_____________________________________________________________________________________ <br /> <br />Staff Report | Braewood Hills 3rd Addition (PDT 24-1 & ST 24-3) <br />(b) Development on any portion of the development site located above 900 feet <br />elevation shall be set back at least 300 feet from the ridgeline unless there is a <br />determination by the city manager that the area is not needed as a connection to <br />the city’s ridgeline trail system. For purposes of this section, the ridgeline shall be <br />considered as the line indicated as being the urban growth boundary. <br /> <br />This criterion is not applicable as the entire subject site is located more than 300 feet from the <br />Urban Growth Boundary. Also, as discussed in the findings of compliance with EC 9.8325(8) <br />above, no development above 901-foot elevation can occur on this site. <br /> <br />(c) Residential density is limited as follows: <br /> <br />1. In the area west of Friendly Street, the maximum level of new development <br />per gross acre shall be 8 units per acre. <br />2. In the area east of Friendly Street, the maximum level of new development <br />per gross acre shall be limited to 5 units per acre. <br />3. Housing developed as Controlled Income and Rent Housing shall be exempt <br />from the density limitations in subsections 1 and 2 above, but are subject to the <br />other applicable development standards and review procedures. <br />4. This subsection (c) does not preclude middle housing or the addition of an <br />accessory dwelling on any legal lot. <br /> <br />As discussed at EC 9.8325(2) and incorporated herein by reference, the proposal at 15.47 acres <br />and 38 lots has a density of 2.45 units per gross acre, which meets the maximum density <br />requirement of 8 units per acre west of Friendly Street. Any middle housing development on <br />Lots 1-38 would be exempt from this density limitation. The proposal does not include <br />Controlled Income and Rent Housing. <br /> <br />The following code section, although not part of the “Housing/Clear and Objective” approval <br />criteria, is also required to be evaluated because the applicant has specifically requested the <br />Hearings Official’s permission for site alteration on the property prior to final PUD approval. As <br />such, the following findings are provided: <br /> <br />EC 9.8330 Site Alteration. <br />Unless specifically permitted by the hearings official, vegetation, topography, and <br />other natural features of areas proposed for a PUD shall not be substantially altered <br />until final PUD approval, and then only as authorized by the final PUD approval. <br />“Substantially altered” includes, but is not limited to, site grading and removal of trees <br />or other vegetation. If a subdivision is required, site alteration shall not be permitted <br />until after tentative subdivision approval is granted. <br /> <br />Based on the written statement, the applicant is asking to capture stormwater flow from an <br />existing pipe that outfalls onto Lot 18 prior to final PUD approval. The applicant proposes to <br />reroute the stormwater flow through their proposed stormwater system. The proposed <br />alteration would impact existing wetlands, requiring a Wetland Removal-Fill permit issued by <br />Page 28 of 87