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AGENDA
Meeting Location:
Sloat Room-Atrium Building
99 W. 10th Avenue
Eugene, OR 97401
The Eugene Planning Commission welcomes your interest in these agenda items. Feel free to come and
go as you please at any of the meetings. This meeting location is wheelchair-accessible. For the hearing
impaired, FM assistive-listening devices are available, or an interpreter can be provided with 48 hour
notice prior to the meeting. Spanish-language interpretation will also be provided with 48 hour notice.
To arrange for these services, contact the Planning Division at 541-682-5675.
MONDAY, APRIL 22, 2019 - REGULAR MEETING (11:30 a.m. to 1:30 p.m.)
A. PUBLIC COMMENT
The Planning Commission reserves 10 minutes at the beginning of this
meeting for public comment. The public may comment on any matter,
except for items scheduled for public hearing or public hearing items for
which the record has already closed. Generally, the time limit for public
comment is three minutes; however, the Planning Commission reserves the
option to reduce the time allowed each speaker based on the number of
people requesting to speak.
B. WORK SESSION: Land Use Code Audit
Staff: Jennifer Knapp, 541-682-5445, JKnapp@eugene-or.gov
C. WORK SESSION: Overview of Downtown Riverfront Package
Staff: Will Dowdy, 541-682-5340, WDowdy@eugene-or.gov
Gabe Flock, 541-682-5697, GFlock@eugene-or.gov
D. ITEMS FROM COMMISSION AND STAFF
1. Other Items from Staff
2. Other Items from Commission
3. Learning: How are we doing?
Commissioners: Steven Baker; John Barofsky; Tiffany Edwards (Vice Chair); Lisa Fragala; Chris
Ramey; William Randall; Kristen Taylor (Chair)
AGENDA ITEM SUMMARY
April 22, 2019
To: Eugene Planning Commission
From: Will Dowdy, Urban Development Manager, Community Development Division
Gabe Flock, Senior Planner, Planning Division
Subject: Downtown Riverfront Land Use Adoption Package
ACTION REQUESTED:
To hold a public hearing on May 7, 2019 for a City-initiated package of land use applications necessary
to implement the overall concept plan for mixed-use redevelopment of the Downtown. Rive rfront site,
including a new park, housing and commercial uses. Staff will provide an overview of the project and
proposed land use applications at the Planning Commission's regular meeting on April 22, 2019, in
advance of the public hearing.
BRIEFING STATEMENT:
The proposal for implementation of the Downtown Riverfront concept plan includes a detailed package
of concurrent land use applications, which will be the subject of Planning Commission's upcoming
public hearing on May 7, 2019. These applications are briefly summarized below:
Code Amendments (City File # CA 19-1): Amends the Downtown Riverfront Special Area Zone
(S-DR) as necessary to implement the updated vision and concept plan for redevelopment of
the former EWEB riverfront site. Includes changes to the codified regulating plan, height
standards, and other form-based zoning standards for mixed-use development and a new
riverfront park; also includes related code amendments to integrate the updated zoning with
other parts the of City's land use code.
Refinement Plan Amendments (City File # RA 19-1): Repeals the Downtown Riverfront Specific
Area Plan to facilitate revisions to the S-DR zone; also amends Whiteaker Plan policies to allow
for removal of existing Site Review overlays on parcels zoned S-W/SR north of 4th Avenue,
which are proposed to be rezoned to S-DR (see below).
Zone Changes (City File # Z 19-5): Rezones several parcels north of 4th Avenue from Whiteaker
Special Area Zone with Site Review Overlay (S-W/SR) to Downtown Riverfront Special Area Zone
(S-DR). Also includes one parcel zoned Light-Medium Industrial with Transit Oriented
Development and Water Resource Conservation Overlays (1-2/TD/WR) and one zoned Public
Land with Water Resource Conservation Overlay (PL/WR), being rezoned to the Downtown
Riverfront Special Area Zone with Water Resource Conservation Overlay (S-DR/WR), within the
area of the new riverfront park.
Willamette Greenway Permit (WG 19-3): Approval of a new Willamette Greenway Permit for
future development that is consistent with the updated concept plan and revised S-DR zone.
The application address Goal 15 requirements related to the protection of the Willamette River,
as implemented by the City's local approval criteria for Willamette Greenway Permits.
Tentative Subdivision (ST 19-3): Approval for a tentative subdivision that will create 17 new
lots and rights-of way consistent with the revised S-DR zone. The plans also include conceptual
designs for streets, accessways, and other infrastructure improvements necessary to serve the
newly created lots.
Standards Review (SDR 19-2): Approval for the proposed design and construction of a new
metropolitan riverfront park, including a new multi-use pathway, overlooks, riparian
enhancement and a variety of other public riverfront amenities. This application addresses
special standards for the proposed park improvements within areas having the Water
Resources Conservation Overlay (/WR), intended to implement Goal 5 water resource
protections along the edge of the site near the Willamette River.
Background
These land use changes will contribute to the Downtown Riverfront redevelopment occurring as a
partnership between the City of Eugene and Williams/Dame & Associates (WDA), a project identified
to meet the following goals:
• Create a new Downtown neighborhood;
• Provide an inviting place along the river for the entire community;
• Enhance connectivity along the riverfront path system;
• Strengthen the economic identity of the region with key connections to the downtown
innovation district, the Knight Campus, and the regional River Districts concept; and
• Become a signature destination and focal point in 2021 and beyond.
The Eugene Water & Electric Board (EWEB) Riverfront Master Plan was adopted by the EWEB Board in
2010, a key step in reconnecting downtown to the Willamette River. The Master Plan, which included
a significant multi-year public engagement process, was adopted by City Council in 2013 along with
land use policies to support its implementation, including establishment of the Downtown Riverfront
Special Area Zone (S-DR). In November 2013, the EWEB Board of Directors declared as surplus
approximately 17 acres of the site, and in April 2018 the Urban Renewal Agency of the City of Eugene
(Agency) finalized the purchase of approximately 17 acres of riverfront property from EWEB.
On June 16, 2017, the Agency entered into an Exclusive Negotiation Agreement with Williams/Dame
Associates (WDA), the development entity selected through EWEB's Request for Qualifications process
following the University of Oregon Foundation's withdrawal to redevelop the site. WDA's Downtown
Riverfront concept plan was presented to City Council on January 31, 2018. Throughout spring and
summer of 2018 public feedback was gathered on the concept plan. The Agency Board approved the
proposed project development and property sale terms with WDA on July 9, 2018 which included the
high-level details from the concept plan. That same evening, City Council initiated the land use code
amendments within this package to move forward with achieving the vision outlined in the concept
plan. On January 24, 2019, a Development and Disposition Agreement (DDA) was signed between the
Agency Board and WDA for approximately 8 acres of the Downtown Riverfront site.
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Public Hearing Notice & Procedures
Notice of the Planning Commission public hearing was mailed to all property owners and occupants of
property within 500 feet of the site, all neighborhood organizations in Eugene, the Oregon Department
of Land Conservation and Development, Oregon Department of Transportation, Lane County, City of
Springfield, and other community groups and individuals who have requested notice. Interested
parties from the previous adoption process in 2013 were included on the mailing list, signs announcing
the Planning Commission hearing were posted on and around the property in eight locations, and
notice will also be published in the Register Guard. These noticing efforts go well beyond the minimum
requirements at EC 9.7520 for this concurrent Type V application package. .
The land use applications proposed in this City-initiated adoption package are subject to formal quasi-
judicial procedures at EC 9.7065-9.7095 for the upcoming public hearing, as well as the approval
criteria from the Eugene Code for each application type. The narrative provided with the application
materials addresses all approval criteria and related standards necessary for approval of this request
(and, along with this Agenda Item Summary constitutes the full staff report required in advance of the
public hearing).
The full package of application materials will be provided to the Planning Commission separately. As a
courtesy (not the formal, complete record), these materials are also publicly available on the City's
website at: https://pdd.eugene-or.gov/LandUse/SearchApplicationDocuments?file=CA-19-0001.
Please note that staff is working on some revisions to the draft code and other application materials
for refinement and clarity, and those changes will be reflected in the materials shared with the
Planning Commission as soon as they are available.
Next Steps
As noted above, staff will present an overview of the project and City-initiated land use applications at
the Planning Commission's regular meeting on April 22, 2019, in advance of the public hearing. While
the overview will provide additional context about the project that helps to understand the proposed
regulatory changes, it will be important for commissioners to keep in mind that this is a quasi-judicial
proceeding and that the recommendation to City Council must be based solely on the applicable
approval criteria for each land use application. To that end, staff recommends that commissioners
study the application narrative and supporting evidence closely.
We will also receive public testimony on the proposal at the upcoming hearing on May 7, 2019, to be
considered as part of deliberations and before making a recommendation to City Council. Public
testimony on the proposed land use package can be submitted in person or by submitting written
testimony to Allie Camp (acamp@eugene-or.gov). All written testimony submitted will be presented
to Planning Commission. Following the close of the public record after the hearing, we have scheduled
time at upcoming meetings on June 3 and 4, 2019 (and tentatively on June 11, 2019 if needed) for
deliberations and action on a recommendation to City Council. Staff will be present to assist with any
questions that arise, to ensure that applicable procedures are followed, and to provide information
that will help the Commission reach its recommendation.
Following the Commission's deliberations and recommendation, the request will then be heard before
the City Council in a second public hearing process where new evidence and testimony can also be
received, before a final decision is made.
3
STAFF RECOMMENDATION:
This City-initiated land use application package represents the culmination of many years of planning
and extensive public process leading to this point, with the goal of fulfilling a strong community desire
and long-standing interest in redevelopment of the Downtown Riverfront site. The proposal has been
closely guided by, and customized to implement, the community's policies and Statewide Planning
Goals as reflected in the Envision Eugene Comprehensive Plan, Metro Plan, Downtown Plan, Climate
and Energy Action Plan, Riverfront Urban Renewal Plan, and locally adopted natural resource
protections.
The proposal also supports implementation of the community's goals embodied in the Envision Eugene
Pillars, such as to:
• Promote compact urban development and efficient transportation options.
• Meet the City's 20-year multi-family housing need within the existing Urban Growth
Boundary and help meet affordable housing goals.
• Make compact urban development easier in the Downtown, on key transit corridors, and in
core commercial areas.
• Provide ample economic opportunities for all community members.
• Protect, repair, and enhance neighborhood livability.
• Protect, restore, and enhance natural resources.
• Provide for adaptable, flexible and collaborative implementation.
The proposed changes in land use regulations for the site are an important element of transforming
this site from its current "brownfield" (and largely vacant) industrial character into a vibrant part of the
Downtown core with commercial and residential uses that bring people to the river. Staff believes that
the proposal has the necessary elements to help realize the vision for creating a vibrant, pedestrian
friendly, mixed-use neighborhood with a new riverfront park. The proposal goes well beyond the basic
approval criteria and is a great example of what we hope to achieve through Envision Eugene. Staff
therefore strongly support approval of this land use application package and recommend that the
Planning Commission forward a favorable recommendation to the City Council.
ATTACHMENTS:
A: Site Map
B: Illustrative Concept Plan
The full package of land use application materials including the draft code amendments, site plans,
findings addressing the applicable approval criteria, and a variety of supporting documentation will be
provided separately. These materials are also available on the City's website as noted above.
FOR MORE INFORMATION:
Please contact Will Dowdy, Urban Development Manager, Community Development Division by
phone: (541) 682-5340 or e-mail: wdowdv@eugene-or.gov. You may also contact Gabe Flock, Senior
Planner, by phone: (541) 682-5697, or e-mail: gflock@eugene-or.gov.
4
Attachment A
Downtown Riverfront Site Map
ky
I I
Attachment B
Downtown Riverfront Concept Plan 1,2
1 Downtown Riverfront Concept Plan, January 2018. Williams/Dame Associates and SERA Architects.
2 The regulatory approvals necessary for construction of the proposed bridge across the Willamette River, as
shown in the illustrative concept plan above, are not included in this proposal.
6
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NOTICE OF EUGENE PLANNING COMMISSION PUBLIC HEARING
Tuesday, May 7, 2019 at 5:30 p.m.
Atrium Building, Sloat Room
99 West 10th Avenue, Eugene, OR 97401
The Planning Commission will hold a public hearing at the above noted time and place to
consider a set of City-initiated land use applications necessary to implement an updated
concept plan for redevelopment of the Downtown Riverfront The request includes Code
Amendment, Refinement Plan Amendment, Zone Change, Willamette Greenway Permit,
Tentative Subdivision and Standards Review approvals. The subject property is located
on the south bank of the Willamette River, including land on both sides of the Ferry
Street Viaduct, and north of the Southern Pacific Railroad tracks.
The land use application materials, including all related maps, documents and evidence,
and the applicable approval criteria will be available for free inspection at the Eugene
Planning and Development Department, Permit and Information Center, 99 West 10th
Avenue, Eugene, Oregon 97401 between 9:00 a.m. and 4:00 p.m. Monday-Friday. As a
courtesy, these materials may also be made available online through the City's land use
application database at https://pdd.eugene-or.gov/LandUse/ApplicationSearch. For
more information or to submit testimony, contact Allie Camp at 541.682-5480, or via
email at ACamp@eugene-or.gov.
No. 130339 - April 17, 2019
CAMP Allison K
From: Chris Boone <cboone@booneinsuranceassociates.com>
Sent: Thursday, April 11, 2019 12:13 PM
To: CAMP Allison K
Subject: Public testimony
Allie,
We would like to submit the below comments for the downtown riverfront project.
Our business Boone Insurance Associates's is located on 411 east 3rd ave Eugene OR 97401. We are seeing a continued
challenge in finding parking for our clients and consumers and believe the riverfront project will just exacerbate that
issue. We are fully in support of the project and believe it will help with our cities goal of continuing density
development but does create additional challenges in an area already limited by parking options.
We would like the city to consider alternatives such as Zone 40 commercial permits to alleviate some of these parking
concerns and lack of available space for new parking structures or lots. I believe that parking is a crucial infrastructure
component that if not addressed properly will limit our ability for future growth throughout the downtown core.
I appreciate you taking time to listen to the community and businesses concerns and you move forward.
Regards,
Chris Boone
President
Chris Boone / Individual & Group Sales Associate / President
cboone@booneinsuranceassociates.com
411 E. 3rd Ave. Suite #100
Eugene OR 97401
Local 541-345-3707 Ext. 304 Toll Free 1-800-367-0241
Fax: 541-338-4237
BIA
www.booneinsuranceassociates.com