1.5 inches will be provided to replace those that are taken down, a permanent right of <br />way will have to exist to access and maintain the storm water system. Areas will have to <br />remain free of trees to maintain a right of way. <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 Eugene Planning Staff argues the follow: <br />Lots on the top of the ridge are characterized by a mixture of flatter terrain and typical <br />slopes of 20% or less with relatively few trees. Five of the seven existing structures are <br />located in this area. Neighboring off-site mature trees and existing homes significantly <br />obscure the view of the top of the ridge from lower elevations to the west. The applicant <br />indicates the existing two- story carriage house on Lot 24 is not visible from lower <br />elevations to the west. The applicant also indicates that of the 34 proposed lots, only 8 <br />lots have the potential to be viewed from beyond the property to the west, but it is highly <br />unlikely given the current condition of off-site mature trees. This will, in effect, limit the <br />potential visual impact of the proposed single-family residential development in the top of <br />the ridge area. The R-1 zoning requirements limit building heights to 30 feet, consistent <br />with existing single-family structures both on and off site and in the general vicinity. <br />Lots on the eastern side of the development are characterized by steeper slopes in excess <br />of 20% and up to 50%. A majority of the trees and other vegetation on the site are <br />located in this area. All of the lots in this area have defined conservation areas that <br />prohibit construction of buildings. Many of these lots have close to, if not more than, half <br />of their lot areas protected by conservation area. This effectively acts as a type of <br />building envelope, forcing building locations closer to the streets that provide access to <br />the lot, limiting grading impacts, creating a larger natural buffer to the adjacent Ribbon <br />Trail to the east, and preserving more of the existing vegetation. The individual lot <br />conservation areas, along with the previously described Tract A, provide a significant <br />buffer and visual screen from lower elevations to the east of the site. This will limit the <br /> <br />