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UNIVERSITY OF OREGON NORTH CAMPUS CONDITIONAL USE & WILLAMETTE GREENWAY PERMIT APPLICATION 270, all references to the Oregon State System of Higher Education shall be considered references to the University of Oregon. The application does not involve a Metro Plan amendment. The following findings address the consistency of the application with applicable policies of the Metro Planto demonstrate that adoption of the Conditional Use Permit will not make the Metro Plan internally inconsistent. The findings only address policies that apply to the proposal, and do not discuss those portions of the Metro Plan that (1) apply to land uses other than the current designations for the subject property, or (2) clearly apply only to specific development applications (e.g., site plan review submittals or subdivisions). All Metro Plan policies were evaluated in consideration of their applicability to the Conditional Use Permit and the following policies were found to be applicable to the proposal. The findings demonstrate how the application is consistent with, and are in fact supported by the policy directions contained in the Metro Plan. Environmental Resources Element Open Space (Goal 5) C.21. When planning for and regulating development, local governments shall consider the need for protection of open spaces, including those characterized by significant vegetation and wildlife. Means of protecting open space include but are not limited to outright acquisition, conservation easements, planned unit development ordinances, streamside protection ordinances, open space tax deferrals, donations to the public, and performance zoning. The Willamette River and its associated bank are key habitat for vegetation and wildlife, and must be preserved accordingly. To align with these values, the proposal seeks to incorporate as much conservation area and open space as practicable, and support existing wildlife and vegetation habitat along the river through targeted development and restoration and enhancement recommendations. The subject site is 77 acres, and includes 5,125 lineal feet of frontage along the Willamette River. Of these 77 acres, 31 acres, or 40% of the site acreage, is proposed for riparian restoration. More explicitly, this includes the required conservation area setback along the Willamette River within the site of 100 feet. In addition, the Applicant proposes a riparian enhancement setback of 200- feet for buildings and recreational fields along most of the length of the property, as shown on Sheet L01 Regulatory Plan (Exhibit A). This would increase the size of the area dedicated for restoration to approximately 31 acres, which the university would restore as funds are available and for which it would implement an Integrated Pest Management Program to maintain the area. The Applicant has established a Regulatory Plan, Sheet L01 Regulatory Plan Exhibit A, that applies more self-imposed, stringent development regulations than is required by code in order to facilitate restoration, open space improvements, and for viewsheds to be protected. For example, the Applicant has established regulations regarding maximum building coverage. North of the tracks, the Applicant is proposing maximum building coverages well below what is allowed by the code. The applicable S-RP zone states that at least 40% of the portion of the development site shall be landscaped with living plant materials, requiring the building coverage and site elements to be contained within 60% of the development site (implying an allowed building coverage of 40% to Cameron McCarthy INITIAL SUBMITTAL | February 21, 2018 52