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HomeMy WebLinkAboutSupplemental Materials 2025-11-06L O M M U N I T Y N I P 'N. M I N :. 6R0uP F LLC November 5, 2025 City of Eugene Planning & Development 99 West 1011 Avenue Eugene, Oregon 97401 RE: The Mark at Eugene — Multiple -Unit Residential Development (202512) SB 1537 Adjustment Review Application (ARA 25-22) — Cover Letter Assessor's Map: 17-03-32-31 Tax Lot: 4700 Property Address: 791 East 13th Avenue, Eugene, Oregon 97401 Property Owner: PeaceHealth 1115 SE 164th Avenue Vancouver, Washington 98683 Contact: Michael P. Dwyer 360.729.1000 Applicant: The Mark at Eugene, LLC 315 Oconee Street Athens, Georgia 30601 Contact: Harris Moye Harris. Moye@LandmarkProperties.com Owner's TBG Community Planning Group LLC Representative: PO Box 10248 Eugene, Oregon 97440 Contact: Kristen Taylor or Zach Galloway 541.687.1010 ext. 115 or 122 ktaylor@tbg-arch.com or zgalloway@tbg-arch.com On behalf of the applicant, The Mark at Eugene, LLC, enclosed is an Adjustment Review (ARA) application submittal (City File No. ARA 25-22) for a proposed multi -unit residential project at 791 East 13th Avenue. In accordance with the SB 1537 Adjustment Review application submittal requirements, the following attachments are provided for review by the City staff and Planning Director. Note that the attached Plan Set is for both the subject SB 1537 Adjustment Review Application (City File No. ARA 25-22) and the separate City Adjustment Review Application (City File No. ARA 25-23). SB 1537 Adjustment Review (ARA) Application Form — 1 Copy Site Plan (8'/2" x 11 ") — 1 Copy Written Statement and Attachments — 2 Copies Attachment A Tax Assessor's Map Attachment B FIRM Flood Insurance Rate Map, Map Number 41039C1136F 541.687.1010 PO BOX 10248 EUGENE. OREGON 97440 TBG-ARCH.COM City of Eugene November 5, 2025 Page 2 of 2 Plan Sets — 2 Copies: A1_T1.1 Title Sheet A2_AS1.1 Architectural Site Plan A3_A3.1 Exterior Elevations A4_A1.11 Level 1 Enlarged Bike Room Floor Plan L1.00 Landscape Plan - For Reference Only 1 OF 1 Existing Conditions Plan - For Reference Only 1 OF 2 Land Partition Plat - For Reference Only (Sheet 2 not included) If you have any questions, please contact TBG Community Planning Group at 541.687.1010. Thank you for your time and consideration of this proposal. Sincerely, Zach Galloway, AICP Principal Planner ZG/KT cc: Michael P. Dwyer, PeaceHealth Harris Moye, The Mark at Eugene, LLC Mike Reeder, Oregon Land Use Law Anna Backus, PE KPFF Consulting Engineers Teresa Forsberg, ESG Architecture & Design Antonio Brister, HPLA Studio ZAPROJ\202511 The Mark at Eugene\Corresp\Agency\Adj Rev\202511-SB1537 ARA25-22_CvrLtr.docx 1001.4 1 � CCyruNITY FLANN106 8001Ur . «e SB 1537 ADJUSTMENT REVIEW APPLICATION WPIanning Limited Land Use Decision SB 1537 requires local governments grant adjustments to specific development and design standards applied to the development of housing if the application meets certain conditions. For more information, please see the Oregon Department of Land Conservation and Development (DLCD) SB 1537 Guidance and FAQ. Please complete the following application checklist and submit a written narrative with information showing that all conditions are met. Note that additional information may be required upon further review to adequately address the application for adjustments. If you have any questions about filling out this application, please contact Land Use staff at the Permit and Information Center by phone: (541) 682-8336, email: landuseinfo@eupene-or.gov, or at 99 West 101h Avenue from 12-4pm, Monday - Friday. List all Assessor's Map and Tax Lot numbers of the property included in the request. Proposals are required to include all property under contiguous ownership of the applicant. Assessor's Map Tax Lot Existing Zoning 17-03-32-31 4700 C-2/TD Eugene Code (EC) Sections Proposed for SB 1537 Adjustment List specific code sections for which adjustment is proposed (up to 10 distinct adjustments allowed). Proposed SB 1537 Adjustment (e.g. SB Section 38(4))(a)) SB 