As described in the applicant’s narrative, uses identified in the requested Master Plan include <br />research, academics, administrative, physical education and outdoor recreational uses. All <br />identified uses are permitted in the S-RP zone and, accordingly, all uses are permitted under <br />element of the Riverfront Park Study. <br />B.Environmental Element <br />2. The existing Millrace which passes through a portion of the study area is an <br />important environmental and historic city feature. Development occurring in the <br />Riverfront Park shall maintain or improve visual and bicycle/pedestrian access to <br />and along the Millrace, expanding its use for public recreation while at the same <br />time recognizing its role as a storm runoff channel. <br />The requested Master Plan includes a 40-foot conservation setback from the top of bank of the <br />Millrace and identifies improvements for natural vegetation around the Millrace outfall. It also <br />identifies 200-foot setbacks around the Millrace outfall to protect the area as a significant natural <br />water feature. The Master Plan also includes enhancements to the pedestrian and bicycle <br />pathways throughout the site, including two pedestrian/bicycle bridge crossings over the <br />Millrace, which will improve public access to the Millrace area, in compliance with this policy. <br />3. Development occurring in the Riverfront Park area shall be designed to preserve <br />a significant cluster of black locust, English oak, and redleaf plum trees located <br />just east of the current location of the bicycle path. <br />The significant cluster of trees intended to be preserved under this policy is located adjacent to <br />the Willamette River, almost entirely within the /WR conservation area. The application <br />narrative states that the future development in that area will be designed to preserve this tree <br />cluster. In addition, the proposal includes recommendations to restore and improve native <br />vegetation, both along the riverbank and throughout the site. Preserving native trees is one <br />method of ecological restoration, and is ensured by the protections established in the /WR <br />overlay zone. <br />However, as the staff note, the site plans do not specifically depict where the existing trees are <br />located or include the size and variety of the trees and their critical root zones. The lack of this <br />detail makes it difficult to confirm that the structures identified for this area will not impact the <br />trees. To preserve these trees, the staff recommend that the approval be conditioned upon <br />specifying the location and protection of this cluster of trees. As proposed by staff, this condition <br />is necessary to ensure compliance with this policy. <br />4. Development in the Riverfront Park area shall, when possible, maintain and <br />enhance the public's physical access to the river and the riparian strip along its <br />banks. <br />As noted above, the bank along the Willamette River on the subject property contains up to 20 <br />feet of fill, installed by a previous industrial use owner, which creates a steep bank and restricts <br />access to the river from the property. The requested Master Plan includes the removal of fill <br />Hearings Official Decision (CU 18-1; WG 18-2) 10 <br /> <br />