Revised Narrative 8-13-18 - Laserfiche WebLink

UNIVERSITY OF OREGON NORTH CAMPUS CONDITIONAL USE & WILLAMETTE GREENWAY PERMIT APPLICATION (c) To the greatest possible degree, the intensification, change of use, or development will provide the maximum possible landscaped area, open space, or vegetation between the activity and the river. The Applicant has established regulations regarding maximum building coverage. As noted, 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 riparian 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 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. 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. This finding, combined with the intent to continue to use the site for its intended range of uses permitted in the S-RP, such as university and research uses, demonstrates the proposal does not change the schedule of permitted uses on the site, and provides the maximum possible landscaped area. Therefore, the criterion is satisfied. (d) To the maximum extent practicable, the proposed development shall provide for protection and enhancement of the natural vegetative fringe along the Willamette River. This means protection and enhancement of trees and understory characteristic of native vegetation within the riparian strip along the Willamette River. It also means removal, and active management to prevent reintroduction of, disturbance vegetation such as Himalayan blackberries and English ivy. As used herein, the riparian strip means the area between the top of the river bank and the waterÈs edge. By incorporating ecological and riparian restoration techniques along the riverbank, the proposed development shall provide for protection and enhancement of the natural vegetative fringe along the Willamette River. More explicitly, the prepared Riparian Assessment and Management Report by Mason, Bruce & Girard found that vegetated riparian areas within the development site were historically reduced to narrow strips along the river. In order to enhance the natural vegetative fringe, the Applicant seeks to incorporate as many applicable restoration techniques as possible as funding becomes available. Two techniques proposed in the report include large-scale invasive plant removal, and removal of concrete riprap along the shoreline. The Applicant has also established self-imposed regulations regarding setbacks on the site. For example, the required conservation area setback within the site is 100 feet. However, the Applicant proposes a riparian enhancement setback of 200-foot for buildings and recreational Cameron McCarthy FINAL SUBMITTAL | Revised August 13, 2018 81