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form and the public streetscape. Another key difference is that the allowed uses are organized in broad categories to encourage a more generous mixing of uses (e.g. retail on the ground floor, with offices and residential units above); in general, form-based codes are much less predicated on the separation of uses as compared to traditional zoning. In this case, careful consideration was still given to prohibit certain uses such as heavy industrial or suburban-style residential housing, and to require minimum residential density above the ground floor along key street frontages. Public Testimony Overview from Planning Commission Hearing At the Planning Commission’s initial public hearing held on February 5, 2013, following a presentation from EWEB’s staff and consultant team, testimony was received from 18 individuals in support of the request. There were two individuals who had questions or otherwise indicated a neutral position, and two individuals with testimony in opposition to the request. Several themes emerged in that testimony including appreciation for extensive public input opportunities in the master planning process, the balanced and careful consideration of various stakeholder interests, the vision for compact but sensitive and well-designed mixed-use redevelopment, and based upon the proposal for a new riverfront park with ample public access, river-oriented amenities, and enhancement of the riparian area along the river’s edge. Opposing testimony mainly expressed concern about the perceived shortcomings of the plan’s ecological analysis and protections along the river’s edge. RELATED CITY POLICIES The Eugene Code and Downtown Plan require the City’s approval of a master plan for redevelopment of the EWEB riverfront property. The adopted policy reads as follows: A master plan for the EWEB riverfront property must be approved by the City before any redevelopment, land use application, rezoning, Metro Plan or refinement plan diagram amendments are approved for uses not associated with EWEB functions. The master plan shall be evaluated based on the master plan’s consistency with principles (1) through (4) below: (1) Create a “people place” that is active, vibrant, accessible and multi-use. (2) Provide appropriate setbacks, deeper where environmental or habitat issues are more critical, shallower in other areas. (3) Incorporate appropriate building and site design techniques that address environmental concerns. (4) Incorporate an educational aspect, so that the riverfront improvements teach the community about its river, history and city. EWEB’s proposed land use application package is intended to fulfill this policy and to implement the regulations needed to ensure that redevelopment of the site remains consistent with the conceptual master plan. Findings addressing the applicable approval criteria, including Statewide Planning Goals and other adopted City policies for this request, are included in the applicant’s written statement for the land use application package. S:\CMO\2013 Council Agendas\M130612\S130612A.doc