1. At the time of development plan approval, appropriate land within the highlighted area on the attached aerial photo shall be placed in a conservation easement or otherwise preserved in an undisturbed condition.
2. At the time of development plan approval, a method for providing public access to the area shown as a conservation easement, such as a trail or greenway easement, shall be documented and shown on the development plan.

Staff Recommendation

RECOMMEND that City Council APPROVE RP-1 (Planned Residential) zoning at up to 264 dwelling units for developed area and RP-1 zoning at up to 5.5 du/ac, subject to 2 conditions, for remainder of site. (See MPC staff recommendation map.)

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The Hillside and Ridgetop Protection Plan (HRTP) has two provisions (attached) that allow for a 10 percent density bonus when a conservation easement is placed on an undisturbed, steep hillside or ridgetop portion of a parcel, and an additional 10 percent density bonus if public access is provided within that easement. Staff's base density recommendation would be 4.5 du/ac based on the slope analysis, but the conditional application of the 20% density bonus yields a density of up to 5.5 du/ac, which allows consideration of 93 additional dwelling units on the overall site. An aerial photo of the site is attached with the undisturbed, steep, forested portion of the site highlighted. If the applicant is not willing to place a publicly accessible conservation easement on this area, then the conditions may be omitted and staff recommends a density of 4.5 du/ac, which would be the recommended base density based on the slope analysis, without applying the density bonus provisions within the HRTP. The recommended conditions are:
1. At the time of development plan approval, appropriate land within the highlighted area on the attached aerial photo shall be placed in a conservation easement or otherwise preserved in an undisturbed condition.
2. At the time of development plan approval, a method for providing public access to the area shown as a conservation easement, such as a trail or greenway easement, shall be documented and shown on the development plan.

The recommended RP-1 zoning with a dwelling unit maximum maintains zoning conformity for the existing development that has already occurred on site, an apartment complex with 264 units. The RP-1 zoning at up to 5.5 du/ac allows reasonable development for the rest of the site, while taking into account the slope protection area designated on the sector plan.

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Disposition Summary

RP-1 (Planned Residential) zoning at up to 264 dwelling units for developed area and RP-1 at up to 5.5 du/ac subject to 2 conditions for remainder of site

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Details of Action

1. At the time of development plan approval, appropriate land within the highlighted area on the attached aerial photo shall be placed in a conservation easement or otherwise preserved in an undisturbed condition.
2. At the time of development plan approval, a method for providing public access to the area shown as a conservation easement, such as a trail or greenway easement, shall be documented and shown on the development plan.