38(5)(b) SB 38(5)(b) EC Code Section (e.g. EC 9.2750J Description (e.g. Reduce required 5 foot interior setback to 4.5 feet for Middle Housing) EC 9.5500(7)(a) See written statement EC 9.5500(7)(b) SB 38(4)(g)(A)(ii) EC 9.6105(2)(b)(2) SB 38(4)(g)(A)(i) EC 9.6105(5) SB 38(4)(g)(A)(ii) EC 9.6105(3)(b) Associated/Pending Land Use Application(s) or Building Permit Numbers (if applicable): Adjustment Review application & Tentative Partition Plan application - Both submitted under separate cover Planning & Development 99 W. 10T" Avenue, Eugene, OR 97401 Phone: 541.682.8336 or E-mail: landuseinfo@eupene-or.gov www. eupene-or. go v/plonning Updated: February 2025 Page 1 of 5 Filing Fee A filing fee must accompany all applications. The fee varies depending upon the type of application and is adjusted periodically by the City Manager. Check with Planning staff at the Permit and Information Center to determine the required fee or check website at www.eugeneplanning.org Submittal Requirements: Provide 2 paper copies and one digital copy (CD, USB Drive, or Other) of all application materials (i.e. written statement, site plans, etc.). Digital files must be in PDF file format. Please note that it is the applicant's responsibility to make sure that the digital and paper copies are identical. Following completeness review, an updated digital and paper copies may be required. All paper site plans must be folded to a size equal or less than 11" x 17". Written Statement Submit a detailed written statement describing how this request is consistent with all required conditions in SB 1537. Please note: it is the applicant's responsibility to provide adequate information demonstrating how the project satisfies the required conditions. Failure to provide such information may result in denial of your application. Conditions required to be eligible for an adjustment (Note: the Applicant must submit a written narrative and additional site information demonstrating that all conditions are met): ❑ The application is for a building permit or limited land use decision ❑ The development is on lands zoned to allow for residential or mixed -use residential uses ❑ The development meets minimum net densities of at least 10 dwelling units per acre ❑ The development is within an urban growth boundary, not including unincorporated lands ❑ The development is of net new housing units, including single family, multifamily, mixed -use, manufactured home parks, accessory dwellings, or middle housing ❑ The application requests no more than 10 distinct adjustments (note: each standard listed below counts as one distinct adjustment, even if the application requests multiple components within that category), and ❑ The application states how at least one of the following criteria applies (must provide written narrative with evidence establishing at least one of the following): ❑ The adjustment makes housing development feasible when it otherwise would not be ❑ The adjustment reduces the sale/rental price per unit ❑ The adjustment will increase the number of units in the application ❑ All units are subject to an affordable housing covenant to be affordable to moderate income (80-120% Median Family Income) households for at least 30 years ❑ 20% of units are subject to an affordable housing covenant to be affordable to low-income households (:580% Median Family Income) for at least 60 years ❑ The adjustment enables the provision of accessibility or visitability features that would not otherwise be feasible ❑ The units are subject to a zero equity, limited equity, or shared equity ownership model making them affordable to moderate income households for 90 years. Planning & Development 99 W. 10T" Avenue, Eugene, OR 97401 Phone: 541.682.8336 or E-mail: landuseinfo@eupene-or.gov www. eupene-or. goy/planning Updated: March 2025 Page 2 of 5 Note: SB 1537 adjustments that do not relate to current code requirements are identified with an asterisk (*) Development Standards (Section 38(4)) requested for adjustment: ❑ (a) Side or rear setbacks, for an adjustment of not more than 10 percent. ❑ (b) For an individual development project, the common area, open space or area that must be landscaped on the same lot or parcel as the proposed housing, for a reduction of not more than 25 percent. ❑ (c) Parking minimums.* ❑ (d) Minimum lot sizes, not more than a 10 percent adjustment, and including not more than a 10 percent adjustment to lot widths or depths. ❑ (e) Maximum lot sizes, not more than a 10 percent adjustment, including not more than a 10 percent adjustment to lot width or depths and only if the adjustment results in: (A) More dwelling units than would be allowed without the adjustment; and (B) No reduction in density below the minimum applicable density. ❑ (f) Building lot coverage requirements for up to a 10 percent adjustment. ❑ (g) For manufactured dwelling parks, middle housing as defined in ORS 197A.420, multifamily housing and mixed -use residential housing: ❑ (A) Requirements for bicycle parking that establish: (i) The minimum number of spaces for use by the residents of the project, provided the application includes at least one-half space per residential unit; or ❑ (A) Requirements for bicycle parking that establish: (ii) The location of the spaces, provided that lockable, covered bicycle parking spaces are within or adjacent to the residential development; ❑ (B) For uses other than cottage clusters, as defined in ORS 197A.420 (1)(c)(D), building height maximums that: (i) Are in addition to existing applicable height bonuses, if any, and (ii) Are not more than an increase of 20 percent increase to base zone height with rounding consistent with methodology outlined in city code, if any; ❑ (C) Unit density maximums, not more than an amount necessary to account for other adjustments under this section; and ❑ (D) Prohibitions, for the ground floor of a mixed -use building, against: (i) Residential uses except for one face of the building that faces the street and is within 20 feet of the street, and (ii) Nonresidential active uses that support the residential uses of the building, including lobbies, day care, passenger loading, community rooms, exercise facilities, offices, activity spaces or live -work spaces, except for active uses in specifically and clearly defined mixed use areas or commercial corridors designated by local governments. Planning & Development 99 W. 10T" Avenue, Eugene, OR 97401 Phone: 541.682.8336 or E-mail: landuseinfo@eupene-or.gov www. eupene-or. goy/planning Updated: March 2025 Page 3 of 5 Design Standards (Section 38(5)) requested for adjustment: ❑ (a)Facade materials, color or pattern. ❑ (b) Facade articulation. ❑ (c) Roof forms and materials. ❑ (d) Entry and garage door materials. ❑ (e) Garage door orientation, unless the building is adjacent to or across from a school or public park. ❑ (f) Window materials, except for bird -safe glazing requirements. * ❑ (g) Total window area, for up to a 30 percent adjustment, provided the application includes at least 12 percent of the total facade as window area. ❑ (h) For manufactured dwelling parks, middle housing, multifamily housing and mixed -use residential: ❑ (A) Building orientation requirements, not including transit street orientation requirements. ❑ (B) Building height transition requirements, not more than a 50% adjustment. ❑ (C) Requirements for balconies and porches. * ❑ (D) Requirements for recesses and offsets (i.e. articulation). Site Plan Requirements ❑ Show date, north arrow, and standard engineer's or architect's scale. ❑ Show the Assessor's Map and Tax Lot numbers. ❑ Show a vicinity map on the plan. (Vicinity map does not need to be drawn to scale.) ❑ Show the dimensions of the site plan boundary. ❑ Show the location of all existing structures and indicate whether they will remain or be removed. ❑ Show any site features necessary to illustrate the basis for the proposed adjustment. ❑ Show access to the development site. ❑ Site Plan must be prepared, stamped and signed by one of the following: Oregon Licensed architect, Oregon licensed civil engineer, Oregon licensed landscape architect, a