USPS Infrastructure and Urban Design by lloyd lindley II

United States Post Office Urban Design and Infrastructure

Preliminary Analysis April 7, 2010

Portland Development Commission

Consultant Team

Bruce Warner Executive Director

Lloyd D. Lindley, ASLA

Lew Bowers Central City Division Manager Steven Shain Development Manager Sarah Harpole Senior Project Manager

architectural-prototypes Craig S. Holmes, Artist URS, Inc.

Table of Contents Introduction

Background Purpose

1 3

Site Description

Urban Design Site Access and Circulation Zoning

5 11 13

Concepts

Concept Description Concept One Baseline Concept Two Irving Main Street Concept Concept Three Johnson Main Street Concept

16 20 22 24

Infrastructure Cost Estimate

Appendix

Detail Cost Estimates

Bibliography

Introduction Background

NW Overton

NW Northrup

er iv R

NW Marshall ge

NW Lovejoy

o Br

NW Kearney

1 NW Johnson

USPS Site

NW Irving

NW 4th

NW 5th

NW 6th

NW 8th

NW Park

NW 9th

NW 10th

NW Glisan

NW Broadway

NW Hoyt

NW 11th

Urbanistically, within the River District the site creates a link between the Pearl District, North Pearl, and Old Town/Chinatown and forms the district gateway to northwest Portland at the Broadway Bridge. Connections to the Central Business District via the North Park Blocks and Broadway and nearby housing, colleges and universities, entertainment, open space, and retail and commercial services strengthen the geographic importance of this site.

te et

Amtrak at Union Station, Metropolitan Area Express (MAX), bus and future streetcar provide service within a 5 to 10 minute walk from the heart of the site. Being centrally located between I-5 and I-405 provides convenient access to the interstate highway system.

m illa

The United States Post Office is the largest centrally located redevelopment parcel within Portlandâ&#x20AC;&#x2122;s Central City. At approximately 14 acres, the site bookends Portland State University and the Central Business District. The site anchors the Broadway Corridor on the west end of the Broadway Bridge while the Rose Quarter anchors the corridor on the east bank of the Willamette River.

Purpose Over the past 15 years, a significant amount of planning and mixed use residential development has occurred around the USPS site. Currently, the Portland Development Commission is seeking to attract innovative, next generation employers to the River District that would contribute to the implementation of the Portland Economic Development Strategy, and leverage past housing, streetcar, MAX and infrastructure investments in the district. In anticipation of the potential acquisition of the USPS site by the Portland Development Commission for this purpose, the following work contemplates prospective redevelopment scenarios that extend the central business district to the north and increase employment opportunities within the Central City. Specifically, the concepts evaluated site access and connectivity to the existing street and park systems to prepare infrastructure comparisons and associated costs for providing basic streets and utilities. Three infrastructure models surfaced that illustrate a framework for fine grained and multi-block campus development patterns, and represent a range of required infrastructure investment.

Portlandâ&#x20AC;&#x2122;s Central City is a destination of choice by the creative class due to its edgy, unpredictable character and compact, connected urban experience. While the character of the Central City may be attributed to the unique history of the region and its people, the city plays a critical role in maintaining the unique attributes of the Central City by investing in signature projects, continuing a tradition of smart urban planning, fostering an attractive retail environment and providing support for arts and culture. Portland Economic Development Strategy

View at NW Johnson Street at NW 9th Avenue looking south, above. View looking west on NW Kearney pedestrian connection, opposite

Site Description Urban Design Gateways The ‘Y’ created by the Broadway Avenue and Lovejoy Street bridge ramps is classified as a Central City District Gateway. The Broadway Bridge is one of seven bridge crossings that link the city from east to west.

multiple parcels, resulting in more than one high exposure location. For example, the corners of Lovejoy St. / 9th Ave. and Hoyt St. / Broadway Avenue, anchor two different parcels with high exposure to multiple modes of traffic.

This gateway location is supported by autos, service vehicles (25,000 daily trips) and bikes (nearly 2,000 daily trips) that arrive via the Broadway Bridge from I-5 at the Broadway Weidler interchange and from the greater northeast Portland bicycle network.

These locations are also supported by development or by high density and employment supportive future uses like Pacific Northwest College of Art (PNCA) at Broadway Ave. and Hoyt Street.

USPS

100 Percent Corners The 100 percent corner experiences the highest exposure to pedestrians, bicyclists, public transportation, and commuters, from any vantage point. Depending on the development approach, a 100 percent corner could occur on

Pearl Old Town/ Chinatown

Potential 100 percent corners are: • •

Hoyt St. / Broadway Ave. 9th Avenue / Hoyt, Irving, Johnson and Lovejoy Streets.

9th Avenue / Lovejoy Street is currently the site’s most diverse and dynamic corner with residential, commercial, community services, restaurants, office space, and retail.

Central City Plan Districts Map

Views Prominent views focus south over the North Park Blocks and east toward Mt. Hood and Mt. St. Helens. These views are realized above 40 feet (3rd floor level).

The River District Design Guidelines call for reinforcing the identity of the Union Station area and orienting buildings away from the station. The Union Station clock tower view from the east bank of the Willamette River is protected. The fundamental Central City Design Guidelines request that buildings orient and reinforce connections to the Willamette River. The surrounding street rights-of-way, especially Broadway Avenue and the Broadway Bridge, offer nearly unobstructed views to the east and northeast.

