Capital Hill PUD Page 16 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 (Revised:June 19, 2017, August 22, 2017) <br />This is the same approach we are taking in the design of the Capital Hill PUD. We are preserving <br />existing stands of trees where practical, removing trees in areas where development is most <br />appropriate, and then planting new trees once new homes are constructed. <br />Existing services such as existing roads, utilities, and parks will serve more people through <br />clustering residential uses adjacent to those services, instead of creating living areas further away <br />from existing services and requiring an extension of those services. This development is created in <br />direct response to the need for density and infill within the existing Urban Growth Boundary (UGB). <br />The clustering of residential units is not just a close-up look at how they are clustered with respect <br />to each other on the site, but also how a clustered development is planned and proposed within the <br />greater context of the city and the UGB. <br />Resources are not just trees. The sentence uses the word "resources" without the qualifier, <br />"natural" Resources can also be: <br />• The energy required to implement the project close-in rather than farther away; <br />• Developing near existing utilities rather than bringing in utilities from a distance; <br />• Infilling vacant lots so that resource land (e.g. agricultural land) is not utilized for housing and <br />development; <br />• Providing housing near urban services to reduce vehicle miles traveled, <br />• Locating housing adjacent to recreation opportunities; and, <br />• Locating housing near other housing so neighbors can share resources (i. e. sharing rides, <br />sharing tools, etc.) <br />The planned density for the site is indicated by a maximum rather than a minimum. The proposed <br />density falls somewhere between the existing density of.44 units per acre and the allowed <br />maximum of 5 units per acre. The site design is created with consideration for the multifaceted <br />nature of any development which has to take into consideration the objectives of the Metro Plan <br />and the City of Eugene Land Use Code, as well as the goals of the developer (e.g. marketability, <br />feasibility, finance-ability, and livability). The development is in close proximity to services, <br />employment, and transportation. <br />In this manner, energy conservation goals are acknowledged through the site design and <br />opportunities are provided for the occupants to contribute to energy conservation. <br />(2) Create comprehensive site plans for geographic areas of sufficient size to provide developments at <br />least equal in quality to those that are achieved through the traditional lot by lot development and that <br />are reasonably compatible with the surrounding area. <br />As discussed above, every effort is being made through thoughtful site design - which is balanced <br />alongside consideration of economic viability, marketability and finance-ability - to create a <br />development site that is an attractive and varied neighborhood that is reasonably compatible with the <br />surrounding residential environment. Some components that were considered were the clustering of <br />buildings around the transportation system and away from steep downhill slopes, inclusion of a <br />stormwater management system, and preservation of a large portion of the forested environment. <br />All of this was done in concert with accommodating on-site circulation and parking, utilities, fire access, <br />and other infrastructure in a compact manner as necessary to serve a reasonable level of low-density <br />residential development. <br />It is interesting to note that the land use code requires an argument that assumes that traditional single <br />family lot-by-lot development is the highest-quality development type, while any other proposal has to <br />argue it is either equal to or superior in quality to that type of development. <br />An examination of many traditional lot-by-lot, single family neighborhoods throughout Eugene reveals <br />quality that ranges from very poor to outstanding development. The higher quality single family <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />