HomeMy WebLinkAboutItem C: West Broadway Project Update
EURA
UGENE RBAN ENEWAL GENCY
AIS
GENDA TEM UMMARY
Work Session: West Broadway Project Update
Meeting Date: May 14, 2007 Agenda Item Number: C
Department: Planning and Development Staff Contact: Denny Braud
www.eugene-or.gov Contact Telephone Number: 682-5536
ISSUE STATEMENT
At this work session, theUrban Renewal Agency (URA) will consider responses to the Request for
Qualifications (RFQ) for the redevelopment of the West Broadway Redevelopment Area
(Redevelopment Area) and consider selection of a development team.
BACKGROUND
On November 27, 2006, the URA provided direction to issue an RFQ for the redevelopment of West
Broadway with approved criteria. The action taken by the URA at the March 12, 2007, work session
directed staff to work with Beam and KWG to explore project concepts in more detail. On April 16,
2007, the council held a workshop on downtown development issues with an invited panel of
development professionals. On April 19, 2007, the Eugene Redevelopment Advisory Committee
(ERAC) reviewed the supplemental information submitted by Beam and KWG. ERAC unanimously
voted in favor of moving forward in a positive manner with downtown development and concluded that
the qualifications of both Beam and KWG were acceptable, with a primary preference for awarding the
project to KWG and a secondary preference for awarding the project to Beam. On April 25, 2007, the
council held a work session on the financial tools that are available to support downtown redevelopment.
At the same work session, the URA also reviewed supplemental information submitted by Beam and
KWG. A public input workshop was held on April 30, 2007. On May 5, 2007, the Mayor and
Councilor Zelenka, along with City staff and representatives from Citizens for Public Accountability and
the Eugene Area Chamber of Commerce, toured projects completed by Beam and KWG.
On May 9, 2007, the URA held a work session to consider the RFQ responses from Beam and KWG.
The following motion was on the floor for consideration when a decision was postponed until the May
14, 2007, work session:
I move to select Beam and KWG as the developers for the West Broadway project, and to direct the
Agency Director to initiate actions related to agreements with the developers; public process that
includes a citizen advisory committee with an independent urban planner/facilitator whose work
shall be completed by the end of August and presented to the Agency in September; option
agreements; financial tools; and a relocation/transition plan, all consistent with the Agency’s May
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9 discussion, with all proposed actions, other than option agreement renewals and extensions,
brought back to the Agency for final authorization. This motion further directs the Agency Director
to secure the services of a qualified urban planner/facilitator to oversee the public process for the
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West Broadway development site footprint, and to establish a West Broadway Development Advisory
Committee to work with a qualified urban planner/facilitator, and the developers, to identify
preferred design elements, mix of uses, public open spaces, options for parking, as well as a
transition plan for existing businesses. The Agency and the Advisory Committee would also seek
additional public input. The Advisory Committee shall be composed of 11 members, with each
councilor selecting one member and the Mayor selecting three members. In addition, the Agency
Director shall secure the services of a qualified consultant to perform market analysis and economic
feasibility studies. This research and analysis will inform the Agency and the Advisory Committee’s
deliberations.
RELATED CITY POLICIES
Future redevelopment of the West Broadway Redevelopment Area is consistent with the policies and
implementation strategies included in the Downtown Plan, including:
Downtown development shall support the urban qualities of density, vitality, livability and
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diversity to create a downtown, urban environment.
Actively pursue public/private development opportunities to achieve the vision for an active,
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vital, growing downtown.
Use downtown development tools and incentives to encourage development that provides
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character and density downtown.
Promote multi-story, mixed-use structures downtown through financial incentives or code
?
amendments.
Stimulate multi-unit housing in the downtown core and on the edges of downtown for a variety
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of income levels and ownership opportunities.
Provide and promote development and community events that reinforce downtown’s role as the
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cultural center for the city and region.
Reinforce the creative, distinctive culture of downtown as the arts and entertainment center of
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the city.
In addition, the future development of the West Broadway Redevelopment Area is responsive to the
following Growth Management policies:
Policy 1: Support the existing Eugene Urban Growth Boundary by taking actions to
increase density and use existing vacant and under-used land within the boundary
more efficiently.
Policy 2: Encourage in-fill, mixed-use, redevelopment, and higher density development.
Policy 3: Encourage a mix of business and residential uses downtown using incentives and
zoning.
Policy 10: Encourage the creation of transportation-efficient land use patterns and
implementation of nodal development concepts.
Policy 14: Development shall be required to pay the full cost of extending infrastructure and
services, except that the City will examine ways to subsidize the costs of
providing infrastructure or offer other incentives that support higher-density infill,
mixed use, and redevelopment.
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This item is also related to one of the new 2007-2008 City Council Goals: Downtown Initiative
Facilitate significant revitalization of downtown core.
