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Capital Hill PUD Page 36 of 63 Planned Unit Development Application - Tentative Stage - Written Statement March 3. 2017 property condition. The streets shall be in locations that will enable adjoining properties to connect to the proposed development's street system. Capital Drive currently exists as a 50' wide dedicated public right-of-way that extends north to the place where it abuts into the south property line of Hendricks Park. Although it might appear in map view that a connection could be made at the terminus of Capital Drive at Hendricks Park to the terminus of Highland Drive, it would require installing a road across park property and on a slope of over 30%. (see attached Traffic Safety Study) The only proposed street is a private drive that loops through the property, connecting in 2 places with Capital Drive. To the north is Hendricks Park. Capital Drive already abuts that property. To the south and west are fully developed properties and a network of roads. To the east is undeveloped and/or partially developed property. The Ribbon Trail abuts the east property line (see Attachment I) of the development. There are also developed/partially developed/unannexed lots east of the Ribbon Trail. The east portion of the subject property, the entire Ribbon Trail lot, and the properties east of the Ribbon Trail contain steeps slopes that are unsuitable to provide a connection between the private drive on the subject property and Floral Hill Drive. The road would exceed the Fire Code standards for allowable slopes. In addition, it is unlikely that a connecting road would be allowed through the Ribbon Trail property. Therefore, no connection to Floral Hill Drive from the subject property is proposed. (d) Secondary access for fire and emergency medical vehicles consistent with EC 9.6870 I believe this is supposed to refer to EC 9.6820 Cul-de-Sacs'or Emergency Vehicle Turnarounds. Capital Drive is at the top of a hill and abuts City of Eugene Parks and Open Space Department property. This leaves no possible or practical reason for connecting streets to go through these properties. Access to the development is provided from Capital Drive and from Cresta de Ruta Street. Originally a secondary access connection was proposed from the private drive across Lots 17,18,19 and 20, providing a connection further south on Capital Drive. Geotechnical studies revealed a slide area between Lots 18 and 19 and civil engineer recommendations suggested the area was too steep to properly accommodate a road with excessive grading, retaining walls, and potential slide hazard. Therefore, that secondary road was abandoned, a decision that was discussed with both Public Works staff and Fire Department staff. All new units developed on the subject property will be sprinklered, which is an option typically supported by Fire Department staff when secondary access is not available. This aspect can be reviewed at time of building permit. (e) Except for applications proposing needed housing, all applicants shall show that the proposed street alignment shall minimize excavation and embankment and avoid impacts to natural resources, including water related features. The proposed improvements to Capital Drive are to be constructed within the existing dedicated public right-of-way. The majority of the improvements are proposed either to the east or uphill side of the street. Along the east boundary of Capital Drive, the topography is fairly even and somewhat flat in places. Street A its proposed as a private drive, which minimizes impacts to the site. The plan view footprint of the proposed drive is 25 feet (21' of pavement and 4' of sidewalk on one side). This is a context-appropriate road that is located approximately in the footprint of an unofficial drive that was created by prior owners of the property. This portion of the site was used for vehicular access to the site and was logically created on relatively flat ground. Schirmer Satre Group 9 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540