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the public hearing before making a decision on the application. The Hearings Official's written decision on the application is generally made within 15 days following close of the public record, following the public hearing (see EC 9.7330). For reference, the quasi-judicial hearing procedures applicable to this request are described at EC 9.7065 through EC 9.7095. In this case, the Site Review (SR) and Adjustment Review (ARB) applications (Type II applications) were elevated to Type III so they could be processed concurrently with the Willamette Greenway Permit (WG) request. Background and Present Request The subject property is located within Eugene's Goodpasture Island neighborhood. The property is situated just east of the Valley River Center mall and is accessed via Valley River Way (which connects to Valley River Drive). The property is bounded by the 1-105/Delta Highway interchange to the east, McGrath's Fish House restaurant to the north, Valley River Inn to the west, and the Willamette River to the south. The property is also adjacent to the Ruth Bascom Riverbank Path, a public multi-use path that runs along both sides of the Willamette River. The path is split into four distinct sections: West Bank, South Bank, East Bank, and North Bank. The subject property is along the 5-mile North Bank stretch that begins just west of Valley River Center and ends in Springfield's Island Park. The majority of the approximately 2.2 acre site is undeveloped, however the property's "panhandle" (which serves as the access driveway) is currently paved. The property contains a number of trees, but the majority of the site is overrun with grasses, weeds and Himalayan blackberry (see attached site photographs). During a site visit it was apparent that the site commonly supports illegal camping activities, which might explain why it has been continually mowed over the years and lacks an established riparian habitat. So, while the southern portion (0.6 acre) of the site is within the Willamette Greenway boundary, it does not necessarily support high quality habitat. The present request is to construct a new 101-room, four-story hotel (58 feet tall). A new parking lot, vehicle access areas, landscaping, and other necessary site improvements are also proposed and shown on the applicant's site plans. The property is adjacent to the Willamette River, which is designated as a Goal 5 Water Resource. Where a Goal 5 Water Resource exists, Chapter 9 of the Eugene Code establishes a /WR Water Resources conservation area (which was designed to protect waterways and riparian habitat). Since the Willamette River is a Category "A" Stream, the code prescribes a 100-foot conservation setback from the top of high bank; the southern portion of the subject site is within this designated /WR conservation area. To mitigate potential impacts to the river corridor and negate the need for a Standards Review approval', the applicant has sited the hotel outside of the conservation setback area (see plan sheet C120). Instead, the conservation setback area will be restored with native plantings and a bark trail that connects the development site to the Ruth Bascom Riverbank Path. Although the A "Standards Review" is a Type II land use application; Standards Review approval is required when development is proposed within a /WR Water Resources conservation setback area. Eugene Towneplace Suites (WG 16-1) June 2016 HO Agenda - Page 2