Hearings Official Decision - Laserfiche WebLink

In furtherance of Policy 5, the combined preservation areas of Tract A and the preserved areas of the eastern lots also act as an uninterrupted natural wildlife corridor, enhancing the existing wildlife corridor that the Ribbon Trail provides from the south of the site to Hendricks Park to the north. The Response Committee and several neighbors vehemently disagree that the proposed development furthers any of the South Hills Study Ridgeline Park purposes. Underlying their arguments is a premise that the subject property should largely be retained for park purposes and in any event, should not be developed for the density of residential development proposed by the applicant. However, the South Hills Study does not designate the subject property for preservation or park use and does not prohibit residential development. The proposed low density residential development is consistent with the property's zoning. The recommendations described in the South Hills Study purposes must be construed in the context of this residential zoning. The Response Committee cites specific instances where the proposed development will impact the current vegetation and current views of and from the subject property. The Response Committee and several neighbors also object to the number of trees that will be removed for the proposed development, noting that of 867 trees within the site, 466 will either be removed or are listed as `discretionary', which means they could be removed during home construction. They argue that removal of the trees will destroy habitat and fauna during logging and could have a negative impact on the biological value and habitat for native wildlife and vegetation. The Response Committee is correct: residential development of this property will change its character. What is currently forested vacant land with substantial vegetation will be disturbed; those walking along the Ribbon Trail will not have a fully unencumbered forested view of the subject property. Trees will be removed. However, this property is designated for residential development, the South Hills Study does not require that there be no impact. In fact, the proposed development preserves approximately one-third of the site, and the entire boundary along the Ribbon Trail is preserved, providing a continuous buffer between the residential development and the community trail. As stated above, because the subject property is designated for residential development and is specifically not recommended for preservation or park usage, the recommendations for the park and preservation purposes do not expressly apply. Nonetheless, the proposed site plan demonstrates consistency with at least three of these statements, consistent with the policy direction. As the Response Committee and neighbor arguments' attest, it would always be possible to preserve more and impact less. However, these Ridgeline Park purpose statements do not require absolute preservation or lack of impact, particularly when the property is designated for residential development. Density As the Staff Report explains, the Purpose statement of the South Hills Study Density section states the intent to `remain within the broad guidelines of "insuring utilization of vacant property already served with public facility", "defining the density range", insuring "adequate provisions Hearings Official Decision (PDT 17-1) 18