The purpose of this site analysis is to gain a deeper understanding of environmental, physical, social, and zoning contexts for the surrounding area. This analysis is based on in-person observations conducted by our group to identify strengths, weaknesses, opportunities, and threats for the proposed TOD centered around the Knoop Lane bus stop site located on River Road in Eugene, Oregon. Additional online research provided data from Google Maps, Eugene City Code, and US Weather Services.
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LOCATION
The Park Avenue bus stop is located along River Road within the City of Eugene, Oregon. River Road resides in the southern Willamette Valley, north of Eugene. The area is bound to the east by the Willamette River and west by the Northwest Expressway/ Highway 99. North of the River Road community lies the Santa Clara neighborhood with similar history of incorporating to the City of Eugene, and with residents who also utilize the River Road arterial for commuting to Eugene.
The Northwest Expressway is an asset for traffic seeking a more direct route. Proximity to the Expressway may support transformation of River Road from a major single-occupancy vehicle artery to a multi-modal corridor.
NEIGHBORHOOD CONTEXT
Lots surrounding the intersection of Park Ave and River Road are predominantly single-family homes, with a mix of duplexes, multifamily apartments, townhouses, and large public park areas. On the west side of River Road are large lots occupied by single unit structures, navigable by narrow local roads without sidewalks. On the east side of River Road, nearby commercial amenities include auto repair shops, thrift stores, restaurants, and offices. The River Road & Santa Clara library and River Road/El Camino del Rio Elementary School are nearby. The majority of users access these lots by motor vehicle via River Road. Bike and pedestrian paths are scattered throughout the area to connect the Greenway River path system to River Road. Some of the paths are defined as formal paved routes, while others are informal, unmarked dirt trails.
21 EXISTING ZONING
River Road has unique jurisdictional boundaries, as many lots are outside of Eugene City limits. There is no clear boundary between city and county jurisdictions, as lots have been annexed individually over time. Zoning along the lower River Road corridor is mainly zoned R-1 for Low-Density Residential use. As you move south along the corridor, lots begin to vary between R-2 Medium-Density
use. Just south of the Park stop is Rasor Park. It is zoned public land and connects to the large area of public land adjacent to the Willamette River.
The area directly south of Rasor Park is zoned C-2, and is the focus of our proposed TOD plan, as our concept and infrastructure recommendations fulfill and align with the purpose of C-2 zoning. C-2 Community Commercial zones are designed to implement the Eugene Comprehensive Plan by providing areas for community commercial uses. These areas usually include at least five acres and not more than 40 acres. They are intended to include a wide range of purchaser goods, entertainment, office, and service needs to support a population smaller than that of the metropolitan area but larger than that of a neighborhood. Housing is also permitted in this zone, which may occur either independently on individual lots or parcels, or in clusters that share parking facilities and other common spaces (1).
NATURAL PHYSICAL FEATURES
The Park Avenue and River Road intersection is flat in topography with an array of natural features. The neighborhood was built within a flood plain due to the proximity to the Willamette River. Tall old- growth fir trees line the southwest corner of the intersection and create a forested streetscape that also provides wind and sun protection. Close to the northbound bus stop are the Greenway Townhouses, featuring newly planted native plants and gravel to promote drainage from rain runoff on the southeast corner of the intersection. Adjacent to the parking lot is a median with evenly spaced oak trees, but little to no ground cover on the exposed dirt median between the street and sidewalk.
Rasor Park, located 400 feet south of the intersection, is a large open space that has a buffer of dense trees facing River Road and a substantial grassy berm between the park and the sidewalk. The combination of the large berm and dense trees successfully reduces traffic noise, but decreases visibility of the larger natural features in the park.
