HomeMy WebLinkAboutAPPLICANT ADDITIONAL EXHIBIT (2 of 2)
CapitalHillPUDApplicabilityofStandardsinEC9.9320underNeededHousingStatute
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9.8320(1)"ThePUDisconsistentwithSeediscussionofindividualpolicies
applicableadoptedpoiliciesofthebelow.
MetroPlan."
PolicyA.10"Promotehigherresidentialdensity"Promote"makesthisanonmandatory
insidetheUGBthatutilizesexistingstandard;also,directivetoCity,not
infrastructure,improvestheindividualapplicant.
efficiencyofpublicservicesandNA
facilities,andconservesrural
resourcelandsoutsidetheUGB."
PolicyA.11"Generallylocatehigherdensity"Generally"makesthisa
residentialdevelopmentnearnonmandatorystandard;also,directive
employmentorcommercialservices,toCity,notindividualapplicant.
NA
inproximitytomajortransportation
systemsorwithtransportation
efficientnodes."
PolicyA.13"IncreaseoverallresidentialdensityDirectivetoCity,notindividual
inthemetropolitanareabycreatingapplicant.
moreopportunitiesforeffectively
designedinfill,redevelopment,and
mixedusewhileconsideringimpactsNA
ofincreasedresidentialdensityon
historic,existingandfuture
neighborhoods."
PolicyA.17"Provideopportunitiesforafull
DirectivetoCity,notindividual
rangeofchoiceinhousingtype,applicant.
NA
density,size,cost,andlocation."
PolicyA.20"Encouragehomeownershipofall"Encourage"makesthisanon
housingtypes,particularlyforlowmandatorystandard;also,directiveto
NA
incomehouseholds."City,notindividualapplicant.
PolicyB.2"Encourageeconomicdevelopment,
"Encourage"makesthisanon
whichutilizeslocalandimportedmandatorystandard;also,directiveto
capital,entrepreneurialskills,andNACity,notindividualapplicant.
theresidentlaborforce."
PolicyE.2"Naturalvegetation,naturalwaterDirectivetoCity,notindividual
applicant.Implementedthroughcode.
features,anddrainagewaysshallbe
protectedandretainedtothe
maximumextentpractical.
Landscapingshallbeutilizedto
enhancethosenaturalfeatures.TheNA
policydoesnotprecludeincreasing
theirconveyancecapacityinan
environmentallyresponsible
manner."
PolicyE.9"RefinementplansshallbeDirectivetoCity,notindividual
developedtoaddresscompatibilityapplicant.
oflanduses,safety,crime
prevention,andvisualimpactalong
arterialandcollectorstreets,within
mixeduseareas.Duringtheinterim
periodbeforeadoptionofa
refinementplan,theseNA
considerationsshallbeaddressedby
citiesinapprovinglanduse
applicationsinmixeduseareasby
requiringconditionsofapproval
wherenecessary."
PolicyJ.9"Commercial,residential,andDirectivetoCity,notindividual
recreationallandusesshallbeapplicant.
integratedtothegreatestextent
possible,balancedwithallplanning
policiestoreducetraveldistances,NA
optimizereuseofwasteheat,and
optimizepotentialonsiteenergy
generation."
9.8320(2)"ThePUDisconsistentwithSeediscussionofindividualpolicies
applicableadoptedrefinementplanbelow.
policies."
SHSPark"1.Thatallvacantpropertyabovean"Intensivelevelofdevelopment"isan
elevationofВЉЊbepreservedfromambiguoustermthatcanbe
anintensivelevelofdevelopment,interpretedtoeitherapproveordeny.
subjecttothefollowingexceptions:
NoX
a.Developmentofindividual
residencesonexistinglots:and"
SHSPark"b.Developmentunderplannedunit
developmentprocedureswhenit
canbedemonstratedthata
proposeddevelopmentisconsistent
withtheadoptedSouthHillsStudy
RidgelineParkpurposestatement
No
whichprovidesanyareas
recommendedforpreservationor
parkusageshouldserveatleastone
ofthefollowingpurposes:***"
1"1.Toinsurepreservationofthose"Mostvisibly"isanambiguousterm
areasmostvisiblyapartoftheNoXXthatcanbeinterpretedtoeither
entirecommunity."approveordeny.
