Natural Resource Area Protection6 <br />Policy I - Significant wetland, riparian, waterway and upland sites in the Willakenzie area shall be <br />protected from encroachment and degradation in order to retain their important functions related <br />to fish and wildlife habitat, flood control, sedimentation and erosion control, water quality control, <br />and groundwater pollution control. <br />To the extent that the General Land Use, Residential and Unincorporated Subarea policies constitute <br />mandatory approval criteria for land use development applications, the proposed PUD is' consistent with <br />them. The subject property is zoned for low density residential use, and the proposed lot sizes are fall <br />within the maximum R-1 density standard. In addition, the application proposes a PUD, which satisfies the <br />policies that require PUD applications for development within the Opportunity Area. With respect to <br />Residential Policy 3 and Transportation Policy 13, findings addressing EC 9.8320(5)(a) demonstrate that <br />the proposal, if conditioned to require additional right-of-way dedication and an irrevocable petition for <br />future improvements on Gilham Road, adequately satisfies those policies. <br />The Willakenzie Area Plan Natural Resource Areas map identifies the riparian channels on the subject <br />site as significant waterways (p. 158).7 The drainage channels and associated riparian vegetation are <br />also listed as a Goal 5 Riparian and Upland Habitat Site on the adopted Goal 5 inventory. A wetland <br />delineation submitted by the applicant identifies jurisdictional wetlands within the drainage channel, <br />which are not separately identified as Goal 5 resources. Thus, the channel and associated vegetation <br />constitute significant wetland and riparian areas to which Natural Resource Area Protection Policy 1 <br />applies. Protection of significant natural resources is addressed in detail under EC 9.8320(4) and <br />further addressed under EC 9.8320(1), EC 9.8320(11)(a), 0), and (k) below and in the following SDR <br />evaluation. If the application satisfies those development criteria, the hearings official concludes that <br />the proposal is consistent with Natural Resource Area Protection Policy 1. <br />Public Facilities and Services Element-Natural Drainage Policies 1 through 3 also include relevant <br />policies that must be addressed by the proposed PUD. These policies encourage development <br />practices that reduce the need for an extensive subsurface storm sewer,system, encourage growth and <br />development patterns that are compatible with natural features and discourage'the alteration of natural <br />features, and encourage measures that will improve the quality of storm-water runoff discharged into <br />local waterways. Staff argues that the proposal is not consistent with these policies because it includes <br />development within protected areas, and do not demonstrate that the proposal adequately <br />accommodates storinwater drainage through and from the site. The hearings official relies on the <br />findings addressing the /WR overlay, stormwater standards and SDR review to demonstrate that the <br />proposal to develop east of the drainage corridor is generally consistent with Natural Drainage Policies <br />1 through 3. However, as further explained below, there is insufficient evidence as to the <br />developability of lots 5 and 6 consistent with drainage and resource protection standards. Therefore <br />development west of the riparian corridor is not permitted under this decision. <br />Goal 5 Resource Plan <br />Section 2 of Ordinance 20531 identifies the Goal 5 Resource Plan as a refinement of the Metro Plan. <br />Compliance with relevant sections of the Goal 5 Plan is addressed under EC 9.8320(4), and in'the <br />The applicant argues that, like the policies referred to in EC 9.8320(1), only the WillakenzieArea Plan policies set out in <br />EC 9 9500 apply to the proposed PUD For the reason explained in the findings for EC 9.3320(1), the hearings official <br />disagrees with the applicant <br />7 Unfortunately, the map depicting the natural resource areas is not to scale and does not include individual property <br />boundaries. Therefore, it does not help to interpret the Goal 5 Resource Plan maps <br />Alder Woods PUD (PDT 07-5 & SDR 08-2) Page 8 <br />Laurel Ridge Record (Z 15-5) Page 1136 <br />