SUPPLEMENTAL MATERIALS (6-19-17)

Capital Hill PUD Page 27 of 67 Planned Unit Development Application - Tentative Stage - Written Statement March 3, 2017 Revised:June 19, 2017 4. That if a significant volume of low-moderate income housing should develop, the effect on total density should be evaluated and allowable densities of future developments adjusted. This standard does not apply. Urban Service Area - Specific Recommendations 1. That the ridgeline identified in the South Hills Study defines the potential extension of the urban service area. This proposal does not include extension of the urban service area (now referred to as the Urban Growth Boundary). The 2007 annexation of the subject property codified the location of the UGB for the subject property. 2. That future annexation requests within the potential urban service area be evaluated upon the following bases: a. That the ability of the community to provide public services for the potential development in an economic and efficient manner (and other factors normally considered in evaluation of annexations). b. The previous maintenance of the property as a desirable residential environment (Note: if the city adopts an ordinance governing vegetation removal, the standards set forth in that ordinance could provide the basis for evaluating previous maintenance of the property.) This proposal does not include an annexation request. The 1981 (AZ 81-3), 1982 (AZ 82-3 and 2014 (A 14-06) annexation of the subject property included a finding that public services (now referred to as key urban services and facilities) can be provided to the site in an orderly and efficient manner. 3. That property which can only be provided sewer service by contouring not be included in the definition of the potential urban service area. Sanitary sewer service is available to the subject property. Contouring is not required. Development Standards - Specific Recommendations That all major developments (developments in excess of minor partitions) occurring on property above an elevation of 701' shall be reviewed by the Planning Director to determine if standard subdivision procedures, or planned unit development procedures shall be required. A planned unit development procedure is already required. See 2. Below. That planned unit development procedures be required for development of any parcel over 4 acres in size, characterized by a slope in excess of 20% in the area between 500 feet and 701 feet elevation. This project is applying under the planned unit development procedures. That planned unit development procedures shall be utilized for the following purposes: 1. To encourage clustering of development in areas characterized by: a. Shallowest slopes b. Lowest elevations c. Least amount of vegetation d. Least amount of visual impact. To begin this discussion, we will point out that these are recommendations only and will continue that emphasis throughout this discussion. While well-intended, the South Hills Study presumes that hills are steepest at the top and shallower at the bottom. In fact, the geomorphology in this area is one of rolling hills - not mountain peaks. Elevated areas are more likely to be rounded at the top and steeper on the lower elevations. Of course that depends on where the property boundary is located, which is also arbitrary with respect to these recommendations. In the case of this development site, the highest elevations contain the shallowest slopes and the lowest to middle elevations contain the steepest slopes. The existing development is already at the highest and shallowest areas for very practical reasons. This is the area that was the easiest and least expensive place to build 100 years ago. It more than likely had the best Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540