The Downtown Riverfront Park is Open!

View looking west from the river overlook at the east terminus of 5th Avenue (all photos are by me).

The City of Eugene celebrated the grand opening of the new Downtown Riverfront Park this weekend. My wife and I took advantage of a brief break in Saturday’s wet weather to check out Eugene’s latest attraction. Having now walked through the mostly finished product, I will share a few thoughts about it.

 

The City of Eugene and Eugene Water & Electric Board first discussed the potential of a new park as part of the greater Downtown Riverfront redevelopment in 2008; I have tracked its design progress ever since. Though city staff have always envisioned the Downtown Riverfront Park as “urban in character,” it most importantly reestablishes the primacy of the Willamette River as a defining natural feature within Eugene’s urban core. Given its central location, it is destined to become a highlight for users of the Ruth Bascom Riverbank Path System.

Looking east from the river overlook at 5th Avenue

 

The power of the Willamette River—swollen by unseasonably high rainfalls—was in full evidence during our visit. Views from the new park’s overlooks highlighted the pronounced bend of the river through a consequential stretch of its meandering course northward. We enjoyed the riverbank and natural habitat enhancements, which already appeared well-established and mature. In the future, when the full scope of the Downtown Riverfront transformation is complete, the naturalistic treatment of the riverbank and the light touch of the pedestrian and bicycle paths that parallel it will complement the vertical development of the new neighborhood.

  

The City of Eugene selected the Portland landscape architecture firm of Walker Macy as its prime design consultant for the Downtown Riverfront Park. Echoing the City’s perspective, the firm characterizes its design as a “signature urban park.” Walker Macy also worked on the related upland infrastructure and streetscape design, which included significant stormwater treatment and phytoremediation through expansive rain gardens. As built, the park’s design reflects the considerable input Walker Macy received from members of the public during a series of open workshops (some of which I attended).  

 

Site Plan by Walker Macy.

Looking west toward the former EWEB headquarters. 

Though linear and shallow in proportions, the park does pack a lot into a small area.

 

Walker Macy’s design includes layers of varied treatment that echo the line of the river’s course:  pedestrian and bicycle paths, a boardwalk, guardrails, rain gardens, light fixtures, assortments of native plantings, and more. These layers visually enrich the linear park by means of texture, material, and color. Rather than an abrupt demarcation between the natural and the machine-made, the layered treatment presents a gradated transition.

SubSupra

 

A prominent feature of the park is a shiny pavilion adjacent to the river outlook at the east terminus of the newly extended 5th Avenue. Entitled SubSupra, the sculptural, reflective form is the work of Jill Anholt Studio. According to Anholt’s website, the pavilion “brings the undulating depth and shape of the Willamette River’s underwater terrain to shore where it becomes a dramatic and iconic gathering space at the river’s edge” that captures the “transformative and infinitely reflective character of the water itself.”   

 

While SubSupra does suggest shimmering movement and fluidity, its four legs appear clumsy and lacking in grace, and the supporting framing above is awkwardly visible from certain vantages. I don’t know how I might have solved the problem of holding up the canopy differently (skyhooks, maybe?) so perhaps I should reserve judgment.

 

Taking in the view from one of the new shelters along the riverfront path.

Collaborating with Walker Macy’s team, 2fORM Architecture designed the two steel and wood shelters that provide seating at strategic points along the pedestrian path. I like how the staggered benches in the larger of the two allows unrelated individuals, couples, or families to comfortably occupy it at the same time. I read somewhere that 2fORM purposely shaped the parabolic roof forms to reflect the sounds of the river down those seated below.

Interpretive art integrated into the deck drainage at one of the river overlooks. Click to enlarge the image and read the words cast in bronze, which refer to the history of the site as the previous EWEB service yard. 

 

We discovered several integrated art pieces; I am sure we missed others. A future piece will be a sculptural bronze water fountain that will frame views across the river to Alton Baker Park. According to the City’s project website, the proposed fountain (to be installed later this year) will tell the story of Eugene’s first predominantly African-American neighborhood, which the City razed to make way for the construction of the Ferry Street Bridge.

