Planning Commission

AGENDA Meeting Location: E ugene Public Library, Bascom-Tykeson Room Phone: 541-682-5481 100 West 10th Avenue www.eugene-or.gov/pc Eugene, OR 97401 The Eugene Planning Commission welcomes your interest in this agenda item. Feel free to come and go as you please at the meeting. 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 Planning Department at 541‐682‐5675. TUESDAY, FEBRUARY 5, 2013 – 6:00 P.M. PUBLIC HEARING: EWEB RIVERFRONT MASTER PLAN The Planning Commission will hold a quasi‐judicial public hearing on the land use applications proposed to implement the EWEB Riverfront Master Plan. Lead City Staff: Gabe Flock, Senior Planner; 541‐682‐5697 gabriel.flock@ci.eugene.or.us Public Hearing Format: The Planning Commission will receive a brief City staff report followed by an opportunity for public comment. Time limits on testimony may be imposed. The Planning Commission may seek a response to testimony from City staff. The applicant will be allowed a rebuttal period. At the end of the hearing, the Planning Commission Chair will announce whether the record is closed, the record will be held open, or the public hearing will be continued. Commissioners: Steven Baker; Jonathan Belcher; Rick Duncan; Randy Hledik, Chair; John Jaworski; Jeffery Mills; William Randall (Vice Chair) PC PH AIS Febraury 5, 2013 - Page 1 PC PH AIS Febraury 5, 2013 - Page 2  AGENDA ITEM SUMMARY February 5, 2013 To: Eugene Planning Commission From: Gabe Flock, Senior Planner Subject: Public Hearing on EWEB’s “Downtown Riverfront” Land Use Applications ACTION REQUESTED: To hold a public hearing on EWEB’s formal land use application package, implementing the EWEB Riverfront Master Plan. BRIEFING STATEMENT: As presented and discussed at the Planning Commission’s January 22nd work session, the proposal for implementation of EWEB’s Riverfront Master Plan includes a detailed package of concurrent land use applications which are to be considered at the upcoming February 5th public hearing. These applications are briefly summarized below: Metro Plan Amendment (MA 12‐1): amends the Metro Plan diagram to reflect the master plan vision for mixed‐use redevelopment; changes land use designation from primarily heavy industrial to mixed use. Refinement Plan Adoption & Related Amendments (RA 12‐1): adopts the EWEB Downtown Riverfront Specific Area Plan; also amends the Downtown Plan and Riverfront Park Study to remove obsolete sections and ensure consistency. Code Amendments (CA 12‐4): amends the Eugene Code to establish a new Downtown Riverfront Special Area Zone including form‐based standards for future redevelopment; also includes related code amendments to integrate the new zoning with existing code sections. Zone Change (Z 12‐6): rezones the site from primarily industrial and public land zones to the new Downtown Riverfront Special Area Zone. Willamette Greenway Permit (WG 12‐4): approves a Willamette Greenway Permit for future development that is consistent with the new plan and zone. The land use applications proposed in EWEB’s adoption package are subject to formal quasi‐judicial procedures for the upcoming public hearing, as well as the approval criteria from the Eugene Code for each application type. EWEB’s written statement addressing all of the approval criteria is included in the package of application materials already provided to the Planning Commission (also available on the City’s website at http://ceapps.eugene‐or.gov/PDDONLINE/LandUse/ApplicationSearch). 1 PC PH AIS Febraury 5, 2013 - Page 3 As was covered at the last work session on EWEB’s proposed adoption package, the proposal includes several key features: approximately 8 acres of proposed public open space including a new riverfront park; a pedestrian‐oriented street system; new mixed use residential and commercial buildings; small scale retail/restaurant uses; adaptive reuse of existing buildings on the site; and a “cultural landscape” that displays the ecological, social, industrial and civic history of the place. The plan and proposed zoning establishes the standards and design guidelines for the proposed framework of streets, open space, and mixed‐use redevelopment parcels. The proposed form‐based code is tailored specifically to the EWEB riverfront site and implementation of the conceptual master plan. It is intended to achieve a balance between certainty and flexibility in the redevelopment process; to support the appropriate enhancement of riverfront habitat while also providing a publicly accessible riverfront park and open space; and, to promote a mix of new uses that will complement downtown and riverfront development. Last week’s work session focused on building an understanding of the basic zoning elements which establish this framework for redevelopment, including allowed uses, sub‐districts and overlay areas, adaptive re‐use provisions, form‐based development standards, and design review. Staff anticipates that the applicant’s consultant team will also provide detailed written responses to the questions raised by commissioners at the last meeting. Referral comments from the City’s Parks and Open Space, Transportation, and Land Use staff will also be provided at or in advance of the public hearing. As we discussed, the master plan and the various implementation tools will ultimately come before the City Council for adoption. To assist in this process, the Planning Commission’s primary role in making a recommendation to Council will be to review the various implementation tools including EWEB’s proposed code amendments and related land use applications, to ensure the conceptual vision can be carried out. You will also receive public testimony on the proposal at the upcoming hearing, before making any formal recommendation on these applications. Following the close of the public record after the hearing, we have scheduled time at upcoming meetings on February 19th and 25th for deliberations and action on a recommendation to City Council. However, we encourage the commission to raise any questions at the end of the public hearing to better facilitate these deliberation sessions. 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. STAFF RECOMMENDATION: The land use application package proposed by EWEB represents the culmination of many years of planning and extensive public process leading to this point, with the ultimate goal of fulfilling a strong community desire and long‐standing interest in redevelopment of the EWEB’s 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 Metro Plan, Downtown Plan, TransPlan, and adopted natural resource protections. In addition to working closely with the applicant team throughout the development of the implementation tools, staff has reviewed the complete application package and concludes that it is wholly consistent with state and local planning goals and policies. In addition to being consistent with existing policy, the EWEB Master Plan is in line with and begins to 2 PC PH AIS Febraury 5, 2013 - Page 4 implement many of the pillars of Envision Eugene, including the following: • Provide ample economic opportunities for all community members • Plan for climate change and energy resiliency • Promote compact urban development and efficient transportation options • Protect, repair, and enhance neighborhood livability • Protect, restore, and enhance natural resources • Provide for adaptable, flexible and collaborative implementation Staff believe EWEB’s proposal has the necessary elements to help make this localized vision come true, and will serve as a critical step in positioning this property for future redevelopment. 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. 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 the proposed land use applications and recommend that the Planning Commission forward a favorable recommendation to the City Council. ATTACHMENTS: A letter from the EWEB Board of Commissioners in support of the request is attached. Staff will also provide any written testimony received in advance of the public hearing, for your consideration. The full package of land use application materials including the draft special area plan and code language, findings addressing the applicable approval criteria, and supporting documentation have been provided separately. These materials are also available on the City’s website as noted above. FOR MORE INFORMATION: Please contact Gabe Flock, Senior Planner, by phone at (541) 682‐5437, or e‐mail at gabriel.flock@ci.eugene.or.us. 3 PC PH AIS Febraury 5, 2013 - Page 5 PC PH AIS Febraury 5, 2013 - Page 6 PC PH AIS Febraury 5, 2013 - Page 7 PC PH AIS Febraury 5, 2013 - Page 8