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Home My WebLink AboutStaff Report Atrium Building Avenue 99 West 10 th Eugene, Oregon 97401 Phone: 541-682-5377 Fax: 541-682-5572 www.eugene-or.gov/planning CONDITIONALUSEPERMIT/WILLAMETTEGREENWAYPERMITSTAFFREPORT ApplicationFileName(Numbers): UONorthCampus(CU181andWG182) !ƦƦƌźĭğƓƷ͸ƭRequest: ConditionalUsePermitandWillametteGreenwayPermitforfuturedevelopmentofthe UniversityofOregonNorthCampusarea(RiverfrontResearchPark).Developmentincludes newbuildingsandparkingstructuresforeducationandresearchpurposes,recreational fields,pedestrianandbicyclepathwaysandcrossings,vehicularcirculationenhancements, andenhancementsandrestorationofriparianareasalongtheWillametteRiverand Millrace. Applicant/Owner: UniversityofOregon !ƦƦƌźĭğƓƷ͸ƭRepresentative: ColinMcArthur,CameronMcCarthyLandscapeArchitectureandPlanning LeadCityStaff: NicholasGioello,AssociatePlanner,Phone:(541)6825453 SubjectProperty/Location/Size: !ƭƭĻƭƭƚƩ͸ƭMap17033224,TaxLot5300,5400,and5500 !ƭƭĻƭƭƚƩ͸ƭMap17033221,TaxLot300; !ƭƭĻƭƭƚƩ͸ƭMap17033214,TaxLots100,103,105,1400,1600,1800,2000,2200,2300, 2400,2500,2600,and2700. Locatedat1149,1307,1383and1387FranklinBoulevard;1600,1650and1900Millrace Drive;and855RiverfrontParkway. Combinedpropertiestotalapproximately77.4acres(3,371,544squarefeet)inarea. ExistingZoning: SRPRiverfrontParkSpecialAreaZonewith/WRWaterResourcesConservationOverlay RelevantDates: ConditionalUsePermit(CUP)andWillametteGreenway(WG)applicationssubmitted February26,2018;applicationsdeemedcompleteonJuly17,2018;publichearingdate scheduledforSeptember12,2018. ______________________________________________________________________________ UONorthCampus(CU181andWG182)September2018Page1 PurposeofStaffReport Staffreportsprovidecommunitymembersanopportunitytolearnmoreaboutthelanduse requestandtoreviewstaffanalysisoftheapplication.Staffreportsareavailablesevendays priortothepublichearing(seeEC9.7320).Thestaffreportprovidesonlypreliminary recommendationsandinformation.TheHearingsOfficialwillalsoconsideradditionalpublic testimonyandothermaterialspresentedatthepublichearingbeforemakingadecisiononthe application. EugeneHearingshŅŅźĭźğƌ͸ƭRole TheEugeneHearingsOfficialservesourcommunityinaͻƨǒğƭźƆǒķźĭźğƌͼ(judgelike)roleto makedecisionsonindividuallanduseapplicationsinthecontextof9ǒŭĻƓĻ͸ƭLandUseCode. Thefirststepisapublichearing,duringwhichtheHearingsOfficialwillhaveanopportunityto hearfromanyinterestedpartieswhowishtoprovidetestimony,includingnewevidence. Followingthehearing,theHearingsOfficialwillconsiderthetestimonyandevidencebefore makingadecision.TheHearingshŅŅźĭźğƌ͸ƭwrittendecisionontheapplicationisgenerallymade within15daysfollowingcloseofthepublicrecord,followingthepublichearing(seeEC 9.7330).Forreference,thequasijudicialhearingproceduresapplicabletothisrequestare describedatEC9.7065throughEC9.7095. StaffRole CityofEugenePlanningstaffwillbepresentatthepublichearingtoassisttheHearingsOfficial. Staffmayprovideadviceandrecommendationsbasedontheirprofessionalexpertiseand familiaritywiththeapplicationandrecordofmaterialstodate;theHearingsOfficialmay recommendationsathisorherdiscretion. choosewhetherornottofollowƭƷğŅŅ͸ƭ Staffalsoservesasacontactforapplicants,neighbors,andotherinterestedparties.Inthis role,staffoftenhearsfromthepeoplewhomaybedirectlyimpactedbyaparticularprojector decision.Whenconcernsareraised,staffworkstohelppeoplebetterunderstandhowto frameaconcernintermsoftheapprovalcriteria.Stafflistenscarefullytoallconcerns,seekto fullyunderstandtheissuesandimpactsoflanduseapplications,andattempttoprovidethe bestservicepossibletoeveryoneinvolved.Whileallissuesareimportant,staffalsomakes everyefforttohelpourcommunityunderstandthatalllandusedecisionsmustbemadebased ontheapprovalcriterialocatedintheEugeneCodeandourĭƚƒƒǒƓźƷǤ͸ƭadoptedplansand policies. BackgroundandPresentRequest Thesubjectpropertyiscomprisedof17taxlotswithatotalofapproximately77.4acresofland. ThisareaiscommonlyreferredtoastheNorthCampusorRiverfrontResearchParkandis ownedbytheUniversityofOregon(UO),makingupapproximately25percentofthe h͸ƭ nearly300acrecampus.TheareaisnorthoftheremainderoftheUOcampus,andisbordered byFranklinBoulevardtothesouth,betweenMossStreetandKincaidStreet,andthe WillametteRivertothenorth. UONorthCampus(CU181andWG182)September2018Page2 ThepropertyiszonedSRPRiverfrontParkSpecialAreaZonewith/WRWaterResources Conservationoverlay.Followingthe/źƷǤ͸ƭadoptionoftheRiverfrontParkStudyin1985,the sitewaszonedSRPaspartofimplementationoftheplan.Aconditionalusepermit(CU8816) wasapprovedfora20yearmasterplanforthesite.Thisconditionalusepermithassince expired.The/WRoverlaywasappliedtothepropertyin2006becausetheWillametteRiverand theMillracewereidentifiedassignificantresourcesinthecontextofStatewidePlanningGoal5. TheentiresitealsofallswithintheboundaryoftheWillametteRiverGreenway. TheUnionPacificRailroadrunsthroughtheentirelengthoftheproperty,dividingtheareainto ͻƓƚƩƷŷͼandͻƭƚǒƷŷͼoftherailroadtracks,asfurtherreferencedinthisstaffreport.Thearea northofthetrackscontainsremnantsofariparianriveredge,largeopengrassyareas,a pedestrian/bikepath,twophysicaleducationandrecreationfields,andaccesstothe FrohnmayerBridgewhichspanstheWillametteRiver. Theproposedareaforconsiderationwiththisapplicationisshownbelowlocatedbetweenthe WillametteRiverandFranklinBoulevard: TheareasouthoftherailroadtrackscontainsamixofUniversityandresearchparkuses, includingthe ƓźǝĻƩƭźƷǤ͸ƭcentralpowerstationandotherbuildingsrelatedtotheoperationsof theUniversity,fineartstudios,theUrbanFarm,Universityresearch,buildingsthatwere developedaspartoftheRiverfrontResearchPark,parkinglots,andabikepathalongthe Millrace. UONorthCampus(CU181andWG182)September2018Page3 NorthwestofandadjacenttothissiteisrecentlyacquiredCityproperty(knownasthe DowntownRiverfront/EWEBproperty)withanabandonedsteamplantandwarehouse,slated forfuturecommercialandresidentialdevelopment. Neighborhood/ApplicantMeetings,ApplicationReferralsandPublicHearingNotice OnNovember8,2018,theapplicantheldaneighborhood/applicantmeetingtoprovide neighborsanopportunitytoreviewtheproposal,shareinformation,andidentifyissues regardingtheproposal,asrequiredbyEC9.7007.Asecondneighborhood/applicantmeeting washeldonJanuary11,2018.Inaddition,asdetailedintheirwrittennarrative,theapplicant heldmultiplefocusgroupmeetings,informationsharingmeetingsandCampusPlanning meetings. OnFebruary26,2018,theapplicantsubmittedtheCUPandWGapplications.Staffreviewed theapplicationsforcompletenessanddeemedtheapplicationsincompleteonMarch28,2018, requestingadditionalinformation.TheapplicantprovidedadditionalinformationonJune22, 