development outside of the resource area while limiting density to reduce runoff and development impacts, <br />and creating a "no touch" area and landscape enhancements (see pp. 25-26 of the written statement). <br />Regarding the applicant's request to modify the standards at EC Table 9.2750 to reduce the front yard <br />setbacks from 10 feet to 5 feet for the south front yards of Lots 1 through 4 (along Nelson Street), staff <br />concurs that the proposed modifications will facilitate clustering of the residential dwellings that enable <br />resource conservation elsewhere on the site and will both contribute to compatibility with surrounding <br />development and provide an enhanced pedestrian environment along the street by orienting the buildings <br />closer to the street and allowing for a greater distance between the residences and future residential <br />development on the adjacent property to the north. Referral comments from Land Use Management staff <br />notes that the 5 foot front yard- setback is be measured from the leading edge of the structure (ie. eaves, <br />overhangs, chimneys, bay windows), and that, unlike the interior yard setback, no intrusions will be <br />allowed within the modified front yard setback. <br />With respect to the adjustments`to Lots 1 through 4, the hearings official agrees with the applicant and <br />staff that the adjustment is warranted. In addition, if the applicant demonstrates that development in the <br />vicinity of lots 5 and 6 can be accommodated within the /WR conservation area, the hearings official also <br />concludes that an adjustment to the front yard setback is warranted. As conditioned, the Hearings Official <br />find that the proposed development complies with EC 9.8320(11)(k). <br />EC 9.8320(12) The proposed development shall have minimal off-site impacts, including such <br />impacts as traffic, noise, stormwater runoff and environmental quality. <br />As conditioned, the hearings official finds that the applicable development standards and <br />recommended approval conditions provide adequate as that the proposed development will <br />have minimal off-site impacts. Final design details regarding the proposal for stormwater drainage <br />would be addressed in the PEPI pen-nit process. <br />EC 9.8320(13) The proposed development shall be reasonably compatible and harmonious with <br />adjacent and nearby land uses. <br />The proposed PUD is located in an area that is zoned and developed primarily for low-density <br />residential use. The proposal to create lots for single-family residential development will be consistent <br />with the general character of the area, and protections for significant natural features and vegetation on <br />the subject site will further ensure compliance with this criterion. Any development on the proposed <br />lots will be required to comply with applicable residential development standards at the time of <br />individual building permit review. Compliance with applicable R-1 lot size requirements provides <br />sufficient insurance that the proposed development will be reasonable compatible and harmonious <br />with adjacent nearby land uses, given that the lots are intended for single-family residential <br />development. Conditioning approval to remove lots 5 and 6 from the proposal at this time will ensure <br />that if development is proposed in that area in the future, the development design will satisfy <br />applicable development standards. <br />Some neighbors testified that the proposed lots are too small, will adversely impact the waterway, and <br />will not fit in with the neighborhood. The size of the proposed lots will provide for development that <br />is reasonably compatible with the surrounding land uses (larger residential lots, and rural residential or <br />agricultural lots), and conditions prohibiting the creation of lots 5 and 6 as part of this proposal will <br />ensure that there will be little or no impact to adjacent and nearby land uses due to development near <br />or in the corridor. As conditioned, the proposal will be reasonably compatible and harmonious with <br />Alder Woods PUD (PDT 07-5 & SDR 08-2) Page 34 <br />Laurel Ridge Record,(Z 15-5) Page 1162 <br />