Planning Commission

AGENDA Meeting Location: Sloat Room—Atrium Building Phone: 541-682-5481 99 W. 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 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, JULY 14, 2014 – REGULAR MEETING (11:30 a.m. to 1:30 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. SOUTH WILLAMETTE SPECIAL AREA ZONE Staff: Robin Hostick, 541-682-5507 1:15 p.m. III. ITEMS FROM COMMISSION AND STAFF A. Other Items from Staff B. Other Items from Commission C. Learning: How are we doing? Commissioners: Steven Baker; John Barofsky; Jonathan Belcher; Rick Duncan; John Jaworski (Vice- Chair); Jeffery Mills; William Randall (Chair)  AGENDA ITEM SUMMARY July 14, 2014 To: Eugene Planning Commission From: City of Eugene Planning Division Subject: South Willamette Concept Plan Implementation: Draft Design Code ISSUE STATEMENT This work session is a continuation of previous discussions on May 5, May 19, June 2, and June 23 regarding the development of the South Willamette Special Area Zone; for additional background, please see the AIS materials for these dates. BACKGROUND At the May 5, 2014 work session, Commissioners reviewed code concepts at a high level and began a more detailed discussion of proposed transition standards. During the following week, Commissioners provided input to prioritize more detailed review of the following concepts: • Transition standards (continuation of previous discussion) • Design review • Limited, built-in flexibility and incentives for open space, parking and building height • Design standards Although design review was rated as the second-highest priority behind transition standards, additional work is needed to develop realistic alternatives and support a productive discussion. The May 19th work session addressed transitions and possible changes in development type and uses proposed in the South Willamette Concept Plan. The June 2nd work session focused on reaching resolution for a range of suggestions made by individual Commissioners. A discussion of remaining suggestions carried forward to the June 23rd work session, resulting in either resolution or deferral to upcoming discussion of other topic areas. A revised list of topics and outcomes for the latter two work sessions are reflected in Attachment A. This work session will begin with an overview of code concepts for design flexibility and design standards. As we continue the review process, specific, actionable suggestions will be most useful for staff in crafting a code that meets the Planning Commission’s expectations. Where changes to proposed concepts are suggested, a clear sense of whether the suggestion is generally supported by the Commission will be needed. In addition, staff will share an outline of the South Willamette Special Area Zone Public Engagement Plan (Attachment B) for brief discussion. The outline covers a variety of outreach efforts and venues. PC Agenda - Page 1 NEXT STEPS Following revisions based on Planning Commission review of the code concepts, a draft code will be introduced for public discussion later this summer and fall. The American Institute of Architects’ test drive of the “preview” draft code is complete; a summary will be presented to Planning Commission at the July 28th work session. Community outreach will continue throughout the summer and fall prior to review of the final draft code in the fall. See the Draft Public Engagement Plan outline for more information. ATTACHMENTS A. Planning Commission Review – Working Summary (updated for 7.14.14) B. Draft Public Engagement Plan Outline FOR MORE INFORMATION Robin Hostick at 541-682-5507 or robin.a.hostick@ci.eugene.or.us PC Agenda - Page 2 South Willamette Special Area Zone Planning Commission Review – Working Summary July 14, 2014 Topic Suggestion Considerations Resolution Yes No Discuss Development 1 Only transition different uses across • Reduces adjacency issues between differing uses 0 4 3 Type* streets along property boundaries • Increases up-zoning of residential or eliminates significant amounts of commercial/mixed use (e.g. along Willamette) • Adjacency concerns are addressed through transition requirements Development 2 Do not upzone single family • Reduces change to existing properties 1 4 2 Type* properties; remove MF along 29th • Retains existing adjacency concerns between high- Ave. and remove row houses along intensity mixed use and single family residential Portland Street and High Street as • Eliminates use transitions use transitions • Reduces housing type options Development 3 Alternative to #2: Rezone larger • Promotes consistency across blocks within district 2 5 0 Type* blocks of existing single family to • Increases change to existing properties multifamily where changes are • Suggestion needs refinement to specific areas already proposed Development 4 Require a PUD for row houses • Intent of code is to address design issues specific 0 4 3 Type to each development type through clear/objective standards that also reduce process/increase predictability • PUD standards are oriented towards larger developments and do not address design issues specific to row houses Transitions 5 Limit the extent of the sloped • Suggestion needs refinement Add to “design standards” setback discussion Transitions 6 Use the City of Portland variable • Provides additional flexibility for development 2 5 0 setback standard based on wall area • Increases complexity for design and plan review PC Agenda - Page 3 Transitions 7 Require parking as transition from • Increases buffer to adjacent low-density Add to “design standards” MF or MU to SF residential discussion • Reduces development options for MF and MU sites Transitions 8 Disallow balconies and dormers • Reduces privacy impacts to ex. low-density 3 3 - along property lines next to SF residential homes (only allow along front • Potentially reduces livability for future residents; property lines). 