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(1) Application of Standards. In addition to the standards contained in EC 9.3950 to EC 9.3980, the General Standards for All Development in EC 9.6000 through 9.6885 and The Special Development Standards for Certain Uses in EC 9.5000 through EC 9.5350 apply within this zone, except the multi-family standards found in EC 9.5500(1)-(14) are not applicable in the S-WS zone unless specified at EC 9.3970(2)(e) below. In the event of a conflict between those general development standards and the development standards in EC 9.3950 to EC 9.3980, the specific provisions of EC 9.3950 to EC 9.3980 shall control.

Telecommunication devices proposed to located in the S-WS zone shall adhere to the siting requirements and procedures applicable to the C-2 zone starting at EC 9.5750.

(2) Development Standards – General Standards Applicable to All Property.

(a) Interior yards. There shall be no minimum setback requirement for interior yards except where these yards abut a different frontage district, in which case the minimum setback shall be five feet.

(b) Lot Standards. The lot standards applicable in the S-WS zone shall be those set forth in EC 9.2180 Commercial Zone Lot Standards for the C-2 zone.

(c) Front Lot Lines.

1. Corner lots. On corner lots, the front lot line will be established as follows:

a. If the corner lot has one lot line with frontage along Franklin Boulevard, that lot line shall be considered the front lot line

b. If the corner lot has one lot line with frontage along Garden Avenue or 15th Avenue, that lot line shall be considered the front lot line

c. For all other corner lots, all lot lines with street frontage shall be considered a front lot line.

2. Through lots. On through lots, the front lot line will be established as follows:

a. If the through lot has one lot line with frontage along Franklin Boulevard, that lot line shall be considered the front lot line

b. If the through lot has one lot line with frontage along Garden Avenue or 15th Avenue, that lot line shall be considered the front lot line.

(d) Weather protection. Weather protection features such as canopies, awnings or arcades shall be provided over at least the full width of all building entrances to a depth of at least 3 feet. Alternatively, building entrances may be set back a minimum of 3 feet behind the face of the building.

(e) Multi-family Standards.

1. Multi-family development sites shall contain a minimum of 400 square feet of common open space with no minimum dimension of the open space having less than 15 feet.

2. Either 20% of the development site or 15% of the livable floor area, whichever is greater, shall be provided as common open space on the development site except that if the minimum net density for the development site is 45 units per acre or greater, the development site shall be exempt from these standards.

3. The requirements in EC 9.5500(9)(a) through (d) are applicable within the S-WS Walnut Station Special Area Zone.

(f) Building heights. Within the S-WS zone, building heights are measured in stories with a maximum height measured in feet. Maximum building heights and required building stepbacks shall be determined using the S-WS Walnut Station Special Area Zone Height Regulating plan (Figure 9.3970(2)(f) and as shown in Plan’s accompanying Figures “a” through” g”. There is no minimum height except where a minimum ground floor story is required. For the purposes of this chapter, story is defined as that portion of a building included between the upper surface of any floor and the upper surface of the next floor above, except that the top story shall be that portion of a building included between the upper surface of the top floor and the ceiling above. Maximum building height shall be as regulated in the Eugene Code.

(g) Lots Abutting Park, Recreation and Open Space. Development on a lot within the S-WS Walnut Station Special Area Zone that is adjacent to the Park, Recreation and Open Space Zone shall treat those lot lines that abut the Park, Recreation, and Open Space zone as street-facing lot lines and shall comply with the standards for the Transition Edge 15th Avenue (S-WS/TE-15).

(h) Structured Parking. 1% of the total cost of the structure must be used to include public art as a component of the parking structure.

(i) Historic Properties. In the event that a property is subject to and approved through the Historic Property Alteration Approval Criteria at EC 9.8175, it is exempt from the standards in this code.

Figure 9.3970(2)(f). S-WS Walnut Station Special Area Zone

Height Regulating Plan

Height Standard “a”

Buildings shall be a maximum of 7 stories, not to exceed a maximum height of 90 feet. A minimum 15-foot stepback is required above the 5th story. Along Franklin Boulevard, the ground floor height shall be a minimum of 15 feet as measured from floor to floor.