Special Areas The area beneath the Broadway and Lovejoy bridge ramps provides an opportunity to create special use areas for a public market or farmers market, covered outdoor events, and covered access to and from public parking and Union Station. The Hoyt Street frontage between 8th and Park Avenues provides an opportunity to create a connection to the North Park Blocks, future home of the Pacific Northwest College of Art (PNCA), and to the Central Business District. Currently, 9th Avenue is developed only on the east side with residential, office and retail uses. The west side fronts the site between Hoyt and Lovejoy Streets providing an opportunity to create a lively retail and pedestrian street that could serve employment uses internal to the site.

Open Space The North Park Blocks are part of a planned open space sequence that connects the Downtown to the river via a series of links and spaces that include Park and 8th Avenues, Kearney Street, Jamison Square, the Boardwalk on 10th Avenue, North Park Square and The Fields. This sequence of parks and access ways terminates at Centennial Mills and the Willamette River. Johnson Street, Lovejoy Court and Station Way also play a role in completing the connection between downtown and the river by filling in links between destinations, existing and proposed pedestrian bridges and future development parcels north and east of the Lovejoy and Broadway viaducts.

m illa

NW Overton

The Fields

te et

NW St

on ati

NW Northrup

North Park Square

a ro

er iv R

NW Marshall

ay W NW L

ovejoy

NW Lovejoy

Ct.

USPS Site 14 acres

Jamison Square NW Johnson

NW Irving

NW Hoyt

Legend

NW 3rd

NW 4th

North Park Blocks

NW 5th

NW 9th

NW 10th

NW 11th

NW 12th

The Boardwalk

NW 13th

Pedestrian Connections

NW 6th

NW Glisan NW Broadway

Open Space

L an Su Chinese Garden

Building Framework Building massing from 9th Avenue and Hoyt Street is fine grained and relatively uniform with full block mixed use developments to four stories. Building heights increase moving toward 9th Avenue and Lovejoy Street where the buildings are up to nine stories. Taller buildings are widely spaced from one another because of gradual market changes that produced lower profile developments during early years. In general, above the third floor, the USPS site provides flexibility for orienting buildings toward impressive views and ideal light and air conditions.

Flexibility to manipulate building massing to emphasize identity is relatively unrestricted due to few dominant building masses around the site. The exceptions are buildings at 9th Avenue and Lovejoy Street, the Union Station clock tower, and the 511 Building future home of PNCA. NW 9th Avenue looking north.

Identity River District Design Guidelines suggest reflecting past century industrial age architecture. This contributes to overall district identity and creates connections between the USPS site and Centennial Mills. USPS site development also benefits from the employment zoning designation as the River District is predominantly residential. An employment brand could be strong in conjunction with high transit service and surrounding diverse medium to high density residential neighborhoods. The Pearl District is identified by a rich variety of restaurants, shops, broad selection of housing and creative culture. The surrounding context houses product, graphic, architecture and landscape architecture design firms as well as advertising and communications companies. Shopping, art galleries and personal services are conveniently available west of 9th Avenue, south of Hoyt Street or within a 5 to 10 minute walk from most areas of the USPS site.

the Fields

m illa

NW Marshall

te et

Jamison square

NW Johnson

NW Irving

USPS Site

NW Kearney

S B

NW Hoyt

Legend Pedestrian Connections

Open Space

Pedestrian Street

TransitAccessPoints

One Way Street

5-Minute Walk

Two Way Street

NW 4th

NW 5th

NW 6th

NW 8th

NW Park

NW 3rd

S NW Broadway

NW Glisan

NW 9th

•

NW Lovejoy

NW 10th

•

NW Marshall

NW 11th

•

North public parking garage Under the Lovejoy ramp between Broadway and 8th Avenue Union Station parking - Off Station Way under Broadway ramp Union Station - Irving and Johnson Streets MAX stations - 5th and 6th Avenues between Glisan and Hoyt Streets

north Park square

er iv R

•

NW Northrup

NW 12th

Access to Context

B Bus Stop S

Streetcar Stop

M MAX Stop C Commuter Rail

l an su chinese Garden

Site Access and Circulation Pedestrians The site is within the northwest pedestrian district emphasizing sidewalk and access improvements for people moving about on foot.

Off-street pedestrian paths on Irving, Kearney and Marshall provide pedestrian access to and from the site at Broadway and Lovejoy Court.

Bikes City Bikeways surround the site on Broadway, Hoyt Street, 9th Avenue, Lovejoy Street and Lovejoy Court. Irving, Johnson and potentially Kearney Streets provide bicycle circulation within the site. Some bike access may occur at 8th Avenue through the open space.

Auto and Service Vehicles Potential access points include Hoyt Street at Broadway and Lovejoy Street at 9th Avenue.

Jamison Square at NW 10th and NW Johnson.

MAX, Streetcar and Bus Transit stops are all within a 5 minute walk of the center of the site. Hoyt Street provides the best access and circulation from MAX stops on 5th and 6th Avenues between Glisan and Hoyt Streets. Streetcar access is by 9th Avenue, Kearney Street and Lovejoy Court from stops on Lovejoy Street between 9th and 10th Avenues.

