1.1 Overall Vision and Future Expectations <br />The Area Now <br />The proposed Lower River Road Special Area Zone addressed in this Concept Plan spans the <br />River Road corridor from the Chambers St. overpass to Hillcrest Dr. This area currently is <br />characterized by low intensity auto-oriented commercial strip development in three established <br />commercial zones, with low intensity (and some historic) residential development in between. <br />The central part of the area also includes a considerable amount of property within the <br />Willamette River Greenway. Some of the Greenway is public park land, and some is private <br />commercial and residential land. Much of the area is zoned to allow higher intensity <br />development, specifically, the R-2 and C-2 lands. <br />The Vision: Lower River Road District/Special Area Zone <br />This plan envisions the Lower River Road Special Area Zone as a cohesive, attractive and <br />pedestrian-friendly district that: retains and. reuses historic houses and landscape features <br />(mature trees); provides high quality, compact housing for a diverse population at a minimum <br />density of 12 units per acre; offers essential and quality commercial and public services for <br />nearby River Road and Whiteaker residents; and serves as a central hub and backbone unifying <br />and stabilizing the larger lower River Road neighborhood. <br />In keeping with its Greenway setting, this Concept Plan envisions that development and <br />landscaping, and especially land adjacent to the Willamette River, will reflect a deep connection <br />to the river and associated natural values of the riparian landscape. River parks will be <br />managed as an important wildlife corridor, and as a unique and treasured natural asset. <br />Landscaping, signage, pedestrian routes, and view corridors will inform travelers along River <br />Road that they are near the river. <br />Lower River Road will be a leafy boulevard with a center median graced by large canopy native <br />trees. The road corridor will offer a pleasant streetscape and ambience for pedestrians and <br />bicyclists, and safe and convenient connections to Eugene's comprehensive bike trail system. <br />Many River Road residents will walk or bike to local commercial areas for daily errands, or to <br />commute or recreate along the river path system. River Road will also be served by a rapid <br />transit line (EmX) that connects to an efficient world-class regional transit system. Many <br />commuters will use this system instead of personal cars. <br />The area is also envisioned as a cutting-edge "green" (or sustainable) district where buildings, <br />landscapes and infrastructure incorporate innovative ecological design and construction <br />technologies that minimize resource use, waste, and adverse impact on the environment. <br />Impervious surfaces will be minimized to the extent possible and natural landscaping and water <br />infiltration emphasized. The area will be a recognized center for nurturing small and sustainable <br />local businesses, and for adoption of innovative "green" technologies. It will offer a range of <br />attractive medium density housing options, including those that incorporate native landscapes <br />adjacent to Greenway parks, or use the area's rich soils as gardens and orchards. This might <br />include cottage housing clustered around central gardens or commons, or apartments or <br />