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HomeMy WebLinkAboutApplication Materials Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning TENTATIVE MIDDLE HOUSING LAND DIVISION APPLICATION Echo Hollow Townhouses Subdivision Middle Housing Land Division Assessor’s Map Tax Lots 17 04 21 44 7900 August 7, 2026 Echo Hollow Townhouses Subdivision 2 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Table of Contents Page Numbers Tentative Middle Housing Land Division Application ..................................................... 3 - 4 Tentative Middle Housing Land Division Written Statement ........................................ 5 - 16 Attachments Attachment A Tax Lot Map Attachment B Air Photo Attachment C Air Photo (greater context) Attachment D FIRM Items Submitted Separately Preliminary Title Report Echo Hollow Townhouses Subdivision 3 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning August 7, 2026 TENTATIVE MIDDLE HOUSING LAND DIVISION APPLICATION Echo Hollow Townhouses Subdivision PROPERTY OWNER / APPLICANT Shelley Design & Build, LLC 86460 Lorane Highway Eugene, OR 97405 Contact: Taylor Shelley Phone: 541.914.4248 email: tshelley01@yahoo.com APPLICANT’S REPRESENTATIVE Land Use Planner, Landscape Architect Schirmer Consulting, LLC PO Box 10424 Eugene, OR 97440 Contact: Carol Schirmer email: schirmer@schirmerconsulting.com Phone: 541.234.5108 SURVEYOR Roberts Surveying, Inc. 2811 Lydick Way Eugene, OR 97401 Contact: Kent Baker email: kent.rsi@comcast.net Phone: 541.345.1112 The following specific application information is from the Middle Housing Land Division, Tentative Plan Application Checklist and additional property information. LAND USE REQUEST The applicant proposes to divide the subject property into 20 townhouse lots (10 townhouse projects). All lots will be vacant buildable lots. MAP and TAX LOT Assessor’s Map Tax Lot Current Zoning 17 04 21 44 9700 R-1 AREA OF REQUEST 38,001 SF or .87 acres CURRENT SITE ADDRESS N/A - vacant NAME of MIDDLE HOUSING LAND DIVISION Echo Hollow Townhouses Echo Hollow Townhouses Subdivision 4 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning MIDDLE HOUSING TYPE Townhouse MIDDLE HOUSING STATUS New MIDDLE HOUSING CONVERSION No STATEWIDE GOAL 5 INVENTORY No CONCURRENTLY WITH ANOTHER LAND USE APPLICATION No. ADJUSTMENT REQUESTED None PROPOSED MIDDLE HOUSING LOTS Proposed Middle Housing Lot (Lot 1) Existing Use: Vacant Area: 1,918 SF or .044 acres Proposed Middle Housing Lot (Lot 2) Existing Use: Vacant Area: 1,858 SF or .042 acres Proposed Middle Housing Lot (Lot 3) Existing Use: Vacant Area: 1,858 SF or .042 acres Proposed Middle Housing Lot (Lot 4) Existing Use: Vacant Area: 1,858 SF or .042 acres Proposed Middle Housing Lot (Lot 5) Existing Use: Vacant Area: 1,858 SF or .042 acres Proposed Middle Housing Lot (Lot 6) Existing Use: Vacant Area: 1,858 SF or .042 acres Proposed Middle Housing Lot (Lot 7) Existing Use: Vacant Area: 1,858 SF or .042 acres Proposed Middle Housing Lot (Lot 8) Existing Use: Vacant Area: 1,858 SF or .042 acres Proposed Middle Housing Lot (Lot 9) Existing Use: Vacant Area: 1,858 SF or .042 acres Echo Hollow Townhouses Subdivision 5 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Proposed Middle Housing Lot (Lot 10) Existing Use: Vacant Area: 2,220 SF or .051 acres Proposed Middle Housing Lot (Lot 11) Existing Use: Vacant Area: 2,262 SF or .052 acres Proposed Middle Housing Lot (Lot 12) Existing Use: Vacant Area: 1,858 SF or .051 acres Proposed Middle Housing Lot (Lot 13) Existing Use: Vacant Area: 1,858 SF or .051 acres Proposed Middle Housing Lot (Lot 14) Existing Use: Vacant Area: 1,858 SF or .051 acres Proposed Middle Housing Lot (Lot 15) Existing Use: Vacant Area: 1,858 SF or .051 acres Proposed Middle Housing Lot (Lot 16) Existing Use: Vacant Area: 1,858 SF or .051 acres Proposed Middle Housing Lot (Lot 17) Existing Use: Vacant Area: 1,858 SF or .051 acres Proposed Middle Housing Lot (Lot 18) Existing Use: Vacant Area: 1,858 SF or .051 acres Proposed Middle Housing Lot (Lot 19) Existing Use: Vacant Area: 1,858 SF or .051 acres Proposed Middle Housing Lot (Lot 20) Existing Use: Vacant Area: 1,876 SF or .051 acres WRITTEN STATEMENT See below. Echo Hollow Townhouses Subdivision 6 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning WRITTEN STATEMENT Please review the application under the Expedited Land Division procedures, in accordance with HB 2138. MIDDLE HOUSING LAND DIVISION, TENTATIVE PLAN Submit a detailed written statement describing how this request is consistent with all application requirements (Eugene Code Section 9.8193) and applicable criteria (Eugene Code Section 9.8194). The following written statement addresses all the Middle Housing Land Division, Tentative Plan criteria. Code requirements are in plain text and responses are in italics for clarity. Introduction: The proposed Middle Housing Land Division is for the property depicted as: Map 17 04 21 44 Tax Lot 7900. Zoning R-1 The proposed Middle Housing Land Division will divide the subject property into 20 lawfully created units of land. 9.8193 Middle Housing Land Division, Tentative Plan Application Requirements. In addition to the provisions in EC 9.7010 Application Filing, the following specific requirements apply to middle housing land division tentative plan applications: (1) The tentative plan included in the middle housing land division application must be prepared by an Oregon licensed surveyor. This application is prepared by Schirmer Consulting, LLC., an Oregon licensed landscape architect and the plan is prepared by Roberts Surveying, Inc., an Oregon licensed land surveyor whose license expires 12.31.27. The application is signed by the surveyor. (2) The application must include a preliminary title report. See attached Title Report. (3) The application must identify all contiguous property under the same ownership as the property to be divided. This application identifies all contiguous property under the same ownership. (4) The application must be signed by the owner of the property to be divided. The application is signed by the owner. (5) The property to be divided must be a legal lot. Per the Eugene Code (EC) 9.0500 Definitions, a legal lot is defined as ‘a lot of record that has boundary lines that were established: (A) through a partition or subdivision procedure, or (B) by a deed that was signed prior to April 2, 1962.” This lot is a legal lot because it has been in the same configuration since 1951. It was also subject of an approved M Partition. See attached. 9.8194 Middle Housing Land Division, Tentative Plan Approval Criteria. The planning director shall approve, conditionally approve, or deny the middle housing land division tentative plan application based on compliance with the following criteria. (1) If the property to be divided is not yet developed with middle housing: (a) The application proposes development of middle housing on the lot or parcel to be divided; and The applicant proposes to divide the subject property into 20 legal lots, all vacant after land division, Middle Housing Lots (Lots 1 through 20). Echo Hollow Townhouses Subdivision 7 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning (b) The lot or parcel to be divided is developable with middle housing consistent with the following: 1. EC 9.2750; 2. EC 9.2751; 3. EC 9.2760; 4. EC 9.2761; 5. EC 9.2775: and 6. EC 9.5550 EC 9.2750 Residential Development Standards Table 9.2750 The subject property is zoned R-1. EC Table 9.2750 Residential Zone Development Standards Density Minimum: No Minimum. Density maximum: 14 units per acre Maximum building height 30 feet Minimum Building Setback Front Yard 10 feet Garages/Carports 18 feet Interior Yard Setback 5 feet or 10 feet between buildings When the vacant lots are developed, proposed buildings will conform to the current land use code and will be evaluated at time of building permit submittal for compliance. Lot Coverage Townhouse Lots 75% Lot coverage is for the parent lot only. Parent lot is 38,001 sf. 75% is 28,501 sf. When the vacant lots are developed, the proposed buildings will conform to this criterion. EC 9.2751 Special Development Standards for Table 9.2750 (1) Density Minimum net density in R-1 – Not applicable. (b) The maximum residential density requirements in Table 9.2750 do not apply to accessory dwellings, duplexes, triplexes, fourplexes, townhouses, or cottage clusters. This is a proposal for townhouses. The maximum net density requirements do not apply. 2. Townhouses in the R-1 zone shall have a maximum net density of 25 units per acre. . . . The property is 38,001 sf or .87 acres. .87 x 25 = 21.75 units. This proposal is for 20 lots. (15) Driveways and Parking Areas. (b) R-1 Zone, Middle Housing. The standards in subparagraph (a) do not apply to duplexes or development subject to the Middle Housing Standards at EC 9.5550. Table 9.2760 Residential Zone Lot Standards Lot Area Minimum Townhouse lots Not applicable Echo Hollow Townhouses Subdivision 8 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Lot Frontage Minimum Townhouse lots Not applicable Lot Width Minimum Townhouse lots 10 feet Proposed lots 27 feet or greater EC 9.2761 Special Standards for Table 9.2760 (8) Middle Housing Lots. Middle Housing lots shall comply with EC 9.2777 Middle Housing Lot Standards. EC 9.2777 Middle Housing Lot standards; (1) There are no frontage, width, or lot area standards for middle housing