Capital Hill PUD Page 60 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 Revised:June 19, 2017 <br />Therefore, we request that the development be given flexibility though the PUD process with <br />respect to the three criteria above. <br />EC 9.5500 Multiple-Family Standards. <br />(2) Applicability of Multiple-Family Standards <br />(a) Except for building alterations and building additions that increase the square footage of <br />livable floor area by less than 50%, multiple family standards shall apply to all multiple <br />family developments in all zones except commercial... <br />The property is zoned R-1. There are 3 proposed lots, lots 6, 16, and 19, which could <br />potentially be required to respond to these development standards. The lots are proposed <br />for development of 1 to 3 units, each of which are single family attached. If the owner of <br />either of those lots proposes 3 single family attached units, then this section will apply. If <br />they propose less than the maximum number of units allowed on those lots, then this <br />section will not apply. Compliance with this section can be evaluated at time of building <br />permit submittal. No units are proposed as a part of this PUD submittal. <br />Table EC 9.6105(4) Minimum Required Bicycle Parking Spaces <br />There are no bike parking requirements for single family lots. <br />Lots 6, 16, and 19 may or may not be developed with multiple units. This criterion will be evaluated <br />for compliance at time of building permit submittal. <br />Lot 19 contains a 3-unit apartment and EC 9.6105(4) requires 1 long-term bike parking space per <br />unit. Therefore, 3 long term bike parking spaces are shown on the plan. <br />EC 9.6205 Landscape Standards <br />There are no landscaping standards for proposed single family lots. <br />Lot 19 includes a 3-unit apartment on one tax lot and is an existing non-conforming use. Therefore, <br />it is exempt from these standards. Lots 6, 16, and 19 may or may not be developed with multiple <br />units. This criterion will be evaluated for compliance at time of building permit submittal. <br />Table EC 9.6410 Required Off-Street Motor Vehicle Parking <br />The off-street motor vehicle parking requirement for single family and multiple-family housing is 1 <br />parking space per dwelling unit. See Site Plan for parking for existing buildings. <br />All vacant lots, except lots 6, 16, and 19, will contain single family homes and will likely have <br />driveways and garages where the vehicles will park. Maneuvering will be through backing onto the <br />street. <br />Lots 6, 16, and 19 may contain 1 to 3 units. The requirements for parking will be evaluated at time <br />of building permit submittal. If these lots are proposed with the maximum of 3 units, then they will <br />be designed to provide parking that prevents backing onto the private drive or public street. <br />(11)The proposed development shall have minimal off-site impacts, including such impacts as traffic, <br />noise, stormwater runoff and environmental quality. <br />This criterion has consistently been interpreted and is here interpreted to address off-site impacts of the <br />proposed use. The standard of reasonable compatibility is construed to contemplate that a use will <br />have some level of impact on abutting properties and the surrounding neighborhood, but the level of <br />impacts must be minimal relative to the reasonable expectation of occupiers of nearby properties given <br />the zoning and character of the area. The term "minimal impact" recognizes that there will be some <br />impact of uses, but the impact shall be as small as possible if such use is to be allowed with the <br />practicable level of operation as a functional use. <br />For all intents and purposes, the Capital Hill PUD is a residential development. The residential use is <br />allowed outright in the underlying zoning and this development is likely the most compatible neighbor <br />abutting property owners could reasonably expect. This is not a proposal for a commercial or industrial <br />development next to residential homes or another more intrusive use. The level of impact would be as <br />anticipated by the redevelopment of vacant property with the proposed dwelling units. <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />