EC 9.8090(3): The location, design, and related features of the proposal provides a <br />convenient and functional living, working, shopping or civic environment, and is as <br />attractive as the nature of the use and its location and setting warrant. <br />The area surrounding the subject property has a mix of uses including a school and playing <br />fields to the north, commercial properties and River Road to the west, and residential <br />neighborhoods to the south and east. The site is also within convenient walking/biking distance <br />from the River Road commercial corridor, which connects to site to retail shopping centers, <br />public transit, grocery stores, and various services. <br />The exterior of the building will remain mostly intact, so the current design of the building and <br />site are not evaluated under this criterion. However, it should be noted that the proposed <br />landscaping and additional trees planted around the site's perimeter will actually improve the <br />aesthetic quality of the site beyond its current state, and that the nature of the use is consistent <br />with the site's C-2 zoning. <br />This criterion is met. <br />EC 9.8090(4): The proposal demonstrates adequate and safe circulation exists for the <br />following: <br />a) Vehicular access to and from the proposed site, and on-site circulation and <br />emergency response. <br />The proposal will not impact existing circulation patterns, and revisions to existing access <br />connections are neither proposed nor required per the findings provided at EC 9.6735 Public <br />Access Required. Eugene-Springfield Fire also reviewed the proposal and found that the site's <br />existing conditions will sufficiently facilitate emergency response. Based on these findings, this <br />criterion is met. <br />b) Pedestrian, bicycle and transit circulation, including related facilities, as needed <br />among buildings and related uses on the development site, as well as to adjacent <br />and nearby residential areas, transit stops, neighborhood activity centers, office <br />parks, and industrial parks, provided the City makes findings to demonstrate <br />consistency with constitutional requirements. "Nearby" means uses within 1/4 <br />mile that can reasonably be expected to be used by pedestrians, and uses within 2 <br />miles that can reasonably be expected to be used by bicyclists. <br />There are LTD bus stops well within X mile of the subject property, with the nearest stop <br />existing just south of Lynbrook Drive on River Road. This stop is served by Bus #51, which <br />connects to the Downtown Eugene Station. The site is also in walking distance from a <br />neighborhood market (Everyone's Market, 3901 River Road) and Awbrey Park (north of the <br />subject site on the east side of River Road). As far as onsite pedestrian circulation, there is an <br />existing sidewalk,along the building's west side; this walkway will allow pedestrians to safely <br />access different parts of the onsite parking lot. <br />Hearings Official Decision (CU 16-1; SR 16-2) 7 <br />233