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FINDINGS AND DECISION OF THE PLANNING DIRECTOR:
ADJUSTMENT REVIEW APPROVAL FOR ASPIRE EUGENE (ARB 24-1)
Application Summary:
Atrium Building
99 West 1011 Avenue
Eugene, Oregon 97401
Phone: 541-682-5377
Fax: 541-682-5572
www.eugene-or.gov/planning
Requested adjustments to Eugene Code (EC) 9.2170(4) — Commercial Zone Setback Standards;
Large Commercial Facility Standards at EC 9.2173(3), (5), (6), & (10) — Building Entrances,
Vehicle Connections Between Sites, On -Site Pedestrian Circulation, Exterior Wall Articulation,
Facades and Ground Floor Windows; EC 9.6105(2) — Bicycle Parking Space Standards; and
EC 9.6420(3) — Parking Area Landscape Standards.
Owner:
SMC, LLC
Applicant:
TDC Properties
Contact Person:
Carol Schirmer, Schirmer Consulting, LLC
Lead City Staff:
Matt Denberg, Land Use Analyst, Eugene Building Permit Services Division, 541-682-5226
Subject Property/Location/Zoning:
Address: 703 East Broadway
Assessor's Map/Tax Lots: 17-03-32-24; lots 01600 & 01601
Location: The subject property is located on the north side of East
Broadway, east of Hilyard Street
Size: Approximately 1.6-acres
Zoning: C-2 Community Commercial
Relevant Dates:
Application submitted on August 9, 2024; deemed complete on October 10, 2024; notice
mailed on October 18, 2024; decision granting approval issued on November 22, 2024.
Background/Present Request
The subject property, approximately 1.6-acres in size, is located at the northeast corner of East
Broadway and Hilyard Street. The property is zoned C-2 Community Commercial. It is bordered
November 22, 2024 Findings & Decision: ARB 24-1 Page 1 of 12
to the north by railroad right-of-way, by public right -of -way to the south and west, and by
property developed with a surface parking lot that is zoned C-2 Community Commercial and S-
RP Riverfront Park Special Area Zone to the east. The applicant is proposing to replace the
existing motel on this site with an 11-story multi -unit residential housing development. The
proposed building will include ground floor amenities as well as three levels of structured
parking below eight levels of dwelling units, and roof top amenities on a portion of the
building's roof.
The applicant is requesting adjustments to the following standards, each of which is discussed
in detail in the Adjustment Review Evaluation:
1. EC 9.2170(4)(c)5. Commercial Zone Setback Standards
2. EC 9.2173(3)(a) Building Entrances
3. EC 9.2173(5) Vehicle Connections Between Sites
4. EC 9.2173(6)(b), (c), & (e) On -Site Pedestrian Circulation
5. EC 9.2173(10)(a) & (b) Exterior Wall Articulation, Facades, and Ground Floor Windows
6. EC 9.6105(2)(b)2. Bicycle Parking Space Standards
7. EC 9.6105(2)(c) Long Term Bicycle Parking Location and Security
8. EC 9.6420(3)(f)1. & 2. Parking Area Landscape Standards for Structured Parking
Adjustment Review is a Type II land use application, and the approval criteria are found at EC
9.8030. The relevant Type II land use application procedures are primarily addressed at EC
9.7200 through EC 9.7230. The following evaluation includes a review of the applicant's
proposed compliance with the applicable approval criteria and related standards.
Referrals/Public Notice
Upon deeming this application complete on October 10, 2024, the Planning Division provided
information concerning the application to other appropriate City departments, public agencies,
service providers, and the affected neighborhood group. The Planning Division also mailed
notice of the application on October 18, 2024, in accordance with the applicable requirements
of EC 9.7210. One public comment was received within the open comment period. The
comment was related to building height and views and was not relevant to the development
standards or applicable approval criteria related to the requested adjustments.
Adjustment Review Evaluation
EC 9.8015 Adjustment Review — Purpose explains this process as encouraging design proposals
that respond to the intent of the code in an efficient and effective manner. EC 9.8020
Adjustment Review — Applicability confirms that this process is available only where the land
use code states that a specific standard may be adjusted.
The following evaluation includes a review of the applicant's proposed compliance with the
applicable approval criteria and related standards. For additional background information and
details of the applicant's proposal, please refer to the applicant's written statement, site plan
and other supplemental information within the application file.
November 22, 2024 Findings & Decision: ARB 24-1 Page 2 of 12
Adjustment Request #1
In accordance with EC Table 9.2170, the maximum front yard setback for new buildings in the
C-2 zone is 15 feet. Per EC 9.2170(4)(c)2., a minimum of 25% of the street facing facades must
be within the specified front yard setback. The proposed building design has 56% of its street
facing facade within the maximum front yard setback, so it complies with this standard.
However, per EC 9.2170(4)(c)5., buildings fronting on a street must provide a main entrance
facing the street on any facade of the building within the front yard setback. Buildings having
frontage on more than one street shall provide at least one main entrance oriented to a street,
or to the corner where two streets intersect. The proposed building design includes a front
facade within the maximum front yard setback along Hilyard Street, but no entrance is
proposed along this facade. A portion of the building facade that faces East Broadway is within
the maximum front yard setback, but the building entrance is located outside of the maximum
front yard setback. Since the proposed design does not include a main entrance within the
maximum front yard setback along either of its street facing facades, an adjustment is
requested.
An adjustment to this standard is allowed per EC 9.2170(4)(f) if consistent with the criteria at
EC 9.8030(2). In accordance with EC 9.8030, the Planning Director shall approve, conditionally
approve, or deny an adjustment review application based on compliance with the listed criteria.
The criteria are provided below (in bold), including findings addressing compliance.
EC 9.8030(2)(a) Minimum and Maximum Front Yard Setback Adjustment. The
minimum or maximum required front yard setback may be adjusted if the proposal
achieves all of the following:
1. Contributes to the continuity of building facades along the street.
2. Creates an attractive pedestrian environment along all adjacent streets.
3. Is compatible with adjacent development.
1. Contributes to the continuity of building facades along the street.
The proposed development site is in an area where there is a diversity of building facades as
they relate to the street. Some properties have buildings close to the front property line while
others have parking lots located between the building and the street. Directly across Hilyard
Street, there is a retail store with a front facade set back approximately 20 feet from the front
property line. Directly across East Broadway from this site is a new multi -unit housing building
that is built within the maximum front yard setback. There are also two restaurants across East
Broadway just west of this site that both have street facing facades within the maximum front
yard setback, but do not include main entrances within the maximum front yard setback.
Approximately 56 percent of the proposed Aspire Eugene building's street facing facades are
within the maximum front yard setback. The proposed main entrance to this residential
building is located further back from the front property line to provide a pedestrian entry plaza
and to provide some separation from the motor vehicle traffic generated along East Broadway,
which is a busy major arterial street. Given the variety of setbacks on adjacent properties, the
proposed building will contribute to the continuity of building facades along Hilyard and East
Broadway.
November 22, 2024 Findings & Decision: ARB 24-1 Page 3 of 12
2. Creates an attractive pedestrian environment along all adjacent streets.
Per the applicant's narrative, the proposed building design includes a substantial and obvious
pedestrian entry which includes a pedestrian plaza that utilizes landscaping and specialty
paving to provide a park -like feel for pedestrians. The plaza provides a buffer between the
building entrance and the motor vehicle traffic along East Broadway which is more pedestrian
friendly than a building entrance that is located close to the front property line. The facade
fronting along Hilyard Street provides a variety of building massing and uses high quality
materials to create as it screens the parking structure housed in the lower three floors of the
building. The upper residential floors use different materials and massing to help maximize the
visual interest of the facade. There is also a landscape area between the building and the public
sidewalk along the street that will utilize trees and shrubs to help soften the scale of the
building and help create an attractive pedestrian environment. Therefore, the building design,
materials used and proposed landscaping will create an attractive pedestrian environment
along Hilyard Street and along East Broadway.
3. Is compatible with adjacent development.
The area around this site has been redeveloped in recent years with several large multi -unit
housing developments. There are multiple commercial businesses including restaurants, a
microbrewery, convenience and grocery stores, and other retail stores near this site. There is
also a Federal Courthouse building, a regional credit union and its offices, a mini -storage facility,
a university dormitory, fraternity and sorority houses, and hotels nearby. The proposed multi-
unit residential building is compatible with this mix of existing developments in the area.
