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EC 9.8815(7): The proposal complies with all applicable standards explicitly addressed in the application. An approved adjustment to a standard pursuant to provisions beginning at EC 9.8015 of this land use code constitutes compliance with the standard. This standard is addressed at Site Review criterion EC 9.8440(5)(k). These findings are incorporated herein by reference. Section 2: Site Review Evaluation EC 9.8440(1): The site review plan's general design and character is reasonably compatible with surrounding properties, as it relates to building locations, bulk and height, noise, glare and odors. The subject property is bounded by a hotel to the west, 1-105 to the east, a restaurant to the north and the Willamette River to the south. First, it should be noted that the proposed 4-story building will have a maximum height below 60 feet; this height is half of the 120-foot maximum allowed in the C-2 Community Commercial zone. The proposed structure is also sited more than 75 feet from the northern property line (shared with McGrath's Fish House), and approximately 30 feet from the western property line (shared with Valley River Inn). These setbacks serve as buffers that inherently increase the level of compatibility between the proposed hotel and surrounding uses. The operating characteristics of the proposed hotel are expected to be similar to those of the adjacent Valley River Inn hotel. Further, staff agrees with the applicant that the proposed hotel use is compatible with the adjacent restaurant; if anything, the two uses are complimentary. Hotels by nature do not generate excessive amounts of noise, glare or odors, and therefore no significant impacts to the surrounding commercial properties are expected. The property is also bounded by a highway interchange to the east. Traffic noise from the highway will be audible from the subject property, however this is not a unique situation given that the majority of properties adjacent to highways in Eugene are developed. The subject property is zoned C-2 and designated in the Metro Plan for commercial uses; therefore, it was always expected that the property would be commercially developed. Further, there is a line of existing trees between the subject property and the highway (see Sheet C110, Tree Preservation Plan); these trees are expected to survive construction activities and will continue to provide an important screening function. As discussed in detail throughout the Willamette Greenway Permit evaluation, the property is bounded by the Willamette River corridor to the south. A public multi-use path (the Ruth Bascom Riverbank Path) also exists between the subject property and the river's top of bank. The path has views of the River and accommodates pedestrians, bicycles and other non- Eugene Towneplace Suites (WG 16-1) June 2016 8 HO Agenda - Page 8