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Capital Hill PUD Page 24 of 63 Planned Unit Development Application - Tentative Stage - Written Statement March 3, 2017 property owners will not be allowed to build in those areas, further increasing the buffer between the development and the Ribbon Trail. In this manner, the Capital Hill PUD ensures preservation of those areas most visibly part of the entire community. The project is proposing a connection from the development to the Ribbon Trail on a parcel designated as Tract E. (See Site Plan). It is the intention of the owner to dedicate this portion to the City of Eugene Parks Department. The property already connects directly to Hendricks Park to the north along Capital Drive. This is a well-traveled connection by pedestrians and cyclists alike. With this additional connection and the proximity of the development to the existing 80+ acre recreational area called Hendricks Park, the development is ensuring provision of recreational areas in close proximity to major concentrations of population, as well as providing connective trails between major recreational areas. Three large areas of preserved property extend east-west from the east boundary of the property. These 3 areas will serve to provide connective passageways for wildlife. In addition, the CCRs for the project will prohibit the construction of fences between individual lots. So for all intents and purposes, the site remains open to all wildlife and acts as a large wildlife corridor. In this manner, the proposed PUD will comply with four of the relevant purposes of the stated Ridgeline Park section of the South Hill Study. (2) Density Section - Specific Recommendations (b) That in the area east of Friendly Street the maximum level of new development per gross acre be limited to 5 units per acre (the maximum figure of 5 dwelling units per gross acre being subject to positive findings under the planned unit development criteria). There are 13.61 gross acres (13.10 net acres) within this development site. There are 37 to 43 units proposed or a density of 2.72 to 3.16 units per acre. This density is well below the 5 units per acre or 65 units that could potentially be allowed on this development site. (3) Development Standards - Specific Recommendations (b) That planned unit development procedures shall be utilized for the following purposes: 1. To encourage clustering of development in areas characterized by: a. Shallowest slopes b. Lowest elevations c. Least amount of vegetation d. Least amount of visual impact. To begin this discussion, we will point out that these are recommendations only and will continue that emphasis throughout this discussion. While well-intended, the South Hills Study presumes that hills are steepest at the top and shallower at the bottom. In fact, the geomorphology in this area is one of rolling hills - not mountain peaks. Elevated areas are more likely to be rounded at the top and steeper on the lower elevations. Of course that depends on where the property boundary is located, which is also arbitrary with respect to these recommendations. In the case of this development site, the highest elevations contain the shallowest slopes and the lowest to middle elevations contain the steepest slopes. The existing development is already at the highest and shallowest areas for very practical reasons. This is the area that was the easiest and least expensive place to build 100 years ago. It more than likely had the best view looking west, as the trees currently west of the development site were not there either. Consequently, the highest elevations on this property have the least amount of vegetation and are dominated by 6 dwelling units, a cultivated vineyard, open areas, and lawn. The existing housing to the south and west has been in existence for long enough that the existing trees on those properties screen much of the view from the development site to the west. By extension, the views from the west onto the development site will be very limited as well. Schirmer Satre Group . 375 West 4 ht Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540