Secondary access points are on 9th Avenue at Irving and Johnson Streets.

Streetcar access is also from Irving and Glisan Streets on 10th and 11th Avenues. Irving, Hoyt and 9th provide the most direct routes to the site.

Tertiary locations are off of Station Way between Johnson and Kearney Streets and from Lovejoy Court. Low Broadway Bridge clearance at Johnson Street allows for car access only.

Hoyt, Broadway and Irving Streets provide access from the only adjacent bus stop at the site on the northwest corner of Broadway and Hoyt Street.

sIte access and cIrcuLatIon MaP

m illa

the Fields

te et

NW Marshall

north Park square

ion at

er iv R

NW Northrup

NW Marshall

NW Na

ito

NW Lovejoy

NW Kearney

Jamison square

USPS Site

NW Johnson

B M

NW Hoyt

NW 3rd NW 4th

Commuter Rail

NW 6th

LRT Stop

NW Broadway

Streetcar Stop

NW 8th

MAX Stop

north Park Blocks NW Park

B S

NW Glisan

NW 9th

Two Way Street

NW 12th

One Way Street

NW 5th

Pedestrian Street

NW 10th

Open Space

NW Irving

NW 11th

Legend

l an su chinese Garden

Zoning

The entire site is zoned EXd which is designated for employment uses. The FAR is 4:1 with a maximum building height of 75 feet with 100 percent building coverage by Central City Plan maps. Surrounding zoning is complementary to employment zoning with CXd designated for commercial uses to the east and south and Exd to the north and west. The â&#x20AC;&#x2DC;dâ&#x20AC;&#x2122; designates a Central City design district which requires making application and design review through the Portland Design Commission.

13 USPS Site

Concepts Concept One:

Baseline Concept

Concept Two:

Irving Main Street Concept

Concept Three:

Johnson Main Street Concept

Capturing the job growth envisioned by the strategy will require the continued development of Westside employment districts. These districts, which include the Downtown Core, University District, Pearl District, and Old Town/Chinatown, can serve as potential headquarters sites as well as locations for clustering firms seeking a wide range of office space. Examples of expanded job centers could include the Post Office site and property near the proposed Oregon Sustainability Center.

Portland Economic Development Strategy

View from NW Johnson Street at NW 9th Avenue looking south, above. View looking west on NW Kearney Street pedestrian connection, opposite.

Concept Descriptions Three infrastructure concepts illustrate potential configurations for streets and open space within the 14 acre USPS site. The adjacent table compares each concept by gross area and estimated cost. Costs are order of magnitude based on recent bidding and estimating of infrastructure projects within the Central City. Floor Area Ratio (FAR) is based on existing Central City zoning and parking is calculated at .25 parking spaces per 1,000 gross square feet (GSF). Concept One: Baseline Concept represents the baseline street standard requirements for the Central City and the River District. It provides the greatest number of streets and extends the North Park Blocks north through the site replicating the 200 x 200 foot Portland block system. Johnson and Kearney Streets provide access between Union Station and the heart of the Pearl District. Both Kearney and Johnson would link the open space sequence between the Park Blocks and Centennial Mills.

Concept Two: Irving Main Street Concept site access is from 9th Avenue and Broadway with primary circulation on Irving Street. Park Avenue and Johnson Street serve local internal distribution and access. Irving Street creates a convenient connection to MAX, streetcar and bus service. An extension of the North Park Blocks stretches from Hoyt Street to the Lovejoy ramp linking the Central Business District through the site. Johnson Street would link the open space sequence between the North Park Blocks and Centennial Mills.

Union Station viewed from NW Johnson Street and Station Way.

Concept Three: Johnson Main Street Concept provides site access on new streets from 9th Avenue and Station Way on Johnson Street connecting Union Station to the heart of the Pearl District. Irving Street provides local access and internal circulation. A segment of Park Avenue between Irving and Johnson Streets connects the circulation system within the block. An open space parcel between Hoyt and Irving Streets creates an extension of the North Park Blocks linking the center of the site to the Central Business District. Access to the Pearl District open space sequence follows Park Avenue to Johnson Street then west to Jamison Square.

Summary Table Concept Three

Concept Two

Concept One 200,500 sf

R.O.W.

76,196 sf

R.O.W.

67,794 sf

98,476 sf

Open Space

61,697 sf

Open Space

16,371 sf

Parcel Total

271,952 sf

Parcel Total

433,035 sf

Parcel Total

486,763 sf

Site Total

570,928 sf

Site Total

570,928 sf

Site Total

570,928 sf

Gross sf at 4:1

1,087,808 sf

Parking (272 spaces)

84,320 sf

Total GSF (Less Pkg.)

1,003,488 sf

Est. Infrastructure

Gross sf at 4:1 Parking (433 spaces) Total GSF (Less Pkg.)

$27 million

Est. Infrastructure

Lovejoy

Gross sf at 4:1

1,732,140 sf

Parking (487 spaces)

150,970 sf

1,597,910 sf

Total GSF (Less Pkg.)

1,796,082 sf

Est. Infrastructure

$12 million

Station Way

Kearney

Johnson

Irving

Baseline Concept

Hoyt

Irving Main Street Concept

Hoyt

Johnson Main Street Concept

Broadway

9th

Broadway

9th

Hoyt

Park

9th

8th

Irving

Park

Johnson

$9.2 million

Lovejoy

Kearney

1,947,052 sf

134,230 sf

Station Way

Open Space

Station Way

R.O.W.