2"2.Toprotectareasofhigh"High
biologicalvalue"isanambiguous
biologicalvalueinordertoprovidetermthatcanbeinterpretedtoeither
forthecontinuedhealthofnativeNoXapproveordeny.
wildlifeandvegetation."
3"3.Toinsureprovisionof"Closeproximity"and"major
recreationalareasincloseproximityconcentrations"areambiguousterms
NoX
tomajorconcentrationsofthatcanbeinterpretedtoeither
population."approveordeny.
4"4.Toprovideconnectivetrails"Majorrecreationareas"isan
betweenmajorrecreationalareas"ambiguoustermthatcanbe
NoX
interpretedtoeitherapproveordeny.
5"5.Toprovideconnective"Importantbiologicalpreserves"isan
passagewaysforwildlifebetweenambiguoustermthatcanbe
NoX
importantbiologicalpreserves."interpretedtoeitherapproveordeny.
6"6.Tocontributeto9ǒŭĻƓĻƭ"Evergreenforestedge"isan
evergreenforestedge."ambiguoustermthatcanbe
NoX
interpretedtoeitherapproveordeny.
7"7.ToprovideanopenspaceareaasAlthoughtheUGBisaclearline,the
abufferbetweentheintensivelevelsizeoftherequiredsetbackisunlear
ofurbandevelopmentoccurringandrequiresavaluejudgment.
withintheurbanserviceareaand
NoXX
therurallevelofdevelopment
occurringoutsidetheurbanservice
area."
SHSPark"ThattheareaspecifiedforThispolicyDirectivetoCity,not
preservationbeprotectedthroughaindividualapplicant.
varietyoftechniquesincludingbut
notlimitedtoacquisition,scenic
NA
easements,densitytransfersand
dedication."
SHSPark"ThattheJointParksCommitteebeThispolicyDirectivetoCity,not
instructedtopreparerefinedcostindividualapplicant.
estimatesandananalysisoffundingNA
sourcesforsubmissiontotheCity
Council."
SHSPark"ThattheCitypursueacquisitionofThispolicyDirectivetoCity,not
majoractiveuseparkfacilitiestoindividualapplicant.
serveexistingandpotentialNA
populationinthefollowingareas"
ThispolicyDirectivetoCity,not
SHSPark"Thatthecityinsurethepotentialfor
furtheractiveuseparkstoserveindividualapplicant.Alsotargetswest
anticipatedpopulationintheareasendofcity.
southofWarrenAvenue,eastofthe
NA
presentSpencerButteParkand
adjacenttoBlantonHeightsRoad."
SHSPark"ThatallproposeddevelopmentsinThissiteisadjacenttoandhasdirect
thesouthhillsareabereviewedtopublicaccesstoHendricksPark.
determineifconnectinglinkagesare
possiblebetweenvariousparksites,
particularlynorthofSkylineParktoNA
HendricksParkandbetweenBlanton
HeightsandHawkinsHeights."
SHSDensity"ThatintheareaeastofFriendlyFiveDU/grossacreisclear;this
Streetthemaximumlevelofnewapplicationproposesabouthalfthat.
developmentpergrossacrebe
limitedto5unitsperacre(the
maximumfigureof5dwellingunitsX
pergrossacrebeingsubjectto
positivefindingsundertheplanned
unitdevelopmentcriteria)."
SHSDev't"ThatallmajordevelopmentsPlanandcoderequirePUDforthissite.
