Capital Hill PUD Page 61 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 (Revised:June 19, 2017, August 22, 2017) <br />Lot 33 contains a 3-unit apartment and would be considered existing non-conforming. <br />No bike parking spaces are required. <br />EC 9.6205 Landscape Standards <br />There are no landscaping standards for proposed single family lots. <br />Lot 33 includes a 3-unit apartment on one tax lot and is an existing non-conforming use. Therefore, <br />it is exempt from these standards. Lot 17 may or may not be developed with multiple units. This <br />criterion will be evaluated for compliance at time of building permit submittal. <br />Table EC 9.6410 Required Off-Street Motor Vehicle Parking <br />The off-street motor vehicle parking requirement for single family and multiple-family housing is 1 <br />parking space per dwelling unit. See Site Plan for parking for existing buildings. <br />All vacant lots, except lot 17 will contain single family homes and will likely have driveways and <br />garages where the vehicles will park. Maneuvering will be through backing onto the street. <br />Lot 17 may contain 1 to 3 units. The requirements for parking will be evaluated at time of building <br />permit submittal. If these lots are proposed with the maximum of 3 units, then they will be designed <br />to provide parking that prevents backing onto the private drive or public street. <br />(11)The proposed development shall have minimal off-site impacts, including such impacts as traffic, <br />noise, stormwater runoff and environmental quality. <br />This criterion has consistently been interpreted and is here interpreted to address off-site impacts of the <br />proposed use. The standard of reasonable compatibility is construed to contemplate that a use will <br />have some level of impact on abutting properties and the surrounding neighborhood, but the level of <br />impacts must be minimal relative to the reasonable expectation of occupiers of nearby properties given <br />the zoning and character of the area. The term "minimal impact" recognizes that there will be some <br />impact of uses, but the impact shall be as small as possible if such use is to be allowed with the <br />practicable level of operation as a functional use. <br />For all intents and purposes, the Capital Hill PUD is a residential development. The residential use is <br />allowed outright in the underlying zoning and this development is likely the most compatible neighbor <br />abutting property owners could reasonably expect. This is not a proposal for a commercial or industrial <br />development next to residential homes or another more intrusive use. The level of impact would be as <br />anticipated by the redevelopment of vacant property with the proposed dwelling units. <br />This project proposes to enhance the development site and to create the type of neighborhood that <br />many people will find attractive from both an environmental and aesthetic standpoint. The proposal is <br />for a mix of dwelling types and densities, which creates a visually aesthetic property (i.e. all the <br />buildings are not identical in bulk, height and scale). The variety of lot sizes, lot location, and unit <br />potential (1- 3 units on some lots) will allow a wider range of opportunities for people of varying <br />economic capabilities. <br />The buildings will very likely be similar to the neighboring single family homes. By clustering the units <br />around a limited street system and lallowing multiple units in one building, open space is preserved, as <br />are views into and out of the site. <br />Capital Drive is being improved to a 21' width and the Private Street (Cupola Drive) is being designed <br />to a 21' width. This will allow for parking on one side of the street in a neighborhood where parking for <br />guests is limited and more parking is desired. Single family homes will likely be designed with 2-car <br />garages and an associated driveway. That configuration accommodates 4 parking spaces and also <br />ensures that cars will not spillover into the neighboring streets. The additional parking providing within <br />the development helps mitigate any potential off-site impacts. <br />In addition, this development terminates at Hendricks Park, where there is no through connection. In <br />other words, this development is a dead end. There will be no cut- through motor vehicle traffic and all <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />