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Capital Hill PUD Page 58 of 67
<br />Planned Unit Development Application - Tentative Stage - Written Statement
<br />March 3, 2017 Revised:June 19, 2017
<br />In the Eugene Code, flexibility is provided to promote inlll development when the land use code
<br />proposes requirements, such as lot coverage restrictions, that inhibit a developer's ability to
<br />maximize space effectively. As an example, row house lots are permitted a 25% increase in lot
<br />coverage within residential zones. While one could argue that this reduces other important
<br />amenities such as open space, this PUD supplies an abundance of open space - a third of the site
<br />is dedicated to open space and preservation of trees and significant resources. Allowing flexibility
<br />with respect to lot coverage will permit the Capital Hill PUD to provide opportunities for modest infill
<br />in a way that effectively uses space, while still promoting a livable and unique neighborhood with a
<br />plethora of amenities for all residents.
<br />As stated in the PUD purpose statement above, a PUD is intended to provide a "high degree of
<br />flexibility in the design of the site. " Providing the applicant flexibility with respect to the lot coverage
<br />criterion permits the applicant to better achieve the intent of the land use code. Through allowing
<br />for greater coverage, the applicant is able to provide a greater diversity of housing units that
<br />maximizes infill opportunities, while promoting resource conservation. Natural resources are
<br />preserved through clustering units together and not placing them in other areas of the site, which
<br />would require further grading and removal of both trees and vegetation. There is also an equity
<br />component to this request, as encouraging multiple units on Lots 7, 18, and 35 permits an
<br />opportunity for residents of varying economic abilities to access the neighborhood in a way that
<br />traditional lot-by-lot development does not encourage.
<br />EC 9.2760 Lot Frontage.
<br />We are asking for flexibility for lot frontage for Lots 5, 7, 8,15,16,17, and 18, as they do not meet the
<br />minimum frontage requirements. Similarly to our request for flexibility for lot coverage above,
<br />flexibility is provided through both the PUD process and the Eugene Code to promote design that
<br />meets community values. The lot frontage requirements are based on a traditional lot-by-lot
<br />approach to development, which is not a one-size-fits-all approach to development. R-1 lots are
<br />required to have 50 feet of frontage, while other residential zones (excluding R-1.5) are permitted
<br />35 feet. Moreover, row house lots are only required to have 15 feet of frontage. The PUD process
<br />permits the applicant to request flexibility regarding land use criteria to design a development that
<br />is unique, livable, and sustainable.
<br />Through not requiring every lot to have frontage, the PUD is able to provide a thoughtful design
<br />that provides access to public and private streets, while still preserving trees and vegetation
<br />through reducing the use of extraneous grading and cut and fill. Lots 5, 7, and 8 front a 20' foot
<br />access easement (12-foot paving width) that also connects to Capital Drive. Lots 15 and 16
<br />connect to Cupola Drive via a 20' access easement and 12 feet of paving width. Finally, lots 17 and
<br />18 connect to Capital Drive via a 20' access easement with 12 feet of paving width. A more elegant
<br />solution than a flag lot, providing access via easements ensures land is used more efficiently,
<br />which promotes compatible infill and clustering of units, while also protecting existing natural
<br />resources. If each lot had to have 50 feet of frontage on Cupola Drive, the applicant would be
<br />forced to either extend or widen the street in a way that is detrimental to significant trees and
<br />vegetation or lose a significant number of lots, which is detrimental to Eugene's efforts to increase
<br />housing supply and provide a diverse housing mix. Maintaining Cupola Drive and Capital Hill as
<br />designed, in opposition to widening or extending them to ensure frontage, also ensures that a
<br />walkable environment that feels safe for users of all ages is present for current and future residents
<br />of the area. Rather than simply have frontage for frontage's sake, the design of this PUD seeks to
<br />meet the intent of the residential zone and PUD criteria through creatively preserving natural
<br />resources, while also providing subtle and compatible infill.
<br />EC 9.2760 Lot Area.
<br />Lots 4-6, 11-18 and 20, 22 and 23 exceed the lot area maximum of 13,500 sf. In this case, the lot
<br />area maximum is exceeded to preserve existing natural features and homes. As previously
<br />mentioned in this written statement, certain lots within the PUD are greater than the lot area
<br />maximum primarily to create and maintain conservation zones. These zones will be regulated and
<br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540
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