South Willamette Concept Plan

South Willamette CONCEPT FT A R D PLAN June 7, 2013

South Willamette Concept Plan

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City of Eugene

South Willamette Concept Plan

TABLE OF CONTENTS 1

2 3 4

5

6

7

Introduction

Overview

4

Planning Area, History, and Current Conditions

6

The Challenge

Planning Area, Approach, and Methodology

16

The Vision

Key Design Concepts

22

Design Features and Principles

36

Intended Outcomes

Distict-Wide

52

Implementation Plan

Plan and Code Amendments

54

Appendix

A. Envision Eugene Pillars

64

Implementing Envision Eugene Concept Plan Purpose Role and Use of Concept Plan How Long is the Plan Valid?

Planning Area History

Current Conditions

Key Challenges and Opportunities Guiding Principles

The Vision Maps: Illustrative Plan

Connections and Open Space

Places for Business and Living

Height, Stepbacks and New Zones

Active and Retail Frontage

Development Types

District Sections

Transitions and Compatibility

Streetside Character Mixed Use Residential

Building Design Elements

Parks, Plazas, Green Spaces

Parking Strategies

Building and Site Design Transportation

Open Space

Special Areas

Communitiy Investment Program

Public Improvements Zoning

Plan Designations

B. District Sections C. Design Principles and Guidelines D. Street Typologies E. Plan Development Reports

Project Website: www.eugene-or.gov/SWillamette

City of Eugene

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South Willamette Concept Plan

ACKNOWLEDGEMENTS Thank you to 600 Community Members for staying in touch with the project, including: Friendly Area Neighbors Board and Members Opportunity Siting Task Team SouthTowne Business Association University of Oregon Architecture Department Individuals Anne DeLaney Andrew Fisher Susan Heisey John Lawless Nancy Ellen Locke John Rowell Matt Sprick Jean Stover Ann Vaughn City of Eugene Planning Commissioners Randall Hledik, Chair William Randall, Vice-chair Steven Baker Jon Belcher Richard Duncan Jeffery Mills John Jaworski City of Eugene Staff Kayre Axe Robin Hostick, Urban Design Denny Braud Rob Inerfeld Carolyn Burke Amy Janisch Rhonda Crocker Jennifer Knapp, Design Gabriel Flock Nan Laurence Lisa Gardner Heather O’Donnell Alissa Hansen Doug Terra Terri Harding Patricia Thomas, Project Manager Chris Henry Kurt Yeiter

University of Oregon Architecture and Landscape Architecture Interns Amanda Asa Sara Robertson Bennett Hart Katherine Signell Anna Liu Sam Yerke

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City of Eugene

South Willamette Concept Plan

City of Eugene

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South Willamette Concept Plan

1. INTRODUCTION

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City of Eugene

South Willamette Concept Plan

Overview For decades, the South Willamette commercial district has attracted residents from nearby and surrounding neighborhoods to its mix of shops and services arrayed along and near the busy Willamette Street corridor. The district also has evolved with a blend of the essential elements that fulfill the daily needs of the residents, with apartments and houses for small and large households, apartments for seniors, parks, schools and playgrounds. The district offers services and shops – from doctors and dentists to groceries and hardware. The extensive commercial area, Amazon Park and two public schools serve a larger portion of the city as well as the nearby community.

The vision for the district as proposed within the South Willamette Concept Plan builds on these essential elements and lays out a plan and implementation process for the area to become an even more vibrant, beautiful, diverse and prosperous version of itself as it evolves over the coming decades.

The future envisioned in the concept plan is designed to enhance the area as an attractive setting for anticipated growth in housing and employment, and intensification of the district as a commercial, entertainment and recreational destination for the Eugene community.

The Concept Plan is built on a foundation of guiding principles that support the community’s twenty year growth plan, Envision Eugene. The plan endeavors to implement Envision Eugene with emphasis on active, compact, livable, affordable and connected urban development that enhances existing districts along primary corridors. The plan embraces the existing district character and recognizes the often slow and gradual pace of change. Yet change is anticipated. With robust and interactive public involvement throughout the creation of the South Willamette vision, the concept plan allows for flexible and gradual redevelopment of the district to one with inviting public spaces that support walking along attractive streetscapes with shops and houses of all types framing the community activity.

City of Eugene

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South Willamette Concept Plan

1. INTRODUCTION Implementing Envision Eugene

Concept Plan Purpose

In 2010 the Eugene community embarked on a major effort to plan for the next 20 years of growth and change. The emerging vision, titled “Envision Eugene: A Community Vision for 2032,” included a set of broad community goals (called “pillars”) and accompanying strategies to achieve the balanced vision set forth in the document.

To accommodate an estimated 34,000 new residents over the next 20 years, several strategies, including area planning, are central to Envision Eugene’s emphasis on compact development in the city’s core commercial areas and along key transit corridors.

The South Willamette Concept Plan is primarily a physical plan, using the tools of design to articulate a future look, feel and structure of a specific part of Eugene. This includes a holistic study of land use patterns, building form, street character, and a variety of public spaces and natural areas, and setting forth a clear, illustrated vision for how each of these should contribute to a livable, thriving district over time.

To meet this goal, Eugene will need to find a way to accommodate about 1600 units of multi-family housing and several hundred jobs in and around the core commercial areas and along key transit corridors, above and beyond what the market is expected to provide. A central purpose of area planning is to determine how this can play out in specific areas of town – in this case the South Willamette district– while still achieving goals for livability, economic vitality, and sustainability.

The values of Envision Eugene are captured in seven “pillars.” The pillars foster a balanced approach to future growth that supports a broad range of community goals, including a strong rationale for planning in South Willamette and other areas. The South Willamette Concept Plan addresses many strategies within each of the Envision Eugene pillars.

See Appendix A for a description of how the South Willamette Concept Plan helps meet the goals of Envision Eugene, the city’s twenty year plan for accommodating growth.

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City of Eugene

The overall purpose of the area planning pilot project in the South Willamette district can be summarized as follows: • Engage the community in discussion of balancing growth and livability in a specific area of town • Create a compelling and actionable vision for the South Willamette district • Identify priority areas and criteria for proactive community investment • Implement the Visioning Path of Opportunity Siting to find good places for urban housing.

• Catalog and prioritize infrastructure needs • Build a solid planning foundation to support grant applications and other revenue • Establish best practices, or a template, for area planning in other locations • Demonstrate the community’s commitment to compact growth The South Willamette Concept Plan is intended to result in tangible actions, for example code changes and public improvements. In addition, however, the area planning strategy acknowledges that a significant market gap will continue to inhibit needed redevelopment.

Additional actions are needed, including community investment and partnerships with certain kinds of redevelopment projects. Without these efforts, the community will need to find another way to accommodate future growth, for example through expansion of the urban growth boundary.

South Willamette Concept Plan

Envision Eugene Pillars • Provide ample econompic opportunities for all community members • Promote compact urban development and efficient transportation options • Protect, repair and enhance neighborhood livability • Provide housing affordable to all income levels • Plan for climate change and energy resiliency • Provide for adaptable, flexible, and collaborative implementation • Protect, restore, and enhance natural resources

The map below represents the Envision Eugene Community Vision to accommodate growth in Eugene over the next twenty years. It illustrates that all multiple family housing and commercial uses will be accommodated within the existing urban growth boundary in places like the South Willamette district which is along one of the highlighted primary transit corridors and in core commercial centers.

Envision Eugene Community Vision for 2032

Envision Eugene Recommendation March 2012

City of Eugene

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South Willamette Concept Plan

1. INTRODUCTION Role and Use of Concept Plan What the Plan Does First and foremost, the plan combines the ideas of hundreds of residents into a clear and illustrated vision for the future of the South Willamette area.

It translates community values into a future, physical form. However, the term “concept plan” is intended to reinforce the fact that this is not the final implementation tool, but a road map to action.

The South Willamette Concept Plan captures the intent of community engagement as specifically as possible to provide clear direction for work needed to realize the vision.

In addition an extensive list of public improvements can be found in the Implementation Plan, Section 7. This list includes, for example, significant upgrades to Willamette Street.

What the Plan Doesn’t Do During the planning process, a variety of questions and concerns arose regarding how the plan might affect future residents. To address these concerns, it was helpful to explain that the plan – including the actions listed above – does not require anyone, whether property owners, business owners, or renters living in the district, to move or sell their property. The plan also does not require anyone to redevelop their property, nor does it guarantee that any property will ever be redeveloped. These decisions are all up to individuals owning property in the district, based solely on their needs and goals.

Guiding Change Change occurs in every community over time, whether it is planned for or not. The factors driving change are complex and reach well beyond the scope of any plan. The South Willamette Concept Plan works by setting up an inspiring framework for how that future change should look and function, and to take positive action in moving toward this best outcome.

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City of Eugene

Ultimately, most change within the district will be driven by market forces and individual enterprise.

Based on recent analysis of Eugene’s market, changes in the South Willamette area are expected to occur slowly and incrementally as the market begins to support a wider range of options for property owners.

South Willamette Street Improvement Plan South Willamette Street, the central spine of the district, presents major obstacles and opportunities for implementing the vision in the Concept Plan.

The South Willamette Street Improvement Plan is a project, funded by a grant from the Oregon Department of Transportation, to work with the community to develop a concept for better access by all travel modes, walking, biking, riding a bus or driving through the district. The intent is to increase safety while allowing all users to move about and through the district more comfortably and safely. The Improvement Plan is a short term project to be implemented by 2018, while the Concept Plan strives to set out a long term vision for the street that creates the adjacent character and amenities that support a walkable and thriving commercial district.

The Concept Plan addresses street design in Section 5 and Appendix D including draft ideas for the character of Willamette Street.

Given the timing of the South Willamette Street Transportation Improvement Project, the concept plan will contain these draft ideas as a placeholder to be filled after the shorter-range street plan has been established. Development of a longer-term vision for South Willamette, likely including changes in how future buildings will relate to the street edge, will carry on concurrently, and in collaboration with, the street improvement project. The Concept Plan will be revised at that time to include the final result of the long-term design, replacing the general concepts contained in this version.

South Willamette Concept Plan

How Long is the Plan Valid?

The Concept Plan establishes a vision for the area over the next generation, or about 20 years. In reality, many of the concepts extend well beyond this time line. For example, the redevelopment potential envisioned in the plan (e.g. multi-story, mixed use buildings) is unlikely to occur during this period. The framework set in place by this concept plan will guide change for a time horizon of perhaps 30 or 40 years or more, which may be needed to achieve the goals of the plan. Depending on the level of community investment, this may be a more realistic timeframe for this level of change. The Concept Plan and subsequent implementation actions will also be modified as needed due to significant changes in market demand or the community’s approach to growth.

City of Eugene

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South Willamette Concept Plan

2. PLANNING AREA, HISTORY, AND CURRENT Planning Area The initial South Willamette study area was comprised of areas within one quarter mile walking distance of the existing edge of the commercial district between 24th and 29th Avenues. Through the public process and acknowledgement of natural geographic edges, the South Willamette district study area became focused on the area located generally from 23rd to 32nd Avenues on the north and south and from Amazon Parkway to the base of College Hill on the east and west.

Public feedback, the goals of Envision Eugene regarding compact urban development, and areas where change is starting to occur due to market forces helped define the “area of effect” covered by the plan.

History

Three hundred and twenty acres of the South Willamette area was homesteaded by William and Elizabeth Breeding soon after Congress enacted the Donation Land Claim Act of late 1852.

A hundred years ago, around the turn of the 20th century, most of the South Willamette area was composed of farmland and open pasture. Unlike today’s dense, tree-filled urban environment, the area was open and grassy, with trees and shrubs only along the Amazon Creek channel and near fence rows and the few buildings that existed at the time. Several modes of travel were available at the turn of the twentieth century, including a system of foot paths, horses and horse drawn carriages and bicycles. Foot paths served the Crest area and valleys to the south as well as the start of the Lorane Highway, accessible from (29th) Avenue. Downtown Eugene and the South Willamette area are reported to have been accessible to one another via wood plank sidewalks or the College Hill Street Railway, a mule-drawn streetcar operated in Eugene from 1891 to 1900.

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City of Eugene

Founded about 1899, the Eugene County Club, operated a nine hole golf course which covered the area between 24th & 28th Avenues and Willamette & Lawrence Streets, and had a clubhouse located on the west side of Willamette Street near 25th Avenue.

Early on, Willamette Street was being touted as the “main business street” in Eugene running north and south to the location of 24th Avenue.

Paving of the street downtown took place in the first decade of 1900. Streetcar service on Willamette Street included the College Hill Loop and was inaugurated in 1910 as the city’s population rose to 9,009. Other infrastructure began to be installed with electric lighting in 1912 on downtown Willamette Street and in 1914 with nearly a mile of a four-inch water main on South Willamette Street reaching to the city limits, approximately 24th Avenue. Around 1915, the City Council passed a resolution requiring concrete sidewalks instead of wood and in the mid-1920’s additional paving on Willamette Street was completed from Hospital Road (20th Ave) to the city limits, still located near 24th Ave. The streetcar service ended in 1927 and buses took their place.

According to Polk’s Eugene City and Lane County Directory of 1918, the James S. and Julia E. Moore dairy farm was in operation on the south side of 29th Avenue about three blocks west of Willamette Street. The Eugene Floral Company operated a greenhouse at the northwest corner of Willamette and 25th Avenue and advertised use of the “College Crest Car” to encourage patronage. An early Sanborn Insurance Map confirms existence of residential and a few commercial buildings in the area, primarily on lots facing Willamette Street.

South Willamette Concept Plan

CONDITIONS

Courtesy of the Lan County Historical Museum

4 2

5 1 1. Willamette Street 2. 24th Avenue 3. Amazon Channel 4. Civic Stadium 5. Resevoir 6. Drive-In Theater

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N

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“Old Dunne Place” Located at what is currently the three-way intersection of Willamette St, Donald St.and East 32nd Ave. 1954.

Courtesy of the Lan County Historical Museum

Courtesy of the Lan County Historical Museum

Aerial Photo circa 1950

Eugene Country Club, 25th Ave. and Willamette St. Circa 1915

City of Eugene

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South Willamette Concept Plan

2. PLANNING AREA, HISTORY, AND CURRENT History (continued) By 1950, the South Willamette district had taken on much of the commercial and residential character seen there today. Merchant supplies and services were oriented to a growing community. Businesses offered groceries, automobile services, ceramics, plumbing and cabinets to name several identified in city directories of that era. Vehicle service stations were located near 25th and 29th Avenues and the street was anchored by the drive in movie theater that occupied much of the site of the current Woodfield Station at 29th Avenue and Willamette Street. Most of the College Hill residential neighborhood to the west, north of 24th Avenue had been built with single family houses primarily between 1920 and 1950 while the residential areas south of 24th Avenue, both east and west of Willamette Street, were under construction through the 1940’s-60’s. Apartment buildings were being built in that era near Amazon Parkway at 24th and 27th Avenues as well as along Willamette Street south of 29th. It was a time of growth and infill of the area. A school serving the local and broader neighborhood has occupied the Willard School site since the 1960’s.

