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(1) Purpose of Multiple-Family Standards. The purpose of these development standards is to:

(a) Ensure that new multiple-family development enhances the character and livability of Eugene’s neighborhoods;

(b) Ensure that the increased density that results from such development makes a positive contribution to the areas in which they are built;

(c) Encourage crime prevention through environmental design, decrease the opportunity for crime, and increase user perception of safety;

(d) Promote multiple-family developments having maximum economic life and stability;

(e) Provide an adequate supply and range of housing types and prices that will meet the city’s future population growth;

(f) Promote building and site design that contributes positively to a sense of neighborhood and to the overall streetscape by carefully relating building frontages and yards to public streets and adjacent properties;

(g) Ensure that design of multiple-family developments provides for a sensitive transition to nearby, less-intensive development;

(h) Provide a physical environment that contributes to and enhances the quality of life;

(i) Provide amenities that make a multiple-family development a fully functional residential community.

(2) Applicability of Multiple-Family Standards.

(a) Except for building alterations and building additions that increase the square footage of liveable floor area by less than 50%, multiple-family standards shall apply to all multiple family developments in all zones except commercial. In cases where the standards apply, they shall be considered applicable for the portion of the development site impacted by the proposed development.

(b) Multiple family standards shall also apply to multiple family developments in commercial zones unless the entire ground floor, with the exception of areas for lobbies, stairs, elevators and bicycle storage for residents, is in non-residential use. Additional ground floor use standards in Table 9.2161 Commercial Uses Requirements in Mixed-Use Residential Developments also apply.

(c) Notwithstanding subsections (a) and (b) above, multiple-family standards do not apply to multiple family developments in commercial zones within the Downtown Plan Area as shown on Map 9.2161(6) Downtown Plan Map.

(3) Building Height. The maximum building heights allowed are those permitted according to the applicable base zone.

(4) Minimum and Maximum Building Setbacks.

(a) Required Setbacks. The required building setbacks are those required in the applicable base zone.

(b) Street Frontage. On development sites that will result in 100 feet or more of public or private street frontage, at least 60 percent of the site frontage abutting the street (including required yards) shall be occupied by a building(s) or enhanced pedestrian space with no more than 20 percent of the 60 percent in enhanced pedestrian space, placed within 10 feet of the minimum front yard setback line. (See Figure 9.5500(4)(b) Multiple-Family Minimum Building Setback Along Streets.) On development sites with less than 100 feet of public or private street frontage, at least 40 % of the site width shall be occupied by a building(s) placed within 10 feet of the minimum front yard setback line. Building projections and offsets with an offset interval of 10 feet or less meet this standard (excluding required yards). “Site width,” as used in this standard, shall not include areas of street frontage that have significant natural resources as mapped by the city, delineated wetlands, slopes greater than 15%, recorded easements, required fire lanes or other similar non-buildable areas, as determined by the planning director.

(c) Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(2) Setback Standards Adjustment.

(5) Building Orientation and Entrances.

(a) Building Orientation. Multiple-family residential buildings located within 40 feet of a front lot line shall have their primary orientation toward the street.

(b) Ground Floor Building Entrances. The main entrance(s) of ground floor units of any residential building located within 40 feet of a street must face the front lot line. Main entrances may provide access to individual units, clusters of units, courtyard dwellings, or common lobbies. The following exceptions shall apply:

1. On corner lots the main building entrance(s) may face either of the streets or be oriented to the corner.

2. For buildings that have more than 1 entrance serving multiple units, only 1 entrance must meet this requirement.

3. For buildings proposed to be “side oriented” to public streets due to access requirements and/or dimensional constraints not created by the applicant, main entries may face up to 90 degrees away from the street provided both of the following apply:

a. They are visible from the street.

b. The building side facing the street shall not include windows or views into a parking area or garage and shall contain windows that occupy a minimum of 15% of the facade.

(c) Upper Story Building Entrances. The main entrance of upper story units shall be provided from the interior of the building or from an exterior walkway that serves no more than 2 units. Stairways to upper floors shall be adequately lighted and protected from the elements. Access to upper-story units may be provided at the front, side or rear of a building.

(d) Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(4) Building Orientation and Entrance Standards Adjustment.

(6) Building Mass and Facade.

(a) Maximum Building Dimension. Neither the maximum length nor width of any building within 40 feet of a front lot line can exceed 100 feet in the R-1 and R-2 zones and 150 feet in all other zones.