member of the American Institute of Certified Planners, or an Oregon licensed land surveyor. Planning & Development 99 W. 10T" Avenue, Eugene, OR 97401 Phone: 541.682.8336 or E-mail: landuseinfo@eupene-or.gov www. eupene-or. goy/planning Updated: March 2025 Page 4 of 5 By signing, the undersigned certifies that he/she has read and understood the submittal requirements outlined, and that he/she understands that omission of any listed item may cause delay in processing the application. I (We), the undersigned, acknowledge that the information supplied in this application is complete and accurate to the best of my (our) knowledge. OWNER (Also the Applicant? ❑ Yes / © No): Name (print): Michael P. Dwyer Address: 1115 SE 164th Ave City/State/Zip: Vancouver, WA 98683 Signature: c/o PeaceHealth phone: 360-729-1000 APPLICANT © / APPLICANT'S REPRESENTATIVE ❑ (Check one): Name (print): W. Christopher Hart Company/Organization: The Mark at Eugene, LLC Address: 315 Oconee Street City/State/Zip: Athens, Georgia 30601 Phone: Signature: E-mail (if applicable): Fax: APPLICANT'S REPRESENTATIVE ] / DESIGNATED CONTACT PERSON ] (Check all that apply): Name (print): Kristen Taylor or Zach Galloway Company/Organization: TBG Community Planning Group Address: PO Box 10248 City/State/Zip: Eugene, Oregon 97440 Phone: 541.687.1010 Signature: E-mail (if applicable).ktaylor@tbg-arch or zgaiioway@tbg-arch.com Fax: Note: This is not a complete list of requirements. Additional information may be required after further review in order to adequately address the applicable conditions. www.eugene-or. goy/planning Planning & Development Updated: March 2025 99 W. 10T" Avenue, Eugene, OR 97401 Phone: 541.682.8336 or E-mail: landuseinfo@eugene-or.gov Page 5 of 5 Q � w a r-I F- Z r J " c_ W (AC a a _ 5 N Y n 4w A N t o n �, 7 It �/, i It—) uoll3noo uorow N a � "-sEm`a� ARTS b3GlV w?w s5ga -- =, _ --------- ------------- -- - - -- - - - -- - - - - -- s=' - I al <� V I J Uyu I �I I a - O � 0 is I Yam& — O _ t I I I O O I I I ' I' I I' I I ❑ Q � a I I I I I I ° I I I I I I I I❑ U I s s 8 I i I Z §f s W G Q a ❑ Ll II O I _= IL 0 0 I IF Ll I I I I I I II D D D I c O a I 7m l7 I E E'= 4s I r I I I w r 3 I � Inn S _ Pivlaniav xoNlw 1332' INVAllH yy.yyna=_s MI II. o O II II C O M M U N I T Y GRQ2UP • LLC November 5, 2025 City of Eugene Planning & Development 99 West 1011 Avenue Eugene, Oregon 97401 RE: The Mark at Eugene — Mutli-Unit Residential Development (202512) SB 1537 Adjustment Review Application (ARA 25-22) — Written Statement Assessor's Map: 17-03-32-31 Tax Lot: 4700 Property Address: 791 East 13t" Avenue, Eugene, Oregon 97401 Property Owner: PeaceHealth 1115 SE 1641" Avenue Vancouver, Washington 98683 Contact: Michael P. Dwyer 360.729.1000 Applicant: The Mark at Eugene LLC 315 Oconee Street Athens, Georgia 30601 Contact: Harris Moye Harris. Moye@LandmarkProperties.com Owner's TBG Community Planning Group LLC Representative: PO Box 10248 Eugene, Oregon 97440 Contact: Kristen Taylor or Zach Galloway 541.687.1010 ext. 115 or 122 ktaylor@tbg-arch.com or zgalloway@tbg-arch.com WRITTEN STATEMENT In accordance with the SB 1537 Adjustment Review (ARA) application submittal (City File No. ARA 25-22) requirements, this written statement and the enclosed attachments describe the proposed project and demonstrate that the proposal complies with the relevant SB 1537 adjustment criteria. The proposed ARA application is subject to the Type II application review process per EC 9.7200. Note that the attached Plan Set is for both the subject SB 1537 Adjustment Review Application (City File No. ARA 25-22) and the separate City Adjustment Review Application (City File No. ARA 25-23). I. Land Use Request The Mark at Eugene LLC (the "applicant") requests approval of a SB 1537 Adjustment Review application located at 791 East 131" Avenue for a multiple -unit residential project with about 262 units. A separate Tentative Partition application has been submitted to divide the parcel into two legal, buildable lots (Parcel 1 and Parcel 2 - see attached Land Partition Plat