SUPPLEMENTAL MATERIALS (8-22-17)

Capital Hill PUD Page 40 of 67 Planned Unit Development Application - Tentative Stage - Written Statement March 3, 2017 (Revised:June 19, 2017, August 22, 2017) Park (public land), to the south are fully improved lots, and to the east are slopes greater than or equal to 30% and the Ribbon Trail property (public land). Therefore an exception is requested. (2) Buildings or other existing development on adjacent lands, including previously subdivided but vacant lots or parcels, physically preclude a block length of 600 feet or less considering the potential for development. See response to (1) above. (4) As part of a Type II or Type III process, the developer demonstrates that a strict application of the 600 foot requirement would result in a street network that is no more beneficial to vehicular, pedestrian or bicycle traffic than the proposed street network and that the proposed street network will accommodate necessary emergency access. See answer to (1) above. EC 9.6815 Connectivity for Streets (2) Street Connectivity Standards (a) All streets and alleys shall be public unless the developer demonstrates that a public street or alley is not necessary for compliance with this land use code or the street connectivity standards of subparagraphs (b) to (e) of this subsection. Capital Drive is already a public street. Cupola Drive is proposed as a private drive. Numerous discussions with Public Works staff has supported designating and building Cupola Drive as a private drive. The smaller footprint of a private drive versus a public street will reduce the impact of the street construction on the development site. (b) The proposed development shall include street connections in the direction of all existing or planned streets within mile of the development site. The proposed development shall also include street connections to any streets that abut, are adjacent to, or terminate at the development site. Capital Drive terminates at the north boundary of the property, which is the south boundary of Hendricks Park. No right-of-way exists in Hendricks Park, but Capital Drive creates a connection in that direction as required by the connectivity standards. A street connection is not proposed to abut the east property line (west property line of the Ribbon Trail), as the topography is too steep to propose a road. In all practicality, there will likely never be a connection from Capital Drive through the Ribbon Trail property. (c) The proposed development shall include streets that extend to undeveloped or partially developed land that is adjacent to the development site or that is separated from the development site by a drainage channel, transmission easement, survey gap or similar property condition. The streets shall be in locations that will enable adjoining properties to connect to the proposed development's street system. Capital Drive currently exists as a 50' wide dedicated public right-of-way that extends north to the place where it abuts into the south property line of Hendricks Park. Although it might appear in map view that a connection could be made at the terminus of Capital Drive at Hendricks Park to the terminus of Highland Drive, it would require installing a road across park property and on a slope of over 30%. (see attached Traffic Safety Study) The only proposed street is Cupola Drive that loops through the property, connecting in 2 places with Capital Drive. To the north is Hendricks Park. Capital Drive already abuts that property. To the south and west are fully developed properties and a network of roads. To the east is undeveloped and/or partially developed property. The Ribbon Trail abuts the east property line (see Attachment 1) of the development. There are also developed/partially developed/unannexed lots east of the Ribbon Trail. The east portion of the subject Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540