That developments be reviewed to encourage clustering of open space elements of <br />different developments in order to preserve the maximum amount of continuous open <br />space. <br /> <br />As previously described, the proposed PUD has located residential development away from the <br />eastern property boundary by utilizing common open space preservation area (Tract A) and <br />individual conservation areas on Lot 5 and Lots 8 through 19, for the protection of significant <br />natural features and vegetation. The total amount of all protected areas is 4.54 acres. Adjacent <br />to the eastern property boundary is the City owned Ribbon Trail. The common area and <br />individual conservation areas of Lot 5 and Lots 8 through 19 will effectively act as one large <br />continuous open space. These areas are also relatively steep and heavily vegetated. This area is <br />also identified on the Geotechnical Investigation addendum (dated May 30, 2017) as any <br />development in this area would require significant grading and loss of vegetation. By <br />preserving this area the applicant has demonstrated a commitment to protecting the visual <br />impacts for users of the Ribbon Trail. Staff notes that the proposal also includes a preservation <br />area along the northeast boundary of the subject property which abuts the established public <br />open space of Hendricks Park, consistent with the policy language above. <br /> <br />That developments be reviewed in terms of scale, bulk and height to ensure that <br />development blends with rather than dominates the natural characteristics of the south <br />hills area. <br /> <br />The proposed PUD does not include specific building areas or envelopes to accommodate <br />development impacts on each lot. The characteristics of the site can be described as having <br />two distinct areas, the top of the site comprised of Lots 1 through 4, Lots 6 and 7, and Lots 20 <br />through 34; and the eastern side comprised of Lot 5 and Lots 8 through 19. <br /> <br />Lots on the top of the ridge are characterized by a mixture of flatter terrain and typical slopes <br />of 20% or less with relatively few trees. Five of the seven existing structures are located in this <br />area. Neighboring off-site mature trees and existing homes significantly obscure the view of the <br />top of the ridge from lower elevations to the west. The applicant indicates the existing two- <br />story carriage house on Lot 24 is not visible from lower elevations to the west. The applicant <br />also indicates that of the 34 proposed lots, only 8 lots have the potential to be viewed from <br />beyond the property to the west, but it is highly unlikely given the current condition of off-site <br />mature trees. This will, in effect, limit the potential visual impact of the proposed single-family <br />residential development in the top of the ridge area. The R-1 zoning requirements limit <br />building heights to 30 feet, consistent with existing single-family structures both on and off site <br />and in the general vicinity. <br /> <br />Lots on the eastern side of the development are characterized by steeper slopes in excess of <br />20% and up to 50%. A majority of the trees and other vegetation on the site are located in this <br />area. All of the lots in this area have defined conservation areas that prohibit construction of <br />buildings. Many of these lots have close to, if not more than, half of their lot areas protected by <br />conservation area. This effectively acts as a type of building envelope, forcing building locations <br />closer to the streets that provide access to the lot, limiting grading impacts, creating a larger <br />natural buffer to the adjacent Ribbon Trail to the east, and preserving more of the existing <br />vegetation. The individual lot conservation areas, along with the previously described Tract A, <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 12 <br />Page 12 <br /> <br />