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(1) 

(a) Application of Standards. In addition to the special use limitations in EC 9.3811 and the development standards in EC 9.3815 to EC 9.3823, the General Standards for All Development in EC 9.6000 through 9.6885 apply within this zone. In the event of a conflict between those general development standards and the development standards in EC 9.3815 to EC 9.3823, the specific provisions of EC 9.3815 to EC 9.3823 shall control.

(b) Adjustment. The development standards in subsections (2) and (3) of this section may be adjusted in accordance with EC 9.8030(17).

(2) Development Standards Applicable in the LDR, MDR, RMU, CMU and MSC Subareas.

(a) Transportation System.

1. Street Network. The location of arterial, collector, and local streets adjacent to drainage corridors, shall conform to Map 9.3815(2)(a)1 S-RN Royal Node Special Area Zone Street Network.

2. Street Standards. In addition to the requirements set out in The Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways:

a. Neighborhood collector streets shall be developed in conformance with Figure 18 of the Royal Avenue Specific Plan, and

b. Alleys and local streets with drainage swales shall be designed in conformance with Figures 23 and 24 of the Royal Avenue Specific Plan.

3. Required Alleys. Alleys are required to be built within the areas shown on Map 9.3815(2)(a)3 S-RN Royal Node Special Area Zone Required Alleys. Alleys shall have a minimum width of 14' and a maximum width of 20'.

4. Access from Alleys.

a. If the site abuts an alley, access for motor vehicles must be provided from the alley.

b. In cases where lots front on arterial and/or collector streets or on neighborhood parks, alley access shall be provided.

(b) Streetscapes.

1. Street Trees. Street tree requirements are specified in EC 7.280 Street Tree Program – Policies, Standards, Procedures, and rules issued thereunder.

2. Fences and Walls. With the following exception, fence standards in EC 9.2170(6) shall be applied within the node. Fences and walls greater than 42" in height shall be prohibited in front yard setback areas.

(c) Parking.

1. On-Street Parking. On-street parking is required:

a. On at least one side of the street on all local streets within the plan area, and

b. In accordance with, and where specifically indicated on Map 9.3815(2)(c)1 S-RN Royal Node Special Area Zone On-Street Parking.

2. On-Street Parking Allowance. Except within the S-RN/LDR area, on-street parking spaces that directly abut a development site can be used by the development on the site to satisfy a portion of the off-street parking requirements. If two properties abut a space, both properties may count the space toward their respective requirements. If on-street spaces are not marked, the number of spaces shall be determined by measuring the curb frontage in feet and dividing by 20 feet. The curb frontage shall exclude driveways and areas where parking is not permitted.

(d) Trash Pickup. Trash receptacles shall be served from the alley for all sites that abut an alley.

(e) Multi-Family Development. With the following exceptions, Multi-Family Development Standards in EC 9.5500 shall be applied to new multi-family development within the S-RN Special Area Zone:

1. Except as provided in EC 9.3816(5), setback sidewalks, a minimum of 5 feet in width, are required along all public streets within and abutting the development site.

2. Setback sidewalks, a minimum of 5 feet in width, are required along all private streets serving development of 20 or more units.

3. Sidewalks may be designed as curbside walks along portions of public or private streets that provide parallel on-street parking within parking bays. Where this option is used, canopy street trees shall be planted within the planting strip areas created by the parking bays with an average spacing of 50' along the full length of the street.

4. On street parking spaces adjacent to the street frontage of a building shall be counted toward meeting the off-street parking requirement. If two properties abut a space, both properties may count the space toward their respective requirements. If on-street spaces are not marked, the number of spaces shall be determined by measuring the curb frontage in feet and dividing by 20 feet. The curb frontage shall exclude driveways and areas where parking is not permitted.

5. Roofs pitches must have gable, hip, or gambrel forms. Minimum roof pitch for all structures except manufactured homes shall be 4 inches of vertical rise for each 12 inches of horizontal width, and with a minimum 6-inch overhang.

(3) Development Standards Applicable in Specific Subareas of the S-RN Zone.

(a) Building Orientation and Entrances.

1. Within the LDR subarea all primary residential structures, including multi-unit structures, must comply with the following:

a. For buildings within 50' of the front lot line, primary building entrances shall face the street and be directly accessed by a sidewalk. On corner lots, the building entrance may face either of the streets, or be oriented toward the intersection of both streets.

b. Off-street motor vehicle parking or vehicular circulation may not be located between the front door of the primary residence and the street.

2. Within the RMU, CMU and MSC subareas:

a. Buildings fronting on a street or streets must provide a main entrance on the facade of the building nearest to and facing each street that the building abuts. A main entrance is a principle entrance through which people enter the building.

b. So long as the length of the building adjacent to the street does not exceed 50 feet, corner entrances may be used to provide entrance orientation to two streets.

c. Off-street motor vehicle parking or vehicle circulation may not be located between the front door of any building and the street.

