Commission continues request to reduce creek-corridor setbacks and park-strip width for infill lots

Property owner Wilford Clyde and applicant Paul Washburn presented a proposal to amend city code governing creek-corridor setbacks and park-strip (landscape strip) width to create larger buildable areas on a narrow infill parcel adjacent to Hobble Creek.

Paul Washburn, the applicant, described protracted discussions with staff and consultants about options to develop the irregular parcel and said the proposal would reduce the required park-strip width between curb and sidewalk from eight feet to three feet and reduce certain front-yard setbacks to 20 feet for lots adjacent to a creek corridor. “The dotted line at the top is the 50 foot setback, and you can see it really compromises the ability to develop the lot,” Washburn said while showing a site map; he told commissioners the design team had tried to preserve trees, work with topography and offer potential public access to the creek as part of negotiations.

Laura, a Community Development staff member, told the commission that planning staff did not support the amendment as written because the proposed language is imprecise and could be interpreted to apply across the city to any landscape strip between curb and sidewalk or to all lots in a development instead of only to lots abutting a creek corridor. Josh, planning staff, warned the amendment could apply to multiple creek corridors (Hobble, Dry, Spring creeks) and said Public Works and the city engineer did not support reducing park-strip widths described in the proposal. Josh said the city’s trail and creek goals include preserving public access and that the 50-foot setback is a building setback rather than a dedication of public land; staff also noted the traditional-neighborhood-development (TND) overlay remains an option that can provide different lot and street standards if a reciprocal public benefit is proposed.

Commissioners pressed applicants about alternatives, including using the TND overlay, modifying street cross-sections, or preserving trail easements while avoiding larger-scale changes to the street standard. Washburn and Wilford Clyde said they had explored TND and other options for more than a year and emphasized the narrowness and topography of the property makes standard development difficult. “We were trying to do that same thing you’re talking about is to try to create an opportunity,” Wilford Clyde said, noting he wants to place lots that younger families could buy while preserving trees.

After public comment period (no members of the public spoke), the commission decided not to approve the amendment as presented. A commissioner moved to continue the item to allow applicant and staff to meet, narrow language, and test alternatives that could protect the public realm while addressing buildability on this specific parcel. The motion to continue passed on a roll-call voice vote. Staff and the applicant agreed to meet again and bring revised language or options back to the commission.