Historic Review Board

AGENDA EUGENE HISTORIC REVIEW BOARD Sloat Conference Room, First Floor, N.E. Corner, Atrium Building 99 West 10th Avenue, Eugene, OR 97401, Phone: (541)682‐5481 Web site: http://www.eugene‐or.gov/hrb Eugene’s Historic Review Board 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 hours notice prior to the meeting. Spanish‐language interpretation will also be provided with 48 hours notice. To arrange for these services, please contact the receptionist at 682‐5481. THURSDAY, FEBRUARY 17, 2011 – REGULAR MEETING (8:00 a.m.‐10:00 a.m.) I. PUBLIC COMMENT PERIOD II. UPDATE FROM PLANNING COMMISSION REPRESENTATIVE III. ENVISION EUGENE UPDATE IV. ITEMS FROM THE BOARD OR STAFF Board Members Patricia Atkins, Liz Carter, Andrew Fisher (Chair), Marti Gerdes, Jeff Mills, Sara Palmer For more information about this agenda, please contact: Gabriel Flock, Senior Planner (541‐682‐5697) at the Eugene Planning Division.  AGENDA ITEM SUMMARY February 17, 2010 TO: Eugene Historic Review Board FROM: Patricia Thomas, Eugene Planning Division SUBJECT: Envision Eugene Update ACTION REQUESTED No formal action is required. BRIEFING STATEMENT Background This work session is an opportunity for staff to provide the Historic Review Board with an update on Envision Eugene project progress and to receive input from the Board on the proposed pillars, strategies and tactics. The goal of Envision Eugene is to create a community vision for how and where to accommodate Eugene’s expected population growth over the next 20 years. State law requires all cities to plan for projected population growth and to ensure that their urban growth boundary (UGB) meets the projected need. Draft Proposal The following foundational pillars (or goals) are providing the framework for the draft proposal: 1. Provide ample economic opportunities for all community members 2. Provide affordable housing for all income levels 3. Plan for climate and energy uncertainty 4. Promote compact urban development and efficient transportation options 5. Protect, repair, and enhance neighborhood livability 6. Protect and restore natural resources 7. Provide for adaptable and flexible implementation The Community Resource Group (CRG), a group of residents who represent a wide range of perspectives on how Eugene might grow in the next 20 years, met on February 1st, and reviewed a draft set of strategies for accommodating growth (see AIS Attachment A). The strategies are organized by pillar, and accompanied by one or more tactics, which are the actions that must be taken to successfully implement a strategy. If tactics are not approved concurrently with a strategy, “phantom capacity” is created, and the strategy is not a viable means of satisfying the land need within the current UGB. The majority of these strategies focus on accommodating future housing and employment growth within the existing urban growth boundary (UGB), which is consistent not only with state law, but also with community values. If all of the projected residential, commercial and industrial land need cannot be accommodated within the existing UGB, then any unmet need will need to be accommodated through UGB expansion. Page 1 HRB Meeting 02-17-2011, p. 1 These strategies and tactics are not a final recommendation. It is expected that between now and the Council’s March 14th work session, the strategies and tactics will be refined based on feedback received through various distribution and outreach efforts. Public Engagement There are several avenues available for obtaining information and providing input including a February 10 public open house, details for which are available at: www.envisioneugene.org. The Envision Eugene update we will be providing at the February 17th, 2011 Historic Review Board meeting, will follow the February 9 and 16, 2011 City Council meetings concerning the draft Envision Eugene proposal. The meetings can be viewed on‐line at: www.eugene‐or.gov, by selecting the “webcasts” link, then selecting the link for the appropriate meeting date. Council is also scheduled to hold a public hearing on February 22nd. Next Steps The City Council and the Planning Commission will have joint meetings on February 9 and 16 to review and provide feedback on the strategies and tactics. Following a public hearing on February 22, the City Council will deliberate on a revised proposal at their March 14 work session. To ensure adequate time for community members to review the pillars, strategies and tactics and have a meaningful opportunity to provide comment, a second public hearing is proposed for April/May, with City Council final action occurring at a meeting following the second public hearing. ATTACHMENTS A. Draft Proposal, Envision Eugene: A Legacy of Livability FOR MORE INFORMATION: Please contact Patricia Thomas at 541‐682‐5561, Eugene Planning Division, or via email at: patricia.thomas@ci.eugene.or.us See Envision Eugene on the web at: www.envisioneugene.org Page 2 HRB Meeting 02-17-2011, p. 2  ATTACHMENT A Two primary goals of the Eugene City Council’s Envision Eugene project are to: 1) determine how Eugene will accommodate the next 20 years of growth in our