(b) Building Facades and Windows.

1. Blank Walls. Within the LDR subarea, a minimum of 15 percent of any facade that faces a front property line shall contain windows or doors. Windows in garage doors do not count toward meeting this standard, but windows in garage walls that face the street do count toward meeting this standard. To count toward meeting this standard, a door must be at the main entrance and facing a street lot line. Gabled areas are not part of the facade for purposes of determining compliance with this section.

2. Exterior Finish Materials.

a. Within the LDR subarea, concrete block, concrete, or corrugated metal may not be used as primary exterior building materials in low density residential structures, except as a trim material that covers no more than ten percent of any facade. Plywood and sheet pressboard may be used only as finish exterior material when applied in a board and batten pattern with battens spaced at two feet on center or less. Concrete and concrete block are allowed as foundation materials only.

b. Within the RMU, CMU and MSC subareas, the exterior walls building facades shall be of suitable durable building materials including the following: stucco, stone, terra-cotta, tile, cedar shakes and shingles, beveled or ship-lap or other narrow-course horizontal boards or siding, vertical board & batten siding, articulated architectural concrete masonry units (CMU), brick, textured concrete, stucco, synthetic stucco (EIFS), and textured concrete block, or similar materials which are low maintenance, weather resistant, abrasion resistant and easy to clean. Prohibited building materials include the following: plain concrete, plain concrete block, corrugated metal, and unarticulated board siding (e.g. T1-11 siding, plywood, sheet pressboard) and similar quality, non-durable materials.

3. Within the RMU, CMU and MSC subareas, the following standards apply to stand-alone commercial buildings and to mixed-use buildings with ground-floor commercial uses:

a. Except for building walls that face an alley, ground floor walls shall contain windows (as stated below) at the ground level. The windows may extend a maximum sill height of 4 feet above finish grade to a height at least 3 feet above the sill with no other limits on the height of the window. The windows on any walls that require windows shall occupy at least 60 percent of the length of the ground floor wall area. On corner lots, this provision applies to both street frontage elevations. The transparency is measured in lineal fashion (e.g. a 100 foot wide building facade shall have a total of at least 60 lineal feet of windows). This standard shall not apply to parking structures. The bottom of required windows shall be no more than 4 feet above the finished grade at the front building facade.

b. Darkly tinted windows and mirrored windows that block two-way visibility are prohibited as ground floor windows.

c. Along the vertical face of a structure, offsets shall occur at a minimum of every 50 feet by providing at least 1 of the following:

(1) Recesses, including entrances, of a minimum depth of 3 feet.

(2) Extensions, including entrances, at a minimum depth of 3 feet.

(3) Offsets or breaks in roof elevation of at least 3 feet in height.

(c) Front Porches. Within the LDR subarea, front porches shall be provided on the ground floor of all dwelling units, other than multi-family dwelling units. Front porches shall be a minimum of 6 feet deep by 10 feet wide (a minimum of 60 square feet). A minimum of 60% of each porch shall be covered to provide weather protection.

(d) Elevated Finished Floor Elevations. Within the LDR subarea, finished floor elevations of residential structures shall be a minimum of 2 feet above the grade of the sidewalks, where sidewalks are adjacent to the dwelling units.

(e) Roof Pitch.

1. Within the LDR subarea, roof pitches must have gable, hip, or gambrel forms. Minimum roof pitch for all structures except manufactured homes shall be 4 inches of vertical rise for each 12 inches of horizontal width (4:12), and with a minimum 6-inch overhang.

2. Within the CMU, RMU and MSC subareas, pitched roofs shall provide a minimum 4:12 pitch. Flat roofs shall provide a cornice, or other decorative treatment.

a. Residential and mixed-use buildings, including accessory buildings, shall be constructed with pitched roofs having a gable, hip, or gambrel form. Minimum roof pitch on these buildings is 4 inches of vertical rise for each 12 inches of horizontal width (4:12). Such roofs shall have a minimum 6-inch overhang.

b. Any non-residential building may have either pitched or flat roofs provided that the buildings are constructed with a cornice or parapet extending a minimum of 3 feet above the roof plane.

(f) Window and Door Treatments. Within the LDR subarea, all windows and doors shall provide a minimum 3-inch trim or be recessed a minimum of 3 inches to provide shadowing.

(g) Signs. In addition to the applicable sign standards in EC 9.6600 through 9.6650, the following standards apply:

1. Within the CMU subarea:

a. Permitted Sign Types. Signs allowed shall be limited to the following types:

(1) Awning signs;

(2) Electronic message centers;

(3) Freestanding signs.

