20272009_A1_Attachment A_Overview of Downtown Riverfront Construction Projects.pdf

Attachment A:

Overview of Downtown Riverfront Construction Projects

This attachment provides an overview of the projects considered by this Request For Proposals.

The projects are split into Near Horizon and Far Horizon categories. The Near Horizon projects include three separate but related projects that are in early stages of planning and have had some scoping completed already. Far Horizon projects have had little to no scoping completed.

The Process Overview section describes how projects will progress through preparation, decision-making, and implementation.

Process Overview All projects will generally follow this 3-step process:

Preparation Phase: This phase involves conducting pre-development work to better understand the scope of each project. This includes the development of concept designs and cost estimates. All three Near Horizon projects described below are in the Preparation Phase.

Decision Point: Depending on the project, staff or the City Council, in its role as Urban Renewal Agency Board, will consider the proposed scope of work and cost estimates and decide if the project should move forward.

Implementation Phase: This phase entails implementation of the project, including construction.

Near Horizon Projects The Owner’s Representative will support the City to determine the scope and potentially implement three related Downtown Riverfront Construction projects, described below:

Riverfront Connections: Within the larger Downtown Riverfront neighborhood, Eugene’s City Hall plays a unique role as both civic building and symbol of the community and a large employment center. But the building is disconnected from the rest of the neighborhood, including the new Downtown Riverfront Park and Plaza.

To explore how best to build connectivity, accessibility, and integration into the overall Downtown Riverfront, staff contracted with Walker Macy, a Portland-based landscape architecture firm. The Walker Macy study focused on relocation of the building’s existing power generator, the primary barrier to connecting City Hall to the Downtown Riverfront and an exploration of how best to stitch the site into the surrounding urban fabric.

Walker Macy recommended moving the generator to within the secure parking lot to the east of its current location and reconfiguring that parking lot to maintain adequate space for building needs. The option was deemed most viable due to its ability to keep the generator near its current location, to avoid existing utilities or easements, to maintain the generator in a secured enclosure, and to minimize its visual impact on the adjacent buildings and Riverfront Park. By relocating the power generator, the opportunity to truly connect City Hall to the Downtown Riverfront becomes possible with a new sidewalk and drive aisle connecting north from the intersection of Ferry Street and 5th Avenue.

Preparation Phase: Additional work is needed to refine the design and develop a full cost estimate. The project is authorized to advance through Design Development. The Owner’s Representative will manage procurement of a design firm and manage that work.

Decision Point: Once a cost estimate has been completed, the Urban Renewal Agency Board will determine whether to allocate Urban Renewal dollars to implement the refined designs.

Implementation Phase: If the Agency Board does approve that use of funds, the Owner’s Representative will manage that construction project.

Parcel 8 Food Hall: Parcel 8, located just south of the point at which 5th Avenue connects with the Riverfront Park has been designated for commercial use, providing a space for the community to enjoy food and drinks along the Willamette River. The Urban Renewal Agency has entered into a nonbinding agreement with Colwen LLC to develop a food hall on the site, creating a space that would offer a variety of vendors in a single space. City staff are working with Colwen LLC to explore a project where the Urban Renewal Agency develops and constructs the building and then leases it to Colwen LLC.

Preparation Phase: City staff are currently working with Colwen LLC, an architecture firm, and a design firm to refine the project concept and develop a preliminary cost estimate.

City staff will continue to lead the Preparation Phase for this project, though the Owner’s Representative will provide guidance and expertise during this phase.

Decision Point: The Urban Renewal Agency Board will consider the proposed project in the fall of 2026 and determine whether to allocate Urban Renewal dollars to move the project forward.

Implementation Phase: If the Agency Board approves the funds, the Owner’s Representative will work with City staff and Colwen LLC to establish a process that leads to a successful project. The Owner’s Representative will provide the necessary project management, design management, construction management, technical assessment, and commissioning agent assistance to help the City deliver a food hall that meets the needs of the community.

Eugene Riverfront Utility Resolution: In 2022, the City/Agency completed a public infrastructure improvement project for the Downtown Riverfront, including public and franchise utilities. Post-construction utility locates, potholing, topographic and boundary surveys, and supplemental investigations identified several locations where public and private utilities were installed outside the right-of-way (ROW), resulting in encroachments onto private property.