lots. Acknowledged. (2) A middle housing lot may not contain more than one middle housing unit. A middle housing lot that includes a common area, but does not include a dwelling, is permitted. Each of the proposed lots will contain one middle housing unit. (3) A middle housing lot may not be divided. Acknowledged. EC 9.5550 Middle Housing Development Standards (2) Applicability of Middle Housing Development Standards. (a) Except as provided in subsection (b), Middle Housing Development Standards in this section 9.5550 apply to: 1. The development of new middle housing, excluding duplexes . . . This application is for the development of new middle housing; townhouses. (b) Except as provided at EC 9.5550(6)(g), the Middle Housing Development Standards do not apply to existing dwellings, buildings, and structures that are not being altered as part of the middle housing development. The property is vacant. There are no existing buildings. (c) The Middle Housing Development Standards do not apply to middle housing conversion. The property is vacant. There are no existing buildings. (d) The Middle Housing Development Standards shall apply in all zones. The property is zoned R-1 and the Middle Housing Development Standards apply. (e) The Middle Housing Development Standards do not apply to dwellings in a building with non-residential use on the ground floor. The property is vacant. There are no existing buildings. (f) The Middle Housing standards apply in addition to the development standards for the applicable base zone. In the event of a conflict between the Middle Housing Development Standards and other applicable development standards in this code, the Middle Housing Development Standards control. Acknowledged and agreed. (5) Standards for Townhouses. Townhouses shall comply with all of the following: (a) Number of Attached Dwelling Units. These standards may not be adjusted. 1. Minimum. A townhouse project must contain at least two attached units. Echo Hollow Townhouses Subdivision 9 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning This townhouse project proposes 20 units, all attached in pairs resulting in 10 townhouse projects. Since no units are shown on the Site Plan this criterion will be reviewed at time of building permit for compliance. 2. Maximum. In the R-1 zone, the maximum number of townhouse units that may be attached is 10. In all other zones, there is no maximum number of townhouses that may be attached. The maximum number of townhouses attached in this project is 2. Since no units are shown on the Site Plan this criterion will be reviewed at time of building permit for compliance. (b) Unit Features. Each townhouse unit must include a minimum of one of the features in subsections 1 through 7 below on a minimum of one street-facing façade (see Figure 9.5550(5)(b). Townhouse Unit Features): 1. A roof dormer a minimum of 4 feet in width, or 2. A balcony a minimum of 2 feet in depth and 4 feet in width and accessible from an interior room, or 3. A bay window that extends from the facade a minimum of 2 feet, or 4. An offset of the facade of a minimum of 2 feet in depth, either from the neighboring townhouse or within the façade of a single townhouse, or 5. An entryway that is recessed a minimum of 3 feet, or 6. A covered entryway with a minimum depth of 4 feet, or 7. A porch meeting the standards of subsection 9.5550(5)(d)1.b.3. Proposal for development of these lots will comply with this standard and be evaluated for compliance at time of building permit submittal. (c) Driveway Access and Parking. Townhouses on lots with public street frontage shall meet the following standards: 1. EC 7.420 and 7.445 and subparagraphs 2-4 of this subsection. EC 7.420 Access Connections – Location. (1) Access Connections to all Street Classifications. Access connections to all street classifications shall be located in accordance with the following standards: (a) No access connection shall be located to encompass a municipal utility. The access connection, when proposed during building permit, will not encompass a municipal utility. (b) Except when an existing lot or parcel frontage is located entirely within an area where the adjacent street grade is over fifteen percent (15%), no access connection shall be located in areas where the street grade is over fifteen percent (15%). Not applicable. Existing street grade is not over 15%. (c) If a parcel has frontage on two or more streets of different street classifications, the access connection shall access the street with the lowest classification. The access connection can access the street with the higher classification if the applicant can demonstrate (1), (2) or (3): Echo Hollow Townhouses Subdivision 10 