conditioned so that any trees in the buildable areas of individual lots that are removed <br />for development, or die for any reason, will be replaced with new trees at a one to one <br />ratio. This ensures that the site will remain vegetated and provide adequate screening in <br />the future. <br />There are no proposed buildings or additions explicitly included with this PUD <br />application. Lots will be sold to individual builders and potential homeowners for future <br />development. The applicant states in their narrative that private covenants, conditions, <br />and restrictions (CC&Rs) will provide guidelines for the bulk, height, and scale of the <br />buildings and a design review team will review and approve proposed building plans to <br />ensure that the intent of the CC&Rs are met. That said, the City does not enforce private <br />covenants or agreement between private parties (see EC 9.1020). The applicant has not <br />provided any specifics as to what may be included in future CC&Rs, or similar <br />limitations that would be enforceable requirements for the development of individual <br />dwellings, other than the standards afforded through the PUD approval criteria and <br />related development standards of the R-1 zone. <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 <br />lower elevations to the east of the site The R-1 zoning requirements limit building heights <br />to 30 feet, lot coverage to 50%, and require typical setbacks from property lines <br />consistent with existing single-family development in the general vicinity. This will limit <br />the scale and bulk of the proposed single-family residential development and help it <br />blend with adjacent development. <br />In the section on the Laurel Hill refinement plan, the Eugene Planning Staff repeats the <br />same arguments that hikers on the Ribbon Trail will not be able to see the row of 47-foot <br />houses forty to a hundred feet up the hill above them. For anyone familiar with the <br />Ribbon Trail, this argument is simply impossible to believe. There will be a thin line of <br />trees between the trail and the row of houses, but there are no design standards or <br />additional height standards to mitigate the visual impact to one of EugeneÈs most popular <br />trails. The Eugene Planning Staff states that the applicant will create a review board to <br />create design standards for proposed buildings at a later date, but this in no way satisfies <br />their need to meet the above refinement code. The applicant promises to create design <br />standards, but as we stated earlier, the promise of future action does not satisfy the need <br />to meet the design criteria for PUD approval: LUBA No. 2012-039 Final Opinion & <br />Order Page 11 (sentence supported with 3 citations of prior rulings) states that the "City <br /> <br />