"Commercial, residential, and recreational land uses shall be integrated to the greatest <br />extent possible, balanced with all planning policies to reduce travel distances. <br />The Response Committee expresses several concerns as to why the subject site does not satisfy <br />this policy, including concerns that the subject property is not conveniently located near <br />commercial, education, employment and transportation, and that the elevation and steep narrow <br />roadways connecting it to the valley floor would present severe impacts for travel and emergency <br />response. However, as with the others listed above, this policy primarily provides direction to the <br />City in its legislative designation of property uses. In accordance with the Metro Plan, the City <br />has designated this property for low density residential development. There is nothing in this <br />policy language that establishes any approval criterion applicable to the proposed development. <br />The proposed PUD is consistent with the applicable provisions of the Metro Plan. <br />EC 9.8320(2) The PUD is consistent with applicable adopted refinement plan <br />policies. <br />Finding: As stated above, the South Hills Study refinement plan is applicable to the subject <br />property. A portion of the subject property is also within the boundary of the Laurel Hill Plan <br />and, therefore, that Refinement Plan is also applicable. <br />South Hills Study <br />Ridgeline Park Section <br />The "Purpose Statements and Recommendations" of the Ridgeline Park section of the South <br />Hills Study includes the following the Specific Recommendation: <br />That all vacant property above an elevation of 901 '[feet) be preserved from an intensive <br />level of development, subject to the following exceptions: <br />1. Development of individual residences on existing lots: and <br />2. Development under planned unit development procedures when it can be <br />demonstrated that a proposed development is consistent with the purposes of <br />this section. <br />That the area specified for preservation be protected through a variety of <br />techniques including but not limited to acquisition, scenic easement, density transfers, <br />and dedication. <br />Finding: The subject property has not been designated for preservation. Rather, as stated above, <br />it is designated for low-density residential development. A portion of the subject property is <br />located above 901 feet elevation. Accordingly, any "intense level of development" of that <br />portion of the property is permitted subject to planned unit development procedures "when it can <br />be demonstrated that a proposed development is consistent with the purposes of this section." <br />The Purpose statement of the Ridgeline Park section states that any areas recommended for <br />preservation or park usage should serve at least one of the following purposes: <br />Hearings Official Decision (PDT 17-1) 16 <br />