COUNCIL OPTIONS
The following four options have been identified. Please note that the postponed motion from the May 9
work session has been added and is now Option 1.
Option 1: Select Beam Development & KWG Development Partners
Select Beam and KWG as the developers for the West Broadway project, and direct the Agency Director
to initiate actions related to agreements with the developers; public process that includes a citizen
advisory committee with an independent urban planner/facilitator whose work shall be completed by the
end of August and presented to the Agency in September; option agreements; financial tools (including
an Urban Renewal Plan amendment and HUD Section 108); and a relocation/transition plan, all
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consistent with the Agency’s May 9 discussion, with all proposed actions, other than option agreement
renewals and extensions, brought back to the Agency for final authorization. This motion further directs
the Agency Director to secure the services of a qualified urban planner/facilitator to oversee the public
process for the West Broadway development site footprint, and to establish a West Broadway
Development Advisory Committee to work with a qualified urban planner/facilitator, and the
developers, to identify preferred design elements, mix of uses, public open spaces, options for parking,
as well as a transition plan for existing businesses. The Agency and the Advisory Committee would also
seek additional public input. The Advisory Committee shall be composed of 11 members, with each
councilor selecting one member and the Mayor selecting three members. In addition, the Agency
Director shall secure the services of a qualified consultant to perform market analysis and economic
feasibility studies. This research and analysis will inform the Agency and the Advisory Committee’s
deliberations.
Option 2: Select KWG Development Partners
Option 2 is a comprehensive approach to the redevelopment of West Broadway and assumes a
significant commitment of financial resources. Upon selection, staff would begin working with KWG to
develop more concrete project details, particularly related to the level of financial participation from the
URA. Staff would also work with the URA, the community, and KWG to develop and initiate a public
involvement plan for the project. Option 2 would require the URA to maintain the existing purchase
option agreements on the West Broadway properties and to continue negotiations on key properties that
are not currently under option. In May, detailed financial strategies related to the KWG proposal would
be brought to the URA for consideration.
Option 3:Select Beam Development
Option 3 would lead to the renovation of the Centre Court building and the Washburne building, and a
yet-to-be-defined level of new construction in the adjacent vacant land. This option assumes a more
modest commitment of financial resources. Upon selection, staff would begin working with Beam to
develop more concrete project details, particularly related to the level of financial participation from the
URA. Staff would also work with the URA, the community, and Beam to develop and initiate a public
involvement plan for the project. Option 3 would require the URA to maintain the existing purchase
option agreements on the Centre Court and Washburne properties. The URA would let the options on
the remaining properties expire. In May, detailed financial strategies related to the Beam proposal
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would be brought to the URA for consideration. Option 3 assumes that the URA would move forward
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with the TK Partners’ project, as previously selected in the 10 and Charnelton Request for Proposals
process.
Option 4: Take no action on the RFQ responses
Under Option 4, the URA would let the options on the remaining properties expire. Option 4 assumes
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that the URA would continue with the TK Partners project, as previously selected in the 10 and
Charnelton Request for Proposals process. This option could be expanded to include a planning process
focused on the future redevelopment of West Broadway.
CITY MANAGER’S RECOMMENDATION
The Agency Director concurs with the URA’s conclusion that Beam and KWG submitted qualified
responses to the RFQ. The Agency Director has considered the information provided by Beam and
KWG, the ERAC recommendation, and the input received from the public. Based on KWG’s
demonstrated qualifications and their overall responsiveness to the approved RFQ objectives and
criteria, the Agency Director recommends the selection of KWG Development Partners (Option 2, as
stated above). Upon selection, the next steps would be to: 1) begin the process for a Downtown Urban
Renewal Plan amendment, 2) begin the application process for HUD Section 108/BEDI funds, 3) take a
specific public involvement plan to the Planning Commission/Citizen Involvement Committee for
approval, 4) bring back specific project financing strategies for City Council and URA approval, 5)
negotiate project design and details with KWG over the next four months, and 6) return to City Council
and the URA for approval of the project and financing details (estimated for September 2007).
SUGGESTED MOTION
Move to select KWG Development Partners and direct the Agency Director to: 1) begin the process for
a Downtown Urban Renewal Plan amendment, 2) begin the application process for HUD Section
108/BEDI funds, 3) take a specific public involvement plan to the Planning Commission/Citizen
Involvement Committee for approval, 4) bring back specific project financing strategies for City Council
and URA approval, 5) negotiate project details with KWG over the next four months, and 6) bring back
the final project and financing details for City Council and URA approval in September 2007.
ATTACHMENTS
None.
FOR MORE INFORMATION
Staff Contact: Denny Braud
Telephone: 682-5536
Staff E-Mail: denny.braud@ci.eugene.or.us
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