preservation conditions. These notes, described and further conditioned below, provide <br />additional clarity and assurance regarding the tree preservation requirements and allowed <br />activities within various areas on the subject property such as in common open space and <br />preservation areas. <br />Based on the available information, and with the additional staff findings and recommended <br />conditions of approval related to tree preservation under subsection (b) below, staff concludes <br />the applicant's proposal demonstrates compliance with the applicable criteria. <br />(b) Tree Preservation. The proposed project shall be designed and sited to <br />preserve significant trees to the greatest degree attainable or feasible, with <br />trees having the following characteristics given the highest priority for <br />preservation: <br />1. Healthy trees that have a reasonable chance of survival considering the <br />base zone or special area zone designation and other applicable <br />approval criteria; <br />2. Trees located within vegetated corridors and stands rather than <br />individual isolated trees subject to windthrow; <br />3. Trees that fulfill a screening function, provide relief from glare, or <br />shade expansive areas of pavement; <br />4. Trees that provide a buffer between potentially incompatible land uses; <br />5. Trees located along the perimeter of the lot(s) and within building <br />setback areas; <br />6. Trees and stands of trees located along ridgelines and within view <br />corridors; <br />7. Trees with significant habitat value; <br />8. Trees adjacent to public parks, open space and streets; <br />9. Trees located along a water feature; <br />10. Heritage trees. <br />The previous staff findings with regard to applicable South Hills Study policies and other <br />approval criteria related to tree preservation and protection of significant natural features are <br />also relevant in the context of the above criteria. Those findings are referenced here as they <br />contribute to the demonstration of compliance with applicable tree preservation requirements. <br />Specifically, staff reiterates the finding that areas included in the proposed common open <br />space of Tract A and within the individual conservation areas of the eastern lots comprise the <br />majority of significant trees and vegetation which are suitable for preservation. <br />The applicant submitted a Tree Preservation Plan that indicates the location of all existing trees <br />on site. These trees are in various forms of condition from good to poor. Many of the trees <br />have not been actively maintained for decades. A number of trees have been damaged by <br />events such as ice storms and severe wind over the years. The applicant has made an effort to <br />preserve as many healthy trees as possible by concentrating the tree preservation in one large <br />area along the eastern border of the property. This is the area of heaviest tree population and <br />thereby preserves larger stands of trees in their natural habitat and also limits further wind- <br />throw damage that isolated trees are more susceptible to. This approach also creates a larger <br />vegetative corridor and provides a significant visual buffer between the publically used Ribbon <br />Capital Hill PUD (PDT 17-1) February 2018 21 <br />Page 21 <br />