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and riparian corridors. Development generally consists of clusters of custom homes designed to reflect the rural character and natural features of the hilly terrain. The large majority of land within this area is to be preserved as permanent open space. The proposal does not appear to preserve the natural features of the site due to the removal of a portion of the ridgeline and the removal of approximately 62 trees from the existing woodland. In addition, the proposed home has not been designed to reflect the natural features of the hilly terrain. 5. Hillside Residential District (p. 19) -The Hillside Residential (HR) district provides for 19 new homes on 40,000-square foot minimum-sized lots. Development areas are located in the hilly portions of Subareas 1 and 3. The intent of this designation is to allow for a clustering of homes in well-defined areas of the hills in order to preserve significant natural features such as ridgelines, hilltops, oak woodland, creeks, and steep slopes. Open space land surrounding the HR district is to be permanently preserved. See item #4 above for staffs comments regarding preservation of natural features. As shown on the Vineyard Avenue Corridor Land Use Plan, the proposed residence and residential accessory structures should be clustered next to the existing residence, generally in the flat bench area where the existing garage is located. The proposed residence and accessory structures would be located within the Open Space area surrounding the HR district. 6. Open Space District (p. 22) -The Open Space (OS) district is generally intended to preserve the natural features of the hillside areas south of the existing Vineyard Avenue. Owners of these lots may retain their existing agricultural uses. No homes are permitted within the OS area; however, fencing and agricultural structures are allowed. See item #S above for staff's comments regarding the location of the proposed residence. 7. Residential Development Standards (p. 25) - In HR areas, all home sites must be located within the designated development areas as generally depicted on the land use plan (see Figure IV-2). Lot lines may extend into land designated as Open Space, but primary residential buildings and residential accessory structures may only be sited within the designated development areas. See item #S above for staff's comments regarding the location of the proposed residence and accessory structures. 8. Visual Analysis (p. 28) - A visual analysis shall be conducted prior to development plan approval of all homes within the Plan Area. All practical efforts shall be made to completely screen the view of all improvements proposed in areas exceeding elevation 475 feet from off-site areas. PUD-32 Page - 6 - June 8, 2005