The current area we know as the South Willamette district, and the subject of the Concept Plan, is nestled at the end of the Willamette Valley with the South Hills and Spencer Butte visible to the south, and with College Hill flanking the district to the west. The large community park, Amazon Park lines the entire eastern border of the district affording a full range of recreation and relaxation activities to the local and larger community.

Current development along Willamette Street is constructed primarily of mid-20th century auto oriented commercial building types including a grocery store, bowling alley, and a few remnant shop fronts from the 1930’s and 40’s. More recent buildings from the later part of the 20th century include strip retail buildings facing Willamette Street as well as drive through restaurants and convenience stores. The large Willamette Plaza shopping center, built in the 60’s has been recently updated, and renamed Woodfield Station, with renovated storefronts and a new high end grocery store that serves as the anchor tenant for the center and a shopping destination for surrounding neighborhoods.

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City of Eugene

Residential areas between Willamette Street and Amazon Park, College Hill and the Crest Drive neighborhood to the southwest wrap around the commercial district. Houses to the east of Willamette Street include mostly single story ranch style houses or one and a half story cottages built in the 1930’s-50’s. Houses in the Crest Drive area south of 29th Avenue are constructed on steep slopes, often multi-story or split-level, and designed in the Northwest Style. Houses on College Hill, mostly two story, were constructed in the 1920’s and 30’s, in period revival styles like the English Cottage, Bungalow and Spanish Mission styles.

Occupants of neighborhood housing range from a mix of roughly half owner and rental residents in the area east of Willamette Street to primarily owner occupied on College Hill. Multiple family housing in the form of rental apartments are located at transition points between Amazon Park and the single family neighborhood as well as on the southern and northern ends of the stretch of Willamette Street within the district. A minimum width sidewalk system, interrupted in some blocks and locations, connects the district.

The neighborhood faces expansive Amazon Park to the east and a shared community garden abuts the Amazon Parkway. Willard School, with extensive play fields and open space, anchors the southeast corner of the district.

Current Conditions

The commercial district’s unique identity is one with small, locally owned businesses, well patronized by the nearby community. It serves much of south Eugene, particularly those who travel north along Willamette to schools and work, providing food, supplies and services for daily needs. The residential areas are stable and well occupied and valued by residents, many of whom have lived in the area and invested in their houses for years. Willard School has provided an elementary school program and is now occupied by a charter school. The gymnasium, playground and playfields offer recreation and abundant open space to the community.

South Willamette Concept Plan

CONDITIONS

Metro Plan Designations Commercial 43.75 High Density Residential

4.10 Medium Density Residential 33.32 Low Density Residential 79.87 Parks and Open Space 0.21

Amazon Parkway

Civic Stadium

23rd Avenue

Spencer View Student Housing

College Hill

24th Avenue

24th Avenue

Amazon Park

High Street

Capella Market

Roosevelt School

Single Family

24th Place

Oak Street

24th Place

25th Avenue

26th Avenue

Willamette Square 26th Avenue

Commercial Multiple District Family

27th Avenue

Multiple Family 28th Avenue

Woodfield Station Market of Choice

True Value SouthTown Shops

Single Family Amazon Parkway

Willard School

29th Place

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LTD Station

Ferry Street

Mill Street

High Street

Oak Street

Cascade Manor

Pearl Street

29th Avenue

30th Avenue 30th Avenue

31th Avenue

Southeast Eugene

Crest Area ld na Do et

e Str

With the rich mix of housing, popular destinations, availability of goods and service for daily needs and the surrounding parks, views of Spencer Butte and desirable neighborhoods, the district is beginning to function as a compact urban place, or “twenty minute neighborhood.”

The district encompasses approximately 161 acres distributed among the following designations in the Metro Plan:

Willamette Street

With Eugene’s increasing population and use of the district, Willamette Street traffic has become crowded and sometimes dangerous due to the over 70 driveways entering businesses. Though many residents walk and bike to do errands and socialize, the traffic conditions of Willamette Street puts them at great risk when navigating the area.

Sidewalks are narrow and in poor repair and interrupted by utility poles and street trees. Not all parts of the district are connected by sidewalks, so some surrounding residents who would like to walk find it necessary to go out of direction to get to their destinations.

Though transit is currently limited to bus service, high capacity transit along the adjacent Amazon Parkway is identified in the long term Eugene Transportation System Plan, and could readily bring people to the district and take residents to jobs and other locations. The district, convenient to downtown and the university, is becoming more and more attractive as a place to live, work, shop and play.

Portland Street

As Eugene’s population has grown the South Willamette district has become increasingly popular and has attracted more residential interest. Recent redevelopment of Woodfield Station and the establishment of Market of Choice, a popular high end grocery, appear to have catalyzed other food businesses in the district. New restaurants, cafes and beer and coffee venues have moved in or changed hands attracting attention and giving the district a new liveliness. The vacancy rate for commercial space appears quite low based on an informal survey of occupancy. Currently there are almost no vacant sites and the only open land is occupied by parking or private residential yards. There is increasing interest in living in this neighborhood because of its proximity to transit, shopping, schools and parks and the University of Oregon. Cascade Manor on 29th Avenue, a senior housing development, has recently been updated and new apartments for a more mobile senior population have been added.

Though students have long rented houses and apartments in the area, recent new apartments are being built and marketed with features attractive to students. The nearby Amazon Park includes improvements, such as the nearby running path and dog park. Lane Transit District’s popular “park and ride” bus stop is located at 29th and Amazon Parkway and serves LCC students as well as other commuters.

South Willamette District Map

City of Eugene

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South Willamette Concept Plan

3. THE CHALLENGE Planning, Approach, and Methodology Integrated Approach Area planning in South Willamette is based on an integrated approach that considers community participation, planning with urban design, and community investment as three interdependent guides to creating holistic long term visions.

Community Participation The Concept Plan was developed incrementally from very broad concepts based on South Willamette area community input and the guiding principles, or pillars, which emerged from the community engagement process of Envision Eugene. All who sought to be part of the communications, workshops and evolution of the vision were encouraged to join the planning process.

Grass Roots: Following initial discussions in response to grass roots collaborative work by Friendly Area Neighbors and the SouthTowne Business Association, the public engagement process was built on a foundation of informal interviews and listening sessions with interested business people, residents and property owners.

Early Diagraming

UO Student Ideas

April

2011

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City of Eugene

Best Outcomes: These discussions explored aspirations for the area and centered on improvements to the business and pedestrian environment on Willamette Street as well as the introduction of a variety of urban housing types. Important products from the listening sessions were individual descriptions of “worst outcomes” and “best outcomes” for the process and the district. These outcomes were used to set in motion initial diagrammatic designs and workshops.

Synthesis of Ideas: In an early step in the process, an overview of community insight about the district was synthesized into three maps: “Places we Love, Working Well, and Opportunities Exist”. These provided a starting point to identify places that should be valued and enhanced and places that represent opportunities for change or transformation.

• Communications: Regular communication online and by direct email to a contact list that grew to over 600 people, and to numerous neighborhood and business newsletters, kept information up to date and feedback going to the planning team.

Charette

Design Workshop

Oct Oct 3

Jan Dec 7

2012

South Willamette Concept Plan

Focus Groups: Special meetings with smaller groups were used as helpful tools to focus on specific concerns or challenging planning options.

Workshops: Through a series of public workshops, including table discussions and hands-on planning and design, the form of the district was tested, modified, and refined. Major workshops were summarized in highly illustrated reports describing content and outcome of the events.

Online Presentations and Questionnaires: Video presentations for three major workshops were provided online for those who could not attend events. Questionnaires available to those who viewed online or attended workshops resulted in over 450 responses during the design development phases.

Coordination with South Willamette Transportation Improvement Project: The parallel and integrated Willamette Street improvement component of the project with its own robust public outreach, provided an enriched set of opportunities for the public to receive information and provide input on both the street and the Building Form district wide area planning concepts.

Higher Density

Public Engagement Activities • Ongoing extensive conversations: »» Neighborhood Meetings »» Residents »» Property Owners »» Business People »» Southtowne Business Association (SoBA) • Project updates: »» Regular FAN, SoBA, SEN, Crest Newsletter updates »» Historic Review Board »» Chamber of Commerce • UO Architecture Design Studio • Atrium Presentations • 4 Public Design Workshops (topics, reports linked online; see Appendix E) • 3 Online Presentations & Surveys • 450 Survey responses this year • 3 Postcard mailings to residents and owners • Periodic email updates to 600 on Interest List • Ongoing collaboration with SW Transportation Improvement Project

Willamette Concept Plan

Proposed Building Envelope Existing allowed height at 35’-50’

Parking at side, back or under

Amazon Parkway

South

APT’S & CONDOS

5

3 5

Revised February 2013

5

23rd Avenue

3 5

15’ step-back at 3 and 6 stories

5

5

5

24th Avenue

5

35

3

3

24th Place

24th Place

50’ 35’-50’

30’

3

30’-37’

35

5

5

5 3

35

3

Building Form

Higher Density APT’S & CONDOS

5 3

5 35

5

35

5

3

Amazon Park

3

5

5

5

5 5

5 3

43 3

3

5 33 5 28th Avenue

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5 7

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5

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7

7

3

3

5 3

5

30’-37’

3 4

4 3

4 3

4 3

4 3

4 3

LTD Station

5

3

30th Avenue 30th Avenue

35

Final Draft Concept Plan Mixed-Use

Apartments/Condos

Row House Character Required

3 5

(Apts/Condos)

31th Avenue

5

3

5

3

Single Family Options

(Cottage Cluster, Courtyard Housing, & Single-Family Detached, Secondary Dwelling, Alley Access Lots)

5

t

Building Height Change 15’ Deep 3 Story Stepback

ree

5

5

d St

Row House Allowed (SFO)

Oct

3

nal

Revised Concept Plan: Streetside Character

5

Do

Revised Concept Plan: Building Form

3 4

29th Place

Avenue

5 Key

5

3 4

Oak Street

5

30’-37’

3 4

Pearl Street

Taller, step-back buildings

30’-37’

3 4

Amazon Parkway

5

5

Ferry Street

Woodfield Station

29th Avenue

Mill Street

4

High Street

Housing only; no commercial uses

7

Willamette Street

Willard School

Pleasant street character

3 3 3

5

27th Avenue

4

June 29

3

3

5 3

5

5

April

3

3

26th Avenue

5

26th Avenue

3

Focus Groups

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25th Avenue

24th Avenue

24th

24th Avenue

5 4

5

Oak Street

10’ setback from street

High Street

Increase allowable height to 7 stories

Portland Street

15’ step-back at 3 stories

Require stepdown and extra setback next to smaller-scale uses

3

Places for Business & Living

Jan Oct 30

2013

City of Eugene

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South Willamette Concept Plan

3. THE CHALLENGE Planning, Approach, and Methodology Planning with Urban Design From the beginning, the South Willamette Concept Plan was visualized in terms of an urban design framework, one which considers the role of streets, open spaces and building forms in creating the stage for shared experiences.

The process involved the interlayering of public conversations about best outcomes for the district with design illustrations. This new path engaged City of Eugene Planning staff and community members in a unique and robust interactive design and planning process, using design and drawings and hands on workshop activities. In this way, the vision for the future could be viewed for immediate response from the plan participants.

The approach relied on sharing hopes for the future living and working environment of the district and distilling those into a desired physical form that people enjoy, yet makes sense from an economic perspective.

Community Investment Throughout the process, the concepts being developed were considered in the context of economic feasibility and community investment.

Guided by Envision Eugene, it was essential that the concepts being proposed supported the growth of housing and jobs in locations where success seems likely, and meet integrated goals such as economic success, compact living, efficient transportation and affordability. Tools to implement the vision, identified in Envision Eugene and founded on other processes such as Opportunity Siting, were further refined and integrated into a Community Investment Program, outlined in Part IV, Implementation Plan.

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City of Eugene

Plan Development Plan development occurred from the initial meetings in early 2010 through the fall of 2012 in an interactive process of public meetings and Eugene Planning staff development of the concepts for further input and refinement in the public process. The methodology for developing the South Willamette Concept plan evolved through several phases: Investigation • Broad problem identification and community input, as described above in “Community Participation.”

• On site analysis of district and collection of information about current conditions.

• Development of digital “models” of the existing streets and buildings in the district.

• Obtaining a grant to develop a concept for Willamette Street, a primary issue identified in early investigations.

Exploration of Ideas • Generation of urban design imagery for shared discussions of the desired future.

• These included planning staff developed illustrations of a future South Willamette district as well as a University of Oregon Architecture Design Studio that explored issues and resulted in designs that captured the imagination and catalyzed discussions.

• Using the integrative “planning through urban design” approach, ideas were continually illustrated for ongoing discussion and refinement.

• New information gained from the early design and planning discussions, and multiple meetings with community participants, provided the basis for a series of public workshops and focus groups.

South Willamette Concept Plan

Analysis and Integration A series of four primary public workshops and online presentations, with questionnaire feedback, between October 2011 and October 2012, with the following objectives and outcomes.

Greater development of the products of these workshops is provided in Part IV, The Vision: • October 2011- Hands on design charrette, or workshop, manipulating colored paper representing street, bike and pedestrian networks as well as a range of building types. Eight table groups of community members, design professionals, planning and engineering staff worked together to identify “big ideas” for the long term vision of the district.

• December 2011- Synthesized results of the October design charrette workshop were provided to show shared vision and areas for further work. Also presented was the first draft concept plan in a series of seven maps, identifying locations for uses in the district.

Table groups provided organized feedback and direction for going forward.

• June 2012 – Presentation and discussion of a revised draft concept plan and the emerging vision for building forms. The focus was on illustrations of district-wide cross sections showing the size and shape of allowed existing development and a proposal for future development, generally of a more compact and integrated scale. Introduction of new zones, Single Family Options and Row House, which support gradual transitions between building types.

• October 2012 – Presentation and discussion of finer grain design details and streetside character along the following street types: Willamette Street, Side-Street Mixed Use, Apartments & Condos, and Single Family Options. The workshop offered opportunities to discuss design of building facades and the features that are most important for contributing to success of the district.

Detailed study of tools to provide transitions between building types was also discussed.

• Workshop presentations are available at: http://www.eugene-or.gov/swillamette • Integration with the South Willamette Transportation Improvement Project: Ongoing collaboration on design concepts for the street and the long term vision for the streetside character of Willamette Street was integral to the process.

20-Minute Neighborhoods are walkable environments that provide convenient, safe, pedestrian focused access to every-day needs. Services such as transit, work, school, food, shopping, parks, and public spaces for social activities are all located within a 20-minute journey.

City of Eugene

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South Willamette Concept Plan

3. THE CHALLENGE Key Challenges and Opportunities One of the key objectives of extensive public discussions, including listening sessions and focus groups, was to explore the range of issues facing the district both challenges and opportunities.

