HomeMy WebLinkAboutNotes Applicant 11/18/2024DEVELOPMENT ISSUES MEETING (DIM)
The Willows Cottages
17-03-26-24-03300 | 14 Nov 2024
APPLICANT
William A. Randall
ARBOR SOUTH ARCHITECTURE, PC
380 Lincoln Street
Eugene, Oregon 97401
541-517-2223
OWNER/DEVELOPER
Daniel M. Hill
380 Lincoln Street
Eugene, Oregon 97401
541-913-0016
The proposed use of this development is to construct fourteen Cottage Units and
one Community Building for the housing of special needs (Autistic/Down’s) young
adults. A single family residence and garden buildings were previously removed. The
parcel is zoned R-2, Medium Density Residential. Low Density Residential (R-1) is
immediately north and Medium Density Residential (R-2) abuts at the south and
west. The parcel fronts on 5th Street at the east. Across 5th Street is a mix of R-2
and R-3 (High Density Residential).
The lot is approximately 0.52 acres with 14 dwelling units, for a density of 27 du per
acre. Each Unit is 356 sq ft with a 960 sq ft Community Building.
We would also request, at the meeting, a summary of SDC charges based on this
layout, any additional fees associated with cottage clusters, and any credits or tax
incentives available for this needed housing type.
DIM QUESTIONS
1.In trying to determine the best nomenclature for the project, these units best fit
SRO (Single Room Occupancy), but fall short of the density requirements in SDC
Table 3.2.215. The only other two options appear to be Cottage Cluster and
Multiple Unit Housing. Upon our review, Cottage Cluster seems to be the best
option. Per SDC 3.2.245, we assume this review is a Type I concurrent with
building permit. In reviewing the definition of “dwelling unit” and the need for a
“kitchen”, we believe the sink, dishwasher and microwave qualify for the three
needed to be defined as a “kitchen” since a dictionary definition of microwave
also uses the term “oven” interchangeably.
Question: do you agree with our assessment?
2.Because of the extreme unique shape and size of this parcel (73 feet wide and
over 300 feet deep), we will be asking for relief of some of the Cottage Cluster
standards under SDC 3.2.260. Some of those criteria are not as clear as we
would prefer and want to verify that the following aspects are able to be
modified under the Code:
• The parking lot, while greatly reduced in size (residents will be clients that
do not drive), must be located between the cottages and the street. The lot is
simply too narrow otherwise. We assume this is adjustable under the Code.
SDC 3.2.260(N)(1)(a)(ii)
• We assume the 5ft cottage setback at the north prevails over the
generalized 10ft setback at the north for R-2 abutting R-1. SDC 3.2.260 (F)(2)
and SDC 3.2.250(B).
• The Community Building is 960 sq ft. We assume the 900 sq ft limit of size
does not apply because the Community Building is not a dwelling unit. A
covenant can be recorded stating the structure is not a legal dwelling unit.
SDC 3.2.260(K)(2)
• We assume because there will be no cottages within 20ft of the street
property line, the window requirements of SDC 3.2.260(M) do not apply.
Question: are the above assumptions correct?
3.With the layout of the units, the driveway and parking as well as vehicular
access, we are not proposing a fire truck turn-around. We are assuming the units
beyond the hose reach will need to be fire-sprinkled, however.
Question: Will the units’ (beyond the hose reach) fire sprinkling be able to be
13R with a single tap, no riser room and not monitored?
4.We are showing several Treatment Pond planters for stormwater management.
Question: Do you see any issues with our stormwater proposal at this stage?
5.Each individual Cottage is not ADA accessible and we assume they do not need
to be. The Community Building, parking area and common courtyard will be ADA
accessible.
Question: are the above assumptions correct?
If there are any other concerns that are obvious to you that we missed, we would
appreciate knowing about those. Thank you!