Attachment B <br />line. As such, the proposed residential use is compatible with the natural, scenic, and <br />environmental qualities of the river corridor. <br />Based on the above findings, the proposed development is consistent with the applicable <br />Willamette Greenway policies set out in the Metro Plan. The above criterion is met. <br />Opponent Arguments <br />Neighbors argue that a number of Metro Plan goals and objectives are not met by the proposal. <br />The neighbors also argue that Metro Plan policies D.5 and D.8 are not met. PT-2. <br />Hearings Official Conclusions <br />The Hearings Official generally concurs with Staff's findings for EC 9.8815(3) and adopts those <br />findings by this reference. Staff's analysis of policy D.5 is sufficient to respond to the neighbors' <br />argument concerning policy D.5. As to policy D.8, the language applies to "Willamette River <br />Greenway plans" not to individual development proposals. <br />EC 9.8815(4): In areas subject to the Willakenzie Area Plan, the intensification, change <br />of use, or development will conform with that plan's use management considerations. <br />This criterion does not apply because the area of request is not within the boundaries of the <br />Willakenzie Area Plan. <br />EC 9.8815(5): In areas not covered by subsection (4) of this section, the <br />intensification, change of use, or development shall conform with the following <br />applicable standards: <br />(a) Establishment of adequate setback lines to keep structures separated from the <br />Willamette River to protect, maintain, preserve, and enhance the natural, <br />scenic, historic, and recreational qualities of the Willamette Greenway. Setback <br />lines need not apply to water related or water dependent activities as defined <br />in the Oregon Statewide Planning Goals and Guidelines (OAR 660-15-000 et <br />seq.). <br />Staff Findings <br />Outside the Willakenzie Area Refinement Plan (WAP) and the Goal 5 Water Resource (/WR) <br />riparian conservation area (neither of which affect the subject property), there is no regulatory <br />setback from the Willamette River. For context, the WAP establishes a 3'5-foot setback and the <br />/WR establishes a 100-foot setback from the top of the bank of the Willamette River. In this <br />location, the /WR conservation area exceeds 100 feet from the riverbank, yet is still more than <br />50 feet from the subject property (see Attachment A). <br />Hearings Official Decision (PDT 13-1, WG 13-1) . 59 <br />