4. Trees that provide a buffer between potentially incompatible land uses; <br />5. Trees located along the perimeter of the lot(s) and within building <br />setback areas; <br />6. Trees and stands of trees located along ridgelines and within view <br />corridors; <br />7. Trees with significant habitat value; <br />8. Trees adjacent to public parks, open space and streets; <br />9. Trees located along a water feature; <br />10. Heritage trees. <br />There are 22 trees of varying types and age in the vicinity of the development. The application <br />notes that no trees are proposed for removal. A critical root zone analysis is provided on Sheet <br />L-1, which appears to confirm that all trees in the area will be preserved. The applicant also <br />shows tree preservation fencing to ensure the preservation of the trees. <br />Sheet L-1 presumes that the applicant will place the equipment above-ground; however, as <br />discussed below, the hearing official is denying the variance request to place the equipment <br />above ground. The equipment will need to be placed in a vault below ground. Sheet L-1 <br />appears to show ample space to place the vault without disturbing existing trees or their critical <br />root zone. <br />To ensure none of the trees are damaged in the vicinity of construction, the following condition <br />of approval is warranted. <br />The Tree Preservation Plan (Sheet L-1) with the final site plans shall include the <br />following tree preservation notes: <br />• "All protective tree fencing shall remain in place until completion of all <br />construction activities." <br />• "Protective fencing for trees identified to be preserved shall be inspected <br />and approved by the City prior to beginning any construction related <br />activities. <br />• "No excavation, grading, material storage, staging, vehicle parking or <br />other construction activity shall take place within the identified tree <br />protection areas without approval by the City." <br />• "Removal of dead, diseased, or hazardous trees shall be allowed with <br />documentation from a certified arborist as to the condition of the tree <br />and the need for removal. Documentation must be provided to the City <br />for review and approval prior to tree removal activity." <br />• "In the event a preservation tree must be removed, the justification of <br />the removal must be documented by a certified arborist. Documentation <br />must be provided to the City for review and approval prior to tree <br />removal activity. The tree shall be replaced at a ratio of two (2) trees for <br />each one (1) tree removed. Replacement trees shall be native species, <br />Hearing Official Decision (PDT 10-2, CU 11-1) 17 <br />