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(1) Ridgeline Park Section – Specific Recommendations.

(a) That all vacant property above an elevation of 901’ be preserved from an intensive level of development, subject to the following exceptions:

1. Development of individual residences on existing lots; and

2. Development under planned unit development procedures when it can be demonstrated that a proposed development is consistent with the adopted South Hills Study Ridgeline Park purpose statement which provides any areas recommended for preservation or park usage should serve at least one of the following purposes:

a. To insure preservation of those areas most visibly a part of the entire community.

b. To protect areas of high biological value in order to provide for the continued health of native wildlife and vegetation.

c. To insure provision of recreational areas in close proximity to major concentrations of population.

d. To provide connective trails between major recreational areas.

e. To provide connective passageways for wildlife between important biological preserves.

f. To contribute to Eugene’s evergreen forest edge.

g. To provide an open space area as a buffer between the intensive level of urban development occurring within the urban service area and the rural level of development occurring outside the urban service area.

(b) That all proposed developments in the south hills area be reviewed to determine if connecting linkages are possible between various park sites, particularly north of Skyline Park to Hendricks Park and between Blanton Heights and Hawkins Heights.

(2) Density Section – Specific Recommendations.

(a) That in the area west of Friendly Street the maximum level of new development per gross acre be limited to 8 units per acre (the maximum of 8 units per gross acre being subject to positive findings under the planned unit development criteria).

(b) That in the area east of Friendly Street the maximum level of new development per gross acre be limited to 5 units per acre (the maximum figure of 5 dwelling units per gross acre being subject to positive findings under the planned unit development criteria).

(c) That low-moderate income housing developed under the Controlled Income and Rent provisions of the City Code be exempt from the density standards set forth above, but subject to normal specific site analysis standards.

(3) Development Standards – Specific Recommendations.

(a) That all major developments (developments in excess of minor partitions) occurring on property above an elevation of 701’ shall be reviewed by the Planning Director to determine if standard subdivision procedures, site review procedures, or planned unit development procedures should be required. In reaching a determination, the Planning Director shall evaluate the following factors:

1. The potential for surface movement;

2. The view potential of the property;

3. The nature of existing vegetation;

4. The nature of surrounding development; and

5. The nature of the development proposal.

The decision of the Planning Director shall be appealable to the Planning Commission and thence to the City Council. (See provisions beginning at EC 9.7600 for appeal procedures.)

(b) That planned unit development procedures shall be utilized for the following purposes:

1. To encourage clustering of development in areas characterized by:

a. Shallowest slopes.

b. Lowest elevations.

c. Least amount of vegetation.

d. Least amount of visual impact.

2. To encourage preservation as open space those areas characterized by:

a. Intermediate and steep slopes.

b. Higher elevations.

c. Significant amounts of vegetation.

d. Significant visual impact.

(c) That adequate review of both on-site and off-site impact of any development by a qualified engineering geologist occur under any of the following conditions:

1. All formations:

Soil depth of 40 inches and above.

Slopes of 30 percent and above.

2. Basalt flows:

Soil depth of 40 inches and above.

Slopes of 20 percent to 30 percent.

3. Eugene Formation:

Soil depth of 40 inches and above.

Slopes of 20 percent to 30 percent.

4. Basalt flows:

Soil depth of 20 to 40 inches.

Slopes of 30 percent and above.

5. Eugene Formation:

Soil depth of 20 inches to 40 inches.

Slopes of 30 percent and above.

(d) That developments be reviewed to encourage clustering of open space elements of different developments in order to preserve the maximum amount of continuous open space.

(e) That developments be reviewed in terms of scale, bulk and height to insure that development blends with rather than dominates the natural characteristics of the south hills area.

(f) That all proposed road locations be reviewed to insure minimum grade disturbance and minimum cut-and-fill activity, particularly in those areas most visible due to slope, topographic or other conditions.

(g) That planned unit development review shall be based upon a recognition of both public and private interest. In areas of significant conflict (e.g., locating development in a highly visible area as opposed to a less visible area or in an area of significant vegetation as opposed to a relatively open area) which could be resolved through use of an alternative development plan, primacy shall be given to the public interest in any determinations.

(h) That all developments shall be reviewed for potential linkage with or to the ridgeline system.

(i) That all developments (planned unit developments or subdivisions) be reviewed to insure maximum preservation of existing vegetation.

(Section 9.9630, see chart at front of Chapter 9 for legislative history from 2/26/01 through 6/1/02; and amended by Ordinance No. 20269, enacted November 25, 2002, effective December 25, 2002.)