Planning Commission

AGENDA EUGENE PLANNING COMMISSION Phone: (541) 682-5481 Atrium Building, Sloat Room, 99 West 10th Avenue www.eugene-or.gov/pc 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 hours notice prior to the meeting. Spanish-language interpretation will also be provided with 48 hours notice. To arrange for these services, contact the receptionist at 682-5481. Telecommunications devices for deaf assistance are available at 682-5119. MONDAY, SEPTEMBER 28, 2009 – REGULAR MEETING (11:30 a.m.-12:45 p.m.) 11:30 a.m. I. 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. 11:40 a.m. II. APPROVAL OF MINUTES Minutes of June 29; July 13; August 4, 10, 24, 25; September 1 11:45 a.m. III. WALNUT STATION UDATE AND DISCUSSION Staff: Lydia McKinney, 682-5485 12:40 p.m. IV. ITEMS FROM COMMISSION AND STAFF A. Other Items from Staff B. Other Items from Commission Commissioners: Heidi Beierle, Phillip Carroll, Chair; Rick Duncan, Randy Hledik, John Lawless, Jeffery Mills PC AGENDA, P1 PC AGENDA, P2  AGENDA ITEM SUMMARY September 28, 2009 To: Eugene Planning Commission From: Lydia McKinney, Metro and Community Planning Subject: Walnut Station Mixed Use Center Project Update ACTION REQUESTED This work session is an opportunity for the Planning Commission to receive an update on the Walnut Station Mixed Use Center project and to provide input on current issues. BRIEFING STATEMENT Attachment A, Walnut Station Mixed Use Center Issues Matrix, summarizes current issues that are arising as we move forward preparing draft code and the Specific Area Plan. This matrix also indicates staff’s draft recommended responses. Two broad categories are discussed; land use and transportation/circulation: Land Use Utilization of a form‐based code is the implementation tool proposed to address land use and building form issues for the area; parking remains a central issue of discussion. While several factors support the argument for reducing parking requirements within the project area (proximity to BRT, the University of Oregon, and facilitation of a mix of uses) significant concern, specifically from the adjoining Fairmont neighborhood, remains regarding the impact that reduced parking requirements could have on existing neighborhoods. The current staff recommendation is to work with neighbors to identify ways in which they could support reduced parking requirements in Walnut Station. Additional land use issues are included in the attached matrix and will be included in staff’s presentation for further discussion. Transportation/Circulation As with the form‐based code, conversion of Franklin Boulevard to a multi‐way boulevard has been a core theme in facilitating implementation of the vision for the Walnut Station Mixed Use Center. As shown on the attached matrix, staff recommends that we continue to plan for the second EmX lane as it is a key regional transportation facility. Staff also supports a draft proposal to create a special setback on the north side to provide the additional right‐of‐way (ROW) needed for this lane. This is in addition to a ROW expansion that is required for other elements of the multi‐way boulevard and which at this time is presumed to come from the south side of the street. Additional circulation issues are included in the attached matrix regarding alley access and the 14th Avenue connection. These issues will be included in staff’s presentation for further discussion. 1 PC AGENDA, P3 Transition/Phasing Issues At the July 13, 2009 Planning Commission work session, questions arose regarding implementation and how transition from the existing conditions to the ultimate vision could occur. With regards to the multi‐way boulevard, the combination of a special setback on the north and ROW acquisition on the south provides the area necessary for the proposed multi‐ way boulevard, without impacts to existing structures. Utilization of a special setback, a tool that is currently in place with the current code, allows existing development to remain but precludes new buildings from being constructed within the area needed for the future street improvements. Staff will present phasing options and illustrate how the area could function as it transitions from its current state to the future vision. Strategies regarding land use include staff’s recommendation for a more flexible approach to non‐conforming structures in the form‐based code and not requiring a minimum building height for new construction. This would allow significant building renovations and additions to occur without triggering compliance with all sections of the new code, and allow buildings which are feasible under existing market conditions to move forward. NEXT STEPS Staff plan to provide the City Council with an update on this project this fall, also providing an opportunity for the Council to weigh in on the issues we’re currently discussing. Public involvement remains