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Capital Hill PUD Page 54 of 63 Planned Unit Development Application - Tentative Stage - Written Statement component to this request, as encouraging multiple units on Lots 7, 18, and 35 permits an opportunity for residents of varying economic abilities to access the neighborhood in a way that traditional lot-by-lot development does not encourage. EC 9.2760 Lot Frontage. We are asking for flexibility for lot frontage for Lots 4, 6, 8, 9,10,17,18,19, 20, 27, and 35, as they do not meet the minimum frontage requirements. Similarly to our request for flexibility for lot coverage above, flexibility is provided through both the PUD process and the Eugene Code to promote design that meets community values. The lot frontage requirements are based on a traditional lot- by-lot approach to development, which is not a one-size-fits-all approach to development. R-1 lots are required to have 50 feet of frontage, while other residential zones (excluding R-1.5) are permitted 35 feet. Moreover, row house lots are only required to have 15 feet of frontage. The PUD process permits the applicant to request flexibility regarding land use criteria to design a development that is unique, livable, and sustainable. Through not requiring every lot to have frontage, the PUD is able to provide a thoughtful design that provides access to public and private streets, while still preserving trees and vegetation through reducing the use of extraneous grading and cut and fill. Lots 4 and 6 draw access from a 17-6' access easement (12-foot paving width) that connects to Capital Drive. Lots 8, 9, and 10 front a 20' foot access easement (12-foot paving width) that also connects to Capital Drive. Lots 17, 18, and 35 connect to Street A via a 20' access easement and 12 feet of paving width. Finally, lots 19, 20, and 27 connect to Capital Drive via a 20' access easement with 12 feet of paving width. A more elegant solution than a flag lot, providing access via easements ensures land is used more efficiently, which promotes compatible infill and clustering of units, while also protecting existing natural resources. If each lot had to have 50 feet of frontage on Street A, the applicant would be forced to either extend or widen the street in a way that is detrimental to significant trees and vegetation or lose a significant number of lots, which is detrimental to Eugene's efforts to increase housing supply and provide a diverse housing mix. Maintaining Street A and Capital Hill as designed, in opposition to widening or extending them to ensure frontage, also ensures that a walkable environment that feels safe for users of all ages is present for current and future residents of the area. Rather than simply have frontage for frontage's sake, the design of this PUD seeks to meet the intent of the residential zone and PUD criteria through creatively preserving natural resources, while also providing subtle and compatible infill. EC 9.2760 Lot Area. Lots 7,15,16,17,18,19, 20, 21, 22, 23, and 24 exceed the lot area maximum of 13,500 sf. In this case, the lot area maximum is exceeded to preserve existing natural features and homes. As previously mentioned in this written statement, certain lots within the PUD are greater than the lot area maximum to primarily create and maintain conservation zones. These zones will be regulated and maintained by the HOA to ensure the natural area is appropriately preserved. The conservation area component of the lot will be protected from development and will preserve trees and vegetation, as well as provide a forested buffer between the PUD and Ribbon Trail. This meets the PUD purpose in a variety of ways, particularly as inclusion of the conversation areas within the individual lots preserves natural areas and provides a multitude of opportunities to enhance habitat areas. While there are no protected species present on the site, the conservation areas will also provide wildlife corridors for species such as deer, birds, grey squirrels, and more. It also ensures that resources are conserved, while still reaching appropriate density on-site. In summary, flexibility for the lot coverage, frontage, and area criteria is specifically requested to ensure the site is designed as a livable and compatible addition to the surrounding residential and recreational uses. Moreover, this design was developed over a number of years in consultation with surrounding neighbors and city staff. It is a direct response to concerns regarding preservation of natural resources, vegetation, and trees, as well as concerns over potential impacts to the Ribbon Trail. Even though the subject property line is fairly close to the Ribbon Trail, the applicant has chosen to rely on the flexibility of the PUD process and to arrange and design lots in such a Schirmer Satre Group • 375 West 4 `n Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540