for reference). The proposed project is located on Parcel 1 (the "site"), which represents the southern portion of the existing Tax Lot 4700. The Applicant acknowledges that the proposed project, together with the approval of the associated 541.687.1010 1 PO BOX 10248 I EUGENE, OREGON 97440 TBG-ARCH.COM City of Eugene SB 1537 Adjustment Review Application November 5, 2025 Page 2of7 Adjustment Review applications, is contingent upon approval of the Tentative Partition and subsequent Final Plat creating the two proposed lots. The applicant requests 5 adjustments in accordance with the SB 1537 ARA application submittal requirements to the following sections of the Eugene Code. The applicant has also submitted a separate Adjustment Review through the City of Eugene Adjustment Review application process per EC 9.8030 to adjust one additional code standard as permitted in the Eugene Code. 1. As allowed under Section 38(5)(b) of SB 1537, the applicant requests an adjustment to the articulation requirements at EC 9.5500(7)(a) to provide less than the 2 required design features along the horizontal face (side to side) of the structure (to be repeated at intervals of no more than 40 feet) and/or along the vertical face (top to bottom) of the structure (to be repeated at intervals of no more than 25 feet) 2. As allowed under Section 38(5)(b) of SB 1537, the applicant requests an adjustment to the articulation requirements at EC 9.5500(7)(b) to provide offsets or projections less than the minimum of 2 feet and/or in a plane less than minimum width of 6 feet. 3. As allowed under Section 38(4)(g)(A)(ii) of SB 1537, the applicant requests an adjustment to the long-term bicycle parking spaces requirements at EC 9.6105(2)(b)(2) to provide long-term bicycle parking on Dero Decker racks (or similar) that stack bikes above ground level and otherwise meet the dimensional parking space standards. 4. As allowed under Section 38(4)(g)(A)(i) of SB 1537, the applicant requests an adjustment to the bicycle parking space requirements at EC 9.6105(5) to provide 0.5 spaces per multiple -unit dwelling for a total of 136 long-term spaces for the proposed 272 residential dwellings. 5. As allowed under Section 38(4)(g)(A)(ii) of SB 1537, the applicant requests an adjustment to the long-term bicycle parking location requirements at EC 9.6105(3)(b) to provide long-term bicycle parking that is lockable and covered within or adjacent to the residential development not in a secure room, enclosure, or garage. The Applicant acknowledges that the proposed project, together with the approval of the associated Adjustment Review applications, is contingent upon approval of the Tentative Partition and subsequent Final Plat creating the two proposed lots. Therefore, the applicant proposes the following draft Condition of Approval: Prior to building permit approval and commencement of site improvements for the proposed project on Parcel 1, the associated separate Tentative Partition application and subsequent Final Plat application shall be approved at the local level. COMMUNITY PLANNING GEOUP . LLG City of Eugene SB 1537 Adjustment Review Application November 5, 2025 Page 3of7 The proposed design balances the specific standards with the need to provide additional housing in the community. The SB 1537 Adjustment Review application process facilitates adjustments to the development standards for housing in an efficient and effective manner. As demonstrated in Sections IV below, the SB 1537 Adjustment Review requests meet the applicable approval criteria in effect at the time of filing and should be approved as proposed. Project Design Team: Property Owner PeaceHealth 1115 SE 16411 Avenue Vancouver, Washington 98683 Contact: Michael P. Dwyer 360.729.1000 Applicant The Mark at Eugene LLC 315 Oconee Street Athens, Georgia 30601 Contact: Harris Moye Harris. Moye@LandmarkProperties.com Planner and Applicant's Representative TBG Community Planning Group LLC PO Box 10248 Eugene, Oregon 97440 Contact: Kristen Taylor/Zach Galloway, AICP 541.687.1010 ext. 115/122 