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EWEB 2¨µ¤±¥±®­³ - ²³¤± 0« ­ – 3³¤ ¬ 0« ­³ $¤²¨¦­ '´¨£¤«¨­¤² Fȁ # ²¤ 3³´£¨¤² &/2 -/2% ).&/2-!4)/. 3³ ¥¥ #®­³ ¢³Ȁ !¬ ­£  $Ȍ3®´¹  4¤«¤¯§®­¤Ȁ 541-682-5540 3³ ¥¥ %-Mail: amanda.m.dsouza@ci.eugene.or.us 3³ ¥¥ #®­³ ¢³Ȁ 7¨«« $®¶£¸ 4¤«¤¯§®­¤Ȁ 541-682-5340 3³ ¥¥ %-Mail: will.g.dowdy@ci.eugene.or.us !¯±¨« ΑΒǾ ΑΏΐΗǾ 7®±ª 3¤²²¨®­ – )³¤¬ Α !44!#(-%.4 ! - ¯ ®¥ 3³¤ ¬ 0« ­³ 0±®¯¤±³¸ Steam Plant Property Future Street SUBSTATION Ft Redevelopment Site BoundarySteam Plant Property 050 *The proposed street stub is Future City Park Future Street for additional park access in the 2010 Master Plan and Proposed Street Stub* the Williams and Dame concept plan (1/31/2018) Orthophotography 2017; Data: EWEB CAD (Steamplant footprint); EGR & Associates Inc (Redevelopment Site Boundary and Taxlots); SERA Architects (Steam Plant property and future/proposed roads) City of Eugene Planning and Development Caution: This map is based on imprecise source data, subject to change, and for general reference only. April 18, 2018 !44!#(-%.4 " $± ¥³ $¨²¯®²¨³¨®­ 0±®¢¤²² -®µ¤ ³® £¨±¤¢³ ³§¤ !¦¤­¢¸ $¨±¤¢³®± ³® ¶®±ª ¶¨³§ ³§¤ 2¨µ¤± '´¨£¤² Agency Board Action 3/14:  ­£ ®³§¤±² ³® ¯±¤¯ ±¤   £± ¥³ 2&0 ¥®± ³§¤ £¨²¯®² « ®¥ ³§¤ ²³¤ ¬ ¯« ­³  ­£ ³® ²¢§¤£´«¤   ¶®±ª ²¤²²¨®­ ¶¨³§ ³§¤ !¦¤­¢¸ "® ±£ ³® £¨²¢´²² ³§¤ £± ¥³ 2&0Ȍ² ¢±¨³¤±¨   ­£ ¯±®¢¤²²ȁ Staff solicits feedback on draft criteria and process from: o Downtown Neighborhood Association o Historic Review Board o Sustainability Commission o Williams and Dame o Obie Companies o Cultural Services Department. River Guides reviewed draft criteria and process; they agreed that the primary goal of this process should be the adaptive re-use of the building and supported the draft process and criteria. Their recommendations are reflected in the Agency Board materials. (4/17) !¢³¨®­ ®­ £± ¥³ 2&Q/RFP#±¨³¤±¨   ­£ 0±®¢¤²² We are Agency Board 4/23: here 1´ «¨¥¨¢ ³¨®­² 0§ ²¤ Agency issues RFQ – target: 4/26 Qualification Responses due in June River Guides review responses and recommend next steps to Agency Director for the proposals phase. 0±®¯®² «² 0§ ²¤ Depending on the type and number of responses to the RFQ, proposals could be solicited through options such as: a formal competitive RFP, a limited RFP, interviews, or presentations. 3¤«¤¢³¨®­ 0§ ²¤ Community Outreach o Riverfront Park Outreach Events o Cultural Services Events o Online o Other events River Guides evaluate responses and community comments and make recommendation to Agency Director and Board – target: Summer/Fall 2¤µ¨¤¶ responses; ²¤«¤¢³ ³¤ ¬ǿ ³ ª¤  ¢³¨®­  ´³§®±¨¹¨­¦ !¦¤­¢¸ $¨±¤¢³®± Agency Board TBD: ³® ­¤¦®³¨ ³¤ £¤ « ¯®¨­³² Ȩ³ ±¦¤³Ȁ Fall) !¢³¨®­ ®­ £¤ « ¯®¨­³² ¶¨³§ ²¤«¤¢³¤£ team(³ ±¦¤³Ȁ Fall/Winter) Agency Board TBD: !44!#(-%.4 # $± ¥³ $¨²¯®²¨³¨®­ #±¨³¤±¨  Criteria ¥®± 2&1 4§¨² ¢±¨³¤±¨  ¶¨«« ¡¤ ´²¤£ ³® ¤µ «´ ³¤ ±¤²¯®­²¤² ²´¡¬¨³³¤£ £´±¨­¦ ³§¤ 2¤°´¤²³ ¥®± 1´ «¨¥¨¢ ³¨®­² ¯§ ²¤ȁ The City seeks responses from interested parties who have a unique vision for the creative, sustainable, and adaptive reuse of the site and building. Preferred applicants or teams will have: A proven track record of completing successful, high quality redevelopment projects (including information about project costs); Demonstrated experience with redevelopment and adaptive re-use projects in urban settings (experience with historic redevelopment is preferred); Demonstrated experience with community-oriented projects with clear benefit to the broader public; Demonstrated preference for use of local contractors and/or Minority and Women-owned businesses enterprises; Evidence of financial capacity; A vision for the adaptive re-use of the Steam Plant including ideas about possible proposed use(s); and Statement of commitment to work collaboratively with the Agency and 2021 Steering Committee to pursue a creative approach to