View looking under the Broadway Bridge south on Station Way

Concept One: Baseline concept

The traditional street grid provides frequent pedestrian and bike connections through the site with paths under the Broadway and Lovejoy viaducts that link commuter rail, MAX, Streetcar and bus.

Love

joy C

Lovejoy

Kearney

Internal Circulation 60’

60’ Johnson

• East/West - Irving, Johnson and Kearney

Station Way

Irving at 9th Avenue Johnson at 9th Ave. and Station Way Kearney at 9th Ave. and Station Way 8th Avenue at Hoyt Street Park Avenue at Hoyt Street Station Way under the bridge ramp Lovejoy Court under the bridge ramp 9th Avenue and Hoyt Street frontages

100’

60’

Streets

• North/South - 8th and Park Avenues

60’ Hoyt

North/South between Kearney and Lovejoy Ct.

Open Space

• • • •

Between Hoyt and Irving Between Irving and Johnson Between Johnson and Kearney Between Kearney and Lovejoy

60’

100’

60’

Broadway

8th

Access Ways are pedestrian oriented universal connections where vehicular circulation is allowed in shared space.

Park

Irving

100’ 60’

60’

Access Ways

60’

The extension of the North Park Blocks north through the site replicating the 100 x 200 foot Portland park block system reaches continuously north to the Central Business District and Portland State University. Johnson and Kearney Streets provide access between Union Station and the heart of the Pearl District. Both Kearney and Johnson would link the open space sequence between the Park Blocks and Centennial Mills.

• • • • • • • •

60’

Access Points

60’

Concept One represents the baseline street standard requirements by the Bureau of Transportation for the Central City. It provides the greatest number of streets (35% of land area) and the finest grain block structure with the greatest number of street corners. Building massing would frame views of Union Station clock tower, a visual asset and important identity element within the district.

60’

Attributes

9th

Description

Concept One: Area and Infrastructure Cost R.O.W. Open Space

200,500 sf 98,476 sf

Parcels A

39,983 sf

39,987 sf

40,369 sf

36,890 sf

31,953 sf

31,957 sf

32,262 sf

18,551 sf

Parcel Total

271,952 sf

Site Total

570,928 sf

Gross SF at 4:1

1,087,808 sf

Parking (272 spaces)

84,320 sf

Total GSF (Less Pkg.)

1,003,488 sf

Est. Infrastructure

$27 million

View from NW Johnson Street at NW 9th Avenue looking east, framing views of historic Union Station.

Concept Two: Irving Main Street Concept

Love

joy C

• • • • •

Irving Street at Broadway and 9th Avenue Johnson Street at 9th Avenue Park Avenue at Hoyt Street Station Way under the bridge ramp Lovejoy Court under the bridge ramp 9th Avenue and Hoyt Street frontages

Lovejoy

Kearney

Station Way

•

Johnson

Access Ways

Park

• East/West - Irving and Johnson • North/South - New Park Avenue

60’ 70’ Irving

Access Ways are pedestrian oriented universal connections where vehicular circulation is allowed in shared space.

• East/West - Kearney and Johnson Open Space

• Hoyt to Lovejoy east of Park Avenue

Hoyt

60’ 70’

Broadway

Internal Circulation

60’

70’

60’

Irving Street creates a convenient connection to MAX, Portland Streetcar and bus service. A 70-foot wide extension of the North Park Blocks stretches from Hoyt Street to the Lovejoy ramp linking the Central Business District through the site. Johnson Street would link the open space sequence between the North Park Blocks and Centennial Mills connecting local housing, restaurants and community services with the site.

Access Points

60’

Concept Two site access is from 9th Avenue and Broadway with primary circulation on Irving Street. Park Avenue and Johnson Street serve local internal distribution and access. A fine grain block system borders the south and southwest edge of the site. A larger, 2 parcel, nearly 8 acre, super block fronts 9th Avenue and the Lovejoy and Broadway viaducts. It is expected, on larger blocks, that building massing would frame views of the Union Station clock tower, a visual asset, and take advantage of the expansive urban and mountain views.

Attributes

9th

Description

Concept Two: Area and Infrastructure Cost

R.O.W.

76,196 sf

Open Space

61,697 sf

Parcels A

39,983 sf

39,988 sf

115,255 sf

56,011 sf

181,798 sf

Parcel Total

433,035 sf

Site Total

570,928 sf

Gross sf at 4:1 Parking (433 spaces)

1,732,140 sf 134,230 sf

Total GSF (Less Pkg.) 1,597,910 sf Est. Infrastructure

$12 million

View looking north from the North Park Blocks. NW Glisan Street is in the foreground.

Concept Three: Johnson Main Street concept Attributes

Concept Three provides site access on new streets from 9th Avenue and Station Way on Johnson Street connecting Union Station to the heart of the Pearl District. Irving Street provides local access and internal circulation. A nearly 6 acre super block anchors the north end of the site with a smaller, 3 acre, super block at the southeast corner at Broadway and Hoyt Street. A segment of Park Avenue between Irving and Johnson Streets connects the circulation system within the block. Building massing on 9th Avenue would frame views of Union Station clock tower, a visual asset and important identity element within the district.

