of planting. The plans also propose 11 canopy trees within the landscape buffers, which will provide additional screening between the transit center, including the Park-and-Ride lot, and properties across Green Lane to the south. To ensure tree plantings are consistent with Sheet L500, which provide additional screening, the following condition is recommended: • The Final Site Plans shall include the following note: “A minimum of 11 canopy trees shall be planted in the L-2 landscape area and the landscape area between the LTD transit station, including the Park-and-Ride, and the southern property line.” West: To the west is River Road, a major throughway that supports extensive commercial development. The frontage on River Road will be improved and a new dedicated entrance to the transit center provided off River Road, adjacent to the separately owned small commercial building on the corner of River Road and Green Lane. The new entrance will be landscaped with trees, hedges, and ground cover which will benefit the site’s aesthetic quality. The three street trees that are proposed to be removed for the improvements will be replaced in kind with three new street trees. North: To the north of the proposed project site is the remainder of the subject property, which is zoned C-2 and not proposed for development at this time. Across Hunsaker Lane is primarily single-family residences. To minimize visual impacts, the applicant’s landscape plans (Sheet L500) proposes 12 trees, planter beds, and ground cover landscaping to screen the transit center. The transit center is also proposing a six-foot, vinyl-coated chain-linked fence for security purposes. There is no pedestrian access proposed from the north half of the lot but with future development other pedestrian access points will be determined. Based on the above findings and proposed condition, this criterion is met. EC 9.8320(4): The PUD 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: a. The proposed development’s general design and character, including but not limited to anticipated building locations, bulk and height, location and distribution of recreation space, parking, roads, access and other uses, will: (1) Avoid unnecessary disruption or removal of attractive natural June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 6 of 23  features and vegetation, and (2) Avoid conversion of natural resource areas designated in the Metropolitan Area General Plan to urban uses when alternative locations on the property are suitable for development as otherwise permitted. b. Proposed buildings, road, and other uses are designed and sited to assure preservation of significant on-site vegetation, topographic features, and other unique and worthwhile natural features, and to prevent soil erosion or flood hazard. The project area is not included on the City’s Goal 5 inventory, so subsection 1. applies. There is no evidence of any significant on-site vegetation, rare plants, wetlands, riparian habitats, or designated natural resources. The previously developed site is flat and consists mainly of grasses and areas of degraded concrete or asphalt. Based on available evidence there is no documented habitat for rare animal species or species proposed for listing under state or federal law. There are no prominent topographic features, intermittent and perennial stream corridors, or riparian areas. The area is not designated as a natural resource in the Metro Plan or identified in the City’s natural resource inventory. (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; 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 no significant trees on the development site. However, the applicant has submitted a tree preservation plan (sheet L-000) which shows three trees located across Green Lane, two trees in the right-of-way and one tree on adjacent property, to be protected during the construction process. There are three street trees along River Road that will need to be removed due to road improvements. Street tree removal and replacement will be further evaluated under a street tree removal permit during the Privately Engineered Public Improvement (PEPI) process. (c) Restoration or Replacement. As noted previously, the area is not included on the City’s Goal 5 inventory. The site is not within a wetland area or near a stream corridor with riparian vegetation and, therefore, does not require restoration of habitat. There is no indication of any substantial wildlife habitats or rare animals found on site. The applicant also proposes to plant a significant number of trees and other vegetation to ensure the development will be screened from neighboring properties and blend with its surroundings. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 7 of 23  (d) 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. Sheet L-000 proposes the removal of three street trees within River Road right-of-way due to the frontage improvements. To ensure the standard above is met, staff recommends the following condition of approval: • Prior to the removal of any street trees, the applicant will obtain the appropriate street tree removal permit(s) in conformance with EC 6.305. In addition, new street trees are proposed to be planted along the Green Lane and the proposed Connector Street frontages. Staff notes that the proposed locations are considered conceptual in nature and offers the following informational item: • Location and species of proposed street trees shall be coordinated with Public Works Urban Forestry staff. Based on the above findings and proposed conditions, the proposed tentative PUD complies with this criterion. EC 9.8320(5): The PUD provides safe and adequate transportation systems through compliance with the following: (a) EC 9.6800 through EC 9.6875 Standards for Streets, Alleys, and Other Public Ways (not subject to modifications set forth in subsection (11) below). The proposed development includes parking drives and sidewalks which will provide connections to the public street system for motorists, bicyclists, pedestrians and emergency vehicles subject to additional findings and conditions for compliance with EC 9.6805 through 9.6875, as provided below. Evaluation of each applicable street standard is provided in referral comments from Public Works staff, which are available in the application file and incorporated here by