Not surprisingly, some defining features of the project are at the top of both lists, for example South Willamette Street itself. While many more specific challenges and possibilities exist within the district, the following outline captures those that are most central to the goals of this planning effort.

Key Challenges District-Wide • The district is used by many different people with different values and needs • Many current businesses are viable but vulnerable to the impacts of change • New development and redevelopment will impact current residents • Existing neighborhoods within and adjacent to the district are currently desirable • Some currently affordable housing in the district could be displaced by more expensive housing through redevelopment • The district lacks a “center” • Grade changes across the district create design challenges for streets and buildings Transportation • South Willamette Street is unattractive and dangerous for pedestrians and bicyclists • Conflicts exist between the needs of commuters and those visiting local destinations along Willamette Street • Changes to South Willamette Street may impact current business owners • Pedestrian connections are lacking within the district and to some adjacent neighborhoods, e.g. College Hill • Bike access is poor within the district, in particular on Willamette Street • Access from one business to another is difficult and requires customers to drive in between • Connections are poor across Amazon Parkway to Amazon Park • Parking is fragmented and creates an unpleasant pedestrian experience

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City of Eugene

Building Form • Current code allows buildings that are out of scale with district, e.g. 120’ tall • The relationship of buildings to the street doesn’t work well for a walkable district • Some existing buildings detract from the character of the district Parks, Plazas and Green Space • The district lacks public plazas for community gathering • The district lacks pockets of semi-public space or green space • Some nearby parkland lacks amenities that could serve the neighborhood, e.g. near the Amazon Community Garden Key Opportunities Characteristics of the Area • The area already has many qualities of a 20-minute neighborhood upon which to build • A long-standing desire to improve Willamette Street promotes interest and engagement • An active business association (SoBA) currently supports district-wide improvement efforts.

• Interest is growing in living in diverse housing types in the area.

• The area offers a variety of successful businesses and is a popular destination for shopping and entertainment • The market is more favorable for redevelopment in the South Willamette area than in many other areas of town • There is investor interest in potential redevelopment in the district • The area is experiencing change, highlighting the need for planning • A variety of parks are already available near the district, including Amazon Park • Grant funding has been received to address short- and mid-term improvements to Willamette Street; the project is currently underway Broader Community Trends • Transportation improvements for the area are a high priority in the Bicycle and Pedestrian Master Plan • Interest is growing for active travel modes such as walking, biking and transit

South Willamette Concept Plan

Guiding Principles Aside from the overall purpose of the planning effort as described in Part I, in-depth public participation established a set of guiding principles that the Concept Plan seeks to achieve and balance within the district: Vision: Create a clear, compelling and achievable long-term vision for the South Willamette district supported by specific actions Character: Support and enhance the best qualities and unique character of the South Willamette district as a great place to live, work, shop and play Balance: Guide future development in the district, including accommodating new jobs and housing for future residents, with a balance of appropriate building types, uses and locations Sustainability: Promote sustainability at every level within the district Business Success: Promote commercial success and vitality of existing and future businesses Housing: Provide for more, diverse housing opportunities for all income levels Health: Promote public health by creating a safe, inviting, and walkable district that works well for all travel modes, provides public parks and gathering places, and promotes a healthy and active lifestyle Access and Equity: Ensure multi-modal accessibility and connectivity, including transit, auto, bicycle and pedestrian, within the district and between the district and surrounding areas Gradual Change: Plan for gradual change and thoughtful transitions to minimize impacts to existing residents and businesses while providing opportunity for the district to transform towards a future vision

Creating plan through major public workshops

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South Willamette Concept Plan

4. THE VISION Introduction The vision for the South Willamette district is described through this document, including maps, diagrams, and illustrations that communicate as clearly as possible the desired future condition of the district. In many cases, the illustrations provide a starting point for the next steps of implementation, for example creating a land use code that focuses on form (such as a “form based code”) for the district, or design guidelines to inform future development. In other cases, concepts provide more general direction where specifics are not yet clear, for example opportunities for public plazas or semi-private open space. Illustrations are accompanied by a brief description to reinforce or clarify the intended outcomes, or to provide further direction or criteria for how each concept may be realized.

Key Design Concepts

The long-term vision for the South Willamette district is built on a foundation of key design concepts. These concepts provide structure and guidance for important design choices within the district as a whole.

Re-define Willamette Street as public space Transform Willamette Street into a positive and defining feature of the district through incremental changes and improvements, in particular as properties redevelop over the next several decades. This concept focuses on creating a safe and attractive pedestrian realm at the street edge, or between the curb and the face of buildings, including street trees and furnishings, adequate space and separation from traffic, and attention to detail in building design. Connect both sides of the street through frequent, safe and attractive pedestrian crossings, and define the district clearly through gateways. The street must also accommodate all modes of travel safely, and provide clear, safe access to business and parking areas.

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City of Eugene

Reinforce existing patterns Allow the existing patterns of success, vitality, and mix of uses in the district to carry forward into future patterns, including the general relationship of shopping and residential areas as well as street relationships and hierarchy. A rich mix of allowed uses currently exists within the district, most of which is already developed at significantly lower intensity than allowed. Targeted changes to smooth transitions between development types and some increase in housing opportunities, for example along Willamette Street and 29th Avenue, will meet future needs while remaining within the scale of the district. Existing street layout and connections are also expected to meet the needs of the district over time with the exception of new connections within the Woodfield Station and Willard School site blocks pending future redevelopment.

Create a “walkable heart” for the district Establish a pedestrian-oriented “shopping alley” to link the existing business cluster on Oak north of 27th with shops along Willamette Street between 27th and 24th and provide focus for a walkable experience. The “walkable heart” should include active retail uses such as shops, restaurants and night life enhanced by public realm improvements such as wide sidewalks, paving patterns, special lighting, street furniture, priority street crossings (e.g. bump-outs and raised crosswalks), planters and other amenities. Create options within the district for shared parking to allow “one stop” access to a walkable network of multiple businesses and locations, and locate parking to the back or side of shops to maximize store frontages on shopping streets.

Create connections with future high-capacity transit stations Extend higher-intensity uses from the core of the district east along 29th and 27th and 24th Avenues to Amazon Parkway and the likely future location of high-capacity transit (EmX) stations.

On 29th Avenue, allow higher density residential uses facing the street, continuing the pattern of “row house style” building fronts found further west. Blend these allowed uses with adjacent low-density residential development through strong transitional requirements.

South Willamette Concept Plan

Establish a network of green streets and public spaces Opportunistically seek locations along the “walkable heart� of the district for at least one public plaza for social gathering, events, leisure and added value for adjacent businesses and development. Throughout the district, create opportunities through private development or public/private partnerships to establish small outdoor spaces such as forecourts, courtyards, open corners, paseos, and locations for outdoor seating along key pedestrian routes. Design key pedestrian connections, for example along 27th Avenue and 29th Avenue, to include green elements such as street trees, bio swales and plantings, to link the district conceptually with Amazon Park.

Design for the human scale Establish desired building forms that allow for high-intensity uses where appropriate, such as along Willamette Street, while reducing the apparent mass through height limits, step-backs, and strong transitions to lower-intensity adjacent uses. Emphasize detailed, high-quality design of buildings at the street level. Within and adjacent to existing neighborhoods, introduce smaller-scale buildings and inviting building fronts with porches, balconies, forecourts and attractive entries.

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South Willamette Concept Plan

4. THE VISION Willard School Site Options • Remains as a school • A smaller school with open space and housing options If no longer used as a school: Single and multiple family housing options and open space (shown)

Establish a public plaza, network of green streets and public spaces as opportunities arise along the“walkable heart” of the district.

Transform Willamette Street into a positive and defining feature of the district through incremental changes to street, sidewalk, trees, building fronts, and safe crossings.

Rich mix of single and multiple family housing types such as clustered cottages, courtyard houses, row houses, apartments and condos, offer housing choice.

Connect the district to future high capacity transit stations on Amazon Parkway with walkable streets, trees and row-style apartments and condos.

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City of Eugene

South Willamette Concept Plan

Illustrative Plan

Building scale transitions between mixed use and residential areas defined by design guidelines and formbased codes.

Design for the human scale with detailed design at street level and thoughtful building scale transitions.

Find opportunities for public-private open space within the walkable business district.

Shared parking areas, alley parking and “tuck-under parking support walking and reduce driving between businesses.

Improved Willamette Street for all users.

Better bike and pedestrian connections from Amazon Parkway.

Create a “walkable heart” for the district and pedestrian “shopping alley” to enhance the business and shopping experience.

Reinforce existing patterns of success, vitality and mix of uses with some new housing opportunities to meet future needs.

The illustrative plan for the district represents an imagined future vision for the area. In order to understand the intent of the vision, the plan is drawn as if the entire district were fully redeveloped within the urban design framework set out in this concept plan. In this way, the combined effect of features such as improved streetscapes, gathering and green spaces, buildings closer to the street, parking located under and behind buildings and in shared lots or garages can be illustrated.

The Concept Plan is conceptual in nature.

The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed.

Row houses, trees, pedestrian enhancements create opportunities facing Amazon Park.

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23rd Place Avenue 24th 23rd Avenue 24th Place

South Willamette Concept Plan

23rd Avenue 24th Avenue

24th Avenue 25th 24th Avenue Place 24th Avenue

25th Avenue

4. THE VISION

25th Avenue 24th Avenue 24th Place

CONNECTIONS AND OPEN SPACE

24th Place

26th Avenue 26th Avenue

Essential Features: 26th Avenue 27th Avenue

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Revised February 2013 23rd Avenue

*

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24th Avenue

Improve Bike Access to District

Amazon Park

Oak Street

24th Place

Portland Street

24th Avenue

27th Avenue

Study Area for Pedestrian Crossing

Willard School

New Ped Connection To be planned in coordination with 4J School District.

*

*

“Oak Alley” Walkable Shopping Area Concept

Create Ped Path

28th Avenue

Station

Points of Entry to District New or Enhanced Pedestrian Connections Heart of the Walkable District; Highly Walkable Area Future BRT Route Public Open Space Opportunities Public or Semi-Public Space Opportunities* Shared Parking Study Area*

*

South Willamette Street Improvement Plan process is underway. The South Willamette Street Improvement Plan will explore options for people to easily and safely walk, bike, take the bus, or drive in an eight-block study area from 24th Avenue to 32nd Avenue.

*

Upgrade Access to Path

LTD Station

Semi-Public Space Opportunities

*Study area for shared alley parking, surface lots, and garages.

N

* Connections

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& Open Space

The Concept Plan is conceptual in nature. The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed.

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City of Eugene

Key

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In cooperation with property owners , as opportunities arise; locations are hypothetical - other locations may be considered.

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Willamette Street

Connect District with Street Trees & Highly Walkable Streets

Safe, Attractive Pedestrian Experience

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29th Avenue

Key

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Enhance as Vehicle, Bike & Ped Gateway

Amazon Parkway

*

26th Avenue

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26th Avenue

High Street

25th Avenue

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South

Willamette Concept Plan

24th Place 25th Avenue

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Revised February 2013 24th Avenue Revised February 2013

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South Willamette Concept Plan

Introduction Central to making the district a great place is a safe, engaging and unified feel to the public spaces that knit the district together. The Connections and Open Space map describes the street, paths, parks and community gathering features that form the future vision of the district.

These and the semi-public spaces such as front yards, courtyards, parking areas and streetside features fronting on shops and restaurants compose the framework for living, doing business and shopping in the district. These elements, together with buildings facing the public areas form the “public realm” experienced by residents, shoppers and visitors to the district, as well as those who commute through.

Indicated on the map are concepts for the evolution of South Willamette Street, the north– south spine, into a more vibrant and walkable commercial shopping and business district. Within this spine and jogging over to Oak Alley and Oak Street is a section identified as the “Heart of the Walkable District,” where retail uses and active shop frontages are emphasized. Successful walkable shopping districts are typically developed in a compact radius to allow shoppers to browse and easily access multiple destinations.

The Oak Alley segment, at the heart of the walkable area, provides a transition between clusters of shops to the north on Willamette Street and to the South on Oak Street. To support the walkable areas, a swath of the map is indicated as a “shared parking study area.” Within this area, locations will be identified for shared parking so that visitors who drive can park and patronize multiple shops and services in one trip without needing to drive out onto the street and relocating their cars.

. Public and semi-public open space opportunities are also indicated as important outdoor locations connecting the district. The map also highlights 24th, 27th and 29th Avenues, as well as portions of High and Oak Streets for a “safe and attractive pedestrian experience.”

Street trees, improved or widened sidewalks and lighting are some of the elements to be used to enhance these streets. These concepts are further developed in the Streetside Character section of this document as well as in the conceptual “Street Typologies,” included in Appendix D.

How will the Concept Maps be implemented?

• Gradual redevelopment • Community Investment Program • Special Area Plan with form based hybrid code guiding form of new buildings, limiting heights in mixed use areas • Single Family Options zone and Apartment/ Condo Row House character areas • Monitoring change over time to adjust for changing circumstances See further description: Section 7, Implementation Plan

Gateways, which could simply be entry points, or could be developed with signage or landscaping, are noted as elements to reinforce district perimeters and identity. Additional pathways and bicycle access points are identified on the map for future implementation to fill in missing connections or take advantage of opportunities to create a more vibrant interconnected neighborhood.

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South Willamette Concept Plan

4. THE VISION

PLACES FOR BUSINESS AND LIVING Amazon Parkway

South

Essential Features: • Mix of Uses • Business and Housing near parks and transit • Development scale transitions • Special Areas for »» Single Family Options »» Row Houses • Opportunity Siting process

Willamette Concept Plan Revised February 2013 23rd Avenue

24th Avenue

24th Avenue

High Street

24th Place

Oak Street

24th Place

Amazon Park

Design Principles

Portland Street

25th Avenue

• Define the district through consistent and attractive Keybuilding forms

26th Avenue

26th Avenue

Key

MIxed Use Mixed-Use Apartments/Condos

27th Avenue

28th Avenue

Woodfield Station

Apartments/Condos Row House Character Required (Apts/Condos)

Amazon Parkway

*

Apartments/Condos

Willamette Street

Willard School

29th Place 30th Avenue 30th Avenue

Key

31th Avenue

Mixed-Use

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Single Family Options

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Change occurs only if site is no longer used as a school

Places for Business & Living

The Concept Plan is conceptual in nature. The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed.

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City of Eugene

Single Family Options Single Family Options (Apts/Condos) (Cottage Clusters, (Cottage Cluster, Courtyard Housing, Courtyard Housing, & Single-Family Detached, SingleFamily Family Options Secondary Single Dwelling, Alley Access Lots) Housing, Detached, Secondary (Cottage Cluster, Courtyard Dwelling, Alley Access & Single-Family Detached, Secondary Lots Row House Allowed (SFO)

*

Dwelling, Alley Access Lots)

Change occurs only Row House Allowed (SFO) ifBuilding the site is Height no longer Change used as a school

Building Change 15’ Deep 3Height Story Stepback 15’ Deep 3 Story Stepback

Apartments/Condos

*

Row House Character Required

LTD Station

Ferry Street

Mill Street

High Street

Oak Street

Pearl Street

29th Avenue

(Cottage Cluster, Courtyard Housing, & Single-Family Detached, Secondary Dwelling, Alley Access Lots)

Mixed-Use

South Willamette Concept Plan

Introduction While new concepts for mixing uses and new types of buildings are embodied in the plan, the underlying framework reinforces existing development patterns in the district. The plan provides places for commercial uses as well as a wide variety of housing. Mixed use development, which permits retail, office and residential uses in the same or adjacent buildings, is indicated along much of the length of Willamette Street and into areas that are currently zoned “commercial.� The mixed use designation extends a block further south than the existing commercial district and north into the office park near 23rd Avenue.

Apartments and condos as well as single family dwellings are located in areas that are primarily currently developed or zoned for those kinds of homes. In order to enhance the neighborhood as it changes over time and to promote compatible development and logical transitions between building types, three new categories of housing are identified: Single Family Options; Single Family Options that allows Row Houses, and Apartments/ Condos with Row House Character. These zoning designations will maintain existing allowed single family residential densities. The building types and detailing for these types of dwellings will be developed through design guidelines and a form based code. These refinements to existing zones are meant to reinforce desirable transitions and an attractive and enjoyable pedestrian and neighborhood experience. Importantly, these housing types address important goals of Envision Eugene to provide opportunities for housing affordable to all income levels. The smaller dwelling types with options for ownership, particularly in existing established neighborhood near transit, offer types of dwellings that are less common in our community.

Single Family Options (SFO): This category of housing is located predominately in areas that are currently single family dwellings. These areas could be developed with clustered cottages, courtyard housing and single family detached houses.

Row House (SFO/RH): The Row House category is a subset of Single Family Options and would replace the existing Row House Zone in the Eugene Land Use Code. Row houses are a desirable housing type, and are most successful when built along a continuous block or in specifically identified areas. Row houses create a unique urban streetside character offering the potential for rental or private ownership. The row house areas are shown on the map in locations that provide gradual scale and intensity transitions between single family areas and more intensive uses.

Apartments/Condos with Row House Character: This category is a subset of Apartments/ Condos.

A row house character with a rhythm of doorways facing the street at regular intervals, front stoops and small sidewalk facing yards are characteristics of this housing type. This category is shown on the map along important walking streets, such as 29th Avenue, and along Amazon Parkway, and along Portland and Oak Streets near single family housing.

This mix of housing and building types have been carefully considered through the community discussion to offer a wide range of business and living options that provide for future growth in a pattern of gradual transitions.

Willard School: Currently, it is anticipated that the Willard School site will remain in use as a school by 4j School District; however, during the public engagement process, it was recommended that a conceptual plan be developed in the event the site is no longer used as a school. The resulting concept indicates a development that features open space, visible to the community at the corner of 29th Avenue and Lincoln Street with housing. The remainder of the site is shown as developed with apartments and condos, with a row house character where facing 29th Avenue and with Single Family Options/Row House on the northern areas adjacent to existing single family houses. A network of streets and paths connecting to existing travel ways would provide access to the uses. provide access to the uses.

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South Willamette Concept Plan

4. THE VISION

DEVELOPMENT TYPES & NEW ZONES

Willamette Concept Plan

Amazon Parkway

South

5

3 5

Revised February 2013

5

23rd Avenue

3 5

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24th Avenue

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High Street

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24th Place

Amazon Park

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5 3

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31th Avenue

(Cottage Cluster, Courtyard Housing, & Single-Family Detached, Secondary Dwelling, Alley Access Lots)

Change occurs only if site is no longer used as a school

3 4

30th Avenue

Single Family Options

Building Height Change

30’-37’

3

Apartments/Condos Row House Character Required

30’-37’

29th Place

5

Key

5

30’-37’

Amazon Parkway

3

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Ferry Street

5

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Mill Street

Woodfield Station

Pearl Street

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Oak Street

Willard School

High Street

3

Willamette Street

28th Avenue

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3

Heights, Stepbacks and New Zones

The Concept Plan is conceptual in nature. The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed.

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City of Eugene

Heights and Stepbacks The numerals overlaid on the Places for Business and Living map represent the number of stories for buildings in the locations and uses shown on the map.

Some blocks are split with a heavy dashed line indicating a change in building height as the site transitions to a different intensity use. For example, Apartment/Condos along Portland Street are shown at five stories next to Mixed Use development and transition to three stories along the street near Single Family Options/ Row House. The lighter dashed lines shown near the streets represent a “stepback” in building height to create a lower scale building height along the street, allowing more light and air and views, and stepping back to taller heights away from the street.

South Willamette Concept Plan

Key MIxed Use

Mixed-Use

Apartments/Condos

Key Row House Character Required Mixed-Use (Apts/Condos)

Key Key

Single Family Options Apartments/Condos Apartments/Condos

(Cottage Cluster, Courtyard Housing, & Single-Family Detached, Secondary Dwelling, Alley Access Lots) Row House Character Required Mixed-Use

(Apts/Condos) Mixed-Use Row House Allowed (SFO)

Multi story buildings with a maximum of three stories adjacent to street, stepping back 15 feet to five stories. Active transparent ground floor frontages.

Retail or other commercial on the ground floor with commercial or residential uses above.

Single or multi-story buildings to maximum heights as shown on Concept Plan. Buildings over three stories limited to three stories at street edge with a step back to four or five stories where allowed on Concept Plan.

Apartments/Condos Single Family Options (Cottage Cluster, Building HeightCourtyard Change Housing, Apartments/Condos

& Single-Family Detached, Secondary

Apartments and Row House Character Required Dwelling, Access Lots) Condos Row Stepback 15’ Deepwith 3Alley Story (Apts/Condos) HouseHouse Character Row Character Required

Row House Allowed (SFO) (Apts/Condos)

Single Family Options (Cottage Cluster, Courtyard Housing, Single Family Options Building Height Change

Key Key Key

& Single-Family (Cottage Cluster,Detached, CourtyardSecondary Housing, Dwelling, Alley Access Lots)Secondary & Single-Family Detached, 15’ Deep 3 Story Stepback Dwelling, Alley Access Lots) Row House Allowed (SFO)

Mixed-UseAllowed Row House Mixed-Use Row House Allowed (SFO) Mixed-Use (Single Family Options) Building Height Change Apartments/Condos Building Height Change Apartments/Condos Apartments/Condos 15’ Deep 3 Story Stepback 15’ Deep 3 Story Stepback Row House Character Required Row House Character Required (Apts/Condos) Row House Character Required (Apts/Condos)

Apartment and condo buildings composed of apartment flats, or row houses, with a rhythm of entry porches and doorways, and small front yards along the street, providing frequent opportunities for neighbors to meet and a safe and attractive pedestrian experience.

Attached narrow row houses, two to three stories tall, with doorways, porches and small front yards facing the sidewalk.

(Apts/Condos)

Single Family Options Single Family Options Single Family Options (Cottage Cluster, Courtyard Housing, Single Family (Cottage Cluster,Options Courtyard Housing,

(Cottage Clusters, & Single-Family Detached, Secondary (Cottage Cluster, CourtyardSecondary Housing, & Single-Family Detached, Courtyard Housing, Dwelling, Alley Access Lots) & Single-Family Detached, Single Family DeDwelling, Alley Access Lots)Secondary Dwelling, Alley Access Lots) tached, Secondary Row House Allowed (SFO) Dwelling, Alley Access (SFO) Row House Allowed Lots Row House Allowed (SFO)

Small houses facing courtyards, cluster cottages in addition to single family houses.

Building Height Change Building Height Building Height Change Change Building Height Change

15’ Deep 3 Story Stepback

15’ Deep Deep3-Story 3 Story Stepback 15’ Step15’ Deep 3 Story Stepback back

*

Change occurs only if the site is no longer used as a school

City of Eugene

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South Willamette Concept Plan

27th Avenue

4. THE VISION

ACTIVE AND RETAIL FRONTAGE Amazon Parkway

South

Willamette Concept Plan Revised February 2013 23rd Avenue

24th Avenue

24th Avenue

High Street

24th Place

Oak Street

24th Place

Amazon Park

Portland Street

25th Avenue

26th Avenue

26th Avenue

27th Avenue

Woodfield Station

To be planned in coordination with 4J School District.

Amazon Parkway

Willard School

Willamette Street

28th Avenue

Ferry Street

Mill Street

High Street

Oak Street

Pearl Street

29th Avenue

LTD Station

29th Place

Active & Retail Frontage The walkable portion Willard of School business districts, particularly those associated with nearby are found to be To transit, be planned in most successful when coordination with 4J the pedestrian oriented shopsDistrict. are clustered School closely together. Similarly the synergy of similar businesses (restaurants, car dealerships), located near one another has been shown to promote the success of all. With this principle in mind, the concept plan calls for active retail uses, including cafes and restaurants, along the heart of the walkable mixed use district. To support this, the codes and guidelines for the district may emphasize active frontages with minimum number of driveways, large window openings facing the street, streetside cafes, frequency of entrances, Key and upper level office or residential uses.

Key Key Mixed-Use

Key Key

30th Avenue 30th Avenue

N 31th Avenue

Key Mixed-Use Retail Frontage

et

e Str ld

(Cottage Cluster, Courtyard Housing, Rowhouse & Single-Family Detached)

na

Single Family Options

Do

Apartments/Condos

Places for Business & Living Active & Retail Frontage

The Concept Plan is conceptual in nature. The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed.

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City of Eugene

W S

29th Av

MIxed Use

Mixed-Use Mixed-Use

Apartments/Condos Mixed-Use Retail Frontage Mixed-Use Retail Frontage Apartments/Condos Row House Character Required Apartments/Condos Apartments/Condos (Apts/Condos) Apartments/Condos Apartments/Condos Row House Character Required Single Options (Apts/Condos) SingleFamily Family Options Single Family Options (Cottage Clusters, Row House Character Required (Cottage Cluster, Courtyard Housing, (Cottage Cluster, Courtyard Housing, Row House Character Required Courtyard Housing, (Apts/Condos) Single Family Options & Single-Family Detached, Secondary Rowhouse & Single-Family Detached) (Apts/Condos) Single Family (Cottage Cluster, Courtyard Dwelling, Alley Access Lots) Housing, Detached, Secondary Single Family Options Dwelling, Alley Access & Single-Family Detached, Single Family Options Secondary Lots (Cottage Cluster, Courtyard Row House Allowed (SFO)Housing, Dwelling, Alley Access Lots) (Cottage Cluster, Courtyard Housing, & Single-Family Detached, Secondary & Single-Family Detached, Secondary Row House Allowed (SFO) Dwelling, Alley Access Lots) Dwelling, Alley Access Lots) Building Height Change

Row (SFO) Row House House Allowed Allowed (SFO) Building Change 15’ Deep 3Height Story Stepback Building Height Change Building Change 15’ Deep 3Height Story Stepback

South Willamette Concept Plan

City of Eugene

33

South Willamette Concept Plan

4. THE VISION DISTRICT SECTIONS

District Sections are cross- section drawings cut through several blocks of the district for the purpose of illustrating the potential future long term build-out of the area. Though only some areas of the district are expected to be redeveloped over the next twenty or more years, it is not known exactly where the market will identify opportunities. The purpose of the sections is to show the size, scale, height, setback and “stepback” of building forms that would be allowed in any particular area that may be redeveloped.

The adjacent diagrams illustrate part of several district sections, at 24th Avenue, the “Shopping Alley” and Willamette Street. The full District Sections, located in Appendix B, were developed through the area planning process and public conversation about building height, form and appropriate locations for higher and lower intensity development. Shown in each section is a grey shaded area that represents existing building heights allowed by current codes, as well as a blue dashed line that represents building envelopes in the Concept Plan. In many cases, such as the mixed use areas, the building height allowed would be much reduced from the existing permitted 120 feet.

5

5

3

3

3

24th Ave.

Apartments/ Condos

23rd Aly.

Apartments/ Condos

65’ Right of Way

on Parkway

5

15’ stepback

15’ stepback

15’ stepback

15’ stepback

12’ Right of Way

Section through 24th Ave

Apartments/Condos 5 5

5 3

3 3

3

Willamette Street 60’ right-of-way

ack

15’ stepback

25’ stepback

Oak Alley

12’ right-of-way

Section through Shopping Alley near 27th Avenue Mixed-Use Mixed Use

34

City of Eugene

25’ stepback

15’ stepback

Oak Street 60’ right-of-way

15’ stepback

South Willamette Concept Plan

How will District Sections be implemented?

This information will be used to take the concept plan to the next step of creating:

Currently allowed

B 23rd Ave.

24th Ave.

Amazon Pkwy.

B

N

Building Envelope

Pearl St.

ed

Woodfield Station

New maximum

Amazon Park

27th Ave.

Oak St.

Willamette St.

Portland St.

24th Pl.

• • • •

Currently allowed building envelope

29th Ave.

Section through 24th, West of Amazon Pkwy.

Looking West

development standards, design guidelines, design review and form based hybrid codes that guide building location and form of new 4 development.

12

7

3 30’ + Roof Slope

25’

See further description: Section 7, Implementation Plan

Courtyard Clusters

Section BB

24th Pl.

7

Courtyard Clusters

50’ Right of Way

24th Aly.

Apartments/ Condos

12’ Right of Way 50’ setback from property line

N-S Section through 24th Avenue, W. of Amazon Parkwa 5

5

Single Family Options 3

3

Willamette Street

oodfield Station Area

60’ right-of-way

15’ stepback

15’ stepback

Section through Willamette Street

28th Avenue

e

Mixed Use 3

12

Mixed-Use

3

7

12 7

30’ + Roof Slope

25’ Only when adjacent to single family houses

29th Ave.

60’ Right of Way

Only when adjacent to single family houses

Courtya

Section through 29th Ave

9th Avenue

Apartments/Condos City of Eugene

35

South Willamette Concept Plan

5. DESIGN FEATURES AND PRINCIPLES TRANSITIONS AND COMPATIBILITY

Introduction Transitions between building forms and from one use to the next contribute to the rhythm and interest of a mixed use neighborhood such as South Willamette. Attention to how these transitions occur has been a significant focus in developing the Concept Plan. Our community’s values support gradual transitions between lesser and greater intensity of uses, with particular attention on creating comfortable places to live in multiple family and single family residential areas.

Many transitions, such as those affecting light, privacy, views, and proportions can be addressed through the shape and form of buildings. Careful transitions can help mitigate noise levels and traffic in mixed use neighborhoods, by separating dissimilar uses with distance, parking areas, and landscaping. Also important is awareness that some adjacent uses will have dissimilar characteristics that cannot be completely mitigated. The District Sections, shown in Appendix B of this plan demonstrate many of the scale transitions being built into the plan. The watercolor illustrates the gradual transition in scale of buildings that the plan calls for from Willamette Street, over the distance of a few blocks, to a single family area. Setbacks, “step backs” and transitions, or step downs, elements illustrated in the sections, will be implemented through a “form based code” and design guidelines. These tools, different from traditional use-based codes, will guide the shape of building development. A form based code specifically defines a frame or “building envelope” that can be used to soften transitions between adjacent buildings and uses.

