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Eugene Planning Commission August 22, 2016 Page 9 that runs along the western boundary of the property. That access way requires the removal of a substantial number of the significant trees on the site. The siting and design limitations the site and code impose on this project are plainly explained in Exhibit 11 (Application Attachment 'D' Site Plan). That plan not only clearly shows the "Emergency Fire Truck Access" along the western boundary, but the limitations imposed by the 20 foot fire lane and the "Fire Truck Turning Radius" required at the northwest corner and the southern end of the property. This is what the narrative passage quoted above means by, "The need to provide adequate vehicle circulation around the hotel - particularly for fire apparatus[.]" The tree preservation site plan and other design decisions are supported by arborist reports, attached as Attachment N to the revised application narrative and hereto as Exhibit 12. Opponents argue that more trees can be protected by reducing the number of parking spaces for the application; however, the Planning Commissioners can see that it is not the parking spaces that require removal of the trees along the eastern and western property lines, but the required fire access roads surrounding the building and their mandatory lane widths. EC 9.8840(2)(b) states that the project should be designed and sited to preserve significant trees to the greatest degree attainable or feasible. Significant trees along the north property line and the panhandle have been preserved, as has the southern-most tree on the property. Those trees have several of the identified characteristics from the approval criterion, to include: mature and healthy trees having a reasonable chance of survival (1); trees located in vegetated areas or in stands (2); that fulfill a screening function or provide shade to pavement areas (3); provide a buffer between uses (4); and are located along perimeter areas (5). However, due to fire apparatus vehicle circulation requirements, it is not feasible to protect other significant trees along the east and west property lines. The building has been designed to be as narrow as possible while retaining its intended function, and it is sited where it must be given the existing easements on the property. The Planning Commission should conclude that the evidence in the record demonstrates that the project has been designed and sited to preserve significant trees to the greatest degree attainable or feasible and reverse the Hearings Official's conclusion otherwise. Additional Conditions of Approval Recommended by the Hearings Official At two places in the decision, in recognition that reasonable persons could review the evidence and conclude that the proposal satisfies the approval criteria, the Hearings Official recommended two conditions of approval should a reviewing body decide to approve the application. See Decision p. 9-10; 12. The Applicant requests that the Planning Commission impose the following proposed conditions of approval consistent with the Hearings Official's recommendations. "The development shall provide a weather protection feature within 30 feet of each entrance to the hotel building."