HUMBOLDT COMMUNITY SPACE
ALBERTA+VANCOUVER
INTRODUCTION
PROJECT TEAM + VISION Jeremy Dalton will be receiving his master of urban and regional planning from Portland State in 2014. He holds a bachelor of sociology from California State University Long Beach.
The site in question is currently a small, grassy, open space tucked into the surrounding fabric of the Humboldt neighborhood. Owned by the North Portland Bible College, the site is located to the north of many single-family residences, and several institutional buildings, cultural organizations, and social service nodes in close proximity. As such, development of the site provides an opportunity to not just fill the needs of the land owner, but some of the needs of surrounding groups.
Gena Gastaldi-McGee graduated with a bachelor of science in architecture from Portland State. Starting in the fall of 2013 she be working on her master of urban and regional planning degree with an expected completion in 2015.
Our vision for the site’s development is threefold. First, we envision a facility that meets the North Portland Bible College’s current and future programming needs, which could concurrently serve as a node and gathering space for Humboldt area residents of all ages to utilize for recreation or programming needs. This use could be encouraged by providing landscaped play, performance, and seating areas.
Jake Warr will be graduating with a master of urban and regional planning degree in June. He holds a bachelor of sociology from the University of Utah. He has an unhealthy obsession with transportation, maps, and statistics.
Second, we hope to bring opportunity for small business growth in Humboldt, thereby adding to the liveliness and well-being of the neighborhood. By providing venue(s) for commercial activity on the site, we hope to encourage community-oriented local businesses to take root and thrive in proximity to local consumers. In addition, the site could provide multi-family or senior housing to generate revenue for the College, while serving the neighborhood.
Saumya Kini received her bachelor of architecture from the University of Oregon in 2012. She is a candidate for graduation from the master of urban and regional planning program in 2015.
Finally, whatever development occurs should be determined by and aligned with North Portland Bible College’s vision, mission, and strategic plan, while continuing to respect the past, present, and future of neighborhood by providing a space to remember, gather, and celebrate. Based on this desire expressed by the College and neighbors, we recommend including individuals and groups from the neighborhood to be engaged with development plans, including constant communication by electronic newsletter, gathering their input on landscape design, forming a committee to solicit art installations, and contributing to a programming schedule for the space.
John Verssue graduates from Portland State with his master of urban and regional planning degree this coming June. He holds a bachelor of communications from the University of Kansas and a master of business administration from Avila University.
HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
MARCH 22, 2013
2
INTRODUCTION
TABLE OF CONTENTS Site History....................................................................... 4 Client History................................................................... 5 Site Overview................................................................... 6 Transportation Context................................................ 8 Environmental Conditions.......................................... 9 Requirements and Restrictions................................... 10 Existing Plans and Overlays........................................ 12 Zoning Review and Permit Process............................ 14 Public Involvement Process......................................... 15 Alternatives................................................................... 16 Preferred Alternative.................................................... 18 Proposed Right-of-Way Changes................................ 20 Mobility and Access..................................................... 21 Sustainable Solutions................................................... 22 Long term Planning and Phasing................................ 23
HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
MARCH 22, 2013
3
INTRODUCTION
SITE HISTORY The Humboldt neighborhood of NE Portland has undergone extensive changes in the last 100 years. Originally part of Albina, the area was annexed by Portland in 1891. By 1940, due to severe housing discrimination, over half of Portland’s black population lived in the Albina area, with N Williams Ave at the heart of the community. N Alberta Ave N Vancouver Ave
N Vancouver Ave
1909
N Alberta Ave N Vancouver Ave
N Alberta Ave
1924
Today, the neighborhood is rapidly gentrifying, with older single-family dwellings being replaced by higher density residential and mixeduse buildings. Expansions by nearby Legacy Emmanuel Hospital and Portland Community College, as well as a resurgence in commercial developement along N Williams Ave have raised the level of interest in the neighborhood by developers and Portland residents alike.
1950
OR State Employment Office N Alberta Ave
N Alberta Ave
2003 HUMBOLDT COMMUNITY SPACE
However, some of the historic fabric can still be seen today, in the existing street grid, sidewalk stamps from 1909, and horse rings dotting the curbs.
N Vancouver Ave
N Vancouver Ave
1990
N Vancouver Ave
Humboldt Elementary School
N Alberta Ave
The Vanport Flood of 1948 displaced thousands of low-income residents of nearby Vanport City. Many of those flood victims were AfricanAmerican households that relocated to Albina, primarily in the Humboldt neighborhood.
2013 GENTRY PLANNING
MARCH 22, 2013
4
INTRODUCTION
CLIENT HISTORY HISTORY
The North Portland Bible College (the College) was the spiritual calling of the late Dr. John Garlington. In 1982 he invited an interdenominational and interracial group of pastors and Christian leaders to gather for a conversation in the Albina community. Out of their conversations and payers the College was born. The organization became a nonprofit corporation focused on developing college-level Biblical studies and ministry training for individuals from and to service the N/NE Portland churches and broader community. Classes began in September 1982 with the College operating out of the basement of the Maranatha Church. In 1992, they moved to Berean Baptist Church located on N Vancouver Ave. In 1996, the College purchased and renovated two derelict drug houses and converted them to their current use. In 1997 the College purchased the empty lot that is the subject of this development plan.
STRATEGIC PLANNING
Today, with rapid change occurring in the College’s urban environment (educationally, demographically, culturally, economically, etc.). The board has spent several months re-thinking the strategic mission of the school. In December a re-worked mission statement was approved by the board. While the College was founded to serve the needs of N/NE urban churches, the focus has now expanded to respond to a broader spectrum of community needs. The College’s process of strategic planning has involved a wide variety of community members—public educators, police, social service workers, PCC, business leaders, etc.—with the objective of listening to their needs and determining their future contributions to community transformation. This is an ongoing planning process, and the College must consider what it will mean for the school in terms of educational programs.
HUMBOLDT COMMUNITY SPACE
CURRENT PROGRAMMING
LONG-TERM PROGRAMMING
• Weekday evening classes • Local and regional conferences • Board of Director’s meeting space • Staff and facutly meeting space • Kitchen • Bathroom • Staff offices • Library
Classroom space: Designed as flex space with expandable and folding walls and doors that become one room. 3 rooms measuring: 25’ x 18’ 2 rooms measuring: 30’ x 25’ 1 large room measuring: 30’ x 50’
All of the activity above is currently happening in a little over 3,400 square feet.
CURRENT STATISTICS • Annual enrollment: 140 students • Model: Community college with largely adult students and evening classes • Term: Fall, winter, spring (no summer session) • Degree: Two-year associate • Faculty: All are adjuncts holding a master degree in the field in which they teach. • Non-academic activities: Larger programs, such as graduation, concerts, banquets, etc. are held off-site, and it would be nice to have these activities held on the campus.
Library space: Including stacks, tables, and carrels 1 space measuring: 1,300 – 1,600 sq. ft. Conference rooms 1 room measuring: 1 room measuring:
20’ x 15’ 22’ x 18’
Student and faculty lounge 1 room measuring:
25’ x 18’
Reception area 1 space measuring:
12’ x 15’
Restrooms 2 rooms measuring:
20’ x 10’
Mechanical room 1 room measuring:
8’ x 15’
Custodial room 1 room measuring:
5’ x 6’
Approximate total square footage is 6,800, excluding hallways, entry ways, etc. Configuration could occur all on one level. If the space envisioned above were to occur, the current two buildings would convert to additional office/meeting space.
GENTRY PLANNING
MARCH 22, 2013
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EXISTING CONDITIONS
SITE OVERVIEW DESCRIPTION
OPPORTUNITIES
The site is located at 4939 N Vancouver Ave, in Portland, Oregon. It is bounded by N Alberta Ave to the north, N Vancouver to the east, and N Gantenbein to the west. The site is surrounded by cement highway barricades.
• Nearby community and cultural organizations • Traffic-calming measures in place • Humboldt Community Garden across the street • Established “goat path” through the site • Nearby residential structures converted for commercial and institutional uses • New residential development across the street • Near bicycle and bus facilities • Flat, mostly empty site • Historical value of surrounding area • Potential for additional street parking • Newly constructed bioswales • Interest by site owner in development
The south end of the site is home to the North Portland Bible College, which has two structures that cover approximately one third of the block. The College owns the entire block, and has expressed interest in redeveloping the site. Former uses of the site include an auto body shop, a gas station, and a used car lot. In 1987 two 6,000 gallon underground petroleum storage tanks were removed. A 2005 Environmental Protection Agency assessment found that contamination levels were well bellow the threshhold required for residential redevelopment.
1
• Environmental impact of former on-site gas station • Gentrification and equity concerns with further development • Lack of room for significantly increased parking • Graffiti on existing concrete barricades • No tree canopy • Empty facade on adjacent Oregon Employment Office • Closed Humboldt Elementary School across the street
1
ALBERTA
VANCOUVER
GANTENBEIN
2
CONSTRAINTS
2 HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
MARCH 22, 2013
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EXISTING CONDITIONS
SITE OVERVIEW
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in ut e
w
al k
PORTLAND COMMUNITY COLLEGE
10
ALBINA
The area lacks many neighborhood amenities, including full-service grocery stores and hardware stores. Most coffee shops, restaurants, and bars are located beyond the 1/4 mile radius on N Killingsworth, NE Martin Luther King Jr., and further south on N Williams.
KILLINGSWORTH
INTERSTATE
CENTER FOR INTERCULTURAL ORGANIZING
ETHOS
IN OTHER WORDS SALVATION ARMY CENTER
in
ut
e
w
al
k
BETHESDA CHRISTIAN CHURCH
5
VANCOUVER
m
JEFFERSON HS
DEPT OF HUMAN SERVICES ALBERTA
WILLIAMS
N PORTLAND BIBLE COLLEGE TRUE VINE MISSIONARY BAPTIST
BEREAN BAPTIST CHURCH
KING SCHOOL PARK
LIFEWORKS
MISSISSIPPI
MLK BLVD
GOING
Q CENTER
FIRST AME ZION CHURCH
SKIDMORE
COMMUNITY CHURCH OF GOD
OAME
0
HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
1/8
MARCH 22, 2013
1/4 Miles
7
EXISTING CONDITIONS
HAIGHT
TRANSPORTATION CONTEXT
44
10,000 vehicles per day
ALBERTA
Bus Stop Building 0
125
250
WYGANT
WYGANT
BLANDENA
GOING
500 Feet
HUMBOLDT COMMUNITY SPACE
320 vehicles per day MALLORY
WYGANT
RODNEY
44
CLEVELAND
450 vehicles per day BLANDENA
HAIGHT
Site Outline
CONGRESS
5 min. walk
KERBY
Bus Route BORTHWICK
44
HUMBOLDT
GANTENBEIN
Bike Route
VANCOUVER
HAIGHT
HUMBOLDT
1,000 vehicles per day
HUMBOLDT
CLEVELAND
WEBSTER
RODNEY
COMMERCIAL
WEBSTER
SUMNER
WILLIAMS
SUMNER
GENTRY PLANNING
MARCH 22, 2013
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EXISTING CONDITIONS
ENVIRONMENTAL CONDITIONS
su
m
m
er
win
The site has access to almost complete solar exposure during both winter and summer. The only shadows cast are from two 2-story houses on the south of the block. Even these shadows mainly affect the walkway just to the south of the existing open area, and they do not block sun exposure to the site. Shadows shown in diagram are at noon on solstice.
d
Due to the many single-family residences in the area, it seems unlikely that developments tall enough to block sun to the site will appear in the foreseeable future.
summer sun
Winds generally blow from E/SE in winter, and from N/NW in the summer.
wi
Views from the site consist mainly of the various surrounding residential, mixed-use, and institutional buildings. Looking to the southwest of the site, a clear view to downtown Portland is available from any vantage point beyond six feet above ground.
n ter win d
winter sun
= Winter Shadows = Summer Shadows
HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
0
25
50
MARCH 22, 2013
100
9
ZONING
REQUIREMENTS + RESTRICTIONS DEVELOPMENT STANDARD
CN2
COMPLIANCE
Floor-to-Area Ratio (FAR)
0.75 to 1
Maximum square footage of 13,200 sq ft
Maximum building height
30 ft
Tallest proposed development is two stories
Minimum building setbacks
none, street frontage encouraged 8 ft
Preferred alternative will line street edge, and will provide at least 8 ft setback from southern lot
65%
Preferred alternative has ≤65% lot coverage
Minimum building setbacks from R-zoned lot
Maximum building coverage area
Minimum landscaped area
15%
8 ft at L3 standard if wall height 15 ft
Minimum landscape buffer abutting R-zoned lot
WINDOWS, ENTRANCES, AND SIDEWALKS
Preferred alternative maintains open space on lot for park/gathering space, at least 15% of total site area, on the southern lot that abuts R-zone. Thus, vegetative buffer will not be required.
N Van
4
2
1
3
couve
r Ave
N
erta b l A
St
N
Ground floor window standards
Parking requirements
Facade facing highest-traffic street must have window area equal to at least 50% of length and 25% of facade area
Residential Retail
1 space /unit 1 space/500 sq ft
Restaurant/bar
1 space/250 sq ft
As per conditional use review for active areas
Park/open space
HUMBOLDT COMMUNITY SPACE
Facades facing streets will be active commercial spaces designed with window area compliant with the standard.
Parking will meet minimum requirements after maximum possible reductions by preserving the site’s single tree and providing bicycle parking.
GENTRY PLANNING
1
Ground-level window frontage facing transit street required 50% of wall length 25% of ground-level wall area
2
Entrance/exit maximum of 45-degree angle in relation to transit street (N Vancouver Ave), at least one main entrance/exit per tenant
3
6 ft wide, raised hard surface required Pedestrian network must connect to main entrance
4
Non-mandatory ground-level windows 50% of wall length 25% of ground-level wall area
MARCH 22, 2013
10
ZONING
REQUIREMENTS + RESTRICTIONS 1-STORY BUILDING
2-STORY BUILDING
3-STORY BUILDING
2
2
3
2
3
4 NA
lb
NV anco uver Ave
St erta
1
N
NG
5 ant enb
ein
NV anco uver Ave
1 a St
rt Albe
4
3
NA
Ave
lber
4 NG
NG
ant enb
NV anco uver Ave
1 ta St
ein
ant enb
Ave
ein
Ave
1
No building setback requirements
1
No building setback requirements
1
No building setback requirements
2
Maximum building size: FAR: 0.75 to 1 13,200 sq ft building maximum Height maximum 30 ft
2
Maximum building size FAR: 0.75 to 1 13,200 sq ft building maximum 2 stories = 6,600 sq ft per story
2
Maximum building size FAR: 0.75 to 1 13,200 sq ft building maximum 3 stories = 4,400 sq ft per story
3
Maximum building footprint 65% of lot coverage 11,440 sq ft.
3
Minimum landscaping requirements 15% of lot coverage 1,600 sq ft with added vegetation buffer
3
Minimum landscaping requirements 15% of lot coverage 1,600 sq ft with added vegetation buffer
4
Minimum landscaping requirements 15% of lot coverage 2,640 sq ft
4
8 ft vegetation buffer required between site and R-zoning when building height is over 15 ft
4
8 ft vegetation buffer required between site and R-zoning when building height is over 15 ft
5
No vegetation buffer required between site and R-zoning if building is under 15 ft in height
HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
MARCH 22, 2013
11
ZONING
EXISTING PLANS + OVERLAYS ALBINA COMMUNITY PLAN
Adopted in 1993, the Albina Community Plan is a comprehensive document intended to guid and coordinate the activities by the City of Portland, Multnomah County, Tri-Met, Metro, Portland Public Schools, Portland Community College, and many private organizations engaged in revitalization efforts within the Albina District. The Albina Community Plan designates this site as a Neighborhood Commercial Node, consistent with its CN2 zoning. This designation is intended to allow low-intensity neighborhood commercial uses in and adjacent to residential areas.
This 1993 concept map from the Albina Community Plan illustrates some of the transportation, development, and preservation goals of the surrounding area, including the eventual N Portland light rail extension. The plan calls for the CN2 zone around the site to be one of a many neighborhood-scale light commercial areas, similar to NE 15th and Prescott.
HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
MARCH 22, 2013
12
ZONING
EXISTING PLANS + OVERLAYS INTERSTATE CORRIDOR URA Col
um
bia
River
Implemented in 2000, the Interstate Corridor Urban Renewal Area covers 3,990 acres, making it the largest URA in the city. Developments within a URA can qualify for special financing opportunities based on their location and ability to help their communities improve a physically deteriorated, economically stagnant, unsafe, or poorly planned area.
55
m
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te
 R
iv
er
In addition to Tax Increment Financing, the Interstate Corridor URA opens up a handful of state and federal grant programs that a development on the proposed site could be eligible for.
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il
W
§ ¨ Œ 7
ELIGIBLE
DEVELOPMENT Interstate Corridor UrbanAREA Renewal Area
✓
I Homebuyer Opportunity Limited Tax Exemption Areas Development Opportunity Area Interstate Corridor URA
MAX Low-Moderate Income Neighborhood Street Car
Proposed/Under construction Neighborhood Stabilization Program 1 Target Area
0.5
RELEVANT SITE CONDITIONS
1
Miles
Site lacks existing storefronts
✓
Site could be eligible for project feasibility evaluation assistance
✓
Site lacks existing single-unit homes
✓
Site could be eligible for funds through HUD block grants
✓
5
43
Storefront Improvement Area
0
Site could be eligible for funds through HUD block grants, including the Neighborhood Stabilization Program
2
§ ¨ Œ 627
HUMBOLDT COMMUNITY SPACE
627
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GENTRY PLANNING
MARCH 22, 2013
13
ZONING
ZONING REVIEW AND PERMIT PROCESS Any development on the site would trigger a Conditional Use Review with the Bureau of Development Services. The review thresholds and approval criteria for all situations are contained within Chapter 33.815, Conditional Uses of the City’s Zoning Code.
21 DAYS for public comment.
21 DAYS prior to the hearing notice is mailed.
28 DAYS for staff to make a decision.
TYPE II
CONDITIONAL USE REVIEW
Submittal Developer submits application for planned development.
Option Pre-application Conference is optional.
A review of some uses is necessary due to the potential individual or cumulative impacts they may have on the surrounding area or neighborhood. The conditional use review provides an opportunity to allow the use when there are minimal impacts; allow the use but impose mitigation measures to address identified concerns; or deny the use if the concerns cannot be resolved.
Review BDS Staff reviews application for completeness.
180 DAYS for applicant to complete the application.
CONDITIONAL USE PROCEDURES
Public Notice Mailed to all property owners within a 150 ft. and recognized organizations within 400 ft. of the site.
Decision - BDS Staff make administrative decision after the application is determined to be complete.
Appeal Appeal to local hearing bodies, such as the Adjustment Committee or the Hearings Officer, depending on the land use review.
Final Decision
State law requires a final decision within 120 days from receipt of complete application.
A conditional use proposal will be reviewed through either a Type II or Type III procedure. A new conditional use is generally a Type III review, although changes to existing uses may be allowed through a Type II process.
OTHER REVIEWS
A Conditional Use Master Plan is a plan for the future development of a use that is subject of the conditional use regulations.
20 DAYS Prior to the hearing notice is mailed.
21 DAYS for staff to notify applicant of missing information or materials.
Review BDS Staff reviews application for completeness.
Posting The applicant must post the site.
TYPE III First step Pre-application Conference required prior to submittal of the land use review.
Submittal Developer submits application for planned development.
180 DAYS for applicant to complete the application.
HUMBOLDT COMMUNITY SPACE
30 DAYS Prior to hearing.
Public Notice - Upon receipt of a complete application, public notice is mailed to all property owners within 400 feet and to the recognized organizations within 1,000 feet of the site. The notice is mailed at least 20 days prior to the hearing.
Hearing Occurs within 51 days after the application is determined to be complete. In cases of comprehensive plan map amendments and statewide planning goal exceptions, a second hearing is held before City Council.
Decision Made by the review body following the public hearing.
Appeal To City Council Appeal of a Type III decision made by the City Council is appealed to the State Land Use Board of Appeals (LUBA).
State law requires a final decision within 120 days from receipt of complete application.
GENTRY PLANNING
MARCH 22, 2013
14
ZONING
PUBLIC INVOLVEMENT PROCESS STAKEHOLDER
INTERESTS/DEMANDS
FOCUS ON NEEDS
NEXT STEPS
City of Portland
Invest to reduce disparities
Continue to review zoning code
Bureau of Development Services
Promote inclusive public process
Engage with all necessary City agencies early and often
Bureau of Planning and Sustainability
Build a resilient economy
Support youth success
Create healthy, complete neighborhoods
Review and respect the zoning code and comprehensive plan
Meet with officials Set up meetings and site visits
Build a project that reflects the characteristics desired by Portland
Connect people and places Designing with nature Respond to local context Humboldt Neighborhood Association
Business Neighbors
The profitability of a project is directly connected to the ability of that project to stay on-schedule and on-budget by minimizing cost overruns and expenses incurred from incorrectly following processes or procedures, and to maximize the marketing window for potential tenants of the space to begin their leases as soon as possible. However, just as important is the process of incorporating the neighborhood into the planning, communications, progress, aesthetic, and programming processes. We do not expect much opposition on the Humboldt Community Space development due to the fact that the site currently is undeveloped.
Listen to needs and challenges they have identified
Ask to be placed on their next meeting agenda
Listen and respond to community needs
Have them lead the public engagement process
Invite them to be part of the site development process
Retailers located to the north and the east of the site should welcome increased activity from additional pedestrian traffic. The City should delight in the potential for increase tax revenue.
Engage them in the process
Let them review initial plans
Increase foot traffic with complimentary businesses
Engage them early and often as the project develops
Meet with them one-on-one
To facilitate a successful project we recommend engaging the neighbors, organizations, and the City as early on as possible in the planning process, in order to understand market demand, potential programming needs, and desired outcomes from potential development of the site. Working with the City early on will identify review and regulation standards potential developments are held to by law.
Respect the character of the neighborhood Honor the history of the district
Enhance their retail experience Provide more options for space Don’t increase parking space demands
Resident Neighbors
Consideration of any public involvement and public review processes, including procedures with the City of Portland’s Bureau of Development Services should be factored into both the time and cost estimates of the Humboldt Community Space development.
Ask them what they would like to see in the neighborhood Truly listen to their concerns about development
Listen to their needs Show them how the project is meeting regulations
Private money is being spent to further enhance the neighborhood you call home Offsets the closed school
HUMBOLDT COMMUNITY SPACE
Invite them into the public participation process
Engage them early with surveys and intercepts Invite them to be involved in the process
GENTRY PLANNING
MARCH 22, 2013
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SITE DEVELOPMENT
ALTERNATIVE A: BUILDING CAPACITY This option aims to create a vibrant neighborhood center with multiple uses surrounding a central courtyard. Two 3-story buildings with groundlevel retail and 2 floors of residential would stand on the east side and northwest corner, with a 1-story structure on the west along Gantenbein, and a 1-story section at the southeast corner. Current walking paths through the site are maintained, inviting pedestrians to walk to and/or through the site; the maximum height of the residential building is 30 feet, or three stories. Each structures could accomodate an expansion for the College.
ALBERTA
1-2 story
VANCOUVER
2-3 story
1-2 story
GANTENBEIN
2-3 story
The building orientation provides pedestrian permeability, including a tribute to the existing organic footpath.
A mixed-use development provides light neighborhood commercial space on the ground floor with up to two floors of residential units above.
PROS
• High-energy space anchors the neighborhood node. • Multi-story structures provide maximum square footage. • Development can serve as revenue generator for land owner.
CONS
• Costs, time, and risk of developing and managing the site. • Full development could seem too big for the neighborhood. • Residential units may be too expensive for communities most in need.
HUMBOLDT COMMUNITY SPACE
An inviting courtyard with multiple access points provides a small gathering space for residents and business clientele.
GENTRY PLANNING
MARCH 22, 2013
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SITE DEVELOPMENT
ALTERNATIVE B: COMMUNITY SHOWCASE This option converts the site into a publicly-accessible space with facilities and design conducive to events. It features a varying slope to provide ground seating oriented towards a stage in the southwest corner. The entrance gives a nod to the existing organic footpath by opening at the northeast corner and guiding visitors southwest. The site’s perimeter walls are attractive and inviting, and could feature lit glass panels. Finally, commercial activity is limited to a few small spaces within the buildings that frame the northeast entry.
ALBERTA
VANCOUVER
3-4 story
1-2 story
GANTENBEIN
3-4 story retail spaces Kiosk-like Small, ground-floor kiosk-like spaces along the N and NE help to provide street activation along Alberta and at the Vancouver corner.
Lighted wall panels could be interspersed between retail spaces.
PROS
• Provides a neighborhood public space for community events. • A mix of materials and landscaping to promote a variety of activities. • Allows for some revenue generation opportunities.
CONS
• Consts, time, and risk of developing and managing a site. • May be too ambitious for such a small neighborhood. • Demand for outdoor venue space may not meet programing targets.
HUMBOLDT COMMUNITY SPACE
A gradual slope down from the high point at the NE corner creates an amphitheater-like space oriented with views of downtown.
GENTRY PLANNING
MARCH 22, 2013
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SITE DEVELOPMENT
ALTERNATIVE C: PREFERRED BUILD This option includes a 3-story building along Alberta, with groundfloor commercial and two floors of residential units. A covered seating area on the south feeds into a large open area that invites both business patrons and others seeking to enjoy a communal space.
ALBERTA
Patio/Awning
Greenspace
VANCOUVER
GANTENBEIN
Housing/Retail/Office Bldg (3 Stories)
Sidewalk seating along Alberta for ground-floor businesses helps to bring the street to life.
Courtyard seating on the S side under the covered awning bleeds into the open space.
PROS
• Mixed-use development provides both neighborhood activation and community green space. • Doesn’t overwhelm the current scale of the neighborhood. • Provides flexibility for future mid-block development.
CONS
• Costs, time, and risk of developing and managing the site. • Full development doesn’t leverage the current land value.
HUMBOLDT COMMUNITY SPACE
Open space with minimal landscaping establishes the site as a neighborhood node for outdoor activity.
GENTRY PLANNING
MARCH 22, 2013
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SITE DEVELOPMENT
ALTERNATIVE C: PREFERRED BUILD
Looking SW
Although small, this development has the opportunity to create architectural diversity because of the mix of surrounding structures. The site’s industrial past can serve as an inspirational element.
The space should incorporate the work of local artists, with art based on the diverse nature of the surrounding community.
Looking NW
A warm and inviting outdoor seating area adds to the development’s unique identity. Visitors will feel a sense of place while patronizing businesses.
Activating the space through mixed-use development helps the area become more vibrant, comfortable, and safe at night.
HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
MARCH 22, 2013
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SITE DEVELOPMENT
PROPOSED RIGHT-OF-WAY CHANGES N. ALBERTA STREET - PROPOSED
N. ALBERTA STREET - EXISTING
MIXED-USE AFFORDABLE HOUSING COMPLEX
SITE
SIDEWALK PLANTER STRIP 7’-0 4’-0”
TRAVEL LANE 11’-0”
TRAVEL LANE 13’-0”
SHOULDER 7’-0”
SIDEWALK 12’-0”
PROPOSED MIXED-USE DEVELOPMENT
MIXED-USE AFFORDABLE HOUSING COMPLEX
SIDEWALK PLANTER STRIP 7’-0 4’-0”
TRAVEL LANE 11’-0”
TRAVEL LANE 11’-0”
RIGHT OF WAY 54’-0”
RIGHT OF WAY 54’-0”
PARKING 9’-0”
PLANTER SIDEWALK STRIP 8’-0” 4’-0”
0’
5’
10’
20’
ALBERTA
VANCOUVER
GANTENBEIN
Locator map of cross-sections above.
Sidewalk seating helps to activate Alberta.
HUMBOLDT COMMUNITY SPACE
Additional street trees on both sides of the street.
GENTRY PLANNING
Bioswales help to manage stormwater runoff.
MARCH 22, 2013
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SITE DEVELOPMENT
MOBILITY + ACCESS The site benefits from surrounding infrastructure that supports all modes of transportation. Curb extensions and well-marked crossings make pedestrian access safe and convenient. Vancouver serves as a major bike route, so enabling bicycle access to the site from Vancouver should be a priority. Alberta does not currently have bicycle facilities, but the 2030 Bike Plan designates Alberta as a future separated in-roadway bike route.
ALBERTA
Provision of parking is not required under the zoning code because of the site’s location on a transit street (Vancouver). To accommodate drivers, on-street parking is plentiful surrounding the site and will be increased by adding 4-5 spots on Alberta under this scheme. This will also provide a buffer from the street for those enjoying the cafe-style seating in front of the building.
Housing/Retail/Office Bldg (3 Stories) Patio/Awning
Delivery trucks will also have at least one designated space on Gantenbein, which could be restricted at all times or only during business hours.
VANCOUVER
GANTENBEIN
Greenspace
Auto Access Auto Parking Delivery Truck Access Delivery Truck Parking Bicycle Access Pedestrian Access Retail Entrance Residential Entrance Patio Access Bus Stop 0
HUMBOLDT COMMUNITY SPACE
GENTRY PLANNING
25
50
100
Feet
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SITE DEVELOPMENT
SUSTAINABLE SOLUTIONS The Humboldt Community Space development can act as an example of sustainable urbanism within the neighborhood. Drawing inspiration from the surrounding Williams area, as well as the City of Portland, this development can be a leader for the Vancouver corridor by incorporatiing green elements. Big moves and more modest schemes can be implemented to restore natural functions within this urban site.
SHADE TREES
GREEN ROOF
BIKE PARKING
OPEN SPACE
STORMWATER MANAGEMENT
Shade trees help to reduce vehicle speeds and create a sense of place along corridors.
Runoff treatments such as bioswales and green roofs can be used to capture and treat water draining off sidewalks or streets. They also provide habitat for birds and insects.
Active transportation to the site will be encouraged by providing attractive bike parking. Cycling and walking to the site will decrease energy consumption, reduce air pollution, and ease congestion around the site by removing vehicles from the streets. Bike parking is an easy and cost effective addition to the site that fits in well with the City of Portland’s goals for improving bike infrastructure in the city.
Bike parking on nearby Mississippi Ave is heavily utilized in both the summer and winter months.
HUMBOLDT COMMUNITY SPACE
There is currently a lack of trees along this corridor. Planting trees along Alberta will provide shade to pedestrians in the summer months, encourage a decrease in vehicular speeds by reducing the perceived street width, promote the habitat of birds, and create a sense of place along the street.
By celebrating the existing green space on the site and allowing it to remain a pervious surface, rainwater is absorbed into the earth naturally, recharging the groundwater supply. This helps to reduce the heat island effect and creates a natural habitat for birds and insects. Preserving the neighborhood’s open space on the southern third of the site creates a gathering space for residents, encourages a sense of community, provides aesthetic benefits, and increases property values.
GENTRY PLANNING
Increasing the amount of pervious surfaces on the site will lead to a decrease in stormwater runoff and the amount of pollutants entering the city’s waterways. The green roof acts a treatment facility, by using natural filtration processes to clean the water before it enters the city’s facilities. This area will also act as a habitat for native plants, birds, and insects.
Additional stormwater management facilities will be installed to capture, retain, and filter stormwater from the site and surrounding streets. These features reduce the flow of rainwater into the city’s waterways, remove pollutants, and recharge the groundwater supply. In addition to improving the area’s ecosystem, these features create a more interesting and lively pedestrian experience.
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SITE DEVELOPMENT
LONG-TERM PLANNING + PHASING ZONING CHANGE → USE CHANGE
INCREASED FOOTPRINT
HUMBOLDT ELEMENTARY ADAPTATION
At first, the development could serve as a source of income. Over time, as the College continues to develop and grow, any requirement for extra facilities could be served by converted space in this building.
If, in the future, the zoning of the site changes to a base zone that will allow a higher FAR, the remaining open space on the site could be developed to provide more facilities and services, based on the needs of the College and the Humboldt neighborhood.
This adaptive re-use could be temporary until Portland Public Schools has need for the building again. The facility could serve as an interim space as the College adapts to enrollment growth.
Since institutional uses, including schools, are permitted by the site’s current base zone, parts of the building could be readapted as classrooms or other facilities according to the College’s needs.
HUMBOLDT COMMUNITY SPACE
As the Humboldt neighborhood develops and changes, it seems unlikely that the area will maintain its Neighborhood Commercial zoning because of the low FAR of 0.75 to 1.
GENTRY PLANNING
If possible, we recommend that the College continue their ongoing discussions with Portland Public Schools to petition for temporary adaptive re-use of the recently closed Humboldt Elementary School.
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