enhancing the public experience during the World Track and Field Championships in 2021. #±¨³¤±¨  ¥®± 3¤«¤¢³¨®­ ®¥ 0±®¯®² «² 4§¨² ¢±¨³¤±¨  ¶¨«« ¡¤ ´²¤£ ³® ¤µ «´ ³¤ ¯±®¯®² «² £´±¨­¦ ³§¤ ²¤«¤¢³¨®­ ¯§ ²¤ȁ 4§¤ ¢±¨³¤±¨  «¨²³¤£ ¡¤«®¶  ±¤ ¬¤ ­³ ³® ¤·¯±¤²² ¯±¤¥¤±¤­¢¤² ȟ ¯±®©¤¢³² ¶¨«« ­®³ ¡¤ ±¤°´¨±¤£ ³® £¤¬®­²³± ³¤  «« ³§¤ ¢±¨³¤±¨  ³® ¡¤ ¢®­²¨£¤±¤£ ¥®± ²¤«¤¢³¨on. 5²¤ȁ The end use should maximize the Steam Plant’s potential and and serve as a key destination in the Downtown Riverfront area. The preferred project will redevelop the building to: Provide a use or uses that are aligned with the EWEB Riverfront Master Plan’s vision of an active and vibrant downtown riverfront that reflects the Eugene community; Serve as an anchor in the Downtown Riverfront, attracting people to the area and generating economic, social, and cultural vibrancy; Support inclusive uses that will benefit the broader community; Incorporate elements that contribute to an inviting and safe pedestrian environment; Incorporate a use compatible with adjacent developments and park, urban, and riparian contexts; and Provide a parking assessment and a plan to accommodate the parking and transportation needs of the proposed uses. 4¨¬¤«¨­¤²² lj &¤ ²¨¡¨«¨³¸ȁ Preferred concepts will include: Reasonable timeline (a creative approach to enhancing the public experience for 2021 and a willingness to work collaboratively with the Agency and 2021 Steering Committee is strongly encouraged); Demonstrated understanding of market potential for the proposed concept(s); and Reasonable project budget that minimizes need for public assistance. !££¨³¨®­ « 0´¡«¨¢ "¤­¤¥¨³²ȁ Preference will be given to projects that: Present a holistic vision for the parcel that is compatible with existing, recent, and anticipated development nearby; Honor historic and architectural significance of the building, including coordination with the State Historical Preservation Office (when and if needed), and incorporate elements that help tell the story of the building’s history; Include some indoor and/or outdoor public space accessible to the broader community; Positively impact and protect the surrounding environment and riparian areas; Integrate art or opportunities for public creativity; Incorporate uses which further Eugene as a creative and entrepreneurial hub; Include a plan to re-use or salvage materials at all stages of the redevelopment process; Complement riverfront park and downtown riverfront development; Serve as an iconic link between University of Oregon and Downtown; and Demonstrate intention or plan to solicit services from local contractors and/or Minority and Women-owned business enterprises. #®­²¨²³¤­¢¸ ¶¨³§ #¨³¸ 0®«¨¢¨¤²  ­£ '® «²ȁ The Riverfront Urban Renewal Plan, Downtown Plan, and the EWEB Riverfront Master Plan are the primary policy documents that guide public and private redevelopment in the Downtown Riverfront area. Other plans and policy documents also provide guidance including Envision Eugene and the Community Climate and Energy Action Plan. Any proposed development concept must be consistent with the policies and goals for the downtown riverfront as reflected in these documents. !44!#(-%.4 $ 3³¤ ¬ 0« ­³ " ¢ª¦±®´­£ History ®¥ ³§¤ 3³¤ ¬ 0« ­³ The Steam Plant is the oldest standing structure on the Downtown Riverfront property and is a significant structure at the east end of the park property (see map Attachment D). Constructed in 1931 this 28,000 square foot multi-story masonry and steel structure was built to house three steam boilers and turbines. The industrial deco-style building is historically significant for its original use in generating standby electrical power to the pumps bringing river water in to the city’s original water treatment plant, and beginning in 1962, to supply district heating to downtown businesses. Steam Plant operations