reference. Important excerpts related to the proposal are provided below. EC 9.6805 Dedication of Public Ways Pursuant to EC 9.6805, as a condition of any development, the City may require dedication of public ways for bicycle and/or pedestrian use as well as for streets and alleys, provided the City makes findings to demonstrate consistency with constitutional requirements. The public ways for streets to be dedicated to the public by the applicant shall conform to the adopted right-of-way map and EC Table 9.6870. The development site is adjacent to River Road (classified as a major arterial) on the west, Green Lane (a local street) on the south and Hunsaker Lane (a major collector) to the north. The applicant has proposed a new street along the eastern edge of the site from Green Lane to the north. As discussed under EC 9.6870 and EC 9.6750, incorporated herein by reference, there is no requirement for additional right-of-way or special setbacks, beyond what is proposed, as a condition of development. To ensure compliance with this standard, the following condition is warranted: June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 8 of 23  • Prior to final site plan approval, a deed for street right-of-way for the proposed connector street shall be conveyed to the City on a standard City form, submitted to the city for review and approval prior to recording, and which shall be recorded prior to final site plan approval. Based on the findings and condition above, the standards for dedication of public ways are met. EC 9.6810 - Block Length The proposed new street to be constructed from Green Lane to the northern property line is less than 600 feet in length. The block length from the new street to River Road is also less than 600 feet. Maximum block length is 600 feet; therefore, this standard is met. EC 9.6815 - Connectivity for Streets. To meet Street Connectivity standards, the proposed development must, at a minimum, provide extensions of the public way which are consistent with subsections (2)(b), (2)(c) and (2)(d). EC 9.6815 (2)(b) requires street connections in the direction of any planned or existing streets within 1/4 mile of the development site and connections to any streets that abut, are adjacent to, or terminate at the development site. EC 9.6815(2)(c)) requires that the proposed development include streets that extend to undeveloped or partially developed land adjacent to the development site in locations that will enable adjoining properties to connect to the proposed development’s street system. EC 9.6815(2)(d) requires secondary access for fire and emergency vehicles. The applicant proposes a new public street to provide a connection from Green Lane through the site, to the adjacent undeveloped phase two property to the north. The site can also be accessed from Green Lane and River Road, meeting the requirement for secondary access for fire and emergency medical vehicles. Based on the available information and the findings above, the proposed development complies with street connectivity standards. EC 9.6820 - Cul-de-Sacs and Turnarounds The new street to be constructed will be longer than 150 feet and will terminate at the northern property line for extension with Phase 2 of future development. EC 9.6820(2) provides that a street to be extended in the future shall have a temporary easement and emergency vehicle turnaround. The turnaround standards are primarily intended to facilitate emergency vehicles which would otherwise encounter difficulties backing up over longer distances during an emergency response. The Fire Marshal’s Office has indicated they do not need a turnaround at this location. Without a demonstrated need, there is no nexus to make constitutional findings. This criterion has been met. EC 9.6830 - Intersections of Streets and Alleys The intersection of the proposed street and Green Lane is at a right angle, and there are no intersections within 100 feet. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 9 of 23  EC 9.6835 - Public Accessways These standards do not apply as there are no existing or potential accessways on adjacent sites that dictate the dedication or construction of a public access way. EC 9.6840 - Reserve Strips EC 9.6840(1) enables the City to require the developer to prevent access to abutting land at the end of a street to ensure the proper extension of the street pattern and the orderly development of land lying beyond the street. To prevent access to the property located beyond the proposed northerly terminus of the proposed new street, a 1-foot reserve strip is required. The reserve strip shall be noted on the final site plan as a 1-foot Reserve Strip “A” and be conveyed to the City on a standard City form which shall be recorded prior to approval of the final site plan. To ensure the proper extension of the street pattern and the orderly development of land to the north of the proposed new street dedication, the following condition is warranted: • The applicant shall create a 1-foot reserve strip along the northerly margin of the proposed new street dedication. The reserve strip shall be noted on the final site plan as a 1-foot Reserve Strip “A” and be conveyed to the City on a standard City form, submitted to the city for review and approval prior to recording, and which shall be recorded prior to final site plan approval. EC 9.6845 - Special Safety Requirements There are no special safety requirements necessary to discourage use of the streets by non-local motor vehicle traffic. EC 9.6850 - Street Classification Map The proposal complies with this standard as discussed under EC 9.6870 Street Width, which is incorporated herein by reference. EC 9.6855 - Street Names This standard provides that names for new streets not in alignment with existing streets are subject to approval by the planning director and shall not unnecessarily duplicate or resemble the name of any existing or platted street in Lane County. The proposed connector street is not in alignment with existing streets, and the applicant has not proposed a street name. To ensure compliance with this standard, the following condition is warranted: • Prior to final site plan approval, approval for a street name for the proposed connecter street shall be submitted for review and approval by the regional road naming group. EC 9.6860 - Street Right-of-Way Map The proposal does not amend the right-of-way map. This criterion is not applicable. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 10 of 23  EC 9.6865 - Transit Facilities The project is a proposed transit station and includes all transit facilities and a park-and-ride lot on the site. This criterion is met. EC 9.6870 - Street Width Pursuant to EC 9.6870, the right-of-way and paving widths of streets “shall conform to those widths designated on the adopted Street Right-of-Way map. 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,” although a greater width can be required based on adopted plans and policies, 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 directors necessitate a greater street width. River Road, abutting the site to the west, is classified as a Major Arterial street and is not designated on the adopted Street Right-of-Way map. River Road is improved with a paving width of 68 feet, curbs, gutters, street lights, and intermittent street trees within a right-of-way width of 100 feet, consistent with Table 9.6870. Green Lane, abutting the site to the south, is classified as a Local Street and contains an asphalt mat surface within a 60-foot wide right-of-way. Design details of the applicant’s proposed street improvements will be further evaluated during the Privately Engineered Public Improvement (PEPI) process. Hunsaker Lane, abutting the development site to the north, is classified as a Major Collector street and contains an existing asphalt surface within a 40-foot wide right-of-way. Additional right-of-way and improvements for Hunsaker Lane will be evaluated during the development of the phase two portion of the site. The applicant has proposed dedication of a 55-foot right-of-way width for the proposed connector street, to be classified as a local residential street. Design details of the proposed street improvements will be further evaluated during the Privately Engineered Public Improvement (PEPI) process. As discussed under section EC 9.8320(10)(b) regarding public improvements, as a condition of approval, the applicant must dedicate to the public the right-of-way for the proposed connector street. The discussions under EC 9.6805 and 9.6505(3) and (4) are incorporated herein by reference. There is no requirement for additional right-of-way other than what is proposed, nor for special setbacks, as a condition of development. EC 9.6873 - Slope Easements This standard does not apply because of the relatively flat terrain of the site. EC 9.6875 - Private Street Design Standards This standard does not apply because no new private streets are proposed or required. (5)(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 June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 11 of 23  parks, provided the city makes findings to demonstrate consistency with constitutional requirements. “Nearby” means uses within ¼ 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. Adequate pedestrian, bicycle, transit circulation, and facilities will be available to users of the subject site. Sidewalks along River Road, Green Lane, and the new connector street will support pedestrian circulation. River Road features shoulders that can accommodate bicycles. Finally, a transit station is proposed on the west side of the subject property, and there are various amenities along the River Road commercial corridor within walking and biking distance. (5)(c) The provisions of the Traffic Impact Analysis Review of EC 9.8650 through 9.8680 where applicable. The anticipated traffic generated by the proposed development does not meet any of the applicability thresholds established in EC 9.8670(1) through (4). Anticipated peak hour trips will not reach the threshold of 100 or more, there are no documented concerns or analyses to warrant further review, and the southern section of the site does not abut a street in the jurisdiction of Lane County. Impacts to Hunsaker Lane will be addressed when development is proposed on the remainder of the subject property. Based on these findings, this criterion is not applicable. Based on the above findings and proposed conditions of approval, EC 9.8320(5) is met. EC 9.8320(6): The PUD will not be a significant risk to public health and safety, including but not limited to soil erosion, slope failure, stormwater or flood hazard, or an impediment to emergency response. Public Works staff confirms that this site is not located within a regulatory Special Flood Hazard Area (per Flood Insurance Rate Map 41039C-1107-F). The development itself will not result in unreasonable risk of flood per the stormwater management evaluation below, at EC 9.8320(10)(j). Due to the level nature of the area of development, soil erosion and slope failure are unlikely. Regarding soil erosion and slope failure, due to the size of the development, an erosion prevention permit will be required prior to any ground-disturbing activities. The Fire Marshal’s Office also confirms that the PUD will provide for adequate emergency access. Based on these findings and future permit requirements, this criterion is met. EC 9.8320(7): Adequate public facilities and services are available to the site, or if public services and facilities are not presently available, the applicant demonstrates that the services and facilities will be available prior to need. Demonstration of future availability requires evidence of at least one of the following: (a) Prior written commitment of public funds by the appropriate public agencies. (b) Prior acceptance by the appropriate public agency of a written commitment by the applicant or other party to provide private services and facilities. (c) A written commitment by the applicant or other party to provide for offsetting all added public costs or early commitment of public funds made necessary by development, submitted on a form acceptable to the city manager. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 12 of 23 Public Works staff concurs that adequate public utilities and services, including wastewater and stormwater service, are presently available to the site. The applicant proposes to retain stormwater runoff onsite. Findings at EC 9.8320(10)(b) and (j), regarding public improvements and stormwater, respectively, are incorporated herein by reference as further evidence that these services are available to the site. The provision of water and electric services and other utilities is subject to review by EWEB or other utility providers. The EWEB referral document dated May 21, 2019 is included in the application file for reference. Finally, the Fire Marshal’s Office confirms that emergency access is sufficient. The Fire Marshal’s Office also provides information regarding the sprinkler requirements in their referral document, which is included in the application file for reference. Based on these findings, this criterion is met. EC 9.8320(8) Residents of the PUD will have sufficient usable recreation area and open space that is convenient and safely accessible. There are no residences proposed with the application; therefore, this criterion is not applicable. EC 9.8320(9): Lots proposed for development with one-family detached dwellings shall comply with EC 9.2790 Solar Lot Standards or as modified according to subsection (10) below. There are no residential lots proposed with the application; therefore, this criterion is not applicable. EC 9.8320(10) The PUD complies with all of the following: (a) EC 9.2000 through 9.4170 regarding lot dimensions, solar standards, and density requirements for the subject zone and overlay zone. Within the /WR Water Resources Conservation Overlay Zone, no new lot may be created if more than 33% of the lot, as created, would occupy either: 1. The combined area of the /WR conservation setback and any portion of the Goal 5 Water Resource Site that extends landward beyond the conservation setback; or 2. The /WQ Management Area. The development site is not within the /WR Water Resources Conservation Overlay Zone and otherwise meets applicable requirements of EC 9.2000 through EC 9.4170 regarding lot dimensions. Solar standards and density requirements to not apply. (b) The PUD complies with 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 any public easement dedications nor are there any public improvements that would result in the need for additional public easements on the subject property. 9.6505 Improvements – Specifications 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. All developments are required to make and be served by the infrastructure improvements described below. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 13 of 23  1) Water Supply Water service for the proposed development must be provided in accordance with Eugene Water and Electric Board (EWEB) policies and procedures. The EWEB referral document dated May 21, 2019 is included in the application file for reference. 2) Sewage This standard requires all developments to be served by wastewater sewage systems of the city, in compliance with the provisions of Chapter 6 of this code. The site is served by an 8” public wastewater mainline located within a Public Utility Easement in the southwest area of the site, which the applicant proposes to connect to. There is also an 8” public main located within Green Lane. The proposal is conceptually acceptable, subject to a more detailed review for compliance with applicable specifications during the building permit process. 3) Streets and Alleys and 4) Sidewalks EC 9.6505(3), (a) and (b) requires all streets in and adjacent to the development site to be paved to the width specified in EC 9.6870, and improved according to adopted standards and specifications pursuant to Chapter 7 of this code, unless such streets have already been paved to that width. The improvements are to include drainage, curbs and gutters, sidewalks, street trees and street lights adjacent to the development site according to the Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways and standards and specifications adopted pursuant to Chapter 7 of this code and other adopted plans and policies. The applicant’s proposal to construct the connector street, including the 55-foot right-of-way, two lanes of travel, sidewalks, curb and gutters, and within Green Lane, a 60-foot right-of-way, curb, gutters, two lanes of travel and improvements, are conceptually acceptable. The more precise design details will be further reviewed during the Privately Engineered Public Improvement (PEPI) process. Section 5 of Council Ordinance No. 20407 stipulates that future development approval for this site, (Phase 2), shall require the construction of an additional westbound approach lane on Hunsaker Lane and an additional westbound approach lane on Green Lane. To ensure compliance with this ordinance provision, the following condition is warranted: • Prior to Final PUD approval, a Privately Engineered Public Improvement (PEPI) permit for construction of an additional westbound approach lane and signal at Green Lane and River Road shall be approved and bonded. Improvements to Hunsaker Lane will be reviewed as part of the phase 2 development for the remainder of the site. 4) Bicycle Paths and Accessways No bicycle paths or public access ways are required per the previous findings at EC 9.6835, which are incorporated by reference. Based on these findings, the development complies with these standards. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 14 of 23 (c) EC 9.6706 Development in Flood Plains through EC 9.6709 Special Flood Hazard Areas – Standards. This standard does not apply as the site is not located within a Special Flood Hazard Area per Flood Insurance Rate Maps 41039C-1107-F. (d) EC 9.6710 Geological and Geotechnical Analysis. The geotechnical analysis requirements beginning at EC 9.6710 apply because, pursuant to EC 9.6710(2)(b), the proposed development includes dedication and construction of public street and wastewater systems. Public Works staff confirms that the applicant’s analysis, prepared by Foundation Engineering, Inc., meets the Level One Analysis requirements of EC 9.6710(4)(a), which consists of a compilation of record geological data, on-site verification of the data and site conditions and a report discussing site and soil characteristics in relation to the proposed development and other applicable standards. The report also provides recommendations for construction. Staff notes, however, that specific information related to the proposed public improvements was not provided and may be required during the PEPI process. Based on these findings, the proposed development complies with this standard. (e) EC 9.6730 Pedestrian Circulation On-Site. Pedestrian circulation is provided throughout the transit