Res. 2124 - Master Plan for Nodal Dvelopment Overlay ANX 2017-05 Stafford Land Co. Smith Creek COUNCIL BILL NO. 3081
RESOLUTION NO. 2124
A RESOLUTION APPROVING A MASTER PLAN FOR THE NODAL DEVELOPMENT
OVERLAY IN CONJUNCTION WITH ANNEXATION APPLICATION ANX 2017-05
SUBMITTED BY STAFFORD LAND COMPANY LLC FOR THE SMITH CREEK DEVELOPMENT
WHEREAS, Section 2.05.04C of the Woodburn Development Ordinance
("WDO") requires that the City Council approve a master plan for the entire area
designated Nodal Development Overlay on the Comprehensive Plan Land Use
Map prior to annexation of any property in the area designated as Nodal; and
WHEREAS, the Nodal Master Plan is conceptual and non-binding in nature;
and
WHEREAS, Stafford Land Company LLC submitted to the City a Master Plan
application (MP 2017-02) in conjunction with an annexation application (ANX
2017-05) for property located in the Nodal Development Overlay; NOW,
THEREFORE,
THE CITY OF WOODBURN RESOLVES AS FOLLOWS:
Section 1. The City of Woodburn Nodal Development Overlay Master Plan,
as depicted in Exhibit "A", is approved and shall serve as a general guide for
development in the Nodal Development Overlay. The Master Plan provides for all
of the requirements found in Section 2.05.04C.2 of the WDO.
Section 2. The City Council adopts the Analysis and Findings, affixed hereto
as Exhibit "B" and by this reference incorporated herein.
16 Approved as to form: f !
l
City Attorney —Qate
,
12
Approve
b Figley, M yor
Page 1 - Council Bill No. 3081
Resolution No. 2124
Passed by the Council
Submitted to the Mayor I
Approved by the Mayor
Filed in the Office of the Ncorder 'e 1,q, g(D I
ATTEST:
Heather Pierson, City Recorder
Page 2 - Council Bill No. 3081
Resolution No. 2124
d- <( 00
o
N -Q
No03HO N1nea00M do Alli d 3NSN3H3t+dWOO tsoaoslleosl
-� A1NnoJNaMM ate,, a o,�n„m
+-� wsuvis,unr_sw ?BOON N31aao NVAa CO
X OCOYl slot- 8C&99dm YZi16 NO03H0'OH08S77W
0 W Q� OOLElmt 5107.08EtMuTMi dYfY XVl mlOJJ1�neouw 1NANd073A307VllN3O/S3H 3A1U031b15'33N MI
oe,loi cimss�vrr xri U230d lV L$ N3.9&o HIINSMO13300N+7 Y ON1NNY7.1
4 :yr At=
3�.v t � dd��-J `• �� `4"��U
gy > a / �❑
U4OQ212
tw
'l
71
4J, T i1 �I-
I ( L! I t 11!t 1 1 R l
FOE,,'
}
LLJ
1
F
i
r
> h¢ Q
v
4Z 4w Z'CO
co
w c' u
Jr Ij
d- ¢ 00
� Q5
N N NOJ3aQ'Nt gQpp 1 j011/J NV7d AVMHIVd Y soo-oe[(eDs)
.t[NROQ NQWrW 'a uauma b:u`u^o •r 30ms ww �VOON N3/bB,p NV.lb CO
-F+ 0" 07-D98tMlGdViYXV1 �uxusu uru pZ([6 ND`J3d0 bb08S77/N
0 � 00 B 00l S1D7•QBEIh'18SdrWXVl sn a,nem uumwo _ 6
W ooY[o7 cYwsdrwxr[ (y8QE;JV-LS Y33!!O bwws WOVAW dN O 'er NO/S3U ONV79ONINNV7d N
f 1
--
� s a
>
ti a
t Sf ar4ul �.� L_1
no
U(l LN
\777• � � � ,P��_ E
Too
Y
rh ���
�x " k i pieg
N
Q cc: o
> ti
r � Cc
�
C) CL
Li
a
—
\\ \`
Y
d Q 00
CN '`= O
N N093H0'Ntll180oom_04DO NV7d SS300V s000ailms)
A11MOO NOIUM ec w.wvaxi+uaa»7 37at 11111 NIVII1Sl03d W
0 }( ^ IXg6101-099MiSdVNXVl "B"°"""'s 7V70H3WW00 NOON N3taeoNvta
WVJ 0%8 071 0201-0 7 C=V—dM—XV.L m•xwam�niwtis 421L61J0+J3a0'Oa08S77tN b
mt 107•siMn dwvxvl2N3>13.9d30'1N71N3tlFS3a 3NH031V.fGz 2981
Q2Eo:I3b'.LS �Issd'J RUM; P N'JIS30ONM$ONINNb^M M
z
71
ry Li
Q s
wLL
3� W
x
µ
I ,
_ neon gar+
a
2 O '
cc
_mss
ji-ajossotlos F—
n—n"
—
8
Q t Q z o
Lw
W cp cF.o. cr �n q 2 a
LAJ
O { W m
w W
In
133111s' 3SIOV&ted w q w
X
aoa � z�
'T < Oo
~= o
CN rf N003ii0 wNRBO00,ti do Al J NH7d 3N!&711QQN
AVOWNO7UM mau+woxamuwv:x rt l90a-OOG(COS)
F�
0006107_,Wtmisdmxyj. ♦zartt.ur mums m' N3/HEL0 NVA2f
O 0029001 St07-OBCtm dvn"-1 an xwam lwwun A21L6 NOJ3H0'OHOBS77N y
W aoi lox•caAusdvrvxvl Q2I0j:[V,LS LN3YJd073A3O 7N!lN30tS3N 3AlNO31N1S33N 2991
H33dQ HIMS � "`�'- NOM30 oNNi 9'JN/NNYid
O (n z
lY
et
IX Cz;
wh
Sir � ' ti�y� zW
_- A��..� a�t'�' <�' `-r., f✓ 1� �� '' �e nom,
ttR 1� i r; P u`<� '.iK".-,`c' rt tom-.ti•2 2
t—ui c
F � �
n
71 :�
etaee�eaa rrsrxa�rn¢aefrr.kr fnta�ru[+nicttaxiiar rnaeur t,.
7-1
77
Eu
i� -,.._ 47 rh N-f � ` 11 r �{ 2 f � •L
pp
i t
a
v
S. Uj
4
cc
Ul 4.. w w t y ti, �l
O
O O O 2m
W! QQ w �n a c
c
d Q 00
T O
N L(� N003aO'NannaOom.4oAw NV7d NOIIV1HOdSNVN1 asoo-oet(eosJ
-� AANWO NOaVW m=w K w3.o
aanrcamrY:Wuxnm 7VOON N31&SO NVAU
OX FOO1&07-GWtA1eSdMi .1.U6 N093aO'OaOBS77IN b
N awsooi siOt Oae azsd mxri on.wam=rrwnw
W iN3vrdo73a3a 7vaN3os3a VIUO3tV1S33NMI
O (RIO-q3H.LS N33HO HIMS sin NOIS30aNV7 VN/NNVki a�'
^U) -!. .
y qo
A$
-. nn m mlx'apd bmii R^ - 4 ddad Y5C..
x 2
i°
owm Y a
3 x G
x --
a••Y.
■ mrnJ �d a
lllBIDll Wllllll
nnrrmn inmrrrl�,
Z x I
7 a � t
r a —
m
Lo
mo
I �I
jC, wC'c $t
'�L a
e
e �
x
't < 00
o
N (� Noo3eo'NanooOOMIJ0 wa NVTd 3N17 d31VM
AIMO7 NOWV "�'� 7 v)„un 3xYl R v-oetfeosJ
f., 04V>to7-0961mts dWYxv1 �aar�ruw xua 7VOON N3 HdA NvAd �
WQ� WLSoo1 S10z-Q$ElmppdMYX1+1 .nwan bZi[6 NO'J3H0'ObC79S77�H y
ooelo,-eunzsdmxrl QaO:IJb'.l.g tNyvrd073A3o'M1Naa+sax �veoalvlsaavzsar
N33a,O N11W$ a NSM-I”-S'JNfNNY1d
O C
U)
LL
a a0� w4Z�
4
o
m
Y ba 0
lAas
QyuO ,p _•
ama 1
° ....a
a
R
4ti I x °,9I
Snn..
`
W W W .W Q•,• G �I ��
LLJ Z 2 y Z Z pI
y V U Z
_ � a
:i Ni �
!— W 3 a,
m z
u+ 3 3 3 e n
n _
°
d' Q co
o
N (�. Noo3Ho'NNRS000mJoAvo Nkr1d t13M3S tHV1INN5
,UN000 NC4HWV os —.. =N,91
�
A'" 000>l0 -0HBIM15dMXV1 '-�sv s:xirc sn, IVOON
Q X Q� 0028001 S101-0SCIMSSdV1YXV1 naa.m,n,owy 77fN yW "�3jj0foN37WN301 Hd "" -°1° L. 1
0
i
W ® 8
ry Z
u �Qmo
`y �w2y
� � wuawz
t Q
r �
'l12
41
S
D
T ►^a� i LTA(_`"`1 `�` : �
a a
CL
all hI
cc
W QI
cc
w z z z z z x \ 3 $ -
W
- bivinCO vO
;.
x
W _ t 1 a
! c ➢
i 1 A 6 s
r
4
d- <( 00
Lf.-
0
N 00 N003uO Nun6Ooalldo wO Nb7d N3M3S kYNO1S
AINOOO NOW v �-c..vowo'o�at�rosm 18o"Oz(609)
+-t c�wte.uv�etunosm, 7VOON N31US,ONVAU co
_0 X OM -107 Il Cdtt6 NO°J3&0'OWSS77tH 7a
WW OQZ8Wt S107-08SIMZSdM7Xtll �n'�.r t�prggp
oa+to�-t nus dvrq xvi Q2�0{db I S 1N31Yd073A30 7Yt1N301S3H 3iUtfO31VlS33Nml
?l33li0 H11WS ND/53D ONb7 9 DNINNVTd
� x 3Q�a
O
CZF�
cl
Z Zi I-
"'Nli�
y $ �
W v a b
Q 4 4
�j1 Ir, r b
i
A k F g ° °•
3�
ff G q
9 0
$� a AI, J
q b
i 10
i �4 �. .
r 1
aay eaQa
"R
00
! �t
� (✓'1 W p ~� � 6I
3 g
F—
C-
-acr-� a�- o
.7� C
i
d zl q
q
Resolution 2124
Exhibit B
Page 1 of 11
Analyses & Findings
Attachment 102
This attachment to the staff report analyzes the application materials and finds through
statements how the application materials relate to and meet applicable provisions such as
criteria, requirements, and standards. They confirm that a given standard is met or if not met,
they call attention to it, suggest a remedy, and have a corresponding recommended condition
of approval. Symbols aid locating and understanding categories of findings:
Symbol Category Indication
Requirement (or guideline) met No action needed
Requirement (or guideline) not met Correction needed
Requirement (or guideline) not applicable No action needed
• Requirement (or guideline) met, but might
become unmet because of condition applied to
meet separate and related requirement that is Revision needed for
A not met clear and consistent
• Plan sheets and/or narrative inconsistent records
• Other special circumstance benefitting from
attention
Section references are to the Woodburn Development Ordinance (WDO).
"SDA" refers to the site development area that is the whole Smith Creek Development.
Table of Contents
I. Location.................................................................................................................................................2
II. Land Use &Zoning................................................................................................................................3
III. Statutory Dates.................................................................................................................................5
IV. Comprehensive Plan Goals ...............................................................................................................7
V. Annexation Provisions.........................................................................................................................10
VI. Master Plan Provisions....................................................................................................................14
VII. Planned Unit Development(PUD) Provisions.................................................................................16
Vlll. Preliminary Subdivision Provisions.................................................................................................29
IX. Exception to Street Right of Way and Improvement Requirements ("Street Exception") Provisions
35
Smith Creek ANX 2017-05, PUD 2017-01,et al.October 29,2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W. Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 1 of 72
Resolution 2124
Exhibit B
Page 2 of 11
X. Variance Provisions.............................................................................................................................38
XI. Phasing Plan Provisions...................................................................................................................46
XII. Applicant Identity............................................................................................................................48
X111. Conditions of Approval ...................................................................................................................49
Allor Multiple Phases.............................................................................................................................49
Phase1A..................................................................................................................................................60
Phase18..................................................................................................................................................67
Phase2A..................................................................................................................................................67
Phase26..................................................................................................................................................67
Phase2C..................................................................................................................................................67
Phase3A..................................................................................................................................................67
Phase3B..................................................................................................................................................68
Phase4A..................................................................................................................................................68
Phase4B..................................................................................................................................................68
XIV. Notes to the Applicant....................................................................................................................68
I. Location
Address(es) 690 Ben Brown Lane
Tax Lot(s) Primary Tax Lot 052W13 00100 with Additional Lots 052W13BD 00100& 200 and
051W18BC 04000
Nearest . McLaughlin and Desantis Drives
intersections • McLaughlin Drive and Austin Avenue
(clockwise . McLaughlin and Smith Drives
from north) • Ben Brown Lane and Elana Way
• Parr and Stubb Roads NE
• Harvard Drive and Vasser Street
Smith Creek ANX 2017-05, PUD 2017-01,et al. October 29,2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W. Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 2 of 72
Resolution 2124
Exhibit B
Page 3 of 11
11. Land Use & Zoning
Comprehensive Plan In order of greater to lesser land area:
Land Use Designation Low Density Residential Nodal Development Overlay; Medium Density
Residential Nodal Development Overlay; and
Low Density Residential
Zoning District Upon annexation and in order of greater to lesser land area:
Nodal Single Family Residential (RSN)
Nodal Multi-Family Residential (RMN)
_ Residential Single Family(RS)
Overlay District(s) Nodal Single Family Residential (RSN)*
Nodal Multi-Family Residential (RMN)*
Riparian Corridor and Wetlands Overlay District (RCWOD)
(*The WDO presents each district as both a base zone in 2.02 and an overlay
zone in 2.05.) _
Existing Use(s)�i Rural dwellings, agriculture
For context, the two images below illustrate respectively the adjacent comprehensive or
"comp" plan designations and zoning districts:
Smith Creek ANX 2017-05, PUD 2017-01,et al. October 29, 2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W. Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 3 of 72
Resolution 2124
Exhibit B
Page 4 of 11
I, i � i✓ ' ' L. 'I
00
..r _ ,.� ,f,.fJ.1'�';`,%`,;'`✓`s�.�!i'',%'�''�'!��� .. + a,••j �fir, �c! ..-•a"' ..
/'fid /r//,�/,J/l'Jf,�/�//'f/'�/'/'"ff//�/,s/,d ,/ �./'/�/��°�,✓;`�rJJ" /;�1�/rffilffl/f,,�/'/.fr/'"/l�f�XF1�///p�,��//"✓; //jjj (jJ( a�"_^-��J,`�'�' � '
�fl t"�"�.•`r/"r�` �'�,f"r'�//�/�,r`r'✓'�J�,/f.%�/'�/l;i�ldf�l r';J�{r';�,��� 1�. . � ',�'.� l ( j`t\'��4����
./ ;/,f�i',,',/'. .f"J,! ,✓`r';`.f'.!f/r' ,.!/f,.!/f///'`;`,�'1'`f`f� :f,•^'.fi"�/,'�,/./f�`./�f" � ... �"�:. •.f ''�� �!�/. ��,,,�.
l_
Comp Plan Land Use Map Excerpt
Color Land Use Designation
0 pale yellow Low Density Residential
turquoise Public Use
brown Medium Density Residential
Open Space and Parks
?_a medium green
Smith Creek ANX 2017-05, PUD 2017-01,et al.October 29,2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W. Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 4 of 72
Resolution 2124
Exhibit B
Page 5 of 11
g P1SP rIZY
3 —......MATT
� CTTYLtMI75 :, 2
• a
P/SP 7 -
ft �}
IF
�s
r
� w
Zoning Map Excerpt
Acronym Zoning District
RS Residential Single Family
P/SP Public and Semi-Public
RM Medium Density Residential
R1S Retirement Community Single Family Residential
111. Statutory Dates
Application July 23, 2018
_Completeness
120-Day Final I November 20, 2018 per Oregon Revised Statutes (ORS) 227,178. (The nearest
Decision Deadline and prior regularly scheduled City Council date is October 22, 2018.)*
Smith Creek ANX 2017-05, PUD 2017-01,et al.October 29,2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W. Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 5 of 72
Resolution 2124
Exhibit B
Page 6 of 11
*However,the Assistant City Attorney had counseled staff on January 16, 2018 that an annexation
request is not subject to the 120-day deadline for final action per 227.178(8).
The following applications constitute the Smith Creek Development consolidated applications
package:
• Annexation ANX 2017-05
• Master Plan MP 2017-02
• Planned Unit Development: Conceptual Development Plan PUD 2017-01
• Subdivision, Preliminary SUB 2017-01
• Exception to Street Right of Way and Improvement Requirements ("Street Exception")
EXCP 2017-03
• Variance VAR 2017-14, and
• Phasing Plan PP 2017-01.
Because the consolidated applications package include annexation, which per 5.04.01 is a Type
IV review with City Council decision and the highest type among the applications, the Planning
Commission recommends upon all the applications and the Council decides upon them. The
applicant submitted application materials on October 24, 2017 and revised and additional
materials through September 19, 2018 (excerpted within Attachment 103).
Smith Creek ANX 2017-05, PUD 2017-01,et al. October 29,2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W. Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 6 of 72
Resolution 2124
Exhibit B
Page 7 of 11
Analyses &
Findings pages
unrelated to
Master Plan
omitted
Resolution 2124
Exhibit B
Page 8 of 11
City Council has not yet identified such a need. Examples of community needs
include park space and conservation of significant natural or historic resources,
and the corollary development does include much Mill Creek greenway area that
the developer is to improve and dedicate as park space.
Regarding D., the applicant obtained the requisite written consent and such that no election is
needed.
Regarding E., the applicant confirms the proposal includes no request to amend the land use
designation or rezone the territory to zones other than those compatible with the comp plan
map designations per comp plan Policy Table 1 (Attachment 1048).
Regarding F., the applicant addresses subsection 1. by transferring portions of adjacent ROWS
to the City. Regarding subsection 2., Public Works staff indicated that dedication of public
utility easements (PUEs) is deferred until the corollary development.
As a single concluding and summarizing statement:
• the territory is within the UGB;
• the territory is designated for low and medium density housing—i.e. houses,
manufactured dwellings, corner duplexes, row houses, and multi-family dwellings
(colloquially thought of as apartments and condos);
• the applicant's request to annex and develop indicates market need for new housing
stock; and
• Per City plans, the WDO, and conditions of approval, the proposed corollary development
will provide needed public facilities benefiting itself and the city at large.
The criteria are met.
VI. Master Plan Provisions
Because the proposal is for annexation of territory that the comp plan map designates as Nodal
Development Overlay, 2.05.04C. requires that the applicant present a master development plan
to the City Council for its approval. The applicant is the first ever to present a Nodal master
development plan.
Smith Creek ANX 2017-05, PUD 2017-01,et al. October 29,2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W. Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 14 of 72
Resolution 2124
Exhibit B
Page 9 of 11
Every annexation applicant is required to do so, and per C.1. the master development plan is
conceptual and non-binding. Also per C.1., the purpose is for the City to use it as a general
guide for development within the Nodal overlay.
2.05.04C. Master Planning Requirement
1.A master development plan shall be approved by the City Council for the entire area designated as
Nodal Overlay on the Comprehensive Plan Map, prior to annexation of
any property within the Nodal Development Overlay Comprehensive Land Use Plan map designation.
The master plan shall be conceptual and non-binding in nature, but may be used as a general guide for
development within the Nodal Overlay Districts.