ceased in 2012 and the building is currently vacant. However its unique position as an icon of Eugene’s industrial past and location within 50 feet of the top of the riverbank calls for the plant to be preserved and repurposed as an important historical landmark at the east end of the Downtown Riverfront property. A«¨¦­¬¤­³ ¶¨³§ ³§¤ %7%" 2¨µ¤±¥±®­³ - ²³¤± 0« ­ The EWEB Riverfront Master Plan was adopted by the EWEB Board in 2010, a key step in reconnecting downtown to the Willamette River. The Master Plan, which included a significant multi-year public engagement process, was adopted by City Council in 2013 along with land use policies to support its implementation. The Steam Plant is highlighted in the Plan as an important piece to retain and embrace. The Master Plan identifies the following guiding principles for proceeding with the Steam Plant’s redevelopment: The building’s structure can be significantly altered and/or upgraded, but the original character of the building should remain. The Steam Plant is one of the 2004 Downtown Plan’s designated “special places.” As part of theDowntown Riverfront redevelopment, the Master Plan emphasizes the wish to reveal the “layers of history” imbedded in the site to create this special, historically significant site. The Steam Plant is 55 feet tall. Any additions to the building outside the existing footprint are limited to 55 feet. Additions on top of the existing structure (or otherwise within the existing footprint) can extend to 75 feet, with a minimum of a 5 foot stepback at the roof of the existing structure (see Attachment E for more information on the Steam Plant’s Design Guidelines). Ho¶ 2¤£¤µ¤«®¯¬¤­³ ®¥ 4§¤ 3³¤ ¬ 0« ­³ -¤¤³² 2¨µ¤±¥±®­³ 5±¡ ­ 2¤­¤¶ « 0« ­ '® «² Redevelopment of the Steam Plant site would further six of the seven goals in the Riverfront Urban Renewal Plan: 1.To improve the function, condition, and appearance of the development area; 2.To eliminate existing blight and blighting influences; 3.To strengthen the economic and environmental conditions of the plan area and the metropolitan area; 4.To stimulate development activity and amenities near the new federal courthouse; 5.To stimulate appropriate redevelopment in the Riverfront area currently occupied by EWEB, if EWEB relocates in whole or in part from this property; 7.To protect or enhance the riparian area. A major focus of the Plan is to encourage redevelopment of areas that are blighted and underutilized (goals #1, #2, and #3). The Steam Plant is within the Downtown Riverfront site, and as such will have a direct positive impact in encouraging the appropriate redevelopment of the property (goal #5), which is near the federal courthouse (goal #4). With the Steam Plant so close to the riparian area, it is vital that its redevelopment protects and enhances the natural features of the Willamette River (goal #7) Re³ ¨­¨­¦ ³§¤ "´¨«£¨­¦Ȍ² (¨²³®±¨¢ « 3¨¦­¨¥¨¢ ­¢¤ The Steam Plant is eligible to be listed on the City Landmark or National Register of Historic Places. Because of this, ORS 358.653 applies; this statute obligates cities to consult with the State Historic Preservation Office (SHPO) to avoid inadvertent impacts to historic properties for which they are responsible. Due to its historic significance, any redevelopment of the Steam Plant is likely to involve SHPO review before plans are finalized. The SHPO process includes an assessment of adverse effects from, if any, proposed changes to the building. Examples of adverse impacts include destruction, alteration, and sale out of public ownership. When a property is restored or repaired in accordance with the Interior’s Standards for the Treatment of Historic Properties, then it is not considered an adverse effect. In order to select a qualified redeveloper, it will be important to develop criteria that highlights this process and how to redevelop buildings of historical significance. More information about the SHPO requirements can be found on our website: www.eugene-or.gov/SteamPlant An³¨¢¨¯ ³¨­¦ ΑΏΑΐ In the summer of 2021, Eugene will be host to the International Association of Athletics Federations (IAAF) World Championships. This is the first time the IAAF Championships will be held in the U.S., and it will be the largest sporting event in the world in 2021. The Championships present a unique opportunity in which the world’s eyes will be on Eugene. Given its prominence on the riverfront and its unique characteristics, the event’s Local Organizing Committee has indicated an interest in incorporating the Steam Plant into activities planned around the Championships. M ­ ¦¨­¦ %­µ¨±®­¬¤­³ « )¬¯ ¢³² Over the past few years, EWEB has done a considerable amount of work around the Steam Plant to address environmental and human health concerns to prepare the area for redevelopment.Activities included removal of an underground storage tank, asbestos abatement and demolition activities on three boilers, and remediation of petroleum- contaminated soil from areas surrounding the Steam Plant. The Oregon Department of Environmental Quality issued a No Further Action (NFA) determination on the entire Downtown Riverfront site in December 2017. Future excavation and construction work at the Steam Plant will need to implement a Contaminated Media Management Plan to ensure the protection of human health and environmental quality. More information about the environmental remediation can be found on our website: www.eugene-or.gov/SteamPlant A¡¨£¨­¦ ¡¸ , ­£ 5²¤  ­£ #®£¤ 2¤°´¨±¤¬¤­³² The Master Plan provides thorough details on land use and design requirements for the Steam Plan site (Attachment F). The Steam Plant property is zoned as Special Area- Downtown Riverfront (S-DR) zone with a water resources overlay. The Steam Plant site falls within the Mixed Use sub-district with the active overlay forthis zone. Eugene Code 9.3130-9.3190 addresses site development specifics for permitted and prohibited uses, adaptive reuse of existing buildings, lot standards, general development standards, height regulations, transportation system standards, parking requirements, landscape and open space requirements, and development standards for the sub-districts and overlays within the S-DR zone. The parking requirements state that residential uses shall have a minimum of 0.75 and a maximum of 2.25 off-street parking spaces per dwelling unit. Non-residential uses shall have no minimum and a maximum of 1 off-street parking space per every 250 square feet of gross floor area. The water resources overlay and applicability of the Willamette River Greenway requirements serve to protect the adjacent riparian area.More information on the zoning specifics can be found here: www.eugene-or.gov/SteamPlant Additionally, staff have identified that the most recent addition to the Steam Plant, which was built in the 1950s and not deemed historically significant, does not need to be preserved during the site’s redevelopment. Williams & Dame’s current concept assumes this portion of the building will likely be demolished, and proposes the creation of a road to the south of the Steam Plant for better site circulation. EWEB Riverfront Master Plan DESIGN GUIDELINES Steam Plant P P L FOBFOB L 75 ft. maximum from face of existing building 55 ft. maximum Facade articulation of 5 ft. Balconies above 12 ft. o/ public minimumat intervals of 80 ft. Existing Structure r.o.w. permitted maximum Canopies or awnings to mark entries Possible Addition Bike Trail Railroad CorridorRiverfront Street Open Space Section through Steam Plant Overview Requirements The Steam Plant provides an ideal anchor among the adjacent Cultural Landscape and public open space. Design Height Maximums guidelines are set to both protect the architectural character can reach 75 ft. construction of an addition. Build-to Lines Required along Riverfront Street and public open space Recommendations Setbacks Uses Step-Backs community services and hospitality. 