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Capital Hill PUD Page 35 of 63 Planned Unit Development. Application - Tentative Stage - Written Statement March 3. 2017 The right of way for Capital Drive is already dedicated. Sidewalks are proposed on the development side of the street. EC 9.6810 Block Length Block length for local streets shall not exceed 600 feet unless an exception is granted based on one or more of the following: (1) Physical conditions preclude a block length 600 feet or less. Such conditions may include, but are not limited to, topography or the existence of natural resource areas such as wetlands, ponds, streams, channels, rivers, lakes or upland wildlife habitat area, or a resource on the National Wetland Inventory or under protection by state or federal law. Capital Drive is already dedicated as a public street and terminates at the north property line that abuts Hendricks Park. By definition, there are no blocks in this area as the land is not surrounded on all sides by public street right-of-way, either existing or proposed. Moreover, physical conditions preclude the connection of the existing right-of-way to any other existing right-of-way. To the west is existing and fully improved lots, to the north is Hendricks Park (public land), to the south are fully improved lots, and to the east are slopes greater than or equal to 30% and the Ribbon Trail property (public land). Therefore an exception is requested. (2) Buildings or other existing development on adjacent lands, including previously subdivided but vacant lots or parcels, physically preclude a block length of 600 feet or less considering the potential for development. See response to (1) above. (4) As part of a Type II or Type III process, the developer demonstrates that a strict application of the 600 foot requirement would result in a street network that is no more beneficial to vehicular, pedestrian or bicycle traffic than the proposed street network and that the proposed street network will accommodate necessary emergency access. See answer to (1) above. EC 9.6815 Connectivity for Streets (2) Street Connectivity Standards (a) All streets and alleys shall be public unless the developer demonstrates that a public street or alley is not necessary for compliance with this land use code or the street connectivity standards of subparagraphs (b) to (e) of this subsection. Capital Drive is already a public street. Street A is proposed as a private drive. Numerous discussions with Public Works staff has supported designating and building Street A as a private drive. The smaller footprint of a private drive versus a public street will reduce the impact of the street construction on the development site. (b) The proposed development shall include street connections in the direction of all existing or planned streets within % mile of the development site. The proposed development shall also include street connections to any streets that abut, are adjacent to, or terminate at the development site. Capital Drive terminates at the north boundary of the property, which is the south boundary of Hendricks Park. No right-of-way exists in Hendricks Park, but Capital Drive creates a connection in that direction, should there be a need in the future. A street connection is not proposed to abut the east property line (west property line of the Ribbon Trail), as the topography is too steep to propose a road. In all practicality, there will likely never be a connection from Capital. Drive through the Ribbon Trail property. (c) The proposed development shall include streets that extend to undeveloped or partially developed land that is adjacent to the development site or that is separated from the development site by a drainage channel, transmission easement, survey gap or similar Schirmer Satre Group • 375 West 4t' Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540