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning The parcel has street frontage on one street, Echo Hollow Road. (d) Access connections located within five feet of an existing alley connection may be merged with the alley pavement. Not applicable. No existing or proposed alleys. (2) Access Connections to Arterial and Major Collector Streets. In addition to the standards set forth in this EC 7.420(1), access connections to arterial and major collector streets shall be located in accordance with the following standards. (a) Except when an existing lot or parcel is located entirely within the intersection influence area, no access connection to an arterial or major collector street shall be located within the intersection influence area. If an existing lot or parcel is located entirely within the intersection influence area, an access connection, of minimum width, onto an arterial or major collector street will be permitted provided the access connection is located along the property line furthest from the intersection. 1. Influence areas of controlled intersections shall be based on the street classification as set out in the chart below. The influence area for the primary street shall be measured from the centerline of the secondary street; the influence area for the secondary street shall be measured from the centerline of the primary street. If the intersecting streets have the same street classification, both streets are considered primary streets. Echo Hollow Road is classified as a minor arterial street. To the south is the intersection of Royal Avenue, a controlled intersection. The proposed access for this project is approximately 490 feet from that intersection exceeding the required distance from a controlled intersection. 2. Influence areas of partially controlled intersections shall be based on the street classification as set out in the chart below. The influence area for the primary street shall be measured from the centerline of the secondary street, the influence area for the secondary street shall be measured from the centerline of the primary street. If the intersecting streets have the same street classification, both streets are considered primary streets. Echo Hollow Townhouses Subdivision 11 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Echo Hollow Road is classified as a minor arterial street. To the north is the intersection of Knoop Road, a partially controlled intersection. The proposed access for this project is approximately 400 feet from that intersection exceeding the required distance from a controlled intersection. (b) Access connections shall be spaced based on the street classification as set out in the chart below. The spacing area shall be measured from the edge of one access connection to the leading edge of another access connection. (c) Access connection spacing requirements will be reduced up to a maximum of 50% of the required spacing, upon applicant request, if either 1. or 2.: 2. Physical conditions preclude locating the access connection on the street with the lower classification. Such conditions may include, but are not limited to, topography, trees, existing buildings or other existing development on the subject property or adjacent property. The subject property fronts only one public street and therefore does not have access to a lower-classification street. The physical configuration of the property precludes locating the access connection on a lower-classification street because no such street abuts the site. As a result, the criterion is satisfied, as the location of the property itself prevents access from a lower-classification street. (d) Applicant with an existing lot or parcel as of April 10, 2010, that cannot meet the spacing requirement, does not qualify for a reduction in the spacing requirements, and has no other access to the lot or parcel, will be allowed one minimum-width restricted movement access connection. The lot existed prior to April 10, 2010 and cannot meet the spacing requirements. The lot meets the criterion in (c)2. Above and should not be required to provide a restricted movement access. If staff disagrees then a condition of approval is warranted requiring a restricted movement access connection. (3) Access Connections to Local and Neighborhood Collector Streets. Not applicable. EC 7.445 Use of Public Right of Way. (1) Public right-of-way shall not be used for private commercial purposes except pursuant to a revocable permit issued by the city manager or manager’s designee. Acknowledged and agreed. Unclear how EC 7.445 applies to this application. 