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Downtown/Southbank Often referred to as our "Mother Node," Downtown Eugene is a regional center for commerce, finance, education, government, transportation, and boasts approximately 2,500 housing units. As a central business district, Downtown Eugene is automatically considered a "mixed-use, pedestrian friendly center or neighborhood" pursuant to OAR 660-012-0060(7). Downtown Eugene accommodates higher densities, provides economies of scale and ample opportunities for infill. Therefore, in recent years, the city has focused considerable energy on activities that will increase downtown's inherent growth and transportation efficiency. In 1993, the City adopted a Transit Oriented Development (TOD) District zoning overlay for the greater downtown area to insure that new development was constructed in a manner consistent with City goals to encourage the use of alternative modes of transportation in the area by imposing parking restrictions, design standards and building orientation requirements. At the same time, the City established minimum floor-area ratios (FAR's) for the downtown core (2.0 FAR) and surrounding areas (1.0 FAR) to encourage multi-story development and more intensive use of commercial lots. Other efforts included expanding the parking exempt district to encourage redevelopment of surface parking lots, encouraging downtown housing with tax incentives and redevelopment assistance, and revitalizing the downtown core by constructing new pedestrian-friendly streets. Past planning activities and future implementation strategies are summarized in the draft Eugene Downtown Plan, scheduled for adoption by March 2004. The plan was approved by the Eugene Planning Commission in September 2003. Concurrent with plan adoption, the city will apply a 'ND' Nodal Development land use designation to the core commercial area, new federal courthouse district, and developable riverfront property owned by Eugene Water and Electric Board (EWEB). Highlights of recent planning activities and components of the Downtown Plan include the following: · Construction of Lane Transit District's regional transit center, the central hub for bus travel and the soon-to-be constructed first phase Bus Rapid Transit (BRT). Now over 14,000 bus transit boardings and deboardings happen Downtown each weekday. · Specific area planning for sub-areas within the downtown (e.g., South Bank Study, North End Study, Courthouse Area Concept Plan, Depot Plan), all of which emphasize intensification of use and improved circulation. · Acquisition and planned rehabilitation of Eugene's historic train depot into a multi-modal transit destination. · Initiation of"The Breeze' shuttle bus service that connects most downtown activity centers to the University of Oregon, regional train station, regional shopping center, and bus station. · Retention of the regional federal courthouse in a downtown setting. · Plans to revitalize a former industrial area into the home of a new regional federal courthouse and vibrant mixed use neighborhood. These plans include a significant reworking of local streets to provide improved pedestrian access between downtown, the Courthouse District, University of Oregon's Riverfront Research Park, and the Willamette River greenway. Former industrial properties will be rezoned to encourage mixed use development. · Encourage relocation of EWEB offices, storage and utility yards from their riverfront properties, and redevelopment of the site as a high density connection between downtown, the Willamette River Greenway, and Courthouse District. The Downtown Plan will require a master redevelopment plan for the entire property before any change in use or zone change. · Introduction of "Great Streets" that provide a network of vibrant, commercially successful places where people want to walk. The Great Streets of 5th Avenue, Willamette Street, and Broadway will connect most downtown activity centers and create the 'critical mass' of 37