Capital Hill PUD Page 31 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 (Revised:June 19, 2017, August 22, 2017) <br />Looking towards the site from the valley floor mean you are standing at an elevation approximately <br />500 feet lower than the proposed development. The site has the advantage of being located at a <br />steep viewing angle and is literally screened by built and natural elements between your view and <br />the site (i. e. existing homes already built nearby, large mature trees, buildings downtown and in <br />existing neighborhoods, etc.) <br />Practically speaking the only proposed and vacant lots that orient to the valley floor are Lots 1,2,3, <br />20, 22, 23, 24, 25 and 26. <br />Lot 22 contains very few trees and has a large portion of the property that requires no tree removal <br />for development. <br />Lots 1 and 2 contain a few of the healthy Douglas firs and yet existing trees across the street and <br />existing homes will prevent views into the site (from off site) to see these homes. <br />Lot 3 contains very few significant trees and is also screened from view by existing mature trees to <br />the west and existing homes. <br />Lot 21 configuration "forces" the buildable area around to the eastern portion of the lot away from <br />Capital Drive. It too is screened by mature off-site vegetation and existing homes. <br />Lot 24 contains the carriage house (garage) for the house on Lot 23. It is already a 2 story structure <br />and cannot be viewed from off-site. It is the perfect place to construct a new home. We have not <br />been able to locate this structure from off-site either as a result of existing mature off-site trees and <br />homes that screen the view. The existing mature trees on the site could very well be preserved <br />depending on the proposed unit for that property. <br />Lot 25 and 26 have generous buildable areas and preservation of some of the tree could be <br />possible. Not all trees are in good condition. <br />Of the 33 lots only 8 have the potential to be viewed from beyond the property to the west and it is <br />highly unlikely they will be as a result of the mature trees off-site and directly west. <br />The proposed Cupola Drive (private drive) has been located as closely as is practical in the existing <br />footprint of the vehicular circulation that was previously created on site in the past for the owner to <br />get around the property and maintain it. In this manner cut and fill has been minimized to the <br />greatest extent practical. The private drive could not be viewed from off-site and the removal of <br />those trees required to install the drive is minimal. <br />There is a thick border of preservation area on the eastern portion of the site. This area is in <br />addition to the existing vegetation on city owner property to the east. The topography on the <br />eastern boundary of the property is quite steep and the city owner property contains various <br />topographic outcroppings which makes views into the site form the Ribbon Trail challenging. One <br />must look up hill, through vegetation to a point a minimum of 160 feet away to see any proposed <br />buildings. <br />This property is well screened from views into the site and has taken advantage of existing mature <br />growth and clustered the lots around the existing roads and a proposed road that literally resides <br />where existing vehicular circulation existed. <br />Some of the trees on the west side of the development are proposed to be removed. This removal <br />will not be visible from the valley floor nor will it affect the natural characteristics of the South Hills <br />area. <br />Extensive preservation of trees is proposed for the east side of the property which will provide a <br />visual buffer for individuals utilizing the Ribbon Trail. <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />