Staff outlines access-spacing, parking analysis for proposed dental clinic near Territorial Road

City planning staff presented the technical rationale for the Bonita Family Dental project's requested variances and parking modification, walking the commission through access-spacing rules, county coordination and parking-calculation methodology.

Staff said the property fronts Highway 126 and Territorial Road, both higher-order streets, and that the relevant access-spacing standards (cited from local code and the county/ODOT guidance) require larger separations on higher-class roads. Because the property currently shares a grandfathered access with the adjacent shopping center, the applicant would not have needed a variance if they left that access unchanged. The applicant proposed to modify and shift the access roughly 35 feet, which resolves some circulation issues but places the driveway about 222 feet from the intersection with Luther Lane — closer than the 300-foot separation prescribed for minor-arterial spacing. Staff said the revised alignment nonetheless improves queueing and reduces the risk of vehicles blocking neighboring entrances.

On parking, staff explained the second floor (dental clinic) is about 6,000 square feet and generates roughly 30 spaces by the code table; the ground floor is approximately 6,400 square feet but lacks finalized uses, so its parking demand could range by use type. Combining the typical calculations and rounding under Section 5.20 produced a 56-space requirement; the applicant’s plan shows 54 spaces and asks for a two-space reduction. Staff recommended permitting the modest reduction because the remaining site improvements and constraints make adding two spaces impractical.

Staff also noted that Lane County reviewed access concerns and that the county and the applicant worked on several follow-up traffic memos; the applicant said multiple traffic engineers ultimately agreed the revised alignment would work. The commission accepted the staff recommendations and approved the project with the conditions offered in the report.