With respect to neighbors' arguments that the proposed development design "crowds" development <br />near the riparian corridor, which will interfere with stormwater flows, the hearings official agrees with <br />the applicant that so long as the proposed development satisfies applicable setback and stormwater <br />design standards, it is unlikely that the location of development on the lots that abut the riparian <br />corridor will create significant negative impacts. <br />As conditioned, EC 9.8320(9) is satisfied. <br />EC 9.8320(10) Lots proposed for development with one-family detached dwellings shall comply <br />with EC 9.2790 Solar Lot Standards or as modified according to subsection (11) <br />below. <br />The proposed PUD involves 17 lots intended for single family detached dwellings. EC 9.2790 requires <br />that at least 70% of lots within a subdivision to be designed as "solar lots" with a minimum north-south <br />dimension of 75 feet and a front lot line orientation that is within 30 degrees of the true east-west axis. <br />On sheet'S.2 of the site plans, the applicant indicates that 13 of the 17 developable'lots, and <br />specifically Lots 5-17, are solar compliant. <br />With the removal of lots 5 and 6 from the proposal, only 66 percent of the lots satisfy this standard. EC <br />9.2790(3)(b) allows exceptions from solar lot standards where "[c]ompliance with applicable street <br />standards or public street plans requires a street configuration that prevents the lots from being oriented <br />for solar access. The applicant proposes to develop a rather narrow lot, and establish a street system <br />through the site that connects to Sterling Woods Drive to the south and Gilham Road to the east. As a <br />result, proposed lots 1 through 4 are too narrow to be developed with front lot lines that comply with <br />the solar lot standards. Therefore, the hearings officer concludes that an exception to the solar lot <br />standards for proposed lots 1 through 4 is warranted. The solar lots shall be identified on the final plan. <br />EC 9.8320(11) The PUD complies with all of the following (An approved adjustment to a standard <br />pursuant to the provisions beginning at EC 9.8015 of this land use code constitutes <br />compliance with the standard.): <br />(a) EC 9.2000 through 9.3915 regarding lot dimensions and density requirements for <br />the subject zone. Within the /WR Water Resources Conservation Overlay Zone, <br />no new lot may be created if more than 33% of the lot, as created, would be <br />occupied by the combined area of the /WR conservation setback and any portion <br />of the Goal 5 Water Resource Site that extends landward beyond the <br />conservation setback, making the lot immediately eligible for an adjustment <br />under EC 9.8030(21)(a). <br />The provisions of EC 9.2750, Residential Zone Development Standards, and EC 9.2760, Residential Zone <br />Lot Standards, apply because this property is zoned R-1. With respect to density, the proposed 7.72 units <br />per net acre is within the 14-unit maximum density requirement. <br />With respect to the proposed lot dimensions, all of the proposed lots except Lots 5 and 6 meet or exceed <br />the applicable Residential Zone Lot Standards of Table 9.2760, including minimum lot size (4,500 square <br />feet), minimum street frontage (50 feet) and minimum lot width (50 feet or 35 feet for curved lots). <br />With respect to lots 5 and 6, the applicant requests flexibility pursuant to EC 9.8320(11)(k) to waive the <br />50-foot lot frontage requirement. According to the applicant, this adjustment is warranted to minimize the <br />Alder Woods PUD (PDT 07-5 & SDR 08-2) Page 27 <br />Laurel Ridge Record (Z 15-5) Page 1155 <br />