Height Standard “b”

Buildings shall be a maximum of 7 stories, not to exceed a height of 90 feet. A minimum 15-foot stepback is required above the 5th story. The 7 story maximum shall step down to a maximum of 5 stories no greater than 200 feet behind the front property line. Along Franklin Boulevard, the ground floor height shall be a minimum of 15 feet as measured from floor to floor.

Height Standard “c”

Buildings shall be a maximum of 7 stories, not to exceed a height of 90 feet. A minimum 75-foot stepback is required above the 5th story.

Height Standard “d”

Buildings shall be a maximum of 7 stories, not to exceed a height of 90 feet. A minimum 30-foot stepback is required above the 3rd story and a minimum 15-foot stepback is required above the 5th story.

Height Standard “e”

Buildings shall be a maximum of 7 stories, not to exceed a height of 90 feet. A minimum 15-foot stepback is required above the 3rd story and a minimum 15-foot stepback is required above the 5th story.

Height Standard “f”

Buildings shall be a maximum of 5 stories, not to exceed a height of 65 feet.

Height Standard “g”

Buildings shall be a maximum of 5 stories, not to exceed a height of 65 feet. A minimum 30-foot stepback is required above the 3rd story. The Millrace top of bank shall function as the property line for the purposes of measuring the stepback for properties exempt from the /WR Goal 5 setback.

Height Standard “g” with /WR overlay; for properties that are subject to the /WR Goal setback, the three story maximum does not apply as the Goal 5 setback exceeds the 30 foot stepback requirement. Buildings shall be a maximum of 5 stories, not to exceed a height of 65’.

(3) Transportation System.

(a) General application of standards. Transportation facilities shall be located and constructed to standards in EC 9.6800 unless otherwise specified herein.

(b) Access from and location of alleys.

1. A public alley may be provided and constructed along 14th Avenue as shown on Figure 9.3970(3)(b).

2. Mid-block private accessways may be provided and constructed in lieu of a public alley between Franklin Boulevard and Garden Avenue to provide access to properties fronting those streets.

3. Parking access shall be from an alley where an alley exists or from a mid-block internal access lane or alley where proposed. In the absence of a proposed, planned or existing mid-block access, access may be from the front or side of the property, consistent with EC 9.3970(3)(b).

Figure Figure 9.3978(3)(b). S-WS Walnut Station Special Area Zone

Transportation Features

(c) Minimum Rights-of-Way and Street Sections. Street rights-of-way and improvements shall be the widths indicated in Figures 9.3970(3)(e)1 – 4.

(d) Franklin Boulevard. In accordance with EC 9.6750(2)(c), the center line of Franklin Boulevard between Walnut Street and Onyx Streets on the north side and between Walnut Street and Villard Street on the south side is precisely identified in the Walnut Station Specific Area Plan.

(e) Street Cross Section Design Recommendations. The following street cross section design recommendations are for conceptual purposes only.

Figure 9.3970(3)(e)1 Franklin Boulevard

Figure 9.3970(3)(e)2 Streets North of Franklin Boulevard

Figure 9.3970(3)(e)3 Streets South of Franklin Boulevard (Excluding Villard Street)

Figure 9.3970(3)(e)4 Villard Street

(f) Street tree requirements. Locations and other specifications for street trees are found in Section EC 7.280 of this code.

(g) Street lighting requirements. Locations and other specifications for street lighting, including pedestrian-scale lighting, are found in Section 9.3970(10) below.

(h) Pedestrian circulation. All developments except single-family residences shall provide on-site pedestrian circulation in accordance with EC 9.6730 Pedestrian Circulation On-Site.

(4) Parking Requirements.

(a) Required off-street motor vehicle parking. The following minimum and maximum parking standards apply instead of the standards in Table 9.6410. The provisions in EC 9.6410(1)(a) through (c), EC 9.6415(1) through (3), EC 9.6420(1), (2), (3)(a), (b), and (e), (4), (5), and (6), apply to the siting and design of parking and loading facilities in the Walnut Station area. Uses not listed do not have a parking requirement.

Use

Minimum Number of Off-street Parking Spaces

Maximum Number of Off-Street Parking Spaces

Residential

No off-street parking spaces are required for accessory dwellings.

