Applicationinsiststhroughoutitsentireproposal–withoutanyfactsorelaboration–thatthe <br />proposedCHPUDwillprovidehousingthatcouldbepurchasedorbuiltbypeopleatallincome <br />levels;onthispage,itstates:“opportunityforresidentsofvaryingeconomicabilitiestoaccessa <br />neighborhoodthatmayhavepreviouslybeeninaccessible”(p.57of67).Aswehavestressed <br />whereverweencounteredit,thisclaimisdemonstrablyfalseandmisleading.Householdsoflow, <br />moderate,andevenmiddleincome(whetherfixedorvariable)couldnotaffordtobuyproposed <br />CHPUDlotsandbuildorbuyhousing(givenApplicant’sstatementthattheywillnotbuild <br />housing,thusabsentanycostdata).Forthefactualevidencewepresent,seeabove EC9.8320 <br />(1)PolicyA.17,A.20. <br />(5)Enhancetheopportunitytoachievehigherdensities. <br />ThisCodeitemseemstobevaguelywordedbythedrafters.Wetakeitasrelatedtothedesign <br />conceptofclustering,whichwehavebeenaddressingthroughoutourreportasakeyissuefor <br />thepurposeofPUDdevelopment.Wehavestressedthatmerelyproposingthetightestclustering <br />possibledoesnotconstituteeffectivequalitydesign.FortheproposedCHPUD,aswehave <br />repeatedlystated,theconstraintsofthesite,withatleast30%unbuildable,hasledtopoordesign <br />choicesforlotlayout.However,densitycalculations–evenwhenusingtotalallowablegross <br />acreage–turnouttobeunderthemaximumallowableforthelocationwithintheSouthHills <br />Studyspecifications.ThusApplicationdoesnot“enhance”–intermsofthedefinitionsof <br />“increase”and“improve”–justbecauseitproposeslowerthanaMetroPlanaverage(p.20of <br />67);rather,itfailstoofferaneffectivesiteplanthatimprovesthewayaclusteredsitedesign <br />wouldachieveahigherdensity. <br />(6)Preservenaturalresourceareas. <br />Here,aselsewhere,Applicationclaimsthat: <br />“Athirdofthesiteisdedicatedtoopenspaceandthepreservationofsignificanttrees <br />andvegetation.…Ifthedevelopmentwas\[sic\]tobuildatthemaximumallowable <br />density,itwouldcomeatthedetrimentofpreservingtrees,wildlifecorridors,and <br />vegetation”(p,57of67). <br />Aswestateaboveunder(5),thesitecannotbebuiltouttomaximumallowabledensity,sothisis <br />notagenerouscontributionfromtheApplicant,butarealityofsteepslopesleadingtothedense, <br />poorlydesignedclusteringofthelotplan.BecausenoCCRs,HOAregulations,anddeed <br />restrictionsareproposed,anyApplicationclaimsforpreservationaremere“aspirations”(p.30 <br />of67)andwishfulthinking.Moreover,under(5),proposedwildlifecorridorsarenotmaintained <br />butinterruptedbypossibleandproposedfencingbetweenlotsandalongtheboundarywiththe <br />RibbonTrail\[Seeabove(9.8320(1)PolicyE.2,(2),(3),(4),(8),(10)\]. <br />GiventheApplication’sovergeneralizedanderroneousclaimsdiscussedabove,itdoesnot <br />satisfyEC9.4300Purposeofa/PDPUDOverlayZoneandshouldberejected. <br />#### <br />141 <br /> <br />