<br />Hearings Official Decision (WG 19-2) 3 <br />Hearings Official. Conte may certainly make whatever arguments he chooses if this decision is <br />appealed to the Planning Commission, but his unwarranted attacks against Taylor are entirely <br />inappropriate in this proceeding. Conte’s arguments are without merit. <br />B. Willamette Greenway Issues <br />The property is located within the Willamette River Greenway. Therefore, under the Eugene <br />Code (EC), the application is required to comply with the Willamette Greenway provisions of <br />EC 9.8815. The staff report explains how the application meets all of the approval criteria. There <br />are numerous approval criteria, and opponents do not challenge most of the findings in the staff <br />report. I have reviewed the findings in the staff report, and I agree with those findings. Therefore, <br />I adopt and incorporate the findings in the staff report in this decision, except as discussed <br />further. <br /> EC 9.8815 provides: <br />“Willamette Greenway Permit Approval Criteria and Standards. Willamette <br />Greenway permit approval may be granted only if the proposal conforms to all <br />the criteria in subsections (1) through (4), and the applicable standards of <br />subsection (5) as follows: <br />“(1) To the greatest possible degree, the intensification, change of use, <br />or development will provide the maximum possible landscaped <br />area, open space, or vegetation between the activity and the river. <br />“(2) To the greatest possible degree, necessary and adequate public <br />access will be provided along the Willamette River by <br />appropriate legal means. <br />“(3) The intensification, change of use, or development will conform <br />with applicable Willamette Greenway policies as set forth in the <br />Metro Plan. <br />“(4) In areas subject to the Willakenzie Area Plan, the intensification, <br />change of use, or development will conform with that plan’s use <br />management considerations. <br />“(5) In areas not covered by subsection (4) of this section, the <br />intensification, change of use, or development shall conform with <br />the following applicable standards: <br />“(a) Establishment of adequate setback lines to keep structures <br />separated from the Willamette River to protect, maintain, <br />preserve, and enhance the natural, scenic, historic, and <br />recreational qualities of the Willamette Greenway.