(b) Windows. Street facades shall contain windows covering a minimum of 15% of the facade on each floor level.

(c) Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on criteria of EC 9.8030(8)(a).

(7) Building Articulation.

(a) Articulation Requirement. To preclude large expanses of uninterrupted wall surfaces, exterior elevations of buildings shall incorporate design features such as offsets, projections, balconies, bays, windows, entries, porches, porticos, or similar elements.

1. Horizontal Surface. At least 2 of the design features outlined above shall be incorporated along the horizontal face (side to side) of the structure, to be repeated at intervals of no more than 40 feet.

2. Vertical Surface. At least 2 of the design features outlined above shall be incorporated along the vertical face (top to bottom) of the structure, to be repeated at intervals of no more than 25 feet.

(b) When offsets and projections are used to fulfill articulation requirements, the offset or projection shall vary from other wall surfaces by a minimum of 2 feet. Such changes in plane shall have a minimum width of 6 feet.

(c) Individual and common entry ways shall be articulated by roofs, awnings, or porticos.

(d) Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on criteria of EC 9.8030(8)(b).

(8) Site Landscaping.

(a) Minimum Landscape Area. Landscaping is required according to the applicable base zone minimum landscape area standards. If there are none specified, the minimum landscape area shall be equal to the amount of area required as open space specified in EC 9.5500(9).

1. Any required landscaping, such as for required front and interior yard setbacks and to comply with parking landscape standards, shall apply toward the development site area landscaping requirements.

2. Common open space areas required under EC 9.5500(9) Open Space also apply toward meeting the minimum landscaped area requirements of this section, if they are uncovered.

3. Any portion of a private, ground level open space area exceeding one hundred square feet shall be counted toward the minimum landscape area requirement.

(b) Compliance with Landscape Standards. Except as may be otherwise provided in this subsection (8), all required landscaping shall comply with the standards beginning at EC 9.6200 Purpose of Landscape Standards. In the event of a conflict between the standards beginning at EC 9.6200 and this subsection, the standards in this subsection shall control.

(c) Landscape Requirements. Site landscaping shall conform to the following:

1. Required Landscaping in Yards Abutting Streets. Landscaping shall be installed and maintained in yards abutting streets that complies, at a minimum, with the standards in EC 9.6210(1) Basic Landscape Standard (L-1). The required landscaping shall be placed within the required front yard setback area and may be pierced by pedestrian and vehicular access ways.

2. Private Open Space Screening. Where provided, ground-level private open space required under EC 9.5500(9) Open Space (b) Private Open Space shall be physically and visually separated from common open space through the use of perimeter landscaping and/or fencing. If landscaping is used, such landscaping shall apply toward the minimum landscape requirement.

3. Street Trees. Street trees are required along the frontage of all developments abutting newly created public or private streets in accordance with provisions of Chapter 7 of this code regarding the Street Tree Program – Policies, Standards, and Procedures.

(d) Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(3) Landscape Standards Adjustment.

(9) Open Space. Open space that complies with Table 9.5500(9) and the standards in this subsection (9) shall be provided unless exempt under other provisions of this land use code. Required open space may be provided as common open space, or as a combination of common and private open spaces.

Table 9.5500(9) Open Space Requirements

Minimum Area Combined Common and Private Open Space

The greater area determined by the following percentages for the zone must be provided on the development site.

Zone

R-1

R-2

R-3

R-4

C-1

C-2

C-3

GO

All Other Zones

Percent of the Development Site

20%

20%

20%

20%

20%

20%

N/A

20%

20%

Percent of Livable Floor Area

25%

25%

15%

15%

25%

15%

N/A

15%

15%

Minimum Density for Exemption from Open Space Requirements by Zone

Zone

R-1

R-2

R-3

R-4

C-1

C-2

C-3

GO

All Other Zones

Dwelling Units Per Net Acre

N/A

N/A

N/A

N/A

23

45

N/A

45

45

(a) Common Open Space. All development sites shall contain a minimum of 400 square feet of common open space. A minimum of 20-percent of the total provided common open space shall be living plant material.

1. Common open space may include any of the following:

a. Outdoor areas incorporating:

(1) Lawn or hard surfaced areas to be used for active or passive recreation in which user amenities such as trees, shrubs, planters, pathways, tables, benches or drinking fountains have been placed.

(2) Ornamental or food gardens.

(3) Developed and equipped adult recreation areas.

(4) Developed and equipped children’s play areas.

(5) Sports courts (tennis, handball, volleyball, etc.).

(6) Swimming pools, spas and adjacent patios and decks.

(7) Roof terraces.

(8) Picnic areas.

(9) Patios.

(10) Porches with floors no more than 30 inches above grade.

(11) Internal courtyards.

b. Common open space may also include up to 30% of the required area in natural resource areas, such as steep slopes greater than 25%, forested areas, conservation areas and delineated wetlands.

c. Up to 30% of common open space may be located in indoor recreation areas fitted with game equipment, work-out equipment, court sports facilities, swimming pools, plant greenhouse, wood shop, or other designated project or game equipment, if the facility conforms to the following standards:

(1) The minimum area of any single space shall be 225 square feet, with no dimension being less than 15 feet.

(2) Interior common open space shall be at least 10 feet in floor to ceiling height; glazed window and/or skylight areas shall be provided in the proportion of 1 square foot for each 4 square feet of the floor area of the common space.

(3) The space shall be accessible from a common lobby, courtyard or exterior common open space.

2. Outdoor common open space shall comply with all of the following:

a. The minimum area for any single outdoor common open space shall be 225 square feet.

b. At least one area of outdoor common open space shall be a minimum of 15 feet by 15 feet.

c. The minimum dimensions for any portion of outdoor common open space in the front yard setback shall be at least 15 feet by 15 feet. The minimum dimensions for any other portion of outdoor common open space shall be at least 10 feet by 10 feet.

d. For development in the area identified in Map 9.5500(9)(a)2.d. University Area R-3 and R-4 Zoning, common outdoor open space must abut a front lot line for a minimum length of 20 percent of the total lot frontage. For lots with frontage on more than one street, this standard only applies along one street frontage.

e. Required setback areas and areas required to comply with perimeter parking lot landscape standards may be applied toward the minimum open space requirements when the minimum dimensions of such space meets the standards above in (a)-(c).

f. Outdoor common open spaces shall not be used as parking areas.

(See Figure 9.5500(9)(a)2.)

(b) Private Open Space. Private open space is outdoor space directly adjacent to a dwelling unit providing an outdoor area for private use by the occupants of the dwelling unit. Private open space, where provided, shall meet the minimum standards in the following Table 9.5500(9)(b).

Table 9.5500(9)(b): Minimum Private Open Space Sizes

Location

Minimum Area

Minimum Dimension

Ground Level

100 square feet

10 feet

Balcony

20 square feet

4 feet

Roof Terrace

100 square feet

8 feet

1. Balconies located within 20 feet of property zoned R-1 shall not be counted as private open space.

2. To be counted toward the minimum required, private open space may be covered, but cannot be enclosed. Private open space is considered enclosed when the space between a floor, decking, or ground level and a roof structure has more than three sides taller than 42 inches in height.

3. Ground level private open space shall be screened or buffered from adjacent private open space and dwellings by landscape, fencing or partitions. Such screening or buffering shall be a minimum of 30 inches in height.

4. Ground level private open space shall be physically separated from common outdoor open space by fencing or landscaping meeting the EC 9.6210(2) Low Screen Landscape Standard (L-2).

(c) Open Space Credit. An open space credit, not to exceed 25 percent of the total open space requirement, may be applied toward compliance with that requirement, for developments that are located within one-quarter mile of a public park as measured along the route of the shortest existing public way or private street.

(d) Criteria for Adjustment. Except for the amount of open space required per Table 9.5500(9), Open Space Requirements, adjustments to the standards in this subsection may be made. Adjustments shall be based on the criteria of EC 9.8030(8)(c).

(10) Block Requirements.

(a) Block Structure. Multiple-family developments 8 or more acres in size shall be developed as a series of complete blocks bounded by public or private streets. Natural areas, waterways, high voltage power lines, and other similar substantial physical features may form up to 2 sides of a block. The maximum block size within a multiple-family development shall be no greater than 4 acres in size. (See Figure 9.5500(10) Multiple-Family Block Requirements.)

(b) Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(8)(d).

(11) Site Access and Internal Circulation.

(a) Streets. Street standards and connectivity requirements for local residential streets shall be applied to public and private streets within multiple-family developments. (Refer to EC 9.6815 Connectivity for Streets.). (See Figure 9.5500(12) Multiple-Family Parking.)

