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Capital Hill PUD Page 62 of 63 Planned Unit Development Application - Tentative Stage - Written Statement March 3, 2017 (14)If the proposed PUD is located within a special area zone, the applicant shall demonstrate that the proposal is consistent with the purpose(s) of the special area zone. The proposed PUD is not in a Special Area Zone. (115) For property with the /SR Site Review Overlay Zone . . The property does not have /SR overlay. Flexibility It is the intent of the client and the design team to ensure that the project is executed as planned. For the sake of clarity and full disclosure of the finished product for a thorough review by both the City staff and neighbors, quite a bit of detail has been included in this application. However, we would like to preserve our right to exercise the option to revise elements of the project that are not a code requirement or not a requirement in the specific form in which they are shown. Typically, the reasons for these revisions are largely due to budget constraints. A complete cost analysis of the project is not performed until there is a complete set of documents and formal submission to the City of Eugene. It is at this point that decisions need to be made to ensure the project is feasible and cost- effective, while still producing a quality product. So, there may be need for revisions even after the plans are submitted and approved. The changes are typically not considered of any substance. They are not changes to building size or quantity. Areas where we typically look for flexibility and the right to revise the documents submitted for this application include, but are not limited to, the following areas: • Planting on-site not required by code (e.g.: additional trees, shrubs, and groundcovers) ■ Plant sizes not required by code (e.g.: we might reduce 2" caliper trees to 1 caliper) Again, if any changes are made to the plans during this 'value engineering' phase of the project, the plans will still comply with all requirements in the City of Eugene Land Use Code for this type of project, as well as the conditions of this PUD. In Conclusion The Capital Hill PUD is a residential project that meets the implicit intent of the City of Eugene land use code to develop land on vacant or partially vacant property to increase density within the UGB and to its full potential. This project is the appropriate type of residential project to infill the R-1 site located within a neighborhood that is comprised of residential homes. The goal of this project is to create a livable community within the larger context of the city, add housing in an existing residential neighborhood, and to preserve the qualities of the property that make it unique, while accommodating the use allowed by the base zone. We believe that the quality of development that will be attracted to this unique location will only serve to enhance the value of the existing neighborhood. The scale of the buildings, the presence of other residents ('eyes on the street'), the preservation of large areas of existing vegetation (over 30%), connection to abutting recreational resources, and its proximity to open space and various modes of transportation, combine to make this project a positive addition to the existing neighborhood. The development of this, property will enhance the aesthetic quality of this neighborhood, as well as add a presence that precludes the use of this property for unlawful activities or otherwise unwelcome activities in this neighborhood. This development will increase the opportunity for others to enjoy this already special and unique neighborhood, as well as allow for an opportunity to add more units at a time when housing is in short supply. We look forward to your review and comments, and trust that the design of this site meets the intent of the code and serves to enhance to quality of life in Eugene. Schirmer Satre Group . 375 West 4 'h Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540