Capital Hill PUD Page 56 of 63 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3. 2017 <br />This criterion has consistently been interpreted and is here interpreted to address off-site impacts of the <br />proposed use. The standard of reasonable compatibility is construed to contemplate that a use will <br />have some level of impact on abutting properties and the surrounding neighborhood, but the level of <br />impacts must be minimal relative to the reasonable expectation of occupiers of nearby properties given <br />the zoning and character of the area. The term "minimal impact" recognizes that there will be some <br />impact of uses, but the impact shall be as small as possible if such use is to be allowed with the <br />practicable level of operation as a functional use. <br />For all intents and purposes, the Capital Hill PUD is a residential development. The residential use is <br />allowed outright in the underlying zoning and this development is likely the most compatible neighbor <br />abutting property owners could reasonably expect. This is not a proposal for a commercial or industrial <br />development next to residential homes or another more intrusive use. The level of impact would be as <br />anticipated by the redevelopment of vacant property with the proposed 31 - 35 dwelling units. <br />This project proposes to enhance the development site and to create the type of neighborhood that <br />many people will find attractive from both an environmental and aesthetic standpoint. The proposal is <br />for a mix of dwelling types and densities, which creates a visually aesthetic property (i.e. all the <br />buildings are not identical in bulk, height and scale). The variety of lot sizes, lot location, and unit <br />potential (1 - 3 units on some lots) will allow a wider range of opportunities for people of varying <br />economic capabilities. <br />The buildings will very likely be similar to the neighboring single family homes. By clustering the units <br />around a limited street system and fallowing multiple units in one building, open space is preserved, as <br />are views into and out of the site. <br />Capital Drive is being improved to a 21' width and the Private Street (Street A) is being designed to a <br />21' width. This will allow for parking on one side of the street in a neighborhood where parking for <br />guests is limited and more parking is desired. Single family homes will likely be designed with 2-car <br />garages and an associated driveway. That configuration accommodates 4 parking spaces and also <br />ensures that cars will not spillover into the neighboring streets. The additional parking providing within <br />the development helps mitigate any potential off-site impacts. <br />In addition, this development terminates at Hendricks Park, where there is no through connection. In <br />other words, this development is a dead end. There will be no cut- through motor vehicle traffic and all <br />motor vehicle traffic will be local. Potential impacts that may arise as a result of this development are <br />mitigated through the dead-end street. <br />A traditional subdivision design for this property would have resulted in approximately 65 single family <br />lots and 65 peak hour trips. By preserving over 30% of the site in open space and designing with only <br />35 lots (6 existing units), this development proposes only 31 - 35 new units/peak hour trips. (See <br />attached Traffic Safety Study). These additional peak hour trips on a local street doesn't make the <br />development incompatible nor lead to the creation of excessive traffic impacts. <br />The expectation is that the proposed lots will attract a variety of potential property owners that will build <br />homes that meet the current land use code for development in R-1 properties. Building height is limited <br />and no flexibility has been requested through this PUD process. The CCRs (not yet developed) may <br />provide some control over building size, color, and other such details to ensure proposed development <br />fits neatly into the existing residential and forested context. <br />This property is expected to generate no more noise than any other residential development. <br />Stormwater runoff and environmental quality have been addressed previously in this written statement <br />Schirmer Satre Group • 375 West 4 `h Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />