The City Club of Eugene hosted an online/virtual forum yesterday about Eugene’s Downtown Riverfront Development project. While I was generally familiar with the project’s goals, I was curious to learn about the current plans and how the development team led by Atkins Dame and SERA Architects has refined them since presenting its initial concepts back in 2018. The discussion, moderated by past City Club president and EWEB commissioner Sandra Bishop, included Will Dowdy, Community Development co-director for the City of Eugene, developers Jim Atkins and Dike Dame of Atkins Dame Inc., and SERA principal Kurt Schultz.
Will framed the discussion by pointing out Eugene is far from unique in having turned its back to the water that prompted settlement in the first place. Almost every city in the world owes its origin to a connection with a natural body of water. Natural harbors and rivers are their lifeblood. As society developed, cities prioritized access to these resources for industry rather than for recreation or their significance to a sense of community identity and place. Will believes the Downtown Riverfront Redevelopment project is important for Eugene because it is an opportunity for the city to physically reengage with its history along the banks of the Willamette River. The significance of this opportunity cannot be underestimated, so finding the right fit for the site—the right mix of uses and activities, and the right development team—was important to Will and the other members of the City of Eugene’s Community Development Division.
Jim and Dike described how their wealth of development expertise and resources has been critical to bringing the Downtown Riverfront Redevelopment project closer to reality. Their portfolio features similarly ambitious undertakings along Portland’s South Waterfront, in the Pearl District, and for the South Park development in Los Angeles. The lessons they have learned from experience include how difficult the process of development can be, how building a neighborhood takes time, and how important it is to bring real vision to the project. Jim and Dike are committed to downtown Eugene’s ongoing revitalization by bringing new housing, retail, and dining to the riverfront.
Though now a Portland resident, Kurt grew up in Eugene (attending both Churchill High School and the University of Oregon) and is honored by the opportunity to lead the design effort for the Downtown Riverfront Redevelopment project in his hometown. Kurt reported how he and his SERA Architects team respected the 2010 EWEB Riverfront Site master plan, but also decided to tweak it by proposing the removal of the old EWEB operations warehouse. Removing the warehouse permits the extension of 5th Avenue straight east under the viaduct to the river. Directly connecting the established street grid to the network of new streets on the development site generates a set of “urban blocks,” which SERA will use as the framework in developing their designs for the mix of new building types.
The City of Eugene approved a minimum housing density option (420 units) in 2018 for the Riverfront Redevelopment, and a maximum density option (1,200 units) in 2019. Jim and Dike guess they will end up in the middle somewhere between the minimum and maximum density options. They intend to submit their first MUPTE application later this spring. Their intent is to develop a variety of unit types, at different levels of affordability and amenity(1). Jim and Dike pointed out how the project’s overall success will require a balancing act between achieving the high quality of construction they desire, meeting sustainability goals, and providing competitive price points for the market-rate housing units.
The design of the first buildings for Parcels 3 and 7 is proceeding. These parcels are two of the most central within the new neighborhood, flanking both sides of the viaduct and bordering the 5th Avenue extension.
Kurt mentioned how the City of Eugene’s Community Design Handbook is informing his team’s approach to their design efforts. Specifically, they are applying the handbook’s design principles—integrate nature, evoke a sense of place, bring streets to life, and leave a building legacy—to the development of their plans for each of the redevelopment’s ten parcels. The tallest buildings (6 or 7 stories high) will be arrayed parallel to the railroad tracks along Annie Mims Lane on the south edge of the site. Other buildings will cascade down to 4-stories in height, where they will overlook the City’s new Riverfront Park. Retail at the ground-level will activate the streets. A pavilion-like major restaurant will anchor the development at the intersection of 5th Avenue and Ferry Street. SERA will design the buildings with “character,” relying upon tried-and-true architectural precedents.
I last reported on the project’s progress back in December. Construction associated with the City’s new Riverfront Park and the installation of the new infrastructure necessary to support the future development was well underway then. Per its development agreement with the Urban Renewal Agency of the City of Eugene, Atkins Dame recently provided a $4.5 million non-refundable deposit, which will support additional infrastructure improvements. Vertical development of the neighborhood is expected to proceed in phases between 2022 and 2025, with the first of the new housing on the market by spring of 2023.
The Atkins Dame redevelopment will reconnect Eugene with its riverfront roots. By attracting a diverse resident population, retail storefronts, and dining options, the redevelopment will contribute much needed vibrancy to the center of our urban area.
Thanks to the City Club of Eugene for producing this timely online forum, and thanks to Atkins Dame for taking a chance on Eugene and seeing the promise inherent in Eugene’s return to the river.
(1) The City of Eugene has additionally set aside part of the property for an affordable housing project, which will not be developed by Atkins Dame. The redevelopment of the old Steam Plant building will also be by others and not Atkins Dame.
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