(a) Improving the appearance and function of large commercial facilities. <br />As outlined in the applicant's written statement, while the required large commercial facilities <br />standards would typically benefit a large retail development, the standards are challenging for a <br />single large residential building. To create an aesthetically appealing project, the building will <br />showcase a diverse building design with variations in the exterior finish, facade materials, and <br />amenity spaces. The tallest portion of the building is designed to be farthest away from the <br />pedestrian environment (sidewalks in the right-of-way). In front of the taller portion of the <br />building is a three-story parking garage with an amenity deck and a one story, double -height <br />multi -faceted pedestrian entrance to the facility. These two design elements serve to provide <br />variety in the building massing and reduce the scale of the building as it meets the pedestrian <br />environment. The proposed design and building massing at different scales and heights work to <br />improve the appearance and function of this large commercial facility. <br />(b) Encouraging efficient use of land resources and urban services. <br />Per the applicant's written statement, the building includes approximately 420,000 square feet. <br />The overall development site is approximately 71,170 sf, resulting in the total FAR (Floor to <br />Area Ratio) of 5.9:1. The site is located on a major arterial street and a minor arterial street fully <br />developed with retail, restaurant and residential uses. Additionally, the site is located on a <br />major transportation corridor. Therefore, this level of site utilization is an efficient use of land <br />resources and urban facilities. <br />(c) Encouraging mixed use. <br />As shown in the application materials, the project will provide approximately 210 dwelling <br />units. The project site is approximately 1.63 acres, resulting in a density of 128 units per acre. <br />There are other large residential facilities close to this development that provide a critical mass <br />of customers for the local nearby grocery store, restaurants, and retail businesses to thrive. <br />Commercial businesses will locate where there are more customers. The proposal to develop a <br />large multi -unit residential facility near other large and small residential buildings and <br />commercial/retail uses helps encourage the development of mixed use. <br />(d) Supporting transportation options. <br />The development site is located near the downtown area. Access to the riverfront bicycle path <br />that connects this area to other parts of the city and to the University of Oregon is less than 500 <br />feet away. The site is situated on a major transportation corridor. There is a public sidewalk <br />along Hilyard St and East Broadway which will connect to the building entry. Groceries, retail <br />stores, and restaurants are within walking distance (less than % mile). Electric Vehicle charging <br />stations will be provided in the parking structure to support the option of traveling by Electric <br />Vehicles. Additionally, there will be one bicycle parking space provided for each of the dwelling <br />units to support the option of travelling by bicycle. Therefore, the proposed development's <br />design and location support multiple transportation options. <br />November 22, 2024 Findings & Decision: ARB 24-1 Page 7 of 12 <br />