2. Garages on the front façade of a townhouse, off-street parking areas within the front yard setback, and driveways in front of a townhouse are allowed only if they Echo Hollow Townhouses Subdivision 12 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning meet the following standards in this subsection 2 (see Figure 9.5550(5)(c)2. Townhouses with Parking in Front Yard). a. Each townhouse lot has a street frontage of at least 15 feet on a local street. b. A maximum of 1 driveway approach is allowed for every townhouse. Driveway approaches and/or driveways may be shared. c. Outdoor on-site parking and maneuvering areas do not exceed a total width of 12 feet on any lot. d. The garage width does not exceed 12 feet. 3. The following standards apply to driveways and parking areas for townhouse projects that do not meet all of the standards in subsection 2 of this section. a. Off-street parking areas shall be accessed on the back façade of the townhouse or located in the rear yard of the townhouse. No off-street parking shall be allowed in the front yard or side yard of a townhouse. b. A townhouse project that includes a corner lot shall take access from a single driveway approach on the side of the corner lot. (See Figure 9.5550(5)(c)3.b. Townhouses on Corner Lot with Shared Access.) c. Townhouse projects that do not include a corner lot shall consolidate access for all lots into a single driveway. The driveway and approach are not allowed in the area between the front building façade and front lot line of any of the townhouses. (See Figure 9.5550(5)(c)3.c. Townhouses with Consolidated Access.) d. Townhouse projects shall include access easements recorded with Lane County Deeds and Records for vehicular access and emergency access for any consolidated access or shared driveways. A 20’ Wide Access and Pedestrian Easement is shown on the Site Plan for both vehicular access, emergency access and pedestrian access. 4. Townhouse projects in which all units take exclusive access from a rear alley are exempt from compliance with subsections 2 and 3 of this section. Not applicable. There are no alleys abutting the property. 5. Criteria for Adjustment. Except for those standards that cannot be adjusted, adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(37)(d) Townhouse Driveway Access and Parking. Proposal for development of these lots will comply with 2. and 3. standards above, be evaluated for compliance at time of building permit submittal and apply for an Adjustment Review if necessary. (d) Entry Orientation and Windows. Proposal for development of these lots will comply with this standard and be evaluated for compliance at time of building permit submittal. (2) If the property to be divided is developed with middle housing: The property to be divided is not developed with middle housing. (3) The proposed middle housing land division complies with all of the following: (a) EC 9.2777, Middle Housing Lot standards; Echo Hollow Townhouses Subdivision 13 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning (4) There are no frontage, width, or lot area standards for middle housing lots. Acknowledged. (5) A middle housing lot may not contain more than one middle housing unit. A middle housing lot that includes a common area, but does not include a dwelling, is permitted. Each of the proposed lots will contain no more than one middle housing unit. (6) A middle housing lot may not be divided. Acknowledged. (b) EC 9.6505, Improvements, Specifications for any street frontage improvements required for middle housing lots that abut a street; EC 9.6505 Improvements - Specifications. All public improvements shall be designed and constructed in accordance with adopted plans and policies, the procedures specified in Chapter 7 of this code, and standards and specifications adopted pursuant to Chapter 7 of this code. Additionally, all developments shall make and be served by the following infrastructure improvements: (1) Water Supply. All developments shall be served by the water system of the Eugene Water & Electric Board. All lots will be served by EWEB. The project is proposing an extension of the public water line into the site. (2) Sewage. All developments shall be served by the wastewater sewage system of the city, complying with provisions in Chapter 6 of this code. Public improvements will be constructed privately. The existing parent lot is served by the wastewater sewage system of the city of Eugene (municipal structure and wastewater treatment plant). It is served by an 8” public wastewater line in Echo Hollow Road. The project is proposing an extension of that public wastewater line into the site. See Tentative Middle Housing Land Division plan for location. Electric While not specifically listed in the land use code this utility is being addressed. All lots will be served by EWEB