facility and includes multiple connection points from each street—two on River Road and three on Green Lane. Connection is provided between the building entrance and the streets, as well as to connect with future phase two development to the north. The overall design provides a safe, convenient, attractive environment for pedestrians. Design standards will be further reviewed at the time of building permit. (f) 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 site has frontage on Green Lane River Road and will also have frontage to the new street proposed for construction, which will connect to Hunsaker Lane as part of the phase 2 development. (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 development spans several tax lots and will be served by access connections to the proposed connector street, Green Lane, and a restricted movement access connection from River Road. None of the access connections are proposed to encompass a municipal utility; adjacent street grades do not exceed fifteen percent (15%); connections are not proposed on a higher-classification street for those lots that have frontage on streets of different classifications; and, none are not located within five feet of an alley. As an informational item, staff notes that: June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 15 of 23  • Existing access connections that will not be utilized (e.g., River Road) shall be restored to full- height curb during either the Privately Engineered Public Improvement (PEPI) or building permit process. Proposed access connections will comply with this criterion per the following findings. EC 7.420 Access Connections – Location (1) Access Connections to all Street Classifications. Access connections to all street classifications shall be located in accordance with the following standards: (a) No access connection shall be located to encompass a municipal utility. An access connection may encompass a municipal utility if the applicant either: 1. Executes a public utility easement for the encompassed municipal utility; or 2. Agrees to accept financial responsibility for relocating and/ or adjusting the encompassed municipal utility. There are no conflicts with municipal utilities shown at the location of the proposed access connections. (b) Except when an existing lot or parcel frontage is located entirely within an area where the adjacent street grade is over fifteen percent (15%), no access connection shall be located in areas where the street grade is over fifteen percent (15%). If an existing lot or parcel frontage is located entirely within an area where the existing street grade is over fifteen percent (15%), one access connection may be permitted at the point of lowest grade percentage. This standard is not applicable as the adjacent street grades are less than fifteen percent. (c) If a parcel has frontage on two or more streets of different street classifications, the access connection shall access the street with the lowest classification. The access connection can access the street with the higher classification if the applicant can demonstrate (1), (2) or (3): 1. Both of the following conditions are met: a. The proposed access connection is abutted by two or more directional travel lanes or an auxiliary deceleration lane; and b. The applicant proposes a restricted movement access connection, including but not limited to median barriers or directional in/out barriers. 2. Physical conditions preclude locating the access connection on the street with the lower classification. Such conditions may include, but are not limited to, topography, trees, existing buildings or other existing development on the subject property or adjacent property. 3. The access connection for a parcel with frontage on an arterial or major collector can be located consistent with the requirements of EC 7.420(2)(a)-(e) Green Lane and the proposed connector street are classified as local streets. The access from River Road will be consistent with the requirements of EC 7.420(2)(a)-(e) as detailed below. No access is proposed along Hunsaker Lane as part of the transit station. (d) Access connections located within five feet of an existing alley connection may be merged with the alley pavement. The combined connection width shall not exceed 35 June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 16 of 23  feet. A public access easement shall be recorded and submitted to the city upon issuance of a permit to construct the access connection. This standard is not applicable as proposed access connections are not adjacent to an alley. (2) Access Connections to Arterial and Major Collector Streets. In addition to the standards set forth in this EC 7.420(1), access connections to arterial and major collector streets shall be located in accordance with the following standards. (a) Except when an existing lot or parcel is located entirely within the intersection influence area, no access connection to an arterial or major collector street shall be located within the intersection influence area. If an existing lot or parcel is located entirely within the intersection influence area, an access connection, of minimum width, onto an arterial or major collector street will be permitted provided the access connection is located along the property line furthest from the intersection. Construction of a signal at Green Lane and River Road will put the entire parcel adjacent to River Road within the intersection influence area for a controlled intersection. The proposed access will be a restricted-movement access for busses only and located as close to the northern property line as practical. (b) Access connections shall be spaced based on the street classification as set out in the chart [below]. The spacing area shall be measured from the edge of one access connection to the leading edge of another access connection. (c) Access connection spacing requirement s will be reduced up to a maximum of 50% of the required spacing, upon applicant request, if: 1. Both of the following conditions are met: a. The proposed access connection is abutted by two or more directional travel lanes or an auxiliary deceleration lane; and b. The applicant proposes a restricted movement access connection, including but not limited to median barriers or directional in/out barriers. (d) Applicant with an existing lot or parcel as of April 10, 2010, that cannot meet the spacing requirement, does not qualify for a reduction in the spacing requirements, and has no other access to the lot or parcel, will be allowed one minimum-width restricted movement access connection. The access connection from River Road is the only access along the block face on the east side of River Road; therefore, the spacing standards are met. (e) Unrestricted access connections shall be aligned with connections across the street or have a minimum 50-foot offset so that opposing turns from the access connection and from a center turn lane can be executed in front of one another. The access from River Road is proposed as a restricted-movement access; therefore, this standard does not apply. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 17 of 23  (3) Access Connections to Local and Neighborhood Collector Streets. In addition to the location standards set forth in EC 7.420(1), access connections to local and neighborhood collector streets shall be located in accordance with the following standards: (a) Lots and parcels at intersections shall have the access connection begin no less than 20 feet from the end of the radius of the curb, or 20 feet from the property corner if there is no curb. The design of the access connections to the proposed connector street will be further evaluated during the Privately Engineered Public Improvement (PEPI) review process for the construction of the connector street. (b) A safety island of not less than 22 feet of full height curb shall in all cases be provided between access connections under one ownership. The proposed connections to Green Lane and the proposed Connector Road comply with this standard. (g) EC 9.6750 - Special Setback Standards. As discussed previously under EC 9.6805 and EC 9.6870, which are incorporated herein by reference, no special setbacks are required for future right-of-way or public utility easements. (h) EC 9.6775 Underground Utilities. Consistent with this standard, all on-site utilities will be placed underground. (i) EC 9.6780 Vision Clearance Area. No development is proposed within a regulated Vision Clearance Area. (j) EC 9.6791 through 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 and EC 9.6792 Stormwater Quality – The site lies within stormwater Basin RSWO-080. The City’s Basin Master Plan (River Road – Santa Clara Basin, Volume VII of VII) indicates capacity deficiencies in the downstream system. The applicant proposes to retain the flood control design storm on-site using stormwater infiltration facilities. The applicant has provided preliminary sizing indicating the proposed on-site facilities will meet both the Stormwater Quality and Flood Control standards. Staff concurs that the proposed infiltration facilities are appropriate on a conceptual level, with design details to be further evaluated through the building permit process. Public facilities for street improvements will be evaluated during the Privately Engineered Public Improvement (PEPI) process. EC 9.6793 through EC 9.6796 Stormwater Flow Control, Oil Control, Source Control, Easements – Because the proposed development is at an elevation lower than 500 feet; does not drain to a Headwaters facility; does not generate high concentrations of oil and grease; does not include any specific pollutants of concern identified in EC 9.6795(2); and because all public stormwater facilities will be located in the public right-of-way, the standards at EC 9.6793 through EC 9.6796 do not apply. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 18 of 23 EC 9.6797 Stormwater Operations and Maintenance of private facilities will be evaluated during the building permit process. (k) All other applicable development standards for features explicitly included in the application except where the applicant has shown that a proposed noncompliance is consistent with the purposes set out in EC 9.8300 Purpose of Planned Unit Development. The proposed bus driver relief building is a feature explicitly included in the application. It is subject to a maximum setback requirement applicable to new buildings in C-2 zones. The applicant has requested an adjustment to the commercial zone maximum setback requirement at EC 9.2170(4) to constitute compliance with the standard. Staff findings and recommendations regarding the requested adjustment are provided under Section 2 of this staff report. No other adjustments or noncompliance are proposed. Based on the above findings, condition, and future permit requirements, EC 9.8320(10) will be met. EC 9.8320(11): The proposed development shall have minimal off-site impacts, including impacts such as traffic, noise, stormwater runoff and environmental quality. The development will have minimal off-site traffic impacts per the findings provided previously at criterion EC 9.8320(5)(c) regarding traffic impact analysis, and pursuant to the street standards beginning at EC 9.6805 regarding the existing and proposed street system. Off-site impacts of stormwater runoff are addressed as part of the applicant’s proposed public stormwater collection, conveyance, and treatment system, as discussed previously at EC 9.8320(10)(j). Based on these findings, the proposed PUD will comply with this criterion. EC 9.8320(12): The proposed development shall be reasonably compatible and harmonious with adjacent and nearby land uses. Based on available information, including the applicant’s site plans, elevation drawings and written statement, as well as the findings and conclusions noted elsewhere in this report, the proposed project will be reasonably compatible and harmonious with adjacent and nearby land uses. The development is similar in character with existing development along River Road and will be appropriately set back and screened from surrounding properties. That said, the proposed transit station will create off-site impacts including noise and traffic. However, staff find that given the site’s location along the River Road commercial corridor, the use is reasonably compatible with and will serve nearby land uses that consist of a mix of commercial and residential. Based on these factors, staff finds that the new transit services provided by the new station will provide an overall benefit to the neighborhood. The proposed uses are reasonably compatible with surrounding commercial uses along