Capital Hill PUD Page 26 of 63 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />(c) That adequate review of both on-site and off-site impact of any development by a qualified <br />engineering geologist occur under any of the following conditions: <br />See attached Geotechnical/Geologic Investigation. <br />(d) That developments be reviewed to encourage clustering of open space elements of different <br />development in order to preserve the maximum amount of continuous open space. <br />Along the east boundary of the development site, there are 2 proposed preservation areas. <br />One will be managed by the Home Owners Association and is not incorporated into the <br />individual tax lots. This is labeled as Tract A on the Site Plan and includes approximately 2.15 <br />acres. The other preservation area is contiguous with Tract A, the difference being that it will <br />be owned by the individual property owners. It will also be regulated through the CCRs, which <br />will require the preservation of healthy trees. It is made up of approximately 2.64 acres. At its <br />very narrowest, it provides a 150-foot open space area between the development site and the <br />Ribbon Trail. In this manner, open space elements are clustered to preserve the maximum <br />amount of continuous open space. <br />(e) That developments be reviewed in terms of scale, bulk and height to insure development <br />blends with rather than dominates the natural characteristics of the south hills area. <br />This is a proposal for a Planned Unit Development / Subdivision. Those developments are the <br />most challenging to review using this criterion, as no buildings are proposed. However, it is not <br />unusual to refer to both the CCRs and the land use code itself for compliance with these <br />aspirations. Moreover, the CCRs refer to the character of the individual homes. <br />This criterion is in reference to the development as a whole, not the individual homes <br />The development as a whole will blend in with the natural characteristics of the South Hills <br />area. To better evaluate this, it is best to understand the current natural characteristics of the <br />South Hills. <br />When viewed from the valley floor, one can see that the hills are dominated by fairly mature <br />trees, including many that are evergreen in nature, with a few stands of Oregon Oak. Houses <br />are also visibly scattered throughout the South Hills view shed. <br />The current natural characteristics of the South Hills includes elements of the forest, as well as <br />elements of human occupancy. <br />This development will have little to no impact on the view into the site from the valley floor and <br />will have very little impact to the continuity of the tree cover that is currently visible when <br />looking into the site. As stated previously, the existing properties to the west of this <br />development site have extensive mature vegetation that will continue to screen the future <br />homes from view. <br />Some of the trees on the west side of the development are proposed to be removed. This <br />removal will not be visible from the valley floor nor will it affect the natural characteristics of the <br />South Hills area. <br />Extensive preservation of trees is proposed for the east side of the property which, will provide <br />a visual buffer for individuals utilizing the Ribbon Trail. <br />(f) That all proposed road locations be reviewed to insure minimum grade disturbance and <br />minimum cut and fill activity, particularly in those areas most visible due to slope, topographic <br />or other conditions. <br />Capital Drive is an existing road and is proposed to be paved and widened to current city <br />standards. <br />Schirmer Satre Group • 375 West 4t' Avenue, Suite 201, Eugene, OR 97401 9 (541) 686-4540 <br />