Based on these findings, the proposed development will contribute to the continuity of building
facades along the street, will create an attractive pedestrian environment along Hilyard Street
and East Broadway, and is compatible with adjacent development. Therefore, this criterion is
met.
Adjustment Requests #2, #3, #4 & #5
Parking areas that serve multi -unit residential uses are a non-residential use. The proposed
building includes a parking structure that exceeds 25,000 square feet in area; therefore, the
Large Commercial Facility Standards at EC 9.2173 apply to the development. The purposes of
the Large Commercial Facility Standards are stated at EC 9.2173(1) and are the same as the
Adjustment Review approval criteria at EC 9.8030(6).
The applicant has requested an adjustment of the Commercial Zone Development Standards for
Large Facilities as follows:
• In accordance with EC 9.2173(3), Large Commercial Facilities must provide at least one
customer entrance on all building sides that face an adjacent street. There are no
commercial uses in the proposed building. The proposed design includes a main
entrance along the facade that faces East Broadway. The ingress/egress door on the
November 22, 2024 Findings & Decision: ARB 24-1 Page 4 of 12
Hilyard Street facade will be locked at all times and can only be accessed by residents of
the building who will have key/security fobs which will be needed to open the door.
• In accordance with EC 9.2173(5) Vehicle Connections Between Sites, for development
sites that abut an arterial or collector street, at least one internal vehicle accessway
connection must be made between the subject development site and adjacent sites
zoned for commercial use. This site abuts a major arterial street and there is an adjacent
site to the east of this property that is zoned for commercial use, however, no vehicle
connection is proposed to the adjacent site which is currently occupied by a private
gated parking lot.
The On -Site Pedestrian Circulation standards at EC 9.2173(6)(b) require sidewalks, no
less than eight feet in width, to be provided along the full length of building walls
featuring a customer entrance. The sidewalks must be at least six feet from the wall of
the building to provide planting beds for foundation landscaping, except where features
such as arcades or entryways are part of the facade. The only entrance for this building
which will not be locked at all times and is only accessible to residents of the building is
the pedestrian entrance along East Broadway. An eight -foot -wide walkway is not
proposed along the full length of the building facing East Broadway.
Per EC 9.2173(6)(c), sidewalks no less than eight feet in width must be provided for
direct connection to entrances of all new and existing buildings on the development site
to one another, except entrances used for loading and unloading freight. The secure
entrance along Hilyard Street is only five feet from the public sidewalk which can be
used to connect to the main entrances along East Broadway, but it is expected that the
doors on Hilyard Street will serve mostly as an exit from the building, and residents
using the door on Hilyard Street as an entrance will have direct access to the stairs and
elevators up to the dwelling units through the garage itself and are unlikely to use the
Hilyard Street entrance to access the main lobby and ground floor amenities. The main
entrance for this building is the pedestrian entrance along East Broadway. The other
main entrance along East Broadway is the motor vehicle and bicycle entrance which will
be locked and will only be accessible via a security system available only to the residents
of the building. An eight -foot walkway is not proposed to connect the Hilyard Street
entrance or the motor vehicle/bicycle parking area's secured entrance to the main
pedestrian entrance on East Broadway.
The standard at EC 9.2173(6)(e) requires at least one pedestrian accessway connection,
a minimum of eight feet in width, to connect the buildings on the subject development
site to all adjacent sites either developed or zoned for commercial, office, residential, or
institutional use. The property to the east is leased from the city of Eugene for a private,
gated, secure parking facility. This subject property will not make a pedestrian
connection to that property.
• The Exterior Wall Articulation, Facades, and Ground Floor Windows standards at EC
9.2173(10(a) require that Exterior building walls not continue along an uninterrupted
November 22, 2024 Findings & Decision: ARB 24-1 Page 5 of 12
plane for more than 100 feet. An uninterrupted plane is a wall that has no variation in
exterior surface along its length. Except for building walls facing an alley, ground floor
facades 100 feet or greater in length, measured horizontally, shall incorporate wall
plane projections or recesses having a depth of at least 3 percent of the length of the
facade and extending at least 20 percent of the length of the facade. EC 9.2173(10)(b)
require arcades, colonnades, display windows, entry areas, awnings, or other such
features along no less than 50 percent of the horizontal length of ground floor facades
that face streets adjacent to the development site. EC 9.2173(10)(c) requires ground
floor walls to contain windows at the ground level, except at an alley. Where windows
are required, they must occupy at least 50 percent of the length and 25 percent of the
ground floor wall area. The proposed building design was established to maximize the
usable space available given the odd configuration of this wide but shallow lot which
wraps around an adjacent vacant lot located directly at the northeast corner of Hilyard
Street and East Broadway. The proposed design includes walls with uninterrupted
planes that exceed 100 feet in three locations. The north wall of the building that abuts
the railroad Right -of -Way is uninterrupted for a length of 573 feet. There is a wall along
East Broadway with an uninterrupted length of 313 feet, and there is a wall along
Hilyard Street with 173 feet of uninterrupted wall length. The lower three levels of this
building will mostly house the parking structure for the building. While there is an entry
area with awning and display windows proposed along East Broadway, the bulk of the
ground floor will not include arcades, colonnades, display windows, entry areas,
awnings or other features along its street facing facades.
An adjustment to the Large Commercial Facility standards is allowed per EC 9.2173(12), if
consistent with the criteria at EC 9.8030(6). In accordance with EC 9.8030, the Planning Director
shall approve, conditionally approve, or deny an adjustment review application based on
compliance with the listed criteria. The criteria are provided below (in bold), including findings
addressing compliance.
EC 9.8030(6) Large Commercial Facilities Standards Adjustment. Where this land use
code provides that the large commercial facilities standards may be adjusted, the
standards may be adjusted upon finding that the design contributes to one or more of
the following:
(a) Improving the appearance and function of large commercial facilities_.
(b) Encouraging efficient use of land resources and urban services.
(c) Encouraging mixed use.
(d) Supporting transportation options.
(e) Promoting detailed, human -scale site and building design.
While only one of the criteria must be met to comply with the Adjustment Review standards,
the applicant has provided materials establishing that the adjustment meets all of the criteria
under subsections (a)-(e) which are further addressed below.
November 22, 2024 Findings & Decision: ARB 24-1 Page 6 of 12
(a) Improving the appearance and function of large commercial facilities.
As outlined in the applicant's written statement, while the required large commercial facilities
standards would typically benefit a large retail development, the standards are challenging for a
single large residential building. To create an aesthetically appealing project, the building will
showcase a diverse building design with variations in the exterior finish, facade materials, and
amenity spaces. The tallest portion of the building is designed to be farthest away from the
pedestrian environment (sidewalks in the right-of-way). In front of the taller portion of the
building is a three-story parking garage with an amenity deck and a one story, double -height
multi -faceted pedestrian entrance to the facility. These two design elements serve to provide
variety in the building massing and reduce the scale of the building as it meets the pedestrian
environment. The proposed design and building massing at different scales and heights work to
improve the appearance and function of this large commercial facility.
(b) Encouraging efficient use of land resources and urban services.
Per the applicant's written statement, the building includes approximately 420,000 square feet.
The overall development site is approximately 71,170 sf, resulting in the total FAR (Floor to
Area Ratio) of 5.9:1. The site is located on a major arterial street and a minor arterial street fully
developed with retail, restaurant and residential uses. Additionally, the site is located on a
major transportation corridor. Therefore, this level of site utilization is an efficient use of land
resources and urban facilities.
(c) Encouraging mixed use.
As shown in the application materials, the project will provide approximately 210 dwelling
units. The project site is approximately 1.63 acres, resulting in a density of 128 units per acre.
There are other large residential facilities close to this development that provide a critical mass
of customers for the local nearby grocery store, restaurants, and retail businesses to thrive.
Commercial businesses will locate where there are more customers. The proposal to develop a
large multi -unit residential facility near other large and small residential buildings and
commercial/retail uses helps encourage the development of mixed use.
(d) Supporting transportation options.
The development site is located near the downtown area. Access to the riverfront bicycle path
that connects this area to other parts of the city and to the University of Oregon is less than 500
feet away. The site is situated on a major transportation corridor. There is a public sidewalk
along Hilyard St and East Broadway which will connect to the building entry. Groceries, retail
stores, and restaurants are within walking distance (less than % mile). Electric Vehicle charging
stations will be provided in the parking structure to support the option of traveling by Electric
Vehicles. Additionally, there will be one bicycle parking space provided for each of the dwelling
units to support the option of travelling by bicycle. Therefore, the proposed development's
design and location support multiple transportation options.