ktaylor@tbg-arch.com/zgalloway@tbg-arch.com II. Site Description A. Location and Site Context ArrhitPrt ESG Architecture & Design 350 North 5th Street I Suite 400 Minneapolis, Minnesota, 55401 Contact: Teresa Forsburg, AIA 612.524.4225 teresa.forsberg@esgarch.com Civil Engineer KPFF Consulting Engineers 800 Willamette Street, Suite 400 Eugene, Oregon 97401 Contact: Anna Backus, PE 541.684.4902 Anna. Backus@kpff.com Landscape Architect HPLA Studio LLC 12222 Merit Drive, #130 Dallas, Texas 75251 Contact: Antonio Brister 469.935.4030 antonio@hplastudio.com The subject site is located 2 blocks west of the University of Oregon on a portion of the former hospital campus. As noted above, a separate Tentative Partition application has been submitted to divide the parcel into two legal, buildable lots (Parcel 1 and Parcel 2 - see attached Tentative Partition Plan for reference). The proposed project and subject SB 1537 ARA application is located on Parcel 1 (the "site"), which represents the southern portion of the existing Tax Lot 4700 totaling approximately 2.62 acres (114,260 square feet). COMMUNITY FLANNIM6 80411F . LLC City of Eugene SB 1537 Adjustment Review Application November 5, 2025 Page 4of7 The site is located within the Urban Growth Boundary ("UGB"), City of Eugene ("City") corporate limits, and the West University Neighbors (WUN) neighborhood association boundary. The site is designated Commercial on the City's comprehensive plan diagram —the Metro Plan diagram. The West University Refinement Plan is the applicable refinement plan in this area of the City. Consistent with the Metro Plan designation, the site is zoned Community Commercial (C-2). There is a Transit Oriented Development Overlay (/TD) zone applied to the site. The surrounding lots are also zoned C-2 as well as Major Commercial (C-3) to the east and one parcel to the north, and Public Land (PL) to the east. B. Existina Conditions and Site Access Tax Lot 4700 is relatively flat and is currently occupied by the former hospital buildings and associated site infrastructure, which are proposed for removal in a separate Demolition Permit. The applicant understands that the Demolition Permit cannot be approved and issued while the subject SB 1537 ARA application and the separate City ARA application and Tentative partition applications are pending final local decisions. The site has frontage on Hilyard Street, which is classified as a Minor Arterial street, and on Alder Street and West 13th Avenue, both of which are classified as Major Collector streets. The public street frontages have been fully improved. Alder Street and Hilyard Street frontages include sections that lack street trees and/or public landscape strips to accommodate on -street parking and other vehicular activities. The area is well served by extensive transportation facilities. The Lane Transit District (LTD) provides BRT service — EmX — on West 11 th Avenue with headways of less than 10-minutes. Routes 28, 81, and 98 run on Hilyard/Patterson Streets and the West 11th/West 131h Avenues one-way pairs. In addition to transit services, the City of Eugene has constructed major bicycle facilities along Alder Street and West 13th Avenue to improve safety for riders. West 121h Avenue is identified as a neighborhood greenway in the Transportation System Plan. III. Relevant Land Use History The site is currently designated Commercial and zoned C-2 Community Commercial with the /TD Overlay zone, which is consistent with the designation. The majority of the site was included in the Shaw's Second Addition, a plat that dates to the 1890s. Other portions of the site were previously public street rights -of -way. The rights -of -way were vacated through several City ordinances in the 1960s and one in 2002. The prior use of the site was for a hospital. A hospital is a conditional use in the C-2 zone. Therefore, According to available online City files, there are several approved CUPs relevant to portions of the prior hospital site dating back to 1971. The separate proposed demolition of the former hospital