River overlook.

 A river runs through the city.

The new Downtown Riverfront Park is just a part of the yet-to-be realized larger vision for an active and accessible riverfront district and community destination. We should appreciate that at only three acres in total area, the Riverfront Park is a relatively small, albeit important, component of the 16-acre development. A future mix of complementary uses promise to more fully bring the city to the river. Notably, the park will be contiguous with the 1-acre plaza that will serve as a centerpiece of the Downtown Riverfront neighborhood. The developer, Atkins Dame, says construction of the hundreds of new housing units and new retail spaces will begin this fall, with total buildout scheduled to occur in 2025. Additionally, a team led by Mark Miksis of deChase Miksis Development and Arcimoto CEO Mark Frohnmayer propose to turn the shuttered EWEB steam plant into a vibrant, multi-use facility.  

 

Notwithstanding the incomplete state of the overall development, I feel comfortable assessing the park’s role in helping connect downtown Eugene to the Willamette River. Standing on its own merits, the Downtown Riverfront Park already accomplishes much. It restores the continuity of the Ruth Bascom Riverbank Path. It offers access to and views of the river. Its design features enhance and protect the natural habitats at the rivers’ edge. Most importantly, the new Downtown Riverfront Park will heighten our awareness of the historically significant river that courses through the heart of our city. Upon completion and full occupancy of the new housing and retail development that will border it, I have confidence the Downtown Riverfront Park will vindicate the City of Eugene’s efforts to create a regional destination where the river meets the city. 

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The Downtown Riverfront Park is hosting a free fan festival July 15-24 for visitors and local community members during the World Athletics Championships at Hayward Field. The festival may be a perfect opportunity for you to explore the new park if you have not done so beforehand.

 

Where the City Meets the River

Early (January 2018) rendering of the proposed downtown riverfront development (SERA Architects)

The January 25 edition of The Register-Guard noted the signing of the formal agreement between the City of Eugene and Portland-based Williams/Dame & Atkins (WDA) for the redevelopment of the former Eugene Water & Electric Board property along Eugene’s downtown riverfront. Accompanying the piece was a loosely sketched rendering of the proposed development (see above). 

The admittedly uninspiring image took members of the AIA Oregon-Eugene Section Committee on Local Affairs (CoLA) by surprise. A stirred sense of immediacy sparked CoLA’s ensuing, spirited discussion (by email): the project is happening, and it’s about to leap from paper to reality. Was this the best WDA and its architects (SERA) could come up with? The rendering suggested a trite, generic response absent qualities expressive of its unique setting along the Willamette River. Indeed, why feature this one perspective, and why such a seemingly random assortment of banal brick boxes? Did the image portend a failure to measure up to promises made to the community for developing a lively and inviting district reconnecting Eugene to the river that runs through it? 

I chimed in even though I recently relinquished my seat on CoLA to make room for new blood around the table. I agreed with the others in finding the published rendering underwhelming. I echoed the consensus that if WDA wanted to create a buzz about their project, this wasn’t the way to do it, but I also suggested reserving judgment until there was an opportunity to see more. 

It turns out withholding fire was the judicious course to take, at least for now. The exchange among the members of CoLA prompted me to learn more. I discovered the offending rendering was only one of a series produced by SERA more than a year ago for WDA’s presentation of their initial vision for the downtown riverfront site to Eugene City Council. That presentation included a wealth of additional information, including a series of diagrams highlighting a thoughtful evolution of the 2010 EWEB Riverfront Master Plan and the 2012 Specific Area Plan. The newly refined development scheme builds upon the community’s vision expressed in the earlier plans, maximizes value for the public realm and private investment, is designed for the realities of today’s marketplace, and integrates with the City’s planning for the future riverfront park. 