Standards(developmentsinexcessofminor
partitions)occurringonproperty
aboveanelevationofАЉЊshallbe
reviewedbythePlanningDirectorto
determineifstandardsubdivision
procedures,orplannedunit
developmentproceduresshallbe
required.****ThatplannedunitYes
developmentproceduresbe
requiredfordevelopmentofany
parcelover4acresinsize,
characterizedbyaslopeinexcessof
20%intheareabetween500feet
and701feetelevation."
SHSDev't"Thatplannedunitdevelopment
Seediscussionofindividualpolicies
Standardsproceduresshallbeutilizedforthebelow.
followingpurposes:"
Thispolicyisimplementedthroughthe
"1.Toencourageclusteringof
developmentinareascharacterizedcode."Encourage"makesthisanon
mandatorystandard."Clustering"isan
by:
a.Shallowestslopesambiguousterm."a"and"c"conflict
b.LowestelevationsNoXXXwith"b".
c.Leastamountofvegetation
d.Leastamountofvisualimpact."
"2.ToencouragepreservationasThispolicyisimplementedthroughthe
openspacethoseareascode."Encourage"makesthisanon
characterizedby:mandatorystandard.
a.Intermediateandsteepslopes
b.HigherelevationsNoXXX
c.Significantamountsofvegetation
d.Significantvisualimpact."
SHSDev't"ThatadequatereviewofbothonThispolicyisimplementedthroughthe
Standardssiteandoffsiteimpactofanycode."Adequate"reviewis
developmentbyaqualifiedambiguous.
NoXX
engineeringgeologistoccurunder
anyofthefollowingconditions:**
*"
SHSDev't"ThatdevelopmentsbereviewedtoThispolicyisimplementedthroughthe
Standardsencourageclusteringofopenspacecode."Encourage"makesthisanon
elementsofdifferentdevelopmentmandatorystandard."Clutering"isan
inordertopreservethemaximumNoXXambiguousterm.
amountofcontinuousopenspace."
SHSDev't"ThatdevelopmentsbereviewedinThispolicyisimplementedthroughthe
Standardstermsofscale,bulkandheighttocode."Blendswith"and"cominates"
insuredevelopmentblendswitharesubjectiveterms.
ratherthandominatesthenatural
NoX
characteristicsofthesouthhills
area."
SHSDev't"Thatallproposedroadlocationsbe"Minimumgradedisturbance"and
Standardsreviewedtoinsureminimumgrade"minimumcutandfill"areambiguous
disturbanceandminimumcutandterms."Mostvisible"isambiuguous;
fillactivity,particularlyinthosemostvisible
fromwhere?
NoXXX
areasmostvisibleduetoslope,
topographicorotherconditions."
SHSDev't"ThatplannedunitdevelopmentRequiressubjectivejudgmentin
Standardsshallbebaseduponarecognitionofbalancingoutconflictingstandards
bothpublicandprivateinterest.Inpublicvsprivateinterest.
areasofsignificantconflict(e.g.
locatingdevelopmentinahighly
visibleareaasopposedtoaless
visibleareaorinanareaof
significantvegetationasopposedtoNoXX
arelativelyopenarea)whichcould
beresolvedthroughuseofan
alternativedevelopmentplan,
primacyshallbegiventothepublic
interestinanydeterminations."
SHSDev't"Thatalldevelopmentsshallbe
Thisdoesnotstateamandatory
Standardsreviewedforpotentiallinkagewithstandard.
NA
ortotheridgelinetrailsystem"
SHSDev't"Thatalldevelopments(plannedunit"Maxium"isanambiguoustermwhen
Standardsdevelopmentsorsubdivision)shallintendedtobebalancedwithrightto
bereviewedtoinsuremaximumdevelopto5DU/A.
NoXXX
preservationofexistingvegetation."
LHPLandUse"(a)ApprovalofValleyDevelopment"Consideration"makesthisnotstatea
PolicyC.1willtakeintoconsideration:****'NAmandatorystandard.