Access Points Love

joy C

Lovejoy

frontages

Station Way

• Station Way under the bridge ramp • Lovejoy Court under the bridge ramp • 9th Avenue and Hoyt Street

Kearney

Johnson

Access Ways

• East/West - Kearney and Johnson • North/South - Park Avenue Open Space

• Between Hoyt and Irving

Irving

Hoyt

70’

Broadway

Access Ways are pedestrian oriented universal connections where vehicular circulation is allowed in shared space.

60’ Park

• East/West - Irving and Johnson • North/South - Park Avenue

60’

Internal Circulation

60’

A 70-foot wide open space parcel between Hoyt and Irving Streets creates an extension of the North Park Blocks linking the center of the site to the Central Business District. Access to the Pearl District open space sequence follows Park Avenue to Johnson Street then west to Jamison Square. Johnson Street provides the primary connection to local housing, restaurants and community services.

• Irving Street at 9th Avenue • Johnson Street at 9th Avenue and

9th

Description

Concept Three: Area and Infrastructure Cost

R.O.W.

67,794 sf

Open Space

16,371 sf

Parcels A

47,613 sf

51,990 sf

253,727 sf

133,433 sf

Parcel Total

486,763 sf

Site Total

570,928 sf

Gross sf at 4:1

1,947,052 sf

Parking (487 spaces)

150,970 sf

Total GSF (Less Pkg.)

1,796,082 sf

Est. Infrastructure

$9.2 million

Aerial view looking northeast showing urban context and adjacency of existing Pearl District development, Centennial Mills (across the Willamette River) and Union Station.

Infrastructure Cost Estimate Concept One

Cost estimates are preliminary and order of magnitude for basic infrastructure including streets, sewers, water, signals, signage and striping, streetscape and open space improvements. General assumptions for this concept level, comparative cost analysis follow:

Concept One represents the baseline street standard requirements by the Portland Bureau of Transportation for the Central City and River District.

Lovejoy

New signalized intersections include Broadway and 9th Avenues at Irving and Station Way and 9th Avenue at Johnson Street.

Kearney

Station Way

Johnson

Hoyt

Broadway

Irving

8th

The North Park Blocks at approximately 100 x 200 feet would extend for 4 blocks from Hoyt Street through the site terminating at the Lovejoy viaduct.

y Ct.

Park

General Assumptions 1. Site work begins with “bare dirt.” 2. No allowance for stormwater management. 3. Site grades remain unchanged. 4. Streetscape design per River District ROW Standards, 2004. 5. Open space design typical to existing North Park Blocks between Everett and Flanders. 6. No allowance for work on proposed parcels. 7. Existing streetscape to remain on NW 9th. 8. New Hoyt Street streetscape. 9. No allowance for viaduct interface except NW Irving St. ramp where applicable. 10. Treatment of existing utilities is equal for all concepts. 11. Proposed sewer and water in new streets. 12. Existing utilities in Broadway “alley” frontage to remain. 13. Construction soft costs, and A & E included. 14. Excavate to 3 feet in open space, 5 feet in right-of-way. Replace with clean fill. 15. No environmental remediation or incremental cost for contaminated material disposal.

Lovejo

9th

General Description

USPS Urban Design and Infrastructure Order of Magnitude Cost Estimate

Concept 1 Item 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 16.0 17.0 18.0 19.0 20.0

All costs in 2010 dollars

Cost Category Abandon/Remove Existing Underground Utilities Excavate, Haul, Dispose of Soil, 3' Depth (Open Space) Excavate, Haul, Dispose of Soil, 5' Depth (ROW) Imported Embankment - 3' Depth (Open Space) Imported Embankment - 5' Depth (ROW) Storm Sewer Including Structures Sanitary Sewer Including Structures Water Main MSE Walls at NW Irving and Broadway Structural Fill for MSE Walls Ornamental Guardrail on MSE Walls Concrete Curb & Gutter Concrete Sidewalk - 12' Width Asphalt Roadway Paving Street Lights - 3x2/Block Street Trees - 8x2/Block Signage and Striping Allowance New Traffic Signal - Full Intersection Intersection Improvements - NW Johnson/Station Way Open Space Treatment

Quantity Units 1,000 LF 10,942 CY 37,130 CY 10,942 CY 37,130 CY 3,760 LF 3,760 LF 3,760 LF 500 SF 550 CY 140 LF 7,061 LF 77,492 SF 133,507 SF 104 EA 270 EA 3,760 LF 4 EA 1 LS 98,476 SF

Unit Price $30 $80 $80 $25 $25 $250 $220 $400 $140 $40 $400 $40 $12 $14 $17,000 $2,000 $12 $300,000 $200,000 $13

Cost Summary

021710-CostEst.USPS.PDC.xls

Unallocated CSC+ Cont % Contingency E&A % Extension $30,000 30% $9,000 25% $875,342 30% $262,603 25% $2,970,370 30% $891,111 25% $273,544 30% $82,063 25% $928,241 30% $278,472 25% $940,000 30% $282,000 25% $827,200 30% $248,160 25% $1,504,000 30% $451,200 25% $70,000 30% $21,000 25% $22,000 30% $6,600 25% $56,000 30% $16,800 25% $282,440 30% $84,732 25% $929,904 30% $278,971 25% $1,869,098 30% $560,729 25% $1,768,000 30% $530,400 25% $540,000 30% $162,000 25% $45,120 30% $13,536 25% $1,200,000 30% $360,000 25% $200,000 30% $60,000 25% $1,280,188 30% $384,056 25% $16,611,448