(4) Marquee signs;

(5) Readerboards;

(6) Under-marquee signs; and

(7) Wall signs.

b. Maximum Number of Signs. The number of signs allowed shall be limited to no more than the following amounts for each business occupant:

(1) One under-marquee sign per business occupant; and

(2) One awning, marquee or wall sign per business occupant; and

(3) One freestanding sign per occupied building.

c. Maximum Sign Area. The following size limitations apply to signs in areas designated for Commercial Mixed-Use:

(1) A freestanding sign shall be no more than 24 square feet for 1 face and 48 square feet for 2 or more faces.

(2) The sum of the area of all wall signs, marquee signs and awning signs on any wall where the general office sign stands apply shall be limited to 0.5 square feet times the length of the perimeter wall upon which the signs are located.

(3) No awning, marquee, under-marquee, or wall sign may exceed 100 square feet.

d. Freestanding Sign Location. Freestanding signs are allowed to be located only at entrances to or exits from parking areas for multi-tenant buildings.

e. Maximum Sign Height. A freestanding sign shall be no more than 8 feet in height.

2. Within the MSC subarea:

a. Permitted Sign Types. Signs allowed under sign standards shall be limited to the following types:

(1) Awning signs;

(2) Electronic message centers;

(3) Freestanding signs.

(4) Marquee signs;

(5) Readerboards;

(6) Under-marquee signs; and

(7) Wall signs.

b. Maximum Number of Signs. The number of signs allowed shall be limited to no more than the following amounts for each business occupant:

(1) If the development site is occupied by only 1 business occupant:

(A) One under-marquee sign; and

(B) One awning, marquee, or freestanding sign;

(C) The business occupant may substitute 2 wall signs on separate walls for the free-standing sign permitted in EC 9.3815(3)(g)(2)(a)

(2) If the development site is occupied by more than 1 business occupant:

(A) One under-marquee sign per business;

(B) One awning, marquee or wall sign per business; and

(C) One freestanding sign or 2 additional wall signs per development site, provided that each additional wall signs are placed on separate walls.

c. Maximum Sign Area. The following size limitations apply to signs in areas designated for Main Street Commercial use:

(1) A freestanding sign for a development site shall be no more than 32 square feet for 1 face and 64 square feet for 2 or more faces for each business occupant on a development site. The maximum freestanding sign area when 2 business occupants are on the development site shall not exceed 64 square feet for 2 face or 132 square feet for 2 or more faces. The maximum freestanding sign area when 3 or more business occupants are on the development site shall not exceed 90 square feet for 1 face and 180 square feet for 2 or more faces.

(2) The sum of the area of all wall signs, marquee signs and awning signs on any wall shall be limited to 1.0 square feet times the length of the perimeter wall upon which the signs are located.

(3) No individual awning, marquee, under-marquee, or wall sign may exceed 100 square feet per face or 200 square feet for 2 or more faces.

d. Freestanding Sign Location. Freestanding signs are permitted only at entrances to or exits from parking areas for single tenant or multi-tenant buildings.

e. Maximum Sign Height. A freestanding sign shall be no more than 16 feet in height.

(h) Landscaping Standards. In addition to the landscape standards beginning with EC 9.6200 Purpose of Landscape Standards, and for multi-family development in EC 9.5500(8), the following standards apply to Commercial Mixed-Use area developments in the RMU, CMU and MSC subareas:

1. For commercial and mixed-use buildings with ground floor commercial uses, if the building is set back from the front lot line, the land between the building and a street must be landscaped to at least the L-1 Landscape Standard or paved with a hard surface for use by pedestrians. If a hard surface is provided, the area must contain at least two of the pedestrian amenities described in (h)2. below. The use of porous paving materials for hard surfacing is encouraged. Residential developments are exempt from this subsection.

2. Acceptable pedestrian amenities to satisfy (h)1., above, include:

a. Sidewalks, at least 8 feet in width, which include ornamental treatments (e.g. brick pavers, etc.).

b. Benches and public outdoor seating areas.

c. Public art (e.g. sculpture, fountain, clock, mural, etc.) with an acquisition and placement cost greater than ½ of 1 percent of the construction value of the structure.

d. Plazas or pocket parks with a minimum usable area of 300 square feet

e. Preservation of healthy, mature trees within 20’ of the front sidewalk area.

f. Transit shelter.

(i) Parking and Loading. Within the RMU, CMU and MSC subareas, in addition to the standards beginning at EC 9.6100 Purpose of Bicycle Parking Standards and EC 9.6400 Purpose of Motor Vehicle Parking and Loading Standards, the following standards apply:

1. Motor vehicle parking, maneuvering and circulation is not permitted between the street and the portion of a building that is used to comply with building setback requirements.

2. For commercial uses, including commercial uses in mixed use buildings:

a. No parking spaces are necessary if 8 or fewer parking spaces are otherwise required.

b. If 9 or more parking spaces are otherwise required, the required parking can be reduced by 4 spaces if the business provides a minimum of 2 of the amenities described in EC 9.3815(3)(h)(2), above.