2018andstaffdeemedtheapplicationscompleteonJuly17,2018.Referralnoticesweresent tovariousCitydepartmentsandotheragenciesonJuly24,2018.Noticeofthepublichearing wasmailedtopropertyownersintheaffectedareaonAugust24,2018. thestaffreport,staffhasreceivedtestimonyfromcitizensbothin Asofthewritingof oppositionandsupportoftheapplication.Variouspublictestimonyinoppositiontothe applicationcitesthefollowingissuesandconcerns: Overallimpactstotheriverandecosystem; Impactstotheriverfromartificialturfrecreationfieldsandtheuseofpetro plastic/chemicalbase,andheateffectonnearbyvegetationfromartificialturf; Impactsonmigratorybirdsadverselyaffectedbynightlightingoftherecreationfields; Lossofhabitattoalargenumbersofbirdsthatusethecurrentnaturalplayingfieldsif theyarereplacedwithartificialturf; Areanorthoftherailroadtracksshouldbepreservedasanenvironmentaloutdoor laboratoryandresearchpark; Proposeduseswouldlimitaccesstotheriver; ThirtyyearlengthofCUPistoolongandshouldbe10to15years; Morepedestrianandvehicularconnectionsareneeded,bothnorthofthetracksandto connecttotheoldEWEBpropertytothenorth. Variouspublictestimonyinsupportoftheapplicationcitesthefollowingreasons: Theproposalactivatestheriverfrontlandandrevitalizesthearea; Theadditionofsportsfacilitieswillfacilitateactivelifestyles; Improvedriverfrontisabenefittoresidentsandtouristsforactiveandpassive recreationopportunities,enhancedscenicexperience,andimprovedriveraccess; Increasedcommunityengagementwithstudentsandthegeneralpublic; Restorationandprotectionofakeyriparianarea,whichwillalsoimprovewaterquality; Providingsafeandenjoyableriverrecreationaccess; UONorthCampus(CU181andWG182)September2018Page4 Creatinganaturalareaforlegitimaterecreationopportunitiesmaydecreaseillegal campinganddrugusealongtheriverbank; Supportfortheincreased200footriverbanksetback; AlltestimonyreceivedpriortothisreportwillbeforwardedtotheHearingsOfficialfor considerationinmakingadecisionontheCUPandWGapplications.Anywrittentestimony receivedafterthedateofthisreportbutpriortothepublichearingwillalsobeforwardedto theHearingsOfficial.Publictestimony,writtenorotherwise,mayalsobepresentedatthe publichearingonthismatter. Evaluation TheHearingsOfficialisrequiredtoapprove,approvewithconditions,ordenyaTypeIIIland useapplication(SeeEC9.7330).Thedecisionmustbebasedon,andbeaccompaniedby, findingsthatexplainthecriteriaandstandardsconsideredrelevanttothedecision.Itmustalso statethefactsrelieduponinrenderingthedecision,andexplainthejustificationforthe decisionbaseduponthecriteria,standards,andfactssetforth. ToassisttheHearingsOfficialinrenderingadecisionontheapplication,staffpresentsthe followingcriteria(shownbelowin bold typeface),withfindingsrelatedtoeach,basedonthe evidenceavailableasofthedateofthisstaffreport.Staffhasalsoprovidedarecommendation totheHearingsOfficialfollowingthestaffevaluation,below. ConditionalUsePermit 9.3725SRPRiverfrontParkSpecialAreaZoneReviewProcedures.Themastersiteplanfor developmentsproposedwithintheSRPzoneshallbereviewedthroughtheconditionaluse permitprocessprovidedinthislandusecode.Forthepurposeofthisreview,thefollowing criteriashallbeappliedinlieuofthecriteriaprovidedinEC9.8090ConditionalUsePermit ApprovalCriteriaGeneral: (1)CriteriaforallDevelopment. (a)TheproposeddevelopmentshallbeconsistentwiththeMetropolitanArea GeneralPlan,RiverfrontParkStudy,andotherapplicablepolicydocumentsor functionalplans. TheğƦƦƌźĭğƓƷ͸ƭnarrativedescribeshowtheproposalisconsistentwith27policiesintheMetro Planand25policiesintheRiverfrontParkStudy.Staffnotesthatmanyofthepolicieslistedare notseenasmandatorycriteriaandinsomecasesareactuallypoliciesintendedtodriveCityof Eugeneregulatoryactionsandprograms.StaffincorporatestheğƦƦƌźĭğƓƷ͸ƭwrittennarrative intothisstaffreporttotheextentthattheapplicanthasdemonstratedtheproposalis consistentwiththesenonmandatorypolicies.Inthefollowinganalysis,staffwillfocusonthe MetroPlanandRiverfrontParkStudypoliciesthatareconsideredasmandatoryorsignificant policiesthatshouldbeaddressedtodemonstrateconsistencywiththeMetroPlanand RiverfrontParkStudy. UONorthCampus(CU181andWG182)September2018Page5 MetroPlan WillametteRiverGreenway,RiverCorridors,andWaterwaysElement D.5.Newdevelopmentthatlocatesalongrivercorridorsandwaterwaysshallbe limitedtousesthatarecompatiblewiththenatural,scenic,andenvironmental qualitiesofthosewaterfeatures. Theapplicanthasproposeddedicating23acrestoconservationandanadditional7acresto theWillametteRiver,whileexpanding allowforexpandedriparianrestorationadjacentto educationalandrecreationalaccesstotheriver.Theapplicantproposestoconcentratethe developmentsouthoftherailroadtracksandawayfromtheriver.Byproposinga200foot setbackfromtheriverbankforbuildingsandrecreationalfields,scenicviewshedstotheriver willbepreserved. Byproposingapossiblerealignmentofthebikepath,undertakingriparianrestorationas applicanthas feasible,andprovidingmoresafeandclearmeansofaccesstotheriver,the demonstratedacommitmenttoimprovingthenaturalandscenicqualitiesoftheriver,while respectingtheenvironmentalqualityofthesite. Basedonthesefindings,andtotheextenttheapplicationcomplieswiththeWillamette the GreenwayPermitstandardsasdiscussedlaterinthisreportandincorporatedbyreference, proposalisconsistentwithPolicyD.5. E.2.Naturalvegetation,naturalwaterfeatures,anddrainagewaysshallbe protectedandretainedtothemaximumextentpractical.Landscapingshallbe utilizedtoenhancethosenaturalfeatures.Thispolicydoesnotpreclude increasingtheirconveyancecapacityinanenvironmentallyresponsible manner. E.4.Publicandprivatefacilitiesshallbedesignedandlocatedinamannerthat preservesandenhancesdesirablefeaturesoflocalandneighborhoodareasand promotestheirsenseofidentity. E.5.Carefullydevelopsitesthatprovidevisualdiversitytotheurbanareaand optimizetheirvisualandpersonalaccessibilitytoresidents. Theapplicanthasindicatedthattheareanorthoftherailroadtracksandadjacenttothe WillametteRiverwaspreviouslyusedforindustrialpurposespriortothe h͸ƭownership.This areacontainsupto20feetoffillwhichcausestheriverbanktobesteep.Theapplicantis proposingenhancementoftheWillametteRiverbankwithrestorationoftheriparianarea adjacenttotheriver,byremovingthefillandgradingthebankbacktoamorenaturalslope, providingriparianrestorationareasatawidthofatleast200feetfromthetopofbankinmany locations. UONorthCampus(CU181andWG182)September2018Page6 Theapplicantisproposingapplyingtherequiredconservationareasetbacksforboththe WillametteRiver,andtheMillrace,andadditionalsetbacksfortheWillametteRiverand