SUPPLEMENTAL MATERIALS (8-22-17)

Capital Hill PUD Page 59 of 67 Planned Unit Development Application - Tentative Stage - Written Statement March 3, 2017 (Revised:June 19, 2017, August 22, 2017) EC 9.2760 Lot Frontage. We are asking for flexibility for lot frontage for Lots 5, 6, 8, 9, 16, 17, 18 and 19, as they do not meet the minimum frontage requirements. Similarly to our request for flexibility for lot coverage above, flexibility is provided through both the PUD process and the Eugene Code to promote design that meets community values. The lot frontage requirements are based on a traditional lot- by-lot approach to development, which is not a one-size-fits-all approach to development. R- I lots are required to have 50 feet of frontage, while other residential zones (excluding R-1.5) are permitted 35 feet. Moreover, row house lots are only required to have 15 feet of frontage. The PUD process permits the applicant to request flexibility regarding land use criteria to design a development that is unique, livable, and sustainable. Through not requiring every lot to have frontage, the PUD is able to provide a thoughtful design that provides access to public and private streets, while still preserving trees and vegetation through reducing the use of extraneous grading and cut and fill. Lots 5, 6, 8, and 9 front a 20' foot access easement (12-foot paving width) that also connects to Capital Drive. Lots 16 and 17 connect to Cupola Drive via a 20' access easement and 12 feet of paving width. Finally, lots 18 and 19 connect to Capital Drive via a 20' access easement with 12 feet of paving width. A more elegant solution than a flag lot, providing access via easements ensures land is used more efficiently, which promotes compatible infill and clustering of units, while also protecting existing natural resources. If each lot had to have 50 feet of frontage on Cupola Drive, the applicant would be forced to either extend or widen the street in a way that is detrimental to significant trees and vegetation or lose a significant number of lots, which is counter to Eugene's efforts to increase housing supply and provide a diverse housing mix. Maintaining Cupola Drive and Capital Hill as designed, as opposed to widening or extending them to ensure frontage, also ensures that a walkable environment that feels safe for users of all ages is present for current and future residents of the area. Rather than simply have frontage for frontage's sake, the design of this PUD seeks to meet the intent of the residential zone and PUD criteria through creatively preserving natural resources, while also providing suitable and compatible infill. EC 9.2760 Lot Area. Lots 4-5, 14-19 and 20, 22 and 23 exceed the lot area maximum of 13,500 sf. In this case, the lot area maximum is exceeded to preserve existing natural features and homes. As previously mentioned in this written statement, certain lots within the PUD are greater than the lot area maximum primarily to create and maintain conservation zones. These zones will be regulated and maintained by the HOA to ensure the natural area is appropriately preserved. The conservation area component of the lot will be protected from development and will preserve trees and vegetation, as well as provide a forested buffer between the PUD and Ribbon Trail. Some lots exceed the maximum as they contain an existing home and existing elements around the home that are desirable to preserve with that lot. The preservation zones for the lots exceeding the maximum lot size containing preservation zones are as follows: Lot 5 Lot size 17,734 sf Preservation Area 1,117 sf Existing buildable pad site located at top of steep portion of site Usable Area 16,617 sf Lot 14 Lot size 17,793 sf Lot 15 Lot size 20,724 sf Lot 16 Lot size 27,598 sf Preservation Area 6,715 sf Usable Area 11, 078 sf Preservation Area 8,075 sf Usable Area 12,649 sf Preservation Area 11,430 sf Usable Area 16,168 sf Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540