That planned unit development procedures shall be utilized for the following purposes: <br /> 1. To encourage clustering of development in areas characterized by: <br /> a. Shallowest slopes <br /> b. Lowest elevations <br /> c. Least amount of vegetation <br /> d. Least amount of visual impact. <br /> 2. To encourage preservation as open space those areas characterized by: <br /> a. Intermediate and steep slopes <br /> b. Higher elevations <br /> c. Significant amounts of vegetation; <br /> d. Significant visual impact. <br /> <br />in other supporting application materials, the <br />steepest slopes and higher percentage of vegetation occur on the eastern side of the PUD site. <br />The Tract A preservation area runs the entire length of the eastern border. All of the lots that <br />border Tract A (Lots 5, and 8 through 19) also contain varying sized preservation areas. These <br />combined preservation areas will locate potential building sites on these lots closer to the top <br />of the ridgeline that this site is located on. This will in effect provide clustering of home sites <br />where less trees and vegetation are located. Although contrary to the above purposes of <br />clustering development areas in the lowest elevations and preserving open space in the highest <br />elevations, the physical characteristics of the site, with the steepest slopes and higher <br />percentage of vegetation in the lowest elevations, preclude these purposes. The greatest <br />degree of previous site disturbance has occurred in the higher elevations of the site. This <br />includes the previous construction of three homes, a multi-unit building, a barn and grading of <br />a dirt vehicle trail where the proposed private road (Cupola Drive) would be located. It also <br />appears that a number of trees were removed over the preceding years since the number of <br />mature trees at the highest elevations of the site are significantly fewer than in the lower <br />elevations with minimal ground disturbance. Clustering of home sites in the mid to higher <br />elevations will limit the ground disturbance and allow for the preservation of more trees and <br />vegetation, which is consistent with the above policies to the extent possible, given the existing <br />site conditions and constraints. <br /> <br />Based on the available evidence, staff concludes that the proposal is consistent with the policy <br />language above. <br /> <br />That adequate review of both on-site and off-site impact of any development by a <br />qualified engineering geologist occur under any of the following conditions: <br />1.All formations <br /> Soil depth of 40 inches or above <br /> Slopes of 30 percent and above <br />2.Basalt flows <br /> Soil depth of 40 inches or above <br /> Slopes of 20 percent to 30 percent <br />3.Eugene Formation <br /> Soil depth of 40 inches and above <br /> Slopes of 20 percent to 30 percent <br />4.Basalt flows <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 10 <br />Page 10 <br /> <br />