1of1

$4,983,434

CSC+ E&A $7,500 $284,486 $965,370 $88,902 $301,678 $305,500 $268,840 $488,800 $22,750 $7,150 $18,200 $91,793 $302,219 $607,457 $574,600 $175,500 $14,664 $390,000 $65,000 $320,047 $5,300,458

Summary Total $46,500 $1,422,431 $4,826,852 $444,510 $1,508,391 $1,527,500 $1,344,200 $2,444,000 $113,750 $35,750 $91,000 $458,965 $1,511,094 $3,037,284 $2,873,000 $877,500 $73,320 $1,950,000 $325,000 $1,984,291 $26,895,340

DRAFT2/17/2010

Concept Two Lovejo

y Ct.

Station Way

Johnson

Irving

Hoyt

Broadway

The North Park Blocks would extend from Hoyt Street through the site terminating at the Lovejoy viaduct. This configuration is 70 feet wide.

Kearney

Park

New signalized intersections include Broadway and 9th Avenues at Irving Street.

Lovejoy

9th

Concept Two site access is from 9th Avenue and Broadway with primary circulation on Irving Street. Park Avenue and Johnson Street serve local internal distribution and access.

USPS Urban Design and Infrastructure Order of Magnitude Cost Estimate

Concept 2 Item 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 16.0 17.0 18.0 19.0 20.0

All costs in 2010 dollars

Quantity Units 1,000 LF 6,855 CY 14,110 CY 6,855 CY 14,110 CY 1,362 LF 1,362 LF 1,362 LF 500 SF 550 CY 140 LF 3,157 LF 35,290 SF 52,448 SF 43 EA 110 EA 1,362 LF 2 EA 0 LS 61,697 SF

Unit Price $30 $80 $80 $25 $25 $250 $220 $400 $140 $40 $400 $40 $12 $14 $17,000 $2,000 $12 $300,000 $200,000 $13

Cost Summary

021710-CostEst.USPS.PDC.xls

Unallocated CSC+ Cont % Contingency E&A % Extension $30,000 30% $9,000 25% $548,418 30% $164,525 25% $1,128,830 30% $338,649 25% $171,381 30% $51,414 25% $352,759 30% $105,828 25% $340,500 30% $102,150 25% $299,640 30% $89,892 25% $544,800 30% $163,440 25% $70,000 30% $21,000 25% $22,000 30% $6,600 25% $56,000 30% $16,800 25% $126,280 30% $37,884 25% $423,480 30% $127,044 25% $734,272 30% $220,282 25% $731,000 30% $219,300 25% $220,000 30% $66,000 25% $16,344 30% $4,903 25% $600,000 30% $180,000 25% $0 30% $0 25% $802,061 30% $240,618 25% $7,217,764

1of1

$2,165,329

CSC+ E&A $7,500 $178,236 $366,870 $55,699 $114,647 $110,663 $97,383 $177,060 $22,750 $7,150 $18,200 $41,041 $137,631 $238,638 $237,575 $71,500 $5,312 $195,000 $0 $200,515 $2,283,370

Summary Total $46,500 $891,179 $1,834,348 $278,493 $573,234 $553,313 $486,915 $885,300 $113,750 $35,750 $91,000 $205,205 $688,155 $1,193,192 $1,187,875 $357,500 $26,559 $975,000 $0 $1,243,195 $11,666,464

DRAFT2/17/2010

Concept Three

An 70 foot wide open space parcel between Hoyt and Irving Streets creates an extension of the North Park Blocks.

y Ct.

Station Way

Lovejoy

Kearney

Johnson

Irving

Hoyt

Broadway

New signalized intersections include Station Way and 9th Avenue at Johnson Street.

Lovejo

9th

Concept Three provides site access on a new street from 9th Avenue and Station Way on Johnson Street. Irving Street provides local access and internal circulation. A segment of Park Avenue between Irving and Johnson Streets connects the circulation system within the block.

USPS Urban Design and Infrastructure Order of Magnitude Cost Estimate

Concept 3 Item 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 16.0 17.0 18.0 19.0 20.0

All costs in 2010 dollars

Quantity Units 1,000 LF 1,819 CY 12,554 CY 1,819 CY 12,554 CY 1,182 LF 1,182 LF 1,182 LF 0 SF 0 CY 0 LF 2,930 LF 33,102 SF 46,348 SF 40 EA 99 EA 1,182 LF 2 EA 1 LS 16,371 SF

Unit Price $30 $80 $80 $25 $25 $250 $220 $400 $140 $40 $400 $40 $12 $14 $17,000 $2,000 $12 $300,000 $200,000 $13