3

Ave.

t of Way

12 7

30’ + Roof Slope

Only when adjacent to single family houses

Blended building transitions, for example from apartments to courtyard or cluster houses to single family houses.

nts/Condos 36

City of Eugene

The adjacent images illustrate a range of building and site alterations that can improve transitions and enhance neighborhoods with a mix of building types. Methods such as using open space and parking lots on the more intensive site to create separation and distance, stepping down heights and sloping roofs near smaller buildings, articulating or fragmenting the facades of buildings to reduce the scale of walls, and using walls and landscaping to strategically maintain privacy and frame views.

Courtyard housing on two lots

Draft for Februar

Single Family Options

South Willamette Concept Plan

Elements 1. Reduced Height 2. Setback with Parking or Yard 3. Articulated Walls 4. Sloped Roof 5. Window Placement 6. Landscaping and Low Wall

Buffer multiple family housing adjacent to single family housing with parking, trees, and building features.

Transition between multiple family housing and single family housing with an intermediate scale building type such as row houses.

City of Eugene

37

South Willamette Concept Plan

5. DESIGN FEATURES AND PRINCIPLES TRANSITIONS AND COMPATIBILITY

Single Family Options: transition of building scales

Transitions from Single Family Options to Commercial Street: single family/row house/apartment/mixed use buildings.

38

City of Eugene

South Willamette Concept Plan

Design Principles • Define the district through consistent and attractive building forms • Minimize impacts of new development on existing residential uses.

• Create a clear transition from public to private space along residential streets • Use building form transitions to blend between business and living sections of the neighborhood • Create gradual transitions from buildings and uses of greater intensity and volume to lesser intensity and volume

How will Transitions, Streetside Character, and Building Design Elements be implemented?

The Concept Plan will guide creation of: • Gradual redevelopment with development standards and design guidelines, design review • Form based hybrid code to guide building location and form of new development • Long term vision for Willamette Street • Pilot Single Family Options and Apartment/ Condo Row House Character zones to provide transitional scale housing types • Capital Improvement Program to update sidewalks, street trees and other infrastructure See further description: Section 7, Implementation Plan

City of Eugene

39

South Willamette Concept Plan

5. DESIGN FEATURES AND PRINCIPLES STREETSIDE CHARACTER Introduction

Mixed Use Streetside Design Elements

The “streetside character” defines the pedestrian realm at the street edge, or between the curb and the face of buildings. It includes the sidewalk, street trees and furnishings, buffering space between pedestrians and traffic, and the details and features of building facades. The following illustrations describe the elements and unique characteristics of the mixed use and residential streetside realm.

Streetside design elements define business frontages and the experience of pedestrians and other travelers through the district. Elements such as sidewalks, landscaping , pedestrian scale lighting and transparent and inviting shop front windows, along with café or merchant activity help create a vibrant attractive business experience in walkable areas. These elements and how they might frame the streetside character are illustrated in the diagrams below and to the right.

Design Elements: 1.

2.

5

Canopy Trees Pedestrian - Scale Lighting 3. Landscaping 4. On-street Parking 5. Art and Branding 6. Wide Sidewalks 7. Protection 8. Signs 9. Accent Lights 10. Activity 11. Large, Street Level Windows

2

7

9

1 8

11

10

Variable Set-Back

Mixed Use Streetside

40

City of Eugene

0’ - 15’

3

6

Sidewalk

Planter Strip

10’

5’

Travel Lanes

South Willamette Concept Plan

1. Main Street

A mixed use main street like Willamette needs the broadest available sidewalk width to provide adequate buffering for pedestrians from busy traffic and sufficient space for street trees, street furnishings and active shop fronts and significant building entrances.

Variable Set-Back

0’ - 15’

Planter Strip

Sidewalk

10’

Long term vision to be updated through community discussions in coordination with South Willamette Street Improvement Plan. See http://www.eugene-or.gov/SWillametteStreet

Travel Lanes

5’

2. Side Street Commercial

Side streets with mixed use development need wide sidewalks, street trees, attractive building frontages and entrances.

Parking Variable Set-Back

Travel Lanes

Sidewalk Planter Bulb-Out

0’ - 15’

7’

8’

3. Shopping Alley

The shopping alley is a unique place offering an intimate shopping, browsing and café experience with street furnishings, pedestrian scale lighting and smaller scaled building elements fitting with the narrower street width. This street type may include removable bollards to allow delivery services during certain times of the day.

Varible Set-Back

8’ - 15’

Right-of-Way

12’

Varible Set-Back

8’ - 15’

City of Eugene

41

South Willamette Concept Plan

5. DESIGN FEATURES AND PRINCIPLES Streetside Character

View along a mixed use street.

The water color image is viewed from along 29th Avenue toward Amazon Park, illustrating the experience of walking along the street past a pattern of trees, doorways and semi-private front yards and entry porches.

42

City of Eugene

South Willamette Concept Plan

Design Principles • Create a safe and inviting public realm for all users both day and night.

• Promote best practices for parking and access to residential buildings • Provide for a safe and inviting street character

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43

South Willamette Concept Plan

5. DESIGN FEATURES AND PRINCIPLES STREETSIDE CHARACTER

Residential Streetside Design Elements In residential areas the street-side realm provides for a transition from public space to private space from the curb to the building or private doorway.

The elements that compose this transition are parking that buffers street traffic, to landscaping and street trees, wide sidewalks, front yards or gardens and porches or stoops. Elevating entry floors several steps above grade further defines transition and offers privacy to the residents by lifting windows.

Form Based Codes address the relationship between building facades and the public realm, the form and mass of buildings in relation to one another and to the street. They are used to foster a high quality public experience and predictable built results by using physical form, rather than use, as the organizing principle for the code.

Design Elements

10

1.

2.

Canopy Trees Pedestrian-Scale LIghting 3. Landscaping 4. On-Street Parking 5. Clear and Friendly on Edges 6. Front Gardens 7. Porches, Stoops, and Balconies 8. Vertical Separation 9. Eyes on Street 10. Building Details

2 7

9 1 8 6

Residential Streetside

44

City of Eugene

3

5

Set-Back

Sidewalk

Planter Strip

10’

6.5’

5’

Parking

7’

Travel Lanes

South Willamette Concept Plan

4. Apartment/Condo/ Rowhouse Character Public to private transitions for this building type rely on comfortable sidewalks and defined small gardens

5. Row House

Transitions from the street to row house entrances will have a greater setback consistent with other single family options housing types in the neighborhood.

An elevated first floor with street facing stoops is often a defining feature of a row house neighborhood creating a visible pattern of entrances and privacy for residents.

Set-Back

Sidewalk

Planter Strip

Parking

10’

5’

3’

7’

Travel Lanes

6. Single Family Options

Like Row Houses, single family house styles are defined by deeper front yards and often porches providing privacy for residents and space for activity in the semi-public front yard.

Set-Back

Sidewalk

Planter Strip

Parking

10’

5’

3’

7’

Travel Lanes

City of Eugene

45

South Willamette Concept Plan

5. DESIGN FEATURES AND PRINCIPLES

BUILDING DESIGN ELEMENTS Introduction

The building design elements indicated on the images below and to the right help define important features that can enhance neighborhoods. The four development types shown illustrate the use of materials and details to create attractive and welcoming neighborhoods. These elements will be considered for incorporation in design guidelines for the district.

Mixed Use Residential Elements: 1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

2 9

1

4 6 8

7

Height limits Horziontal and vertical elements Balconies and wIndows on street Blend of high quality materials Well-defined entrance Permanent Awnings Large Windows Lighting Step-back Building relationship to street

3

5

10

Mixed Use Commercial Elements:

1

2

3 5

10 6

4 7

9

11 8

46

City of Eugene

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

Tall first floor Permanent Awnings High windows Frequent and well-defined entries Pedestrian scale signs Hanging and potted plants On-street merchandise Quality paving materials On-street parking Street trees Low window sill height

South Willamette Concept Plan

Design Principles • Create a safe and inviting public realm for all users both day and night • Activate the street front at new commercial buildings • Promote active street fronts for existing commercial buildings as a transition to the future condition • Promote a safe and livable character throughout residential neighborhoods

Residential Row-house Elements:

2

1

4

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

5 3

6

Height limits Interesting roof line Break up mass Blend of quality materials Architectural details Quality, accentuated windows Well-defined entrance Patios and windows on street Semi-private space High-quality landscaping Direct connection to sidewalk Semi-public space

7 12

9

8

10

11

Residential Single Family Occupancy Elements:

1

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

2 3

4 5

Height limits Interesting and compatible roof line Break up mass Quality, accentuated windows Balconies and windows facing street High quality landscaping Connection to sidewalk Elevated first floor Inviting porch Garage behind

10

9

8

6 7

City of Eugene

47

South Willamette Concept Plan

5. DESIGN FEATURES AND PRINCIPLES PARKS, PLAZAS, AND GREEN SPACES Introduction A connected network of green streets and public spaces is a Key Concept for the South Willamette Concept Plan. As shown on the Open Space and Connections Map, green tree lined streets linking public or semi-public open spaces in locations that add value to business and social experiences are important elements of the plan. Community members expressed interest in a gathering space for community events, plazas near businesses, playground areas for short breaks while shopping, and smaller resting and visiting locations with benches and landscaping for chance encounters in the neighborhood.

48

City of Eugene

At the intersection of 29th Avenue and Lincoln Street, the Willard School site provides an anchor of open space, a portion of which is identified for a long term park or play field on the west side of the district.

Residents and visitors to the area benefit from the expansive green spaces and abundant recreational opportunities in the large Amazon Park bordering the entire district to the east. Tree lined streets, bio swales and landscape plantings visually connecting to Amazon Parkway as part of the plan can reinforce enjoyment and connection to this relaxing environment of which this district is a part.

South Willamette Concept Plan

Design Principles • Create a hierarchy of inviting public and semipublic places. »» Maximize light, sun, seasonal shade, and available views »» Maximize visibility to and from public and semi-public spaces »» Provide some buffer or separation from busy streets »» Provide a clear, public “center” to the district through public open space.

• Prioritize a neighborhood park on the old Willard School site, if the site is redeveloped as a nonschool use Enhancing connections to Amazon Park. Enhance the area of Amazon Park around the community gardens for additional public uses serving the South Willamette district.

• Promote sustainable practices throughout the district.

• Preserve, enhance and frame views within, to, and from the district. Promote habitat opportunities within the district.

City of Eugene

49

South Willamette Concept Plan

5. DESIGN FEATURES AND PRINCIPLES PARKING STRATEGIES Introduction Both vehicular and bicycle parking are important elements of the mixed use district and have a significant impact on how the area is experienced. Nearby and accessible parking will continue to be an essential element of business success, though as the district evolves into one where people do more of their shopping and other business on foot, some businesses are anticipated to benefit from shared parking areas.

Except in the shared lots at Woodfield Station, Southtowne Shoppes and Willamette Square, vehicle parking is currently provided in individual private lots associated with each business. The Concept Plan identifies shared parking lots as a tool to help implement the walkable district and reduce dangerous “in and out traffic” onto Willamette Street as patrons move from one business to the next.

The adjacent diagram illustrates ten strategies that provide options for nearby parking and also support a gradual transition to development of buildings located closer to the street, adjacent to attractive sidewalks and supporting easy pedestrian access between businesses.

Bicycle parking currently is provided with new development near business entrances. To support this area as a more pedestrian and bicycle oriented shopping district, strategies to integrate more bike parking into existing commercial facilities will also need to be developed.

Tuck-under

Alley parking

Shared Lot

How will Parks, Plazas & Green Spaces and Parking Strategies be implemented?

The Concept Plan will guide: • Identification of opportunities for public/ private partnerships to create parks, plazas, and green spaces • Street tree programs • Capital Improvement Program • Coordination with 4j School District • Shared parking lots and programs • Facilitating “tuck under” and alley parking On-street angled parking

50

City of Eugene

South Willamette Concept Plan

Design Principles

Street

• Manage parking for the success of the district • Provide shared parking options that support business and promote walking between businesses.

• Minimize visual impacts of parking while maintain an adequate parking inventory.

• Promote best practices for parking and access to residential buildings

7 3 5

5 9

8

10 1

Street

2

10 4

6

Street

5

10

1. On-street parallel Options 2. Parking On-street angle 3. On alley Parallel 4. 1. On-Street Side of building 5. 2. On-Street Back ofAngle building Alley lot 6. 3. On Shared of Building 7. 4. Side Tuck-under of Building 8. 5. Back Podium or structured 6. Shared Lot in building 9. 7. Tuck-Under Public parking 8. Podium or Structured in Bldg. structure 9. Public Parking Structure 10. Shared bike parking 10. Shared Bike Parking Front ofBuilding building Front of

Parking Options

City of Eugene

51

South Willamette Concept Plan

6. INTENDED OUTCOMES Introduction The intent of the South Willamette Concept Plan will be carried out through a variety of implementation plans, policies, tools and action items. The following clarify intent through specific outcomes and inform the implementation steps.

(See Part 7 for more detail on implementation actions.)

District-Wide • New development promotes the vision of the South Willamette district as a vibrant and successful 20-minute neighborhood through the implementation of the Concept Plan to enhance street, sidewalk and open space networks, support business success and provide a greater concentration and variety of attractive housing options.

• The district accommodates new businesses and dwelling units, and enable the form and density of development envisioned for each area within the district, while contributing to a highly livable and desirable place to live, shop, work and play.