an ongoing component of the project and another open house presentation is being planned for the fall of 2009. This will provide an opportunity for the City to present recommendations for the Walnut Station area as they have been further refined and receive public feedback on the current proposal. For reference, please see Attachment B Walnut Station Timeline. ATTACHMENTS A. Walnut Station Mixed Use Center Issues Matrix B. Walnut Station Timeline FOR MORE INFORMATION Please contact Lydia McKinney, Metro and Community Planning, by phone at (541) 682‐5485, or by e‐mail at lydia.s.mckinney@ci.eugene.or.us 2 PC AGENDA, P4 Attachment A Walnut Station Mixed Use Center Issues Matrix ‐ Fall 2009 Land Use and Building Form Topic Sub‐topics Options Draft Staff Recommendation Form Based Parking Reduce parking requirements Work with adjoining neighborhoods to find a reduced parking option Code (FBC) Requirements that will address their concerns. Reduce parking requirements with a Facilitates sunset clause pedestrian Maintain current parking oriented mixed requirements with a sunset clause use development and site specific Maintain current parking design. requirements Review procedures Create a two‐track process; if Two track process: consistent with FBC then straight to • Simplified/streamlined process (straight to building permit) if building permit; 2nd track (alternative compliant with FBC path) as Design Review to allow for • Design Review “Lite” ‐Type II land use application for flexibility to flexibility to code standards FBC standards based on Urban Design Guidelines. Create traditional Design Review Board and/or Type III process for alternative path Uses Simplify use list to broad categories • Simplify use list to broad categories (residential, commercial, (residential, commercial, institutional) and create prohibited use list consistent with FBC institutional) and create prohibited approach. use list consistent with FBC approach. • “Conditional” uses to follow Type II Design Review procedures. “Conditional” uses as Type II Utilize current detailed table with exhaustive permitted use list Approach to non‐ Use existing EC approach which aims Provide more flexibility to address transition and facilitate incremental conforming to eliminate non‐conforming development according to market by: structures structures • Not requiring minimum building heights • Allowing expansion to non‐conforming structures in FBC Provide more flexibility to address transition and facilitates incremental development according to market PC AGENDA, P5 Attachment A Walnut Station Mixed Use Center Fall 2009 Transportation and Circulation Topic Sub‐topics Options Draft Staff Recommendation Multi‐Way 2nd EmX lane poses Support full MWB with second EmX Continue to support full MWB as second EmX Lane this is a key component Boulevard (MWB) challenges with ROW lane of regional transportation system. Conversion of acquisition and overall Move forward with MWB without existing Franklin function (left turn at second EmX lane Blvd. to multi‐ Walnut) Maintain existing Franklin corridor modal ROW transportation Additional 35 feet of Take all 35 feet from the south Plan for additional 35 feet of Right of Way by: corridor and ROW needed for side; U of O has stated it will • Planning for 24.5 feet to come from the south side creates pedestrian MWB as currently consider 24.5 feet but not • Implement special setback provisions so that all new buildings are oriented planned additional 10.5 feet necessary for constructed to allow for 10.5 feet of additional ROW on the north side. environment 2nd EmX lane along street edge. Obtain 24.5 feet from the south and create a special setback of 10.5 feet on the north side for ROW expansion in future Garden Avenue City doesn’t own Public investment as ROW Create as internal accessway and allow parcels without other options to Alley property and some Create as internal Accessway and, maintain access from Franklin Boulevard Provides access to properties partially allow parcels without other options parcels that will developed to maintain access from Franklin lose access on Boulevard; won’t necessarily be Franklin/improves public but addresses access issue. overall circulation. 14th Avenue City doesn’t own Public investment as ROW Incentivize developer provide access through blocks at the time of Existing blocks are property and some Create as internal accessway development. For example, large properties partially through FBC; this won’t necessarily • Provide by right adjustments to landscape or other development “superblocks” developed provide public access and not standards which discourage supported by U of O • Provide height bonus to encourage creation of bike/pedestrian pedestrian Incentivize developer provide access. connectivity and access at the time of development circulation. Encourage through policy language PC AGENDA, P6 PC AGENDA, P7