Except as provided in an adjustment pursuant to EC 9.8030(29), the minimum number of required parking spaces shall be .5 parking spaces per dwelling unit.

Except for required parking spaces for persons with disabilities, a maximum of 2.25 parking spaces are allowed per dwelling unit.

Non-Residential Uses

Except as provided in an adjustment pursuant to EC 9.8030(29), the minimum number of required parking spaces shall be 1 parking space for every 660 square feet of gross floor area.

Except for required parking spaces for persons with disabilities, spaces provided in park and ride lots operated by a public transit agency, and spaces within structured parking with two or more levels, the maximum number of parking spaces is 1 parking space per every 250 square feet of gross floor area.

(b) Location of On-Site Parking. On-site parking must be located at the rear of the building or on the side of the building in the absence of alley access or a shared private alley.

(c) Access. No new access connections shall be permitted on Franklin Boulevard

1. When Franklin Boulevard has been developed consistent with EC 9.3970(3)(b) this street will be exempt from the access management standards adopted by Ordinances 20457 and 20458.

2. Driveways and access connections shall be no more than 20 feet wide. No more than one access connection per tax lot per street frontage shall be allowed except as provided at EC 7.410.

(d) Parking area landscaping. In addition to the standards for specific frontage districts as provided at EC 9.3975, the parking area landscaping standards in EC 9.6420(3) and EC 9.6205 apply to off-street parking areas in the S-WS zone.

(e) Bicycle parking. The following minimum bicycle parking standards apply instead of the standards in Table 9.6105(5). Uses shall provide a minimum number of bicycle parking spaces as designated in Table 9.3970(4)(e) below. Where two options are provided (e.g., 4 spaces, or 1 per dwelling), the option resulting in more bicycle parking shall be used. The remaining standards in EC 9.6105 (1-4) and EC 9.6110 are applicable within the S-WS zone.

Table 9.3970(4)(e) – Minimum Required Bicycle Parking Spaces

Use Categories

Specific Uses

Number of Required Spaces

Residential Categories

Multifamily

4 minimum or 1 per dwelling

Dormitories

4 minimum or 1 bike space for every three occupants

Commercial Categories

Trade

4 minimum or 1 per 3,000 sq. ft. of floor area

Eating and Drinking Establishments

4 minimum or 1 per 600 sq. ft. of floor area

Lodging

4 minimum or 1 per 10 rentable rooms

Office

4 minimum or 1 per 3,000 sq. ft. of floor area

Institutional Categories

Government related uses

4 minimum or 1 per 500 sq. ft. of floor area

Parks

8 per park or playground

Schools

Elementary through High School

1 per 8 students

Universities/Colleges

1 per 5 full-time students

Medical Centers

4, or 1 per 3,000 sq. ft. of floor area

Religious Institutions and Places of Worship

1 per 20 fixed seats or 40 feet of bench length or every 200 square feet in main auditorium where no permanent seats or benches are maintained

Parks and Open Spaces

Park or playground

8 per park or playground

Transportation Related Uses

Structured parking

10% of vehicle spaces provided

Transit park & ride

10% of vehicle spaces provided

(5) Delivery and Loading Areas.

(a) Maneuvering and circulation related to delivery and loading is not permitted between the street and the portion of a building that is used to comply with building setback requirements.

(b) All loading spaces shall be off the street, shall be in addition to required off-street parking spaces, and shall be served by service drives, alleys, private accessways and maneuvering areas so that no backward movement or other vehicle maneuvering within a street will be required.

(c) All off-street loading spaces shall be on interior service courts or screened from view from all adjacent property lines according to EC 9.6210(4) High Wall Landscape Standard (L-4).

(6) Drive-through Facilities.

(a) Stacking area. Drive-through establishments shall provide a specially designed area for vehicle stacking located on private property between the public right-of-way and the pick-up window or service area. For a single row of vehicles, the specially designed area shall be at least 200 feet in length to allow for stacking of up to 10 cars. For a double row of vehicles, the specially designed area shall be at least 100 feet in length to allow for stacking of up to 5 cars. This area shall not interfere with safe and efficient circulation on the development site or abutting public right-of-way.

