The evidence establishes that this standard has not been met as previously discussed. The condo <br />development is planned 'so that as many condo buildings are on the Greenway and as close to the public <br />open space as possible with virtually no setbacks or screening onto adjoining properties or the public <br />open space. The plan calls for parking, garbage and other undesirable facilities to abut adjoining <br />properties so that the development can savor a large open space in the center of the development. By <br />maximizing (and violating density standards as argued above) the number of units on this unique <br />property, the applicant fails to provide the maximum possible landscaped area and/or open space <br />between the development andthe river and does not comply with this standard. <br />(2) To the greatest possible degree, necessary and adequate public access will be provided along the <br />Willamette River by appropriate legal means. <br />The current proposal degrades and potentially interferes with public access to the river. Not only does <br />the proposal attempt to obfuscate the boundary between public and private property, but also it failed to <br />provide an easement or access from 'Oakleigh Lane to the river. Currently, there is a dirt path that <br />functions as that access (including a gate), permitting residents and riverpath users to connect to the <br />neighborhood and the river corridor. The current plans do not appear to delineate such a public access, <br />despite the factthat City Staff recommends a public easement along the north property line. <br />(3) The intensification, change of use, or developmentwill conform with applicable Willamette <br />Greenway policies assetforth in the Metro Plan. <br />The PUD has not provided substantial evidence establishing compliance with the Metro Plan. The PUD <br />fails to "Protect, conserve, and enhance the natural, scenic, environmental, and economic qualities of <br />river and waterway corridors," as discussed above. II-B-1. The PUD also fails to demonstrate compliance <br />with the Metro Plan Goals to: <br />1. Protect valuable natural resources and encourage their wise management, use, and proper <br />reuse. <br />2. Maintain a variety of open spaces within and on the fringe of the developing area. <br />3. Protect life.and property from the effects of natural hazards. <br />4. Provide a healthy and attractive environment, including clean air and water, for the <br />metropolitan population. III-C-2. <br />Further, the PUD fails to provide substantial evidence that it will not degrade Riparian Corridors, <br />Wetlands, and Wildlife Habitat (Goal 5). The proposal is contrary to the Goal 5 Open Space requirement <br />that demands that new land use promotes in-fill and protects open space on the urban fringe. Finding 17. <br />Open space'pr'ovides many benefits in an urban area, including: retention of habitat for wildlife; filtration <br />of polluted water, absorption of storm runoff flow; protection of scenic quality; provision of recreation <br />opportunities; reduction of atmospheric temperatures, and personal well-being. This proposal is <br />contrary to all of these benefits. <br />The proposal also violates MP-D: Willamette River Greenway, River Corridors, and Waterways <br />Element by failing to meet the following plan objectives: <br />(1) The PUD is in conflict with the objective to "Encourage use of river and waterway corridors to <br />fulfill open space, recreation and resource protection needs," and instead attempts to maximize density <br />and usurps public open space, recreation and habitat needs. <br />(2) The PUD fails to ensure development occurring within river corridor provides protection to <br />valuable natural assets and instead will destroy them with gravel fill as it attempts to maximize density <br />upon a flood plain. <br />(3) The. development does not respect quality of rivers and waterways (by dumping tons of fill <br />onto naturally occurring floodplain and using dense, large footprints) and destroys rather than improves <br />opportunities for enjoyment of those resources by the public. <br />(4) The PUD violates Policy D.5 which requires that new development located along the river <br />corridor shall be limited to uses that are compatible with the natural, scenic and environmental qualities <br />10 <br />806 <br />