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CLEAR & OBJECTIVE HOUSING: APPROVAL C RITERIA UPDATE <br />November 13, 2018 DRAFT Preferred Concepts Report: Significant Issues Page 32 of 59 <br />6.To contribute to Eugene’s evergreen forest edge; and <br />7.To provide an open space area as a buffer between the intensive level of urban development <br />occurring within the urban service area and the rural level of development occurring outside the <br />urban service area. <br />It is worth noting that the current criterion does not address the second part of this recommendation. The South <br />Hills Study authors considered major subdivisions and planned unit developments “an intensive level of <br />development.” Still, part 2 of the recommendation allows for both under the planned unit development <br />procedures. The intentions of the recommendations appear to be to ensure the City’s ability to acquire park <br />land as the hills developed, to guide the selection of park lands, and to require private areas proposed for <br />preservation through the planned unit development process to serve similar purposes as those expected for <br />potential park land . <br />As shown in Eugene’s Parks and Recreation System Plan, there are no remaining ridgeline sites identified for <br />acquisition within the UGB. However, factors such as view potential, geological stability, and biological value <br />remain reasons to prevent “an intensive level of development” in higher elevation areas. Precedent exists to <br />assist in defining that intensity threshold. Development has been occurring under planned unit development <br />review at an average of the recommended 2.5 units per acre. In addition to applying a lower density limitation <br />to areas above 901’, other restrictions could be used to further promote the revised criterion’s effective ness. <br />Limits on the allowable building footprint, building height, and vegetation removal could help insure “maximum <br />preservation of the natural character of the south hills” and “adequate review of the public consequences of <br />development in the south hills” consistent with the intent of the study. <br />November 26, 2018, Work Session – Item 2