Another one of the images from the January 2018 WDA presentation

So, I’ll criticize the R-G for choosing to accompany its recent article with a dated, preliminary sketch rather than a more current image or a series of more representative views from different vantages (it may be that SERA did not make newer renderings available to the paper). A year is an eternity in the evolution of a design concept. SERA is too talented a firm not to have honed its recommendations for buildings truly responsive to their unique setting. I suspect we’ll soon see detailed designs for the first of the development’s new buildings, at which time we’ll all have a legitimate opportunity to decide whether they hit the mark. The lesson here is to have all the facts at hand before choosing to respond in a public forum. 

Riverfront Development Master Plan by SERA Architects for William/Dame & Atkins 

What the City presently has available for scrutiny on its Downtown Riverfront Project web page today is WDA’s and SERA’s year-old presentation rather than anything newer. Presuming the proposed plan expressed in that presentation remains current, it is fair game for comment. 

I believe WDA and SERA are saying the right things. They envision a flexible framework, as opposed to a fixed plan, citing the difficulty of predicting the future and how their past developments occurred in ways they could not entirely imagine up front. Their master plan emphasizes “seamless” connections that SERA’s designers hope will feel like they have always been there. An extension of 5th Avenue will be a pedestrian-oriented “festival” street, with a straight shot to a riverfront plaza/overlook. There will be a connection to the eastern terminus of 8th Avenue at the location of the existing railroad crossing. WDA envisions a new, landmark pedestrian bridge over the river, providing convenient access to Alton Baker Park, as well as other links to the existing riverfront trail system. The plan promises “site porosity and transparency.” 

WDA will build the project in phases, in their words “organically and at the right pace,” with ultimate completion years from now. When fully built-out, the plan will include more than two-hundred apartments, seventy market-rate townhouses, a hotel, a restaurant, retail space, and an affordable housing complex with seventy-five units. A key to the project’s success will be attracting people to live downtown. WDA believes the site’s unparalleled setting and the right mix of amenities will sell themselves, and they’re probably right. 

SERA’s recommendations include limiting the size of the buildings, such that no one structure is taller than four stories. Additionally, they’re advocating for active ground-floor spaces, quality building materials, and a fine-grained scale. In the words of SERA principal Kurt Schultz, AIA, “the buildings shouldn’t appear like they’ve come from outer space.” This may suggest a proven, conservative formula for the architecture, though ideally one that will steer clear of an overtly ersatz, historicizing expression. 

Bird's eye view looking toward the northwest from the south end of the downtown riverfront project site

I won’t mind if the majority of the development primarily becomes a backdrop for its riverfront setting and the public spaces its buildings help shape. I don’t think a huge dose of architectural bravura is called for here. The exceptions may be the proposed restaurant building, which by virtue of its siting adjacent to the 5th Avenue river overlook and plaza warrants pavilion-like treatment, and the new pedestrian bridge crossing to Alton Baker Park. Both of these have the potential to be postcard-worthy icons for Eugene. 

One thing that does bother me about a single development parcel like this in a city of Eugene’s size is that it may be too large relative to the urban fabric into which it is being inserted or appended to. Ideally, WDA will indeed develop the property incrementally and organically over time, though a certain critical mass will be necessary to begin with. In a perfect world, WDA would not be working with what is effectively a clean slate and starting almost everything from scratch. Thankfully, the City retained the Steam Plant, which will provide a modicum of historical texture for the site. My biggest fear is the completed project will feel sterile, lacking the richness that accompanies neighborhoods featuring successive layers of development.(1) 

Steam Plant vision by the deChase Miksis/Arcimoto/Rowell Brokaw team 

Speaking of the Steam Plant, the City of Eugene is seeking comments(2) from the public on its recently unveiled redevelopment proposal by a separate team led by Mark Miksis of deChase Miksis Development and Mark Frohnmayer of Arcimoto. As noted on that project’s website, the Steam Plant (completed in 1931 and in use until 2012) is “an iconic representation of our community’s history, ripe with possibility for the future,” and “the last physical representation of the birthplace of industry for the southern Willamette Valley.”  Mark Frohnmayer believes the project is an “opportunity to build something that is undeniably Eugene . . . that’s infused with our spirit of innovation, that’s at the nexus point on the river between downtown and the university, and that truly invites community participation on multiple levels.” 

The Steam Plant team’s website includes a video and draft renderings (by Rowell Brokaw Architects) suggesting the abundant potential of the redevelopment. It all seems very promising: the project team is a high-powered amalgam of innovative, locally-grown talents. I particularly like the suggested pairing of a public part of the cultural landscape with co-working/shared office space within the building as a way to make the project financially sustainable. The Steam Plan website also includes a link to the City of Eugene’s online survey, which will be open for public comment through February 19. 

Future interior view of the Steam Plant (rendering by Rowell Brokaw Architects)

In my opinion, the successful repurposing of the Steam Plant is critical to the fortunes of the overall riverfront development. The renovation of the building is ambitious. It is also a once-in-a-lifetime opportunity to honor the historic significance of the downtown riverfront site, and to link the heart of our city to the river by helping fulfill the “Willamette to Willamette” initiative. In the words of the deChase Miksis/Arcimoto/Rowell Brokaw team, “the rest of the [riverfront] district will be enhanced and will flourish if the Steam Plant—with its history, grit, and toughness—is the authentic anchor and connector that the public has been asking for.” 

I’m guardedly optimistic about both WDA’s riverfront development plans and the future of the Steam Plant project. If both are fully realized as their respective teams envision, Eugene might finally embrace the Willamette River in a manner befitting the waterway’s historical significance to our community. 

(1)  The City is about to remove the old, visually prominent bow-truss building adjacent to the Coburg Road viaduct. WDA considers it “an obstacle to getting the maximum value out of the property.” 

(2)  Representatives from the Steam Plant Team and the City of Eugene are hosting an Open House on February 7 from 4-7 p.m. at the EWEB Community Room. They will also be present at several community events to answer questions and get feedback. Community members will have the opportunity to speak with the team and learn about the concepts for the Steam Plant, as well as take virtual tours of building.

• February 7:  Open House at EWEB Community Room, from 4-7 p.m.
• February 8: Presentation at the Ignite, University of Oregon Campus
• February 16-17: Table at the Asian Celebration, Lane Events Center

City Club of Eugene Forum: Downtown Riverfront Redevelopment Project

Downtown Riverfront Redevelopment - Neighborhood Concept by SERA Architects

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. 

Aerial view: Parcel 3 is in the foreground; also visible is construction of the 5th Avenue extension to the river (City of Eugene photo)

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 5^th 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.

Downtown Riverfront Park

Downtown Riverfront Park Public Open House #1 - May 24, 2018

I attended the City of Eugene’s public meeting this past Thursday evening. Like everyone who attended, I was there to learn more about the proposed Downtown Riverfront Park project and express my preferences for what the park might be. I was pleasantly surprised by the well-attended event, which featured a room full of citizens who care about Eugene and wanted to have a say about how to make the new park an inclusive, active, and attractive place that truly connects downtown Eugene with the Willamette River. 

The project is perhaps one of the most extraordinary design opportunities ever available in Eugene. Our city can trace its origins to the banks along this stretch of the river. The Kalapuya peoples were the first to draw upon its resources. It’s where Eugene Skinner platted the city. “Skinner’s Mudhole” would be the locus of the settlement’s early industrial activity and central to its identity. The Eugene Water and Electric Board (EWEB) controlled the riverfront property for most of the past century. 

Eugene has largely developed away from the significant river that flows through its core. The Downtown Riverfront Park and the contiguous redevelopment of the former EWEB property promise to reconnect the city to the waterway. Revitalizing, enhancing, and preserving the riverfront will restore its historic importance to the city. Done right, a new Downtown Riverfront Park would resurrect the primacy of the Willamette River in the collective Eugene psyche. It would contribute toward a cultural landscape that is uniquely Eugene’s—a special place that both teaches and inspires. 

The meeting featured brief presentations by Emily Proudfoot, Landscape Architect with the City of Eugene, and by members of the team led by Chelsea McCann of Walker Macy, the prime design consultant for the project. The presentations were followed by the public input segment, which solicited responses to a series of questions about the participants’ preferences for the future look and feel of the park, how it might be used, and how public art might be incorporated. The feedback from the audience was tabulated in real time, anonymously, using polling software by ParticiPoll (everyone voted via web browsers on their phones or tablets). The process was easy, quick, and fun. 

The Downtown Riverfront Park; the area of the park is highlighted in green.

I was pleased to learn Walker Macy has yet to put pencil to paper. The meeting truly represented a kickoff for the design team’s efforts. The cynic in me feared the public forum was merely window dressing, a token action the City could point to, to withstand questions regarding community engagement in the design process. It’s clear to me this was not the case. The City sincerely values what citizens have to say. 

As the polling unfolded during the meeting, a partiality toward certain features became clear. People want access to the river for everything from recreation to simply enjoying the views. They don’t want those views obscured by an impenetrable wall of trees. Most expressed a desire for a more active kind of space, an urban park at the river’s edge, as opposed to a completely naturalized environment. I’m pretty sure there are many who weren’t present who strongly believe the river should only be restored to as natural a state as possible (read: humans are not welcome). They might be reassured to know the project’s guiding principles include developing habitat for species on and near the site, aligning riparian restoration with the river and site hydrology, and recognizing the property is a part of the greater Willamette River watershed. I fully expect the City and Walker Macy will strike the right balance and provide a park that is at once both an active, people place and an exemplary model of environmental stewardship. 

For those of you who weren’t at the meeting, a link to an online survey is available on the City of Eugene’s Riverfront Park webpage. The survey, which includes the same questions administered during the public session, should only take about 5 to 10 minutes to complete. The survey will be open until June 14. 

It’s important to point out the meeting’s focus was exclusively upon the narrow, 3-acre portion of the redevelopment site that will be the dedicated public park. It is the remainder of the 16-acre parcel that will be owned and redeveloped by Williams/Dame &Associates, the Portland company with whom the City of Eugene has signed an exclusive negotiating agreement for the property. This distinction wasn’t entirely clear to me before the meeting. If I have any reservations about separating the design process for the park from that of the Williams/Dame development, it would be the risk that plans for the park might get too far out in front of the Williams/Dame work. Ideally, the designs for both would take cues from one another with a synergistic intentionality. The whole should be greater than the sum of its parts. 

The next steps for the Downtown Riverfront Park project will witness Walker Macy incorporating the public input into the development of conceptual design options. Walker Macy will present its initial design concepts at another public meeting on Thursday, July 19. They will ask attendees at that meeting to provide feedback. The conceptual design phase will conclude in the fall; the City is planning a September 27 celebration unveiling Walker Macy’s final design concept. The overall goal is to have the park ready when Eugene hosts the 2021 IAAF World Track and Field Championships. 

If you’d like to stay up-to-date on news about the Downtown Riverfront Park project, follow the City’s efforts on Facebook or Instagram. You can also join the emaillist for project updates.

The Center of Gravity

The Lane County Farmers' Market bustles on a sunny Saturday afternoon in downtown Eugene (my photo)

 

If we’re fortunate, we may look back years from now at the current burst of development activity in Eugene and realize how propitious it was. This is a defining moment in our city’s history, one which we must capitalize upon. At stake is nothing less than downtown Eugene’s future identity, vitality, and livability. The decisions we make at this juncture will seal the district’s fate for years to come and impact its standing as the acknowledged heart of the city. It’s important we ensure our downtown withstands the pull of the ambitious plans outside of its orbit and remain Eugene’s center of gravity.

These farsighted plans include the EWEB Riverfront Master Plan. I find the vision shared by EWEB and the City of Eugene of a sustainable, urban “people place” along the banks of the Willamette River very promising. The strong framework developed by the team led by Rowell Brokaw Architects clearly articulates future riverfront development consistent with the community’s vision for the site. Everyone agrees with the notion of connecting the river to the city and the city to the river.

The vision presumes repurposing of the former EWEB operations center site as “Eugene’s Downtown Riverfront.”  My concern is if this is truly the goal, we must be careful to accomplish it without detracting from recent downtown achievements.

Eugene Riverfront Master Plan image by Rowell Brokaw Architects

 

The ongoing revival of downtown Eugene has been remarkable. Thanks to public leadership and private initiative, our downtown is more vibrant today than it has been in many years. The intersection of Broadway and Willamette Street is thriving once again and increasingly resembles the commercial and cultural crossroads it was long ago. The notorious “pits” have been filled. An assortment of unique retailers, restaurateurs, and artists is reopening long vacant storefronts. An increasingly diverse downtown population is helping to activate the sidewalks. Those of us who work or live downtown are thrilled by its renaissance. 

In view of this success, is pursuing the goal of connecting downtown with the EWEB riverfront development the right thing to do? Is there a risk we might spread downtown too thin? Would a vibrant and shiny new riverfront district remove the luster from the revival of Eugene’s historic downtown?

I believe Eugene’s downtown is already spread across too large an area. I recall Paul Farmer—who once served as the City of Eugene’s planning and development director (1998-2001) and recently stepped down as CEO of the American Planning Association (APA)—drawing a noteworthy comparison between Eugene’s downtown and that of a city with a metro population many times greater than our own. He said the area most Eugeneans regard as our downtown is equal in size to that of Pittsburgh, PA (where Paul also once worked). Granted, Pittsburgh’s “Golden Triangle” is largely constrained by the Allegheny River, Monongahela River, and Ohio River, so there’s basically no way for it to grow other than by building up. Eugene’s downtown is not so severely limited by geography. With the exception of Skinner Butte to the north, its edges are much fuzzier: our perception of its limits is shaped by legislated boundaries (i.e. the borders defined by the Downtown Urban Renewal District or the Eugene Downtown Plan) as much as it is by experiential cues.

Despite its recent success, the bottom line is downtown Eugene still lacks the critical mass necessary to assure its future.  It’s too diffuse because it’s too large. Too many still fail to find reasons to visit downtown. Without a sufficiently dense concentration of people, it cannot consistently generate the exuberant diversity on its sidewalks urbanites crave.

 

"Downtown Eugene with cars lined up at a stop, circa 1955" by OSU Special Collections & Archives: Uploaded by russavia. Via Wikimedia Commons

What downtown Eugene should stake claim to is being the region’s historic center for business, governmental, and cultural activities. Presently, more office space does exist there than in any other single section of town. Many of the community’s art galleries and principal performing arts venues—including the Hult Center, WOW Hall, McDonald Theater, and the Shedd—are also found downtown. The Lane County Farmers’ Market has always been located in the city center. Ditto for the Saturday Market, the First Friday Art Walk, and the Eugene Celebration. Lane Community College’s new campus across from the Eugene Public Library is evidence of that institution’s commitment to the city core. Downtown is also an important transportation center, home to Lane Transit District’s primary hub, the Amtrak rail station, and the Greyhound bus terminus.

Downtown’s center of gravity should stay where it is now. I think its general outline and “bones” should also remain generally as they are. Its boundaries shouldn’t expand. Its geographic center should not shift toward the river. We need to retain and reinforce downtown Eugene’s historical legacy and the distinct features that impart its genius loci (spirit of place). These features include the Park Blocks, the concentration of government buildings, the Willamette Street axis between Skinner Butte and Spencer Butte, and Skinner Butte itself.

In his seminal book, The Image of the City, Kevin Lynch stressed the importance of structure and identity, the vividness of elements, and a sense of the whole to how we perceive our urban environments. He spoke of the “contrast and specialization of individual character.” Achieving contrast and specialization entails the generation of well-defined edges, paths, nodes, landmarks, and districts. Ideally, we recognize a district by its singular qualities, which may include contrasting and unique features that “vivify the scene.”

Accordingly, one means to help secure downtown Eugene’s future is to avoid hitching its wagon to the proposed riverfront development. What many regard as a significant challenge for whomever EWEB and the City select to develop the riverfront property— that is the site’s relative inaccessibility—may ironically prove to be a blessing. This is because its isolation may bolster the contrast necessary to preserve downtown Eugene’s present structure and identity. Downtown’s greatest asset is being a unique place with its own underlying organizational structure. 

"Old Mill District Bend" by  Jenny Furniss. Licensed under Creative Commons Zero, Public Domain Dedication via Wikimedia Commons

Many may point to the Pearl district in Portland as a relevant precedent insofar as it is a significant and flourishing reclamation of a once moribund area immediately adjacent to a CBD. Perhaps a closer analog to what we’ll see happen in Eugene is the Old Mill District in Bend. Like the Eugene Riverfront project will be, the Old Mill District was assembled under the control of a single developer. Also like the Eugene Riverfront plan, it features mixed uses at relatively high densities arrayed in a pedestrian-friendly and scenic environment. Notably, the new development does not border Bend’s downtown. I happen to think both the Old Mill District and downtown Bend are thriving because they are separated from one another.

Older downtowns tend to be resilient in a way an altogether new development district may not be. They’ve grown over a span of time, more organically than if they sprouted overnight. Their incremental patterns of development are inherently forgiving and permit course corrections over time; however, further expanding downtown's reach may excessively tax that resiliency.  

Downtown Eugene is just finding its stride again and reestablishing its identity. We do need to be careful as we move forward with such ambitious and welcome projects as the development of the EWEB riverfront site. This is a time to take stock of these plans and to carefully consider how we can ensure they complement our still emergent accomplishments downtown. 

A River Runs Through (Eugene)

Aerial view of the Eugene Water & Electric Board (EWEB) riverfront site.

Based solely upon attendance at the November 10 EWEB Riverfront Master Plan Design Options presentation, it’s clear that a broad cross-section of Eugene’s citizens want a say in the future of the city’s downtown riverfront. Well over two hundred people attended the public event, filling the EWEB community room to capacity.

EWEB's urban design consultant, Rowell Brokaw Architects, and the Community Advisory Team (CAT) did not disappoint, presenting three thought-provoking, alternative visions. Each scheme involves the development of connections between downtown and the Willamette River, as well as improvements to the riparian environment. All would employ sustainable design strategies, and propose ways to teach about our river, our history and our city.

Option 1: City Green

• Concentrated public open space
• Pavilions in the park
• Internal public space away from river’s edge
• Extension of city grid at site’s urban edges
• Double and single-loaded primary street

Option 2: Organic Plazas

• Internal public plaza at heart
• Green extensions into city
• Character developed around existing buildings
• Backs of buildings on river
• Internal double-loaded primary street

Option 3: River Bow

• Layers of open space and paths at river edge
• Fronts of buildings on river
• Most publicly accessible riverfront
• Green reaches into city on 5th and Ferry
• Multi-modal festival street along river

It’s important to note that the options are representative of broad concepts only; Rowell Brokaw’s intention was to generate discussions about the place rather than necessarily settling upon a specific design direction.

All three options found their advocates among the enthusiastic community members in attendance at the meeting. The common thread was a desire for a more urban experience at the river’s edge. Many waxed poetically over the prospect of public access to the riverfront – of enjoying a cup of coffee al fresco while watching people and the river roll by; of working and living in a pedestrian-scaled, walkable precinct that is a reflection of their ethos. They imagined vibrant, people-oriented spaces, where they might engage in the life of the city. They recalled their fond experiences in other communities that embrace the rivers that run through them(1).

Some spoke of the unmatched potential of the EWEB site to resurrect the primacy of the Willamette River in the collective Eugene psyche. As central as the river was to our city’s identity during its formative years, it was clear to everyone at the Design Options presentation that this is no longer the case. EWEB’s vacation of its 27-acre property presents a once-in-a-lifetime opportunity to revive the downtown core by intensely developing and connecting it to the riverfront. Restoring the historic and structural importance of the river would abet efforts to seek identity and orientation. It is a key to reinforcing Eugene’s genius loci: the spirit of the place, that which we find most unique, distinctive, and cherish about our city.

Surprisingly (for Eugene at least) there were only a few individuals who expressed the opinion that any development along the riverfront is undesirable. While there are certainly many more who strongly believe that the river should only be restored to as natural a state as possible (read: humans are not welcome), they chose not to speak up or did not attend the meeting.(2) Those that did attend would undoubtedly acknowledge that EWEB, Rowell Brokaw’s team, the CAT, and the City of Eugene are intent upon protecting and enhancing the complex river ecology rather than harming it. The project’s guiding principles include developing habitat for species on and near the site, aligning riparian restoration with the river and site hydrology, and recognizing that the property is a part of the greater Willamette River watershed.

The EWEB site today, looking west toward the 5th Street Market.

I was impressed by the depth of consideration evident in the presentation. As a design challenge, this is an immensely complex undertaking. The physical constraints are numerous: the parcel’s history, its irregular shape, the necessary easements, the presence of site contaminants, and the scouring river itself. The points of connection to the existing urban fabric are limited, a consequence of the looming viaduct and the rail line along the property’s south boundary that forms a no-man’s land. And what should be done with the existing buildings on the site, particularly the old steam plant, warehouse, and vehicle maintenance shops? Are these structures worthy of preservation and adaptive reuse?

Under the viaduct.

Other challenges for EWEB and the designers include determining the correct mix of uses and a desirable balance between density and open space. They must satisfactorily address the vexing problems of parking and vehicle access (and how cars, cyclists, and pedestrians might all coexist peacefully). The team must also model a successful financial pro forma that provides some assurance of economic viability to prospective developers.

EWEB could answer the question of project feasibility in part if it developed a networked, ground-coupled energy loop that would serve the entire development. This would be an infrastructural improvement that it could finance by issuing long-term, general obligation bonds, a financing mechanism that is less practical for separate building developers. If EWEB made such an investment, it would secure a new income stream while eliminating the developers’ need to construct dispersed, less economical heating and cooling plants – a win-win situation.

I left the meeting questioning whether the density of development suggested by the concept images might be less than necessary to attract developers. Afterward, Greg Brokaw pointed out that the total floor area depicted with each of the options actually represents the equivalent of several Crescent Villages. The real question may be whether the Eugene market is large enough to absorb so much new commercial and residential space in the city’s core.

My hope is that whatever shape the EWEB Riverfront Master Plan takes, it will provide a blueprint for reviving Eugene’s downtown by giving people a reason to go there.(3) Ultimately, this might suggest that downtown’s center of gravity should shift toward the river. If this occurred, the City’s ongoing efforts to resuscitate the current core area would warrant reassessment. At the least, a successful riverfront development could provide an impetus for a more deliberate reinforcement of Eugene’s urban identity.

Visit the EWEB Riverfront Master Plan website regularly for project updates. The next public input meeting will occur in February 2010, when Rowell Brokaw will present the draft master plan.

All images in this post courtesy of Rowell Brokaw Architects.

(1) Register-Guard columnist Bob Welch beat me to the punch with his November 15, 2009 column about the future of the EWEB property that also riffed on the “River Runs Through It” theme. Darn you Bob Welch!

(2) A true restoration of the river at this site to its previous, natural state is impossible. Before the Willamette was altered by human activity, it followed an altogether different and mutable course. Today, the south bank of the river as it flows past the EWEB property is armored to prevent erosion and to preserve its current alignment.

(3) I’m echoing Bob Welch’s words in this regard. He asserts in his column that people have reasons to go downtown now, but the critical mass necessary to make it a vibrant place does not exist. A river connection will attract more people and make downtown a destination worth going to.