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Fyijcju!D! South Hills Study. For additional discussion of tree preservation standards, see the findings provided under Statewide Planning Goal 10. EC 9.8325 Tentative Planned Unit Development Approval Criteria The approval criteria at EC 9.8325(12) (now EC 9.8325(10)) sets specific requirements for development within the South Hills Study area. The proposed updates to those criteria allow additional development of homes at an elevation over 900 feet, while maintaining consistency with the policy direction t an intensive level of development. This will be achieved by limiting density to 2.5 units per gross acre (which is consistent with assumptions made in the 2017 Envision Eugene Residential Land Supply Study based on historical levels of development achieved on property above 900 feet elevation within the South Hills Study area) and limiting the development footprint in this area. The addition of more stringent standards for tree preservation and geotechnical analysis both align with the intent of the South Hills Study in a way that is more impactful than simply placing a numerical limit on development. The amendments also remove EC 9.8325(12)(c) which required clustering of developments. This criterion attempted to address, in a clear and objective manner, the South Hills Study policy to encourage clustering of development in areas characterized by: shallowest slopes; lowest elevations; least amount of vegetation; and least amount of visual impact and to encourage preservation as open space those areas characterized by: intermediate and steep slopes; higher elevations; significant amounts of vegetation; significant visual impact. Much of the policy language is inherently subjective and difficult to translate directly into clear and objective standards. To the extent that the clustering accomplished the intent of the South Hills Study policies, the result was leaving large portions (at least 40%) of a site as undeveloped common open space. This heavy-handed preservation requirement was identified as one of the main disincentives for applicants to use the existing clear and objective track for PUDs. As noted above, the standards for geological analysis and tree preservation are becoming more stringent, in part to better address some of the policy goals and direction in a more holistic way. While the specific approval criterion that requires clustering of development is being removed, the impact of better tree preservation/mitigation standards and development design that takes geological issues into consideration continue to encourage clustering of development in areas with shallowest slopes, lowest elevations, least amount of vegetation, and least amount of visual impact; and encourage preservation of open space in areas characterized by intermediate and steep slopes, higher elevations, significant amounts of vegetation, and significant visual impact. Based on the above findings and consideration of the amendments as a package, the amendments are consistent with the South Hills Study. Walnut Station Specific Area Plan The following policy from the Walnut Station Specific Area Plan appears applicable to the proposed code amendments: (c) Impacts to any adjacent residentially zoned properties are minimized. Design Qbhf!27!pg!32!