Revised Narrative 8-13-18 - Laserfiche WebLink

UNIVERSITY OF OREGON NORTH CAMPUS CONDITIONAL USE & WILLAMETTE GREENWAY PERMIT APPLICATION height limitations specified along the Willamette River. Building setbacks shall be varied to avoid the effect of a continuous wall along the minimum setback line and to adhere to the requirement for protection of designated features (i.e., Millrace and pedestrian linkage to the Autzen Stadium footbridge). As noted, the Applicant has established a Regulatory Plan, Sheet L01 Exhibit A, that applies more self-imposed, stringent development regulations than is required by code in order to facilitate riparian restoration, open space improvements, and for viewsheds to be protected. For example, the Applicant has established regulations regarding maximum building coverage that limit the height and bulk of development in consideration of open space preservation. 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 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 to the south of the tracks is proposed to comply with existing S- RP coverage standards. 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, 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 a 37-foot maximum 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. Outside of development regulations imposed by the Applicant, it is important to note that the open space preservation within the site is 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 required 100-foot 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 setback of 50 feet. Both of these setbacks have been incorporated in site design 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. The above findings demonstrate that proposal includes varied setbacks, that building development will not result in a continuous wall along the setback, and that open space and riparian area conservation recommendations ensure protection of designated features. Therefore, this criterion is satisfied. Cameron McCarthy FINAL SUBMITTAL | Revised August 13, 2018 80