<br />The Eugene Planning Staff argues: <br /> <br />The applicant submitted a Tree Preservation Plan that indicates the location of all <br />existing trees on site. These trees are in various forms of condition from good to poor. <br />Many of the trees have not been actively maintained for decades. A number of trees have <br />been damaged by events such as ice storms and severe wind over the years. The applicant <br />has made an effort to preserve as many healthy trees as possible by concentrating the <br />tree preservation in one large area along the eastern border of the property. This is the <br />area of heaviest tree population and thereby preserves larger stands of trees in their <br />natural habitat and also limits further wind- throw damage that isolated trees are more <br />susceptible to. This approach also creates a larger vegetative corridor and provides a <br />significant visual buffer between the publically used Ribbon Trail and the proposed <br />private home sites. It is noted that the proposed single-family development is compatible <br />with surrounding developments which include other single-family development and a City <br />park, so there are no adjacent incompatible uses. <br />As demonstrated on page 25 of the applicantÈs narrative (revised August 22, 2017), the <br />highest elevation of the site is mostly obscured from views from lower elevations to the <br />west by off- site mature vegetation. <br />At this time, all of the trees shown on the lots in areas where construction may occur are <br />listed as ÅdiscretionaryÆ trees (meaning they could be removed). Since the lots will be <br />sold to individual owners who will decide where to locate a future home, it is unknown at <br />this time where construction may occur on any lot. In order to ensure that any trees lost <br />from future site development are replaced, the applicant has proposed a one to one <br />replacement for every tree that needs to be removed for development. <br />The applicant has provided a tree preservation plan which provides clarity and <br />assurance regarding the tree preservation requirements and allowed activities within <br />various areas on the subject property, such as common open space preservation areas, <br />and individual lot preservation areas. Staff finds that the provisions of this plan, in <br />combination with specific notes on the plans, will ensure compliance with the applicable <br />criteria regarding tree preservation. While no major revisions to the proposed lot <br />configurations, or other areas such as preservation areas, appear necessary to <br />adequately address the approval criteria, a number of specific concerns and details <br /> <br />