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UNIVERSITY OF OREGON NORTH CAMPUS CONDITIONAL USE & WILLAMETTE GREENWAY PERMIT APPLICATION The applicable S-RP zone states thatat 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 50%). To the west of the Millrace (Area 4), the Applicant proposes a maximum building coverage of 15%; to the east of Riverfront Parkway (Area 6), the Applicant proposes a maximum building coverage of 16%. Between the Millrace and the Riverfront Parkway (Area 5), the Applicant proposes a maximum building coverage of 0.5%, and maximum field coverage of 47%. The maximum building coverage south of the tracks is proposed to comply with existing S-RP coverage standards. Through complying with maximum building coverage significantly under that allowed by code, the Applicant demonstrates a clear commitment to preserving open space to the greatest extent practicable. In addition, the Applicant has established maximum building heights north of the tracks that are well below the code allowance. The applicable S-RP zone states that there is no height limitation for a structure outside 75 feet of the top of the south bank of the Willamette River. As the Applicant proposes that all development occur outside the 100-foot setback (and most buildings occur outside a 200-foot setback), theoretically no building height maximums are applicable by code. The applicant proposes a 45-foot maximum building height to the west of the Millrace (Area 4), and 37 feet east of Riverfront Parkway (Area 6). In the land between the Millrace and Riverfront Parkway (Area 5), the applicant is proposing a 15-foot height limit to allow for the potential construction of recreation and outdoor classroom support facilities. For areas south of the tracks, the Applicant has established a maximum building height of 85 feet, which would allow for a range of building heights similar to campus buildings across Franklin Boulevard. These regulations are a commitment to preserving the ecological integrity of the site. By imposing stringent limitations on building coverage and building height north of the tracks, the Applicant demonstrates a commitment to protecting open space and shifting more concentrated development south of the tracks, which was favored and confirmed through internal and external outreach. Outside of development regulations imposed by the Applicant, it is important to note that the siteÈs preservationis also supplemented by additional state regulations. The Willamette River adjacent to the development site is identified as a Goal 5 Water Resource. The Willamette River is a Category A resource, meaning it is designated for protection with a 100-foot conservation setback. In addition, the development site contains a Category A Wetland, labeled site WR-4 on the Goal 5 Inventory. This Riverfront Park/Millrace wetland requires a conservation setback of 50 feet. Both of these setbacks have been incorporated in the Master Site Plan by the Applicant on Sheet L01 Regulatory Plan (Exhibit A). In addition, protection of significant riparian vegetation is ensured through existing established /WR protection provisions in EC 9.4900-9.4980, which are not affected by the proposal. As shown on Sheet L01 Regulatory Plan (Exhibit A), the regulations dedicate significant acreage to conservation and riparian restoration, imposes stringent limitations on development north of the tracks to maximize riparian restoration and open space opportunities, which will result in a significant increase in the amount of accessible landscape and recreational open space areas within the subject site. Based on these findings, the proposal is consistent with Policy C.21. Cameron McCarthy FINAL SUBMITTAL | June 22, 2018 57