(j) Outdoor Storage Areas. Within the RMU, CMU and MSC subareas, except for plant nurseries, outdoor storage is not permitted.

(k) Outdoor Merchandise Display. Within the RMU, CMU and MSC subareas, except for plant and garden supply products, outdoor merchandise display is not allowed.

(l) Garbage Collection. Within the RMU, CMU and MSC subareas, all outdoor garbage collection areas shall be screened on all sides within a solid perimeter enclosure that meets the following standards:

1. Materials within enclosures shall not be visible from streets and adjacent properties.

2. Required screening shall comply with EC 9.6210(6) Full Screen Fence Landscape Standard (L-6).

3. Trash and recycling receptacles for pedestrians are exempt from these requirements.

(m) Outdoor Lighting. Within the LDR subarea, outdoor lighting shall comply with the Low Ambient Light standards in EC 9.6725. Within the MDR, RMU, CMU and MSC subareas, outdoor lighting shall comply with the Medium Ambient Light standards in EC 9.6725.

(n) The following Table 9.3815(3)(n) sets forth additional standards for specific subareas of the S-RN Zone, subject to the special development standards in EC 9.3816 Special Development Standards for Table 9.3815(3)(n).

Table 9.3815(3)(n) S-RN Royal Node Special Zone Development Standards

(See EC 9.3816 Special Development Standards for Table 9.3815(3)(n).)

LDR

MDR

RMU

CMU

MSC

Minimum Net Density per Acre

8 units

18 units

18 units

18 units

18 units

Maximum Net Density per Acre

14 units

28 units

28 units

28 units

28 units

Maximum Building Height

Main Building

35 feet

35 feet

50'

50'

50'

Accessory Building

25 feet

25 feet

50'

50'

50'

Accessory Dwellings Detached from Main Building

25 feet

25 feet

25 feet

Minimum Front Yard Setbacks (2) (3) (5) (6) (7) (8) (9)

Front Yard Setback – residential (3)

10 feet

10 feet

10 feet

6 feet

Front Yard Setback – Garage doors and Carport (7)

18 feet

Front Yard Setback – Commercial (5) (6)

0 feet

0 feet' (5)

0 feet (5)

Front Yard Setback – Mixed Use (5) (6)

0 feet

0 feet (5)

0 feet (5)

Interior Yard Setback – Attached Buildings (2)(4)

0 feet

0 feet

0 feet

0 feet

0 feet

Interior Yard Setback – Detached Buildings (2)(4)

5 feet or minimum of 10 feet between buildings

5 feet or minimum of 10 feet between buildings

5 feet or minimum of 10 feet between buildings

5 feet or minimum of 10 feet between buildings

5 feet or minimum of 10 feet between buildings

Front Yard Setback – Mixed Use Building with Ground Floor Commercial (5)(6)

0 feet

0 feet

0 feet

Maximum Front Yard Setback

Commercial and/or Mixed Use Building except those Buildings on Royal Avenue or Roosevelt Boulevard with Commercial on Ground Floor in CMU or MSC

15 feet

15 feet

15 feet

Residential Buildings with more than 100' of street frontage

60% of the lot width occupied by building placed within 10' of the minimum front yard setback line

60% of the lot width occupied by building placed within 10' of the minimum front yard setback line

60% of the lot width occupied by building placed within 10' of the minimum front yard setback line

60% of the lot width occupied by building placed within 10' of the minimum front yard setback line

Residential Building with less than 100' of street frontage

40% of the lot width occupied by building placed within 10' of the minimum front yard setback line

40% of the lot width occupied by building placed within 10' of the minimum front yard setback line

40% of the lot width occupied by building placed within 10' of the minimum front yard setback line

40% of the lot width occupied by building placed within 10’ of the minimum front yard setback line

Non-residential Building fronting on Royal Avenue or Roosevelt Boulevard

6 feet

6 feet

Front Yard Setback Residential Building

10 feet

10 feet

Maximum Lot Coverage

All Lots, Excluding Rowhouse Lots

50%

50%

Rowhouse Lots

75%

75%

Fences – Maximum Height

Within Front Yard Setback Area

42 inches

42 inches

42 inches

42 inches

42 inches

Within Interior Yard Setback Area

6 feet

6 feet

6 feet

6 feet

6 feet

Minimum Floor Area Ratio

Commercial Structures Not Mixed with Residential Uses

0.5

0.5

0.5

(Section 9.3815 added by Ordinance No. 20275, enacted January 13, 2003, effective February 12, 2003; amended by Ordinance No. 20514, enacted July 22, 2013, effective August 24, 2013; and Ordinance No. 20625, enacted January 21, 2020, effective February 22, 2020.)