Hearings Official Decision - Laserfiche WebLink

This South Hills Study development standard does not require (or permit) the "public interest" in preservation of the undeveloped private property within its boundaries to disregard the private property owner's interests. As the Response Committee recognizes, as it is worded, this standard requires that in the areas where there is a significant conflict, and where an alternative plan that would resolve those conflicts is available, the public interest - i.e., the alternative plan that would resolve the conflict by reducing the impact - shall be given primacy. The proposed site plan furthers this standard. The proposed site plan has considered alternatives and locates residential development the less visible area as opposed to the highly visible areas, and in areas of relatively open space rather than in areas of significant vegetation. It also clusters both the open space and the residential development in a way that minimizes the impacts of development and maximizes the preservation of site's vegetative cover. While the Response Committee and surrounding residential neighbors would like to see more preservation and less development, in fact, the proposed residential development does reflect a recognition of the public's interest in a residential development that minimizes impacts and retains the site's significant natural features while also being consistent with the property's residential zoning. All developments shall he reviewed for potential linkage with or to the ridgeline park system. Finding: As described in the application (and depicted on the March 3, 2017 site plan) and summarized in the Staff Report, the applicant explored the possibility of providing a City dedicated connection trail through the common space to the Ribbon Trial. The City's Parks and Open Space staff reviewed the applicant's proposal and declined the connection since it was located on steep terrain and did not meet trail standards. Since the entire eastern boundary of the site is extremely steep, the ability to provide an adequate trail access connection to the Ribbon Trail would result in the loss of multiple lots and possible loss of more vegetation. In addition, the geotechnical/geological investigation found that the eastern portion of the site has a high likelihood of landslide. Construction of a trail in this area would require additional grading measures that would have greater impacts on the surrounding vegetation then a typical trail on flatter lands. Parks and Open Space staff noted that the Ribbon Trail has an existing access connection to Hendricks Park immediately north of the proposal. The terminus of Capital Drive also provides a public pedestrian access point into Hendricks Park and to the Ribbon Trail. The Response Committee disagrees and argues that the failure to provide a link to the trail system violates this South Hills Standard. However, this standard does not require a link; it requires that the potential links be considered. The city reviewed the development for potential linkage. As stated above, the City Parks and Open Space staff determined to not pursue a connection. That all developments be reviewed to ensure maximum preservation of existing vegetation. Finding: The proposed PUD has been reviewed to ensure maximum preservation of existing vegetation. As stated above, the proposed PUD preserves approximately one-third of the site for Hearings Official Decision (PDT 17-1) 27