• New development incorporates the South Willamette Concept Plan design principles for both the public and private realm to the greatest degree practicable Building and Site Design • New development promotes excellence in building and site design • New development follows the intent of envisioned building forms, including height limits, setbacks, stepbacks, and relationship to streets and public spaces • New development minimizes impacts to lowerintensity adjacent uses in keeping with the transition recommendations to create a wellbalanced and pleasing mix of building types and activities across a diverse mix of intensities and uses • New development enlivens and supports streets and public spaces by incorporating active ground-level commercial uses with a high degree of transparency and/or a high frequency of entries with residential uses, as well as high-quality design and amenities at the pedestrian level

52

City of Eugene

• New development supports the role of South Willamette Street as the vital, pedestrianfriendly commercial core of the district • Site, building, and infrastructure design contributes to a healthy and livable community by following sustainable development practices to the greatest degree practicable • New development implements the “heart of the walkable district” concept through active retail uses as well as building, street, sidewalk, and parking design features that establish an active, attractive, pedestrian-friendly and wellconnected commercial core for the district • New housing development implements the goals of the Special Area Plan for the district by providing a mix of housing types and range of affordability in designs that contribute to cohesive streetside character Transportation • New development contributes to wellconnected, safe, convenient and attractive use by all modes of travel throughout the district, including walking, bicycling, transit, and automobiles • New development incorporates shared parking strategies for the district through a variety of means including shared access, cooperation with other property owners, partnership with the City, and parking design and management recommendations • Public streets includes on-street parking to the extent possible, to support existing and new commercial and retail uses • Public streets are planned for construction or re-construction with green stormwater treatment systems to the extent feasible, including but not limited to infiltration planters, rain gardens, and vegetated swales

South Willamette Concept Plan

Open Space • New development maximizes the creation of inviting and diverse public, semi-public and semi-private open spaces and attractive streetscapes that make a positive contribution to the public realm throughout the district • New development reinforces key connections between the district and adjacent parks and natural areas through enhancement of access ways and streetscapes • The plan maintains space for a shared community garden area as part of the neighborhood near Amazon Parkway • The plan supports semipublic open space for commercial and housing uses located adjacent to public sidewalks and near entries to street-oriented retail, eating and drinking establishments, and contribute to an active public realm Special Areas • Future development of the Willard School Site, if converted from school use to private use, reflects the recommended concept for that area as well as the goals, policies and intent of the South Willamette Concept Plan, including recommended street, bicycle and pedestrian connections and open space

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53

South Willamette Concept Plan

7. IMPLEMENTATION PLAN Code and Plan Amendments The implementation phase of the project will include additional processes and an opportunity for the community to provide input into creation of the implementation tools. See Section 1 for further description of the long-term function of the South Willamette Concept Plan.

Timing Actions will generally be undertaken in the short, medium and long-term. Short-term actions are those required to be complete prior to submitting Eugene’s 20-year growth plan for adoption by the State.

• Short-term actions generally include: »» developing a new Single Family Options (SFO) zone, and related design guidelines »» establishing a pilot community investment program • Medium-term actions are those generally required for adoption of a Special Area Plan (SAP) for the district, including: »» form-based or hybrid code and »» related design guidelines, »» plan designation changes »» zone changes »» amendments to the South Willamette Subarea Study,enabling ordinances.

•

54

Long-term actions will be completed following adoption of the SAP, and will be carried forward as »» policy statements within the SAP describing how to implement future elements of the plan.

City of Eugene

The South Willamette Concept Plan will be enabled by translating the content of the plan into an adopted Special Area Plan for the district, including a companion set of code provisions and related plan amendments.

Code Amendments • Develop and adopt a new zone for Single Family Options (SFO) and Single Family Options with Row Houses allowed (SFORH) to enable recommended housing types, including cluster cottages, courtyard housing, town houses and row houses, in a sensitive fashion within existing single family neighborhoods • Develop new zones in such a way that they may provide a potential template for use in other areas of town, or draw appropriate content from similar zones such as the Walnut Station SAZ • Enact appropriate revisions to the Eugene Code needed to enable new zones and procedures • Develop and adopt new land use code standards based on building form through a Special Area Zone (SAZ) reflecting the site and building design outcomes of the South Willamette Concept Plan, including height limits, setbacks, stepbacks, step downs, relationship to the street, parking configuration and other critical features • Include code provisions to allow car sharing and shared parking as a pilot projects to test the feasibility of innovative concepts Design Guidelines • Develop a concept for character that supports active uses and transparent pedestrian scaled frontages facing Willamette Street and commercial side streets • As part of the new code, develop a set of clear and objective development standards drawn from design principles recommended in the South Willamette Concept Plan, as well as a corresponding set of design guidelines to be applied in a design review process

South Willamette Concept Plan

• Consider the Design Excellence Principles established by the American Institute of Architects Southwest Oregon Chapter in the design review process • Establish a design review process to allow flexibility in achieving design outcomes within the district, as an alternative to meeting clear and objective standards • Updates to the Arterial and Collector Street Plan include further refinement of recommendations for street design and character of specific elements such as street lighting, furnishing, materials and trees Special Area Plan • Develop and adopt a Special Area Plan that incorporates and enables the content of the South Willamette Concept Plan, including policies supporting future action items not yet completed prior to, or as part of, adoption of the Special Area Plan.

Plan Amendments • Adopt revisions to the land use diagram currently contained in the Metropolitan Area General Plan (Metro Plan) to reflect the uses and densities recommended in the South Willamette Concept Plan • Integrate recommended street typologies into the upcoming Arterial and Street Collector Plan (ACSP) update and/or into appropriate Public Works Administrative Rules to ensure future public and private improvements consistent with recommendations • Revise the city Right-of-Way Map as needed to coordinate with the established build-to line along South Willamette Street based on the final outcome of the long-term vision for that street • Revise the Parks, Recreation and Open Space Project and Priority List to include development of a small public plaza, approximately 1/10 to 1/8 acre in size, in the South Willamette core area • Establish a public/private partnership program to promote other pocket-sized public or semi-public spaces; consider management agreements that leverage public resources, potentially in partnership with district-wide promotional efforts

Monitoring • Build in a periodic assessment of growth and change in the district to determine effectiveness of implementation plan, • Periodically assess effectiveness of the special area zone development standards in facilitating desired urban form.

Community Investment Program

The Envision Eugene proposal calls for meeting the community’s need for new commercial jobs and multi-family housing over the next 20 years inside the existing urban growth boundary. This will be accomplished mainly by increasing redevelopment along Eugene’s core commercial areas and key transit corridors.

Unfortunately, market conditions over the next 20 years are not expected to support the level of redevelopment needed to meet this goal, including approximately 1600 units of multifamily housing. The difference between actual, expected market conditions and those needed to stimulate needed redevelopment is called the “market gap.”

The South Willamette area, in addition to being a core commercial area located along a key transit corridor, is also one of four areas – also including downtown Eugene, the Franklin corridor, and the south Coburg Road area – where market conditions are expected to be closer to supporting redevelopment than other areas of town. However, the gap is still significant, and little or no redevelopment is expected in these target locations without action by the City.

Envision Eugene identifies a variety of actions available to local government that can reduce or close the market gap. Market-changing actions typically aim to make redevelopment projects more feasible by boosting the certainty and speed of permit approval, lifting achievable rent and lease rates (e.g. by making certain areas more attractive for business and living), and lowering construction and operating costs.

City of Eugene

55

South Willamette Concept Plan

7. IMPLEMENTATION PLAN Community Investment Program (continued) These actions represent an investment in the community with long-term benefits that are necessary (i.e. the development would not occur “but for” the investment) and/or a reasonable exchange for certain benefits such as denser housing and jobs in key locations (e.g. along key transit corridors and in key commercial areas), green building, housing affordability, neighborhood compatibility, and design excellence.

The community has also identified a need for more, diverse single-family housing types including smaller homes, secondary dwelling units (SDUs), courtyard and cluster homes, and row houses.

This is aimed at meeting the needs of a changing community as well as meeting future demand for housing as efficiently as possible (i.e. reducing the need for UGB expansion for single-family homes), as well as, attractive housing for elders, singles and couples. Since the market is not expected to provide these housing types, investments are needed to actively encourage them.

Regarding both multi-family and single-family housing, design matters to the community. This is especially true for larger, higher density buildings as well as infill in existing neighborhoods. The Envision Eugene proposal takes an approach of aiming for “what we want” versus “what we don’t want” from future development. Investments are an important tool to actively support “what we do want” by creating opportunities to influence design, rewarding design excellence, and offsetting some of the costs of higher-quality design.

Program Outline The goals outlined above will be accomplished in part through an emerging Envision Eugene Community Investment Program. The South Willamette area can serve as a pilot for the program to help implement the South Willamette Concept Plan. Although the program is still under development, the Willamette pilot may include the following components:

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City of Eugene

• Compact Urban Development District: Help close the market gap for redevelopment of higher-density commercial, multifamily and mixed use buildings with clearlydefined public benefits through targeted investments. Specific tools may include: public/private partnerships; time-limited property tax exemptions (multiple unit property tax exemptions, or similar); system development charge adjustments or taxfunded exemptions; permit fee adjustments or tax-funded exemptions; expedited permit review; design assistance and facilitation; public financing; and/or others.

• Single Family Options Program: Stimulate redevelopment and new development of locally under-represented, higher-density single family housing types such as cluster homes, courtyard homes, and row houses through targeted investments in suitable areas identified through area planning.

The area of effect should include areas specifically designated for “single family options,” including sub-areas allowing row houses. Specific tools may include systems development charges adjustments, deferrals or tax-funded exemptions; permit fee adjustments or tax-funded exemptions; design assistance and facilitation; and/or others.

The intent of the pilot program is to stimulate redevelopment supporting commercial jobs and multi-family housing in target areas, to improve the quality, function and character of future development with an emphasis on compatibility with existing neighborhoods. Each program should consider clear criteria for approval of investment benefits and means of assessing performance during and after development.

For example, criteria could include a set of form and design standards drawn from the South Willamette Concept Plan, including transitions, streetside character, and others.

26th Avenue

27th Avenue South Willamette Concept Plan

27th Avenue

Willamette Woodfield Concept Plan Station

February 2013

Amazon Parkway

31th Avenue

et

e Str

(Cottage Cluster, Courtyard Housing, Rowhouse & Single-Family Detached)

ld

na

Do

Mill Street

Ferry Street

N

Places Bus Places for for Busine

31th Avenue

Potential Investment Areas

Places for Business & Living

t

ee Str

Compact Urban Development District

30th Avenue

ld et

e Str

Single Family Options

Potential Community Investment Pilot Program Areas

30th Avenue

na

Apartments/Condos

LTD Station

Potentia Potential Investm Investmen Mill Street

Oak Street 29th Place

ld

Mixed-Use

Pearl Street

29th Avenue

Key

Mill Street

High Street

High Street

Willamette Street

31th Avenue

na

Single Family Options

Single FamilyArea Options Single Family Options Investment InvestmentArea Area Investment

Woodfield Station

30th Av

30th Avenue

28th Avenue

Do

District District

30th Avenue

Do

Compact Urban Compact Urban Development Development Compact Urban Development District

29th Place

27th Avenue

Willard School

Pilot Program Areas Investment Potential Community Pilot Program Areas

Amazon Park

29th Place

26th Avenue

26th Avenue

Pearl Street

25th Avenue

The pilot program can also help test the feasibility and effectiveness of certain guidelines in advance of writing specific Key language for the code district.

Some criteria To be planned in Key coordination with 4J appliedMixed-Use through the School District. investment program Mixed-Use may beApartments/Condos incorporated into theApartments/Condos code as a basic Single Family requirement, whileOptions others (Cottage Cluster, Courtyard Housing, may only beFamily practical Single Optionsto Rowhouse & Single-Family Detached) (Cottage Cluster, Courtyard apply in conjunction withHousing, Rowhouse & Single-Family Detached) public investments.

Potential Community Investment

Oak Street

24th Place

Oak Street Oak Street

24th Place

Pearl Street

24th Avenue

24th Avenue

High Street

29th Avenue

23rd Avenue

High Street

29th Avenue

Amazon Parkway

Woodfield SouthStation

Willamette Street

The Single Family Options Program may Willard utilize pre-designed To templates beSchool planned in developed coordination with 4J collaboratively between the design community School District.

To and be planned in In neighbors. coordination with 4J addition, programs School District. should promote housing that covers a range of unit sizes and levels of affordability with a focus on populations such as retirees and singles that are expected to increase over the next 20 years as outlined in the Envision Eugene recommendations.

28th Avenue

Portland Street

Willard School

Willamette Street

28th Avenue

Single Family Options Investment Area

The Concept Plan is conceptual in nature. The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed.

City of Eugene

57

South Willamette Concept Plan

7. IMPLEMENTATION PLAN Additional Planning

Public Improvements

South Willamette Street • Following completion of the South Willamette Street Improvement Plan, complete a longterm vision for streetside character on South Willamette Street that supports a vibrant walking, shopping, dining and service district with ease of access by pedestrians arriving by all modes, and includes concepts for convenient parking for bicycles and vehicles.

See Section 5B, Streetside Character for information on how this project will be integrated.

• As part of completing this vision, determine a consistent width and uses within the public realm between future building faces and the future curb location on South Willamette Street that can be implemented incrementally over time (as properties redevelop and funds are available to make additional street improvements); includes establishing a buildto line for future redevelopment over the long-term

Realizing the vision through public improvements (i.e. direct investments in infrastructure such as streets) will require patience and consistency over many years. Some opportunities for improvements may arise through related publicly-funded work, similar to the anticipated completion of the first phase of the South Willamette Street Improvement Plan through a pavement preservation project. To maximize this potential, all applicable recommendations should be incorporated into the City of Eugene multiyear Capital Improvement Plan. Improvements listed as part of a multi-year, municipal capital program also increases opportunities to leverage funding through grants.

Other Partnerships • Coordinate with 4j School District on future plans for Willard School site to reflect and support the recommendations of the South Willamette Concept Plan, including participation in developing criteria for a Request for Proposals if the property is sold to a private party • Collaborate with the SouthTowne Business Association (SoBA), other South Willamette businesses and neighborhood leaders on creating a business development plan for the district, including branding, tenant improvements, cooperative marketing, district revitalization, and other efforts to build civic identity • As part of the branding efforts, actively promote the “walkable district,” including the Oak shopping alley, for shopping, cafes, and nightlife

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City of Eugene

Other improvements may be completed by private owners through a redevelopment project, for example adding parking spaces, wider sidewalks and street trees to improve the appeal and function of a new mixed use building.

Priorities: Priority should be placed on improvements that overlap multiple goals, for example providing service to multiple travel modes or improving areas around emerging redevelopment opportunities. Priority should also be given to projects that support central themes of the Concept Plan, such as improving the character of Willamette Street or connecting the district to nearby parks.

Project List: Community members offered a range of ideas for needed physical improvements to the district supporting Concept Plan goals. The following recommendations also include many of these ideas: Multi- modal access and connections • Design and construct the South Willamette Street Improvement Project design concept by 2018 as the first phase of an integrated long-term vision for Willamette Street as a highly walkable, safe and vibrant public realm

South Willamette Concept Plan

• Design and construct additional improvements to Willamette Street and adjacent commercial side streets according to the long-term vision described in the South Willamette Concept Plan • Design and construct relevant components of the Bicycle and Pedestrian Master Plan (BPMP) within the South Willamette district • Construct street improvements that accommodate multi-modal pedestrian transportation amenities such as improved and infilled sidewalks, crosswalks, bus stops, bicycle parking, and shared vehicle parking • Design and construct enhancements to the Amazon Parkway intersection at 24th and 27th Avenue that preserve views to Amazon Park, heighten the identity of the South Willamette district as a unique place and encourage access to the center of the district • Design and construct bicycle and pedestrian connections identified in the Concept Plan to complete sidewalk and path networks, utilizing sustainable design and construction techniques where feasible • Create a direct bicycle access from Amazon Parkway to High Street in the vicinity of 24th Place • Coordinate with LTD to design and construct amenities bringing high-capacity transit service into the district and maximize pedestrian and bicycle connections from transit stations to the core of the district and throughout the district • Design and construct a public alley and related amenities supporting the shopping alley concept on Oak alley between 27th and 28th Avenues, including designation and management of vehicle access through the alley • Investigate traffic calming and mitigating over flow traffic on Portland St. at 23rd Ave., Portland St. at 24th Ave. and along 27th Ave. • Investigate access from Amazon Parkway at 23rd Ave.