community, as required by state law, and 2) create a future that is livable, sustainable, beautiful and prosperous. The Envision Eugene project deliberately gathered information from many places: open houses, neighborhood listening sessions, surveys, and a youth art contest, to name a few. The most substantial block of input was received from the Community Resource Group (CRG). The CRG comprises community members with diverse backgrounds who, for the past eight months, collaboratively discussed and addressed the typically contentious issues that arise when we consider where and how to grow. Beginning with 50 members representing interests as varied as home builders, neighborhood groups, environmentalists and business owners, this Envision Eugene Community Resource Group grew to over 70 active participants as they worked to understand, respect and resolve differences. The Envision Eugene document below is the result of the blending of all this input. The document is titled “Envision Eugene: A Legacy of Livability,” to reflect the community’s most prized values that emerged in countless discussions. Seven pillars, or major objectives, assure that Eugene’s growth is sustainable and in line with community goals. The pillars also frame the strategies and tactics that are organized to accomplish the outcomes of each pillar. The pillars and strategies are interrelated, and should be considered holistically, rather than in isolation. Like the process that was used to develop it, this plan is thoughtful, intentional, and evolutionary. Through built‐in checkpoints and reviews we can check our predictions for the future against the actual changes we experience. While the plan will continue to evolve based on additional feedback and input, this document received substantial agreement from the CRG participants. The document will be updated over the coming weeks to include strategies and tactics that further address our land supply for economic development and single‐family housing. Please contact Terri Harding at terri.l.harding@ci.eugene.or.us or (541)682‐5635 with your questions and comments. For additional information: • Visit the project website www.envisioneugene.org • Attend a public open house: o February 3, 4‐7pm, North Eugene High School o February 10, 4‐7pm, Roosevelt Middle School HRB Meeting 02-17-2011, p. 3 Envision Eugene: A Legacy of Livability Draft Pillars, Strategies and Tactics 2.2.11 Provide ample economic opportunities for all community members To meet the economic needs of Eugene residents today and in the future, we will pursue a multi‐ faceted approach that utilizes several strategies: 1. Meet all of the 20‐year commercial land needs (office and retail) within the existing urban growth boundary (UGB). o Re‐designate 100 to 200 acres of marginal industrial lands (generally 2 acres or less in size) to commercial lands. o Redevelop core commercial areas, corridors and downtown. (See map for definition/general location of core commercial areas, corridors and downtown.) (See the Promote Compact Urban Development pillar for additional strategies and actions to facilitate redevelopment of commercial uses in core commercial areas and corridors.) o Change the land use code to increase flexibility for compatible uses allowed within industrial and commercial zones. 2. Implement the Joint Elected Officials Regional Prosperity Economic Development Plan dated February 26, 2010, to proactively support the startup and growth of local businesses. Additionally, complete the following actions in support of the Plan: o Conduct feasibility study of developing a green industry cluster around wood product production with increased local content and value, potentially integrating local FSC‐ certified lumber with favored distribution of LEED‐related products in the Seattle‐to‐San Francisco region, including rail transportation. o Conduct feasibility study of developing an intermodal rail‐truck transport hub. 3. Consolidate, and develop or redevelop vacant lands and developed sites (including contaminated sites) within the existing UGB. o Develop an Industrial Land Trust to operate an Industrial Land Bank (using approaches demonstrated successfully in the West Eugene Wetlands Partnership), and seed the Industrial Lands Bank with public funds within five years of Council approval. The bank would work to consolidate sites and prepare developed sites for redevelopment, including contaminated sites. o Pilot a project to identify, remediate and certify for industrial development, one brownfield site of at least 20 acres. o Reduce constraints, appropriately, on current vacant or developed industrial lands, especially those larger than 25 acres, with a goal of greatly increasing the readiness of these sites for development. Page 1 HRB Meeting 02-17-2011, p. 4 4. Identify, and support development or redevelopment of industrial brownfield sites that are and will remain outside the UGB as part of a regional strategy. o Work with Lane County and the City of Springfield to determine the feasibility of establishing an employment center in Goshen. The intent of all Envision Eugene pillars and strategies will apply in determining feasibility, i.e. Protect, Restore and Enhance Natural Resources. 