P®F Page 67 <br />2) provisions of the South Hills Study, including those limiting density to five units <br />per acre forsites above 500 feetin elevation. <br />b. Size. Large apartment complexes (over thirty-two units) are objectionable <br />because their dominance would alter entirely the character of the Valley. <br />Approval of apartment complexes larger than 32 units will depend upon the <br />feasibility of providing adequate urban services, streets, schools, and <br />transportation. <br />C. Dispersal. Planned Unit Developments composed primarily of multiple family <br />dwelling units shall be separated and dispersed and not abutting. <br />The proposed development will result in a density of 5 units per acre. <br />Policy (b) applies because the applicant is proposing 533 multi-family unit apartments. The <br />policy is not a constraint if the adequate urban services are available. Staff concurrence is <br />found in the 2007 Annexation findings, which say that key urban services are available or can <br />be provided. <br />Subsection (c) requires dispersal. There are no other PUDs with multi-family units abutting this <br />proposed PUD <br />Policy 5: New land divisions shall be planned to respect the existing topography and <br />ensure solar potential to the extent possible. Developers shall be encouraged to <br />investigate techniques other than grid-type division of land when planning for <br />development. <br />Grid-type land division is not being proposed. It is evident when looking at the Site Plan in <br />context with the existing topography that existing topography is being respected. Remnant <br />logging roads are being utilized for the proposed street network to the greatest extent <br />practical. Logging roads typically follow the contours as the path of least resistance and impact <br />in order for logging trucks to access a site. Street standards are also being flexed to minimize <br />impacts to the hillside. Curbside sidewalks have been proposed by the applicant in an effort to <br />further reduce the paved footprint on the ground which by extension minimizes necessary cut <br />and.fill in order to construct roads to city standards. This policy has been met. <br />Policy 6: The Laurel Hill Plan supports the South Hills Study Standards. In general, <br />alteration of land contours-shall by minimized to retain views of natural features and <br />retain as much of the forested atmosphere as possible. Aside from purely aesthetic <br />considerations, these hillsides demand care in development because the topsoil is thin <br />and the water runoff is rapid. Proposed developments shall respect the above <br />considerations. The Valley hillside policy applies to all land with an average slope, <br />from toe to crest, of 15°0 or greater. (A 15-percent slope is one in which the land rises <br />15 feet per 100 horizontal feet). <br />a. If, in the opinion of the responsible City official, an adverse conservation or <br />geological condition exists upon a parcel of land proposed for a subdivision, or <br />LaurelRidge Applicant Final Argument - Page 33 <br />Laurel Ridge Record (Z 15-5) <br />116 <br />Page 871 <br />