There are no proposed buildings or additions explicitly included with this PUD application. Lots <br />will be sold to individual builders and potential homeowners for future development. The <br />applicant states in their narrative that private covenants, conditions, and restrictions (CC&Rs) <br />will provide guidelines for the bulk, height, and scale of the buildings and a design review team <br />will review and approve proposed building plans to ensure that the intent of the CC&Rs are <br />met. That said, the City does not enforce private covenants or agreement between private <br />parties (see EC 9.1020). The applicant has not provided any specifics as to what may be <br />included in future CC&Rs, or similar limitations that would be enforceable requirements for the <br />development of individual dwellings, other than the standards afforded through the PUD <br />approval criteria and related development standards of the R-1 zone. <br /> <br />As described previously with regard to policies of the South Hills Study, the individual lot <br />preservation areas along with Tract A provide a significant buffer and visual screen from lower <br />elevations to the east of the site. The R-1 zoning requirements limit building heights to 30 feet, <br />lot coverage to 50%, and require typical setbacks from property lines consistent with existing <br />single-family development in the general vicinity. This will limit the scale and bulk of the <br />proposed single-family residential development and help it blend with adjacent development. <br /> <br />As further discussed at EC 9.8320(10) later in this report, Lots 5 and 14 through 19 exceed the <br />13,500 square foot limitation for the R-1 zone. Each of these lots include preservation areas of <br />various sizes that effectively reduce the buildable area to less than the 13,500 square feet, <br />except for Lots 5 and 16. In addition, Lot 22 is undeveloped but contains an existing vineyard, <br />fruit tree orchard, and several large trees and is proposed to exceed the 13,500 square foot <br />limitation. In order to provide consistency with the R-1 zone, a condition of approval is <br />proposed that the final site plans will show buildable areas on these three lots not to exceed <br />13,500 square feet. <br /> <br />With the finding and conditions of approval addressed elsewhere in this evaluation, no <br />additional requirements or conditions of approval appear to be necessary to address the above <br />standard, beyond the applicable residential development standards for the R-1 zone. Based on <br />the above findings, staff concludes the proposed tentative PUD complies with this standard. <br /> <br />EC 9.8320(4) The PUD is designed and sited to minimize impacts to the natural <br />environment by addressing the following: <br /> <br />(a) Protection of Natural Features. <br />1. <br />the preservation of significant natural features to the greatest degree <br />attainable or feasible, including: <br />a. Significant on-site vegetation, including rare plants (those that <br />are proposed for listing or are listed under State or Federal law), <br />and native plant communities. <br />b. All documented habitat for all rare animal species (those that <br />are proposed for listing or are listed under State or Federal law). <br />c. Prominent topographic features, such as ridgelines and rock <br />outcrops. <br /> <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 19 <br />Page 19 <br /> <br />