<br />EC 9.8320(11): The proposed development shall have minimal off-site impacts, <br />including such impacts as traffic, noise, stormwater runoff and environmental quality. <br /> <br />Compliance with the PUD criteria noted elsewhere in this report, in addition to compliance <br />with applicable residential development standards and recommended conditions of approval, <br />provides adequate assurance that the proposed development will have minimal off-site <br />impacts consistent with the above criterion. <br /> <br />As previously discussed under EC 9.8320(2), the applicant has demonstrated consistency with <br />the South Hills Plan and its policies as follows: <br /> <br />The applicant has proposed the preservation of approximately 4.54 acres of land, <br />insuring the preservation of existing trees and vegetation while providing a continuous <br />visual buffer between the adjacent Ribbon Trail and the future home sites. These <br />described preservations areas are protected from any future construction and removal <br />of trees, therefore providing for the continued health of the native wildlife and <br />vegetation. <br /> <br />The combined preserved areas of Tract A and the private preserved areas of the eastern <br />lots provide an uninterrupted natural wildlife corridor, enhancing the existing wildlife <br />corridor that the Ribbon Trail provides. <br /> <br />The clustering of home sites in the mid to higher elevations along with the <br />approximately 2.5 to 2.8 dwelling units per acre, which is below the recommended <br />density of 5 dwelling units per acre, limits ground disturbance and allows for the <br />preservation of additional trees and vegetation. Also, a condition of approval is <br />geotechnical/geologic investigation are carried out during future development of the <br />site, which also limits potential ground disturbance and reduces the possibility of slope <br />failure. <br /> <br />The individual lot conservation areas along with the previously described Tract A <br />provides a significant buffer and visual screen from lower elevations and limits the <br />visible scale and bulk of the proposed single-family residential development. The <br />applicable residential development standards for the R-1 zone also ensure general <br />compatibility with the surrounding residential area. <br /> <br />Improving Capital Drive in its current location (within the existing right-of-way) and <br />utilizing the existing cuts into the hillside for the new private road to parallel existing <br />topographical contours will ensure that the necessary cut and fill has been minimized to <br />the greatest extent practical. <br /> <br />The applicant has either demonstrated consistency with the South Hills Study and its policies or <br />exceeded the policy recommendations as described above and in greater detail under EC <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 55 <br />Page 55 <br /> <br />