River Road and existing residential development to the north, east, and south. Based on the findings above this criterion is met. EC 9.8320(13): If the tentative PUD application proposes a land division, nothing in the approval of the tentative application exempts future land divisions from compliance with state or local surveying requirements. June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 19 of 23 This criterion does not apply as the PUD application does not propose a land division. EC 9.8320(14): If the proposed PUD is located within a special area zone, the applicant shall demonstrate that the proposal is consistent with the purpose(s) of the special area zone. This criterion is not applicable as the subject property is not located within a special area zone. EC 9.8320(15): For property with the /SR Site Review Overlay Zone, the PUD complies with any additional site-specific criteria that were specified at the time the /SR designation was applied to the property. The /SR designation was applied to the subject site through the Oregon West Management, LLC Zone Change (City File # Z 07-3). While the concurrent Refinement Plan Amendment proposal (City File # RA 07-1) resulted in site-specific changes to the River Road – Santa Clara Urban Facilities Plan (evaluated above under EC 9.8320(2)), no site-specific criteria related to the /SR designation were applied. Therefore, this criterion does not apply. Section 2: Adjustment Review Evaluation EC 9.8015 Adjustment Review – Purpose explains this process as encouraging design proposals that respond to the intent of the code in an efficient and effective manner. EC 9.8020 Adjustment Review – Applicability confirms that this process is available only where the land use code states that a specific standard may be adjusted. Staff confirms that the following standard is adjustable. EC 9.8020 also states that applications for an adjustment review shall be considered under a Type II application process. However, in this case the request is elevated to a Type III application process, so it can run concurrently with the Tentative PUD application. The applicant is requesting an adjustment to EC 9.2170(4)(b) regarding maximum front yard setbacks. EC 9.2170(4) Setbacks. (b) The maximum front yard setbacks stated in Table 9.2170 Commercial Zone General Building Height and Setback Standards, shall apply only to new buildings and any building addition that increases the length of the building facade facing a street, internal accessway, private drive, or shopping street as defined in EC 9.2175(3) by at least 100%. For purposes of this subsection, front yard setback may be measured from a public street or from the edge of the sidewalk furthest from the curb of an internal accessway, private drive, or shopping street. In addition, all new buildings and the portion of the development site specifically affected by the new building are subject to the requirements of this subsection. *** 2. In C-2 and C-3, a minimum of 25% of all street facing facades must be within the specified maximum front yard setback, or, orientation to an internal accessway, private drive, or shopping street as defined in EC 9.2175(3) is permitted in compliance with EC 9.2173(4)(a). *** 4. Vehicular parking and circulation is not permitted in between the street and the portion of the building that is used to comply with this subsection. 5. Buildings fronting on a street must provide a main entrance facing the street on any June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 20 of 23  facade of the building within the front yard setback. A main entrance is a principal entrance through which people enter the building. A building may have more than one main entrance. Buildings having frontage on more than one street shall provide at least one main entrance oriented to a street. 6. The land between the portion of a building complying with EC 9.2170(4)(b)1. or 2. and a street must be landscaped or paved with a hard surface for use by pedestrians. If a hard surface is provided, the area must contain at least the equivalent of 1 pedestrian amenity for every 200 square feet of hard surface. The use of porous materials for hard surfacing is encouraged. Residential developments are exempt from this subsection. (See Figure 9.2170(4)(b)6. Landscaped or Paved Pedestrian Area with Pedestrian Amenities.) 7. The maximum front yard setback may be exceeded if the area between the building and the front property line is landscaped or paved for use by pedestrians. The area must contain at least the equivalent of 1 enhanced pedestrian amenity for every 200 square feet of hard surface. (See Figure 9.2170(4)(b)6. Landscaped or Paved Pedestrian Area with Pedestrian Amenities.) The applicant specifically requests to adjust subsections 2, 4, and 5 of EC 9.2170(4)b as follows: • Subsection 2 – The relief building is proposed at 37 feet from Green Lane. The proposed building provides a break room, restrooms, and storage and is not open to the public. To be convenient for the drivers it will serve, the building needs to be close to the bus stop stations. In addition, the sheltered waiting areas exceed the maximum front yard setback. The westernmost canopy is approximately 77 feet from River Road. The canopies are centrally located within the loop of loading/unloading stations, near each bus entrance area. • Subsection 4 – The proposed use does not require many buildings due to the operational characteristics of a park and ride transit station. The site will be predominantly composed of vehicle use area. Because of this, bus circulation areas are necessary between both streets and the bus driver relief building and rider waiting shelters. • Subsection 5 – Due to the needs of the use described above it is not practical to provide a main entrance into the driver relief building facing the street. • Subsections 6 and 7 – Pedestrian circulation is provided throughout the transit facility and includes multiple connection points from each street—two on River Road and three on Green Lane. The areas between the buildings and the street include landscaping, stormwater treatment facilities, and bus circulation areas. The overall design provides a safe, convenient, attractive environment for pedestrians. The maximum front yard setback is adjustable based on the approval criteria under EC 9.8030(2)(a). Staff