5. Determine what specifically would constitute an appropriate portfolio of industrial sites to support community economic development goals, both in supporting the expansion needs of locally‐owned businesses, and in attracting new prime employers. o Consider the potentially different needs of both I‐2 or campus industrial uses, and I‐3 or heavy industrial uses. o Target lands of at least 50 acres and ensure that the needs for larger parcels up to 100 acres are addressed. o Address the need for locating lands in different areas to provide site choice based on the specific needs of different businesses. o Work with industry experts and community members to provide realistic siting criteria for various uses. 6. Additional work is being completed to determine the timing and amount of acres of industrial land to be provided outside the existing UGB, to meet the defined economic development sites portfolio. o Establish legal parameters to ensure that these industrial sites cannot be rezoned for single‐family, multi‐family or commercial use. o Explore the concept of a “just in time” inventory of future industrial lands outside the UGB that would be pre‐approved to bring in for industrial purposes only. Page 2 HRB Meeting 02-17-2011, p. 5 Provide affordable housing for all income levels To meet the growing and changing housing needs of all Eugene residents today and in the future, we will undertake the following strategies: 1. Plan for a higher proportion of new housing stock to be multi‐family than the 39% of multi‐ family that currently exists. Increasing the proportion of multi‐family housing increases the amount of housing accessible to all income ranges. 2. Expand housing variety and choice by facilitating the building of smaller, clustered and attached housing. o Develop and apply design guidelines, in collaboration with Infill Compatibility Standards (ICS) to address compatibility, while increasing flexibility in land use regulations to achieve desired outcome. o Complete evaluation of land use code, other programs, and permitting processes to identify barriers to clustered and attached housing, alley access lots, and secondary dwelling units. o Promote existing incentives such as system development charge grants (for affordable home ownership/rent), and EWEB small house incentives. o Assess benefits of new incentives such as minimizing systems development charges, (SDCs) implementing a marketing program for small, clustered and attached housing, and providing loans that reduce the risk of attached housing financing. o Continue existing programs such as Homebuyer Assistance Program, which offers down payment assistance for low‐income, first‐time homebuyers. 3. Assess the utility of a housing and transportation affordability index. This index rates neighborhoods based on the combined cost of housing and transportation costs which may be a better indicator of affordability than housing costs alone. 4. Support subsidized affordable housing projects with a goal of providing 500 affordable housing units every 5 years, consistent with the Eugene‐Springfield Consolidated Plan 2010. o Continue existing programs such as Low Income Rental Housing Property Tax Exemption, Multiple‐Unit Property Tax Exemption (MUPTE), Landbank Program, system development charge (SDC) grants, Community Development Block Grant (CDBG) program, permit fee reductions, HOME Investment Partnership Program and Controlled Income Rent density bonus. o Identify new incentives such as a new foreclosure assistance/purchase program, increasing local subsidies, and providing infrastructure to affordable housing projects. o Evaluate land use code and permitting processes to identify and remove barriers to affordable housing (i.e. requirement for commercial on ground floor). o Evaluate publicly‐owned land for future affordable housing developments. o Integrate housing for various income levels into existing neighborhoods consistent with the City’s housing dispersal policy. Page 3 HRB Meeting 02-17-2011, p. 6  o Look for opportunities to incorporate affordable housing projects into area planning (such as coordinating the landbank program with planning of key corridors). 5. Support preservation and maintenance of existing affordable housing stock by continuing existing programs that extend the life of existing housing stock such as funds for acquisition of existing rental housing, rental rehabilitation loans, homeowner rehab loans, and emergency home repair loans. 6. Adopt development guidelines and requirements in residential expansion areas (if needed) that provide affordable housing, reinforce compact urban development and are compatible with adjacent uses. (A determination to expand/not expand the UGB to meet single‐family residential development has not yet been made.) Guidelines could include: o Develop and apply design guidelines, in collaboration with ICS, to address compatibility. o Develop flexible land use codes, including opportunities to reduce minimum allowable lot size from 4,500 square feet and create smaller houses. o Develop a tool box of financial incentives, such as variable SDCs, to encourage smaller lot/smaller home development. o Identify key transportation and utility locations. Page 4 HRB Meeting 02-17-2011, p. 7 Plan for climate and energy uncertainty To protect our environment and our population, and to mitigate and prepare for future uncertainties of a changing climate and rising fuel prices, we will undertake the following strategies: 1. Create more 20‐Minute Neighborhoods where residents can meet most of their daily needs within walking, biking or transit distance from their homes. o Complete city‐wide 20‐Minute Neighborhoods assessment including location opportunities, and assessment of need for flexible codes, transportation infrastructure, parks, open space, partnerships and incentives. o Plan residential expansion areas (if needed) to support 20‐Minute Neighborhoods. 2. Complete assessment of implementing variable system development charges (SDC), with the purpose of supporting development towards the core of the city. 3. Integrate climate and energy projections into an assessment to understand the risks that climate change and energy volatility pose for the transport of goods and services, housing costs, food and water supplies, energy systems, and the location of emergency services. 4. Facilitate urban agriculture by evaluating barriers in the land use code to the development of home‐grown food sources, including backyard and community gardens, urban food orchards, and micro‐livestock, in accordance with the Food Security Scoping and Resource Plan. 5. Continue City efforts to reduce greenhouse gas impacts from housing and transportation. These include development of a new Pedestrian and Bicycle Master Plan, collaboration with Lane Transit District (LTD) to complete the EmX bus rapid transit system, and efforts to encourage existing and new houses to be energy efficient, particularly by using solar energy. Page 5 HRB Meeting 02-17-2011, p. 8 Promote compact urban development and efficient transportation options To integrate the closely‐connected needs of land use and transportation (i.e. walking, biking, riding and driving) in our community, and to make the most efficient use of land and financial resources, we will undertake the following strategies: 1. Meet all of the 20‐year multi‐family housing and commercial (office and retail) lands needs within the existing UGB, through development of vacant lands and also focusing new development and redevelopment in core commercial areas, corridor areas and downtown. o Redevelop core commercial areas, corridors and downtown. (See map for definition/general location of core commercial areas, corridors and downtown.) o Change the code to increase flexibility for compatible uses allowed within industrial and commercial zones. 2. Transform key transportation corridors and core commercial areas as mixed‐use neighborhoods that foster active, walkable, community living by providing a mix of residential, commercial, retail, and public uses in close proximity to one another‐ in many cases within a single building. o Create area plans that integrate land use, transportation, parking, parks and open space, and urban design. ƒ Identify focus areas that are ready for change, economically viable, and poised for success. ƒ Recognize the unique characteristics of each area and provide localized consideration and treatment in planning and as necessary, in the land use code. 3. Protect adjacent neighborhoods and provide housing options by creating transition areas between commercial and higher density residential uses and lower‐density, single‐family neighborhoods in accordance with the goals and recommendations of the Infill Compatibility Standards and Opportunity Siting Task Teams. o Recognize the unique characteristics of each area and provide localized consideration and treatment in planning and as necessary, in the land use code. o Utilize Opportunity Siting and other area planning efforts to establish transition areas. o Identify and apply implementation tools, such as overlays, form based code, and design review. 4. Make compact urban development of core commercial areas and corridors easier. o Remove regulatory barriers (i.e. reduced parking requirements, ground floor commercial requirement, and eliminating the requirement to complete a Traffic Impact Analysis within the identified core commercial areas and corridors). o Complete a feasibility study for the formation of a Compact Urban Development District the purpose of which is to reduce the financial and regulatory obstacles to develop core commercial areas and corridors. As part of the study, explore options for administering and financing the district. o Complete an assessment of implementing variable SDCs, with the purpose of supporting development of the core commercial areas and corridors. Page 6 HRB Meeting 02-17-2011, p. 9  o Explore feasibility of applying additional incentives such as tax incentives, loan programs, and infrastructure and placemaking improvements. o Identify and apply implementation tools, such as overlays, form based code, and alternative path that increase flexibility. 