(A) 
Purpose.
(1) 
The Emergency Medical Hardship allows the placement of temporary living quarters, on a property with a habitable primary dwelling, for a person who is determined by a licensed physician, as specified in subsection (D)(2)(a), below to be either:
(a) 
Terminally ill; or
(b) 
Recuperating from an illness, surgery, or injury; and
(c) 
The person is not physically or mentally capable of self-maintenance and is dependent upon a care provider being on-site for assistance.
(2) 
Temporary means a period of 24 months, unless otherwise permitted in subsection (G), below. The 24-month period includes an approval timeline of 12 months with an opportunity to obtain up to 2 6-month time line extensions at the staff level.
(3) 
Temporary living quarters means a road worthy, licensed, and insured recreational vehicle (RV). Tent trailers are not permitted as a temporary living quarters.
(4) 
The temporary living quarters must be occupied only by the person requiring medical assistance, or the care provider.
(5) 
The care provider must be a person who lives on site, either in the primary dwelling, or the temporary living quarters, and provides necessary medical procedures, monitoring, and attention to the person requiring that care.
(B) 
Applicability. The Emergency Medical Hardship process is permitted only on property designated Low Density Residential (LDR) on the Eugene Springfield Metropolitan Area General Plan diagram (Metro Plan) and zoned R-1 within the city limits or R-1/UF-10 within the City’s urban service area.
(C) 
Review. The initial application and any timeline extensions are reviewed under Type 2 procedure.
(D) 
Submittal Requirements.
(1) 
The application must include a plot plan, drawn to scale, showing:
(a) 
Existing structures on the property and their setbacks from property lines;
(b) 
The proposed location of the temporary living quarters and its setbacks from property lines and other structures on the property; and
(c) 
The required utility connections for the temporary living quarters.
(d) 
For those applications within the City’s urban service area, the plot plan must also show the location of any wells, septic tanks, and drain fields.
(2) 
The application must also include:
(a) 
A written report from a licensed physician, therapist, or professional counselor on official letterhead that indicates that the patient has a medical or physical hardship that requires care and attention in such a manner that the caretaker must reside on the same property.
(b) 
A statement from the applicant addressing:
(i) 
Whether the person requiring medical assistance or the care provider will reside in the temporary living quarters;
(ii) 
The type of temporary living quarters proposed, either: a motor home, residential trailer, a travel trailer, truck camper, or other RV;
(iii) 
Proof that the temporary living quarters is licensed and insured; and
(iv) 
A statement explaining why the circumstances are temporary in nature (estimated at 12 months or less) and what steps are being undertaken to address the circumstances prior to the elapsing of 12 months, or any extension thereof.
(E) 
Criteria. The Director must grant approval of the emergency medical hardship application if all the following criteria are met, including any conditions imposed in accordance with subsection (F), below.
(1) 
A written report is provided from a licensed physician, therapist, or professional counselor on official letterhead that indicates that the patient has a medical or physical hardship that requires care and attention in such a manner that the caretaker must reside on the same property.
(2) 
The temporary living quarters must house either the person requiring medical assistance or the care provider.
(3) 
The temporary living quarters must be located on the same legal parcel as the primary dwelling. Only 1 temporary living structure is allowed on a property.
(4) 
The temporary living quarters is not permitted within the front yard or street side yard setback, except within an approved driveway.
(5) 
All residential trailers and other similar units used as temporary living quarters must be connected to sewer, water, and electrical services as proscribed by the Oregon State Building Code as adopted by the City. Travel trailers and similar units must have sewer, water, and electrical services that meet state requirements for RV parks.
(F) 
Conditions.
(1) 
The following conditions of approval are applied to all medical hardship approvals:
(a) 
No change in occupancy of the temporary living quarters is allowed under the permit; either the person requiring care or the care provider must reside within the temporary living quarters.
(b) 
The temporary living quarters use is limited to the use permitted in this section and is not transferable to other persons or property. Under no circumstance can the temporary living quarters be used as a rental unit.
(c) 
The temporary living quarters use must cease upon the occurrence of the first of the following events:
(i) 
The medical hardship no longer exists; in this case, the temporary living quarters must be removed within 30 calendar days of cessation of the provision of care; or
(ii) 
Within 12 months of the date of application approval, unless there is an approved extension as specified in subsection (G), below.
(2) 
Additional conditions of approval may be imposed to the extent necessary to satisfy the approval criteria in subsection (E), above.
(G) 
Time Line Extensions. A request for an extension will not require a new application; however, a written request must be submitted to the Director 30 days prior to the expiration of the initial 12-month approval timeline. The request must include written verification from a licensed physician stating that the person requiring care as specified in subsection (D)(2)(a) above, continues to need care. Staff must review the request to ensure that the applicant remains compliant with the approval criteria specified in subsection (E) above, and any conditions of approval required under subsection (F) above. Upon expiration of the initial 12-month approval timeline, the temporary living unit may be extended as follows:
(1) 
Staff Approved Timeline Extensions. The applicant may obtain no more than 2 6-month timeline extensions from staff.
(2) 
Criteria of Approval for Timeline Extensions. Staff approval of any timeline extension request is based upon:
(a) 
The physician’s verification of condition that the patient still requires care; and
(b) 
Staff’s verification that the temporary living quarters is still in compliance with the initial conditions of approval.
(H) 
Compliance. The temporary living quarters must maintain compliance with all conditions of approval. Violation of the provisions of this section, or determination that the need can no longer be verified, is the basis for termination of approval.
(6443)
(A) 
Purpose. The purpose of this section is to allow development of income-qualified housing consistent with the requirements of ORS 197A.445 and House Bill 3395 (2023). This section is not intended to limit development of income-qualified housing that is otherwise permitted in accordance with this code.
(B) 
Applicability.
(1) 
A proposed income-qualified housing project that meets the criteria in subsection (C) will be subject to the standards in subsection (D).
(2) 
A proposed income-qualified housing project that meets the criteria in subsection (E) will be subject to the standards in subsection (F).
(3) 
For a proposed income-qualified housing project that meets the criteria in both subsections (C) and (E) the applicant may choose to follow either the standards in subsections (D) or (F).
(4) 
Conversion of lawfully existing hotel or motel is subject to the standards in subsection (G).
(C) 
ORS 197A.445 Review. Income-qualified housing projects are allowed pursuant to ORS 197A.445, provided they meet the affordability criteria in subsection (C)(1) and meet either the ownership criteria in subsection (C)(2) or the land use district criteria in subsection (C)(3). Income-qualified housing pursuant to ORS 197A.445 is only allowed in industrial districts if the criteria in subsection (C)(4) are met.
(1) 
Affordability. As used in this section, consistent with ORS 197A.445, "income-qualified housing" means residential property whose affordability, as described in ORS 456.270 to 456.295, is enforceable for a duration of no less than 30 years, and:
(a) 
Each unit on the property is made available to own or rent to families with incomes of 80 percent or less of the area median income; or
(b) 
The average of all units on the property is made available to families with incomes of 60 percent or less of the area median income; or
(c) 
A manufactured dwelling park is operated that serves only households with incomes of 120 percent or less of the area median income.
(2) 
Ownership. Except as specified under subsection (C)(4) below, income-qualified housing is permitted if the proposed housing is on property that is owned by:
(a) 
A public body, as defined in ORS 174.109; or
(b) 
A nonprofit corporation that is organized as a religious corporation. Income-qualified housing is permitted on property owned by a nonprofit corporation organized as a religious corporation, regardless of whether the property includes a place of worship; or
(c) 
A nonprofit corporation that is organized as a public benefit corporation whose primary purpose is the development of income-qualified housing; or
(d) 
A housing authority, as defined in ORS 456.005; or
(e) 
A manufactured dwelling park nonprofit cooperative, as defined in ORS 62.803; or
(f) 
A utility provider which sells or conveys at below market price or as a gift to any of the owners above. Such conveyance must include an income-qualified housing covenant as provided in ORS 456.270 to 456.295.
(3) 
Land Use Districts. The property is within the PLO, NC, CC, MRC, GO, MS, MUC, BKMU, Glenwood CMU, or Glenwood OMU Districts.
(4) 
Eligibility of Industrial Property. Income-qualified housing permitted under subsection (C)(2) above is permitted in the CI, LMI, MUE, or Glenwood EMU Districts, only if the property is:
(a) 
Publicly owned;
(b) 
Directly abutting an R-1, R-2, R-3, MUR, GRMU or PLO District; and
(c) 
Not designated Heavy Industrial or Special Heavy Industrial on the Comprehensive Plan Map or a refinement plan map.
(D) 
ORS 197A.445 Standards. Income-qualified housing projects proposed to be developed pursuant to subsection (C), above, are subject to the following standards:
(1) 
Site Suitability. Income-qualified housing under this section does not apply to the following:
(a) 
Properties in the UF-10 District;
(b) 
Properties that the review authority determines cannot or will not be adequately served by water, sewer, storm water drainage or streets at the time that the development is complete;
(c) 
Properties in the Floodplain Overlay District;
(d) 
Properties in the Hillside Overlay District;
(e) 
Within water quality limited watercourse riparian areas specified in SDC 4.3.115(A); and
(f) 
Within development setbacks for locally significant wetlands and riparian areas as specified in SDC 4.3.117(C).
(2) 
Development Standards. Development of income-qualified housing under this section is subject to the following standards:
(a) 
Lot area, dimensions, and coverage standards applicable within the underlying land use district;
(b) 
Setbacks applicable within the underlying land use district;
(c) 
Height standards applicable within the underlying land use district;
(d) 
On-site infrastructure standards applicable under Chapter 4;
(e) 
Where multiple-unit housing is proposed as income-qualified housing pursuant to this section, the use must comply with the Architectural Design Standards in SDC 4.7.375 and either multiple-unit housing (Clear and Objective Standards) in SDC 4.7.380 or multiple-unit housing (Discretionary Option) in SDC 4.7.385;
(f) 
Where middle housing is proposed as income-qualified housing pursuant to this section in a district where it is otherwise prohibited, the use must comply with the standards in SDC 3.2.250 through SDC 3.2.270; and
(g) 
Where income-qualified housing is proposed in the Glenwood Mixed-Use Riverfront Plan District pursuant to this section where it is otherwise prohibited, the use must comply with the standards in SDC 3.4.265 through SDC 3.4.280.
(E) 
House Bill 3395 (2023) Review. Income-qualified housing projects are allowed pursuant to House Bill 3395 (2023), provided they meet the affordability and structure type criteria in subsection (E)(1) and the land use district criteria in subsection (E)(2), below.
(1) 
Affordability and Structure Type. As used in this section, consistent with House Bill 3395 (2023), "income-qualified housing" means residential property whose affordability, as described in ORS 456.270 to 456.295 is enforceable for a duration of no less than 30 years, and:
(a) 
Residential structures within commercial districts where each unit is affordable to a household with income less than or equal to 60 percent of the area median income; or
(b) 
Mixed-use structures in commercial districts with ground floor commercial units and residential units that are affordable to moderate-income households, as defined in ORS 456.270.
(2) 
Land Use Districts. The land use district allows only commercial uses and not industrial uses. Eligible land use districts are: NC, CC, MRC, GO, MUC, Glenwood CMU or Glenwood OMU Districts.
(F) 
House Bill 3395 (2023) Standards. Income-qualified housing developed pursuant to House Bill 3395 (2023) is subject to the following standards:
(1) 
Site Suitability. Notwithstanding subsection (E), above, income-qualified housing under this section does not apply to the following:
(a) 
Properties that the review authority determines cannot or will not be adequately served by water, sewer, storm water drainage or streets at the time that the development is complete;
(b) 
Properties in the Hillside Overlay District;
(c) 
Properties in the Floodplain Overlay District;
(d) 
Within water quality limited watercourse riparian areas specified in SDC 4.3.115(A);
(e) 
Within development setbacks for locally significant wetlands and riparian areas as specified in SDC 4.3.117(C);
(f) 
The property is vacant (as defined in OAR 660-038-0060(2)) at the time of application submittal or was added to the urban growth boundary within the last 15 years.
(2) 
Standards and Procedures. As provided below, income-qualified housing projects allowed pursuant to the standards in subsection (E) are subject to the clear and objective standards that would be applicable to the residential district that is most comparable in density to the allowed commercial uses in the subject district;
(a) 
Minimum residential densities for development permitted in subsection (E)(1)(a) in the commercial districts and the MUC will be 20 units per gross acre.
(b) 
Minimum residential densities for development permitted in subsection (E)(1)(b) in the commercial districts and the MUC will be 12 units per gross acre.
(i) 
If less than 20 units per gross acre are provided for development permitted in subsection (E)(1)(b), then the development will include a minimum of 10 percent of the total gross floor area in nonresidential uses.
(c) 
For development in the Glenwood CMU and Glenwood OMU, the density standards in those districts will apply.
(d) 
There are no maximum residential densities established for development permitted in subsections (E)(1)(a) and (b), above.
(e) 
Development of income-qualified housing under subsections (E)(1)(a) and (E)(1)(b) in the commercial districts and the MUC District are subject to the following standards:
(i) 
Lot area, dimensions, and coverage standards applicable within SDC 3.2.615 for the MUC District;
(ii) 
Setbacks applicable within SDC 3.2.615 for the MUC District;
(iii) 
Height standards applicable within SDC 3.2.615 for the MUC District;
(iv) 
On-site infrastructure standards applicable under Chapter 4;
(v) 
Where multiple-unit housing is proposed as income-qualified housing pursuant to this section, the use must comply with the Architectural Design Standards in SDC 4.7.375 and either the multiple-unit housing (Clear and Objective Standards) in SDC 4.7.380 or the multiple-unit housing (Discretionary Option) in SDC 4.7.385.
(f) 
Development of income-qualified housing under subsections (E)(1)(a) and (E)(1)(b) for the Glenwood CMU and OMU Districts are subject to the standards in that district.
(G) 
Conversion of Hotel or Motel. A lawfully existing hotel or motel may be converted to income-qualified housing, as defined in subsection (C)(1), except in the Heavy Industrial and Special Heavy Industrial Districts or in areas prohibited under subsection (D)(1).
(H) 
Density and Height in Residential Districts. Income-qualified housing, as defined in subsection (C)(1), above, within the R-1, R-2, R-3, and MUR Districts, is subject to the following maximum height and density standards:
(1) 
R-1 District: 28 units per net acre maximum density; 47 feet maximum building height.
(2) 
R-2 District: 42 units per net acre maximum density; 74 feet maximum building height.
(3) 
R-3 District: 63 units per net acre maximum density; no maximum building height.
(4) 
MUR District: no maximum density; maximum height is 36 feet greater than the otherwise applicable height limit.
(5) 
The density or height allowed above may be reduced based upon findings that the reduction is necessary to address a health, safety, or habitability issue, including fire safety, or to comply with a protective measure adopted pursuant to a statewide land use planning goal.
(6443; Ord. No. 6482, 7/1/2024)