Millraceoutfall.Ofthe42acresbetweentherailroadtracksandWillametteRiver,the applicantisproposing80percentoftheareatobepreservedasconservationareaandopen space,withtheremaining20percentutilizedforrecreationalfieldsandbuildings. TheMasterSitePlan(furtherdescribedinSection5andincludedinExhibitA)commitsthearea betweentherailroadtracksandWillametteRiverprimarilytoconservationandopenspace opportunitiesandconcentratesmostofthepotentialbuildingdevelopmentsouthofthe railroadtracks.TheapplicantalsoproposestwobikepathoptionsalongtheWillametteRiver thatwouldeitherretaintheexistingpathwayorshiftitfurtherawayfromtheriverbank,which wouldallowforalargerriparianareaenhancement.Twoadditionalpedestrianandbicycle bridgecrossingsareproposedovertheMillRaceandtherailroadtrackstobetterfacilitate recreational,pedestrianfriendlyredevelopmentandaccessibilityofthesite.Inadditionto substantialconservationandopenrecreationalspaceandenhancedriparianareasadjacentto theWillametteRiver,theproposalwillalsoexpandoutdooreducationaluses. Byimposingexpandedriparianconservationareasalongtheriverbankandconcentrating buildingdevelopmentsouthoftherailroadtracks,opportunitiesforviewdiversityarecreated. TheapplicanthasanestablishedRegulatoryPlan(SeeSheetL01),withmorestringent developmentregulationsthanarerequiredbytheEugeneLandUseCodetobetterfacilitate openspaceandprotectionofviewsheds.Alsoofnote,theapplicantisproposingmaximum buildingcoverageandheightlimitswellbelowwhatisallowedintheSRPzoneforthearea northoftherailroadtracks,andlimitingthebuildingheightssouthofthetracksto85feet wherenoheightlimitisotherwiseimposed.Thesesupplementarymeasures,alongwiththe proposed200footriparianenhancementsetbackalongtheriver,willsignificantlyimproveand preservevisualaccessbothtoandfromtheWillametteRiver. Basedonthesefindings,theproposalisconsistentwithPoliciesE.2throughE.5. RiverfrontParkStudy A.LandUseElement 4.ThefollowingusesshallbepermittedintheSDdistrictfortheRiverfrontPark area: a)Universityprogramsandactivities. b)Usesrelatedtotheactivities,research,andprogramsoftheUniversityof Oregon,includinglightindustrial,researchanddevelopment,andoffice. c)AlimitedrangeofretailandnonretailusespermittedintheCI, NeighborhoodCommercialDistrict(seeAppendixB,ExhibitA). d)OtherretailandnonretailusesthatcomplementUniversityactivities. e)Multiplefamilydwellings. Theapplicanthasindicatedtheproposedusesonthesitewillincluderesearch,academic, administrative,physicaleducation,andoutdoorrecreation,educationandresearch.Byfocusing UONorthCampus(CU181andWG182)September2018Page7 onuniversityrelatedprograms,researchandactivities,theproposedusesareinaccordance withthispolicy.Theapplicanthasproposedonlyusespermittedinthespecialareazone. Basedonthesefindings,theproposalisconsistentwithPoliciesA.4athrough4e. B.EnvironmentalElement 2.TheexistingMillracewhichpassesthroughaportionofthestudyareaisan importantenvironmentalandhistoriccityfeature.Developmentoccurringinthe RiverfrontParkshallmaintainorimprovevisualandbicycle/pedestrianaccessto andalongtheMillrace,expandingitsuseforpublicrecreationwhileatthesame timerecognizingitsroleasastormrunoffchannel. TheproposalprotectstheMillracebymaintaininga40footconservationsetbackfromthetop ofbank,andincorporatingrecommendationsforimprovingnaturalvegetationaroundthe Millraceoutfall.Proposedsetbacksof200feetarealsoincludedaroundtheMillraceoutfallto protecttheareaasasignificantnaturalwaterfeature.Proposedenhancementstothe pedestrianandbicyclepathwaysthroughoutthesite,includingtwonewpedestrian/bicycle bridgecrossingsovertheMillrace,willimprovepublicaccesstotheMillracearea. 3.DevelopmentoccurringintheRiverfrontParkareashallbedesignedtopreserve asignificantclusterofblacklocust,Englishoak,andredleafplumtreeslocated justeastofthecurrentlocationofthebicyclepath. Thesignificantclusteroftreesreferencedintheabovepolicyislocatedalmostentirelywithin the/WRconservationareaadjacenttotheWillametteRiverandeastofwherethebikepath crossesundertherailroadtracks(seeArea6onSheetL02ofthesiteplans).Theapplicant statesthatthefuturebuildingdevelopmentinthatareaissitedanddesignedtopreservethis treecluster.Inaddition,theproposalincludesrecommendationstorestoreandimprovenative vegetation,bothalongtheriverbankandthroughoutthesite.Preservingnativetreesisone methodofecologicalrestoration,andisensuredbytheprotectionsestablishedinthe/WR overlayzone. Staffhasconcernsthatthesiteplansdonotcontaininformationthatspecificallydepictswhere treesandtheircriticalroot theexistingtreesarelocatednorincludethesizeandvarietyofthe zones.Thelackofthisinformationmakesitdifficulttoconfirmthesitingofproposedstructures inthisareaandtheirimpacttothetrees.Topreservethesetrees,thefollowingconditionof approvaliswarrantedwithadditionalinformationincludedonthefinalplanset: Onthefinalplans,thesignificantclusteroftreesasdescribedintheğƦƦƌźĭğƓƷ͸ƭ narrativeandtheRiverfrontParkStudy,locatedonthenorthsideoftherailroad tracksandeastoftheexistingbicycleunderpass,shallbedepictedwithsize,variety andcriticalrootzonesshown.Anoteonthefinalplansshallstatethatfuture developmentinthisareamustensurepreservationofthesignificantclusteroftrees includingprotectionoftheircriticalrootzones. UONorthCampus(CU181andWG182)September2018Page8 Basedonthesefindingsandrecommendedconditionofapproval,theproposalisconsistent withthispolicy. 4.DevelopmentintheRiverfrontParkareashall,whenpossible,maintainand enhancethepublic'sphysicalaccesstotheriverandtheriparianstripalongits banks. Physicalaccesstotheriverbankwillbemaintainedandenhanced.Theapplicanthasproposed theremovaloffillmaterialfrompreviousindustrialusealongtheriverbank,alongwiththe removalofinvasivevegetation.Thebankwillberegradedtoalesssteepslopeanda revegetatednativeriparianareawillbereestablished.Byenablingrealignmentofthebikepath, removingfillmaterial,providingriparianrestorationanddefiningmoresafeandclearmeansof accesstotheriverbank,theproposalwillfacilitatephysicalaccesstotheriverbank. Basedonthesefindings,theproposalisconsistentwithPoliciesB.2through4. D.PublicServicesandAmenitiesElement 1.Transportationimprovementsshallberequiredinthefirstphasesofdevelopment toensureadequatevehicularaccess,includingaccessforemergencyvehicles. Thesiteiscurrentlydevelopedwithtransportationfacilities,whichincludepublicandprivate streetsandsidewalks,pedestrianandbicyclepathwaysandarailroadunderpassalong RiverfrontParkway.Theexistingtransportationsystemprovidesadequatevehicularand emergencyserviceaccessthroughoutthesite.Theproposedtransportationimprovementsare primarilyforservicevehiclesandprivatetransportation,alongwithexpansionsandadditional pedestrianandbicyclepathwaystoenhancecirculationthroughoutthesite.These improvementswillbephasedappropriatelytoensureadequateaccesstothesiteatalltimes. Basedonthesefindingsandtheexistingtransportationsystem,thispolicyismet. Basedontheabovefindings,theproposedmasterplanisconsistentwiththeapplicable adoptedplan. (b)Basedontechnicalanalysis(particularlywithrespecttotransportation facilities),plannedpublicfacilitiesshallbeshowntoaccommodatethe requirementsoftheproposeddevelopment. TheapplicanthassubmittedapreliminarytripgenerationanalysisfortheNorthCampusarea. FollowingtheapprovaloftheoriginalConditionalUsepermitin1989(CU8816),theUO securedapprovaltodevelopbetween1.2millionand1.8millionsquarefeetwithintheNorth Campusarea.Duringthattime,enrollmentatUOwasapproximately17,600studentsandthe campushadapproximately4,919,000grosssquarefeetofdevelopment.Thisequatestoaratio of3.578studentsper1,000grosssquarefeetofbuildingarea.Applyingthisratiotothe1989 LongtermDevelopmentPlanproducedanestimateofapproximately4,300to6,450new studentsinthe1.2to1.8millionsquarefeetofplanneddevelopment.Thisassumedstudent UONorthCampus(CU181andWG182)September2018Page9 populationsuggestedadailytotalof10,350to15,550trips,andthegrossfloorareasuggested adailytotalof6,445to9,285trips. Underthecurrentproposal,the h͸ƭcurrentstudentpopulationisapproximately21,300 studentswithapproximately6,642,000grosssquarefeetofdevelopment,oraratioof3.207 studentsper1,000grosssquarefeet.ApplyingthisratiototheLongtermDevelopmentPlan indicates3,600morestudentscouldbeaccommodated,andultimatelysuggests7,035daily tripscouldbeexpected. AfterCU8816wasapprovedin1989,theNorthCampusareawassubjecttoadditional transportationanalysis.Severalimprovementprojectswererequiredorrecommendedasthe resultofadditionaldevelopmentinthearea,allofwhichhavebeenimplementedasfollows: FranklinBoulevardandOnyxStreet:Reconstructionoftheintersectionandsignal; FranklinBoulevardatAgateStreet:Reconstructionoftheintersectionandsignal; Downtown/FranklinBoulevardsignalsystems:Implementationofoptimalsignal timings;including18 th Avenueand19 th Avenueinthesystem;and,newcontrollersat 18 th AvenueandUniversityStreetatAlderStreet; AgateStreetat18 th Street:Reconstructionoftheintersection; AgateStreetat15 th Street:Reconstructionoftheintersection; 11 th StreetandKincaidStreet:Constructionofnewsignal. FranklinBoulevardiscurrentlyservedbytheEmXbuslineextendingfromDowntownEugene toSpringfieldStation.TheNorthCampusisadjacenttoaprimarytransitstationatFranklin BoulevardandAgateStreet.Additionalimprovementstoimprovethecapacityandfunctionof FranklinBoulevardwereconditionedandrequiredaspartoftheapprovedConditionalUse PermitforMatthewKnightArenaandhavealsobeenimplemented. TheğƦƦƌźĭğƓƷ͸ƭengineerhasprovidedarobusttransportationanalysisdescribingtheimpactsof theproposeddevelopment,withparticularrespecttotransportationfacilities,includinga descriptionanddiscussionoftheexistingandproposedtransportationfacilitiestoservethe developmentsite. TheğƦƦƌźĭğƓƷ͸ƭengineercoordinatedthescopeofthestudywithCitystaffpriortopreparing thereport.Citystaffconcurswiththescopeofthetrafficstudyandstudyintersections selected.Tripgeneration,reductions,distributionandassignmentareallinaccordancewith industryandITEbestpractice.Theconsultanthasselectedaplanninghorizonthatcorresponds withthe/źƷǤ͸ƭcurrentTransportationSystemsPlan.Staffagreeswiththeconservative approachgiventhelonglifeofprojectimplementationandalignmentwiththe/źƷǤ͸ƭlongterm transportationpolicy. Theapplicanthasprovidedadetaileddiscussionofexistingandproposedfacilitiestoserveall transportationusers,includingvehicular,transit,pedestrianandbicycle.Thereportincludesan evaluationofmobilitythroughtheplanninghorizon.Allintersectionsareexpectedtooperate abovetheminimummobilitystandardforthearea.Siteaccess,parkingandcirculationare discussed.Engineeringconclusionsandrecommendationsareprovidedthatadequately UONorthCampus(CU181andWG182)September2018Page10 addresstheproposedimpacts.Thereismorethanadequateinformationtodemonstrate consistencywith9.3725(1)(b)fromatechnicaltransportationfacilityperspective. EachyeartheapplicantsubmitstotheCityaParkingCodeComplianceReportthatcontainsthe annualanalysisofstudentenrollmentandautomobileparkingspacesoncampus.Theintentof thisdocumentistomeasurecontinuedcompliancewithCitylandusecodesforrequired parking,basedonthe/źƷǤ͸ƭacceptanceofa1997studyusedtojustifya50percentreductionin requiredparkingspaces.Asaresult,anannualreviewofcodecomplianceandthereviewofthe h͸ƭtransportationdemandmanagementprogramswasrequired.Sincethis1997study,the UOhasannuallyprovidedthenecessaryinformationasrequired. ThetripgenerationresultingfromthecurrentproposalislessthanthatapprovedinCU8816, andthetripgenerationisfurtheroffsetbythemajorimprovementstopublicfacilitiesthathave occurredsincetheapprovalofCU8816.Alongwithimplementationofplannedimprovements toaccommodatetheproposeddevelopmentoftheNorthCampusarea,plannedpublic facilitieswillaccommodatetherequirementsoftheproposeddevelopment.Inaddition,each structurethatissubmittedforbuildingpermitmustsubmitananalysisoftheparkingdemand forthatstructureinordertoevaluatetheuseandparkingdemandinaccordancewiththe LongtermDevelopmentPlanandtodemonstrateoverallcompliancethroughtheannual ParkingCodeComplianceReport. Theapplicationmaterialsincludesmappingofpotentialfuturepedestriancrossingsand/or improvementsinFranklinBoulevard.Thewrittennarrativementionsaproposedoverpass crossingoverFranklinBoulevardtoimprovethepedestrianconnectionoftheNorthcampus withtheexistinguniversitycampussouthofFranklinBoulevard.Thesiteplans(sheetL03)show anarrowacrossFranklinBoulevardjusteastoftheintersectionwithEast11 th Avenue. FranklinBoulevardrightofwayisoutsideoftheboundaryoftheSRPzone.PlanningandPublic WorksstaffnotesthatanyapprovaloftheproposedCUPdoesnotapproveorvestapedestrian overpassoranyothertypeofcrossingwithintheFranklinBoulevardrightofway.Anyfuture crossingorimprovementtoFranklinBoulevardwillneedtoconformtoEugeneCodeChapter7 requirementsandissubjecttoPublicWorksreviewandapproval. Basedontheabovefindings,thiscriterionissatisfied. (c)Theproposeddevelopmentshallprotectvisualaccessfrommainentry pointsfromFranklinBoulevardtotheriver/riparianvegetation. Tofacilitateriparianrestoration,openspaceimprovements,andprotectionofviewsheds,the applicanthasestablishedaRegulatoryPlanaspartofthemasterplan(seeSheetL01),with morestringentdevelopmentregulationsthanarerequiredbytheEugeneLaneUseCode.The applicableSRPzonestatesthatatleast40percentofthatportionofthedevelopmentsiteto