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EC 9.8320(3) The PUD will provide adequate screening from surrounding properties including, but not limited to, anticipated building locations, bulk, and height. Finding: The property is bounded by single-family residentially developed properties on the west and south and by Hendricks Park and the Ribbon Trail to the northeast and east. The proposed site plan provides for significant continuous preservation areas along the eastern boundary, adjacent to the Ribbon Trail, which contains a significant number the trees on the property. In addition to Tract A, which will preserve 2.33 acres of primarily mature trees along the eastern border adjacent to the Ribbon Trail, Lots 5 and 8-19, adjacent to Tract A, all include private preservation areas, where the open space provided by Tract A will be extended. The combination of the Tract A preservation area and the dedicated preservation areas on Lots 5 and 8-19, preserve a total of approximately 4.41 acres along the property's eastern edge. While these preservation areas may not completely obscure views of the residents on those lots from the Ribbon Trail, they will provide substantial screening. The site plan depicts most of the residential development on the western side of the site, closer to the middle of the subject property. The adjacent residential neighborhood to the west also has steep topography, significantly sloping away from the site. The site is currently mostly obscured from view and difficult to observe from the flatter elevations below and to the west. Several properties along the highest portions of the site (which includes Lots 4, 20, 23, 24, 33 and 34) are currently developed with structures. The undeveloped lots clustered in this area have fewer trees than the eastern portion of the site. As discussed below, approval of this PUD is subject to a condition requiring that trees on individual lots cannot be removed until a construction permit is issued; and on a condition requiring that any trees in the buildable areas of individual lots that are removed for development, or die for any reason, must be replaced with new trees at a one to one ratio. This ensures that the site will remain vegetated and provide adequate screening in the future. The proposed PUD does not include any request for approval of any dwellings. Rather, following final PUD approval, the applicant intends to sell lots to individual builders and potential homeowners for future development. As noted above, the applicant's narrative states that private covenants, conditions, and restrictions (CC&Rs) will provide guidelines for the bulk, height, and scale of the buildings and a design review team will review and approve proposed building plans to ensure that the intent of the CC&Rs are met. The applicant has not provided any specifics as to what may be included in future CC&Rs. The Response Committee and several neighbors note that, to the extent the applicant relies upon future CC&R's to establish compliance with this (or any other) approval criterion, the applicant has failed to establish compliance with the criterion. However, neither EC 9.8320(3) nor any other PUD approval criterion, require that the PUD include proposed buildings. While the proposed lot locations and configurations must be evaluated for compliance with this criterion, future buildings are not subject to this review, and evaluation for compliance with this criterion does not include consideration of those future buildings. At the time residential dwellings are Hearings Official Decision (PDT 17-1) 31