November 22, 2024 Findings & Decision: ARB 24-1 Page 7 of 12
(e) Promoting detailed, human -scale site and building design.
Per the applicant's written statement, the proposal will meet the requirements of the Large
Commercial Standards by including a prominent building entrance with a generous residential
entry plaza, building articulation, and windows. The public facades of the building are detailed,
and the front facade will include a number of windows along with a prominent building
entrance, planters, and an improved street side landscape that will provide a human -scale site
and building design. The proposed design allows for a larger than usual pedestrian entry plaza
that will welcome residents and guests in a location set back and buffered with a park like area
that is located away from the busy street.
Based on the findings above, the proposal improves the appearance and function of the
building, encourages efficient use of land resources and urban services, encourages mixed uses,
supports transportation options and promotes a detailed, human scale site and building design.
Therefore, this criterion is met.
Adjustment Requests #6 & #7
In accordance with EC 9.6105(2)(b)2., bicycles may be tipped vertically for storage, but not hung
above the floor. Such vertical parking spaces shall be at least two feet wide, four feet deep, and
no higher than six feet, and have a five-foot access aisle. The applicant is proposing to use the
Dero Decker bicycle rack or similar, which provides an upper level of bicycle racks above the
ground floor racks. The proposed rack system utilizes a spring -loaded lift assist mechanism built
into the rack which will assist the user in lifting the bicycles up to the upper tier of racks to store
their bicycle. The applicant is also requesting a reduction in the spacing and maneuvering
requirements. Instead of a five-foot access aisle, the applicant is proposing a four -foot access
aisle within which users roll the bicycles out in an arc that would be five feet long. The Dero
Decker manufacturer specifications rack system recommends a minimum four -foot access aisle.
This rack design and proposed spacing has been used successfully at other multi -unit
developments in Eugene and the application materials demonstrate that the reduced back up
space can be both efficient and functional.
Per EC 9.6105(3)(c), long term bicycle parking shall be provided at ground level unless a ramp
no less than two feet in width or an elevator with a minimum depth or width of six feet is easily
accessible to an approved bicycle parking area. If bicycle parking is provided on upper floors,
the number of required spaces provided on each floor cannot exceed the number of spaces
required for the use on that floor as per Table 9.6105(5). The long-term bicycle parking is
proposed to be located in the structured parking portion of the building on the three lower
levels of the building. On the third level of the structured parking area there will also be some
residential units (approximately 12 units of the over 200 units). The bicycle parking will be in
designated bicycle parking rooms on the lower three levels. The bicycle parking rooms will be
well lit and the doors to the rooms will be locked and only accessible to residents of the
building. In addition, the bicycle parking rooms will be furnished with bicycle parking racks to
which the bicycles can be locked. The bicycle parking rooms are easily accessible from within
the parking garage. The proposed elevators will be at least six feet deep to ensure that there is
sufficient room to hold bicycles so that residents with bicycles can safely and conveniently
access these rooms.
November 22, 2024 Findings & Decision: ARB 24-1 Page 8 of 12
Adjustments to these standards are allowed per EC 9.6110 if consistent with the criteria at EC
9.8030(9). In accordance with EC 9.8030, the Planning Director shall approve, conditionally
approve, or deny an adjustment review application based on compliance with the listed criteria.
The criteria are provided below (in bold), including findings addressing compliance.
EC 9.8030(9) Bicycle Parking Standards Adjustment. Where this land use code provides
that the bicycle parking standards may be adjusted, the standards may be adjusted
upon finding that the design achieves all of the following:
(a) Consistency with EC 9.6100 Purpose of Bicycle Parking Standards; and
(b) Shared bicycle parking remains convenient and clearly visible for users.
EC 9.6100 Purpose of Bicycle Parking Standards.
Bicycle parking standards are intended to provide safe, convenient, and attractive
areas for the circulation and parking of bicycles that encourage the use of alternative
modes of transportation. Long-term bicycle parking space requirements are intended
to accommodate employees, students, residents, commuters, and other persons who
expect to leave their bicycle parked for more than 2 hours. Short term bicycle parking
spaces accommodate visitors, customers, messengers, and other persons expected to
depart within approximately 2 hours.
(a) Consistency with EC 9.6100 Purpose of Bicycle Parking Standards.
