Duke Commons: A Bushnell University Project Page 22 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 />EC 9.9670 West University Refinement Plan Policies <br />(3) Neighborhood Design Elements. <br /> <br />(a) Elements that enhance the neighborhood identity, character, or the ‘image’ of the plan <br />area, as well as livability, shall be maintained and/or encouraged whenever possible. <br />Examples include: <br /> <br />2. Small intensely developed open spaces <br />3. Street trees. <br />5. Waterways. <br />9. Ornamental paving. <br />13. Mixed Use buildings. (Policy 1) <br /> <br />With the exception of limited delivery access from Alder Alley, the site is designed to be <br />predominantly pedestrian-oriented. The south-facing plaza, together with its connection <br />to the Mill Race waterway, functions as a compact, intensively developed open space <br />that prioritizes pedestrian use and activity. This area will incorporate ornamental paving <br />to reinforce its role as a defined gathering space. Existing street trees will be preserved <br />to maintain neighborhood character and continuity. <br /> <br />Although the building is part of the Bushnell University campus, it contains a mix of <br />uses, resident and user functions, including dining facilities, student union space, and <br />associated offices. These uses support the immediate campus and surrounding <br />neighborhood, consistent with the intent of creating active, livable environments within <br />the refinement plan area. <br /> <br />(b) Elements that are detrimental to neighborhood identity, character, and livability, such as <br />large parking facilities and the use of motor vehicles, shall be discouraged. (Policy 2) <br />The project replaces a surface parking lot with a pedestrian-oriented design that <br />prioritizes human experience. A welcoming south-facing plaza serves as the heart of the <br />development, connecting both the public street and the Mill Race waterway. Except for <br />necessary delivery access, the space is intentionally car-free. This design reinforces the <br />residential character of the neighborhood while enhancing livability through providing a <br />thoughtful outdoor environment dedicated entirely to pedestrians. <br /> <br />(4) Land Use – Housing and Commerce Elements. <br />(i) All new development in the R-4 zoned land north of 13th Avenue in the plan area shall <br />be subject to site review so that it is efficient, workable, safe, compatible with <br />surroundings, and considerate of historic and natural features. (Policy 21) <br />The property is zoned with the /SR overlay so will be subject to site review. <br /> <br />While refinement plan polices are not mandatory approval criteria, to the extent that the <br />West University Refinement Policies are relevant, the proposed development is <br />consistent with these policies. <br /> <br />(7) Any additional specific factors applied at the time the /SR designation was applied. <br />The following specific factors were applied at the time of Zone Change that added the /SR <br />overlay. <br />· Compatibility with surroundings; <br />· Efficient, workable, and safe interrelationships among buildings, parking, circulation, open <br />space, and landscaped areas; <br />· Due consideration to the preservation of attractive and distinctive historic or natural features; <br />· Signs and illumination in scale and harmony with the site and area; <br />· Adequate provision for flood control and storm drainage; <br />· Safe and efficient ingress and egress.