existing trees - 20 in total -are located in the western half of the site. An existing public utility <br />easement that occupies a significant portion of the eastern half of the site precludes placing the <br />building in this area, even though there are fewer trees in this portion of the property. The need <br />to provide adequate vehicular circulation around the hotel - particularly for fire apparatus - <br />requires maintaining a standard width drive aisle around the entire building. This results in <br />impacts to trees along eastern boundary of the site, immediately adjacent to the public right-of- <br />way for Delta Highway/I-105. <br />Despite the number of trees proposed for removal, those remaining on-site and along its <br />perimeter will help buffer the building when viewed from adjacentproperties, the highway, and <br />the Willamette River. Given that a net increase of 27 new trees will be planted within the site, it <br />is highly likely that the resultant canopy will eventually exceed the current canopy area, <br />resulting in greater potential for deriving associated ecosystem services. On balance, the <br />applicant argues that the subject proposal preserves existing trees to the greatest degree feasible <br />while achieving a development pattern that is allowed in the C-2 commercial zone, and, at the <br />same time, delivering greater- environmental benefits over the long term. <br />(c) Restoration or Replacement. <br />1. For areas not included on the city's acknowledged Goal 5 inventory, the proposal <br />mitigates, to the greatest degree attainable or feasible, the loss of significant <br />natural features described in criteria (a) and (b) above, through the restoration or <br />replacement of natural features such as: <br />a. Planting of replacement trees within common areas; or <br />b. Re-vegetation of slopes, ridgelines, and stream corridors; or <br />c. Restoration of fish and wildlife habitat, native plant habitat, wetland areas, and <br />riparian vegetation. <br />To the extent applicable, restoration or replacement shall be in compliance with <br />the planting and replacement standards of EC 6.335 and rules adopted thereunder. <br />2. For areas included on the city's acknowledged Goal 5 inventory, any loss of <br />significant natural features described in criteria (a) and (b) above shall be <br />consistent with the acknowledged level of protection for the features. <br />As noted above, the subject site has been included as part of the City of Eugene 's acknowledged <br />Goal 5 inventory. The applicant proposes to remove a total of 25 trees from the site, and, as <br />discussed above, finds that the removing those trees is necessary for development to occur <br />consistent with the C-2 commercial zone. In compensation, the applicant proposes to restore <br />vegetation within the portion of the site that is subject to the Water Resource Overlay, and also <br />replace the 25 trees removed from other portions of the site with 52 new trees. Hence, the <br />applicant argues that the loss of these existing trees is consistent with EC 9.8440(2)(b). <br />(d) Street Trees. If the proposal includes removal of any street tree(s),removal of those <br />street tree(s) has been approved, or approved with conditions according to the <br />process at EC 6.305 of this code. <br />The subject proposal does not include removal of any street trees. <br />Eugene Towneplace Suites Page 42 April 4, 2016 <br />