5. Conduct a pilot project, incorporating strategies 2, 3 and 4 to demonstrate how builders, neighbors, and the city can come together to foster best outcomes. 6. Assess the need for additional parks in core commercial areas and corridors as densities increase. Page 7 HRB Meeting 02-17-2011, p. 10 Protect, repair, and enhance neighborhood livability As new development brings change throughout Eugene’s neighborhoods, we will undertake the following strategies to help ensure a high level of livability, avert negative impacts, and make positive changes: 1. Do not increase densities in neighborhoods above those allowed by existing regulations, or undertake new strategies that impact neighborhoods unless they are in accordance with the goals and recommendations of the Infill Compatibility Standards and Opportunity Siting Task Teams. 2. Complete the Infill Compatibility Standards (ICS) project to achieve the goals of ICS, preventing negative impacts and promoting positive impacts of residential infill development on neighborhoods. o Bring to council, code changes to adopt R‐1 Implementation Team recommendations addressing flag lots, lot coverage, sloped setbacks, secondary dwelling units, and alley front lots. o Complete and implement ICS work on remaining issues including subdivision conservation tools, needed housing code, cluster development tools, pre‐application process, natural resources mapping and incentives, and multi‐family standards. 3. Implement the Opportunity Siting (OS) goal to facilitate high density residential development on sites that are compatible with and have the support of nearby residents. Sites can be located in any residential area, as long as sites are identified through a collaborative process. o Complete Opportunity Siting pilot project in South Willamette. o Conduct a second OS pilot project on a specific site to demonstrate how builders, neighbors, and the city can come together to foster best outcomes. o Implement a toolbox of incentives following a comprehensive assessment of existing incentives and consideration of new incentives that support the achievement of OS outcomes. Incentives may include: ƒ Regulatory (flexible codes, design review) ƒ Facilitative (no cost pre‐application meetings) ƒ Financial (MUPTE, variable SDCs) ƒ Affordable housing (land bank program, Low Income Rental Housing Property Tax Exemption, SDC grants) ƒ Infrastructure (streetscape, parking, and sidewalks) 4. Create neighborhood plans to address unique situations and impacts in different neighborhoods. o Complete area planning for the University neighborhoods to address the interface between the University of Oregon, high density housing and surrounding single‐family neighborhoods. Page 8 HRB Meeting 02-17-2011, p. 11  o Complete area planning for the River Road and Santa Clara neighborhoods to address impacts of increasing urbanization. o Beginning in 2015, select at least one neighborhood every two years as needed, for completion of area planning. o Continue Strategic Neighborhood Assessment and Planning (SNAP) program to provide opportunities for neighborhood‐based planning activities. 5. Recognize the value that historic properties contribute to community character and livability and work to preserve those properties. Continue the work of the Historic Review Board as an informational resource for the community about historic preservation issues, partnerships, and grant funding. Page 9 HRB Meeting 02-17-2011, p. 12 Protect, restore, and enhance natural resources To meet the environmental needs of Eugene residents today and in the future, we will undertake several strategies: 1. Encourage the protection and voluntary stewardship of valuable resources inside the UGB. o Develop recommendations for incentives and habitat conservation tools for preserving valuable natural resources within subdivisions, in coordination with the work of ICS. o Complete feasibility study of tools, such as transfer of development rights, tax incentives, and conservation easements, for protection of valuable natural resources and farmland. 2. Protect, maintain and restore high quality oak woodland and oak savanna habitat, high quality native upland and wetland prairie, the confluence of the Willamette River and McKenzie River, and tributaries to the Willamette River, such as East Santa Clara Waterway and Spring Creek (See map for general locations), in accordance with the intent of: ƒ Rivers to Ridges Vision – endorsed in 2003 ƒ Ridgeline Open Space Vision and Action Plan – endorsed in 2008 ƒ Willamette River Open Space Vision and Action Plan – endorsed in 2010 3. Preserve valuable farmland outside the UGB. (See map for general locations) o Identify valuable farmland in and surrounding the UGB. o Identify partnerships and public funds to support the placement of permanent easements on valuable farmland outside the UGB. o Collaborate with regional partners to complete feasibility study of establishing long term protection of valuable farmland. Page 10 HRB Meeting 02-17-2011, p. 13 Provide for adaptable, flexible and collaborative implementation Additional work is being completed to identify strategies and tactics for this pillar. Page 11 HRB Meeting 02-17-2011, p. 14