Capital Hill PUD Page 22 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 (Revised:June 19, 2017, August 22, 2017) <br />While this policy is more likely to be referring to larger industrial / commercial <br />developments, this project does utilize local capital and labor to design, process, <br />construct, and eventually maintain the finished product. In this manner, the goal of this <br />economic policy is met. <br />Environmental Design Element <br />Policy E.2 Natural vegetation, natural water features, and drainage-ways shall be protected and <br />retained to the maximum extent practical. Landscaping shall be utilized to enhance those <br />natural features. The policy does not preclude increasing their conveyance capacity in an <br />environmentally responsible manner. <br />Natural vegetation is preserved on the development site through large and uninterrupted <br />areas, as well as individual significant trees. Approximately 33% (one third) of the <br />development site is protected from the direct impacts of development, while <br />accommodating compact urban growth directly adjacent to existing services within the <br />UGB. <br />Policy E.9 Refinement plans shall be developed to address compatibility of land uses, safety, crime <br />prevention, and visual impact along arterial and collector streets, within mixed-use areas. <br />During the interim period before adoption of a refinement plan, these considerations shall <br />be addressed by cities in approving land use applications in mixed use areas by <br />requiring conditions of approval where necessary. <br />The development site is located within the boundaries of the South Hills Study area, the <br />Fairmount Neighborhood, and the Laurel Hill Valley Neighborhood. Any relevant polices <br />with respect to relevant refinement plans are addressed below. <br />Energy Element <br />Policy J.8 Commercial, residential, and recreational land uses shall be integrated to the greatest <br />extent possible, balanced with all planning policies to reduce travel distances, optimize <br />reuse of waste heat, and optimize potential on-site energy generation. <br />The proposed development is on an infill lot, which reduces travel distances when <br />compared to a development of the same type proposed further outside the urban core. <br />The development site is directly adjacent to the Ribbon Trail and Hendricks Park. <br />Recreation opportunities are feet away from residents' front doors. <br />This integrates residential and recreation land to the greatest degree possible. <br />As demonstrated above, this PUD is consistent with the adopted policies of the Metro <br />Plan. <br />(2) The PUD is consistent with applicable adopted refinement plan policies. <br />The South Hills Study does not appear to contain standards for this application because the <br />entirety of this site was outside the City limits at the time the SHS was adopted by the City in <br />1974. <br />The applicant has the burden of demonstrating compliance with the applicable standards for the <br />decision, but it is the city's obligation to show what the standards are, as the City adopted the <br />standards. The City needs to explain why the SHS contains standards that apply to this property. <br />In order for the SHS to be applicable to the subject property, the City must show that the subject <br />property is within the regulatory footprint of the SHS. There are three ways in which this could <br />happen. First, at the time the SHS was adopted by the City, by Resolution No. 2295 (June 10, 1974), <br />the subject property was inside the footprint of the land over which the City had planning <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />