Duke Commons: A Bushnell University Project Page 10 of 23 <br />Site Review Application: Written Statement <br />May 11, 2026 <br /> <br /> <br /> <br />Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 <br />Landscape Architecture + Land Use Planning <br />(b) The proposed development shall include street connections in the direction of all <br />existing or planned streets within ¼ mile of the development site. The proposed <br />development shall also include street connections to any streets that abut, are <br />adjacent to, or terminate at the development site. <br />The project connects directly to Alder Street to the east. Streets within ¼ mile of the <br />site are East 11th Avenue to the south, Franklin Blvd to the north and Hilyard Street <br />to the west. No streets are proposed. <br /> <br />(c) The proposed development shall include streets that extend to undeveloped or <br />partially developed land that is adjacent to the development site or that is separated <br />from the development site by a drainage channel, transmission easement, survey <br />gap, or similar property condition. The streets shall be in locations that will enable <br />adjoining properties to connect to the proposed development’s street system. <br />No streets are proposed. There is no undeveloped or partially developed property <br />adjacent to the development site. <br /> <br />(d) Secondary access for fire and emergency medical vehicles consistent with EC <br />9.6870 is required. <br />The site is fully accessible by either Alder Alley to the west which is a 30 foot wide <br />alley or Alder Street to the east. The property has secondary emergency vehicle <br />access. <br /> <br />(e) Except for applications proposing housing to be reviewed with clear and objective <br />approval criteria, all applicants shall show that the proposed street alignment shall <br />minimize excavation and embankment and avoid impacts to natural resources, <br />including water-related features. <br />No new streets are proposed. <br /> <br />(f) In cases where a required street connection would result in the extension of an <br />existing street that is not improved. . <br /> There is no required street connection. <br /> <br />(g) Except for applications proposing housing to be reviewed with clear and objective <br />approval criteria, in the context of a Type II or Type III land use decision, the city <br />shall grant an exception to the standards in subsection (2)(b), (c) or (d) if the <br />applicant demonstrates that any proposed exceptions are consistent with either <br />subsection 1. or 2. below: <br />2. The applicant demonstrates that a connection cannot be made because of the <br />existence of one or more of the following conditions: <br />a. Physical conditions preclude development of the connecting street. Such <br />conditions may include, but are not limited to, topography or likely impact to <br />natural resource areas such as wetlands, ponds, streams, channels, rivers, <br />lakes or upland wildlife habitat area, or a resource on the National Wetland <br />Inventory or under protection by state or federal law. <br />The Mill Race on the southern boundary precludes making a street <br />connection to the south. <br /> <br />b. Buildings or other existing development on adjacent lands, including <br />previously subdivided but vacant lots or parcels, physically preclude a <br />connection now or in the future, considering the potential for redevelopment. <br />To the west is an existing public alley. To the west is an existing public <br />street. To the north are existing buildings that physically preclude a <br />connection now or in the future. <br /> <br />The applicant is requesting an exception to street connectivity standards.