<br />Applicant’s Written Statement - Lincoln Commons Site Review 16 <br /> <br /> <br />The subject site is not included in the City’s acknowledged Goal 5 inventory, so further analysis <br />is necessary under this criterion to address the provisions of EC 9.6880 through EC 9.6885 . The <br />following findings explain how the project is exempt from tree preservation requirements upon <br />a closer reading of these standards in detail. <br /> <br />The subject property is mostly paved, and only two trees exist along the edge of the site in the <br />northwest corner, one adjacent to West 5th Avenue and one along Lincoln Street. In accordance <br />with EC 9.6885(2), the Tree Preservation and Removal Standards would apply in the case of a <br />Site Review being processed under EC 9.8445 (as is the case here), unless exempt under EC <br />9.6885(2)(d). Because the site has less than 5 significant trees on site prior to development as <br />stated in subsection (2)(d)2., and since none of the provisions related to the South Hills or <br />Willamette River Greenway would otherwise apply, the project is exempt from EC 9.6885(2). <br />For this reason, no further analysis or tree preservation/mitigation plan is required to <br />demonstrate compliance with this criterion at EC 9.8445(3). <br /> <br />Based on the available information and findings above, EC 9.8445(3) is met. <br /> <br />EC 9.8445(4): The proposal complies with all of the following: <br /> <br />(a) EC 9.2000 through 9.4170 regarding lot dimensions and density requirements for <br />the subject zone and any applicable overlay zones. <br /> <br />The S-W zone provides the only lot standards and density requirements applicable to the <br />project. First and foremost, the maximum density allowance for residential projects like this <br />within the S-W zone are found at EC 9.3911(2). This provision states there is no minimum <br />density, but that the maximum density is according to the R-4 zone’s density requirements (112 <br />dwelling units per acre) from EC Table 9.2750. <br /> <br />As with the maximum building height discussed above, the applicant also relies here on an <br />approved Adjustment Review (see ARA 25-29) that grants an allowed increase in the maximum <br />allowable density for the Lincoln Commons project under the provisions of SB 1537 Section <br />(38)(4)(g)(C). As described in that adjustment request, the practical effect of the additional <br />height and other adjustments taken together is to allow additional dwelling units beyond the <br />112-dwelling unit per acre (du/ac) maximum established through EC 9.3911(2) and EC Table <br />9.2750. At approximately 0.55 acres in size, the maximum allowed density as previously <br />confirmed by the City would be 62 dwelling units for this development site. With the existing <br />approved adjustment, the project will be able to include a total of 75 units (a modest but critical <br />net increase of 13 units to help make the affordable housing project financially feasible). Again, <br />it is important to note that land use code provides that an approved adjustment to a standard <br />constitutes compliance with the standard. <br /> <br />Otherwise, there are no property line adjustments or land divisions currently proposed. No <br />changes are proposed that would affect the development site boundary as shown on the site <br />plans, consisting of three lots under common ownership by the applicant. As such, none of the