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Duke Commons: A Bushnell University Project Page 8 of 9 Adjustment Review Application: Written Statement May 11, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning The building mass is articulated to reduce perceived bulk and create a more pedestrian friendly appearance. Less active portions of the building are oriented toward the north and west, minimizing operational and activity-related impacts on adjacent residentially zoned properties. Noise and outdoor activity are primarily directed inward and toward the south, away from nearby residential uses. In addition, the building itself functions as a buffer and screening element for the adjacent residentially zoned properties to the north and west by containing the most active portions of the development within the interior and southern areas of the site. The surrounding properties are also located within a university oriented area characterized by student occupancy and associated activity levels, which further supports compatibility with the proposed development. The proposed building height is substantially below the maximum 120-foot height permitted by the applicable zoning, with portions of the structure limited to two stories. The building mass is further reduced through architectural articulation that steps portions of the structure down and away from adjacent properties in key locations. In addition, landscaping and streetscape improvements soften the appearance of the development and help provide a transition to surrounding properties. Moreover, the project is located within an area characterized by a mix of university-oriented development types, building styles, and intensities. The proposal has been designed to integrate into this existing urban context while minimizing potential visual and operational impacts on nearby residentially zoned properties. Applicant has shown that the proposed adjustments to the standards achieve an equivalent or higher design quality design than strict adherence to the standards. Applicant has shown that impacts to any adjacent residentially zoned property are minimized. Adjustment Request #2 Code Section to Adjust EC 9.6210 Description of Landscape Standards (4) High Wall Landscape Standards (a) Required Materials. High Wall Landscape Standard (L-4) requires the installation and maintenance of all of the following: 1. Masonry wall at least 6 feet high with a maximum height of 8 feet. When applied along street lot lines, the wall shall be placed farthest from the street with the required landscaping in between the wall and the street. When abutting an adjacent parcel, the wall may be placed along the interior lot line. 2. 1 canopy tree is required per 30 linear feet of wall. 3. 4 high shrubs or vines are required per 30 linear feet of wall, and 4. Living plant material must cover a minimum of 70 percent of the required landscape area within 5 years of planting. (See Figure 9.6210(4) High Wall Landscape (L-4).) Adjustment Review Approval Criteria EC 9.8030(3)(e) Landscape Standards Adjustment. Where this land use code provides that the landscape standards may be adjusted, the standards may be adjusted upon finding that the proposed landscape is consistent with the following applicable criteria: