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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 12 Adjustment Review Application: 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 – 12 Laurel Hill Center River Road Page 3 of 12 Adjustment Review Application: 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 12 Adjustment Review Application: 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 EC 9.2170(13)(b)1. River Road/Santa Clara Building Walls/Windows Coverage EC 9.6210(2)(a)1. And 2. Low Screen Landscape Standards (L-2) EC 9.6210(3)(a)1. High Screen Landscape Standards (L-3) EC 9.6420(3)(c)2. High Screen Landscape Standards (L-3) EC 9.6420(3)(d)1., 3.a. and 3.b. Parking Lot Standards ASSOCIATED PENDING LAND USE APPLICATION OR BUILDING PERMIT NUMBERS? Adjustment Review SB 1537 and Site Review. Laurel Hill Center River Road Page 5 of 12 Adjustment Review Application: 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 12 Adjustment Review Application: 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. 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. · Adjustment Request #1: Adjustment to EC 9.2170 Commercial Zone Development Standards. Code Section to Adjust EC 9.2170 Commercial Zone Development Standards (13) River Road/Santa Clara Specific Standards. The following standards apply to new buildings and to any building additions constructed on properties zoned C-2 and located within city limits of the City of Eugene and within the River Road-Santa Clara Specific Regulation Area as shown on Map 9.2170(3)(d). (b) River Road/Santa Clara Building Walls/Window Coverage. 1. Windows are required along all street-facing ground floor walls within the maximum front yard setback at a minimum of 60% of the horizontal length and 25% of the area of applicable ground floor walls. 4. Adjustments to the standards in this subsection (b) may be made, based on the criteria of EC 9.8030(38). Reason for Adjustment When this standard was adopted, residential development on the subject property was not contemplated. The window-coverage requirement was intended to apply to commercial buildings in the C-2 zone and was not drafted with residential buildings in mind. 38.96' of the street facing facade is within the maximum front yard setback of 15 feet. 38.96’ x 60% = 23.38 feet. Windows cover a length of 14 feet. Ground floor wall = 418 sf x 25% = 104.5 sf Windows shown within 15 foot maximum setback cover an area of 78.1 sf (short 26.4 sf). The criterion is not met. This project is proposal for multiple unit dwelling and a common building for the residents. The proposed common building is residential in scale and is designed to complement the surrounding single-family streetscape. Because the standard was intended for commercial buildings, the building cannot reasonably meet the prescribed ground- floor window-coverage requirement. Please keep in mind this is a residential use abutting residential use. Laurel Hill Center River Road Page 7 of 12 Adjustment Review Application: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Adjustment Review Approval Criteria 9.8030 Adjustment Review – Approval Criteria. The planning director shall approve, conditionally approve, or deny an adjustment review application. Approval or conditional approval shall be based on compliance with the following applicable criteria. (38) River Road/Santa Clara Neighborhood Specific Standards. Where this land use code provides that the River Road/Santa Clara Neighborhood Specific Standards can be adjusted, the standards may be adjusted upon finding that the design achieves all of the following: (a) Contributes to the continuity of building facades along the street; The proposed common building contributes to the continuity of building façades along the street by matching the established residential scale, orientation, and general design of the surrounding single unit dwellings. Rather than introducing a commercial-style façade, the building reinforces the existing streetscape through a compatible building form and materials. (b) Creates an attractive pedestrian environment along all adjacent streets; and The proposed common building creates an attractive and welcoming pedestrian environment through its residential scale, street-facing front entrance, residential-scale landscaping, and a bench that provides a pedestrian amenity. Together, these features establish a comfortable and visually engaging relationship between the building and the street that is compatible with the surrounding residential streetscape. (c) Is compatible with adjacent development. The proposed common building is compatible with adjacent development because it has the appearance and scale of a single unit dwelling and is similar in size to the house previously located in the same area of the site. It reflects the established residential character of the neighborhood. It doesn’t get more compatible than this. · Adjustment Request #2: Adjustment to EC 9.6205 Landscape Standards. Code Section to Adjust EC 9.6210 Description of Landscape Standards. (2) Low Screen Landscape Standard (L-2). (a) Required Plant Materials. Low Screen Landscape Standard (L-2) requires the installation and maintenance of all of the following: 1. Low shrubs to form a continuous screen at least 30 inches high within 3 years and maintained at a height not to exceed 42 inches. 2. 1 canopy tree per 30 linear feet as measured along the lot line. (b) Criteria for Adjustment. This standard may be adjusted if consistent with the criteria of EC 9.8030(3)(c). (3) High Screen Landscape Standard (L-3). (a) Required Plant Materials. High Screen Landscape Standard (L-3) requires the installation and maintenance of all of the following: 1. High shrubs that are in at least 5 gallon containers at the time of planting to form a continuous screen, at least 6 feet high, within 5 years of planting. 2. 1 canopy tree per 30 linear feet as measured along interior lot lines. (b) Criteria for Adjustment. This standard may be adjusted if consistent with the criteria of EC 9.8030(3)(d). Laurel Hill Center River Road Page 8 of 12 Adjustment Review Application: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Reason for Adjustment These are the areas on the Site Plan proposed for adjustment and the reasons why. Text referring to areas to be adjusted are outline with a box on the Site Plan. L-2 Landscape Standard · Southwest corner of north parking lot there is an existing 20 Foot Wide Private Access Easement. This is for emergency access and cannot be landscaped. · West plant bed of south parking lot. There is an existing 10’ PUE. Trees can not be planted in a PUE. Everything else will be. L-3 Landscape Standard · On the east property line of Tax Lot 5701 there is a proposed pet area. No planting is proposed in this small area. There will be a 6’ tall wood fence, 100% site obscuring. · East plant bed of entry drive is under 7’ wide. All required planting is proposed in the narrower plant bed as well as a 6’ tall wood fence, 100% site obscuring. · The plant bed at the north east corner of the entry drive is 2’ wide. It will include a 6’ tall wood fence, 100% site obscuring. Adjustment Review Approval Criteria 9.8030 Adjustment Review – Approval Criteria. The planning director shall approve, conditionally approve, or deny an adjustment review application. Approval or conditional approval shall be based on compliance with the following applicable criteria. (3) Landscape Standards Adjustment. Where this land use code provides that the landscape standards may be adjusted, the standards may be adjusted upon finding that the proposed landscape is consistent with the following applicable criteria: (c) Low Screen Landscape Standard (L-2). The standards of EC 9.6210(2) may be adjusted if the proposal achieves at least one of the following: 1. A landscape treatment that uses a combination of distance and low-level screening (minimum 30 inches, maximum of 42 inches) to separate uses or development and the screening is adequate to soften the impact of the use or development. In the case of the existing access easement no planting is proposed. Not applicable. In the case of the west plant bed of the south parking lot, the planting in that area will meet all the other L-2 requirements. This combination of low level planting and a 6’ tall wood fence, 100% site obscuring, to soften the impact of the development. For context, to the west of this plant bed is the backdoor and equipment area of a commercial development. The screening is more than adequate considering the use to the west. The eastern property line of the commercial use to the west contains a hedge of 12’ tall (at least) evergreen shrubs. Laurel Hill Center River Road Page 9 of 12 Adjustment Review Application: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning 2. In those instances where visibility between areas is more important than a total visual screen, the alternative landscape treatment is appropriate for the site. Applicant has no choice. Land Use code does not allow trees to be planted in a PUE. Visibility between these properties is not important or desired. (d) High Screen Landscape Standard (L-3). The standards of EC 9.6210(3) may be adjusted if the proposal uses landscape screening to provide a physical and visual separation between uses or development. For the plant bed east of the entry drive the proposal includes the required trees, lower shrubs (planting 6’ high shrubs here will result in plants eventually intruding into the drive aisle) and a 6’ tall wood fence, 100% site obscuring. The landscaping plus the addition of the 100% site obscuring fence ensures physical and visual separation from the uses. For the 2’ wide plant bed at the northeast corner of the entry drive the applicant is proposing low planting and a 6’ tall wood fence, 100% site obscuring. The primary use immediately north of that plant bed is a pedestrian path (5’ wide). The uses in this 7’ area are planting and pedestrians. The landscaping plus the addition of the 100% site obscuring fence ensures physical and visual separation from the uses. For the pet use area no planting is proposed. A 6’ tall wood fence, 100% site obscuring is proposed. In that area are existing trees on the adjoining property and directly abutting that area is a driveway. There is more than adequate screening created by the proposed fence. Laurel Hill Center River Road Page 10 of 12 Adjustment Review Application: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning · Adjustment Request #3: Adjustment to EC 9.6420 Parking Area Standards. Code Section to Adjust EC 9.6420 Parking Area Standards (3) Landscape Standards. (c) Parking Area Landscaping Along Street and Driveway Entrances. 2. Parking area driveway entrances, except at alleys, shall be provided with a landscape strip at least 7 feet in width, measured from the outside edges of 6 inch wide curbs, and the full length of the parking stall, between the entry drive and the parking area to heighten entryway visibility and improve parking area circulation.. . . . (d) Perimeter Parking Area Landscape Standards. 1. Along the perimeter of the parking area, except for developments within a /TD overlay zone, a landscape strip, at least 7 feet in width, measured from the outside edge of a 6 inch wide curb, shall be provided. . . . . . 3. All parking areas shall provide perimeter parking area landscaping according to the following standards. a. Parking areas adjacent to property that is zoned residentially shall provide perimeter landscaping along interior yards according to EC 9.6210(3) High Screen Landscape Standard (L-3). Where loading areas abut property zoned residentially, a barrier shall be provided between the 2 uses according to EC 9.6210(4) High Wall Standard (L-4). b. Parking areas adjacent to property that is not zoned residential shall provide perimeter landscaping according to EC 9.6210(2) Low Screen Landscape Standard (L-2). Reason for Adjustment The areas where the required plant bed is reduced to less than the required 7 feet will be discussed here. The areas where the requirement for L-2 and L-3 planting requirements will be addressed in the Adjustment Review #3. The development site has an existing access which is situated in a convenient place for the development of the entire site. Retaining the access along the east property line, where it has historically served the site, to provide Laurel Hill Center River Road Page 11 of 12 Adjustment Review Application: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning access to the proposed common building located on the site of the former single-unit dwelling is the most efficient convenient cost effective location. The plant bed to the east of the development site (entry drive) is less than the required 7’ wide. At the north end of the entry drive and south end of the north parking lot is a plant bed that is 2 feet wide for a length of approximately 20 feet. In order to provide the safest possible route for pedestrians the path crosses the drive aisle in this location. It avoids directing pedestrians across the access easement and in between parked cars. This necessitated the reduction in the plant bed in that area. Adjustment Review Approval Criteria 9.8030 Adjustment Review – Approval Criteria. The planning director shall approve, conditionally approve, or deny an adjustment review application. Approval or conditional approval shall be based on compliance with the following applicable criteria. (10) Landscape Adjustment Standard. Where this land use code provides that the motor vehicle parking standards may be adjusted, the standards may be adjusted upon finding that applicable corresponding criteria are met. (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. Although the proposed planting bed is less than 7 feet wide along the driveway entrance, it accommodates the required landscaping. In combination with the proposed 100-percent site-obscuring fence, the landscaping provides effective visual separation between the site and adjacent development. For the 2’ wide plant bed there will be a 100% site obscuring fence to provide all the necessary visual screening. 2. Provides clearly defined parking area entrances and on-site pedestrian circulation. The parking entrance is clearly defined with required planting on one side and a sidewalks on the other to clearly delineate on-site pedestrian circulation. Once on the site there are 2 additional options for parking and these areas are delineated and defined by both planting and sidewalks. On-site pedestrian circulation is further defined by crosswalks where pedestrian circulation crosses drive aisles. 3. Enhances and softens the appearance of parking structures. Not applicable. This project does not include any parking structures. 4. Breaks up large expanses of parking. Not applicable. The parking is broken up into 2 smaller parking areas, neither of which can be considered large expanses of parking. 5. Protects or mitigates the loss of significant trees or otherwise natural features on or adjacent to the development. The proposed planting bed includes trees at the required density of one tree per 30 lineal feet. These new trees will establish a continuous landscaped edge and, as they mature, will help mitigate the loss of significant trees removed from the site. This development mitigates the loss of significant trees by proposing context appropriate trees that will be planted in better soil, irrigated and maintained. Despite the number and complexity of the applicable land use requirements, the proposed development has been carefully designed to comply with each applicable approval criterion and development standard. In the limited instances where strict compliance is not feasible, the applicant has proposed adjustments that respond directly to the Adjustment Review standards for the applicable standards. The proposed design solutions effectively mitigate the effects of the non code compliant areas while maintaining the safety, functionality, compatibility, and overall quality of the development. Laurel Hill Center River Road Page 12 of 12 Adjustment Review Application: Written Statement September 4, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Thank you! Sincerely, Schirmer Consulting, LLC Carol Schirmer Principal