Capital Hill PUD Page 61 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 Revised:June 19, 2017 <br />This project proposes to enhance the development site and to create the type of neighborhood that <br />many people will find attractive from both an environmental and aesthetic standpoint. The proposal is <br />for a mix of dwelling types and densities, which creates a visually aesthetic property (i.e. all the <br />buildings are not identical in bulk, height and scale). The variety of lot sizes, lot location, and unit <br />potential (1- 3 units on some lots) will allow a wider range of opportunities for people of varying <br />economic capabilities. <br />The buildings will very likely be similar to the neighboring single family homes. By clustering the units <br />around a limited street system and lallowing multiple units in one building, open space is preserved, as <br />are views into and out of the site. <br />Capital Drive is being improved to a 21' width and the Private Street (Cupola Drive) is being designed <br />to a 21' width. This will allow for parking on one side of the street in a neighborhood where parking for <br />guests is limited and more parking is desired. Single family homes will likely be designed with 2-car <br />garages and an associated driveway. That configuration accommodates 4 parking spaces and also <br />ensures that cars will not spillover into the neighboring streets. The additional parking providing within <br />the development helps mitigate any potential off-site impacts. <br />In addition, this development terminates at Hendricks Park, where there is no through connection. In <br />other words, this development is a dead end. There will be no cut- through motor vehicle traffic and all <br />motor vehicle traffic will be local. Potential impacts that may arise as a result of this development are <br />mitigated through the dead-end street. <br />A traditional subdivision design for this property would have resulted in approximately 65 single family <br />lots and 65 peak hour trips. By preserving over 30% of the site in open space and designing with only <br />32 lots (6 existing units), this development proposes less peak hour trips than would be generated by a <br />development that maximizes the density. (See attached Traffic Safety Study). These additional peak <br />hour trips on a local street doesn't make the development incompatible nor lead to the creation of <br />excessive traffic impacts. <br />The expectation is that the proposed lots will attract a variety of potential property owners that will build <br />homes that meet the current land use code for development in R-1 properties. Building height is limited <br />and no flexibility has been requested through this PUD process. The CCRs (not yet developed) may <br />provide some control over building size, color, and other such details to ensure proposed development <br />fits neatly into the existing residential and forested context. <br />This property is expected to generate no more noise than any other residential development. <br />Stormwater runoff and environmental quality have been addressed previously in this written statement. <br />(12)The proposed development shall be reasonably compatible and harmonious with adjacent and nearby <br />land uses. <br />Adjacent and nearby land uses to the west and south are primarily residential in use and character. <br />Uses to the east and north are recreational and include both Hendricks Park and the Ribbon Trail.. <br />Many individuals walk and bike along Capital Drive to get to and from Hendricks Park. Providing <br />residential dwellings in a residential neighborhood with directly abutting recreational uses makes the <br />proposed development compatible with surrounding uses. See (11) above. <br />Architectural Elements <br />The words "compatible" and "harmonious" have no definition in the land use code, which means a <br />discussion of these qualities is purely subjective and open to much interpretation. There is nothing <br />clear or objective about this criterion. <br />It is difficult for both the applicant and the city staff to evaluate objectively, so we provide the following <br />as support for the proposed development. <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />