FINAL REPORT
1700 SW COLUMBIA
June 2013
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia St.
Portland, Oregon
Introduction Team
Vision Hailing from Chicago, IL., Michael Armstrong year Master of Urban and Regional Planning student at PSU with a focus on active transportation options. He has worked with the Community Cycling Center and the Coalition for a Livable Future here in Portland, as well as the Pilsen Alliance and Little Village Environmental Justice Organization emphasizing community empowerment and education on transportation alternatives, social justice and community health.
and Regional Planning program with a specialization in economic development. August Benzow is interested in the numbers behind environmental planning and strategies for achieve realistic policy changes. He is currently an intern
Our vision for the site was to plan and design a dense, mixed-use space that created activity and interest in the immediate area while connecting and honoring the historic character of the Goose Hollow neighborhood. By taking an both residents and the City of Portland. It was important to us that the design in the future. By providing an alternative that was planned for the present and for community fabric. Any design alternative for this site was planned with careful consideration of the context of the area. The topography, history, access and pedestrian experience were all fully integrated in the planning process. The site is intended to be proactive in addressing stormwater management, heat island effects, air quality, connectivity and local needs in a way that creates an attractive location that is
and an intern at the Institute of Natural Resources, mapping conservation land.
Ben Dingman is a longtime Portlander with a Bachelor of Arts from Lewis & Clark College, as well as a Masters
Jeremy Young Planning student who is also pursuing the Real Estate
Architecture from The University of Florida. He has worked as an Intern Architect at a number of well-regarded Portland
revitalization and urban reinvestment. He currently works for the Institute of Portland Metropolitan Studies and Population Research Center. A native of Pennsylvania, he has worked in the neighborhood revitalization efforts in Harrisburg, PA.
Janai Kessi Planning student at Portland State University. He is focused on regional economic development. Currently Janai is working as a research assistant at the Northwest Economic Research Center, where he has provided research and analysis support on a wide array of projects. He is an Oregon native and grew up on his family’s ranch in the Coast Range Mountains just west of Philomath, OR.
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
Hanyang Zhang is an international student from China. She recently graduated with a Bachelor of Arts degree in Community Development from Portland States in 2012. Now program.
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
W B URN SID E ST
Site Location and Context The site proposed for development is located in the Goose Hollow neighborhood in the Central City portion of southwest Portland, Oregon. The site is situated several hundred feet north of the base of the Portland region’s West Hills. Interstate 405 separates Goose Hollow from Downtown Portland . The site is within walking distance to many downtown amenities, as well as several Goose Hollow neighborhood institutions, as shown on the provided map.
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work by Jeremy Young
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Janai
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GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
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Site Development History oped in the late 1870s or early 1880s for single-family residential use. As the surrounding Goose Hollow neighborhood began to rapidly urbanize close to the turn of the 20th century, the site gradually became denser, so that by at least 1909, the site was completely built out with 14 single-family residential structures. At present day, a total of 4 of these structures remain including 2 two-story houses and 1 three-story house situated on the site’s southeast corner (SW Clay and SW 17th) and 1 three-story Victorian house on the site’s northeast corner (SW Columbia and SW 17th). At least 11 of the site’s original Victorian-era structures were demolished in the mid-to-late 20th century to provide parking for the First United Methodist Church, located across SW 18th Avenue, and the surrounding neighborhood. Much of the site remains a parking lot at present. the Goose Hollow neighborhood, approximately 250 feet to the north of the site. The stream was moved underground in the ear-
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through a pipe many feet below the surface. legend Site Boundary Ta n n e r C r e e k
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USP associates Jeremy 20 0
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Janai
Michael
August
Hanyang
Benjamin
work by Jeremy Young
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Site Influence
Goose Hollow district is a mixed-use, transit-oriented neighborhood with a rich historic background. The neighborhood also has a diverse population, land uses, and building character which together form a unique community. There are three major transit stations in the Goose Hollow district: the JELD-WEN Field station, Kings Hill/Salmon Street station, and Goose Hollow/SW Jefferson Street station. Each station has its own identity, and every station had its own pedestrian amenities, and mixed-use development areas. The site analyzed in this proposal is located just one block away from the Goose Hollow/SW Jefferson Street station.
Goose Hollow Logo
SW Clay
The fundamental concepts of development in Goose Hollow are centered around the design of housing, mixed-use centers, neighborhood retail, main attractions and activity centers, urban plazas and pocket parks, and pedestrian and bike connections to adjacent neighborhoods (Goose Hollow District Design Goals, 1996). In order to appeal to mixed-use development guidelines, the design proposed here is a mixed-use building with retail, residential, underground parking, and a green roof. The design will preserve and enhance the community's architectural character by following the existing pattern of building heights in the area, and making a smooth transition from the busy transit node on SW Jefferson to a friendly neighborhood environment on SW Clay. Since Jefferson was noted as having potential to become a neighborhood main street by the Goose Hollow Neighborhood Association and many neighbors during the Goose Hollow District Planning Events, the idea of redesigning Collins Circle to be more pedestrian friendly and/or to act as a usable gathering space became a hot topic. To fit with the potential redevelopment of Collins Circle and the future street car line going through the site, the design will include strategies for creating a slower traffic environment and making SW Columbia more pedestrian friendly.
Site Location
SW Columbia and Collins Circle
Not only did the Goose Hollow district's plan express the need for retail and parking development, the Central City 2035: West Quadrant Plan also mentioned the lack of retail development along the light rail, and the limited parking resources in the district. Therefore, any development on the site should include ground level retail as well as an underground parking garage.
work by Hanyang Zhang
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Solar and Wind Impacts
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The preferred development program for the site implements a tall residential building ( Approx. 135 ft). This height will allow residents to experience more early morning sun and late afternoon sun. The building will incorporate a roof garden allowing all residents access to this amenity of solar exposure,
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Solar Impacts The proposed site for development is situated on a north facing slope near Collins Circle. Due to the West Hills rising just to the south and west of the site and the site’s low elevation (140-115 ft) relative to these hills (200-550 ft) the duration of direct sun rays reaching the site is shortened. Throughout the summer months the impact of the West Hills will be mostly seen in early evening shading of the site. During the winter months the impact will be both early evening shading and a very low sun angle that will only barely rise above the West Hills and then dip below them earlier in the evening.
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Sun Altitude Angle (12:00 PM) Summer Solstice (63d) Winter Solstice (19d) Wind Impacts The USDA’s National Water and Climate Center reports that the Portland region experiences prevailing winds from the south to southeast in the winter and north to northwest in the summer. Due to the unpredictability of wind patterns at the more localized level this report takes these prevailing wind patterns as general guidelines and recognizes that wind patterns on the development site may differ.
work by Janai Kessi
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Access map
Collins Circle SW J
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Benjamin
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work by Hanyang Zhang
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Edge Conditions & Topography legend building height (to scale) section cut noisy traffic 119
notes This site lies along a seam within the Goose Hollow neighborhood where taller, urban buildings and streetscapes meet singlefamily residential blocks. There is no hard line boundary between the two, but more of a grey area.
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The section shows a distinct topography to the area, and the elevations at each corner of the site are noted in the plan drawing.
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An effective intervention will be a bridge between these two conditions, and help to make the transition in scale, while at the same time maintaining the appropriate character of each street frontage.
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Looking at edge conditions in this manner is intended to help comprehend the streetscape not just as an exterior condition, but as a space that is defined by the way building utilize their frontage.
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Janai
Michael
August
Hanyang
Benjamin
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work by Benjamin Dingman
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
SW 17th Ave legend Street Tree Center Lane Direction of Section
notes SW 17th Ave is quiet in terms of Currently the the street allows for curbside parking along both sides, which keeps the lane widths narrow for two cars to pass each other. We propose no changes to the existing street width and would encourage curbside parking to continue. Our preferred alternative’s underground parking facility will utilize the same amount of space as the existing parking lot driveway while adding significat secure bicycle parking. Additionally SW 17th and the accompanying sidewalks are sloped toward SW Columbia St. We propose the use of permeable pavements as a means of stormwater management for the topography.
work by Michael Armstrong and Janai Kessi
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
SW 18th Ave legends Street Tree Center Lane Direction of Section
notes
SW 18th Ave is very similar to topography creates a stormwater management challenge that needs to be met. We propose bioswale bumpouts at the northern intersection on both sides of the street to catch as possible before it enters the sewer system. street greening through the use of local vegetation that will enhance the pedestrian sidewalk from the street at the residential area in a natural and attractive manner.
work by Michael Armstrong and Janai Kessi
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
SW Columbia St
legend Street Tree Center Lane Direction of Section
notes
SW Columbia St is a high approaching the site are coming out of a blind curve from Collin’s Circle and the pedestrian experience is less than ideal. We propose to install greater signage and visibility measures for pedestrians that will work with the existing bumpouts to slow perceived and actual safety. As the major corridor for the site and the street standing between residents and many of the neighborhood amenities, the experience of SW Columbia St is vitally important to the success of the site.
work by Michael Armstrong and Janai Kessi
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
SW Clay St
legend Street Tree Center Lane Direction of Section notes
SW Clay is a residential street with great presence and character. In order to complement and enhance this character we are proposing a focus on amenities and greenery. planters can treat stormwater, provide shade and a sense of enclosure, and create a calming, enjoyable pedestrian environment. the new development and the current residents by creating a character that can add to the already well-maintained and designed historic homes along the corridor.
work by Michael Armstrong and Janai Kessi
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
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Minimum Setback Minimum Setback Required Required Maximum Setback Permitted
Maximum Setback Permitted
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Existing Site Structures
Building Height 46' or More: CX Min. Setback 14' from RH Property Line CX Max Setback 10' Building Height 31-45': CX Min. Setback 11' from RH Property Line Building Height 16-30': CX Min. Setback 8' from RH Property Line
Maximum Setback Permitted Existing Site Structures
Proposed Lot Dimension Proposed New LotNew Dimension legend
Central Commercial Central Commercial Zone (CX) Zone (CX) Minimum Setback Required
Multi-DwellingExisting Zone: Site Structures Multi Dwelling Zone: Residential 1,000 (R1) Maximum Setback Permitted Resdential 1,000 (R1) Multi-DwellingCentral Zone: Existing SiteCommercial Structures Zone (CX) Multi Dwelling Zone: Residential High Density Residential High Density (RH) (RH)
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GOOSE HOLLOW PROJECT Jeremy Janai Michael August Hanyang Benjamin COLLINS CIRCLE - SE BLOCK
Jeremy
Central Commercial Zone (CX) Open SpaceZone: ZoneHigh Density Residential (RH) Multi Dwelling
46' or More: CX Min. Setback 14' from RH Property Line MultiBuilding Dwelling Height Zone: Residential 1
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Requirements
RH Max Setback 20'
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Building Height CX Min. Setback 8' from RH Property Line Multi Dwelling Zone: 16-30': High Density Subject to Design Overlay Requirements
RH Max Setback 20'
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Zoning & Setback Requirements
Building Height 46' or More: CX Min. Setback 14' from RH Property Line Building Height 46' or More: CX Min. Setback 14' from RH Property Line Proposed New Lot Dimension Building Height 31-45': CX Min. Setback 11' from RH Property Line Line Building Height 31-45': CX Min. Setback 11' from RH PropertyBuilding Line Height 46' or More: CX Min. Setback 14' from RH Property Multi Dwelling Open Space Zone (OS) Zone: Residential 1 Central Commercial Zone (CX) Building Height 31-45': CX Min. Setback 11' from RH PropertyOpen LineSpace Zone Building Height 16-30': CX Min. Setback 8' from RH Property Line Building Height 16-30': CX Min. Setback 8' from RH Property Line Central Commercial Zone (CX) Building Height 16-30': CX Min. Setback 8' from RH Property Line Existing Site Structures
Building Height 46' or More: CX Min. Setback 14' from RH Property Line Building Height 31-45': CX Min. Setback 11' from RH Property Line Building Height 16-30': CX Min. Setback 8' from RH Property Line
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Janai Michael Hanyang 1700 SW ColumbiaAugustPortland, OregonBenjamin
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work by JEREMY YOUNG work by JEREMY YOUNG 5.16.2013 5.16.2013
GOOSE HOLLOW PROJECT GOOSE PROJECT COLLINSHOLLOW CIRCLE - SE BLOCK 1700 SW Columbia Portland, Oregon GOOSE COLLINS HOLLOW PROJECT CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
FAR & Height Limit Diagram
looking South on SW 18th accross Collins Circle
looking West down SW Clay
looking West down SW Columbia
notes This is a split-zoned site with one half being CXd and the other half RHd. The base zoning for CXd has a height limit of 75’ and an FAR of 4:1. According to Vern Rifer, the developer of a neighboring site, it is possible to construct a 5 over 1 if it is less than 65 feet in total height. The southern half of the site, which is zoned RHd, has a height limit of 25 feet for any part of the building within 10 feet of the street frontage and an FAR of 2:1. work by Benjamin Dingman
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Development Standard
CXd
RHd
Floor Area Ratio (FAR)
4:1 Bonus of 7:1 for residential use
2:1
Compliance
Min density
None
1 unit per 1,000 sq. ft. of site area
The preferred alternative will meet minimum density (approx. 34 living units) in the RHd zoned area of the site.
Max height
175 ft.
25 ft. - Within 10 ft of street
The preferred alternative in the CXd zoned area has a max-
Title 33 Zoning Code Compliance
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The preferred alternatives in the RHd zoned area will have a Min setbacks Front building setback Street building setback Side and rear building setback Garage entrance setback
0 ft. 0 ft. 0 ft. 5 or 18 ft. from street
0 ft. 0 ft. 6 and 5 ft. respectively 5 or 18 ft. from street
Three existing residential buildings on the RHd side of the site will be retained. The 6 ft. min setback between individual structures on the RHd side of the site will be maintained.
Max setbacks
10 ft.
20 ft.
The preferred alternative includes a focus on active street uses and will not exceed maximum setback standards.
Max building coverage
None
85% of site area
The preferred alternative for the RHd zoned area will cover less than for equal to 85% of the site area.
Min landscape area
None
15% of site area
In both the CXd and RHd zoned areas there will be an emphasis on pedestrian use, which includes adequate and attracitve landscaping. A green roof garden area is one alternative for the building constructed in the CXd zoned area. Strong emphasis will be placed on mitigating run-off, especially in consideration of the site’s sloping topography.
Landscaping abutting R zoned lot
5 ft. at L3 standard or none
N/A
The transition between the larger structure on the CXd zoned area and the smaller structures of the RHd zoned area will respect the need for livability and neighborhood aesthetic. This will be done through incorporating L3 landscaping standards
Required Outdoor Areas
N/A
No
There are no required outdoor areas but the preferred alternative incorporate them in order to provide attractive pedestrian spaces.
Site tree guidelines
Yes; T1 Standard
Yes; T1 Standard
Where possible site trees will be maintained, but in the event they are removed T1 Standard compliance will be met by a combination planting new trees and contributing to the Tree Fund.
Street tree removal guidelines apply?
Yes
Yes
Pedestrian Standards Apply?
Yes
Yes
Both the CXd and RHd zoned areas will maintain or improve sidewalks insuring code level access for pedestrians and residents.
Ground Floor Window Standards Apply?
Yes
N/A
The preferred alternatives for the CXd zoned area all incor-
mit obtained from the City Forester.
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The proposed development alternative involves the pres ervation and continued use of the three existing houses on the south side of the site. The remaining portion of the RHd zoned side of the site will be built out to meet minimum den sity standards and set back codes from these three existing houses. The remaining existing structure located in the northeast cor ner of the site will need to be moved or demolished in order to implement the preferred alternative for the CXd zoned side of the site. Retaining the structure would require a variety of different options, none of which maximize the potential of the CXd zoned portion to boost density and provide an unin terrupted building facade and activated street frontage along SW Columbia St. One alternative to moving or demolishing this existing structure would involve moving it from the southeast corner of the CXd zoned area to the northwest corner -of the RHd zoned area. While there is value in preserving the existing structures for their untility or historic value, analysis and interpretation of the Title 33 zoning code indicates that this proposed development option would not meet minimum density standards. The code states that the minimum accept able density is 1 living unit per 1,000 sq. ft. of site area. Incor porating these minimum standards would require that there be a minimum of 34 living units on the RHd zoned portion of the site.
to meet minimum standards (i.e., 50% of the length and 25% of the wall area). Min Parking Standards
0 spaces for 1-30 units 0.2 space per unit for 31-40 units 0.25 space per unit for 41-50 units 0.33 space per unit for 51 or more units
0 spaces for 1-3 units 1 space per 2 units for 4 or more units 1 space per 4 residents
Minimum parking space standards will be met but effort will be put into minimizing parking and encouraging a mixed modal transportation usage.
Min Bicycle Parking Standards
Multi dwelling: Long term - 1.5 space per 1 unit Short term - 2 or 1 per 1 unit
Multi dwelling: Long term - 1.5 space per 1 unit Short term - 2 or 1 per 1 unit
Due to the need to foster active transportation and reduced
Restaurant - 1 space per 63 sq. ft.
N/A
Min Loading Standards
least incorporate the minimum bicycle parking standards. Effort will be made to design these facilities in a way that are functional and inspires use. The preferred alternative of mixed commercial use on the some loading space provisions. The space provided will be
Retail - 1 space per 196 sq. ft. Continuous Entertainment - 1 space per 185 sq. ft.
commercial activities.
work by Janai Kessi
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Central City Design Guidelines The Central City Design Guidelines establish a framework of suggested design characteristics which work to ensure that new development and redelopment contributes to the vitality, livability and longevity of the urban core. The design guidelines fall into three categories; Portland Personality, Pedestrian Emphasis and Project Design. The images to the left help demonstrate how the proposed development of 1700 SW Columbia may meet the design guidelines.
Image 1
Image 2
Pedestrian Emphasis: Image 1 - The Pedestrian Emphasis category suggests that weather protection be developed. The Sisters Coffee Company storefront in the Pearl District offers a great example of large awnings and ample shelter. Image 2 - Also in the guidelines encourage reinforcing the pedestrian system and integrating a barrier-free design. This streetscape in the Netherlands is a great example of implementation of both these design guidelines. Image 3 - The guidelines call for pedestrian protection and
Image 3
site much can be learned from the design of the downtown transit mall. Project Design: Image 4 - The guidelines ask that rooftops be integrated into the development’s design. The proposed development of 1700 SW Columbia St will utilize green roofs as a way to mitigate rain water run-off and provide open space for residents. Image 5 - The design guidelines encourage the development Image 4
Image 5
will seek to integrate sidewalk use that attracts users and allows for a variety of uses. Image 6 - Similarily to the design of active sidewalk-level space the guidelines encourage the design of active street
Image 6
street corner. Portland Personality: Image 7 - The Streetcar is a Portland theme that works to help create a vibrant streetscape. Image 8 - The development site as it exists now is a surface parking lot. Developing the site will add a sense of enclosure much like this streetscape in the Pearl District. Image 9 - The guidelines ask that new development strengthen gateways. The proposed development site is situated near the Vista Bridge and will work with the surrounding urban form to usher people into the Central City. work by Janai Kessi Image 7
Image 8
Image 9
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Zoning Code Impacts on Our Site Plan
Photos of Precedents
Our site is divided into two zones: RHd and CXd with one This is an example in Portland of a so-called “nail house” where a property owner refuses to be bought out by a developer and new development has to be built around the existing structure. Portland lawyer Randal Acker fought against Trimet, PSU and the developer to keep this house, which serves as his law office. Although a little out of place, the house is reasonably well integrated into the design of the new development.
house that dates back to 1890 located in the CXd zone and three house that are also more than a hundred years old, located in the RHd zone. The rest of the site is a parking lot that falls into both the CXd zone and the RHd zone. As these two precedents show there are different approaches to developing a site where there is inconsistent zoning and the existing structures might have a potential historic value for the neighborhood. Our preliminary site program was divided between either trying to keep the historic structures on site or moving them off site in order to build a new development that would fill the whole block. Although it is possible to do a lot line adjustment to better split the zoning line in our site, we will also need to develop a program that includes a residential development on the south side of the site and a much larger commercial/residential development on the north side.
This example from the Ballard neighborhood in Seattle is perhaps an even more extreme example of what happens when developers and homeowners can’t reach a compromise. This house was owned by Edith Macefield, an elderly woman who reduced to sell her home, not even when developers offered her a million dollars for the property. Eventually the new development was carefully built around the existing house, but clearly did not show any sensitivity towards allowing for open space around the house. Ironically, a massive lot across the street remains vacant and in a state of decay.