LHPLandUse"Newlanddivisionsshallbeplanned"Respect"requiressubjective
PolicyC.5torespecttheexistingtopographyjudgment.Also,"encourage"makes
andensuresolarpotentialtothethisanonmandatorystandard.
extentpossible.Developershallbe
encouragedtoinvestigateNoX
techniquesotherthangridtype
divisionoflandwhenplanningfor
development."
LHPLandUse"****Ingeneral,alterationofland"minimize"and"retain"areambiguous
PolicyC.6contoursshallbeminimizedtoretainambiguoustermswhenintendedtobe
viewsofnaturalfeaturesandretainsbalancedwithrighttodevelopto5
NoX
asmuchoftheforestedatmosphereDU/A.
aspossible."
EC9.8320(3)"ThePUDwillprovideadequate"Adequate"isahallmarkattributeofa
screeningfromsurroundingsubjectivestandard.
propertiesincluding,butnotlimitedNoX
to,anticipatedbuildinglocations,
bulk,andheight."
"Naturalenvironment"isanundefined
EC9.8320(4)(a)"ThePUDisdesignedandsitedto
minimizeimpactstothenatural terminthecode.Also,seediscussion
environmentbyaddressingthe ofitemsa.andb.below.
following:
(a)ProtectionofNaturalFeatures.NoXX
****2.Forareasincludedonthe
/źƷǤƭacknowledgedGoal5
inventory:
"a.TheproposedķĻǝĻƌƚƦƒĻƓƷƭTheindependentvariablesinthis
generaldesignandcharacter,bulkstandardareilldefined.The
andheight,locationanddistributiondependentvariable"naturalfeatures"
ofrecreationspace,parking,roads,isnotdefinedinthecode.
access,andotheruses,will:(1)NoXX"unnecessary"isasubjectivejudgment
Avoidunnecessarydisruptionorinthecontextofanalloweddensity.
removalofattractivenatural
featuresandvegetation,and"
"b.Proposedbuilding,road,and
Codedefinitionof"significant
otherusesaredesignedandsitetovegetation"inEC9.0500requires
assurepreservationofsignificantonjudgmentofwhatis"environmentally
sitevegetation,topographicappropriate.""naturalfeatures"isnot
NoXX
features,andotheruniqueanddefinedinthecode.
worthwhilenaturalfeatures,andto
preventsoilerosion
andflood
hazard."
EC9.8320(4)(b)"ThePUDisdesignedandsitedto Thiscallsforasubjectivejudgmentand
minimizeimpactstothenatural discretionwhenevalutingtreeremoval
environmentbyaddressingthe inconjunctionwiththedensityallowed
following:****(b)Tree bythecode.Inaddtion,manytermsin
Preservation.thelistof10prioritiesareundefined
Theproposedproject
shallbedesignedandsitedtoandambiguous.
preservesignificanttreestotheNoXX
greatestdegreeattainableor
feasible,withtreeshavingthe
followingcharacteristicsgiventhe
highestpriorityforpreservation:**
**\[listing10prioritites\]"
EC9.8320(4)(c)"ThePUDisdesignedandsitedto Theterm"naturalfeatures"isnot
minimizeimpactstothenatural definedinthecode.
environmentbyaddressingthe
following:****(c)Restorationor
Replacement.****
2.ForareasincludedontheĭźƷǤƭ
acknowledgedGoal5inventory,any
lossofsignificantnaturalfeaturesNo
describedincriteria(a)and(b)
aboveshallbeconsistentwiththe
acknowledgedlevelofprotectionfor
thefeatures."
EC9.8320(5)"ThePUDprovidessafeand
"Safeandadequate"issubjective,but
adequatetransportationsystemsmaybemadeoperationalinacceptable
throughcompliancewiththeway;seefollowingitems.
following:
(a)EC9.6800throughEC9.6870
StandardsforStreets,Alleys,and
Other
PublicWays(notsubjectto
modificationssetforthinsubsection
(11)below)."
