Duke Commons: A Bushnell University Project Page 6 of 9 <br />Adjustment Review Application: Written Statement <br />May 11, 2026 <br /> <br /> <br />Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 <br />Landscape Architecture + Land Use Planning <br />PROPOSED DEVELOPMENT <br />The proposed development consists of a new student union building on the Bushnell University <br />campus. The building is intended to serve as a centralized hub for student services, campus gathering, <br />and student life activities. <br /> <br />The student union will include a mix of assembly, lounge, meeting, dining and support spaces designed <br />to accommodate both daily student use and organized campus events. Typical functions include <br />informal study areas, student organization space, small-scale food service, and multipurpose rooms for <br />meetings and events. <br /> <br />LOCATION and SITE CONTEXT <br />The subject site is located on Bushnell University Campus. On the eastern border is Alder Street, the <br />southern border is the Mill Race, to the west is Alder Alley and to the north is housing owned by the <br />university. The surrounding area is comprised of uses associated and owned by Bushnell University. <br />West across the alley is a sorority house and southwest across the Mill Race are a fraternity house and <br />Oregon Hillel, an organization for connecting students. <br /> <br />Primarily the area is student-centric and services that support students – housing, classroom, <br />fraternities and sororities, administrative buildings, parking and one very popular pancake house. <br /> <br />The subject property is zoned R-4/SR/TD – R-4 (High Density Residential), SR (Site Review Overlay) <br />and /TD (Transit Oriented Development Overlay). <br /> <br />REASON FOR ADJUSTMENT <br />Adjustment #1: The building is required to meet the front yard maximum setback of 15 feet in the /TD <br />overlay zone. A 3’ wide portion of the building is setback 19 feet from the right-of-way. <br /> <br />Adjustment #2: The proposed building is designed with a small delivery area at the northwest corner of <br />the building. This delivery area is used for delivery by small vehicles to deliver food for the dining hall. <br />These delivery trucks are no more intrusive from a noise or visual standpoint than a typical UPS or <br />delivery trucks which are frequent visitors of the abutting and surrounding residentially zoned <br />properties. Much of that delivery takes place from this alley. <br /> <br />This delivery area is fully enclosed within the building. This section of the building is not constructed <br />with masonry. The entire area north of the delivery area contains utility easements. No planting is <br />allowed in these easements. The project does not meet the masonry wall requirement and cannot meet <br />the planting requirement. <br /> <br />Adjustment Request #1 <br />Code Section to Adjust <br />EC 9.4530 /TD Transit District Oriented Development Overlay Zone Development Standards <br />(1) Building Setbacks. <br />(a) Buildings shall be setback a maximum of 15 feet from the street. There is no minimum setback, <br />except as required by EC 2170(4)(b). <br /> <br />(7) Adjustments. An adjustment to any of the standards in this section may be made based on the <br />criteria in EC 9.8030(32). <br /> <br />Adjustment Review Approval Criteria <br />EC 9.8030(32) /TD Transit Oriented Development Overlay Zone. Where this land use code provides <br />that a development standard applicable within the /TD Transit Oriented Development overlay zone may