Cost Summary

021710-CostEst.USPS.PDC.xls

Unallocated CSC+ Cont % Contingency E&A % Extension $30,000 30% $9,000 25% $145,520 30% $43,656 25% $1,004,356 30% $301,307 25% $45,475 30% $13,643 25% $313,861 30% $94,158 25% $295,500 30% $88,650 25% $260,040 30% $78,012 25% $472,800 30% $141,840 25% $0 30% $0 25% $0 30% $0 25% $0 30% $0 25% $117,200 30% $35,160 25% $397,224 30% $119,167 25% $648,872 30% $194,662 25% $680,000 30% $204,000 25% $198,000 30% $59,400 25% $14,184 30% $4,255 25% $600,000 30% $180,000 25% $200,000 30% $60,000 25% $212,823 30% $63,847 25% $5,635,855

1of1

$1,690,756

CSC+ E&A $7,500 $47,294 $326,416 $14,779 $102,005 $96,038 $84,513 $153,660 $0 $0 $0 $38,090 $129,098 $210,883 $221,000 $64,350 $4,610 $195,000 $65,000 $53,206 $1,813,442

Summary Total $46,500 $236,470 $1,632,078 $73,897 $510,024 $480,188 $422,565 $768,300 $0 $0 $0 $190,450 $645,489 $1,054,417 $1,105,000 $321,750 $23,049 $975,000 $325,000 $329,876 $9,140,053

DRAFT2/17/2010

Appendix Cost Estimates Concept One:

Baseline concept

Concept Two:

Irving Main Street concept

Concept Three:

Johnson Main Street concept 33

View looking west on NW Johnson from NW 9th Avenue.

USPS Urban Design and Infrastructure Order of Magnitude Cost Estimate

Summary and Assumptions

Item 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 16.0 17.0 18.0 19.0 20.0

All costs in 2010 dollars

Concept 1 Concept 2 Concept 3 Cost Summary Cost Summary Cost Summary $46,500 $1,422,431 $4,826,852 $444,510 $1,508,391 $1,527,500 $1,344,200 $2,444,000 $113,750 $35,750 $91,000 $458,965 $1,511,094 $3,037,284 $2,873,000 $877,500 $73,320 $1,950,000 $325,000 $1,984,291

$46,500 $891,179 $1,834,348 $278,493 $573,234 $553,313 $486,915 $885,300 $113,750 $35,750 $91,000 $205,205 $688,155 $1,193,192 $1,187,875 $357,500 $26,559 $975,000 $0 $1,243,195

$46,500 $236,470 $1,632,078 $73,897 $510,024 $480,188 $422,565 $768,300 $0 $0 $0 $190,450 $645,489 $1,054,417 $1,105,000 $321,750 $23,049 $975,000 $325,000 $329,876

$26,895,340

$11,666,464

$9,140,053

Assumptions by Item full scope of work unknown approach and cost from similar Tri-Met site work project, late 2009 approach and cost from similar Tri-Met site work project, late 2009 approach and cost from similar Tri-Met site work project, late 2009 approach and cost from similar Tri-Met site work project, late 2009 12" pipe, 0-12' depth, w/ excavation, base, MHs, inlets 12" pipe, 0-12' depth, w/ excavation, base, MHs 8" DI, w/ base, fittings, hydrants per PSL proj, MLK viaduct per PSL proj, MLK viaduct per PSL proj, MLK viaduct includes excavation and base, incl NW Hoyt includes excavation and base, incl NW Hoyt includes excavation and base, ACP: 1.5T/CY - incl 2' strip on NW Hoyt single ornamental interior; double ornamental perimeter, incl elec outlets includes excavation, soil, tree grate includes limited coverage of NW 9th & NW Hoyt includes demo, excavation, paving includes seeded lawn, irrigation, walkways, signage, lights, furnishings

General Assumptions 1. This is a conceptual level, comparative cost analysis. 2. Site work begins with "bare dirt" covering entire site. 3. No allowance for stormwater quality or detention 4. Site grades basically unchanged except Irving ramp in Concepts 1 and 2 5. Streetscape design per River District ROW Standards, 2004 6. Open space design similar to existing North Park Blocks. Open Space Treatment unit cost is built up from one assumed typical park block. 7. No allowance for work in areas of proposed parcels 8. Existing streetscape on NW 9th frontage will remain in place. 9. Proposed NW Hoyt frontage is all new. 10. No allowance for viaduct frontage/interface improvements 11. Information on existing utilities and other site conditions is limited. Treatment of existing utilities is assumed equal for all Concepts for comparative purposes. 12. Proposed sewer and water pipes in every proposed street 13. Existing utilities in Broadway "alley" frontage to remain in place. 14. Construction soft costs, and A & E included. 15. Excavate to 3 feet in open space, 5 feet in right-of-way. Replace with clean fill. 16. No environmental remediation or incremental cost for contaminated material disposal.