Open Space • Complete property acquisition, design, and construction of a small public plaza, or develop one in partnership with private property owners, in the “heart of the walkable district,” that maximizes frontage on active retail uses and public streets • Partner with private property owners, potentially through the community investment program, to develop, or encourage the development of, public and semi-public open space with an emphasis on creating small destinations along core, walkable areas • Design and construct additional amenities on existing park land in and around the district, e.g. near the Amazon Community Garden, to increase carrying capacity in service of future district residents • In the case of private purchase and development of the Willard School site, secure agreement from the developer to create semi-public open space serving residents of the development according to the concept plan; alternatively, purchase property for public open space according to the Concept Plan; design and construct amenities according to public input through a separate, future process Parking • Design and construct at least three interconnected, shared parking areas within the core of the district in partnership with district property owners and businesses; may include surface parking initially with the distant future goal of adding structured parking • Establish a shared parking program to encourage business owners to remove barriers, consolidate parking facilities and access, and actively market parking options within the district; potential partnership with broader business development work within the district

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59

South Willamette Concept Plan

7. IMPLEMENTATION PLAN ZONING

Existing Zoning Amazon Parkway

South

Willamette Concept Plan 23rd Avenue

24th Avenue

24th Avenue

24th Place

Oak Street

High Street

24th Place

Amazon Park

Portland Street

25th Avenue

26th Avenue

26th Avenue

Public Land

27th Avenue

28th Avenue

Amazon Parkway

Woodfield Station

Low-Density Residential

Willamette Street

Willard School

Limited High-Density Residential

Ferry Street

Mill Street

High Street

Oak Street

Pearl Street

29th Avenue

Medium-Density Residential LTD Station

Neighborhood Commercial

29th Place

Community Commercial

30th Avenue

Key

30th Avenue

General Office 31th Avenue

N

Do

Public Land Low Density Residential Medium Density Residential Limited High Density Residential Neighborhood Commercial Community Commercial General OďŹƒce

ld

na et

e Str

Existing Zoning February 2013

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City of Eugene

South Willamette Concept Plan

Amazon Parkway

South

Proposed Zones • Special Area Zone • Single Family Options • Row House

Willamette Concept Plan Revised February 2013

Proposed Building Form • Form Based Code (FBC) and Single Family Occupancy Zone • Special Area Overlay Zone • Replace R1.5 with new Row House zone

23rd Avenue

24th Avenue

24th Avenue

24th Place

Oak Street

24th Place

Amazon Park

25th Avenue

Portland Street

Key 26th Avenue

Mixed-Use

High Street

26th Avenue

Key

27th Avenue

Key Key Key

*

Woodfield Station

LTD Station

Row House Character Requ Family Options Requ Row House House Character Requ Single Row Character (Apts/Condos) Row House Allowed Row House Allowed (SFO)Hou (Cottage Cluster, Courtyard Hou (Apts/Condos) (Cottage Cluster, Courtyard (Single Family Options) (Apts/Condos)

& Single-Family Single-Family Detached, Detached, Seco Seco & Single Family Options Dwelling, Alley Access Lots) Dwelling, Alley Access Lots) Single Family Options Single Family Options Building Height Change Single Family Options (Cottage Cluster, Courtyard Ho (Cottage Clusters, (Cottage Cluster, Courtyard Ho (Cottage Cluster, Courtyard Hou & Single-Family Detached, Seco Row House Allowed (SFO) (SFO) Courtyard Housing, & Single-Family Detached, Seco & Single-Family Detached, Dwelling, Lots)Seco 15’ Deep 3Alley Story Stepback Single Family De-Access Dwelling, Alley Access Lots) Lots) Dwelling, Alley Access

29th Place 30th Avenue 30th Avenue

tached, Secondary Dwelling, Alley Access Row House Allowed (SFO) Building Height Change Row House House Allowed Allowed (SFO) (SFO) Lots Row

Key Mixed-Use 31th Avenue

Apartments/Condos

N Row House Character Required

(Apts/Condos)

Single Family Options

et

Special Area Zone

e Str ld

Change occurs only if site is no longer used as a school

na

*

Do

Row House Allowed (SFO)

Row House Character Apartments/Condos Requ (Cottage Cluster, Courtyard Hou Row House Character Requi Apartments/Condos Required (Apts/ Apartments/Condos (Apts/Condos) & Single-Family Detached, Seco (Apts/Condos) Condos)

Dwelling, Alley Access Lots)

Ferry Street

Mill Street

High Street

Oak Street

Pearl Street

29th Avenue

(Cottage Cluster, Courtyard Housing, & Single-Family Detached, Secondary Dwelling, Alley Access Lots)

Row House Character Requi Apartments/Condos Mixed-Use Mixed-Use

Apartments/Condos Mixed-Use (Apts/Condos) Apartments/Condos

Single Family Options

Amazon Parkway

Willard School

Willamette Street

28th Avenue

Apartments/Condos Mixed-Use

MIxed Use Mixed-Use

Proposed DRAFT Zoning Changes February 2013

15’ Deep 3 Story Stepback

Building Height Change Building Height Building Height Change Change Building Height Change

15’ Deep 3 Story Stepback

15’Deep Deep3-Story Story Stepback 15’ Step15’ Deep 33 Story Stepback back

The Concept Plan is conceptual in nature. The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed.

City of Eugene

61

South Willamette Concept Plan

7. IMPLEMENTATION PLAN PLAN DESIGNATIONS

Amazon Parkway

South

Existing Metro Plan Designations

Willamette Concept Plan

Low-Density Residential Medium-Density Residential

23rd Avenue

High-Density Residential

24th Avenue

24th Avenue

Commercial

Oak Street

High Street

24th Place

24th Place

Parks and Open Space

Amazon Park

Portland Street

25th Avenue

26th Avenue

26th Avenue

27th Avenue

Woodfield Station

Amazon Parkway

Willard School

Willamette Street

28th Avenue

Ferry Street

Mill Street

High Street

Oak Street

Pearl Street

29th Avenue

LTD Station

29th Place 30th Avenue

Key

30th Avenue

Low Density Residential Medium Density Residential High Density Residential Commercial Parks and Open Space

31th Avenue

N

na

Do et

e Str ld

Existing Metro Plan Designations February 2013

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City of Eugene

Wi

*

South Willamette Concept Plan

29th Place 24th Avenue

24th Avenue

High Street

Oak Street

Amazon Park

Key: Current Zoning

Portland Street

26th Avenue

27th Avenue

Amazon Parkway

Willamette Street

28th Avenue

Mill Street

Ferry Street

tre dS

Key: Current Zoning

Community Commercial Neighborhood Commercial Limited High Density Residential Medium Density Residential General OďŹƒce Remainder Currently Zoned Low Density Residential

et

Change occurs only if site is no longer used as a school ld

na

Do

*

LTD Station

30th Avenue

Low Density Residential Medium Density Residential High Density Residential Commercial with Mixed-Use Overlay Parks and Open Space

et

e Str

Existing designations remain except where new designations are shown

High Street

Oak Street 29th Place

Key: Plan Designations New

Pearl Street

29th Avenue

gnations remain except esignations are shown

Community Comm Neighborhood CommercialCo Neighborhood Limited High Density Limited High Dens Residential Medium Density Residential Medium Density R General Office OďŹƒce General Remainder Currently Zon Density Residential Community Commercial

26th Avenue

Low Density Residential Medium Density Residential High Density Residential Commercial with Mixed-Use Overlay Parks and Open Space

* Change occurs only if site is no longer used as a school

3

Parks and Open Space

25th Avenue

Woodfield Station

High-Density Residential

Commercial

24th Place

24th Place

Existing

Low-Density Residential Medium-Density Residential

23rd Avenue

Willard School

High Street

Pearl Street

April 2013

nal Do

*

Oak Street

Willamette Concept Plan

esignations

ew

Amazon Parkway

South

Proposed Metro Plan Designations

Mill Street

29th Avenue

31th Avenue

N

Proposed DRAFT Plan Designations February 2013

Proposed Plan Des February 2013

The Concept Plan is conceptual in nature. The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed.

City of Eugene

63

South Willamette Concept Plan

APPENDIX A

ENVISION EUGENE PILLARS The South Willamette Concept Plan implements many of the guiding principles, or pillars, of Envision Eugene. The following is a brief summary of some of the key functions of the plan as they relate to each pillar.

For more information about Envision Eugene, please visit www.envisioneugene.org.

Provide Ample Economic Opportunities for all Community Members • Supports the strategy for locating new jobs along existing corridors within the urban growth boundary (UGB).

• Reinforces the existing business community with balance of travel modes, continuation of existing business and support for revitalization.

Promote Compact Urban Development and Efficient Transportation Options • Increases opportunities for more housing and jobs near key transit corridors, defined as: • “…streets that have, or are planned to have, frequent transit service (approximately every 15 minutes or less). This frequent transit service is often accompanied by nearby amenities such as parks, commercial attractions or employment centers, and higher density housing that enable shorter trips and less reliance on the automobile.”

• Plans for more compact urban development, including housing and commercial uses, on key transit corridors.

Uses Area Planning as a key strategy to meet multiple interacting goals. This pilot project explores important concepts of area planning, including creating a clear vision for compact development and livable community that also allows for flexibility; gradual implementation; and new tools to ensure compatible design.

• Envision Eugene describes how “Area Planning considers all the features, natural and built, of special places along key transit corridors and in core commercial centers, to create a vision to foster vital and sustainable redevelopment in areas with the potential to become active centers for living and working.”

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City of Eugene

• Implements the goals of Opportunity Siting through the use of the visioning process to identify good places for denser housing supported through the community process of area planning.

• Implements the goals of Infill Compatibility Standards by designing for transitions between buildings and uses. Plans for codes and zones that implement design based redevelopment, enhancing the district as a long term stable, attractively landscaped, livable neighborhood.

• Urban design provides for compatible building transitions • Make compact development easier with Community Investment Program of assistance and incentives.

• Creation of concept plan for South Willamette Street to better serve all travel modes, support transit and set stage for future vision.

Protect, Repair and Enhance Neighborhood Livability • Community participation in developing plan and urban design concept • Urban design provides for compatible building transitions • Provide greater access to parks for multiple family housing residents by locating denser housing close to Amazon Park.

Provide Housing Affordable to All Income Levels • Plan emphasizes compact and affordable housing • Identification of new zones to implement single housing options, such as cluster, courtyard and row houses and removing code barriers to developing these housing types.

South Willamette Concept Plan

Plan for Climate Change and Energy Resiliency • Reinforces existing 20 minute neighborhood where people can meet most of their daily needs within a 20 minute walk. Sets the stage for access by more people using different modes • Plans for implementation of the Pedestrian Bicycle Master Plan with inclusion of improved bicycle and pedestrian connections.

• Sets long term vision for Willamette Street through the “South Willamette Street Improvement Project.

• Creates street typologies that emphasize a safe, inviting walkable public realm, with wide sidewalks, landscaping and buildings, rather than parking lots, located near the sidewalk.

Provide for Adaptable, Flexible and Collaborative Implementation • Gradual implementation through market forces and Community Investment Plan Protect, Restore and Enhance Natural Resources • Protects farm and forest land by implementing strategy for more jobs and housing within the urban growth boundary • Enhances landscaping and urban tree cover promoting health and livability

City of Eugene

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South Willamette Concept Plan

APPENDIX B

DISTRICT SECTIONS Introduction

24th Avenue

District Sections illustrate the potential future long term build out of the district within the new building “envelopes” (including heights and setbacks) and codes that will be created to guide new development. Shown in each section is a grey shaded area that represents existing building heights allowed by current codes, as well as a blue dashed line that represents building envelopes in the Concept Plan. In many cases, such as the mixed use areas, the building height allowed would be much reduced from the existing permitted 120 feet.

This cross section illustrates what the district could look like near 24th Avenue, looking west near Amazon Parkway. It demonstrates taller residential buildings close to this busier access street, parking located under buildings, taking access from alleys where possible, and stepped back building forms that offer interest, views from the buildings and views between buildings. The building envelope for apartments/condos on 24th Avenue is sloped down toward the single family options area on 24th Place to provide a transition to buildings such as courtyard houses and cottage clusters.

Currently allowed

B 23rd Ave.

24th Ave.

Amazon Pkwy.

B

27th Ave.

New maximum

Amazon Park

N

Building Envelope

Pearl St.

Woodfield Station

Oak St.

Willamette St.

Portland St.

24th Pl.

Currently allowed building envelope

29th Ave.

5

Section through 24th, West of Amazon Pkwy.

Looking West

4 12 7

3

3

30’ + Roof Slope 25’

Courtyard Clusters

Section BB

24th Pl.

50’ Right of Way

Courtyard Clusters

24th Aly. 12’ Right of Way 50’ setback from property line

N-S Section through 24th Avenue, W. of Amazon Parkway Single Family Options

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City of Eugene

24th

Apartments/ Condos

65’ Right 15’ stepback

South Willamette Concept Plan

5

5

3

3

24th Ave.

Apartments/ Condos

Apartments/ Condos

65’ Right of Way

n Parkway

15’ stepback

15’ stepback

Apart

5

5

5

3

3

3

Ave.

Apartments/ Condos

t of Way 15’ stepback

23rd Aly.

Apartments/ Condos

12’ Right of Way 15’ stepback

5

15’ stepback

3

3

23rd Ave.

15’ stepback

5

66’ Right of Way

Apartments/ Condos 15’ stepback

Offices

N

15’ stepback

Draft for February 2013, Not to Scale

Apartments/Condos

Mixed Use

City of Eugene

67

South Willamette Concept Plan

APPENDIX B

DISTRICT SECTIONS 27th Avenue This cross section looks north and cuts east- west through the “Heart of the Walkable District” and the shopping alley. The drawing illustrates how these concepts are supported by building shape, position and envelopes. This section clearly shows the existing allowed height of 120 feet in the shadowed area and the much reduced proposed heights. Buildings up to five stories are shown along Willamette Street, the busy mixed use street, with a limit to three stories along the street edge to maintain light and frame views. Similarly the shopping alley, “Oak Alley,” is framed by mixed use buildings that step back from the alley.

Apartments/Condos are shown between Oak and High Streets with an example of a building type for small apartments over garages facing High Alley

Currently allowed Amazon Pkwy.

Portland St.

Willamette St.

24th Ave.

C

Amazon Park

New maximum

C

Ferry St.

Mill St.

Building Envelope High St.

Pearl St.

Oak St.

27th Ave.

Woodfield Station

29th Ave.

