Capital Hill PUD Page 32 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 (Revised:June 19, 2017, August 22, 2017) <br />There is also the reality that it takes time to build a home as well as a complete PUD. The property <br />will not be developed all at once and trees required to be removed to construct infrastructure and <br />buildings will be removed over time. New trees will take their place as required by the Tree <br />Preservation Plan. <br />That all proposed road locations be reviewed to insure minimum grade disturbance and minimum cut <br />and fill activity, particularly in those areas most visible due to slope, topographic or other conditions. <br />Capital Drive is an existing road and is proposed to be paved and widened to current city <br />standards. <br />In addition, there is a proposed private drive that follows an existing driving area on the property as <br />closely as is practical. This area is currently used as access within the property and is located on a <br />part of the property that is fairly level. <br />The decision to place the proposed Cupola Drive in approximately the same place as the existing <br />access drive is grounded in common sense. This location would require the least amount of cut <br />and fill and disturbance to natural resources, while providing required access to the proposed lots. <br />That planned unit development shall be based upon a recognition of both public and private interest. In <br />areas of significant conflict (e.g. locating development in a highly visible area as opposed to a less <br />visible area or in an area of significant vegetation as opposed to a relatively open area) which could be <br />resolved through use of an alternative development plan, primacy shall be given to the public interest in <br />any determinations. <br />This Planned Unit Development proposal is required to meet the public policy direction contained in <br />the South Hills Study for development in areas having significant vegetation and other sensitive <br />characteristics such as steep slopes, wetlands, and drainage ways. This development proposal <br />attempts to balance the private interest to develop the property for low density residential use, <br />along with the public interest for minimizing the impact to the natural character of the site. <br />In this instance the public interest is served by <br />• Minimizing impacts to the site existing trees and vegetation; <br />• Minimizing disturbance of some of the steepest slopes; <br />• Minimizing the impact to the site but proposing density that is well under the 5 units per acre <br />allowed, <br />• Preserving large contiguous areas of open space, forest canopy and wildlife habitat; <br />• Providing wildlife corridors; and <br />• Providing housing at a time when housing is in short supply. <br />This proposal is consistent with the applicable South Hills Study policy direction. <br />That all developments shall be reviewed for potential linkage with or to the ridgeline trail system <br />While the original intent was likely to have the Ridgeline Trail on the ridge, there are some places <br />within the city that acquiring and building the trail on the highest elevations is not possible. This is <br />one of those cases. Exactly 100 years ago, the existing house shown on Lot 23 was constructed at <br />the very highest point on the development site (elevation 924). As you can see from the map <br />below, the Ridgeline Trail (in black running through the green area) was not proposed through <br />private property nor was that property acquired. <br />The development site borders Hendricks Park and a connection to the park system is made at the <br />terminus of the Capital Drive right of way. <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />