(3) For areas not included on the city's acknowledged Goal 5 inventory, the <br />proposed subdivision shall maintain open space around natural features, such <br />as steep slopes, wooded areas, and natural waterways or wetlands where those <br />exist, or create common open space with amenities for community activities <br />for residents such as picnic areas, playgrounds, sports features, or gardens. <br />Response: The conservation areas in Lots A and C on the Preliminary Dimensioned Subdivision Plans <br />in Exhibit A include ±40.6 percent of the site for use by residents. These open areas are <br />intended to preserve trees and slopes to the maximum extent feasible. In comparison to <br />the approved use for the site, i.e., a 14-unit condominium, the proposed modification <br />reduces the density, building bulk, and areas of impervious surface while preserving <br />conservation areas for the use of residents, resulting in insignificant changes in the <br />physical appearance of the development and the use of the site. This criterion is met. <br />(4) The cluster subdivision will provide an appropriate transition to surrounding <br />properties including, but not limited to, anticipated building locations, bulk, <br />and height. <br />Response: The future rowhouses planned on the rowhouse lots in this cluster subdivision are similar <br />in bulk and height to the 14-unit condominium building that was approved for the site <br />under PDF 02-2. Therefore, in order to maintain substantial conformance with the East <br />Ridge Village PUD, similar bulk and height is proposed to preserve the transition to <br />surrounding properties that was envisioned and approved in the PUD. The property is <br />bounded by Brackenfern Road and Deerfern Road to the north with frontage that includes <br />a landscape buffer. Property abutting the project to the west includes a conservation area <br />tract that was platted with the East Ridge Village PUD plat. The platted conservation area <br />provides a substantial buffer between the future rowhouses and the nearest homes to <br />the west. Property to the south is currently vacant but is included in the East Highlands <br />plat that is currently under review. These future homes will be separated from the future <br />rowhouses by a wall. These features will provide an appropriate transition to surrounding <br />properties. This criterion is met. <br />(5) The proposed residential density, accounting for any duplex, tri-plex and <br />fourplex lots, shall comply with Table 9.2750 Residential Zone Development <br />Standards. <br />Response: Please refer to the response under Table 9.2750 discussing how the proposal complies <br />with the applicable Residential Zone Development Standards. This criterion is met. <br />(6) The proposed development provides adequate degree of light, air circulation, <br />and privacy for residents within the development. <br />Response: The application proposes nine attached single-family rowhouses where a 14-unit <br />condominium building is now approved. The topography of the lot will result in the homes <br />being elevated above the Brackenfern Roadway to promote light and air circulation. <br />Privacy for residents within the development will be provided with the conservation <br />areas, landscape buffer, and private access road. This criterion is met. <br />(7) For areas included on the city's acknowledged Goal 5 inventory, natural <br />resource protection shall be consistent with the acknowledged level of <br />protection provided for the resource. <br />,~/►L7 East Highlands Lot 46 - City of Eugene November 2021 <br />PUD Modification, Cluster Subdivision, Property Line Adjustment and Page 30 <br />Slope Easement Vacation <br />