2. EXISTING CONDITIONS <br />The study team assessed the existing 71000W��� <br />physical, demographic and economic <br />conditions of the River Road corridor <br />and conducted an audit of the existing <br />zoning code (see Economic Study <br />report and Code Evaluation <br />memorandum in appendices A and B). <br />This assessment helped the study team <br />to better understand the community, <br />economic and transportation <br />characteristics that influence transit River Road looking south, passing over NW Expressway. <br />community planning along River Road <br />and presents both opportunities and challenges. The existing conditions serve as the <br />foundation for the development of a preferred land use concept, draft administrative <br />zoning code, and recommendations for additional multimodal investments and financial <br />incentives. <br />ZONING & LAND USE <br />The study area includes areas within Eugene's city limits and unincorporated areas of Lane <br />County, which are subject to different land use codes. This section is focused on the City's <br />land use code (Chapter 9 of the Eugene Code), since much of the Corridor Study <br />proposed changes will only apply to properties within the city limits. Any proposed <br />changes to unincorporated areas of Lane County will only occur and become effective as <br />property owners choose to annex. <br />The City's land use code establishes base zones as well as several special area and <br />overlay zones. The base zones state intent and regulate land uses, building height, <br />setbacks, landscaping, fences, and site/lot design. Figure 3 is a map of the study area's <br />base zone. Table 2 describes the existing zoning within 1/2 mile of River Road. Refer to <br />Appendix B - Code Evaluation Memorandum — for detail on the existing zoning and land <br />use. <br />RIVER ROAD CORRIDOR STUDY <br />78 <br />