PDF Page 63 <br />By following existing logging roads, aligning roads as is practical (except where they need to <br />travel against the topography to connect to other roads), making required connections to <br />abutting tax lots, providing required access for fire, all while balancing the SHS policies, the site <br />design achieves the desired clustering of units around the circulation system while achieving a <br />large degree of dedicated open space and preservation of resources. To the extent the <br />applicant has balanced the competing policies of the SHS, the grading disturbance has been <br />kept to a minimum and the cut and fill has been minimized. <br />That planned unit development review shall be based upon recognition of both public <br />and private interests. In areas of significant conflict, which could be resolved through <br />the use of an alternative development plan, primacy shall be given to the public <br />interest in any determinations. <br />In the context of the SHS policies and the subject proposal, the public interest stems from the <br />balance of preservation of natural features and the provision of increased urban densities <br />within the urban growth boundary of the City, in a manner that balances private and public <br />interests. Staff acknowledges that an appropriate level of residential development is intended <br />to occur 1n the South Hills. In this case, staff's evaluation leads to their initial conclusion that <br />the application does not achieve the required balance between all of the applicable policy <br />objectives, based on failure to comply with several key approval criteria related to tree <br />preservation and protection of natural features, among others. <br />Many of staff's decisions about policies and criteria hinge on the findings regarding the metro <br />Plan POS designation and by extension the SHS policies. As discussed above, the staff's <br />conclusions about inconsistency with the plan designation are in error. <br />Staff suggests that even if the area on the southwest portion of the site is zoned for residential <br />use, further consideration must be given to preserving this area of the site as open space under <br />the PUD requirements, due to a combination of factors. <br />In the context of the PUD review process, and recognizing that the subject property is zoned for <br />low-density residential development, an appropriate level of residential development can occur. <br />This proposal reflects the primacy of the public interest in resolving conflicts. Goal S scenic <br />resources are being protected consistent with the acknowledged 5 du/ac density cap. All Goal 5 <br />riparian corridor Conservation Areas are being protected, consistent with the code provisions, <br />which allow a few necessary encroachments by Standards Review. These corridors will be <br />deeded to the city for public use. The ridgeline is being protected and will be deed to the City. <br />Connections are being made available for rid geline trail connections. Large acreages will be <br />committed to open space and park use highlighting one of the inherent competing conflicts. All <br />of the above reflects adequate consideration of the public interest. <br />That all developments shall be reviewed for potential linkage with or to the ridgeline <br />park system. <br />LaurelRidge Applicant Final Argument - Page 29 <br />112 <br />Laurel Ridge Record (Z 15-5) Page 867 <br />