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City of Eugene Adjustment Review Application February 4, 2026 Page 4 of 7 Refinement Plan is the applicable refinement plan in this area of the City. Consistent with the Metro Plan designation, the site is zoned Community Commercial (C-2). There is a Transit Oriented Development Overlay (/TD) zone applied to the site. The surrounding lots are also zoned C-2 as well as Major Commercial (C-3) to the east and one parcel to the north, and Public Land (PL) to the east. B. Existing Conditions and Site Access Tax Lot 4700 is relatively flat and is currently occupied by the former hospital buildings and associated site infrastructure, which are proposed for removal in a separate Demolition Permit, which was issued on January 30, 2026. The site has frontage on Hilyard Street, classified as a Minor Arterial street, and on Alder Street, classified as Major Collector street. In addition, the site has frontage on two private access drives on the north and south sides of Parcel 2. The public street frontages have been fully improved. Alder Street and Hilyard Street frontages include sections that lack street trees and/or public landscape strips to accommodate on-street parking and other vehicular activities. The area is well served by extensive transportation facilities. The Lane Transit District (LTD) provides BRT service – EmX – on West 11th Avenue with headways of less than 10-minutes. Routes 28, 81, and 98 run on Hilyard/Patterson Streets and the West 11th/West 13th Avenues one-way pairs. In addition to transit services, the City of Eugene has constructed major bicycle facilities along Alder Street and West 13th Avenue to improve safety for riders. West 12th Avenue is identified as a neighborhood greenway in the Transportation System Plan. III. Relevant Land Use History The site is currently designated Commercial and zoned C-2 Community Commercial with the /TD Overlay zone, which is consistent with the designation. The majority of the site was included in the Shaw’s Second Addition, a plat that dates to the 1890s. Other portions of the site were previously public street rights-of-way. The rights-of-way were vacated through several City ordinances in the 1960s and one in 2002. The prior use of the site was for a hospital. A hospital is a conditional use in the C-2 zone. Therefore, According to available online City files, there are several approved CUPs relevant to portions of the prior hospital site dating back to 1971. The proposed demolition of the former hospital buildings and change of use to multi-unit residential dwellings renders the prior CUP moot. Most recently, as described above, the site is Parcel 2 of the recently conditionally approved Tentative Plan Partition application (City File No. PT 25-14). Per the approved Tentative Plan Partition Condition 2, the required public “Pedestrian and Bicycle Accessway” accessway shown in the plan set will occur as part of the first parcel to be developed and shall be completed prior to issuance of final Certificate of Occupancy for this first parcel. The associated Final Plat Partition application has been submitted and is under review by the City.