2. In calculating the minimum net density required for a specific lot or <br />development site, the planning director shall round down to the <br />previous whole number. <br />3. In calculating the maximum net density allowed for a specific lot or <br />development site the planning director shall round up to the next <br />whole number only for. <br />a. A lot or development site that is 13,500 square feet or more <br />in area; <br />b. A lot or development site that is not abutting the boundary <br />of, or directly across an alley from land zoned R-1; and <br />C. Fractions of. 75 or above. <br />In all other circumstances, the planning director shall round down <br />to the previous whole number. <br />Per EC 9.2751 (1) (c) (1) the acreage considered part of the residential use shall exclude public and <br />private streets and alleys,.. and other public facilities. According to the code, the following areas on the <br />site should be excluded from the gross acreage for the net density calculation: <br />• Sanitary sewer easement (20 ft wide) on east property line. Property line runs down middle of <br />the easement so the easement on the property is 10 feet. <br />• The EWEB water easement (see below) for the connection of the new 6 inch water main in <br />McClure to the one in Oakleigh Lane which will cross the OMC project site (referenced in the <br />EWEB referral letter, but not presented in the application). The anticipated water line easement <br />would go under the access street in the west portion of the property and likely run along the <br />south property boundary to the gravel alley on the west side of 131 McClure. It could go a <br />different route, but this seemed most appropriate based on the site plan. <br />• Access road width outside of the EWEB water line (another 8 feet to make 22 ft width) <br />• Fire and Garbage turnaround, which should be defined as a public facility because it's used by <br />for public uses, just like a public utility. <br />• New Oakleigh lane ROW of 22.5 ft for the whole distance of Oakleigh abutting the OMC <br />property. See Street Connectivity Section of this report. <br />• Adee and Connelly property removal from the gross acreage (see site plan Al. 1). The City states <br />that this portion was already removed form the gross density before the PUD application. <br />According to the PUD application Site Plan Sheet Al.I the property line just north of the <br />existing shop building is presented as pending a property line adjustment. This portion of the <br />gross area should be removed from the useable density. <br />• Bike path ROW along north property line <br />The EWEB letter refers to the need for a Public Utility Easement (PUE) of 14 feet in width for water line <br />looping when not adjacent to the ROW. Water line looping is required per EWEB policy and for Eugene <br />Fire Department requirements. Since there is no public ROW that crosses the OMC property, then there <br />will have to be a water line easement of 14 ft in width across the OMC property, therefore at a minimum <br />the PUE should cross the OMC property from the end of the Oakleigh Lane to the end of McClure Lane. <br />For this net density calculation the PUE easement would be assumed to go under the west access road and <br />then follow the south property line to the gravel "alley" on 131 McClure, which would also require a PUE <br />on that tax lot. This configuration appears to be the least complicating and have the least impact on , <br />building movement or unit reductions. However, the applicant could modify the plan significantly in <br />order to incorporate the 14 ft easement, which could throw off areas that have been suggested by the City <br />to meet code. <br />Page 10 of 20 <br />