application, nor any requests for "modification" to standards under this criterion. <br />Based on these findings, this criterion is met. <br />EC 9.8325(12): For any PUD located within or partially within the boundaries of the South Hills <br />Study, the following additional approval criteria apply: <br />(a) No development shall occur on land above an elevation of 900 feet except that one <br />dwelling may be built on any lot in existence as of August 1, 2001. <br />The subject property is below 900 feet in elevation (the highest elevation is 842 feet). <br />(b) Development shall be setback at least 300 feet from the ridgeline unless there is a <br />determination by the city manager that the area is not needed as a connection to the <br />city's ridgeline trail system. For purposes of this section, the ridgeline trail shall be <br />considered as the line indicated as being the urban growth boundary within the South <br />Hills Study plan area. <br />The subject property is located more than 300 feet from the south hills ridgeline and thus complies <br />with this standard. <br />(c) Development shall cluster buildings in an arrangement that results in at least 40% of the <br />development site being retained in 3 or fewer contiguous common open space areas. <br />For purposes of this section, the term contiguous open space means open space that is <br />uninterrupted by buildings, structures, streets, or other improvements. <br />The development provides contiguous common open space which is configured consistent with the <br />above approval criterion. The applicant notes that the common open space constitutes 2.18 acres of <br />the 4.45-acre property. This results in 49% of the development site shown as common open space. <br />Staff notes that this figure of 4.45 acres is not consistent with the 5.19 gross acres noted elsewhere in <br />the application materials. Using the larger "gross acres" figure, the development site includes 42% of <br />the total area provided as common open space. However, regardless of which total area figure is <br />used in the calculation, the proposed layout complies with this standard. <br />(d) Residential density is limited as follows: <br />1. In the area west of Friendly Street, the maximum level of new development per gross <br />acre shall be 8 units per acre. <br />2. In the area east of Friendly Street, the maximum level of new development per gross <br />acre shall be limited to 5 units per acre. <br />3. Housing developed as Controlled Income and Rent Housing shall be exempt from the <br />density limitations in subsections 1 and 2 above, but are subject to the other <br />applicable development standards and review procedures. <br />The development proposed by the applicant (10 units on 5.19 acres) would result in a residential <br />density of about 1.9 units per acre, which is below the limitation of five units per acre required by the <br />property's location being east of Friendly Street. <br />Staff Report (PDT 15-1/ARA 15-13) October 2015 16 <br />HO Agenda - Page 23 <br />