2.The required master plan shall show:
a)The location and rights-of-way for existing and planned streets.These streets shall provide access
to all existing and proposed parcels,consistent with the Transportation System Plan (TSP);
b)The location and size of existing and planned sanitary sewer,storm water and water facilities,at
adequate levels to serve existing and proposed development;
c)The location and area of the Riparian Corridor and Wetlands Overlay District(RCWOD). Planned
streets and public facilities that cannot reasonably avoid the RCWOD shall be indicated;
d)A development plan for the Nodal Neighborhood Commercial center, neighboring multi-family
areas,and potential parks,including planned pedestrian and bicycle connections within the Nodal
Overlay District as shown on the Transportation System Plan,and pedestrian and bicycle connections
to Southwest Industrial Reserve areas;
e)A development plan for all residential areas,demonstrating consistency with applicable nodal
design standards.
The master development plan is composed of the Exhibit C-15 series (Attachment 103C-15) and
shows the required items per C.2.
It is up to the Council to do with it as it wishes. Though of course the Smith Creek Development
proposal is an integrated project separate in itself, staff recommends that the Commission and
Council consider how the project influences transitions by future development projects to the
south across Parr Road, west across Stubb Road, and along the headwaters of the west
tributary of Mill Creek. Just as importantly, the Council should consider whether the master
plan sketches the kind of walking and cycling development that the Nodal overlay should
manifest per 2.05.04A.:
"The intent of the overlay districts is to provide community identity to higher density residential
developments within walking distance (generally one-half mile or less)of the neighborhood
commercial center. Nodal development will be designed with a pedestrian focus,with interconnected
streets and pedestrian walkways, alleys serving garages located at the rear of lots ..."
Smith Creek ANX 2017-05, PUD 2017-01,et al.October 29,2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W. Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 15 of 72
Resolution 2124
Exhibit B
Page 10 of 11
If the Commission or Council believes the plan does not, it should briefly direct staff about what
legislative amendments it wishes the Council to pursue and when in the medium to long-term
future and then continue in the here and now with deliberation and decision about the Smith
Creek Development itself.
The provisions are met.
2.05.04 Nodal Overlay Districts
B. Nodal Single Family Residential (RSN)and Nodal Medium Density Residential (RMN) Districts
1.Vehicular access directly to a public street is prohibited and alley access to garages facing the alley
is required for anything other than standard single family development. Off-street parking,
maneuvering and storage is prohibited within a required front or side setback,or any yard abutting a
street with attached single family and small-lot single family development.
2.Alleys shall be required for all small lot single-family residential subdivisions and attached single
family(row houses) development.Alleys shall be dedicated and paved to a minimum width of 20 feet.
No parking shall be allowed within an alley right-ofway.
The applicant proposals an overall site plan in which approximately 55.9% of the small lots are
alley-loaded. To not have all small lots be alley-loaded, the applicant proposes variance request
number four that staff analyzes further below under the Variance Provisions section.
Variance: Staff addresses the provision of B. later under the Variance Provisions section.
VII. Planned Unit Development (PUD) Provisions
Several exhibits show the PUD boundary, including C-4 Color Lot Type Map, C-13 PUD
Boundary, and Y-1 Overall Site Plan and (Attachments 103C-4, 103C-13, & 103Y-1).
3.09 Planned Unit Developments
The purpose of this Section is to establish the requirements for Planned Unit Developments(PUDs).
PUDs allow flexible development standards, unique street cross-sections,and more variety in
permitted uses. They are especially appropriate when developing properties with unique
topographic,geotechnical,or other constraints. They also encourage innovation and creative
approaches for developing land. In exchange for the ability to modify development and use
standards, PUDs must provide common open space and enhanced public amenities.
3.09.01 Allowable Types and Minimum Area of PUDs
A.Transfer of Density PUD
Smith Creek ANX 2017-05, PUD 2017-01,et al.October 29,2018 City Council Staff Report: Post-Approval Revision
to Strike Condition T-A4(Stop sign removals from W, Hayes St at Oregon Way)and add Note to the Applicant 4b
per Council motion 10/29/2018;Attachment 102
Page 16 of 72
Exhibit B
Page 11 of 11
Analyses &
Findings pages
unrelated to
Master Plan
omitted