D. Bus pullout location and design <br />E. Intersection and traffic signal design (and warrant analysis). <br />F. Median landscaping/design, streetscape features <br />Mid-Term Recommendations: <br />3.4 Prepare Phasing & Financing Plan for the lower River Road improvements <br />that includes: <br />• Cost Estimates <br />• Phasing Options <br />• Funding Sources <br />3.5 Adopt the Lower River Road Conceptual Design Plan and Phasing and <br />Financing Plan in the City's Transportation Improvement Program, and <br />adopt new policies, if needed, into the Transportation System Plan. <br />3.6 Prepare preliminary and final engineering design plans for initial phase(s). <br />Long-Term Recommendations: <br />3.7 Construct initial project improvement phase(s). <br />3.8 Prepare preliminary and final engineering design plans for remaining phases. <br />3.9 Construct remaining project improvement phases. <br />Implementation Strategy 4: Zoning Code and Development Standards <br />4. Change zoning and development standards in order to achieve a mix of desired <br />uses and services, to prevent monolithic or single-use development, and to protect <br />the sensitive Willamette Greenway environment and adjacent residential areas. <br />Create development standards for permitted uses, development types, density and height <br />requirements, and setbacks that are appropriate for this specific neighborhood and the various <br />redevelopment areas within it; develop incentives for private development to provide desirable <br />uses such as a small grocery, mixed-uses, affordable housing, open spaces and meeting places; <br />and prepare design standards and guidelines so that new developments relate harmoniously to <br />their surroundings and to each other. <br />Short-Term Recommendations: <br />4.1 Conduct an assessment of successful mixed use center implementation tools. <br />Apply results to the lower River Road area. <br />4.2 Provide interim incentives for desirable development. The City should <br />consider providing incentives such as reduced development application fees, <br />