existing cuts into the hillside for the new private road will ensure that the necessary cut and fill <br />has been minimized to the greatest extent practical. <br /> <br />The proposal as designed will also comply with applicable street connectivity standards and <br />maximum street grade requirements, as addressed later in this report. <br /> <br />With the first submitted site plan (March 3, 2017) additional lots were shown along the north <br />boundary of the site abutting Hendricks Park. In order to provide access to those lots a private <br />accessway was shown at the end of Capital Drive. Fire Department comments at that time <br />indicated that an emergency turnaround would be required near the end of Capital Drive. A <br />later site plan revision (June 19, 2017) depicted a hammerhead style turnaround between Lots <br />1 and 2 and the elimination of the private drive and several lots along the north boundary of <br />the site. The emergency turnaround required extensive grading into the hillside and retaining <br />walls due to the topography of the site. In a subsequent discussion with the Fire Department, it <br />was found that the elimination of the lots and private driveway along the north boundary also <br />eliminated the need for the emergency turnaround. With the resubmitted site plans (August <br />22, 2017) the emergency turnaround was eliminated. Elimination of the emergency turnaround <br />and the accessway and additional lots along the north property boundary will reduce the grade <br />disturbance and cut-and-fill activity at the end of Capital Drive and the north property <br />boundary, which is consistent with the policy language above. <br /> <br />Staff further notes that the proposed roads are designed to parallel existing topographical <br />contours to the extent possible and the existing topography of the subject property and <br />surrounding natural vegetation will generally limit visibility of the proposed roads, consistent <br />with the policy language above. <br /> <br />That planned unit development review shall be based upon a recognition of both public <br />and private interest. In areas of significant conflict (e.g., locating development in a <br />highly visible area as opposed to a less visible area or in an area of significant vegetation <br />as opposed to a relatively open area) which could be resolved through the use of an <br />alternative development plan, primacy shall be given to the public interest in any <br />determinations. <br /> <br />This planned unit development proposal is required to meet the public policy direction <br />contained in the South Hills Study for development in areas having significant vegetation and <br />other sensitive characteristics such as steep slopes, wetlands, and open waterways. The <br />evaluation of this development proposal attempts to balance the private interest to develop <br />the property for low-density residential use along with the public interest for minimizing the <br />impact to the natural character of the site, in accordance with the South Hills Study and other <br />applicable PUD approval criteria. <br /> <br />In the context of the PUD review process, and understanding that the subject property is zoned <br />for low-density residential development, staff acknowledges that an appropriate level of <br />residential development can occur. Staff finds that the proposal provides for an appropriate <br />level of low-density residential development, while attempting to preserve the natural features <br />and qualities of the subject property as much as possible. <br /> <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 14 <br />Page 14 <br /> <br />