SUPPLEMENTAL MATERIALS (8-22-17)

Capital Hill PUD Page 35 of 67 Planned Unit Development Application - Tentative Stage - Written Statement March 3, 2017 (Revised:June 19, 2017, August 22, 2017) Bulk and Height There are no proposed buildings for this project as shown. These will be lots available for sale to individual builders and potential homeowners. The Capital Hill CCRs will provide guidelines for the bulk, height, and scale of the buildings. In addition, there will be a design review team that will review and approve proposed plans ensuring that the intent of the CCRs is met. It is premature to be preparing CCRs. These should implement final conditions imposed on the approval, if any. The proposed buildings will adhere to the limits of the land use code as it regulates the height of single family homes. No flexibility in the standards is requested. Homes proposed for this rea will be no different than any other single family attached or detached home allowed in the city of Eugene. There are no clear and objective standards that regulate bulk or scale of a building found anywhere in the land use code or the building code. The limit to building size is found in the height restrictions placed on the zone and the lot coverage standards. No building elevations have been shown as this is an exercise in guessing with no criterion upon which to objectively evaluate the submitted images. A cursory examination of Lane County public records shows that the majority of the houses within closest proximity to the development site range from 1500 sf to 5000 sf, with the majority of them falling within the range of 2000 - 4000 sf. This proposed development will be constructed similarly. Screening The eastern boundary of the development site is more than adequately screened from the abutting Ribbon Trail. A preservation area of substantial size and width abuts directly to forested areas of the Ribbon Trail, creating a large and contiguous open space. To the north is Hendricks Park, which borders the north property line in its entirety. There are 2 existing structures along that boundary, with only 2 more proposed. This portion of Hendricks Park does not contain trails that abut the north property line, so the combination of modest development and the existing vegetation in Hendricks Park provides effective screening for the development. Different than abutting private property, that is subject to private development, the screening that Hendricks Park provides is likely to be there for a very long time. To the west and south are existing single family homes. The south property line contains Tract E, which is a 25-foot wide piece of property that will be dedicated to the City of Eugene for development of a connection to the Ribbon Trail. This dedication effectively separates the development site from the abutting properties. The west boundary of the development site is only adjacent to 7 single family homes. The nature of the topography and the steepness of the western portion of the existing hillside development puts the other homes downhill from these 7 existing homes. These homes and the existing trees screen the downhill homes from this development site. Preservation of existing trees and the addition of new trees on the project site will ultimately come with development of the properties, which will integrate new development with existing development and context. (4) The PUD is designed and sited to minimize impacts to the natural environment by addressing the following: (a) Protection of Natural Features. 2. For areas included on the City's acknowledged Goal 5 inventory: a. The proposed development's general design and character, bulk and height, location and distribution of recreation space, parking, roads, access, and other uses, will: Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540