protectionofsignificantriparianvegetationisensuredthroughexistingestablished/WR <br />protectionprovisionsinEC9.4900throughEC9.4980,whicharenotaffectedbytheproposal. <br />Theapplicanthasdemonstratedthattheproposalincludesvariedsetbacks,thatbuilding <br />developmentwillnotresultinacontinuouswallalongthesetback,thatbuildingcoverageand <br />heightswillbelimited,andthatopenspaceandriparianareaconservationrecommendations <br />ensureprotectionofdesignatedfeatures. <br />Basedonthesefindingsandrecommendedconditionofapproval,thiscriterionismet. <br />(c)Tothegreatestpossibledegree,theintensification,changeofuse,or <br />developmentwillprovidethemaximumpossiblelandscapedarea,open <br />space,orvegetationbetweentheactivityandtheriver. <br />Inadditiontoimposingmaximumbuildingcoveragefortheareanorthoftherailroadtracks <br />thataremorestringentthanthoserequiredbytheEugeneLandUseCode,theapplicanthas <br />proposeda200footsetbackforriparianandriverbankenhancementalongmostofthelength <br />oftheproperty.Thissetbackis100feetbeyondtherequired/WRoverlayzonesetbackof100 <br />feet.Itisnotedthatsincethe200footsetbackisdeterminedfromthetopofbank,thesetback <br />equatesto250to300feetasmeasuredfromtheǞğƷĻƩ͸ƭedge.Thissetbackpreservesthe <br />riparianareabetweentheriverandproposeddevelopmentwhilemaximizingriparian <br />restorationopportunitiestothegreatestextentpossible.Toensurethe200footsetbackis <br />is <br />carriedforwardthroughthelifeofthemastersiteplan,thefollowingconditionofapproval <br />warranted: <br />TheripariansetbackareaalongtheWillametteRivershallbe200feetfromthetop <br /> <br />ofbankasdepictedinthefinalplans(sheetsL01throughL05). <br />Whilethe/WRWaterResourceConservationOverlayZoneisnotasetbackrequiredby <br />RiverGreenway,orspecifictotheabovecriterion,itis <br />StatewidePlanningGoal15,Willamette <br />ausefulboundarywhendeterminingtheimpactofadevelopment.Theapplicantclearlychose <br />nottolocateitsdevelopmentwithinthesetbackarea,andtoretainandenhancetheopen <br />theğƦƦƌźĭğƓƷ͸ƭsiteplanand <br />spaceareabetweentheexistingbikepathandriver.Staffbelieves <br />otheravailableinformationshowingtheampledistanceandexistingriparianvegetation <br />betweenthedevelopmentandtheriverissufficienttodemonstratecompliancewiththis <br />criterion,alongwiththerecommendedcondition. <br />Basedontheabovefindingsandrecommendedconditionofapproval,thiscriterionismet. <br />(d)Tothemaximumextentpracticable,theproposeddevelopmentshall <br />provideforprotectionandenhancementofthenaturalvegetativefringe <br />alongtheWillametteRiver.Thismeansprotectionandenhancementof <br />treesandunderstorycharacteristicofnativevegetationwithintheriparian <br />stripalongtheWillametteRiver.Italsomeansremoval,andactive <br />managementtopreventreintroductionof,disturbancevegetationsuchas <br />UONorthCampus(CU181andWG182)September2018Page14 <br /> <br />