electric. A PUE is proposed on the development site for this purpose. (3) Streets and Alleys. (a) The developer shall grade and pave all streets and alleys in the development site. All paving shall be to the width specified. . . . There are no streets and alleys proposed as part of this Middle Housing Land Division. (b) The developer shall pave streets and alleys adjacent to the development site to the width specified in EC 9.6870 Street Width, unless such streets and alleys are already paved to that width, provided the City makes findings to demonstrate consistency with constitutional requirements. All paving shall provide for drainage of all such streets and alleys, and construct curbs and gutters, sidewalks, street trees and street lights adjacent to the development site. Echo Hollow Road is not designated on the Street Right-of-Way map and is classified as a minor arterial street. Table 9.6870 indicates a minor arterial street has a right of way width of 65’ – 100’ and a paving width of 46’ – 70’ Echo Hollow Townhouses Subdivision 14 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning The current right of way width is 80’ and the paving width is 44’. The right of way width meets and the paving width does not meet the standards set forth in Table 9.6870. (c) The standard at (3)(b) may be adjusted if consistent with the criteria of EC 9.8030(19). No request for adjustment is being made. (4) Sidewalks. Sidewalks shall be located, designed and constructed according to the provisions of this land use code, the Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways, construction and design standards adopted pursuant to Chapter 7 of this code, and other adopted plans and policies. Sidewalks are on both sides of Echo Hollow Road. (5) Bicycle Paths and Accessways. Bicycle Paths and Accessways shall be designed and constructed according to provisions of this land use code, the Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways, construction and design standards adopted pursuant to Chapter 7 of this code, and other adopted plans and policies. No new bicycle paths or accessways are proposed because of this development. (c) EC 9.6805, Dedication of Public Ways; and EC 9.6805 Dedication of Public Ways. As a condition of any development, the city may require dedication of public ways for bicycle and pedestrian use as well as for streets and alleys, providing the city makes findings to demonstrate consistency with constitutional requirements. This development site does not propose any new public ways. (d) All other applicable development standards for features explicitly included in the application. EC 9.6410 Motor Vehicle Parking Standards. Table 9.6410 Required Off-Street Motor Vehicle Parking Residential: Dwelling Per Council Ordinance 20699, effective December 31, 2023, parking is no longer a requirement of development within the city of Eugene. EC 9.6791 through 9.6797 regarding stormwater destination, pollution reduction, flow control for headwaters area, oil control, source control, easements, and operation and maintenance. This is a proposal for a Middle Housing Land Division. No impervious surfaces are proposed. Any development plans will be required to meet current City of Eugene Stormwater Management criteria and will be evaluated by staff for compliance. EC 9.6791 Stormwater – Flood Control No new impervious surface is proposed. Current stormwater destination for this property is Echo Hollow Road. The site consists of Class C and D soils. An appropriate facility will be designed to accommodate stormwater quality on these parcels when they are developed. EC 9.6792 Stormwater Quality This is a proposal for a Middle Housing Land Division. No impervious surfaces are proposed. EC 9.6793 Stormwater Flow Controls (Headwaters). This property is not in the headwaters nor does it drain into a pipe that discharges into a headwaters stream. Echo Hollow Townhouses Subdivision 15 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning EC 9.6794 Stormwater Oil Control. This is not a proposal for any development. EC 9.6795 Stormwater Source Controls. This is not a proposal for development. The property is zoned residential and will not contain fuel dispensing facilities, storage of liquid materials, etc. EC 9.6796 Dedication of Stormwater Easements. Not applicable. No publicly maintained facilities are proposed or will be proposed. (4) The following easements are shown on the tentative plan: (a) Easements necessary for locating, accessing, replacing, and servicing all utilities; The following easements are either existing or proposed. · Proposed Variable Width PUE. · Proposed Variable Width Private Stormwater Easement on north half of property. · Proposed Variable