The City contracted with Mazzetti to identify these utility encroachments and lead the design and construction process to document and address the existing issues, including potential utility relocations. EWEB and several private communication utility lines were installed under the City’s infrastructure project contract, and the City is assuming responsibility for resolving the encroachments of this infrastructure with the affected private property owners. The natural gas infrastructure was installed by NW Natural and will be relocated by NW Natural. Coordination and collaboration among all entities is required to ensure encroachments are resolved either by relocating the utilities or negotiating easements or property buybacks. The deliverable will be the full resolution of all utility encroachments on Downtown Riverfront Parcels 9, 10, and 7R.

Preparation Phase: The City has taken initial steps to scope this project; however additional work is needed to better understand the scale and cost of this project. The Owner’s Representative will provide the necessary project and design management for this phase of the project, working with the City staff to finalize the scope of this project.

Decision Point: Once the cost estimates for this project are known, City staff will determine whether to move forward with this project.

Implementation Phase: If the City does approve that use of funds, the Owner’s Representative will manage the construction project.

Far Horizon Projects All activities eligible for Riverfront Urban Renewal funding according to Section 600 of the 2024 Amendment to the Riverfront Urban Renewal Plan are considered possible Far Horizon projects for the purpose of this RFP. Below is an excerpt of Section 600 from the 2024 Amendment:

“To achieve the objectives of this Plan, the Agency may incur indebtedness to finance the following urban renewal projects, and may pay that indebtedness with tax increment funds:

A. Existing Activities The Agency may complete and provide tax increment funds to urban renewal projects authorized and for which some action has been taken prior to the 2024 Plan Amendment (for example, the Downtown Riverfront Plaza, the Steam Plant Redevelopment, the Downtown Riverfront Affordable Housing Project, and the Railroad Quiet Zone). The Agency may also continue to operate the River Loans Program. All dollars loaned must come from program revenue and not from tax increment funds.

B. Additional Housing The Agency is authorized to support the creation of housing in the Plan Area through the following activities:

B-1. Development Fee Assistance The Agency may use tax increment funds to pay development fees for development that results in the creation of new housing in the Plan Area. Development fees paid by the Agency may include Systems Development Charges, permit fees, and other government-imposed fees. The Agency Board will establish eligibility criteria for Development Fee Assistance. If the criteria are met, Agency Board approval pursuant to Section 700 of the Plan is not required. Eligible projects must result in new housing and include new construction or redevelopment of existing buildings.

B-2. Real Property Acquisition and Disposition The Agency may use tax increment funds to acquire real property when the acquisition of the real property is necessary to support the creation of additional new housing in the Plan Area.

The process for selling or disposing of property acquired for the purpose of supporting the creation of housing will be determined by the Agency Board. Property acquired to support the creation of housing may be offered to a developer for a reduced price or at no cost, as determined by the Agency Board.

C. Physical Improvements to Address Safety and Comfort The Agency is authorized to make improvements to public spaces including streets, curbs, and sidewalks in the Plan Area to create safe, accessible, and welcoming places for users.

Possible improvements include:

C-1. Street, Curb, Alley, and Sidewalk Improvements Improvements within the Plan Area may require the construction of new streets, curbs, and sidewalks. The Agency may fund sidewalk and roadway improvements in the Plan Area including design, redesign, construction, resurfacing, repair, and acquisition of right-of-way for curbs, streets, and sidewalks, and pedestrian and bicycle paths. Projects that may be undertaken include:

• Local street, curb, and sidewalk improvements to support commercial and other street-level activity in the Plan Area or as identified in the Eugene Capital Improvement Program; and

• Other street, curb, and/or sidewalk improvements identified by the Agency.

C-2. Streetscape Projects The Agency may participate in activities that will improve the visual appearance of the Plan Area, including but not limited to:

• Accent paving;

• Decorative lighting;

• Street trees, planters, and landscaping;

• Furnishings, including benches, trash receptacles, bicycle racks;

• Street and directional signage;

• Public art and water features;

• Gateway monuments and landscape features; and

• Undergrounding of utilities in the Plan Area.

C-3. Pedestrian, Bike, and Multi-Modal Transportation Improvements The Agency may participate in activities that support pedestrian, bicycle, other non-automobile, and transit uses in the Plan Area and connections between the Plan Area, downtown, public parks, and other areas of Eugene. Projects may include:

• Construction of bicycle parking and storage, transit stops, covered shelters, transit pullouts;

• Provide new bike paths or lanes in the Plan Area;

• Provide pedestrian connections to the broader downtown, riverfront, and surrounding areas;

• Provide more prominent entrances to the downtown area; and

• Provide weather sheltering devices for the protection of pedestrians.

D. Projects Directed/Initiated by the Agency Board The Agency is authorized to participate in eligible activities and projects should the Agency Board decide to pursue them, such as:

D-1. Parking and Mobility The Agency is authorized to participate in the development of parking and mobility infrastructure in the Plan Area, including surface lots or garages. These improvements will benefit the Plan Area by increasing public use of the area. On-street parking is anticipated to meet most of the standard daily needs of people accessing public amenities in the Plan Area, such as the Park, restaurants, and commercial spaces. However, on-street parking will not accommodate all of the parking needs during high demand periods such as nights and weekends, and during special events. In addition, the Steam Plant parcel size is not sufficient to accommodate anticipated parking needs for its future redevelopment into a mixed-use center.

While implementation of certain physical improvements in Section 600C may reduce the need for parking, it is still expected that additional parking may be needed, at least in the medium term.

D-2. Transmission Lines Rerouting The Agency is authorized to participate in the effort to reroute the transmission lines that service the Willamette Substation and currently run from the electrical tower in the Riverfront Park, south along the river next to the Steam Plant. Rerouting of the transmission lines would allow removal of the existing Riverfront Park tower, opening up views at the southern end of the park and in front of the Steam Plant and creating more passive open space in those places.

D-3. Open Space Improvements The Agency may participate in funding the design, acquisition, construction, and/or rehabilitation of public open spaces and parks within the Plan Area. Projects to be undertaken may include:

• Walkways and plazas;

• Shelters;

• Buildings;

• Landscaping;

• Accessibility improvements;

• Lighting;

• Furniture; and

• Art.

D-4. Other Development Support The Agency is authorized to support development and commercial activities within the Plan Area through the following activities:

a. Financial Assistance The Agency may use tax increment funds to provide financial assistance to property owners, for physical improvements to privately owned properties that will address the goals of the Plan. The activities eligible for financial assistance could include housing development, green building or renewable energy investments, improvements to ground-floor storefronts, and improvements to vacant or underutilized commercial spaces to increase flexibility and marketability.

b. Real Property Acquisition and Disposition The Agency may use tax increment funds to acquire real property for the purpose of supporting the objectives of this Plan, including the support of commercial activity.

The process for selling or disposing of property acquired for the purpose of supporting commercial activity will be determined by the Agency Board. Property acquired to support commercial activity may be offered to a developer for a reduced price or at no cost, as determined by the Agency Board.

D-5. Other Public Facilities The Agency is authorized to participate in development of public facilities including City Hall, police and fire facilities, libraries, recreation centers, conference facilities, and community centers. These facilities will benefit the Plan Area by increasing public usage of the area, by enhancing protective services, and by stimulating additional public and private investment in the Plan Area. The extent of the Agency’s participation in funding such facilities will be based upon an Agency finding on the benefit of that project to the Plan Area, and the importance of the project in carrying out Plan objectives. The type and location of these public facilities will be determined by future study. Potential public facilities to be assisted include:

• New Police Building or City Hall.

These public facility projects were designated and authorized by Section 600A(7) of the 2004 Riverfront Urban Renewal Plan and continue to be authorized by this renumbered Section 600D(5). The only amendments made to this renumbered Section 600D(5) are to change references from “renewal area” to “Plan Area” for consistency with the language used in other areas of the Plan and removal of a new federal courthouse building as an eligible public facility project following the construction of a new federal courthouse building in 2006.