5 ft. minimum required above 55 ft. with addition to existing Ground level and roof outdoor terraces allowed. structure Cantilevered or suspended balconies of 12 ft. minimum depth Uses + Construction Requirements above existing main level. Blocks Ground Level 12 (Steam Plant Building) identify use and mark entries. Architectural Character Maintain architectural character of the original Steam Plant and vered or suspended balconies allowed. intervals of 80 ft. maximum. 107 Rowell Brokaw Architects | PWL Partnership | WRT / Solomon E.T.C. | Cogito !44!#(-%.4 & # ²¤ 3³´£¨¤²Ȁ ,¤ ±­¨­¦ ¥±®¬ /³§¤± #®¬¬´­¨³¨¤² The following case studies provide a brief overview of similar approaches to the disposition of historic buildings. S¯®ª ­¤ 3³¤ ¬ 0« ­³Ǿ 3¯®ª ­¤Ǿ 7! The Steam Plant in Spokane, Washington was built in 1916 and operated for nearly 70 years to provide steam heat throughout downtown Spokane. The building was shut down in 1986 when more economical means of heat were developed. In 1996, Washington Water Power (WWP) formed Steam Plant Square, LLC, which assembled a visionary team to create a future for this building. Spokane-based Wells and Company was approached by WWP’s venture capital team (later to branch out as Avista) to redevelop this building into a community asset alive with people and commerce. This redevelopment would be known as Steam Plant Square. The project was successful due to tax credits, an innovative partnership, and buy-in from the City’s historic preservation department. The team made the decision to preserve as much of the original machinery as possible and complete the work within the rigid guidelines of historic renovation. The Steam Plant in addition to two additional structures (the Seehorn Lane Figure 1: The Spokane Steam Plant and Courtyard buildings) now offers over 80,000 square feet of building prior to being developed. office, retail, and dining with space for nearly 50 tenants. The four massive steam boilers have been converted into restaurant seating and a waterfall/wishing well. The 1,200-ton coal bunker has become high-tech office space suspended from the ceiling. One of the stacks is a visitor attraction, while the other stack houses a conference room in one of the office spaces. In 2001, Steam Plant Square received the National Preservation Honor Award, and is now listed on the National, Washington, and Spokane Registers of Historic Places. G¤±¬ ­³®¶­ 97#!Ǿ 0§¨« £¤«¯§¨ Ǿ 0¤­­²¸«µ ­¨  In 2016, the Philadelphia Redevelopment Authority (PRA) selected a developer to revitalize the Germantown YWCA building. The developer, KBK Enterprises, has plans for an adaptive-reuse project to convert the YWCA into 24 apartments, half of which will be affordable and half market-rate. Commercial and office space will occupy the first floor. PRA issued an RFP in July 2015 where the criteria focused on how the proposed use would align with the Germantown community, the developer’s track record, and the economic Figure 2: The Germantown YWCA building prior to being developed. opportunity that the project would provide. The project is expected to be completed in summer 2019. S ¯¤¤£¶ ¸ !£¬¨­¨²³± ³¨®­ "´¨«£¨­¦Ǿ "®²³®­Ǿ - ²² ¢§´²¤³³² The Speedway was constructed in 1899 as part of a nationwide movement at the time to provide more public space within cities for the citizens to enjoy. The Department of Conservation and Recreation (DCR) along with the preservation community created a robust public process to determine this building’s future use while considering the large financial and preservation challenges that go with an adaptive reuse project. It was decided that a third party would be most suitable to take on this project, so the DCR Figure 3: The historic Speedway House building prior to being developed. issued an RFP in 2013 for the rehabilitation of The Speedway Building. The selected firm, Architectural Heritage Foundation (AHF) presented a strong skill set of experience, resources, public benefit, and long-term vision required to fulfill the project. As of September 2017, the project has seen some issues with lease language and a structure fire, but the efforts continue. S³®­¤ 3® ¯ "´¨«£¨­¦Ǿ $¤³±®¨³Ǿ -¨¢§¨¦ ­ The two-structures on the Stone Soap site served as a regional powerhouse for the industry as early as 1907.An additional building was erected on the site in 1929 as manufacturing continued to boom. In the late 1970’s the Stone Soap Co. purchased the buildings to manufacturer commercial detergents, and occupied the site until the late 1990’s. The buildings then sat vacant for 20 years. Recently, the City of Detroit has focused on redeveloping its east riverfront, and the Stone Soap building is the first step in that Figure 4: A small glimpse of the Stone Soap Building in its redevelopment. In spring 2017 an RFP was current condition. issued by the City of Detroit soliciting a developer to redevelop the buildings. The RFP required applicants to submit a rendering of how the building will incorporate into the riverfront as it continues to develop. Special considerationwas givento proposals that increases the vertical density with the existing structure and demonstrate the feasibility and sensibility of such improvements. Detroit-based developer Banyan Investments has been selected to proceed. The proposed project includes 63 residential units with 20 percent being affordable. The space will also include retail, an open-air market, a parking carousal, and amenities for the residents. The Stone Soap building is expected to break ground in spring 2018 following City Council approval, with completion expected by fall 2020. P±®¯®² « 3¸²³¤¬ ¥®± 3 «¤ ®¥ $¤³¤±¨®± ³¨­¦ 0±®¯¤±³¨¤²Ǿ 4±®¸Ǿ .¤¶ 9®±ª Tax-foreclosed properties are managed by a City-hired nonprofit. The City and nonprofit develop property profiles for all foreclosed sites. Anyone can complete the property disposition proposal to purchase and redevelop a foreclosed piece of property. The intended use is considered more important than the proposed purchase price, allowing for blighted buildings to revitalize at a faster pace for the community’s benefit. City staff provide Figure 5: The Leonard Hospital in Troy, New York, is one of many buildings being dispositioned by the City. recommendations to City Council for dispositions from the applicant pool based on the following criteria: 1.The best use of the property. 2.Highest long term tax return to the City. 3.Owner-occupancy or ownership by people living in the immediate area. 4.Probability of owner to complete proposed improvements and maintain the property. And, 5.Benefit to neighborhood condition, appearance and property values. ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY 7®±ª 3¤²²¨®­Ȁ (®¬¤«¤²² 3¸²³¤¬² !­ «¸²¨²  ­£ 0´¡«¨¢ 3§¤«³¤± 3³´£¸ 5¯£ ³¤ -¤¤³¨­¦ $ ³¤Ȁ !¯±¨« ΑΒǾ ΑΏΐΗ !¦¤­£  )³¤¬ .´¬¡¤±Ȁ 3 Department: #¤­³± « 3¤±µ¨¢¤²Ǿ #¨³¸ - ­ ¦¤±Ȍ² /¥¥¨¢¤ 3³ ¥¥ #®­tact:* ²®­ $¤£±¨¢ª www.eugene-or.gov #®­³ ¢³ 4¤«¤¯§®­¤ .´¬¡¤±Ȁ 541-682-5033 )335% 34!4%-%.4 4§¨² ¨³¤¬ ¨²  ­ ®¯¯®±³´­¨³¸ ¥®± ²³ ¥¥ ³® ¯±®µ¨£¤  ­ ´¯£ ³¤ ®­ ¢®«« ¡®± ³¨µ¤ ¤¥¥®±³² ´­£¤±¶ ¸ ¶¨³§ , ­¤ #®´­³¸ ³® ¢®¬¯«¤³¤  ­  ­ «¸²¨² ®¥ ®´± ¢®¬¬´­¨³¸Ȍ² §®¬¤«¤²² ²¤±µ¨¢¤ ²¸²³¤¬  ­£ ±¤¢®¬¬¤­£ ³¨®­² ±¤¦ ±£¨­¦   ¯´¡«¨¢ ²§¤«³¤±. 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None ATTACHMENTS None &/2 -/2% ).&/2-!4)/. 3³ ¥¥ #®­³ ¢³Ȁ * ²®­ $¤£±¨¢ª 4¤«¤¯§®­¤Ȁ 541-682-5033 3³ ¥¥ %-Mail: jason.p.dedrick@ci.eugene.or.us April 23, 2018, Work Session–Item 2