Capital Hill PUD Page 41 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 Revised:June 19, 2017 <br />(f) In cases where a required street connection would result in the extension of an existing <br />street that is not improved to city standards <br />The required street connection will not result in the extension of an existing street that is <br />not improved to city standards. <br />(g) In the context of a Type II or Type III land use decision, the city shall grant an exception to <br />the standards in subsections (2)(b), (c) or (d) if the applicant demonstrates that any <br />proposed exception are consistent with either subsection 1. or 2. below: <br />An exception is being requested to (2)(c) and (d). <br />2. The applicant demonstrates that a connection cannot be made because of the <br />existence of one or more of the following conditions: <br />a. Physical conditions preclude development of the connecting street. Such <br />conditions may include, but are not limited to, topography or likely impact to natural <br />resource areas such as wetlands, ponds, streams, channels, rivers, lakes, or <br />upland wildlife habitat area, or a resource on the National Wetland Inventory or <br />under protection by state or federal law. <br />We are requesting an exception to the connectivity standards to the east of the <br />development site. Such a connection would require connecting from the <br />development site to Floral Hill Drive through the Ribbon Trail property, a well- <br />established walking and biking trail. <br />The property containing the Ribbon trail is 200 feet wide from east to west. <br />Moreover, between Cupola Drive and Floral Hill Drive is considerable topography, <br />existing vegetation, significant trees, and wildlife habitat. A connection across <br />either of these properties is unlikely as well. <br />Furthermore, any proposed connection would be required to traverse terrain of <br />30% slopes or greater, which makes any potential connection to Floral Hill Drive <br />impractical from the viewpoint of Public Works and Fire Department staff. <br />Any connection would also create considerable disruption of existing forest and <br />would result in the removal of existing trees and create extensive cut and fill. <br />There is a reason Floral Hill Drive is located where it is within the boundaries of <br />Hendricks Park. The topography is gentler there and there is enough room to for <br />the road to head north before going south. The design of Floral Hill Drive <br />minimized impacts to the existing slope. <br />EC 9.6820 Cul-de-Sacs or Emergency Vehicle Turnarounds. <br />(1) Except for streets that are less than 150 feet long and streets that will be <br />extended in the future, all streets that terminate shall be designed as a cul-de- <br />sac bulb or an emergency vehicle turnaround. <br />Cupola Drive is designed to accommodate both the proposed lots and fire access. The <br />design of the street and the proposed radii allow emergency vehicles to maneuver through <br />the entire site. <br />The only street that terminates with no likely extension in the future is Capital Drive, which <br />terminates at the boundary of Hendricks Park. Considering this is a hilltop development <br />with lots fully developed on the west side of Capital Drive, there is no practical place to put <br />either a cul-de-sac or a hammerhead turnaround at the terminus of Capital Drive. A fire <br />turn around has been proposed between lots 1 and 2. <br />All proposed new dwellings will be required to have sprinkler and can be evaluated at time <br />of building permit submittal for compliance with this requirement. <br />(2) If a street will be extended in the future, a temporary easement shall be provided and an <br />emergency vehicle turnaround shall be constructed. <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />