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HomeMy WebLinkAbout2022 08 16 Minutes & Attachments Approved W_PPApproved 10/18/22 Attested by S. Weaver Minutes Planning Commission CCI & Regular Session 1 Springfield Planning Commission in its role as CCI & RS Minutes for August 16th, 2022 Planning Commissioners Present: Chair Matt Salazar, Michael Koivula, Kuri Gill, and Andrew Buck Excused Absence: Grace Bergen Staff: Sandy Belson, Planning Manager; Monica Sather, Senior Planner; Melissa Cariño, Senior Planner; Sarah Weaver, Community Development Administrative Assistant; Kristina Kraaz, Assistant City Attorney Chair Salazar called the meeting for Committee for Citizen Involvement to order at 6:00 pm. Item(s) 1. Floodplain Map Update: Community Engagement Plan Staff: Sandy Belson, Interim Planning Manager • Staff Report Sandy Belson: (See presentation) Comments from the Commissioners: Commissioner Buck: suggested changing the verbiage under “Key Messages” # 6 to avoid appearing to promote only FEMA’s flood insurance. Suggested verbiage: #6 – To protect against damage and loss from flood, consider purchasing flood insurance through insurance programs such as the National Flood Insurance Program. Commissioner Koivula: suggested two additional outreach goals: 1) Explaining to the community that participation in the program is required to be able to access disaster relief in the event of flooding. 2) Remind the community about the significant floods the city experienced in 1996 and 1997. Commissioner Salazar: Once the Floodplain Map is approved, a link of the FEMA story map will be posted to our website. Navigating to FEMA story maps to get to specifically Springfield Oregon maps is complicated. In the interest of accessibility, we should post a link to FEMA’s story map page, but also provide direct links to our own community maps as well. Approved 10/18/22 Attested by S. Weaver Minutes Planning Commission CCI & Regular Session 2 Commissioner Gill: suggested that we post the Floodplain Map outside of the Springfield City Library for the general public to see. We could also send the community a post card, which would provide basic information about the Floodplain Map. Staff / Sandy Belson: responded to the Commissioners comments and suggestions: She noted that one outreach goal would be added explaining that participation in the program is required to be able to access disaster relief. It would also be productive to mention the 1996/97 floods but not as an independent key message since they were not considered 100-year floods. Key Message #6 would be modified to “consider purchasing flood insurance through insurance programs such as the National Flood Insurance Program”. Under # 1 “Tactics – Local Adoption” we can include the link to the FEMA Floodplain Maps as well as the City of Springfield Floodplain maps. Also, under #1 “Tactics – Local Adoption” we can find placement for an informational poster somewhere in City Hall. Staff will reach out to SUB and ask them about adding this topic to their Newsletter. SUB typically has a long lead time that will preclude them from making a timely announcement. DPW can reach out to the Red Cross about the measures they are taking. The Lane County Emergence response team is certainly involved in the Emergency Management, but Staff will clarify. Commissioner Buck: wanted to state for the public record that the 51 properties located in the Floodplain zone have been identified as being in the area of risk and should be made aware of the impact this will have on their mortgages, insurance coverage, etc. Now is the time to investigate the ramifications before they are officially notified. Commissioner Buck: moved that the Commission adopt the Floodplain Map Update: Community Engagement Plan with the identified changes noted by Staff to the items listed and discussed during this meeting. Commissioner Koivula seconded the motion. Roll call vote: Buck – Aye Koivula – Yes Salazar – Aye Gill – Aye Motion carries 4:0 1 Absent 2. Comprehensive Plan Map Clarification Project: PAC Bylaws Staff: Monica Sather, Senior Planner Staff / Monica Sather: informed the Commissioners that the Project Advisory Committee agreed upon an updated version of the Comprehensive Plan Map Clarification Project Bylaws (see draft document). The primary updates concerned: 1) adding options for the Advisory Approved 10/18/22 Attested by S. Weaver Minutes Planning Commission CCI & Regular Session 3 Committee’s ability to provide input between meetings and; 2) Further clarify the roles of both the Committee and Staff within the context of the Comprehensive Plan Map Clarification Project. The request before the Commission is to approve the final Bylaws for this Project. Commissioner Gill: moved to approve the changes to the Comprehensive Plan Map Clarification Project Advisory Committee’s Bylaws as shown in Attachment 1 for this Item. Commissioner Koivula seconded the motion. Roll call vote: Buck – Aye Koivula – Yes Salazar – Aye Gill – Aye Motion carries 4:0 1 Absent ADJOURNMENT – 6:58 pm 7:00 p.m. Planning Commission Regular Session Chair Salazar called the regular session to order at 7:00 pm. Planning Commissioners present: Chair Matt Salazar, Michael Koivula, Kuri Gill, and Andrew Buck Excused absence: Grace Bergen Staff: Sandy Belson, Planning Manager; Melissa Cariño, Senior Planner; Sarah Weaver, Community Development Administrative Assistant; Kristina Kraaz, Assistant City Attorney Pledge of Allegiance – Led by Chair Salazar Approval of the Minutes • May 17th, 2022 – Approved Business from the Audience – None Regular Session Item(s) 1. Willamette Greenway Development Permit Case: 811-22-000106-TYP3 Approved 10/18/22 Attested by S. Weaver Minutes Planning Commission CCI & Regular Session 4 Staff: Melissa Cariño, Senior Planner Assistant City Attorney Kristina Kraaz read the Quasi-Judicial Statement of Rights into the record. The Planning Commissioners were called to disclose ex-parte contact, conflicts of interest, or independent knowledge of the property: Buck - No conflicts of interest or ex-parte contact. He is a licensed insurance agent in the area but he does not believe this would impact his decision. Koivula - No independent knowledge, conflicts of interest or ex-parte contact. Gill – No independent knowledge, conflicts of interest, or ex-parte contact. Salazar – No conflicts of interest or ex-parte contact. His independent knowledge is limited to driving past the site. Staff Report Staff / Melissa Cariño (see presentation) Testimony from the Applicant – None In Favor – None Neutral – None In Opposition – None Commissioner Buck: Noted that the presentation in the last meeting was very detailed and he appreciated the effort. Commissioner Koivula: wanted to confirm that the Applicant will make all effort to identify and reject all inappropriate fill, i.e., oil, chemical contaminant materials, treated wood, asphalt, asbestos, wallboard, oil or concrete road base material. He expanded the noxious weeds list from not only horsetail but also reed canary grass, false Brome, knotweed, and yellow flag iris. On page 220 in the statement on Condition of Approval, #3 of Finding 40: The statement that the Applicant under LDAP shall provide armoring conflicts with page 230 where it provides for vegetation at a 3-1 slope. Submittals are sometimes made at different times accounting for possible conflicting information. Was the bank armoring submitted at a different time? Applicant / Kelly Wood, Safety and Land Manager, Wildish Sand and Gravel. There was undoubtedly a timing issue with parts of the submittal. Most of the property consists of fill with existing and historical riprap material armoring the edge of the river. Wildish intends to use the reminder of the Greenway setback for stormwater drainage and stormwater controls. Approved 10/18/22 Attested by S. Weaver Minutes Planning Commission CCI & Regular Session 5 Commissioner Koivula: moved to close the public hearing and the written record on this item. Commissioner Gill seconded. Roll call vote: Koivula – Yes Gill – Aye Buck – Aye Salazar – Aye Motion carries 4:0 1 Absent Commissioner Gill: moved to adopt the order approving the Willamette Greenway Development Overlay Permit that is in the Agenda Packet as Attachment 1 of this Item. Commissioner Buck seconded the motion. Roll call vote: Salazar – Aye Koivula – Yes Gill – Aye Buck – Aye Motion carries 4:0 1 Absent Business from the Planning Commission Commissioner Koivula: reported that there are several vacancies on the City’s boards and commissions. He urged the commissioners and the general public to reach out to anyone who would be interested in serving the City and community by volunteering to be on a board or commission. There are vacancies on: Springfield History Museum Committee, Historic Commission, Springfield B-PAC, Springfield Arts Commission, Springfield Library Board, and the Springfield Police Advisory Committee. There is a link in the City of Springfield website that provides more detail about the vacancies and applications to submit, if someone is interested. Commissioner Gill: The Oregon Main Street Network is having a conference in Klamath Falls from October 5th – 7th, which provides a lot of learning opportunities in the areas of economic development, downtown revitalization initiatives, and civic programs. Registration is currently open to all interested parties. More details about the conference can be found online at oregonheritage.org. Business from the Development and Public Works Department Staff / Sandy Belson: introduced the new Senior Planner for Code Development, Haley Campbell. Approved 10/18/22 Attested by S. Weaver Minutes Planning Commission CCI & Regular Session 6 • Planning Commission Recruitment – Contacted: Springfield Chamber of Commerce, City Club, U of O Prof. Choquette PPPM, City Manager’s Office initiatives (notice boards, press releases, Facebook), Springfield Library, DPW notices (posted at the fee counter digitally and in hard copy), Rotary Club Springfield, Rotary Club Twin Rivers, NAACP, Lions Club Springfield, Springfield – Eugene Tennant’s Association, Willamalane, Historic Preservation Listserves, Home Builders Association of Lane County, Better Eugene – Springfield Transportation (BEST), Springfield Alliance for Equity & Respect, ARC of Lane County, Downtown Languages, Springfield Public School District, League of Women Voters, 1,000 Friends • Development Code Update – Hard Copy Binders Staff / Sarah Weaver: informed the Commissioners that the new hard copy of the updated Development Code was available at the Development Center, if they were interested in receiving a hard copy. • Next Planning Commission meeting Staff / Sandy Belson: Since there are no agenda items for September 7th, she suggested that the Planning Commission meet on September 20th for two trainings and a brief regular session. The two training sessions would be: 1) Land Use training – Monica Sather, Senior Planner and; 2) Making Findings for a Legally Defensible Decision – Assistant City Attorney Kristina Kraaz. ADJOURNMENT – 7:35 pm Flood Map Updates page 1 of 4 Draft Community Engagement Plan Flood Map Updates Draft - Community Engagement Plan I. PURPOSE OF COMMUNITY ENGAGEMENT PLAN This Community Engagement Plan will serve as a guide for outreach and community engagement activities for the Federal Emergency Management Agency’s update of the Flood Maps and Springfield’s adoption of the new maps as the basis for Springfield’s Floodplain Overlay District. It describes the activities that the City of Springfield will implement to ensure that the interested and affected parties have adequate opportunities to understand the updates and provide meaningful input. II. INTRODUCTION Background Flooding is the most common and expensive natural disaster in the United States. Studies show that the high-risk areas on flood maps have a 26% chance of being flooded at some point during a 30-year mortgage. The City of Springfield participates in the National Flood Insurance Program (NFIP). NFIP is run by the Federal Emergency Management Agency (FEMA). The objectives of the NFIP are to: (1) ensure that new buildings will be free from flood damage; (2) prevent new development from increasing flood damages on existing properties; and (3) ensure the natural and beneficial functions of the floodplain are maintained. NFIP was created by the U.S. Congress in 1968 to help minimize the costs of disaster relief and reduce the loss of life and property caused by flooding. Participation in the NFIP allows members of the Springfield community to access federally backed flood insurance. Flood insurance is required for federally backed loans to purchase or build structures located within the floodplain. Participation also ensures the City remains eligible for Federal disaster assistance in identified floodplain areas. The current floodplain map for Springfield that flood insurance is based on was last updated in 1999. Attachment 1, Page 1 of 4 Flood Map Updates page 2 of 4 Draft Community Engagement Plan FEMA Map Updates New/updated maps for Springfield are being prepared by FEMA to better understand flood risks and allow for more informed decisions about how to protect against damage and loss. Flood risk changes over time. Helping our community understand its risk from floods is an important step toward reducing those risks. Flood maps show the areas with the highest risk in our area, as well as other important information. FEMA uses the best data available to help communities understand their risk. This data is a combination of the information Springfield community provides and FEMA’s own scientific research and analysis. These new/updated floodplain maps better represent flood risk in Springfield and Central Lane County. FEMA is seeking input on these maps to ensure that they reflect local data/knowledge. Once FEMA finalizes the floodplain maps, the City of Springfield and Lane County will co-adopt the updated maps as the basis for the Floodplain Overlay District. Development within the Floodplain Overlay District must conform to the requirements in Section 3.3.800 of the Springfield Development Code. III. COMMUNITY ENGAGEMENT Purpose of Community Engagement 1. To assist property owners and occupants affected by changes to the Flood Maps to understand their flood risk and how to mitigate that risk during development and by purchasing flood insurance. 2. To provide an opportunity for people to comment on FEMA’s flood maps before they are finalized by FEMA and co-adopted by the City of Springfield and Lane County as the basis for an updated Floodplain Overlay District. Outreach Goals 1. Working with FEMA, provide accurate information to community about the flood risks within Springfield’s urban growth boundary 2. Seek feedback about the accuracy of the new/updated maps in tandem with FEMA as part of outreach efforts 3. Increase the awareness of the availability of the flood maps and opportunities to view them among affected property and business owners, and residents 4. Increase awareness of the importance to have flood insurance for those in identified areas of risk within the Springfield community 5. Message that this work is occurring based on direction FEMA receives and is not policy driven by the City 6. Explain the City’s partnership with FEMA to reduce flood risk within the identified flood hazard areas, including the City’s responsibility for adopting floodplain management regulations 7. Increase awareness of regulatory requirements affecting development in the flood hazard areas Attachment 1, Page 2 of 4 Flood Map Updates page 3 of 4 Draft Community Engagement Plan Target Audience 1. Property owners and occupants of property that is affected by the updated maps (properties being added to or removed from the floodplain) 2. People with knowledge about flood risk in Springfield who may have knowledge to share with FEMA about the draft flood maps Key Messages 1. The Federal Emergency Management Agency (FEMA) has created a new/updated flood maps for Springfield 2. Based on the new map, your property is either being added to or removed from a special flood hazard area 3. Properties located within the FEMA-designated flood hazard areas could be affected by a flood if one occurs within Springfield’s urban growth boundary 4. To better understand your flood risk please review the Storymap 5. FEMA is seeking feedback on the new/updated map, you can provide feedback through city staff or directly to FEMA 6. To protect against damage and loss from flood, consider purchasing flood insurance through the National Flood Insurance Program 7. This flood insurance program is run by the FEMA 8. Once FEMA finalizes the flood maps, the City of Springfield and Lane County will co-adopt those maps as the basis for the Floodplain Overlay District 9. The Floodplain Overlay District (Section 3.3.400 of the Springfield Development Code) includes regulations of development that reduce flood risk Strategies 1. Inform community members about the new/updated flood map and the opportunity to learn about flood risk, flood insurance, and develop regulations in flood hazard areas 2. Increase awareness of the floodplain map and the need for flood insurance among those affected by making it easy to access and understand the information; and 3. Seek feedback on the new floodplain map from community members and share with FEMA. Tactics – Finalizing FEMA Maps 1. Update the Floodplain Map webpage on the City’s website to include links to FEMA’s StoryMap and other resources such as the FloodSmart website 2. Create and share Frequently Asked Questions that are specific to Springfield as related to the new/updated map including what has been updated and why, and what has not been updated or included and why 3. Mail initial postcard to affected properties and occupants to inform them of FEMA’s new/updated flood map for Springfield and to watch for a letter from the City with full details coming shortly 4. Mail letter with full details to affected properties and occupants to inform them of FEMA’s new/updated floodplain map for Springfield, where to go for additional information and opportunities to give feedback Attachment 1, Page 3 of 4 Flood Map Updates page 4 of 4 Draft Community Engagement Plan 5. Notify organizations that have knowledge of/interest in the updated flood maps including Watershed Councils, environmental groups, and the Springfield Board of Realtors 6. Participate in hosting an Open House with City of Eugene and Lane County in October 2022 7. Prepare and disseminate a joint news release with City of Eugene, Lane County and FEMA about the new map and open house 8. Include information in DPW’s Fall quarterly newsletter 9. Have Spanish translated information available on the City’s website and upon request Tactics – Local Adoption 1. Update the Floodplain Map webpage on the City’s website to include links to FEMA’s Final Flood Maps and other resources such as the FloodSmart website 2. Update the Frequently Asked Questions 3. Mail notice public hearings to affected property owners and occupants 4. Public notice in the newspaper and send out a media release 5. Hold Planning Commission public hearing 6. Hold elected official public hearing (Springfield City Council and Lane County Board of Commissioners) Timeline This timeline shows a simplified timeline for FEMA to finalize the flood maps and for the City of Springfield and Lane County to co-adopt the maps as the basis for Springfield’s Floodplain Overlay District. September – October 2022 November 2022 – Spring 2023 Spring 2024 FEMA and local jurisdictions are preparing to enter the Community Outreach phase. People may submit comments and/or appeals of the new/updated maps through the Appeal period. FEMA expects to issue a Letter of Final Determination in the Fall of 2023. The letter will also be published in the Federal Register. Upon receiving FEMA’s Letter of Final Determination, the City of Springfield and Lane County will have 6 months to co-adopt the new maps before they become “effective”. The local adoption process will include notice to effected property owners and occupants and public hearings before the Planning Commission and City Council/Board of County Commissioners. Attachment 1, Page 4 of 4 Project Advisory Committee Bylaws APPROVED JULY 26, 2022 ROLE The role of the Project Advisory Committee (PAC) is to provide the Project Core Team (staff) with support necessary to create a property-specific Comprehensive Plan Map for Springfield by: • Establishing a forum to identify, discuss, and resolve issues and concerns • Providing data and information, as requested • Reviewing and providing feedback on draft work products in a timely manner The PAC members’ input will reflect their interests, expertise, and perspectives. Staff on tThe Project Core Team will consider this input within the context of the project purpose and relevant adopted plans and policies. MEMBERSHIP & REPRESENTATION The PAC is comprised of community members appointed by the Springfield Committee for Citizen Involvement. PAC members represent a range of interests. PAC membership is for the duration of the Comprehensive Plan Map Clarification Project. While some PAC members reflect particular interest areas and can bring expertise about specific topics based on work or other experience, members participate as individuals who seek the best solutions for the community as a whole. PAC members are encouraged to communicate with their networks regarding the PAC's work, and to report concerns and questions back to the PAC and project staff. COMMUNICATION & MEETING STRUCTURE • All emails and other forms of communication (text messages, social media, etc.) regarding PAC business are considered public record. As such, they are subject to review upon request. • Communications (verbal or electronic) about PAC business with other PAC members outside of meetings should be avoided to comply with public meeting laws. Attachment 1, Page 1 of 4 7/26/2022 Page 2 of 4 • Communication with staff is encouraged to help answer questions or address concerns. • PAC meetings will be scheduled as needed but will attempt to follow the target schedule reviewed at the first PAC meeting. • Meeting agendas (with supporting materials as needed) and theThe proceedings of the previous all meetings will be summarized by project staff and made available to all PAC members at least one week in advance of the next scheduled meeting. At that meeting, staff will ask the PAC to approve the meeting notes as presented or approve the meeting notes with changes. Approved notes will then be made available to the public. • PAC members may revisit topics discussed at a previous meeting. Each meeting will allow time for addressing any remaining ideas/questions. • PAC meetings will be open to the public for observation. Notice of upcoming PAC meetings will be posted available on the City’s event calendar and be shared with the project’s interested parties list and media. • PAC meetings will be recorded. PROTOCOLS As members of the PAC, we agree to the following protocols for working together: MEETING PREPARATION & PARTICIPATION We agree to: • Attend all meetings and/or notify the Committee fFacilitator (Jacob Callister, Lane Council of Governments) if we haveof an unavoidable conflict that requires us to be late or absent. If absent from a meeting, PAC members may choose to: o Before the meeting to be missed: Provide written or verbal comments to project staff if desired. o After the missed meeting: ▪ If absent from a meeting, Ragree to read materials and get briefed listen to the meeting recording to hear on the information presented, deliberations, and outcomes of the meeting. ▪ Follow up with questions to staff. PAC members may provide written or verbal comments to project staff on materials discussed at the missed meeting. • If able to attend, prepare for meetings by reading materials in advance; • Arrive on time (whether virtually, or by phone, or in-person); • Missing two consecutive meetings (extenuating circumstances notwithstanding) maywill result in project staff forwarding the PAC member’s attendance record to the Committee for Citizen Involvement for action. MEETING CONDUCT During meetings, we agree to: • Listen carefully and respectfully, seeking to understand each other • Actively participate in the discussion by contributing perspectives and asking questions Attachment 1, Page 2 of 4 7/26/2022 Page 3 of 4 • “Share the air” – letting others speak once before speaking again • Focus on the subject at hand and help the group stick to the agenda When referring to the past, link it productively to current discussion • Put cell phones on silent mode, avoid side conversations, and be courteous and judicious with the use of other electronic devices PROVIDING COMMITTEE INPUT TO PROJECT TEAM • We will strive to make any make group-based input by consensus by listening to others’ perspectives, understanding that our input is strengthened by high levels of agreement. Consensus is achieved when all members can accept and will support the input. However, we understand that Committee-wide (i.e., unanimous) consensus is not required to move forward with meetings or products of the project. • We will provide input to staff on specific questions and on the draft map, but we are not expected to vote and will not provide a formal recommendation to Springfield’s appointed and elected officials.If it is clear consensus cannot be reached, then a simple majority of the members present will be required for any formal input to be represented as a PAC recommendation to the Project Core Team. If this level of agreement cannot be reached, then there will be no recommendation from the Committee. The final list of any recommendations or other input may include some discussion of the opinions of PAC members that were not in the majority. • A majority of members – 5 of 8 – attending will constitute a quorum at that meeting. • Although we will not use alternates or proxies, we will consider written comments from our fellow PAC members when they are unable to attend. • Input to the Project Core Team will be respected as final to avoid backtracking, unless the committee PAC as a whole agrees there is sufficient new information to reconsider a previous input. EXTERNAL COMMUNICATIONS Outside of PAC meetings, members agree to: • Support the group process in communications with others and with each other • Speak about their own experience in the group as individuals, but not to speak for the group. Inquiries requiring a collective response from the PAC should be referred to the City Project Manager (Monica Sather) and/or Committee Facilitator (Jacob Callister) • Contact staff regarding suggestions to help future meetings and activities work more effectively EXPECTATIONS OF PROJECT CORE TEAM (STAFF) • Schedule PAC meetings. • Give as much lead-time as possible to alert/remind PAC members of upcoming meetings and work to keep members informed of key updates between meetings. • Distribute meeting agendas and meeting materials by e-mail at least one week in advance of meetings. Attachment 1, Page 3 of 4 7/26/2022 Page 4 of 4 • PPrinted materials will be provide printed materialsd to PAC members upon request. Requests for printed materials will go to staff at least three business days prior to the meeting to allow time for printing and coordination to distribute. • Ensure mMeetings will incorporate as many opportunities for PAC discussion as possible for PAC members to interact meaningfully within the scheduled meeting time and project schedule. • Respond to PAC members’ questions between meetings as needed. Attachment 1, Page 4 of 4 Request for a Willamette Greenway Development Permit Case 811-22-000106-TYP3 Planner: Melissa Cariño SUBJECT SITEFive Properties make up the Site: 1.5001 Franklin Boulevard (Tax Assessor’s Map 18-03-02- 20, Tax Lot 3200) 2.4857 Franklin Boulevard (Tax Assessor’s Map 18-03-02- 20, Tax Lot 3100) 3.4851 Franklin Boulevard (Tax Assessor’s Map 18-03-02- 20, Tax Lot 3000) 4.4747 Franklin Boulevard (Tax Assessor’s Map 18-03-02- 20, Tax Lot 2800) 5.Not yet municipally addressed (Tax Assessor’s Map 18-03-02- 20, Tax Lot 3300) Willamette River Figure 1 –Willamette Greenway Overlay District Figure 2 –Established Greenway Setback Figure 3 –Riparian Resource Area Figure 2 –Special Flood Hazard Area SITE MAP OF FILL PROJECT included as 2nd site map in submitted application packet Criteria for WG Overlay District in Glenwood SDC 3.4-280.L 1.Any development, change of use or intensification of use permitted in the base zone shall be oriented toward the river between the Willamette Greenway Setback Line and the Willamette Greenway outer boundary. EXCEPTION: Proposed water-dependent and water-related uses listed in Subsection 3.4-280D.2. shall be permitted within the Greenway Setback Line. 2.Between the Greenway Setback Line and the Willamette Greenway outer boundary, any development, change of use or intensification of use shall provide the maximum possible landscaped area/open space between the activity and the river. 3.Significant air, water, and land resources, including but not limited to, natural and scenic areas, views, vistas, and fish and wildlife habitats in and adjacent to the Greenway, shall be protected, preserved, restored, or enhanced to the maximum extent practicable. 4.The maintenance of public safety and protection of public and private property, especially from vandalism and trespass, shall be provided to the maximum extent practicable. 5.The natural vegetative fringe along the river shall be enhanced, protected and maintained in order to assure scenic quality and viewpoints, protection of wildlife, protection from erosion and screening of uses from the river. 6.Areas of annual flooding, floodplains and wetlands shall be preserved or restored in their natural state to the maximum extent practicable to protect water retetion, overflow and other natural functions specified in Section 3.3-400. 7.Recreational needs shall be satisfied as specified in the Glenwood Refinement Plan and/or this Plan District. 8.Adequate public access shall be provided to and along the river by appropriate legal means for all development as specified in the applicable base zone, overlay district, or this Plan District. 9.Areas of ecological, scientific, historical or archeological significance shall be protected, preserved, restored or enhanced to the maximum extent practicable. 10.Significant fish and wildlife habitats shall be protected to the maximum extent practicable. 11.Significant natural and scenic areas, viewpoints and vistas shall be protected to the maximum extent practicable. 12.Any necessary tree felling shall comply with Section 5.19-100 and shall occur in a manner that ensures the wildlife habitat and natural scenic qualities found in the Glenwood Riverfront portion of the WG Overlay District will be maintained and shall be restored by mitigation on-site. Only diseased trees or trees in danger of falling located between the ordinary low water line and the Greenway Setback Line may be removed with a certified arborist’s statement. However, snag retention shall be allowed. In the area between the Greenway Setback Line and the outer boundary of the Glenwood Riverfront portion of the WG Overlay District, tree felling may be permitted to the extent necessary to accommodate those permitted uses as specified in the applicable base zone, overlay district or this Plan District CONDITION OF APPROVAL 1.The Willamette Greenway Development permit will be granted only if the applicant’s Site Plan Review application is also approved by the City using the approval criteria specified in SDC 5.17- 125.The Site Plan application is Case #811-22-000124-TYP2. SITE MAP OF FILL PROJECT included as 2nd site map in submitted application packet