Source: City of Eugene
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MAN-MADE FEATURES
At the intersection of Park Avenue and River Roads there is a traffic light and crosswalks. Park Avenue has one vehicle lane in each direction, terminating in two eastbound turn lanes. Park Avenue has painted fog lines but lacks both sidewalks and bike lanes. River Road has four vehicle lanes, one center turning lane, sidewalks, and bicycle lanes on either side. The intersection has two streetlights, with no additional (or at least limited) streetlights continuing down Park Avenue and River Road. There are telephone poles with suspended electric cables and transformers lining the streetscape. A multi-use path from the Greenway River path terminates at the intersection. Only the northbound route supports bike lanes from the location of where the path ends. In addition, the crosswalk button is positioned on the opposite side from where a cyclist emerges. An enhanced crosswalk exists south of Park Ave, which cautions pedestrians that “drivers may not stop.” Overall, there are few pedestrian crossing points, and no crosswalk directly across from Rasor Park.
There are two bus stops. The east side stop has two seats and is overgrown with foliage. Right next to the stop is an electric box with exposed wires. The west side stop has two seats and is close to the intersection fuse box. Neither bus stop provides shelter or a trash can.
Source: Google Maps Source: Claire Schechtman
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Commuters utilizing the north and southbound Park Avenue bus stops experience the noise pollution of oncoming traffic. The nearest bike lane and car lane are within 10 feet of the bus stops. The lack of barrier between people and fast-moving vehicles instills a sense of fear in pedestrians such as parents of young children. There are two small seats available at each stop which can provide relief to elderly, youth, disabled, or anyone wishing to rest their legs. Respite is only available for two waiting riders at a time. Some cyclists choose to utilize the sidewalk to further distance themselves from vehicles. This results in potentially dangerous collisions and creates an even less inviting sidewalk space for pedestrians who are now required to be on constant alert of drivers and cyclists.
Both bus stops lack protection from weather, leaving riders vulnerable to the elements, which include rain, snow, and high UV rays during summer, among other weather impacts. The bus stop located on the east side of the road is backed by thick foliage which can serve as a weather barrier but can also become a nuisance to people sitting if it is overgrown. The westward stop is backed by a residential fence line and high grown trees that can block some weather impacts for waiting riders.
TRANSPORTATION CIRCULATION
River Road is a 5-lane corridor: four lanes for north and southbound motor vehicles, and a center turn-left lane. The speed limit is 35mph along the corridor. Buses share lanes with the rest of motor vehicle traffic, but a cut-out at each stop allows buses to exit the right lane while passengers board. Both sides of River Road have an unprotected bicycle lane between the curb and motor vehicle lanes. The bus boarding cut-outs block the bicycle lane when occupied. Bicycles can access Eugene’s riverside multi-use path via Rasor Park.
Branching off River Road are several two-lane streets running east-
Source: Gareth Warr
Source: Lane Transit Dictrict
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west that connect residential areas to the corridor. None of these local streets have sidewalks or bike lanes. Other than River Road, there are few north-south streets that connect residential roads. Pedestrian crossings exist throughout the corridor. Some are at traffic lights, and others are pedestrian triggered stops that notify oncoming vehicles to yield.
LTD operates three bus routes along the River Road corridor. All three originate at the downtown Eugene bus station. Route 51 and 52 follow similar paths, and provide access to Santa Clara Square, North Eugene High School, and Washington-Jefferson Park. Route 55, which stops on Park and River Road, connects several schools: North Eugene High, Kelly Middle, and Howard Elementary, as well as providing access to Emerald Park.
CLIMATE
River Road is oriented northwest-southeast, with tall trees on the west side of the road, and housing and shorter trees on the east side. This aspect means that the area is exposed to morning light from the east side but shielded from the hot afternoon sun from the west. In the winter, the road will see some south-western afternoon sun while also still being shielded from the summer afternoon sun.
The wind in Eugene primarily comes from the south. River Road experiences some of that, but less than if the road were oriented true north/south.
The annual average temperature in Eugene is between 45 and 65 degrees Fahrenheit, with more frequent high and low temperatures in
the summer and winter, respectively. “The wettest month (with the highest rainfall) is December (7.8”). Driest months (with the lowest rainfall) are July and August (0.6”).” “Months with the highest number of rainy days are November and December (17.9 days). The month with the lowest number of rainy days is July (3.1 days) (2).
Source: City of Eugene
Source: Google Maps
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Source: TravelTime Maps
and River Road and River Road
Source: TravelTime Maps
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