bedevelopedshallbelandscapedwithlivingplantmaterials,requiringthebuildingcoverage andsiteelementstobecontainedwithin60percentofthedevelopmentsite.Forthearea northoftherailroadtracks,theapplicantisproposingmaximumbuildingcoveragewellbelow whatisallowedintheSRPzone.Theareasouthoftherailroadtrackswillcomplywiththe UONorthCampus(CU181andWG182)September2018Page11 coveragestandardsoftheSRPzone. TheğƦƦƌźĭğƓƷ͸ƭRegulatoryPlanalsoincludesselfimposedbuildingheightrestrictions.TheSRP zonelimitsthestructureswithin75feetofthetopofriverbankto45feetinheight,outsideof thisareathereisnoheightlimitinthezoningdistrict.Theapplicantproposesbuildingswillbe setbackaminimumof200feetfromtopofbankandbuildingheightssouthofthetracks limitedto85feet. Lotcoverageandbuildingheightsarefurtherrestrictedintheareanorthoftherailroadtracks. Theapplicanthasidentifiedfourareas(seeSheetsL01andL02oftheplanset)labeledas4,5,6 and7.Area4,westoftheMillRaceisidentifiedashavingamaximumbuildingcoverageof15 percentand45footheightlimit;area5isidentifiedashavingamaximumbuildingcoverageof 0.5percentand15footheightlimit,withrecreationalfieldslimitedto45percent;area6is identifiedashavingamaximumbuildingcoverageof16percentand37footheightlimit;and area7isidentifiedastheriverandMillRaceprotectiveareawithnobuildingsallowed. Thefollowingconditionofapprovaliswarrantedregardingbuildingcoverageandheight limitationsproposedbytheapplicanttoprotectvisualaccessfromFranklinBoulevardtothe river: Fortheareanorthoftherailroadtracks,thefourareasasidentifiedonSheetsL01 andL02oftheapprovedplansetshallhavethefollowinglimitations: Area4(westoftheMillRace):maximumbuildingcoverageislimitedto15 o percentandmaximumbuildingheightislimitedto45feet; Area5:maximumbuildingcoverageislimitedto0.5percentandmaximum o buildingheightislimitedto15feet; Area6:maximumbuildingcoverageislimitedto16percentandmaximum o buildingheightislimitedto37feet; Area7:theWillametteRiverandMillRaceprotectiveareashallhaveno o buildings. BymaintainingcurrentaccesspointsandaddingadditionalaccesspointsfromFranklin electingtoimposebuildingcoverageandheightlimitationsthataremore Boulevard,aswellas stringentthanallowedbycode,theapplicanthasdemonstratedacommitmenttoprotecting visualaccessthroughregulationofbuildingmassandscale.Theproposaldoesnotinvolve changestotheprojectareathatnegativelyaffectvisualaccessfrommainentrypointsfrom FranklinBoulevardsuchasRiverfrontParkway. Basedontheabovefindingsandrecommendedconditionofapproval,thiscriterionissatisfied. (2)CriteriaforDevelopmentWithinWillametteGreenwayBoundaries. (a)CompliancewiththecriteriainEC9.3725(1)CriteriaforallDevelopment above. TheapplicanthasdemonstratedcompliancewithEC9.3725(1)(ac)asdiscussedpreviouslyand UONorthCampus(CU181andWG182)September2018Page12 incorporatedbyreferenceherein.Itisnotedthattheproposeddevelopmentiswithinthe WillametteRiverGreenwayandisalsozonedwiththe/WRWaterResourcesConservation overlay.EC9.3725(2)detailsthecriteriafordevelopmentwithintheWillametteGreenway boundary.Asrelevanthere,staffbelievesthiscriterionismettotheextentthattheproposed developmentandusesareallowedintheapplicableSRPzone,andotherwisefoundtobe consistentwiththenaturalresourceprotectionsaffordedthroughtheWillametteGreenway Permitcriteriaaswellasrequirementsofthe/WRoverlayzone.ThoserequirementsinEC 9.8815andEC9.4900throughEC9.4980arelocallyadoptedregulationsthatimplement StatewidePlanningGoals5and15andtotheextentthattheapplicantdemonstrates compliancewiththecriteriaestablishedinEC9.3725(2)fordevelopmentwithintheWillamette GreenwayBoundary,thiscriterionismet. (b)Theheightandbulkoftheproposeddevelopmentshallbedesignedto considertheimpactsonpublicopenspace,especiallythebufferstrips alongtheWillametteRiverandMillrace,andtoadheretotheheight limitationsspecifiedalongtheWillametteRiver.Buildingsetbacksshallbe variedtoavoidtheeffectofacontinuouswallalongtheminimumsetback lineandtoadheretotherequirementforprotectionofdesignatedfeatures (i.e.,MillraceandpedestrianlinkagetotheAutzenStadiumfootbridge). AspreviouslynotedinEC9.3725(1)(c),andincorporatedbyreferenceherein,theapplicanthas establishedaRegulatoryPlan(SheetL01)withmorestringentdevelopmentregulationsthan arerequiredbytheEugeneLandUseCodetofacilitateriparianrestoration,openspace improvements,andprotectionofviewsheds.Theapplicantisproposingmaximumbuilding coveragewellbelowwhatisallowedintheSRPzonefortheareanorthoftherailroadtracks, aswellaslimitingbuildingheightinmostofthisareabelowtheheightlimitationoftheEugene LandUseCode.TheSRPzonelimitsthestructureswithin75feetofthetopofriverbankto45 feetinheight,outsideofthisareathereisnoheightlimitinthezoningdistrict.Theapplicant hasproposedbuildingsbesetbackaminimumof200feetfromtopofbankandselfimposed morerestrictivebuildingheightlimitations. Forareassouthofthetracks,theapplicanthasestablishedamaximumbuildingheightof85 feet,inordertoprovidebuildingheightssimilartocampusbuildingsacrossFranklinBoulevard. TheSRPzonehasnoheightlimitationforthisarea.Sincetheapplicanthasproposedto establishaheightlimitintheareasouthoftherailroadtracks,thefollowingconditionof approvaliswarranted: Intheareasouthoftherailroadtracks,buildingheightsarelimitedto85feet. OutsideoftherestrictionoftheğƦƦƌźĭğƓƷ͸ƭRegulatoryPlan,itisnotedthattheopenspace preservationwithinthesiteisalsosupplementedbyadditionalstateregulations.The WillametteRiveradjacenttothedevelopmentsiteisidentifiedasaGoal5WaterResource. TheWillametteRiverisaCategoryAresource,witharequired100footsetback.Inaddition, theRiverfrontPark/MillraceisaCategoryAWetlandontheGoal5Inventory,witharequired 50footsetback.Bothofthesesetbackshavebeenincorporatedinsitedesign.Inaddition, UONorthCampus(CU181andWG182)September2018Page13 protectionofsignificantriparianvegetationisensuredthroughexistingestablished/WR protectionprovisionsinEC9.4900throughEC9.4980,whicharenotaffectedbytheproposal. Theapplicanthasdemonstratedthattheproposalincludesvariedsetbacks,thatbuilding developmentwillnotresultinacontinuouswallalongthesetback,thatbuildingcoverageand heightswillbelimited,andthatopenspaceandriparianareaconservationrecommendations ensureprotectionofdesignatedfeatures. Basedonthesefindingsandrecommendedconditionofapproval,thiscriterionismet. (c)Tothegreatestpossibledegree,theintensification,changeofuse,or developmentwillprovidethemaximumpossiblelandscapedarea,open space,orvegetationbetweentheactivityandtheriver. Inadditiontoimposingmaximumbuildingcoveragefortheareanorthoftherailroadtracks thataremorestringentthanthoserequiredbytheEugeneLandUseCode,theapplicanthas proposeda200footsetbackforriparianandriverbankenhancementalongmostofthelength oftheproperty.Thissetbackis100feetbeyondtherequired/WRoverlayzonesetbackof100 feet.Itisnotedthatsincethe200footsetbackisdeterminedfromthetopofbank,thesetback equatesto250to300feetasmeasuredfromtheǞğƷĻƩ͸ƭedge.Thissetbackpreservesthe riparianareabetweentheriverandproposeddevelopmentwhilemaximizingriparian restorationopportunitiestothegreatestextentpossible.Toensurethe200footsetbackis is carriedforwardthroughthelifeofthemastersiteplan,thefollowingconditionofapproval warranted: TheripariansetbackareaalongtheWillametteRivershallbe200feetfromthetop ofbankasdepictedinthefinalplans(sheetsL01throughL05). Whilethe/WRWaterResourceConservationOverlayZoneisnotasetbackrequiredby RiverGreenway,orspecifictotheabovecriterion,itis StatewidePlanningGoal15,Willamette ausefulboundarywhendeterminingtheimpactofadevelopment.Theapplicantclearlychose nottolocateitsdevelopmentwithinthesetbackarea,andtoretainandenhancetheopen theğƦƦƌźĭğƓƷ͸ƭsiteplanand spaceareabetweentheexistingbikepathandriver.Staffbelieves otheravailableinformationshowingtheampledistanceandexistingriparianvegetation betweenthedevelopmentandtheriverissufficienttodemonstratecompliancewiththis criterion,alongwiththerecommendedcondition. Basedontheabovefindingsandrecommendedconditionofapproval,thiscriterionismet. (d)Tothemaximumextentpracticable,theproposeddevelopmentshall provideforprotectionandenhancementofthenaturalvegetativefringe alongtheWillametteRiver.Thismeansprotectionandenhancementof treesandunderstorycharacteristicofnativevegetationwithintheriparian stripalongtheWillametteRiver.Italsomeansremoval,andactive managementtopreventreintroductionof,disturbancevegetationsuchas UONorthCampus(CU181andWG182)September2018Page14 HimalayanblackberriesandEnglishivy.Asusedherein,theriparianstrip meanstheareabetweenthetopoftheriverbankandtheǞğƷĻƩ͸ƭedge. Theapplicanthasproposedriparianrestorationofthenaturalvegetativefringealongthe WillametteRiver.TheapplicanthassubmittedaRiparianAssessmentandManagementReport thatindicatesvegetatedriparianareaswithinthedevelopmentsitewerehistoricallyreducedto narrowstripsalongtheriver.Inordertoenhancethenaturalvegetativefringe,theğƦƦƌźĭğƓƷ͸ƭ writtenstatementstatesthattheywillincorporateͻğƭmanyapplicablerestorationtechniques aspossibleasfundingbecomesğǝğźƌğĬƌĻ͵ͼTechniquesproposedwillincludelargescale invasiveplantremoval,andremovalofconcreteriprapalongtheshoreline.Additionally,the 200footriparianbufferproposedwillhelptopreserveandenhancetheriparianfringe. Basedontheabovefindings,thiscriterionismet. (e)Tothegreatestpossibledegree,necessaryandadequatepublicaccesswill beprovidedtoandalongtheriverbyappropriatelegalmeans.Asusedin thissection,thewordsͻŭƩĻğƷĻƭƷpossibleķĻŭƩĻĻͼaredrawnfrom StatewidePlanningGoal15(F.3.b.)andareintendedtorequireabalancing offactorssothateachoftheidentifiedGreenwaycriteriaisprotectedto extentpossiblewithoutprecludingtherequesteduse.Goal15 thegreatest (C.3.j.)providesthatͻƌğƓķƭcommittedtourbanuseswithintheGreenway shallbepermittedtocontinueasurbanǒƭĻƭ͵ͼ Thispolicyrecognizesthatdevelopmentshouldoccurinconcertwithcontinuedpublicaccessto improvephysicalaccessbythepublicto theriveranddevelopmentplansshouldmaintainand therivertothegreatestpossibledegree.Physicalaccessincludespedestrianandbicycleaccess alongtheriver,andpedestrianaccesstotheriverbankforactivitiessuchasswimming,fishing, andlaunchingsmallpaddlecraft.Enhancementandprotectionoftheriparianareaalongthe riverwillbebalancedwiththeneedforpublicaccesstotheriver.Theapplicanthasproposed improvementandpossiblerealignmentoftheexistingbicyclepathalongtheriver.The applicantalsoproposesariparianarearestorationalongtheriverandtheestablishmentof threepedestrianviewpointsandonepaddlecraftlaunchingpointalongtheƩźǝĻƩ͸ƭedge.The proposalwillenhancetheƦǒĬƌźĭ͸ƭphysicalaccesstotheriver,improvetheecologicalqualityof thesite,enhancepublicsafety,andimproveaccessofpublicfacilities. Basedonthesefindings,thiscriterionismet. (3)Interpretation.IntheeventanyofthetermsusedintheseSRPzoneprovisions requireinterpretation,theplanninganddevelopmentdirectorshallberesponsible forsuchinterpretation. Nointerpretationswererequired;however,theğƦƦƌźĭğƓƷ͸ƭwrittennarrativeacknowledgedthis criterionandacceptstheplanninganddevelopmentķźƩĻĭƷƚƩ͸ƭinterpretationsasrequired, thereforethiscriterionismet. UONorthCampus(CU181andWG182)September2018Page15 Section2:WillametteGreenwayPermitEvaluation EC9.8815(1):Tothegreatestdegreepossible,theintensification,changeofuse,or developmentwillprovidethemaximumpossiblelandscapedarea,openspace,or vegetationbetweentheactivityandtheriver. ThiscriterionisaddressedinEC9.3725(2)(c)aspreviouslydiscussedinthisstaffreportand incorporatedhereinbyreference.Basedonthosefindingsandrecommendedconditionof approval,thiscriterionismet. EC9.8815(2):Tothegreatestpossibledegree,necessaryandadequatepublicaccess willbeprovidedalongtheriverbyappropriatelegalmeans. ThiscriterionisaddressedinEC9.3725(2)(e)aspreviouslydiscussedinthisstaffreportand incorporatedhereinbyreference.Basedonthosefindings,thiscriterionismet. EC9.8815(3):Theintensification,changeofuse,ordevelopmentwillconformwith applicableWillametteGreenwaypoliciesassetforthintheMetroPlan. ThiscriterionisaddressedinEC9.3725(1)(a)aspreviouslydiscussedinthisstaffreportand incorporatedhereinbyreference.Basedonthosefindings,thiscriterionismet. EC9.8815(4):InareassubjecttotheWillakenzieAreaPlan,theintensification,change ofuse,ordevelopmentwillconformwiththatƦƌğƓ͸ƭusemanagementconsiderations. ThepropertyisnotlocatedwiththeWillakenzieAreaPlanboundaries,thereforethiscriterion isnotapplicable. EC9.8815(5):Inareasnotcoveredbysubsection(4)ofthissection,the intensification,changeofuse,ordevelopmentshallconformwiththefollowing applicablestandards: (a)Establishmentofadequatesetbacklinestokeepstructuresseparatedfromthe WillametteRivertoprotect,maintain,preserve,andenhancethenatural, scenic,historic,andrecreationalqualitiesoftheWillametteGreenway.Setback linesneednotapplytowaterrelatedorwaterdependentactivitiesasdefined intheOregonStatewidePlanningGoalsandGuidelines(OAR66015000et seq.). ThesubjectpropertydoesnothaveanestablishedWillametteGreenwaysetbackline.As illustratedontheRegulatoryPlan(SheetL01),theApplicantproposestheestablishmentofa 200footsetbacktokeepstructuresseparatedfromtheriverandtoprotect,maintain, preserve,andenhancethenatural,scenic,historic,andrecreationalqualitiesoftheWillamette Greenway.TheWillametteRiverisidentifiedonthe AdoptedProtectionDesignationsforthe