buildings and change of use to multi -unit residential dwellings renders the prior CUP moot. COMMUNITY FLANNI06 80411F . LLC City of Eugene SB 1537 Adjustment Review Application November 5, 2025 Page 5of7 IV. SB 1537 Adjustment Review Approval Criteria — Supporting Facts and Findings This section is organized by outlining the adjustment review requests with the standard proposed for adjustment noted in bold. The applicable approval criteria per EC 9.8025 and SB 1537, Section 38(g) are documented in bold italics, followed by proposed findings in normal text. A. General Submittal Requirements EC 9.8025 Adiustment Review — General Requirements. (1) Except as provided in subsections (2) and (3), the adjustment review application shall be prepared by one or more of the following professionals unless waived by the planning director: (a) Oregon licensed architect. (b) Oregon licensed civil engineer. (c) Oregon licensed landscape architect. (d) Oregon licensed land surveyor. Finding: The Adjustment Review application is prepared by the project design team noted above, which includes a licensed architect, civil engineer, landscape architect, and surveyor, as well as accredited planner. The drawings are prepared by the licensed professionals. The requirement is met. B. Adjustment Review Requests 1. As allowed under Section 38(5)(b) of SB 1537, the applicant requests an adjustment to the articulation requirements at EC 9.5500(7)(a) to provide less than the 2 required design features along the horizontal face (side to side) of the structure (to be repeated at intervals of no more than 40 feet) and/or along the vertical face (top to bottom) of the structure (to be repeated at intervals of no more than 25 feet) 2. As allowed under Section 38(5)(b) of SB 1537, the applicant requests an adjustment to the articulation requirements at EC 9.5500(7)(b) to provide offsets or projections less than the minimum of 2 feet and/or in a plane less than minimum width of 6 feet. 3. As allowed under Section 38(4)(g)(A)(ii) of SB 1537, the applicant requests an adjustment to the long-term bicycle parking spaces requirements at EC 9.6105(2)(b)(2) to provide long-term bicycle parking on Dero Decker racks (or similar) that stack bikes above ground level and otherwise meet the dimensional parking space standards. 4. As allowed under Section 38(4)(g)(A)(i) of SB 1537, the applicant requests an adjustment to the long-term bicycle parking spaces requirements at EC 9.6105(5) to provide 0.5 spaces per multiple - unit dwelling for a total of 136 long-term spaces for the proposed 272 residential dwellings. COMMUNITY P«wxe*c G001Ur . «c City of Eugene SB 1537 Adjustment Review Application November 5, 2025 Page 6 of 7 5. As allowed under Section 38(4)(g)(A)(ii) of SB 1537, the applicant requests an adjustment to the long-term bicycle parking location requirements at EC 9.6105(3)(b) to provide long-term bicycle parking that is lockable and covered within or adjacent to the residential development not in a secure room, enclosure, or garage. (2) Except as provided in section 39 of this 2024 Act, a local government shall grant a request for an adjustment in an application to develop housing as provided in this section. An application qualifies for an adjustment under this section only if the following conditions are met: (a) The application is for a building permit or a quasi-judicial, limited or ministerial land use decision; Findings: The proposed SB 1537 ARA application is a limited land use decision. (b) The development is on lands zoned to allow for residential uses, including mixed - use residential; Findings: The proposed multiple -unit residential project is on a site zoned C-2/TD, which allows for residential uses. (c) The residential development is for densities not less than those required under section 55 (3)(a)(C) of this 2024 Act; Findings: The proposed multiple -unit residential project includes about 272 units. The proposed gross residential density is approximately 103 dwelling units per acre ( 272 dwellings on the proposed 2.62- acre Parcel 1 in