EC 9.2740 Residential Zone Land Use and Permit Requirements confirm that PUD approval is <br />required for multiple-family (three or more dwellings on the same lot) development in the R-1 <br />zone. The PUD process allows for a review of the specific location, design and intensity of a <br />proposed multiple-family development in t R-1 zone to determine, among other things, <br />whether the development is reasonabl opatible with adjacent and nearby land uses. Multiple- <br />family development is also required to meet specific development standards at EC 9.5500, which <br />establish design regulations, such as building mass, orientation, and articulation. <br />At the same time, the PUD process allows for design flexibility, if the design meets the PUD <br />purpose statements at EC 9.8300, which are intended to achieve flexibility in architectural design, <br />clustering of buildings, and pro z ing for economy of shared services and facilities. Accordingly, <br />the applicant seeks several "ications to development code standards through the PUD <br />process. The PUD approval criteria at EC 9.8030 are evaluated in the following staff analysis. <br />Willamette Greenway Permit - The property is within the City's adopted Willamette Greenway <br />boundary, which requires Willamette Greenway (WG) permit approval prior to development. <br />(Refer to Attachments A and B for a depiction of the adopted Willamette Greenway boundary- <br />the area in which WG permit approval is required for intensification, change of use or <br />development according to EC 9.8805.) The W G permit approval criteria at EC 9.8815 are <br />evaluated below, following the PUD analysis. <br />The Willamette River is located about 243 feet to the east of the subject property, according to <br />the applicant's topographical survey prepared by Poage Engineering & Surveying, Inc. (See <br />Attachment D-1.) 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 (outside Willakenzie Area Refinement Plan which has an adopted WG setback <br />distance from the river of 35 feet), and in accordance the WG permit approval criteria EC <br />9.8815(4) and (5); there is no specific, pre-determined or adopted setback from the river under <br />the City's implementing provisions of Goal 15 (Willamette Greenway). <br />While not the focus of the applicable WG permit approval criteria, staff notes that the applicable <br />setbacks along the river in this area are based on the City's Goal 5 Adopted Riparian inventory, <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 />Application Procedural Summary <br />Consistent with EC 9.7005 Pre-application Conference, the applicant met with staff on December 2, <br />2011 (LC 11-76). The applicant held a neighborhood meeting on February 16, 2013, in compliance with <br />EC 9.7007 Neighborhood/Applicant Meetings. With regard to EC 9.8310 Tentative Planned Unit <br />Development General Application Requirements, the applicant indicates that the proposed PUD <br />includes all property under contiguous ownership. It is also noted that the applicant requests tentativk <br />PUD approval under the general approval criteria, rather than the needed housing criteria. The PUD <br />702 Staff Report: Oakleigh Meadows Cohousing September 2013 Page 3 <br />