Newport unveils draft city‑center revitalization plan, emphasizes 'couplet' design and phased implementation

Newport city officials and their consultants presented a draft City Center Revitalization Plan during a joint work session, detailing five goals — an active mix of uses, safe and efficient traffic flow with managed parking, a clean welcoming appearance, planned property development and targeted infrastructure investment — and recommending a phased implementation that includes design‑code updates, streetscape changes and housing studies.

The plan places heavy emphasis on a one‑way couplet design for U.S. 101 through the central business district. Jim Henke, a consultant on the project, described the tradeoffs in pedestrian and vehicular performance between the couplet and a conventional two‑way configuration: the couplet reduces pedestrian‑vehicle conflict points and shortens crossing distances, he said, noting an approximate 24‑foot curb‑to‑curb crossing on the couplet (an estimated 6–7 seconds for a healthy adult) compared with about 56 feet (about 16 seconds) for the two‑way option. Transportation staff member David said a traffic analysis for the couplet was included in the 2022 Transportation System Plan and that the couplet produced “some slight improvement in highway operation,” but the corridor is still expected to experience congestion in the future.

Why it matters: Consultants and staff framed the plan as a multi‑year program intended to change the character of downtown Newport — making the 101 corridor and adjacent streets more walkable and attractive to residents, visitors and developers — while recognizing the need to phase work, secure funding and coordinate with state transportation authorities.

What was presented: Jim Henke walked through diagrams showing three subareas — a central business district (the study's most intense urban area), the Highway 20 corridor and a hospital node — and illustrated proposed streetscape elements, gateway treatments, a relocated bus stop near City Hall, festival streets that could be closed for events, and options for parking and on‑street frontage treatments. The visuals also included redevelopment concept studies and housing typologies (flats, townhouses, duplexes) with testing of parking ratios to gauge feasibility.

Council and committee members raised operational and cost questions. A council member asked who would maintain new landscaping; Henke said maintenance strategy would be refined in preliminary design and could mix city maintenance, property‑owner responsibilities and lower‑maintenance plant palettes. Another member asked about building rehabilitation incentives; staff said parallel programs — including funds to help storefronts and demolition assistance where needed — are part of the implementation strategy.

Streets and safety: Henke and staff argued the couplet enables more room for greening and protected bike lanes and reduces pedestrian crossing exposure. Participants discussed parking design (8‑foot parking stalls with buffers, wider travel lanes) and how wider, buffered sidewalks could create space for seating and outdoor activity while still improving driver maneuverability compared with current conditions.

Design standards and code changes: Consultants from HerbWorks have begun drafting form‑based code recommendations and targeted amendments (including possible updates to Chapter 14.3 and a proposed City Center design review district modeled on the existing Nye Beach overlay). Derek (city staff) said the intent is to make standards clear and objective so reasonable projects that meet the form‑based criteria can proceed in a predictable way, while leaving room for periodic adjustment and potential demonstration projects to set a tone for future development.

Housing and market testing: The team showed targeted redevelopment studies of a handful of lots, estimating unit counts for mixed‑use and residential prototypes. Staff said the materials include order‑of‑magnitude testing of parking ratios (for example, 1.0–1.2 spaces per unit) to assess whether planned housing types are feasible within the study area.

Implementation and funding: EcoNorthwest (implementation consultant) has begun a framework for funding and phasing. Staff noted the city already has a financing mechanism in place through a Northside urban renewal district (referred to during the session as a primary local funding tool) and will pursue state and federal grants. The team committed to providing planning‑level cost ranges and a timeline to help set community expectations about near‑term actions versus longer‑term investments.

Farmers market and public facilities: Consultants said the farmers market can remain at its current location and that covered parking or vendor canopies could be accommodated; they also said if a better site emerged, relocation would remain an option. The presentation included an exhibit estimating minimal net loss of parking at the north end where the couplet would reconnect.

Outreach and next steps: The project team scheduled a second public event for April 3 (City Hall, 4–7 p.m.) and planned additional outreach to community groups. The advisory committee will meet again in May, with staff aiming to complete the final plan and begin hearings before planning commission and city council in the summer months. David (transportation staff) said the plan will update the couplet traffic analysis to reflect changed land‑use assumptions.

Quotes: Mayor Jan Kaplan opened the session: “I’m Jan Kaplan. I’m the mayor.” Consultant Jim Henke summarized the plan's purpose and goals and said, “If we can achieve those five things with this plan, we think…we've moved the vision forward.” Transportation staff member David said the couplet traffic analysis was included in the city’s TSP and that it “did result in some slight improvement in highway operation,” while cautioning the corridor will remain congested in the future.

What was not decided: The meeting produced no formal votes or final decisions. Committee members and staff discussed preferences, potential code language, and phasing, but the couplet versus two‑way decision and any code amendments will return for further public outreach and formal hearings before the planning commission and city council.

Next public step: The project team will present refined exhibits, order‑of‑magnitude cost ranges and the housing unit studies at the April 3 public event and will bring revised materials back to the advisory committee in May in advance of summer hearings.