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 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 Division at 541-682-5675. TUESDAY, MAY 7, 2019 – PUBLIC HEARING (5:30 p.m. to 7:30 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. PUBLIC HEARING: Downtown Riverfront Adoption Package Staff: Will Dowdy, 541-682-5340, WDowdy@eugene-or.gov Gabe Flock, 541-682-5679, GFlock@eugene-or.gov C. 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 May 7, 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 Riverfront site, including a new park, housing and commercial uses. 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. Staff provided an overview of the project and proposed land use applications at the Planning Commission’s regular meeting on April 22, 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 (I-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. 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 has been 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. Any written public testimony received as of the date of the public hearing will be forwarded to the commission for consideration, along with any testimony that may be submitted at the hearing. Next Steps As a reminder, this is a quasi-judicial proceeding and the Planning Commission’s recommendation to City Council must be based 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, along with all public testimony. 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. We also encourage the commission to raise any questions at the end of the public hearing to better facilitate deliberations in advance. If there is no request to hold the record open after the public hearing, it is also possible that the commission could choose to begin deliberations the same night. 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: 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: wdowdy@eugene-or.gov. You may also contact Gabe Flock, Senior Planner, by phone: (541) 682-5697, or e-mail: gflock@eugene-or.gov.  Attachment A Downtown Riverfront Site Map  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.