6.23.14 impacts marketability of housing and feasibility of clarification: applies to adjacent redevelopment USE not ZONE • Reduces design options/flexibility Transitions 9 Clarify that tree waiver applies only • Eliminates possible assumption that waiver may Include clarification in to standards triggered at the time of pass to future property owners or apply to other, code development future development proposals Transitions 10 Apply transition standards to row • Reduces protections to ex. low-density residential Add to “SFO standards” houses • Reduces flexibility and feasibility for row houses; discussion narrow lots may preclude row house development due to additional side-yard setbacks Transitions 11 Reference existing solar access • Promotes consistency with existing code 6 - - standards instead of proposed • Proposed solar access standards (as part of standards. 6.23.14 clarification: transition standards) protect R-1 and SFO existing solar standards should apply properties adjacent to all adjacent development only to SFO zone types; existing standards apply only to structures on R-1 and R-2 zoned lots • Existing standards require significantly greater setbacks for a given building height than proposed standards Transitions 12 Utilize existing transition standards • Promotes consistency with existing code 0 4 3 used in SUNA n’hood instead of • Proposed transition standards offer more proposed standards protection and greater flexibility than existing SUNA standards Parking 13 Increase parking standards to match • Reduces potential impacts on adjacent 4 3 0 university area. 6.23.14 neighborhoods from excess parking demand clarification: establish multifamily • Reduces feasibility of redevelopment; reduces parking standards based on number housing and job capacity of district PC Agenda - Page 4  of bedrooms vs. number of units. • Distorts market for effective parking pricing • Many other elements proposed to address parking demand, including permit system to address neighborhood parking issues if needed * Currently proposed development types and subdistricts closely reflect the content of the South Willamette Concept Plan. The location of proposed development types is based on extensive public discussion and fine-tuning to balance needs and priorities in the area with an emphasis on minimizing change vs. accommodating growth; significant changes would alter this balance. PC Agenda - Page 5 South Willamette Special Area Zone PUBLIC ENGAGEMENT PLAN - OUTLINE July 2, 2014 OBJECTIVES • Provide all residents, property owners and business owners within the proposed S-SW Special Area Zone with diverse opportunities to learn about the project and provide input • Engage all key stakeholder groups • Provide direct outreach to all property and business owners along South Willamette street • Gather input from at least 250 people representing all key stakeholder groups Online Information Timing: Online tools will be up and running in mid-July Purpose: Provide 24/7 information to public from high-level, easy-to-understand format down to details, answer questions, and offer a quick & easy means of giving input Stakeholder Focus Group Timing: Tuesday, July 15, 6:30 – 8:00 PM, Market of Choice Community Room Purpose: Assess the current level of understanding, identify key questions/issues for public meetings; open dialog with different groups of people who may be affected by the code update Neighborhood Meetings / Newsletters / E-news Updates Timing: As opportunities arise, July - December Purpose: Provide direct updates to neighborhood boards and general meetings to raise awareness of the project; maintain open communication, answer questions, share information and gather input Canvassing / Property Owner Meetings – S. Wil. Street Design Timing: July, August, early September Purpose: Share information directly with individual property and business owners who might not otherwise be able to engage in the process; answer questions and gather input Second Saturday Art Walk Activity – S. Wil. Street Design Timing: Saturday, August 9th Purpose: 1) engage business owners in discussion of pedestrian experience through temporary installations (e.g. parklets, art); 2) raise awareness and share information about the code update with individual property and business owners as well as pedestrians, customers, and art walk visitors; answer questions, listen, provide creative venue for input PC Agenda - Page 6 Business and Property Owner Meeting – S. Wil. Street Design Timing: Date TBD, tentatively September Purpose: Gather stakeholders affected by the proposed special setback along Willamette Street to share information, answer questions, and gather input Community Workshop Timing: Date TBD, tentatively September, 6:00 – 9:00 PM, Hilyard Community Center Purpose: Share information with the broader community; present complete draft of the proposed code and a summary of key features for a general audience; promote discussion; answer questions and gather input Open House Timing: Date TBD, tentatively October, 6:30 – 8:30 PM, Hilyard Community Center Purpose: Share the revised, final draft of the proposed code; answer any remaining questions one-on-one, provide Planning Commission with an opportunity to engage directly with the community Public Hearings Timing: Date TBD, tentatively November for Planning Commission and January for City Council Purpose: Formal venue for public testimony on the proposed code Advertisement: A wide variety of advertisement will be used, including: • Postcard invitations to all residents and owners in district and within 500 feet of district boundary; share event dates and links to online information and questionnaire(s) • Email invitations to all interested parties; activation of networks • Articles and invitations posted in neighborhood and stakeholder organization E-news Updates and newsletters • Press releases for large events • Legal notice required for Type V application procedures PC Agenda - Page 7