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Capital Hill PUD Page 31 of 63 Planned Unit Development Application - Tentative Stage - Written Statement March 3, 2017 c. Prominent topographic features, such as ridgelines and rock outcrops. There are no prominent topographic features. This site contains no ridgelines or rock out crops. The highest elevations on the property are already occupied by single family homes, garages, associated driveways, and typical landscape development. This is not part of the ridgeline trail system nor will it ever be, as it is private and developed property. d. Wetlands, intermittent and perennial stream corridors, and riparian areas. The site contain no wetlands, intermittent and perennial streams, or riparian areas. There are no documented or observed wetlands on-site. e. Natural resource areas designated in the Metro Plan diagram as "Natural Resource" and areas identified in any city-adopted natural resource inventory. This development site is not indicated as a Natural Resource area on the Metro Plan diagram. It is not indicated on the city of Eugene Goal 5 Resources. 2. For areas included on the City's acknowledged Goal 5 inventory: The development site is not on the City's Acknowledged Goal 5 inventory. (b) Tree Preservation. The proposed project shall be designed and sited to preserve significant trees to the greatest degree attainable or feasible, with trees having the following characteristics given the highest priority for preservation: Healthy trees that have a reasonable chance of survival considering the base zone or special area zone designation and other applicable approval criteria; A Tree Preservation Plan is submitted as part of this application to indicate the location of the existing trees. The most significant vegetation on-site are the existing trees, of which are not of high quality or value. They have not been maintained for decades. Many have been damaged by ice storms, wind, and general decline. The existing conifers have outpaced and hindered the growth of the existing deciduous trees. Many of the existing ash trees and oak trees are struggling and are not in good condition. Also, the portion of this code criterion that needs due consideration is the phrase "considering the base zone". The base zone is R-1 and the property is located in a well-established developed neighborhood. The land use code and the base zone allow for residential development on this property. As is typical when trying to navigate between conflicting land use standards (i.e. encourage development on lowest elevations and shallowest slopes) and development that proposes the least impact to the site (i. e. development on shallowest slopes and some of the highest elevations), trees are in the construction path for required roads and proposed buildings. It is near impossible to design in the South Hills in a way that guarantees that the only trees removed are the least healthy. Typically, in any aging and unmaintained vegetated area, trees that are in either healthy or poorer condition are intermixed. Due consideration is given to preserving healthy trees as is practical. The conservation zones included on the site plan result in a greater positive impact through preserving large areas of vegetation. In this manner, almost 113 of the entire site has been preserved through these zones. Throughout the remainder of the site, individual trees have been selected for preservation as well. The reality of any kind of development effort is that roads and circulation have limited places they can be located. The residential housing component is also required to meet certain setback requirements, including setbacks from roads and properties lines, and cannot be co- located where there is circulation. Therefore, regardless of their condition, there are trees that need to be removed for purposes of development. Schirmer Satre Group • 375 West 41" Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540