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The R-2 zone has a minimum net density of 13 units and a maximum density of 28 units. The R- 2 portion of the subject property encompasses 4.3 acres, which means that between 56 and 120 dwelling units are required. That being said, a large portion of the R-2 area is comprised of existing wetland, which is slated to remain and eventually be an amenity for resident and buffer between the development and nearby protected wetlands. The unimpacted wetlands can be seen in the applicant's site plan sheet SDR5. Under EC 9.2751(1)(c)4., a developer may request approval from the Planning Director that additional natural resource areas, such as these wetlands, be excluded from the net density calculation. In this case, this would reduce the R-2 area from 4.3 acres to 3.14 acres. With this new calculation, between 41 and 88 dwelling units are required. The applicant has proposed 42 dwelling units in this area. In order for the Planning Director to approve of the exclusion of the undisturbed wetland area, the following conditions are necessary to ensure protection of the now reserved wetland areas: 8) Prior to final site plan approval, the applicant shall add the following note to the site plan, "Areas identified as unimpacted wetlands shall be preserved as wetlands and shall not be developed." 9) Prior to final site plan approval, the applicant shall add the following note to the site plan, "Prior to start of construction, the developer shall install protective constructive fencing that clearly demarcates the area of wetlands that are to remain undisturbed as shown on site plan sheet SDR5 (or applicable sheet reference if changed). This area is to remain undisturbed by construction activities." Also, per Site Plan sheet SDR9, a storm drain line connecting the stormwater detention ponds to an outfall crosses the area of wetland to be preserved. In order to ensure the protection of these wetlands to be preserved, the following condition is warranted: 10) Prior to issuance of a building permit, the applicant shall provide sufficient evidence that construction practices, such as boring or similarly non-invasive techniques, used to install the storm drain line from the connecting the detention ponds to the outfall will not have adverse impacts on the preserved wetland. Based on these findings and condition, these standards have been met. (b) EC 9.6500 through 9.6505 Public Improvement Standards. EC 9.6500 Easements This section authorizes the City to require dedication of easements for public utilities and access under certain circumstances. This section also notes prohibited obstructions within public easements. The applicant does not propose any public easement dedications nor are there any public improvements that would result in the need for additional public easements September 2020 Findings & Decision of the Planning Director Page 21 of 31 Southwest Eugene Apartments (SR 20-3 & ARB 20-2)