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Home My WebLink AboutApplication Materials Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning ADJUSTMENT REVIEW APPLICATION LAUREL HILL CENTER RIVER ROAD A RESIDENTIAL DEVELOPMENT PROJECT Assessor’s Map Tax Lots 17 04 11 41 05701 5900 September 4, 2026 Laurel Hill Center River Road Page 2 of 8 Adjustment Review Application SB 1537: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Table of Contents Adjustment Review Application ..................................................................................... 3 – 4 General Site Plan Requirements ......................................................................................... 5 Adjustment Review Written Statement .......................................................................... 6 – 8 Laurel Hill Center River Road Page 3 of 8 Adjustment Review Application SB 1537: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning September 4, 2026 ADJUSTMENT REVIEW APPLICATION Project Name Laurel Hill Center River Road PROPERTY OWNER/APPLICANT Laurel Hill Center 2145 Centennial Plaza Eugene, OR 97401 Contact: Devin Jenkins Email: devinj@laurel.org Phone: 541.485.6340 APPLICANT’S REPRESENTATIVE Landscape Architect + Land Use Planner Schirmer Consulting, LLC PO Box 10424 Eugene, OR 97440 Contact: Carol Schirmer Email: schirmer@schirmerconsulting.com Phone: 541.234.5108 ARCHITECT Aligned Architecture 433 W. 10th Avenue Eugene, OR 97401 Contact: Nir Pearlson Email: nir@alignedarchitecture.com Phone: 541.345.5547 X101 CIVIL ENGINEER KPFF Consulting Engineers 800 Willamette Street Suite 400 Eugene, OR 97401 Contact: Wyatt Morris Email: wyatt.morris@kpff.com Phone: 541.735.9254 Laurel Hill Center River Road Page 4 of 8 Adjustment Review Application SB 1537: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning The following is specific proposal information from the Adjustment Review Application Checklist. This information addresses the development on the development site located at 45 Hunsaker Road. MAP and TAX LOT and ZONING Assessor’s Map: 17 04 11 41 Tax Lot: 05701 and 5900 Zoning: C-2/SR CODE SECTIONS PROPOSED FOR ADJUSTMENT REVIEW SB Section 38(5)(h)(d) EC 9.5500(7)(a)(b)(c) Building Articulation SB Section (4)(g)(A)(i) EC 9.6105(5) ASSOCIATED PENDING LAND USE APPLICATION OR BUILDING PERMIT NUMBERS? Adjustment Review Regular and Site Review. Laurel Hill Center River Road Page 5 of 8 Adjustment Review Application SB 1537: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning General Site Plan Requirements Date, north arrow, scale See Site Plan. Assessor’s Map and Tax Lot number See Site Plan. Vicinity Map See Site Plan Site Plan Boundary Dimensions See Site Plan. Existing Structures See Site Plan. Show Features Related to Development See Site Plan. Site Plan Prepared, Stamped, and Signed See Site Plan. Laurel Hill Center River Road Page 6 of 8 Adjustment Review Application SB 1537: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning ADJUSTMENT REVIEW WRITTEN STATEMENT Code criteria is shown as plain text, and my responses (in italics). Project Information The application requests adjustments to the city code standards for Laurel Hill Center River Road, a multi-unit affordable housing project proposed at 45 Hunsaker Lane. The Laurel Hill Center River Road project is a proposed multi-unit housing project transforming an existing single unit dwelling and vacant property to affordable housing that continues the site’s legacy as a community asset with 45 new units of housing with a central common area/open space, extensive landscaping, and a Community Building. The requested adjustments are authorized by state law, specifically SB 1537, Or Laws 2024, Ch. 110, Sections 38 and 45. Two adjustments are being requested: · Bicycle Parking · Building articulation These adjustments address zoning standards that require no interpretation of code or legal judgment. As a result, the statute authorizes the City to approve them through a ministerial process, which does not involve public notice, a local hearing, or an appeal. Using a ministerial process will also allow these adjustments to align seamlessly with the building permit and construction schedule. I. Background · The proposed project is for 45 units of affordable housing on 1.18 acres. · Units are typical garden style apartments that meet standard building height requirements. · Building Permit submittal will likely be first quarter of 2027. · All proposed buildings will not meet the required building articulation. · Bike parking is reduced from 45 spaces (1 per each unit) to 38 spaces. II. Justification of Proposed Adjustments to Building Articulation and Building Orientation. Oregon Laws 2024, Ch. 110, Sec. 38(2): (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; This application will be associated with a building permit whose submittal is forthcoming. In any case this is a limited land use decision. (b) The development is on lands zoned to allow for residential uses, including mixed-use residential; The C-2 zoning allows Residential: Multiple Units Dwellings use. Table 9.2160 Commercial Zone Land Uses and Permit Requirements. (c) The residential development is for densities not less than those required under section 55 (3)(a)(C) of this 2024 Act; This section relates to additions to urban growth boundaries and is not relevant here. (d) The development is within an urban growth boundary, not including lands that have not been annexed by a city; The site is in the city. (e) The development is of net new housing units in new construction projects, including: (A) Single-family or multifamily; This is a new multifamily development 2 tax lots. One single dwelling unit will be removed, and 45 new dwelling units will be added to produce new net housing. Laurel Hill Center River Road Page 7 of 8 Adjustment Review Application SB 1537: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning (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; (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 One discrete adjustment is requested. (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 One discrete adjustment is requested. (g) The application states how at least one of the following criteria apply: (E) 20% of units are subject to affordable housing covenant to be affordable to low income households (<80% Median Family Income) for at least 60 years. This is true for this project. (3) . . . . . . (4) A local government shall grant an adjustment to the following development standards: (g) For manufactured dwelling parks, middle housing as defined in ORS 197A.420 (1)(c)(D), Multi- family 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. There are 45 dwelling units proposed, and 38 bicycle spaces proposed. One-half space per unit would be 22.5 bicycle parking spaces minimum. 38 proposed bicycle parking spaces meet this minimum. (5) A local government shall grant an adjustment to design standards that regulate: (h) For manufactured dwelling parks; middle housing as defined in ORS 197A.420, multi-family housing and mixed-use residential: (D) Requirements for recesses and offsets. This submittal is requesting an adjustment to the requirement for building recesses and offsets for all proposed buildings. III. Justification for the Ministerial Review Process. The statute allows the City to follow a ministerial process where appropriate: Oregon Laws 2024, Ch. 110, Sec. 45(6): (6) A city shall apply the procedures in this section, and only the procedures in this section, to a limited land use decision, even if the city has not incorporated limited land use decisions into land use regulations, as required by ORS 197.646 (3), except that a limited land use decision that is made under land use standards that do not require interpretation or the exercise of policy or legal judgment may be made by city staff using a ministerial process. Laurel Hill Center River Road Page 8 of 8 Adjustment Review Application SB 1537: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning The language above affords the City discretion to use a ministerial review process to review adjustment requests that “do not require interpretation or the exercise of policy or legal judgment.” The applicant believes this is such a situation: · The minimum bicycle parking requirement is numerical; the allowed adjustment is numerical; the requested adjustment is within the numerical parameters allowed by the statute. · The requested adjustment is less than allowed by the statute. · The building articulation standards are objective and quantifiable. They specify required articulation at defined vertical and horizontal intervals, which may be satisfied through physical articulation of the structure or through architectural features such as windows, porches, and similar elements. Compliance is determined through a simple, factual “yes or no” assessment, requiring no interpretation or legal judgement. Section 38 – Eligible Development and Design Standards: Required Eligible Adjustment Amount states ‘Must be eligible for full adjustment’ so this adjustment does not require interpretation by staff or the exercise of policy or legal judgement. The applicant requests a ministerial process for review of this request. This application is being submitted in advance of the building permit submittal to ensure clarity and assurance for the design team as the project proceeds. Thank you! Sincerely, Schirmer Consulting, LLC Carol Schirmer Principal