Reimagining the PeaceHealth University District Campus

 

Bird's eye view of the PeaceHealth University District campus from the east looking west. Alder Street is in the foreground, 13th Avenue bounds the south side of the campus, 11th Avenue is on the north side, and Patterson Street is on the west. (Google Maps)

PeaceHealth's recent announcement to sell, lease, or redevelop its University District campus presents a significant opportunity for Eugene. This 12.5-acre property, with its mix of hospital buildings, medical offices, parking garages, and open land, offers immense potential to advance the city's goals for its urban future, including the provision of much-needed housing. 

Before PeaceHealth expanded the University District campus in the 1980s, I remember the stretch of 13th Avenue between Patterson Street and Alder Street being a small-scale and charming precinct. The area featured assorted local businesses. A favorite of mine was Poppi's restaurant, which was well-liked as much for its cozy atmosphere as it was for its flavorful Greek cuisine. Poppi’s was part of a vibrant community composed of eclectic shops and niche dining experiences, one that we lost with the expansion of the hospital and parking structures.(1)

PeaceHealth intends to retain all existing clinics in their current locations during and after the sale of the University District campus. Long-term, PeaceHealth is exploring alternate locations for all remaining UD services; however, in the coming year, clinics and services will remain open in their current locations. Notably, PeaceHealth has stipulated that any redevelopment must retain the inpatient behavioral health facility as a tenant. 

The University of Oregon has already opted out of any direct involvement in the future of the site. While the university's decision may disappoint some, it opens the door for a broader range of possibilities. PeaceHealth notified Bushnell University about the sale and will connect them with the broker team (Jones Lang LaSalle) and potential future developers. Bushnell University currently leases space on the University District campus for its nursing program; this space includes clinical labs, classrooms, and faculty offices. While there hasn't been a formal announcement of interest from Bushnell, their existing presence on the campus could lead to potential collaboration or expansion. 

A mixed-use development would offer undeniable benefits. Such a solution is an admittedly predictable response; nevertheless, a mixed-use plan makes eminent sense and would help ensure a locally focused, walkable environment. The site is already rated a “Walker’s Paradise” with a Walk Score of 91 but imagine a streetscape that seamlessly ties together the university and the adjacent West University neighborhood. There’s no reason why the future redevelopment of the PeaceHealth University District site should not improve on this already laudable rating.(2) 

The campus is zoned under a mix of Eugene’s C-2 (Community Commercial) and C-3 (Major Commercial) building codes. These zoning designations allow for large-scale projects, including housing, retail, and more. The potential density of the redevelopment could be substantial, with the possibility of accommodating a significant number of residential units, commercial spaces, and community amenities. Given the scale and impact of this redevelopment, it would undoubtedly be classified as a "major" project and require a formal Site Review. This review process would trigger extensive regulatory scrutiny and public involvement to ensure the project aligns with community goals and regulatory requirements. 

Though of relatively recent vintage, the main hospital building at 1255 Hilyard Street may end up being demolished. If a prospective developer chooses to retain it, adaptive reuse will present significant challenges. The geometry and depth of the floor plates make conversion to residential units difficult, and the current market for office space in Eugene is soft, with high vacancy rates and relatively low demand. Therefore, while adaptive reuse is a sustainable approach, it may not be the most practical or attractive option for developers. 

Reflecting on the past vibrancy of 13th Avenue underscores the potential for the future redevelopment to restore and enhance a sense of community. When considering the scale of this redevelopment, it's worth discussing how it might be executed. Should a single developer manage the entire project, or should it be built out incrementally? A single developer can ensure a cohesive vision and streamlined execution, leading to a more unified aesthetic and functional design, potentially reducing conflicts and inefficiencies that might arise from multiple stakeholders. However, large-scale projects managed by a single developer can sometimes lack the organic feel and adaptability that smaller, incremental developments offer. There's also the risk of creating a monolithic environment that may not fully integrate with the existing urban fabric. 

Incremental development, as advocated by Christopher Alexander and his associates in their book A New Theory of Urban Design, promotes organic growth and adaptability. This approach allows the project to evolve in response to local needs and market conditions, fostering a sense of community and belonging. Each phase of development can enhance its surroundings, creating a more harmonious and sustainable urban environment. However, managing incremental development can be complex, requiring coordination among various developers and stakeholders. It may also take longer to realize the full potential of the site, which could delay the benefits of the redevelopment. 

Alexander's principles emphasize the importance of piecemeal growth in the creation of larger wholes. Each new project should adapt to and enhance its surroundings, contributing to a continuous structure of interconnected spaces. This approach can lead to a rich and cohesive urban area, reminiscent of neighborhoods that developed organically over time. 

A hybrid strategy might be the most effective. Combining the cohesive vision of a single developer with the adaptability and organic growth of incremental development allows for a unified vision while remaining flexible enough to adapt to changing needs and conditions. Practically, this could involve a master plan developed by a single entity, with phased implementation allowing for adjustments based on market conditions and community feedback. Done right, the PeaceHealth University District Campus could become a thriving hub that benefits all of Eugene by virtue of its density, walkability, and mix of uses. 

Rendering of Mirvish Village, a proposed mixed-use development in Toronto, Canada. The project will include market-rate and affordable rental housing, offices, retail, and public spaces, featuring fine-grained details at ground level and narrow towers as high as 26 stories above (Westbank Corp is the developer; Henriquez Partners are the architects). 

To visualize this, imagine a development where residential units sit above ground-floor retail spaces, creating a lively streetscape. The mix of uses could include apartments, condominiums, and townhouses, catering to a diverse population beyond just the student demographic, which is already being served by various recent and proposed apartment buildings. Retail spaces might host local businesses, cafes, and restaurants, fostering a sense of community. A small supermarket would provide convenient access to daily necessities, while a hotel could accommodate visitors and boost local tourism. 

What about the existing parking structures? It makes sense to retain them. Doing so would largely satisfy the parking needs of the development, reducing any demand for additional parking facilities and allowing more space to be dedicated to pedestrian-friendly areas. Admittedly, in this regard, the parking structure that fronts Patterson Street poses a dilemma, but that may be excusable if the remainder of the development punches above its weight on the walkability scale. 

Ideally, strolling through the redevelopment—particularly along both 13th Avenue and Alder Street—would be visually engaging. Unique buildings, public art, and active street fronts should reward pedestrians. In my view, the redevelopment should additionally include a significant, coherent, and well-shaped urban space—such as a plaza or courtyard—a place for people to gather, relax, enjoy a street performance, and watch passersby. Alternatively, this space might be more parklike, with seating areas, playgrounds, and green spaces for relaxation. The overarching goal would be to enhance the social fabric of the neighborhood. 

By integrating these elements, the redevelopment of the PeaceHealth University District Campus could be the kind of vibrant, sustainable, and connected urban environment planners dream of. This project represents a unique opportunity to thoughtfully foster a sense of place and community that would resonate for generations to come. Including a range of housing types—certainly affordable units among them—would ensure inclusivity and meet diverse community needs. Time will tell if this vision can be fully realized. I'm interested to see how the redevelopment will unfold and whether it will meet our high hopes and expectations. 

(1)  Poppi's (now Poppi's Anatolia) relocated to 992 Willamette Street in 1988 to make way for expansion of the PeaceHealth (Sacred Heart) University District campus.

(2)  The Walk Score of 91, means daily errands do not require a car. The transit score is 56 (nearby public transportation options are available), while the bike score is a perfect 100. Overall, the location is already within the most walkable neighborhood in Eugene.