\[MetroPlan\] calling for an overall density range of one to ten units per acre; <br />and 2) provisions of the South Hills Study, including those limiting density to <br />five units per acre for sites above 500 feet in elevation. <br />b.Size. Large apartment complexes (over thirty-two units) are objectionable because <br /> <br />their dominance would alter entirely the character of the Valley. Approval of <br />apartment complexes larger than 32 units will depend upon the feasibility of <br />providing adequate urban services, streets, schools, and transportation. <br />c.Dispersal. Planned Unit Developments composed primarily of multiple family <br /> <br />dwelling units shall be separated and dispersed and not abutting. <br />The Eugene Planning Staff makes the following arguments: <br />The proposed lot layout provides for significant continuous preservation areas along the <br />eastern boundary, which contains a significant number of trees on the site. The proposed <br />lot layout places the houses along the eastern side of the site, closer to the middle of the <br />development. Mature trees in the proposed preservation areas and along the adjacent <br />Ribbon trail should obscure, if not completely screen, the view of the development from <br />the residential properties to the east, which are significantly lower in elevation. The <br />adjacent residential area to the west has steep topography, significantly sloping away <br />from the site. The site is currently mostly obscured from view and difficult to observe <br />from the flatter elevations below and to the west. As depicted in the applicantÈs written <br />narrative (revised August 22, 2017), the photograph on page 25 shows that the existing <br />3-story home on Lot 23 is barely visible at the top of the ridge. <br />Several properties along the highest portions of the site (Lots 4, 20, 23, 24, 33 and 34) <br />are currently developed with structures; it is anticipated that most of these would remain, <br />so it is unlikely that trees would be removed from these lots. The undeveloped lots <br />clustered around the highest elevation on the site have characteristically fewer trees than <br />the eastern portion of the site. The proposal is conditioned so that trees on individual lots <br />cannot be removed until a construction permit is issued. It is highly likely that these lots <br />will develop sporadically over time and any tree removal will also occur sporadically. <br />This ensures that the site is not stripped of all trees during initial infrastructure <br />construction associated with street and utilities construction. The PUD is also <br /> <br />