N

Section through 27th Ave. Looking North

5 5 3

5

3

3

3 3

Portland Street 60’ right-of-way

15’ stepback

Section CC

E-W Section near 27th Avenue Residential Apartments/Condos Single Family Options - Row House

Single Family Option - Row Houses

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City of Eugene

Willamette Alley

Willamette Street

12’ right-of-way

60’ right-of-way

15’ stepback

25’ stepback

15’ stepback

Mixed-Use

Mixed Use

Oak Alley

12’ right-of-way

South Willamette Concept Plan

5 5 3 3

amette Street

60’ right-of-way

25’ stepback

15’ stepback

Oak Alley

60’ right-o

Mixed Use

Mixed-Use

5

5

5

3

25’ stepback

Oak St

15’ stepback

25’ stepback

12’ right-of-way

15’ stepback

Oak Street 60’ right-of-way

3

15’ stepback

High Street

High Alley 12’ right-of-way

10’ stepback

10’ stepback

15’ stepback

Community Garden

60’ right-of-way

Draft for February 2013, Not to Scale Residential Apartments/Condos

Open Space Open Space

City of Eugene

69

South Willamette Concept Plan

APPENDIX B

DISTRICT SECTIONS 28th Avenue This north-facing section cuts east-west through Woodfield Station, Oak Street and residential areas just south of 28th Avenue.

Though Woodfield Station has been recently redeveloped, allowed heights are currently 120 feet. The future scenario for the area includes buildings between four and seven stories, with five stories facing Willamette Street, and four stories facing the Willard School property and College Hill. All edges of these buildings would have a three story tall step back adjacent to the perimeter of the property. Buildings could step up to a seven story height in the middle of the property. The right side of the section illustrates up to four story development along Oak Street, again with three story step backs from the street, as well as step-downs to adjacent three story row house and single family houses with options for cluster cottages and courtyard housing.

Currently allowed Amazon Pkwy.

Portland St.

Willamette St.

24th Ave.

New maximum

Amazon Park

27th Ave.

Building Envelope Ferry St.

Mill St.

High St.

Pearl St.

D Oak St.

D Woodfield Station

29th Ave.

N

Section through 28th Ave. Looking North

7

5

5

4

4

3

3

3

Willamette Street

Woodfield Station Area

Section DD

60’ right-of-way

15’ stepback

Oak Street

15’ stepback

50’ right-of-way

E-W Section near 28th Avenue

15’ stepback

Mixed Use

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City of Eugene

3

Mixed-Use

South Willamette Concept Plan

7

5

5

3

3

Willamette Street

a

60’ right-of-way

15’ stepback

15’ stepback

Avenue Mixed Use

Mixed-Use

4 3

3

3

12

3

12 7

25’ 10’ 15’ stepback

30’ + Roof Slope

3

25’

7

Pearl Street

Courtyard cluster houses

High Street 40’ right-of-way

50’ right-of-way

N

50’ setback from property line

Draft fro February 2013, Not to Scale

Single Family Options - Row House

Residential

Single Family Options

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South Willamette Concept Plan

APPENDIX B

DISTRICT SECTIONS 29th Avenue This cross section is a view to the west cutting through 29th Avenue near Amazon Parkway.

Illustrated is a long term vision for row house character apartment and condo buildings lining 29th Avenue with multiple doorways facing the street. Dashed lines indicate building envelops that would require step downs to adjacent single family options development. On the left, or south side of 29th Avenue, is an example of an apartment or condo building sloping down to adjacent one or two story houses. Illustrated on the north side of the street is an apartment building covering two lots and stepping down to courtyard style houses.

The water color image is viewed from along 29th Avenue toward Amazon Park, illustrating the experience of walking along the street past a pattern of trees, doorways and semi-private front yards and entry porches.

Currently allowed Amazon Pkwy.

N

Building Envelope Ferry St.

Mill St.

High St.

A

Pearl St.

Woodfield Station

New maximum

Amazon Park

27th Ave.

Oak St.

Willamette St.

Portland St.

24th Ave.

29th Ave.

A

Section through 29th @ High St. Looking West

30’ + Roof Slope

3

12

3

7

25’

Section AA

Only when adjacent to single family houses

29th Ave.

60’ Right of Way

N-S Section through 29th Avenue Single Family Options

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Apartments/Condos

South Willamette Concept Plan

Roof Slope

3

12

3

7

25’ Only when adjacent to single family houses

29th Ave.

60’ Right of Way

O

29th Avenue Apartments/Condos

12 7

Only when adjacent to single family houses

30’ + Roof Slope

Courtyard housing on two lots

N

Draft for February 2013, Not to Scale

Single Family Options

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South Willamette Concept Plan

APPENDIX C

DESIGN PRINCIPLES AND GUIDELINES Connections and Open Space • Create an attractive, unified and memorable character throughout the district »» Define the district through gateways and special features at important locations, for example through: ◊ Special paving patterns or materials along important streets or at key intersections ◊ Specimen trees, e.g. paired across gateway intersections ◊ Architectural features such as turret corners and towers ◊ Public spaces such as mini-plazas at corners ◊ Special elements such as art, water features or lighting • Identify areas for special attention to design and architectural detail • Establish standards to promote consistency throughout the district, for example: ◊ Building standards ◊ Street standards ◊ Standards for furnishing, paving, landscaping and/or other unifying elements in public areas • Provide for a variety of interconnected public spaces for gathering, events, recreation, and commerce • Define pathways through the district that connect special streets, public spaces, commercial areas, services and activity centers such as schools

Places for Business and Living

• Define the district through consistent and attractive building forms, for example through: »» Setbacks and/or build-to lines to establish a consistent relationship of buildings to the street »» Height limitations, setbacks and step-backs »» Consistency of horizontal elements through adjacent buildings »» Well-proportioned buildings with pleasant massing and composition ◊ Break up large masses with protrusions and change of materials and/or color

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»» Well-defined entries facing the street or public spaces • Interesting roof lines that create an identifiable skyline

Transitions

• Define the district through consistent and attractive building forms, for example through »» Setbacks and/or build-to lines to establish a consistent relationship of buildings to the street »» Height limitations, setbacks and stepbacks »» Consistency of horizontal elements through adjacent buildings »» Well-proportioned buildings with pleasant massing and composition ◊ Break up large masses with protrusions and change of materials and/or color »» Well-defined entries facing the street or public spaces »» Interesting roof lines that create an identifiable skyline • Minimize impacts of new development on existing residential uses.

• Create a clear transition from public to private space along residential streets • Use building form transitions to blend between business and living sections of the neighborhood • Create gradual transitions from buildings and uses of greater intensity and volume to lesser intensity and volume • Promote a safe and livable character throughout residential neighborhoods »» Minimize impacts of new development on existing residential uses through transitions at the edge between higher intensity uses and properties with lower intensity residential uses, including: ◊ Reduced building height, for example through height limits and/ or sloped setbacks ◊ Increased interior yard setbacks used for open space requirements or parking

South Willamette Concept Plan

◊ Screening of building mass and windows using trees, shrubs and hedges, and/or walls, fences or decorative barriers ◊ Placement, size, type and selective screening of windows to protect privacy of adjacent yards and buildings ◊ Break up large building masses through horizontal and vertical units, changes of materials and/or color for vertical units and lower, middle and upper floors

Building Design Elements

• Create a safe and inviting public realm for all users both day and night »» Increase pedestrian, bike and vehicular safety through improved multi-modal street design (see “Street Design & Transportation”) »» Provide abundant, attractive pedestrianscale lighting using lamps, bollards, accent lighting as well as opportunities for event or seasonal lighting (e.g. tree lighting, suspended overhead lighting, and up-lighting) »» Provide windows, balconies and other opportunities for natural observation facing streets and public spaces »» Foster a mix of activities during different times of day, e.g. a mix of civic, office, retail, restaurant and nightlife »» Use high quality materials and attractive details to engender pride of place and positive uses • Activate the street front at commercial buildings, for example through: »» Continuous building façade along the street edge; minimizing gaps ◊ Promote some variation to allow complementary uses (see below) »» Abundant retail uses (vs. office use) along designated “active” streets »» Transparent and inviting storefronts and street-level windows ◊ Large, transparent window areas

◊ Transom or clerestory windows Low window sills ◊ Minimize blank walls ◊ Frequent, inviting doorways and entrances ◊ Tall first floor »» Permanent awnings to provide cover for pedestrians and window-shoppers »» Space in front of commercial buildings for café seating, informal seating, outdoor merchandizing, landscaping, potted plants, and seasonal décor. »» Semi-public areas such as courtyards or small plazas that are well integrated into building design and retail storefronts »» Semi-private areas such as courtyards and open-air foyers for residential entries »» Well-defined edges through decorative barriers, seat walls, landscaping or other enhancing features »» Architectural interest and high-quality materials for the first two stories of building height facing the street, for example: ◊ Pedestrian-scale building lighting and accent lighting that contributes to the activity and character of the street ◊ High-quality, deeply inset or accentuated doors and windows with articulated edges ◊ Permanent foundation materials such as cut stone, masonry or finished concrete ◊ Distinctive and harmonious materials and colors ◊ Architectural details ◊ Art • Promote active street fronts for existing commercial buildings as a transition to the future condition, for example through: »» Creative, temporary or semi-permanent re-use or multiple-use of spaces such as building fronts, parking lots and alleys, for example outdoor seating, food carts, and events »» Safe, attractive paths from storefronts to existing parking areas and public sidewalk »» Retrofit landscaping and rain gardens in parking areas

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South Willamette Concept Plan

APPENDIX C

DESIGN PRINCIPLES AND GUIDELINES Building Design Elements (continued) »» Create a clear transition from public to private space along residential streets, for example through: ◊ Demarcation of front yard space with low (30”) hedges, walls, decorative fences and/or barriers ◊ Stoops, porches entries facing the street and clearly connected to the public sidewalk ◊ Pedestrian-scale entry lighting on and near buildings »» High-quality, detailed landscaping along front entries and public »» Promote best practices for parking and access to residential buildings, such as: ◊ Shared driveways ◊ On-alley parking and garages ◊ Multiple-use parking or access areas that contribute to the appearance and function of the site ◊ Minimal, permeable and/or decorative paving ◊ Car sharing programs, and designated car sharing parking spaces »» Provide for a safe and inviting street character, including: ◊ Set-back sidewalks in widths appropriate to uses Street trees and landscaping separating sidewalk from street; plant species should be of similar character along key streets to create a unified feel Clearly-defined crosswalks using a change of materials and raised when possible ◊ Unified street lights and pedestrianscale lighting ◊ Unified street furnishings such as benches, trash receptacles, drinking fountains ◊ High-quality signage

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Parks, Plazas, and Green Spaces • Create a hierarchy of inviting public and semipublic places, for example through: »» Public or semi-public plazas, courtyards, outdoor merchandising or seating areas, and paseos ◊ Design the size and shape of spaces for comfortable proportions ◊ Orient and design spaces to maximize light, sun, seasonal shade, and available views ◊ Maximize visibility to and from public and semi-public spaces ◊ Provide some buffer or separation from busy streets ◊ Use high-quality materials, including paving, furnishing and lighting Define semi-public spaces through clear edges such as changes in paving pattern, bollards, seat walls, decorative barriers, or planting ◊ Provide a variety of spaces for both informal and formal gathering of individuals, small groups and large groups ◊ Provide a clear, public “center” to the district through public open space as opportunities arise »» Neighborhood park on the old Willard School site, if the site is redeveloped as a non-school use ◊ Maximize frontage on public streets »» Maximize visibility from adjacent buildings, for example through balconies, windows and entries overlooking the park »» Enhancing connections to Amazon Park, for example through new crosswalks and signals »» Enhancing the area of Amazon Park around the community gardens for additional public uses serving the South Willamette district

South Willamette Concept Plan

◊ Preserve, enhance and frame views within, to, and from the district, for example views of Spencer Butte, Amazon Park, College Hill, and the South Hills (east and south) ◊ Green roofs »» Promote habitat opportunities within the district, for example through: ◊ Large canopy trees ◊ Native trees and shrubs ◊ Structures and gardens for wildlife, such as bird houses, bat boxes, bee hives and butterfly gardens ◊ Preserving or creating small, inter-connected natural areas in landscaping and public spaces »» Promote sustainable practices throughout the district, for example: ◊ Rain gardens and other green stormwater infrastructure ◊ Permeable paving

Parking Strategies

• Manage parking for the success of the district, for example through: »» Transitioning away from parking between the building and street »» Creating side, rear, alley, tuck-under, podium and structured parking »» Shared parking strategies, including: ◊ Sharing of parking areas between multiple businesses or housing through leases, collective ownership or other agreements (both short- and long-term) ◊ Additional on-street parking »» Safe, convenient and attractive alternatives to driving throughout the district »» Safe, green paths from vehicle areas to pedestrian areas »» Trees, landscaping and low barriers to separate and soften parking areas adjacent to sidewalks »» shared visible or protected bike parking

• Provide shared parking options that support business and promote walking between businesses.

• Minimize visual impacts of parking while maintain an adequate parking inventory.

• Promote best practices for parking and access to residential buildings

Street Typologies

• Establish a clear hierarchy of attractive and recognizable street types • Provide for gradual change to desired, future street types, for example through: ◊ Phased implementation ◊ Thresholds and triggers that allow current uses to continue • Provide for safe and convenient multi-modal travel throughout the district, including: ◊ Emphasis on pedestrian comfort, safety, and a pleasant walking experience ◊ Facilities supporting daily bike travel, such as bike lanes, cycle tracks, bike boxes, and adequate bike parking ◊ Convenient access to transit, including accommodating transit facilities within the travel way as well as the street edge

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South Willamette Concept Plan

APPENDIX D

STREET TYPOLOGIES These street studies were developed to inform the Streetside Character diagrams. Further development of the street typologies will be undertaken as part of the form based code. The Street Typologies are also the bases for a library of street types to be developed and coordinated with the Arterial and Collector Street Plan for use in this and future area planning studies.

Main street edge (Willamette Street design to be determined pending completion of South Willamette Street Transportation Improvement Project. Design to be updated when project is complete.)

Commercial Mixed Use

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City of Eugene

• Side commercial street • Residential streets (Single Family Options, Single Family Options with Row house, Apartment and Condos) • Shopping Alley

Conceptual street typologies to be further refined for use in creating long term visions in this and other area plans.

Side Street Commercial Mixed-Use

South Willamette Concept Plan

Design Principles • Establish a clear hierarchy of attractive and recognizable street types • Provide for gradual change to desired, future street types • Provide for safe and convenient multimodal travel throughout the district

Shopping Alley

Residential High Density Multi Family

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South Willamette Concept Plan

APPENDIX D

STREET TYPOLOGIES

Rowhouse on Pearl

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South Willamette Concept Plan

APPENDIX E Project Web Links Project Website: www.eugene-or.gov/SWillamette Workshop presentations: http://www.eugene-or.gov/index.aspx?NID=1256 Workshop reports: http://www.eugene-or.gov/index.aspx?NID=2041 UO Design Studio Summary http://www.eugene-or.gov/index.aspx?NID=2041

High Street at Amazon Parkway Option A

High Street at Amazon Parkway Option B

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