The applicant has attempted to cluster the developable areas of the lots in less vegetated <br />areas, through the use of common open space preservation area (Tract A) and individual <br />preservation areas on the eastern lots to provide for a larger overall preserved area on the <br />steepest slopes and most densely vegetated portion of the site. The applicant has attempted <br />to work with the constraints and opportunities of the property which have dictated the <br />development pattern of the proposal. This has been achieved by placing more lots in the higher <br />elevations where more site disturbance has occurred in the past, such as the construction of <br />existing structures and associated grading and the past removal of trees and vegetation. <br />Placing the new private road within the footprint of the existing vehicular accessway is another <br />example of working with the existing property constraints while limiting site disturbance. <br />Locating almost all of the preservation area in the steepest portion of the site where trees and <br />vegetation are most dense also serves the public interest by providing a larger buffer between <br />the publically used Ribbon Trail and the developed portion of the site while also ensuring a <br />significant natural wildlife corridor. Staff agrees that the public interests are met by this <br />development plan, and there are no significant conflicts with private interests, to the extent <br />contemplated or otherwise required by the above policy. <br /> <br />All developments shall be reviewed for potential linkage with or to the ridgeline park <br />system. <br /> <br />The applicant explored the possibility of providing a City dedicated connection trail through the <br />common space to the Ribbon Trial, which was shown on the first submitted plan set. Parks and <br />Open Space staff reviewed this proposal and declined the connection since it was located in <br />very steep terrain and did not meet trail standards. Since the entire eastern boundary of the <br />site is extremely steep, the ability to provide an adequate trail access connection to the Ribbon <br />Trail would result in the loss of multiple lots and possible loss of more vegetation. Also, the <br />geotechnical/geological investigation found that the eastern portion of the site has a high <br />likelihood of landslide. Construction of a trail in this area would require additional grading <br />measures that would have greater impacts on the surrounding vegetation then a typical trail on <br />flatter lands. Parks and Open Space staff noted that the Ribbon Trail has an existing access <br />connection to Hendricks Park immediately north of the proposal. The terminus of Capital Drive <br />also provides a public pedestrian access point into Hendricks Park and to the Ribbon Trail. <br /> <br />That all developments be reviewed to ensure maximum preservation of existing <br />vegetation. <br /> <br />The proposed PUD has been reviewed to ensure maximum preservation of existing vegetation, <br />consistent with the policy language above. Staff reiterates the finding that areas included in <br />proposed common open space and within conservation zones comprise the majority of <br />significant trees and vegetation which are suitable for preservation, while also accommodating <br />street extensions, utilities and other infrastructure in a relatively compact manner as necessary <br />to serve a reasonable level of low-density residential development. Additionally, relevant staff <br />findings and recommended conditions of approval related to tree preservation are also <br />included under the evaluation of EC 9.8320(4), below. <br /> <br /> <br /> <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 15 <br />Page 15 <br /> <br />