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to the river, and maximizing natural resource values in context with a variety of policy goals for the site. (For access to this document, please refer to the materials at: http://www.eugene- or.gov/index.aspx?NID=2358 beginning on page 630 of the record.) Sustainability Principles (Triple Bottom Line) A fundamental element of the master planning process from the beginning was to establish a vision statement and guiding principles that address the “triple bottom line” of sustainability (see Attachment D). This vision and the guiding principles were approved by the Community Advisory Team to help inform the process based on an understanding of the inter-dependence of the community’s social, economic, and environmental concerns. This framework also recognizes the unique opportunity to advance these interests and model sustainability principles in a tangible way for the entire community, through redevelopment of the EWEB riverfront site. As such, the proposed adoption package is intended as a reflection of that inter-dependence and balance, with numerous examples throughout the materials that implement sustainability principles. New Mixed-Use Redevelopment Potential The adoption package includes a variety of regulatory actions that, as intended, would create a substantial amount of new capacity for a mix of residential, office, commercial and employment uses on the site as compared to its current industrial designation and largely vacant character. This additional capacity can help to meet the needs identified in Envision Eugene for both multi- family housing and commercial jobs. Additional information was requested at the last work session about more specific estimates of that new capacity. Based on the applicant’s analysis of market feasibility and various redevelopment scenarios under the proposed zoning, estimated build-out would create:  250-400 new dwelling units,  22,000-28,000 square feet of new retail space,  14,000 square feet of restaurant use, and  40,000-315,000 square feet of additional office uses. Form-Based and Traditional Zoning (“Hybrid”) Code Provisions Additional information about the difference between form-based elements and traditional zoning provisions was also requested at the last work session. The proposed special area zone includes some of both, and is therefore considered a “hybrid” form-based code by integrating form-based elements with existing, traditional code provisions. Staff believes that one of the advantages of the form-based approach is its focus on standards that try to articulate what the City wants to see built, rather than traditional codes which tend to focus on preventing what the City doesn’t want. A key means for accomplishing this is the focus on urban design standards. These standards are perhaps the most obvious form-based elements of the proposed zoning that are intended to ensure an active streetscape, appropriately scaled buildings, and pedestrian-friendly character. Maximum building envelopes, minimum building heights, step-backs for taller buildings, articulation and window transparency requirements, and main entrance orientation are examples of the form-based standards that have been tailored to the site in order to achieve the intended result. One key difference as compared to traditional zoning is the inclusion of user-friendly graphics to represent the standards and better reflect what is allowed and what is not in terms of building S:\CMO\2013 Council Agendas\M130612\S130612A.doc