033110-CostEst.USPS.PDC.VALUES.xls

1of1

4/7/2010

USPS Urban Design and Infrastructure Order of Magnitude Cost Estimate

Concept 1 Item 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 16.0 17.0 18.0 19.0 20.0

All costs in 2010 dollars

Quantity Units 1,000 LF 10,942 CY 37,130 CY 10,942 CY 37,130 CY 3,760 LF 3,760 LF 3,760 LF 500 SF 550 CY 140 LF 7,061 LF 77,492 SF 133,507 SF 104 EA 270 EA 3,760 LF 4 EA 1 LS 98,476 SF

Unit Price $30 $80 $80 $25 $25 $250 $220 $400 $140 $40 $400 $40 $12 $14 $17,000 $2,000 $12 $300,000 $200,000 $13

Cost Summary

$16,611,448

21.0 22.0 22.0 22.0 23.0 24.0 25.0 26.0 27.0 28.0 29.0

Construction Soft Costs (CSC) and E&A (Reflected in Totals Above) Mobilization 2.0% Temporary Traffic Control 2.0% Preliminary Engineering 2.0% Final Design 6.0% Project Management for Designing and Construction 4.0% Construction Administration & Management 4.0% Insurance 1.0% Legal; Permits;Review Fees by other agencies, cities,etc. 1.5% Surveys, Testing, Investigation, Inspection 2.0% Start-up Costs & Force Account Work 0.5%

$424,037 $424,037 $424,037 $1,272,110 $848,073 $848,073 $212,018 $318,027 $424,037 $106,009

30.0

Total Professional Services

$5,300,458

021710-CostEst.USPS.PDC.xls

25.0%

2of4

$4,983,434

CSC+ E&A $7,500 $284,486 $965,370 $88,902 $301,678 $305,500 $268,840 $488,800 $22,750 $7,150 $18,200 $91,793 $302,219 $607,457 $574,600 $175,500 $14,664 $390,000 $65,000 $320,047 $5,300,458

DRAFT2/18/2010

USPS Urban Design and Infrastructure Order of Magnitude Cost Estimate

Concept 2

Item 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 16.0 17.0 18.0 19.0 20.0

All costs in 2010 dollars

Quantity Units 1,000 LF 6,855 CY 14,110 CY 6,855 CY 14,110 CY 1,362 LF 1,362 LF 1,362 LF 500 SF 550 CY 140 LF 3,157 LF 35,290 SF 52,448 SF 43 EA 110 EA 1,362 LF 2 EA 0 LS 61,697 SF

Unit Price $30 $80 $80 $25 $25 $250 $220 $400 $140 $40 $400 $40 $12 $14 $17,000 $2,000 $12 $300,000 $200,000 $13

Cost Summary

$7,217,764

21.0 22.0 22.0 22.0 23.0 24.0 25.0 26.0 27.0 28.0 29.0

30.0

Total Professional Services

021710-CostEst.USPS.PDC.xls

25.0%

$2,165,329

CSC+ E&A $7,500 $178,236 $366,870 $55,699 $114,647 $110,663 $97,383 $177,060 $22,750 $7,150 $18,200 $41,041 $137,631 $238,638 $237,575 $71,500 $5,312 $195,000 $0 $200,515 $2,283,370

$182,670 $182,670 $182,670 $548,009 $365,339 $365,339 $91,335 $137,002 $182,670 $45,667 $2,283,370

3of4

DRAFT2/18/2010

USPS Urban Design and Infrastructure Order of Magnitude Cost Estimate

Concept 3 Item 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 16.0 17.0 18.0 19.0 20.0

All costs in 2010 dollars

Quantity Units 1,000 LF 1,819 CY 12,554 CY 1,819 CY 12,554 CY 1,182 LF 1,182 LF 1,182 LF 0 SF 0 CY 0 LF 2,930 LF 33,102 SF 46,348 SF 40 EA 99 EA 1,182 LF 2 EA 1 LS 16,371 SF

Unit Price $30 $80 $80 $25 $25 $250 $220 $400 $140 $40 $400 $40 $12 $14 $17,000 $2,000 $12 $300,000 $200,000 $13

Cost Summary

$5,635,855

21.0 22.0 22.0 22.0 23.0 24.0 25.0 26.0 27.0 28.0 29.0

30.0

Total Professional Services

021710-CostEst.USPS.PDC.xls

25.0%

$1,690,756

CSC+ E&A $7,500 $47,294 $326,416 $14,779 $102,005 $96,038 $84,513 $153,660 $0 $0 $0 $38,090 $129,098 $210,883 $221,000 $64,350 $4,610 $195,000 $65,000 $53,206 $1,813,442

Summary Total $46,500 $236,470 $1,632,078 $73,897 $510,024 $480,188 $422,565 $768,300 $0 $0 $0 $190,450 $645,489 $1,054,417 $1,105,000 $321,750 $23,049 $975,000 $325,000 $329,876 $9,140,053

$145,075 $145,075 $145,075 $435,226 $290,151 $290,151 $72,538 $108,807 $145,075 $36,269 $1,813,442

4of4

DRAFT2/18/2010

Bibliography City of Portland, Oregon Bureau of Planning. Title 33: Portland Zoning Code. City of Portland, Oregon Bureau of Planning. The River District Transportation Design Standards City of Portland, Oregon Bureau of Planning. The River District Design Standards, April, 1996. City of Portland, Oregon Bureau of Planning. Central City Fundamental Design Guidelines, 2001. City of Portland, Oregon Bureau of Planning. Central City Plan, 1996. City of Portland, Oregon Bureau of Transportation. Portland Bike Counts 2008. City of Portland, Oregon Bureau of Transportation. Portland Bicycle Count Report 2009.

City of Portland, Oregon Bureau of Transportation. Portland Traffic Counts. http://www.portlandtransportation.org/ trafficcounts/default.htm Portland Development Commission. Portland Economic Development Strategy. http://pdxeconomicdevelopment.com/