Inaddition,theproposedCHPUDdoesnotprovidesufficientdetailtodescribehowthefinal <br />developmentasawholewillappearoncethehomesareconstructed.TheApplicationstates(p. <br />35of67): <br />“TheCapitalHillCCRswillprovideguidelinesforthebulk,height,andscaleofthe <br />buildings.Inaddition,therewillbeadesignreviewteamthatwillreviewandapprove <br />proposedplansensuringthattheintentoftheCCR’sismet.” <br />WrittenHOABylaws,CCRs,ordeedrestrictionscould,intheory,mitigatesomeofthevisual <br />impactstotheRibbonTrailandtotherestoftheCityandalsohelpmitigatesomeofthe <br />biologicalimpacts.However,sincetheapplicationdoesnotincludewrittenHOABylaws, <br />CCRs,ordeedrestrictions,theproposedPUDislackinginsufficientdetailtobeproperly <br />evaluatedforcompliancetothevariousapplicablecodes. <br />EveniftheplanweretoofferCCRsthatdictatedtheappearanceandcharacterofthehouses,the <br />height,density,andplacementofthehousesitesamplifythevisualimpactoftheproposed <br />CHPUDtotheusersoftheRibbonTrail,oneofthemostpopularandaccessablehikingtrailsin <br />Eugene.TheApplicationfalselyclaimsthat80-acreHendricksParkwillservetovisuallyscreen <br />theproposedCHPUDbutignoresthefactthattheparkabutsthenorthernboundaryofthe <br />proposedCHPUD,withproposedlotsadjacenttotheparkboundary--Thereisnobufferzone <br />whatsoever.Thefencingalongtheboundaryoftheparkmayallowdeertopass,butallother <br />wildlifeseeninthearea,includingminks,coyotes,foxes,etc.,willbeblockedbythesix-foot <br />fence. <br />Insummary,theApplicationfailstoshowthebulk,scale,andheightofwhatisbeingproposed <br />andlackssufficientdetailsandguaranteeswillblendwiththenaturalcharacteristicsofthearea <br />andtheexistingneighborhood.Therequirementthat developmentsbereviewedintermsof <br />scale,bulkandheight isnotmet.AmerestatementbytheApplicantthatthey"willprovide <br />guidelines"isinadequatetosatisfythecriterion. <br />TheapplicationdoesnotsatisfyEC9.9630(3)(e)andshouldbedenied. <br />(g)Thatplannedunitdevelopmentreviewshallbebaseduponrecognitionofboth <br />publicandprivateinterest.Inareasofsignificantconflict(e.g.,locating <br />developmentinahighlyvisibleareaasopposedtoalessvisibleareaorinanareaof <br />significantvegetationasopposedtoarelativelyopenarea)whichcouldberesolved <br />throughuseofanalternativedevelopmentplan,primacyshallbegiventothepublic <br />interestinanydeterminations. <br />TheApplicationclaims(p.32of67): <br />"Inthisinstancethepublicinterestisservedby <br />Minimizingimpactstothesite\[sic\]existingtreesandvegetation; <br />Minimizingthedisturbanceofsomeofthesteepestslopes; <br />Minimizingtheimpacttothesitebyproposingdensitythatiswellunderthe5units <br />peracreallowed; <br />30 <br /> <br />