proposed to be located south of these trees, with the closest part of the building being setback 12 <br />feet from the north property line. With the 13 feet of additional right-of-way being required along <br />this portion of the north property line, the northwest corner of Building 2 would be within the <br />right-of-way, which is not acceptable. As such, the following condition of approval is necessary; - <br />• The final PUD plans shall show Building 2 located outside (moved south) of the required <br />right-of-way dedication along the north property line. <br />The above condition protects the right-of-way. Following right-of-way dedication, the required <br />setback would be 10 feet; however, the building would have no setback if it were just moved <br />south of the right-of-way, as conditioned above. Again, the applicant requests a modification to <br />the setback standards, which is evaluated under approval criterion EC 9.8320(11)(k). <br />Another consideration forthe north property line is the row of cedar trees on the abutting lands <br />to the north. Although the applicant's plans (Sheet L3) show preservation of the trees (refer to <br />Attachment D-4), the critical root zone (CRZ) of the cedars projects into more than half of Building <br />2. It is unclear whether this is an acceptable level of disturbance. As such, the following condition <br />of approval is necessary: <br />• Prior to final PUD approval, the applicant shall submit a report from a certified arborist <br />confirming that the row of cedars on adjacent lands to the north can survive the <br />construction impacts of the proposed development (and include any necessary protection <br />measures to ensure survival). The final PUD plans shall show the location of Building 2 and <br />any related protection measures (e.g. construction fencing for protected CRZ areas) <br />consistent with the arborist's recommendations. <br />Based on the above findings, conditions, and the subsequent findings provided at EC <br />9.8320(11)(k), which are incorporated here by reference, the PUD will provide adequate screening <br />along the north property line. <br />East Property Line -The east property line abuts City parkland, which is an undeveloped natural <br />resource area bordered by the Willamette River farther to the east. The distance between the <br />subject property and the ordinary high water line of the Willamette River ranges between 200 and <br />243 feet, according to the applicant's topographical survey. The applicant's topographical survey <br />also shows the approximate boundaries of the special flood hazard area, notes that the base flood <br />elevation is about 401 feet, and indicates that about 100 feet of the eastern portion of the <br />property is below the base flood elevation. Between the 401-foot contour and the east property <br />boundary, the applicant's survey shows a 26-inch diameter cedar, to the north, and a filbert <br />cluster to the south. <br />The applicant's tree removal and preservation plan (Sheet L3, Attachment D-4) indicates that the <br />26-inch cedar will be removed to accommodate three dwelling units abutting the north property <br />line. This building is approximately 10 feet from the east property line. Buildings to the south are <br />located farther from the east property line, with the closest building being a bike storage shed, <br />which is about 20 feet from the east property line, near the souther I perty boundary. The <br />applicant's tree removal and preservation plan shows that the filbe Q ster, and a row of fruit <br />712 Staff Report: Oakleigh Meadows Cohousing September 2013 Page 8 <br />