Per the applicant's written statement, long-term bicycle parking is located in well -lit locked
rooms with secure racks in a secure garage. These areas are provided in multiple locations that
have safe and convenient access to both stairways and elevators. The proposed bike parking is
located on the first floor directly off the main entrance lobby near the stairs and the elevator,
on the second floor at either end of the structured parking, and on the third floor at the west
end of the structured parking. Providing bicycle parking in secure and convenient areas
encourages the use of this alternative mode of transportation.
The proposal includes ingress/egress doors at the main entrance lobby, along Hilyard Street and
along East Broadway. The doors on Hilyard Street and East Broadway will be controlled by a
security mechanism that will be available to the tenants of the building. Bicycle parking rooms
can also be accessed through the main lobby with direct access from the lobby to the parking
garage and the elevators. The structured parking, bicycle rooms, and all access routes to the
rooms are well lit and well secured. With this proposed design, access to and from the
structured parking and bicycle rooms will be safe and convenient, providing an efficient route
for the building's residents regardless of the direction that they come and go from the building.
(b) Shared bicycle parking remains convenient and clearly visible for users.
Per the applicant's written statement, the long-term bicycle parking for the building will be
located within bicycle parking rooms that will be on the lower three levels of this building
within the secure parking garage. Two tiered racks with lift assist will be used to maximize the
efficiency of the available space. The available bike parking will give residents a choice of racks
November 22, 2024 Findings & Decision: ARB 24-1 Page 9 of 12
that fit their needs. The locked rooms will be clearly marked and identified. The bicycle parking
areas are all within a convenient distance to all stairways and elevators. The proposed shared
long-term bicycle parking will be convenient to use and will be clearly visible and accessible to
residents. The residential units that share part of the floor of the structured parking will have
designated bike parking spaces in the bicycle parking room on that floor. The unit number will
be affixed to the bike rack that corresponds with their unit letting others know that these are
reserved bicycle parking spaces.
Based on the findings above, the proposed long-term bicycle parking will be provided in safe,
convenient, and attractive areas. The long-term bicycle parking will encourage the use of
alternative modes of transportation for residents who expect to leave their bicycles parked for
more than two hours. Therefore, this criterion is met.
Adjustment Request #8
Per EC 9.6420(3)(f)1., along the perimeter of the non-commercial portion of structured parking,
a landscape strip, a minimum of five feet in width, shall be provided between the property line
and the structure wall. The proposed building design includes vehicle parking within a portion
of the lower three floors of the building which meets the EC 9.0500 definition of "Structured
Parking."
Per EC 9.6420(3)(f)2., structured parking landscape strips shall be planted with shrubs and trees
according to EC 9.6210(3) High Screen Landscape Standard (L-3). Per EC 9.6210(3) the High
Screen Landscape Standard (L-3) requires high shrubs that are in at least five -gallon containers
at the time of planting to form a continuous screen, at least six feet high, within five years of
planting. In addition, one canopy tree per 30 linear feet as measured along interior lot lines is
required as is living plant materials covering a minimum of 70 percent of the required
landscape area within five years of planting.
As outlined in the application materials, no landscape strip is proposed on the north side of the
building adjacent to the railroad right-of-way. Also, no landscape strip is proposed where
planting is prohibited within the Southern Pacific Railroad easement on the northeast portion
of the property. In addition, where the High Screen Landscaping Standard (L-3) requires canopy
trees, the applicant proposes replacing the required canopy trees with a combination of
understory trees as listed in the City of Eugene's Plant Materials List and columnar tree varieties
that are not included on the City of Eugene's Plant Materials list.
An adjustment to the Parking Area Landscape Standards is allowed per EC 9.6440, if consistent
with the criteria at EC 9.8030(10). In accordance with EC 9.8030, the Planning Director shall
approve, conditionally approve, or deny an adjustment review application based on compliance
with the listed criteria. The criteria are provided below (in bold), including findings addressing
compliance.
EC 9.8030(10) Motor Vehicle Parking and Loading Standards Adjustment. Where this
land use code provides that the motor vehicle parking standards may be adjusted, the
standards may be adjusted upon finding the applicable corresponding criteria are met.
November 22, 2024 Findings & Decision: ARB 24-1 Page 10 of 12
EC 9.8030(10)(c) Parking Area Standards. Adjustments may be made to the landscape
standards of EC 9.6420(3) upon finding that the proposed landscape is consistent with
the following applicable criteria:
1. Provides visual separation, as needed, between adjacent development.
2. Provides clearly defined parking area entrances and on -site pedestrian
circulation.
