PH-1 Pre-Hearing Exhibit #1 <br />Staff notes that the northwest corner of the development site is the gateway to the <br />neighborhood. The wall proposed along the west property line stops short of the north property <br />line, to enable a landscaped bed with a tree and shrubs, which will help soften the entrance to the <br />development. As noted at EC 9.8320(5)(c) in regards to traffic, EC 9.8320(9) in regards to <br />stormwater runoff, and EC 9.8320(4) in regards to protection of natural features, which are also <br />incorporated here by reference, the proposed development will have minimal off-site impacts <br />related to traffic, noise, stormwater runoff and natural resources. Based on the above findings, <br />the development is reasonably compatible with the nearby land uses. <br /> <br />EC 9.8320(14): If the tentative PUD application proposes a land division, nothing in the approval <br />of the tentative application exempts future land divisions from compliance with state or local <br />surveying requirements. <br /> <br />This criterion does not apply because the development does not include a future land division. <br /> <br />EC 9.8320(15): If the proposed PUD is located within a special area zone, the applicant shall <br />demonstrate that the proposal is consistent with the purpose(s) of the special area zone. <br /> <br />The subject property is not located within a special area zone. As such, this criterion is not applicable. <br /> <br />Willamette Greenway Evaluation <br />As required by the Type III land use application procedures beginning at EC 9.7300, the Hearings <br />Official must review any WG permit application and consider pertinent evidence and testimony as to <br />whether the proposal is consistent with the criteria required for approval at EC 9.8815 (shown below <br />in bold typeface). In this case, the proposal is being reviewed concurrently with the tentative PUD in <br />accordance with EC 9.8005(2). Based on the available evidence and findings provided below, staff <br />recommends co <br /> <br />EC 9.8815(1): To the greatest degree possible, the intensification, change of use, or <br />development will provide the maximum possible landscaped area, open space, or <br />vegetation between the activity and the river. <br /> <br />As previously noted, the Willamette River is located more than 200 to the east of the subject <br />property. The land between the river and the subject property is owned by the City, as an <br />undeveloped natural resource area that contains /WR Water Resource (Goal 5) conservation <br />areas. In this area, there is no specific, pre-determined or adopted setback from the river under <br /> <br /> <br />While not the focus of the applicable WG permit approval criteria, staff notes that the applicable <br />which is regulated with the /WR overlay zone (see EC 9.4920). The /WR conservation area at this <br />location is greater than the typical 100-foot setback from top-of-bank along the Willamette River; <br />here, the adopted riparian area boundary extends landward beyond the 100-foot setback from <br />top of bank. For clarity, staff notes that the /WR conservation area does not extend onto the <br />subject property. As shown on Attachment A, the subject property is at least 53 feet from the <br />boundary of the regulated resource area. <br /> <br />Staff Report: Oakleigh Meadows Cohousing September 2013 Page 33 <br /> <br /> <br />