EugeneGoal5Wetland,Riparian,andUplandWildlifeHabitatInventoriesMap(November14, UONorthCampus(CU181andWG182)September2018Page16 2005)asaCategoryAStream,meaningitisdesignatedforprotectionwitharequired100foot setback.Inaddition,theapplicantproposes,andapprovalisconditionedupon,adherenceto theğƦƦƌźĭğƓƷ͸ƭproposed200footsetbackfromtopofbanktocreateanexpandedriparian restorationareawithoutbuildingandrecreationalfieldencroachments. Basedontheabovefindings,andthroughestablishmentofthe200footsetbackfromtopof bankasconditionedpreviously,thiscriterionissatisfied. (b)Protectionofsignificantfishandwildlifehabitatsasidentifiedinthe MetropolitanPlanNaturalAssetsandConstraintsWorkingPaper.Sites subsequentlydeterminedtobesignificantbytheOregonDepartmentofFish andWildlifeshallalsobeprotected. TherearethreewildlifespeciesidentifiedontheMetroPlanNaturalAssetsandConstraints WorkingPaperWildlifeInventory(FigureD2)inproximitytotheproposedķĻǝĻƌƚƦƒĻƓƷΓƷŷĻ cloudedsalamander,theOregonredsalamander,andthewesternracersnake.Noneofthe speciesidentifiedareendangeredorthreatened.Therearenosignificantfishorwildlife habitatsidentifiedonthesubjectproperty.AreferralwassenttotheOregonDepartmentof FishandWildlifeandnoresponsewasreceived theWillametteRiverthe Toassessthesignificantfishandwildlifehabitatsassociatedwith applicantalsoprovideda RiparianAssessmentandManagementReport whichfoundseveral keysensitiveaquaticspecies,andrarespecieshistoricallydocumentedwithinonemileofthe site: SensitiveAquaticSpecies ChinooksalmonΑfederallythreatened(FederalEndangeredSpeciesAct(ESA)) Steelhead Whitesturgeon Westernbrooklamprey PacificlampreyΑspeciesofconcern(FederalESA) RareSpecies WesternpondturtleΑsensitivecritical(StateESA) Retrorsesedge PaintedturtleΑsensitivecritical(StateESA) Townsend'sbigearedbatΑsensitivecritical(StateESA) BaldeagleΑsensitivevulnerable(StateESA) Bradshaw'slomatiumΑĻƓķğƓŭĻƩĻķ(StateESA) OregonchubΑsensitivecritical(StateESA) Bulltrout(Coastalpopulation)Αsensitivecritical/vulnerable(StateESA) Nootherdocumentedoccurrencesofsensitiveorrarewildlifespecieswerefound.Perthe reportfindings,thesitecontainsappropriateaquatic,upland,andriparianhabitattosupportall eightoftherarespecieslistedabove.However,significantonsitehabitatforriverbankspecies UONorthCampus(CU181andWG182)September2018Page17 islimitedtotheripariancorridorasshownonsheetsL02andS01oftheSitePlan.The ğƦƦƌźĭğƓƷ͸ƭproposedrestorationtechniquesoflargescaleinvasiveplantremoval,andremoval ofconcreteriprapalongtheshorelinewillimprovethehabitatandsubsequentproliferationof historicallypresentlandspecies.SincenoworkisproposeddirectlywithintheWillamette River,itisanticipatedtherewillbenosignificantimpactstofishinthearea. Basedonthesefindings,thiscriterionismet. (c)Protectionandenhancementofthenaturalvegetativefringealongthe WillametteRivertothemaximumextentpracticable. Aspreviouslydiscussedinthisstaffreport,theapplicantproposesa200footripariansetback forbuildingsandrecreationalfieldstoallowforexpandedriparianrestorationbeyondthe required100footsetback.Theapplicanthasproposedtoremoveinvasivevegetationand reestablishnativevegetationwithinthesetbackarea.Inaddition,protectionofsignificant riparianvegetationinthisareaisensuredthroughthe/WRprotectionprovisionsofEC9.4900 throughEC9.4980. Basedonthesefindings,thiscriterionismet. (d)Preservationofscenicqualitiesandviewpointsasidentifiedinthe MetropolitanPlanNaturalAssetsandConstraintsWorkingPaper. andConstraintsWorkingPaper doesnotidentifyanyscenic The MetropolitanNaturalAssets qualitiesorviewpointsonthesubjectsite,thereforethiscriteriondoesnotapply. (e)Maintenanceofpublicsafetyandprotectionofpublicandprivateproperty, especiallyfromvandalismandtrespassinbothruralandurbanareastothe maximumextentpracticable. Theapplicant,apublicinstitution,ownsallparcelswithinthesubjectsite.Allpublic improvementswillbeconstructedinaccordancewithstandardsspecifiedinEC9.6505andEC 9.3715.SRPZonedevelopmentstandardsareconsistentwiththoseinthelandusecodeand alsocontributetopublicsafetyandprotectionofpublicandprivateproperty. Basedonthesefindings,thiscriterionismet. (f)CompatibilityofaggregateextractionwiththepurposesoftheWillamette RiverGreenwayandwheneconomicallyfeasible,applicablesectionsofstate lawpertainingtoReclamationofMiningLands(ORSChapter517)andRemoval ofMaterial;Filling(ORSChapter541)designedtominimizeadverseeffectsto waterquality,fishandwildlife,vegetation,bankstabilization,streamflow, visualquality,noise,safety,andtoguaranteenecessaryreclamation. UONorthCampus(CU181andWG182)September2018Page18 Theproposaldoesnotinvolveaggregateextractionnorwillithaveanyimpactonexisting aggregateresources;therefore,thiscriteriondoesnotapply. (g)Compatibilitywithrecreationallandscurrentlydevotedtometropolitan recreationalneeds,usedforparksoropenspaceandownedandcontrolledby ageneralpurposegovernmentandregulationofsuchlandssothattheiruse willnotinterferewithadjacentuses. Asusedinthissection,thewords"thegreatestpossibledegree"aredrawnfrom OregonStatewidePlanningGoal15(F.3.b.)andareintendedtorequirea balancingoffactorssothateachoftheidentifiedWillametteGreenwaycriteriais mettothegreatestextentpossiblewithoutprecludingtherequesteduse. Theproposalwillnotadverselyaffectanynearbyrecreationallands,parksandopenspace.The proposaldoesincludefacilitiesthatcanbemadeavailableforcommunityusethrough partnershipwiththeUniversityofOregonDepartmentofPhysicalEducationandRecreation. Theexistingbikepath,whichwillbemaintainedandpossiblyrealigned,willcontinuetoprovide apublicrecreationaluseontheproperty.Additionally,theproposedriveraccesstrailsand viewpoints,andaproposedpersonalpaddlecraftlaunchpointwillenhancetherecreational opportunitiesonthesite. onthesefindings,thiscriterionismet. Based EC9.8815(6):Whensitereviewapprovalisrequired,theproposeddevelopmentwill beconsistentwiththeapplicablesitereviewcriteria. Theproposaldoesnotrequiresitereview;therefore,thiscriteriondoesnotapply. EC9.8815(7):Theproposalcomplieswithallapplicablestandardsexplicitlyaddressed intheapplication.Anapprovedadjustmenttoastandardpursuanttoprovisions beginningatEC9.8015ofthislandusecodeconstitutescompliancewiththestandard. Theabovefindingsdemonstratecompliancewiththeapplicablestandardsaddressedinthis application.Noadjustmenttostandardsarerequestedorneededatthistime.Theapproved mastersiteplan(CU181)providesmaximumcoverageandbuildingheightlimitsthatwill governfuturedevelopmentofthesite.Atthetimeofdevelopment,futureproposalsmust demonstratecompliancewithallapplicablestandards,including,butnotlimitedto: EC9.3715SRPRiverfrontParkSpecialAreaZoneDevelopmentStandards o EC9.49009.4980/WRWaterResourcesConservationOverlayZone o EC9.6725OutdoorLightingStandards o Toensurefuturedevelopmentwilldemonstratecompliancewithallapplicablestandards,the followingconditionofapprovaliswarranted: UONorthCampus(CU181andWG182)September2018Page19 Allfuturedevelopmentonthesiteshalladheretoanddemonstratecompliancewithall applicablestandardsoftheEugeneCodeincluding,butnotlimitedto:EC9.3715SRP RiverfrontParkSpecialAreaZoneDevelopmentStandards;EC9.49009.4980/WR WaterResourcesConservationOverlayZone;andEC9.6725OutdoorLighting Standards. Basedonthesefindingsandrecommendedconditionofapproval,thiscriterionissatisfied. StaffRecommendation: Basedontheavailableevidence,andconsistentwiththeprecedingfindings,staffrecommends theHearingsOfficialgrantapprovaloftheğƦƦƌźĭğƓƷ͸ƭConditionalUseandWillamette Greenwayrequests,withthefollowingconditionsofapproval: 1.Onthefinalplans,thesignificantclusteroftreesasdescribedintheğƦƦƌźĭğƓƷ͸ƭ narrativeandtheRiverfrontParkStudy,locatedonthenorthsideoftherailroadtracks andeastoftheexistingbicycleunderpass,shallbedepictedwithsize,varietyandcritical rootzonesshown.Anoteonthefinalplansshallstatethatfuturedevelopmentinthis areamustensurepreservationofthesignificantclusteroftreesincludingprotectionof theircriticalrootzones. 2.Fortheareanorthoftherailroadtracks,thefourareasasidentifiedonsheetsL01and L02oftheapprovedplansetshallhavethefollowinglimitations: Area4(westoftheMillRace):maximumbuildingcoverageislimitedto15 percentandmaximumbuildingheightislimitedto45feet; Area5:maximumbuildingcoverageislimitedto0.5percentandmaximum buildingheightislimitedto15feet; Area6:maximumbuildingcoverageislimitedto16percentandmaximum buildingheightislimitedto37feet; Area7:theWillametteRiverandMillRaceprotectiveareashallhaveno buildings. 3.Intheareasouthoftherailroadtracks,buildingheightsarelimitedto85feet. 4.TheripariansetbackareaalongtheWillametteRivershallbe200feetfromthetopof bankasdepictedinthefinalplans(sheetsL01throughL05). 5.Allfuturedevelopmentonthesiteshalladheretoanddemonstratecompliancewithall applicablestandardsoftheEugeneCodeincluding,butnotlimitedto:EC9.3715SRP RiverfrontParkSpecialAreaZoneDevelopmentStandards;EC9.49009.4980/WR WaterResourcesConservationOverlayZone;andEC9.6725OutdoorLighting Standards. UONorthCampus(CU181andWG182)September2018Page20 Foradditionalinformationontheaboveconditions,contactNicholasGioello,Planning Department,at5416825453. Expiration EC9.7340(2)and(4)providethatconditionalusepermitandWillametteGreenwayapprovals expire18monthsaftertheeffectivedateofapprovalunlessactualconstructionoralteration hasbegununderarequiredpermit,orinthecaseofapermitnotinvolvingconstructionor alteration,actualcommencementoftheauthorizedactivityhasbegun,unlessthedecision makerdesignatesotherwise. TheapplicanthasrequestedtheHearingsOfficialapprovetheCUPandWGpermitswitha30 yeartimelinetocompletetheproposedmasterplan.Theapplicantpointsoutthattheoriginal CUP(CU8816)wasapprovedwitha20yearcompletiontimeline.Theapplicantrequests considerationregardingtheuniqueaspectsoftheproposalandtopreventtheneedfor repeatedextensionrequestsinthefuture.Theapplicantpointsoutthattherequestisunique becauseitisforavastareaofland(77acres),mostofwhichtheuniversityhasnodefinitive plansatthistimeand/orthefundingtomakeimprovements.Thetypicaluniversitycapital projecttakesthreetosixyearstosecurefundingandcompleteconstruction.Eveninthe unlikelyeventofmultipleprojectsunderwayatonce,fullbuildoutforthenumberofprojects andimprovementspossibleintheproposedMasterSitePlanwouldtake30yearsorlonger. StaffsupportstheğƦƦƌźĭğƓƷ͸ƭrequestforthereasonsoutlinedintheğƦƦƌźĭğƓƷ͸ƭnarrativeas discussedabove,andrecommendstheHearingsOfficialapprovea30yeartimeline. InformationalItems: Foradditionalinformation,contactNickGioello,AssociatePlanner,CityofEugene541682 5453. EWEBelectrichasbothundergroundtransmissionlinesandundergrounddistributionlines onthenorthsideoftherailroadtracksineasementsthatconflictwiththisproject.Southof therailroadtrackswehavebothundergroundandoverheaddistributionlinesthatcould possiblybeinconflict. TheapplicantshouldcontactEWEBbeforeproceedingwithdevelopmentplansonthis property. Foradditionalinformation,contactBradRudler,distributionEngineeringTechnicianIII,Eugene Water&ElectricBoard,5416857334 CurrentlyEWEBwaterhasanexisting10inchwatermainlocatedatthenorthernendof RiverfrontParkwaythatcanserveareas5and6,anda16inchwatermainjustnorthofthe railroadtracksalongthesouthernboundarythatcanservearea4. UONorthCampus(CU181andWG182)September2018Page21 EWEBhasnoobjectiontoanyfuturedevelopmentonthesesites.Whenthewaterdemand requirementshavebeendetermined,contactEWEB'swaterengineeringdepartmentto determinewhatwillbeneededtoservetheseareas. Foradditionalinformation,contactBillJohnson,WaterEngineeringTechnicianIV,Eugene Water&ElectricBoard,5416857377 ThesubjectpropertycontainsanumberofEWEBeasements,someofwhicharedeveloped withEWEBfacilities.Staffhaslocated18EWEBeasementsonthesubjectproperties,fourof whichhavebeenidentifiedontheapplicant'seasementexhibitthatwasincludedinthe totheapplicantsothattheycanbe submittal.Theseeasementshavebeenprovided mappedontheeasementexhibitandtakenintoconsiderationforsitedesign.Mapping theseeasementsforthepurposesofsitedesignisnecessaryinordertoevaluateany relocationofexistingelectricfacilities. Associate,EugeneWater& Foradditionalinformation,contactRafaelSebba,RightofWay ElectricBoard,5416857710 ConsistentwithEC9.7330,unlesstheapplicantagreestoalongertimeperiod,within15days followingcloseofthepublicrecord,theEugeneHearingsOfficialshallapprove,approvewith conditions,ordenythisTypeIIIapplication.Thedecisionshallbebaseduponandbe accompaniedbyfindingsthatexplainthecriteriaandstandardsconsideredrelevanttothe decision,statingthefactsrelieduponinrenderingadecisionandexplainingthejustificationfor thedecisionbaseduponthecriteria,standards,andfactssetforth. NoticeofthewrittendecisionwillbemailedinaccordancewithEC9.7335.Within12daysof thedatethedecisionismailed,itmaybeappealedtotheEugenePlanningCommissionasset forthinEC9.7650throughEC9.7685. Attachments Avicinitymapisattached.TheğƦƦƌźĭğƓƷ͸ƭfullsizesiteplans,andtheentireapplicationfile,are availableforreviewattheEugenePlanningDivisionoffices.TheHearingsOfficialwillreceivea fullsetofapplicationmaterialsforreviewpriortothepublichearing.Thesematerialswillalso bemadeavailableforreviewatthepublichearing. ForMoreInformation PleasecontactNicholasGioello,AssociatePlanner,CityofEugenePlanningDivision,at:(541) 6825453;orbyemail,at:nick.r.gioello@ci.eugene.or.us UONorthCampus(CU181andWG182)September2018Page22