Width Private Stormwater Easement on south half of property. · Proposed 20’ Wide Access and Pedestrian Access Easement. (b) Easements for pedestrian access from each dwelling unit to a street; A 20 Foot Wide Access and Pedestrian Access Easement is proposed to provide pedestrian and vehicular access to the lots. (c) Easements necessary for any common areas or shared building elements; A 20 Foot Wide PUE is proposed for shared public utilities. (d) Easements necessary for any shared driveways or parking. A 20 Foot Wide Access and Pedestrian Access Easement is proposed to provide vehicular access to the lots. (5) Separate utilities are provided for each dwelling unit. See Tentative Middle Housing Land Division plan for location of these utilities. (6) The middle housing land division results in one dwelling unit on each middle housing lot, except lots, parcels or tracts that include a common area. Lots, parcels or tracts that include a common area, but do not include a dwelling unit, are permitted. Each Middle Housing Lot will have only one unit. This can be evaluated at time of building permit submittal for compliance. (7) The application demonstrates that buildings or structures on the middle housing lots created by the middle housing land division will comply with applicable building code provisions related to new property lines; and, notwithstanding the creation of new lots or parcels, that structures or buildings located on the middle housing lots will comply with the Oregon Residential Specialty Code. Any unit proposed for the Middle Housing Lots will be reviewed for compliance with current building code at time of building permit submittal. (8) The following notes are included on the tentative plan: (a) The middle housing lots shown on the tentative plan were created pursuant to a middle housing land division and may not be further divided. See Tentative Middle Housing Land Division plan for this note. (b) The middle housing developed on the middle housing lots shown on the tentative plan shall remain middle housing and shall not be considered to be any other housing type as a result Echo Hollow Townhouses Subdivision 16 Middle Housing Land Division, Tentative Plan: Written Statement August 7, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning of the middle housing land division. See Tentative Middle Housing Land Division plan for this note. (9) The proposed middle housing land division will not cause any existing improvements on the middle housing lots to be inconsistent with applicable standards in this land use code. Not applicable. There are no existing improvements. Conclusion We look forward to your review and approval of the Echo Hollow Townhouses Subdivision and the addition of more housing ownership opportunities for the city of Eugene. Sincerely. Schirmer Consulting, LLC Carol Schirmer Principal Real Property Tax Lot Record Lane County Assessment and Taxation Print Date: Jan 7, 2026 In preparation of these records, every effort has been made to offer the most current, correct, and clearly expressed information possible. Nevertheless, inadvertent errors in information may occur. In particular but without limiting anything here, Lane County disclaims any responsibility for typographical errors and accuracy of this information. The information and data included on Lane County servers have been compiled by Lane County staff from a variety of sources, and are subject to change without notice to the User. Lane County makes no warranties or representations whatsoever regarding the quality, content, completeness, suitability, adequacy, sequence, accuracy, or timeliness of such information and data. The legal descriptions contained herein are for tax lot purposes only. Included in this report: A listing of documents affecting ownership and/or property boundary changes.1. The scanned tax lot record image and any legal description changes made since .2. Map & Tax Lot 1704214407900 Status Active Current Parcel/Account Current TCA 0408755 05212 Document #Type Date Effective Year Tax Lot Acres 2022-031291 Warranty Deed 07/12/2022 2022 0.88 Comments: Description Card 0.88 Comments: No liability is assumed hereunder until policy has been issued and full policy premium has been paid. MAIN OFFICE 675 OAK STREET, SUITE 100 EUGENE, OREGON 97401 PH: (541) 687-2233 * FAX: (541) 485-0307 FLORENCE OFFICE 715 HWY 101 * FLORENCE, OREGON 97439 MAILING: PO BOX 508 * FLORENCE, OREGON 97439 PH: (541) 997-8417 * FAX: (541) 997-8246 VILLAGE PLAZA OFFICE 4750 VILLAGE PLAZA LOOP, SUITE 100 EUGENE, OREGON 97401 PH: (541) 653-8622 * FAX: (541) 844-1626 PRELIMINARY TITLE REPORT CASCADE ESCROW January 13, 2026 ATTN: JILL CRAMER Report No: 0351047 4750 VILLAGE PLAZA LOOP, SUITE 