SUPPLEMENTAL MATERIALS (8-22-17)

Capital Hill PUD Page 28 of 67 Planned Unit Development Application - Tentative Stage - Written Statement March 3, 2017 (Revised:June 19, 2017, August 22, 2017) and 2014 (A 14-06) annexation of the subject property included a finding that public services (now referred to as key urban services and facilities) can be provided to the site in an orderly and efficient manner. 3. That property which can only be provided sewer service by contouring not be included in the definition of the potential urban service area. Sanitary sewer service is available to the subject property. Contouring is not required. Development Standards - Specific Recommendations That all major developments (developments in excess of minor partitions) occurring on property above an elevation of 701' shall be reviewed by the Planning Director to determine if standard subdivision procedures, or planned unit development procedures shall be required. A planned unit development procedure is already required. See 2. Below. That planned unit development procedures be required for development of any parcel over 4 acres in size, characterized by a slope in excess of 20% in the area between 500 feet and 701 feet elevation. This project is applying under the planned unit development procedures. That planned unit development procedures shall be utilized for the following purposes: 1. To encourage clustering of development in areas characterized by: a. Shallowest slopes b. Lowest elevations c. Least amount of vegetation d. Least amount of visual impact. To begin this discussion, we will point out that these are recommendations only and will continue that emphasis throughout this discussion. While well-intended, the South Hills Study presumes that hills are steepest at the top and shallower at the bottom. In fact, the geomorphology in this area is one of rolling hills - not mountain peaks. Elevated areas are more likely to be rounded at the top and steeper on the lower elevations. Of course that depends on where the property boundary is located, which is also arbitrary with respect to these recommendations. In the case of this development site, the highest elevations contain the shallowest slopes and the lowest to middle elevations contain the steepest slopes. The existing development is already at the highest and shallowest areas for very practical reasons. This is the area that was the easiest and least expensive place to build 100 years ago. It more than likely had the best view looking west, as the trees currently west of the development site were not there either. Consequently, the highest elevations on this property have the least amount of vegetation and are dominated by 6 dwelling units, a cultivated vineyard, open areas, and lawn. The existing housing to the south and west has been in existence for long enough that the existing trees on those properties screen much of the view from the development site to the west. By extension, the views from the west onto the development site will be very limited as well. There will be minimal tree removal on the highest elevations and what will be removed for construction of proposed homes will not create additional visibility into the site from the valley floor. See attached video of view out from the site. There are significant trees on neighboring properties. One can conclude from the video that if you can't see out from the site then one can't see in from the site, especially from the valley floor. In this manner, the proposed development clusters the homes around the existing and proposed transportation system and occupies the shallowest slopes as is practical, disturbs the least amount of vegetation, and has the least visual impact. Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540