findings and recommendation are provided below. (2) Setback Standards Adjustment. Where this land use code provides that the setback standards applicable to specific zones may be adjusted, the standards may be adjusted upon finding that the proposed setback is consistent with the following applicable criteria: (a) Minimum and Maximum Front Yard Setback Adjustment. The minimum or maximum required front yard setback may be adjusted if the proposal achieves all of the following: 1. Contributes to the continuity of building facades along the street. The proposed project is a transit station with a Park-and-Ride lot, a bus driver relief building, bus shelter canopies, and associated landscaping. The site is currently vacant and the neighboring site to the June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 21 of 23 southwest corner, off River Road, is a small commercial building, currently 15 feet from the front property line (Green Lane). The design of the bus driver relief structure is predicated on the need to have efficient and safe circulation of large vehicles. In addition, drivers need a relief station for breaks that is close to the vehicles for security and efficiency. The driver relief building is situated on the southern portion of the site closest to Green Lane. The building is proposed to be 37 feet from the front property line along Green Lane. The westernmost proposed canopy sheltering riders (which is a building by definition) is located in the center of the transit station, about 77 feet from River Road. The two commercial buildings at the northeast and southeast corners of Green Lane and River Road are located fairly close to the front property line. However, the three residential structures on the north and south side of Green Lane, east of and closest to the subject property have an average setback of approximately 50 feet. The east side of River Road, from Green Lane to Hunsaker Lane, is vacant except for the small commercial building previously mentioned. The setback for various buildings near the site on the west side of River Road vary between approximately 17 feet and 47 feet. The proposed driver relief building and canopy shelter for bus riders are placed for effective function of the proposed use. Their placement will not negatively impact the continuity of building facades along the street. Therefore, this criterion is met. 2. Creates an attractive pedestrian environment along all adjacent streets Per the applicant, the proposed project will result in Green Lane being improved with planting beds, street trees on the north side of the street, street lighting and a setback sidewalk along the entire frontage. In addition, a 7-foot-wide landscape bed will run along the property line between the public right of way and a new parking area. This work will improve safety and create an attractive pedestrian environment compared to the current challenge of walking in the vehicle travel lane of an unimproved street. Based on this evidence, this criterion is met. 3. Is compatible with adjacent development. To the east, there is existing residential land. The proposal includes new landscaping and trees to help buffer the impacts to adjacent properties. To the south, there is a mix of residential and commercial uses separated by Green Lane. The proposal meets all the applicable criteria and provides extensive open space, landscaping, traffic circulation and pedestrian connections both on and off the site. The proposed transit station will serve surrounding commercial and residential development; therefore, it is compatible with adjacent development. Based on the findings above, staff supports the requested adjustments to EC 9.2170(4)(b). Staff Recommendation Based on the available information and materials, and the findings and conditions of approval contained in this report, staff recommends that the Hearings Official grant Tentative PUD (PDT 19-01) and Adjustment Review (ARA 19-01) approval subject to the following conditions. Conditions of Approval 1. The Final Site Plans shall include the following note: “A minimum of 11 canopy trees shall be planted in the L-2 landscape area and the landscape area between the LTD transit station, including the Park-and-Ride, and the southern property line.” June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 22 of 23  2. Prior to the removal of any street trees, the applicant will obtain the appropriate street tree removal permit(s) in conformance with EC 6.305. 3. Prior to final site plan approval, a deed for street right-of-way for the proposed connector street shall be conveyed to the City on a standard City form, submitted to the city for review and approval prior to recording, and which shall be recorded prior to final site plan approval. 4. In conjunction with construction of the new public connector street, a temporary easement and emergency vehicle turnaround shall be provided. 5. The applicant shall create a 1-foot reserve strip along the northerly margin of the proposed new street dedication. The reserve strip shall be noted on the final site plan as a 1-foot Reserve Strip “A” and be conveyed to the City on a standard City form, submitted to the city for review and approval prior to recording, and which shall be recorded prior to final site plan approval. 6. Prior to final site plan approval, approval for a street name for the proposed connecter street shall be submitted for review and approval by the regional road naming group. Attachments: A vicinity map and a reduced version of the applicant’s site plan are attached to this report for ease of reference; however, all record materials are available for review at the Planning Division. Copies or emails including these additional materials can be provided upon request. The Hearings Official will be provided a full set of the applicant’s materials for review, and the full application file will be made available at the public hearing. Attachment A: Vicinity Map Attachment B: Applicant’s Site Plans (reduced) Attachment C: Testimony Attachment D: City of Eugene Informational Items Attachment E: Referral Comments from Other Agencies For More Information: Please contact Dan Halverson, Senior Planner, Eugene Planning Division, by phone at 541-682-5410, or by e-mail, at DHalverson@eugene-or.gov June 2019 Staff Report: Santa Clara Transit Station – PDT 19-1/ARA 19-1 Page 23 of 23