Hearings Official Decision - Laserfiche WebLink

information regarding housing style and character, the applicant has not satisfied this South Hills Study development standard. The Response Committee relies on the applicant's statement that "'The Capital Hill CCR's will provide guidelines for the bulk, height and scale of the buildings. In addition, there will be a design review team that will review and approve proposed plans ensuring that the intent of the CCR's is met." (Application, page 35) The Response Committee argues that because the applicant is relying on CCR's, which have not been provided as part of the application, to establish compliance with this criterion, the applicant has not yet satisfied this criterion. The Response Committee is correct that if the application relies on CCR's to establish compliance with this, or any other, approval criterion, those CCR's must be included as part of the application. However, this South Hills Study development standard addresses the proposed PUD as a whole and does not require a review of individual buildings. Neither the PUD procedures applicable to this proposed development nor this South Hills Study development standard require the applicant to provide specific details about the buildings that may be developed in the future. At issue under this development standard is whether the proposed development blends in with the natural characteristics of the south hills areas. To that end, the Response Committee and several neighbors argue that the proposed houses will dominate views of the South Hills from the valley and will dominate views of the property from the Ribbon Trail. The Response Committee has provided simulated photographic views from the valley floor, which depict the entire site of the proposed development as devoid of all vegetation and dominated by towering homes; and several neighbors have urged that residential development of the subject property will dramatically alter the character of the South Hills. The applicant has provided its own simulated views, which indicate that development on the site would not be highly visible. In reality, residential development of this property may impact some views from the valley floor, as has the other residential development that has occurred in this area over time. However, based on the topography, the proposed tree preservation and the proposed site plan, the scale, bulk and height will create and maintain an impact consistent with the viewscape created by of the adjacent established residential neighborhood. As summarized in the Staff Report, the neighboring off-site mature trees and existing homes significantly obscure the view of the top of the ridge from lower elevations to the west. The applicant indicates that of the 34 proposed lots, 8 lots have the potential to be viewed from beyond the property to the west, but it is highly unlikely given the current condition of off-site mature trees. This will, in effect, limit the potential visual impact of the proposed single-family residential development in the top of the ridge area. Neighboring off-site mature trees and existing homes significantly obscure the view of the top of the ridge from lower elevations to the west. Just as the existing development on the property and on neighboring residential development has not dominated the views of the South Hills, as proposed by the applicant, the proposed residential development will also blend in with those views. The R-1 zoning requirements limit building heights to 30 feet, consistent with existing single- family structures both on and off site and in the general vicinity. No request for modification of maximum height limits or other residential development standards is included with the applicant's proposal. The Response Committee and other neighbors cite a clarification from the Hearings Official Decision (PDT 17-1) 23