in the process of considering how to articulate allowed uses within the Greenway setback and may <br />return to the Commission with a slightly modified proposed draft code. <br />Setback Exceptions (See Draft Code at EC 9.8812(5), (6), and (7)) <br />As noted previously, staff is now recommending only excluding the footprint of qualifying, pre-existing <br />development in areas within the Greenway setback rather than entire lots. This recommendation is <br />consistent with exclusions of "prior developed areas" from conservation areas required by the /WR <br />overlay zone. See EC 9.4920(5). In effect, the new staff recommendation to only exclude prior <br />developed areas would not provide an outright exception to the Greenway setback for an entire lot <br />where residential development already exists. Instead, it would result in a more refined determination <br />of the precise footprint of qualifying, pre-existing development (e.g. the footprint of a house and <br />driveway, etc.). This topic is one that staff has considered in more detail since the public hearing and it is <br />likely that staff will recommend changes to the draft code to reflect this new policy recommendation. <br />Staff and consultants have worked to update the online Willamette Greenway mapping tool and GIS <br />layer accordingly. The proposed Greenway setback is now shown at 100-feet from TOB in all areas of <br />the Willamette Greenway, with the exception of those areas in Special Area Zones and Neighborhood <br />Plans with prior established setbacks as noted previously. <br />Willamette Greenway Permit Approval Criteria (See Draft Code at EC 9.8814) <br />Native Landscape Buffer (See Draft Code at EC 9.8814(3)(a)) <br />Front and interior yard setback requirements exist in most base zones and special area zones and, <br />generally, range in width from 0 feet to 15 feet. As part the Clear & Objective Ordinance (Ord. 20647) in <br />EC 9.5860, Transition Standards for Housing/Clear and Objective Applications were established that also <br />contain three options for compliance with height and setback requirements for development projects <br />abutting certain zones. Option 1 includes a minimum plant bed width of 7 feet, Option 2 includes a <br />minimum interior yard setback of 10 feet, and Option 3 includes a minimum setback of 25 feet. For <br />context, the current Residential Zone Development Standards at EC 9.2750 (for R-1, R-2, R-3, R-4), <br />require a minimum interior yard setback of 5 feet, or 10 feet between buildings. The proposed <br />landscape area setback at EC 9.8814(3)(a) functions to increase the minimum interior yard setback from <br />5 feet to 10 feet and to ensure that the area is sufficiently wide to be planted with a healthy screen of <br />native plantings that will mature over time. <br />The significance of the Willamette Greenway and intent to ensure that development is compatible with <br />its qualities support the inclusion of an increased transition setback as provided by the proposed <br />standard. A similar comparison exists for that of the typical parking lot landscape buffer at 7 feet wide <br />according to EC 9.6420(3), generally intended to buffer only the headlights and visual impact at eye-level <br />in most commercial areas, whereas the additional 3 feet of width as proposed in the draft code will <br />provide for a more robust native planting buffer along the river as a particularly important resource in <br />the context of Goal 15 requirements. While it could be revised to provide something wider, or <br />narrower, staff believes the proposed 10-foot width helps to meet the overall intent and provides a <br />well-reasoned approach given the comparison with other landscaping standards. <br />Fencing Standards (See Draft Code at EC 9.8814(3)(c)) <br />The proposed approval criteria at EC 9.8814(3)(c) prohibit fences and walls within the Greenway <br />setback. As proposed, fences are allowed in the 10-foot landscape area along the Greenway setback but <br />may not include barbed wire, chain link fencing, or cyclone fencing and must be at least 50 percent <br />transparent. As noted previously, the limited uses allowed in the Greenway setback are consistent with <br />a limited range of uses allowed in the /WR conservation area. The proposed standard only applies to the <br />Page 14 of 91 <br />