(b) Driveways. Driveways and parking drives are private roadways for projects or portions of projects not served by streets. Driveways and parking drives shall be designed in accordance with the following standards:

1. Driveways. Driveways provide vehicular access to parking and dwelling units but do not provide primary pedestrian access to units. Driveways are intended to be used primarily for vehicular circulation and dwelling access and should be visually distinct from streets. (See Figure 9.5500(11)(b) Multiple-Family Driveways). The following standards apply:

a. Two-way driveways shall be a minimum width of 20 feet, one-way driveways shall be a minimum width of 12 feet.

b. The maximum driveway width is 28 feet.

2. Parking Drives. Parking drives are driveways lined with head-in parking spaces, diagonal parking spaces, garages, or any combination thereof along a significant portion of their length. Parking drives for multiple-family developments with more than 20 units shall be designed so as to permit no through-motor vehicle movements. (See Figure 9.5500(12) Multiple-Family Parking.)

(c) Alley Access. Development sites with alley access, either at the rear yard or along the side yard, shall use the alley to provide access to the development site if either:

1. The alley right-of-way width is 20 feet for the length of the alley between the development site and the street; or

2. The development site’s only street frontage is on an arterial or collector street.

In the instances described in 1. or 2., no direct access to the street, other than by the alley, shall be permitted. (See Figure 9.5500(11)(b) Multiple-Family Driveways.) In other instances, alley access is optional.

(d) Setback Sidewalks. Setback sidewalks shall be required along any public or private street adjacent to or within the development site.

(e) Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(8)(e).

(12) Vehicle Parking.

(a) Parking Element Types. The city shall allow on-site parking to be provided as part of any multiple-family development project in the form of garages (private or common), carports, open parking areas. All parking, except common garages, shall be designed as parking courts according to EC 9.5500(12)(b) Parking Courts.

(b) Parking Courts.

1. Maximum Size of Parking Courts. Individual parking courts shall be no more than 9,000 square feet in size and shall be physically and visually separated by a landscape area a minimum of 20 feet in width. No more than 3 individual parking courts may be connected by an aisle or driveway. (See Figure 9.5500(12) Multiple-Family Parking and Multiple-Family Parking Continued.)

2. Parking Court Width. A parking court of any length shall consist of no more than one 1 double-loaded parking aisle.

3. Parking Court Separation. Planting islands shall be placed between parking courts to visually interrupt rows of parked vehicles and to separate individual parking courts. Planting islands between parking courts shall have a minimum width of 20 feet and a minimum area of 360 square feet. Each of these islands shall provide at least 1 canopy shade tree having a clear trunk height of at least 9 feet. Architectural elements such as trellises, porches, and stairways may extend into planting islands between parking courts. Other parking area landscape standards in EC 9.6420 Parking Area Standards also apply. (See Figure 9.5500(12)(b) Multiple-Family Parking Courts)

(c) Limitation on Parking Frontage. To strengthen the presence of buildings on the street, parking and vehicle use areas and garages adjacent to any public or private street frontage shall extend across no more than 50 percent of any street frontage. No parking spaces, with the exception of underground parking, shall be placed within any required front yard area. Parking areas shall not be located between buildings and the street. A single-story street level parking garage may not occupy the street frontage of a multiple-family development, except for parking garage driveways.

(d) Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(8)(f).

(13) On-Site Pedestrian Circulation. Multiple-family developments shall provide safe on-site pedestrian circulation according to EC 9.6730 Pedestrian Circulation On-site.

(14) Recycling and Garbage Areas. Multiple-family developments shall provide recycling facilities that meet EC 9.5650 Recycling – Small Collection Facility Standards, and screening for outdoor storage areas and garbage collection areas according to EC 9.6740 Recycling and Garbage Screening.

(Section 9.5500, see chart at front of Chapter 9 for legislative history from 2/26/01 through 6/1/02; amended by Ordinance No. 20353, enacted November 28, 2005, effective January 1, 2006; amended by Ordinance No. 20417, enacted August 11, 2008, effective July 7, 2009; amended by Ordinance 20433, enacted June 8, 2009, effective July 10, 2009; amended by Ordinance No. 20457, enacted March 8, 2010, effective April 10, 2010; amended by Ordinance No. 20492, enacted May 14, 2012, effective June 15, 2012.)