Hearings Official Decision - Laserfiche WebLink

for development to accommodate anticipated growth", and "achieving a balance between the level of development and the provisions of public services." The following Specific Recommendation of the Density Section applies to the subject property: That in the area east of Friendly Street the maximum level of new development per gross acre he limited to 5 units per acre (the maximum figure of 5 dwelling units per gross acre being subject to positive findings under the planned unit development criteria). Finding: The 13.63-acre subject property is located east of Friendly Street and the applicant proposes to develop 34 to 38 single-family residential dwellings. The proposed gross density is approximately 2.6-2.9 units per acre, which is below the maximum allowed density of 5 dwelling units per gross acre. Development Standards As stated above, because the subject property is designated for residential development and because some of the subject property is located above an elevation of 901 feet, the proposed residential development must be reviewed in accordance with the PUD procedures and must be consistent the purposes identified in the Ridgeline section. Specifically, the Development Standards for the Ridgeline section of the South Hills Study require that any "intense level of development" of that portion of the property is permitted subject to planned unit development procedures "when it can be demonstrated that a proposed development is consistent with the purposes of this section." That planned unit development procedures shall he utilized for the following purposes: 1. To encourage clustering of development in areas characterized hy: a. Shallowest slopes b. Lowest elevations c. Least amount of vegetation d. Least amount of visual impact. 2. To encourage preservation as open space those areas characterized hy: a. Intermediate and steep slopes b. Higher elevations c. Significant amounts of vegetation; d. Significant visual impact. Finding: Under the terms of South Hills Development Standards, the applicant is "encouraged" to cluster development where, in general, it would have lesser impact; and to preserve areas that, in general, would have more significant impact. As the property characteristics are listed, the `lesser impacts' are related to the shallow slopes and lowest elevations; and the more significant impacts are related to steep slopes and higher elevations. However, as the Staff Report correctly notes, on the subject property, the steepest slopes are at the lower elevations; and the shallowest slopes are the higher elevations. Consistent with the stated purpose, the hearings official interprets these standards to encourage the applicant to propose a development that uses procedures afforded through the PUD procedures to balance the clustering of development and preserving of open space in a manner that would most effectively minimize overall impacts. Hearings Official Decision (PDT 17-1) 19