(b) Access. No new direct access onto Franklin Boulevard is permitted for drive-through facilities. Drive-through establishments with frontage along Franklin Boulevard are required to take access from a side street or internal accessway.

(c) Landscaping. All vehicle stacking areas shall be landscaped as required by EC 9.6420(3).

(7) Landscaping requirements. Development will conform to landscaping requirements in EC 9.6205 through 9.6255 except as noted in sections (a – c), below.

(a) Instead of the provisions at EC 9.6205(1) – (3), the landscape standards reflected at EC 9.6207 – 9.6255 and in EC 9.3975 apply to: building expansions which increase the building square footage by 50% or more; the addition of three or more vehicle parking spaces; or new development on vacant sites. In the case that the development meets the threshold above, the landscape standards apply to the entire lot.

(b) All portions of required front-yard setbacks not otherwise covered by legal driveways, buildings, or pedestrian amenities consistent with this chapter shall be landscaped and maintained to a minimum of the L-2 standard. Where no front yard is required and no structures are proposed or required, the minimum landscape bed width shall be five feet in width.

(c) Enhanced pedestrian amenities (as defined in EC 9.0500) and urban plazas may be provided in lieu of landscaping, except that shade trees are still required at the ratio of one tree for every 250 square feet of urban plaza area. An urban plaza must be a public space with at least two of the following: patio-seating area, pedestrian plaza with benches, covered playground area, kiosk area, water feature, clock tower or other similar focal feature or amenity. Any such area shall have direct access to the public sidewalk network and be placed in a visible location.

(d) For the L-2 landscape standard, a solid wall between 30 and 42 inches in height may be permitted as a substitute for the required shrubs and trees, but the other plant material is still required as described in the L-2 standard.

(8) Garbage and recycling collection. All outdoor garbage collection areas shall be screened on all sides with walls or gates that meet the following standards.

(a) The collection area shall not be visible from streets and adjacent properties.

(b) Required screening shall comply with EC 9.6210(6) Full Screen Fence Landscape Standard L-6. The width of the landscape beds shall be consistent with the width of parking lot landscape screening requirements for the subdistricts at 9.3975 below.

(c) Trash and recycling receptacles for pedestrians are exempt from these requirements.

(d) Garbage and recycling facilities shall not be located within required landscape areas.

(9) Outdoor storage areas. For non-residential development, outdoor storage is not permitted except for nurseries and overnight/temporary storage of sidewalk tables and chairs.

(10) Outdoor lighting. Outdoor lighting shall conform to standards specified in EC 9.6725 and as indicated in the following table.

Frontage District

Applicable Lighting Standard Section

Franklin Corridor (S-WS/FC)

High Ambient – EC 9.6725(8)(d)

Garden Avenue (S-WS/GA)

Medium Ambient – EC 9.6725(8)(c)

Transition Edge 15th (S-WS/TE-15)

Medium Ambient – EC 9.6725(8)(c)

Parks, Recreation and Open Space (S-WS/PRO)

Low Ambient – EC 9.6725(8)(b) except Intrinsically Dark EC – 9.6725(8)(a) within 40 feet of a /WR area

(11) Signs. Signs shall confirm to standards specified in EC 9.6600 – EC 9.6670 as indicated in the following table:

Frontage District

Applicable Sign Standard Section

Franklin Corridor (S-WS/FC)

Central Commercial – EC 9.6670

Garden Avenue (S-WS/GA)

Central Commercial – EC 9.6670

Transition Edge 15th Avenue (S-WS/TE-15)

General Office – EC 9.6655

Parks, Recreation and Open Space (S-WS/PRO)

Residential EC – 9.6650

(12) Park, Recreation Open Spaces and Facilities. Development of park, recreation and open space facilities shall be governed by the code sections applicable in the Park Recreation and Open Space Zone in EC 9.2600.

(Section 9.3970 added by Ordinance No. 20460, enacted July 12, 2010, effective August 14, 2010; amended by Ordinance No. 20569, enacted November 14, 2016, effective December 17, 2016; and Ordinance No. 20625, enacted January 21, 2020, effective February 22, 2020.)