Attachment B <br />under the City's implementing provisions of Goal 15 (Willamette Greenway). <br />While not the focus of the applicable WG permit approval criteria, staff notes that the <br />applicable setbacks along the river in this area are based on the City's Goal 5 Adopted Riparian <br />inventory, which is regulated with the /WR overlay zone (see EC 9.4920). The /WR conservatior <br />area at this location is greater than the typical 100-foot setback from top-of-bank along the <br />Willamette River; here, the adopted riparian area boundary extends landward beyond the 100- <br />foot setback from top of bank. For clarity, staff notes that the /WR conservation area does not <br />extend onto the subject property. As shown on Attachment A, the subject property is at least <br />53 feet from the boundary of the regulated resource area. <br />Vegetation on the eastern portion of the subject property nearest the river consists of a cover <br />crop of non-native short grasses, weedy forbs, and scattered and isolated fruit and fir trees. The <br />location, species, and size of existing trees are shown on the on the applicant's topographical <br />survey (see Attachment D-4). The eastern portion of the site, closest to the riparian area to the <br />east, has few trees. The trees closest to the east property line include a row of fruit and filbert <br />trees along the south property boundary, which the applicant proposes to preserve, and a row <br />of cedars along the north property boundary. <br />Most of the northerly cedars are on adjacent lands to the north; the applicant proposes to <br />preserve these trees, which is further conditioned in the PUD evaluation at EC 9.8320(3) and <br />incorporated by reference. A 26-inch diameter cedar on the subject property, near the north <br />property line, however, is proposed for removal to accommodate the location of Building 1. <br />(The applicant's tree removal and preservation plan is provided on Sheet L3.) The cedar to be <br />removed is about 50 feet from the east property line. <br />As for proposed landscaping between the development and the river, the applicant's landscape <br />plan (Sheet L2) shows the eastern portion of the site as being planted with drought-tolerant <br />native meadow grasses. The eastern portion of the site will primarily be open space, with the <br />closest building being about 20 feet from the east property line (i.e. Building 2, abutting the <br />north property line). Buildings to the south (i.e. Buildings 4 and 7) have greater setbacks from <br />the east property line, by approximate 30 and 60 feet; respectively. As such, the development <br />will provide the maximum possible open space and vegetation between the activity and the <br />river. Additional landscaping along the east property boundary does not appear to be <br />warranted, given the existing site conditions as an open meadow. <br />Based on the available information and the preceding findings, the above criterion is met. <br />Opponent Arguments <br />The neighbors argue that the configuration of the proposed PUD does not leave the maximum <br />possible landscaped are between the development and the Willamette River. PT-2, PT-1. <br />Hearings Official Decision (PDT 13-1, WG 13-1) 56 <br />