3. Enhances and softens the appearance of parking structures.
4. Breaks up large expanses of parking.
5. Protects or mitigates the loss of significant trees or other natural features on or
adjacent to the development.
1. Provides visual separation, as needed, between adjacent development.
As shown in the application materials, the proposed plant beds will feature a mix of high shrubs
and trees, including understory and columnar tree varieties, in the designated areas. These
plants will be well -suited to the environment, irrigated, and expected to thrive. The trees (even
the smaller understory varieties) will grow taller than the shrubs, creating a layered landscape.
This combination of vegetation, with varying heights and forms, will provide both visual and
physical separation between the parking structure and the sidewalk, as well as between the
parking structure and the existing private parking lot to the east. The adjacent development to
the north is set back over 100 feet from this site due to the presence of the railroad right-of-
way resulting in visual separation without a landscape buffer. Therefore, the proposed
landscaping will provide visual separation, as needed, between the proposed multi -unit
residential development and adjacent development.
2. Provides clearly defined parking area entrances and on -site pedestrian circulation.
There is one motor vehicle entrance to this property. This entrance is located along East
Broadway. The motor vehicle entrance will be clearly defined by curbs and perimeter landscape
beds. Pedestrians will access this site via the main entrance located at the entry plaza which will
help to clearly define the on -site pedestrian circulation. Therefore, the proposed parking area
entrance and on -site pedestrian circulation is clearly defined.
3. Enhances and softens the appearance of parking structures.
In those areas where landscaping is provided, the parking structure appearance will be
softened with the addition of understory trees and columnar trees. The landscaping will include
a mixture of shrubs/ornamental grasses and ground covers. The proposed plants will grow to
varying heights and widths, softening the appearance of the parking structure. Additional
canopy and understory trees are proposed as part of the landscaping in other areas where they
are not required. Canopy trees will be planted (a minimum of four) in the plant beds south of
the building along East Broadway. There is limited space on the north side of the parking
structure that is not already encumbered by a Southern Pacific Easement and the irregular
shape of the property. Given these limitations, the project will propose to plant additional trees
(one tree per 30 linear feet) along the southern portion of the parking structure that fronts the
November 22, 2024 Findings & Decision: ARB 24-1 Page 11 of 12
city owned property at the intersection of Hilyard and East Broadway. Therefore, the proposed
landscaping will enhance and soften the appearance of the parking structure.
4. Breaks up large expanses of parking.
All proposed parking for this site is within the parking structure, therefore there are no large
expanses of parking proposed. This criterion is not applicable to the project.
5. Protects or mitigates the loss of significant trees or other natural features on or adjacent
to the development.
The applicant proposes to plant additional canopy and understory trees as part of the
landscaping in other non -required planting areas including planting additional trees (one per 30
linear feet) along the southern portion of the parking structure that fronts the city owned
property at the intersection of Hilyard Street and East Broadway and additional canopy trees
will be planted (a minimum of four) in the plant beds south of the building along East
Broadway. These additional trees will help mitigate the loss of the few existing trees on this lot
and will make up for the lack of proposed plantings on the north side of the project.
Based on the findings above, the proposed landscaping will provide visual separation between
adjacent development to the east, will enhance and soften the appearance of the parking
structure, and will mitigate the loss of significant trees on the development site. Therefore, this
criterion is met.
Decision
Based on the available information, evidence, and analysis discussed in the preceding findings
of compliance with applicable approval criteria in EC 9.8030, this Adjustment Review is
approved.
Post Approval
Pursuant to EC 9.7220(4), the Planning Director's decision regarding this Type II application is
effective on the 13th day after notice of the decision is mailed, unless appealed according to
the procedures in EC 9.7605. Once the decision becomes effective, pursuant to EC 9.7230, it will
remain effective for 18 months.
Approved By:
Reid Verner, Senior Planner, for Eugene Planning Director Date
Informational Item:
This approval does not relieve the applicant of complying with other applicable
provisions of the Eugene Code or Oregon Revised Statutes, which may otherwise govern
the development of the subject property.
November 22, 2024 Findings & Decision: ARB 24-1 Page 12 of 12