EC9.8320(5)(e)"ExceptforapplicationsproposingThisapplicationdoesinvokethe
neededhousing,allapplicantsshallNeededHousingStatute.
showthattheproposedstreet
alignmentshallminimizeexcavation
No
andembankmentandavoidimpacts
tonaturalresources,includingwater
relatedfeatures."
EC9.8650etPurposeofTrafficImpactAnalysisTIAtriggersandstandardsfor
seqconditioningarediscretionary;Eugene
Review.
"ThepurposeoftheTrafficImpactHerirngOfficialhasfoundthemNAto
AnalysisReviewistoensurethatapplicationsinvokingNeededHousing
developmentswhichwillgenerateaStatute.See___.
significantamountoftraffic,cause
anincreaseintrafficthatwill
contributetotrafficproblemsinthe
areaorresultinlevelsofserviceof
theroadwaysysteminthevicinityofNoX
thedevelopmentthatdonotmeet
adoptedlevelsofservicestandards
providethefacilitiesnecessaryto
accommodatethetrafficimpactof
theproposeddevelopment."
EC9.8320(6)"ThePUDwillnotbeasignificantrisk"Significantrisk"isinherentlya
topublichealthandsafety,includingdiscretionaryandsubjectivejudgment
butnotlimitedtosoilerosion,slopecall.
failure,stormwaterorfloodhazard,
oranimpedimenttoemergency
response.
Thegeotechnicalanalysisconfirms
thatthesiteisgeologicallystable
andadequatefordevelopment.TheNoXX
analysisprovidesconstruction
techniquesconsistentwithindustry
standards,noneofwhichindicates
theexistenceofunsafe,subsurface
conditions,exceptinoneareaofthe
site."
EC9.8320(7)"Adequatepublicfacilitiesand"Adequate"isahallmarkattributeofa
servicesareavailabletothesite,orifsubjectivestandard.Noneofthe
publicservicesandfacilitiesarenotalternatives,(a)through(c),forproving
presentlyavailable,theapplicantuponadequacyisclearandobjective.
demonstratesthattheservicesand(a)isdiscretionarywiththeCity;(b)the
facilitieswillbeavailablepriortoCityisunwillingtoacceptprivatewater
need.Demonstrationoffuturefacilitiesonsite;and(c)thewritten
availabilityrequiresevidenceofatcommitmentin(c)isdiscretionarywith
leastoneofthefollowing:theCity,asitmustbeona"form
(a)PriorwrittencommitmentofacceptabletotheCityManager"and
publicfundsbytheappropriatetheCitydoesnothaveaformadopted.
publicagencies.
(b)Prioracceptancebythe
appropriatepublicagencyofa
NoX
writtencommitmentbythe
applicantorotherpartytoprovide
privateservicesandfacilities.
(c)Awrittencommitmentbythe
applicantorotherpartytoprovide
foroffsettingalladdedpubliccosts
orearlycommitmentofpublicfunds
madenecessarybydevelopment,
submittedonaformacceptableto
thecitymanager.?
EC9.8320(8)"ResidentsofthePUDwillhave
"Sufficient,""convenient,"and"safely"
sufficientusablerecreationareaandarealltermsthattriggerdiscretionand
openspacethatisconvenientandNoXXsubjectibejudgment.
safelyaccessible."
EC9.8320(11)"TheproposeddevelopmentshallThe"minimalimpact"standard
haveminimaloffsiteimpacts,requiresasubjectiveanddiscretionary
includingsuchimpactsastraffic,judgmentinthecontextoftheallowed
NoX
noise,stormwaterrunoffandresidentialdensity.
environmentalquality.
EC9.8320(12)"Theproposeddevelopmentshallbe"Reasonablycompatible"istheclassic
reasonablycompatibleandsubjectivestandard.
NoX
harmoniouswithadjacentand
nearbylanduses."