on to argue that the PUD is unlikely to be built all at once and therefor poses less of a <br />threat to the needs and concerns of the community and the environment. This statement <br />makes no sense. Whether the proposed Capital Hill PUD is built over the course of one <br />year or five years, the same issues with regard to meeting the refinement plan design <br />standards exist. The timeline of the developmentÈs implementation has no affect on the <br />negative impact on the environment, safety and other community concerns as defined in <br />the code. <br /> <br />The Eugene planning staff again asserts that replacement trees will serve the function of <br />large removed trees in screening and forest healthÄa statement we have adequately <br />addressed above. They go on to argue that R-1 zoning standards will limit the size and <br />bulk of development because houses can only be 30 feet high and only take up 50% of <br />the lots. However, houses built on slopes can be 40 feet high, and the 50% includes the <br />preservation area, which means that very large houses will be built high on the lots on the <br />eastern slopes. There will be a 47-foot high wall extending above the Ribbon trail. <br />Because the 47-foot houses will sit on top of a steep slope, they will appear much taller <br />than they are. <br /> <br />EC 9.8320 (4)(b) Tree Preservation. The proposed project shall be designed and sited <br /> <br />to preserve significant trees to the greatest degree attainable or feasible, with trees <br />having the following characteristics given the highest priority for preservation: <br /> <br />d.Healthy trees that have a reasonable chance of survival considering the base zone or <br /> <br />special area zone designation and other applicable approval criteria; <br />e.Trees located within vegetated corridors and stands rather than individual isolated <br /> <br />trees subject to windthrow; <br />f.Trees that fulfill a screening function, provide relief from glare, or shade expansive <br /> <br />areas of pavement; <br />g.Trees that provide a buffer between potentially incompatible land uses; <br /> <br />h.Trees located along the perimeter of the lot(s) and within building setback areas; <br /> <br />i.Trees and stands of trees located along ridgelines and within view corridors; <br /> <br />j.Trees with significant habitat value; <br /> <br />k.Trees adjacent to public parks, open space and streets; <br /> <br />l.Trees located along a water feature; <br /> <br />m.Heritage trees. <br /> <br /> <br />