If the Hearings Official deems it appropriate as a requirement to comply with this policy, <br />approval of the PUD could be conditioned upon a requirement for 2 or more off-street parking <br />spaces per lot (above the minimum of one space per dwelling required by the R-1 zone). Given <br />the generally large lot sizes proposed, there would appear to be ample area to accommodate <br />such a requirement. <br /> <br />East Laurel Hill Area <br />Policy 6: Development and expansion of park facilities and bicycle paths is encouraged. <br />The South Hills ridgeline park plan shall be continued. <br /> <br />The East Laurel Hill area includes the east end of this development site. The site currently has a <br />pedestrian connection at the end of Capital Drive to the adjacent Hendricks Park and Ribbon <br />Trail, consistent with this policy. <br /> <br />Based on the available information and evidence, and the findings above, staff concludes that <br />the proposed PUD complies with applicable refinement plans including the South Hills Study <br />and Laurel Hill Plan. <br /> <br />EC 9.8320(3) The PUD will provide adequate screening from surrounding properties <br />including, but not limited to, anticipated building locations, bulk, and height. <br /> <br />The property is bounded by single-family residentially developed properties on the east and <br />south, and Hendricks Park and the Ribbon Trail to the north and west. The proposed lot layout <br />provides for significant continuous preservation areas along the eastern boundary, which <br />contains a significant number of trees on the site. The proposed lot layout places the houses <br />along the eastern side of the site, closer to the middle of the development. Mature trees in the <br />proposed preservation areas and along the adjacent Ribbon trail should obscure, if not <br />completely screen, the view of the development from the residential properties to the east, <br />which are significantly lower in elevation. The adjacent residential area to the west has steep <br />topography, significantly sloping away from the site. The site is currently mostly obscured from <br />view and difficult to observe from the flatter elevations below and to the west. As depicted in <br />the , the photograph on page 25 shows <br />that the existing 3-story home on Lot 23 is barely visible at the top of the ridge. <br /> <br />Several properties along the highest portions of the site (Lots 4, 20, 23, 24, 33 and 34) are <br />currently developed with structures; it is anticipated that most of these would remain, so it is <br />unlikely that trees would be removed from these lots. The undeveloped lots clustered around <br />the highest elevation on the site have characteristically fewer trees than the eastern portion of <br />the site. The proposal is conditioned so that trees on individual lots cannot be removed until a <br />construction permit is issued. It is highly likely that these lots will develop sporadically over <br />time and any tree removal will also occur sporadically. This ensures that the site is not stripped <br />of all trees during initial infrastructure construction associated with street and utilities <br />construction. The PUD is also conditioned so that any trees in the buildable areas of individual <br />lots that are removed for development, or die for any reason, will be replaced with new trees <br />at a one to one ratio. This ensures that the site will remain vegetated and provide adequate <br />screening in the future. <br /> <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 18 <br />Page 18 <br /> <br />