100 Your No: VP26-0018 EUGENE, OR 97401 Seller: SIGNATURE PROPERTY CORP. Buyer: SHELLEY DESIGN & BUILD, LLC PRELIMINARY REPORT FOR: Owner's Standard Policy $375,000.00 Mortgagee's Standard Loan Policy (SIMUL) $187,000.00 PREMIUMS: Owner's Standard Premium $1,100.00 Mortgagee's Standard Loan Premium (SIMUL) $100.00 Gov. Lien/Inspect Fee $35.00 We are prepared to issue 2021 (7/1/2021) ALTA title insurance policy(ies) of OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, in the usual form insuring the title to the land described as follows: ( A T T A C H E D ) Vestee: SIGNATURE PROPERTY CORP. Estate: FEE SIMPLE DATED AS OF: JANUARY 02, 2026 at 8:00 A.M. Schedule B of the policy(ies) to be issued will contain the following general and special exceptions unless removed prior to issuance: GENERAL EXCEPTIONS (Standard Coverage Policy Exceptions): 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. *0351047* Order No. 0351047 Page 2 3. Easements, or claims of easement, not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 4. Any encroachment (of existing improvements located on the subject land onto adjoining land or of existing improvements located on adjoining land onto the subject land), encumbrance, violation, variation, or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the subject land. 5. Any lien, or right to a lien, for services, labor, material, equipment rental or workers compensation heretofore or hereafter furnished, imposed by law and not shown by the Public Records. SPECIAL EXCEPTIONS: 6. Taxes, Account No. 0408755, Assessor's Map No. 17 04 21 4 4, #7900, Code 52-12, 2022-2023, a balance due of $24.37. (Tax was $1,950.01); 2023-2024, in the amount of $2,033.36; 2024-2025, in the amount of $2,094.80; 2025-2026, in the amount of $2,148.98, ALL DUE PLUS INTEREST. 7. Rights of the public in streets, roads and highways. 8. Declaration of Private Access Easement, including the terms and provisions thereof, recorded March 25, 1980, Reception No. 1980-015042, Lane County Official Records. 9. A certified copy of the Signature Property Corp., Board of Directors’ Resolution authorizing and directing the sale or mortgage of the subject property, should be provided prior to closing. 10. A copy of the Operating Agreement of Shelley Design & Build, LLC, including any amendments thereof, should be furnished to Cascade Title Company for the purpose of ascertaining members authorized to execute on behalf of the Limited Liability Company. 11. In lieu of the signatures of all the members and/or managers, we will require a Consent Resolution by all of the members and managers of Shelley Design & Build, LLC, consenting to the forthcoming sale or encumbrance and disclosing the party(ies) authorized to sign for said limited liability company to be provided prior to closing. NOTE: The property address as shown on the Assessor's Roll is: 980 Echo Hollow Road Eugene, OR 97402 NOTE: A judgment search has been made on the above named Vestee(s), and we find NONE except as set forth above. NOTE: As of the date hereof, there are no matters against SHELLEY DESIGN & BUILD, LLC, which would appear as exceptions in the policy to issue, except as shown herein. NOTE: According to the public record, the following deed(s) affecting the property herein described have been recorded within 24 months of the effective date of this report: NONE Order No. 0351047 Page 3 This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued and the full premium paid. Cascade Title Co. rh: Title Officer: TYLER YORK Order No. 0351047 Page 4 PROPERTY DESCRIPTION Beginning at a point on the East line of Section 21, Township 17 South Range 4 West of the Willamette Meridian 551.3 feet North of the Southeast corner of said section; and running thence West parallel with the South line of said section 4.79 chains; thence South parallel to the East line of said section, 137.6 feet; thence East parallel with the South line of said section 4.79 chains to the East line of said section; and thence North 137.6 feet to the place of beginning, in Lane County, Oregon. EXCEPT that portion described in instruments recorded May 28, 1954, Reception No. 54-30579, Lane County Oregon Deed Records, and recorded March 31, 1980, Reception No. 80-15962, Lane County Official Records, in Lane County, Oregon. MAP NO. 17-04-21-44 THIS MAP/PLAT IS BEING FURNISHED AS AN AID IN LOCATING THE HEREIN DESCRIBED LAND IN RELATION TO ADJOINING STREETS, NATURAL BOUNDARIES AND OTHER LAND, AND IS NOT A SURVEY OF THE LAND DEPICTED. EXCEPT TO THE EXTENT A POLICY OF TITLE INSURANCE IS EXPRESSLY MODIFIED BY ENDORSEMENT, IF ANY, THE COMPANY DOES NOT INSURE DIMENSIONS, DISTANCES, LOCATION OF EASEMENTS, ACREAGE OR OTHER MATTERS SHOWN THEREON.