the separate Tentative Partition application), which exceeds the 17 dwelling units per net acre required per Section 55 (3)(a)(C). (d) The development is within an urban growth boundary, not including lands that have not been annexed by a city; Findings: The site is within the Eugene UGB and is within the incorporated limits of the City of Eugene. (e) The development is of net new housing units in new construction projects, including: (A) Single-family or multifamily; (B) Mixed -use residential where at least 75 percent of the developed floor area will be used for residential uses; (C) Manufactured dwelling parks; (D) Accessory dwelling units; or (E) Middle housing as defined in ORS 197A.420; COMMUNITY F«wxe*c GEOUP . «c City of Eugene SB 1537 Adjustment Review Application November 5, 2025 Page 7of7 Findings: The proposed project is a 272 unit "multifamily" residential development. (f) The application requests not more than 10 distinct adjustments to development standards as provided in this section. A "distinct adjustment" means: (A) An adjustment to one of the development standards listed in subsection (4) of this section where each discrete adjustment to a listed development standard that includes multiple component standards must be counted as an individual adjustment; or (B) An adjustment to one of the development standards listed in subsection (5) of this section where each discrete adjustment to a listed development standard that includes multiple component standards must be counted as an individual adjustment; and Findin s: As listed above, the application requests 5 adjustments to the Eugene Code standards in accordance with the SB 1537 ARA application submittal requirements. (g) The application states how at least one of the following criteria apply: (B) The adjustment reduces the sale/rental price per unit. (C) The adjustments will increase the number of housing units within the application; Findin s: The relief provided from the articulation standards reduces design and construction costs by simplifying building design and permitting the use of more standardized detailing and construction materials. These cost savings can be passed on to reduce the sale or rental price per unit. The adjusted bicycle parking requirement allows for 0.5 spaces per dwelling unit in this area, which is well served by City services, and permits those spaces to be accommodated with a stackable bicycle parking rack system. The number of spaces provided, together with the stackable rack design and location in the interior courtyard, minimizes the building area required for bicycle parking and increases the area that can be dedicated to housing units within the building. Based on the findings provided here, the approval criteria are met. V. Conclusion Based on the information and findings contained in this written statement, associated attachments, and drawings, the proposed SB 1537 Adjustment Review application meets the applicable approval conditions and criteria in Section 38 of SB 1537. The applicant requests that the Planning Director approve the proposal as presented. Both the applicant and the applicant's representative are available for questions, as necessary. ZAPROJ\202511 The Mark at Eugene\Corresp\Agency\Adj Rev\20251 1 -SB1 537 ARA20-22_WritState.docx COMMUNITY FLANNIM6 BEOUF • LLC City of Eugene SB 1537 Adjustment Review Application Attachments ATTACHMENT CONTENTS Attachment A Tax Assessor's Map Attachment B FIRM Flood Insurance Rate Map, Map Number 41039C1136F City of Eugene SB 1537 Adjustment Review Application Attachments ATTACHMENT A Tax Assessor's Map W N z W co O W OW M rr uj y C N 7- co 09 U II W a) " cc � J uj V W Z W M Z W Cl) c� O w W r w ZUO UNNNNnv av aauoi u>uNi u`�i v�u�i u0i v'�i u°pi u�'i�m000 oNo o"o��� wo Owl - -- ----------------- ;----------------------------------------------- --------------------------------------- I W; ^�- - - «$« -N� ry : -- i=-g- - 6 - N -- -g-�- -- Z-r--_-_. «, iuj QI n w«eaaa s/ \______ e_ _ _ _ _ e-- k o i `4 / ■Y . 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