Initially we thought it would maximize usage of the site to build it out completely with a multistory apartment building on the north side that has ground floor commercial activity and low level new residential housing on the south side that can also be used for live/work activity. As these precedents show there are alternate options for how best to achieve this. Ideally our project would maximize the density permitted by the zoning and make the most use out of the existing space. At the same time we need to be sensitive towards the “nail house” phenomenon and find creative ways to accommodate home owners who might not want to see their property demolished or moved off site.
work by August Benzow
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Proposed Alternative One All existing residential structures would be moved off
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site or demolished Two residential structures and one mixed-use
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structure separated by green space All three structures would utilize the maximum density permitted by the zoning Blends suburban and urban by encouraging density and a
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close-in feeling, but also provides ample green space and a refuge from the stresses of urban life. Reduces the amount of the block that can be devoted to hous-
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ing More challenging to locate entrances to underground parking
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SW Columbia
SW 18th
SW 17th
Development in the Pearl District next to Jamison Park with a high-density building separated from a low-density building by a community green space.
SW Clay 50 Feet
work by August Benzow
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Proposed Alternative Two ○ There would be two residential building without a green space separating them from the mixed-use building ○ ○
A courtyard would separate the two residential buildings and be accessible from the mixed-use building as well This courtyard can be developed many different ways in order to provide an optimal mix of hard surfaces and green space
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The courtyard would allow for a transition area between public and private
○ Less green space than alternative one As with alternative one requires removal of all existing ○ structures, which may have historical value
SW Columbia
SW 18th
SW 17th
Belvedere Courtyard in Albuquerque, New Mexico.
SW Clay 50 Feet
work by August Benzow
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Proposed Alternative Three (Preferred Alternative) SW Columbia Image 1: The Prescott, an apartment building
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Attempts to establish a balance between modern,
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Three of the four houses on the site (the ones in the
under construction in
SW 18th
nearby transit and ground floor retail.
Residential
SW 17th
North Portland with
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dense development and historical preservation residential zoning) would be preserved in their currentcondition and location Although these houses are not officially designated historic they are an integral part of Goose Hollow’s historic fabric The mixed-use building would be built to the maximium density but its design should blend in with surrounding architecture in order to mitigate the impacts of its size
SW Clay
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(Image 1) The residential parcel that is currently used for parking would be well-suited for high density infill development that would be attached to the proposed mixed-use
50 Feet
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buildingThis infill development could be designed with established historic forms in mind in order to connect it to the existing streetscape (Image 2)
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Image 2 (Left): The Vaux, a condo develop-
Alternately, the infill development could be a bold modern design (Image 3) that allows for the most density and contributes to a dynamic architectural mix
ment in Portland’s Nob
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Hill neighborhood.
The church across the street from where the infill development would be sited has already set a precedent for innovative, contemporary design
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Image 3 (Right): An infill development in
This alternative does not include substantial green space although a rooftop garden for the mixed-use development would be feasible
Ottawa, Canada that maximizes density allowed by zoning.
work by August Benzow
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
By 2030 our site should be optimally located in a dense,
Preferred Alternative 2030
Above : Proposed Conway redevelopment in NW Portland.
pedestrian friendly environment. SW Jefferson will be a com-
Goose Hollow has the potential to be one of Portland’s most
mercial corridor that serves the needs of the surrounding
dynamic neighborhoods. Despite a fair share of indiscriminate
neighborhood and redesigned to encourage foot and bicycle
infill and demolition over the past fifty years that has left many
traffic as opposed to car traffic. Traffic calming measures will
scars, Goose Hollow has managed to maintain much of its
be in place along SW Columbia so that residents of our pro-
stock of historic houses, which are dispersed between tower-
posed development will be able to safely walk to SW Jeffer-
ing high rise development and bland commercial buildings. In
son without competing with high speed traffic. By this point
some ways it has become a forgotten neighborhood that is
Goose Hollow will have absorbed much of downtown
defined by its barriers: US-26 to the south, I-405 to the east,
Portland’s future growth and moreover be a destination in its
West Burnside to the North and steep hills to the east. Cars
own right that stands on equal footing with NW Portland and
coming off US-26 speed past our site in a rush to be some-
the Pearl. Due to its close proximity to Portland State Univer-
where else. This level of traffic challenges pedestrians and
sity Goose Hollow will continue to be a mixture of young
bicyclists alike while making the neighborhood just a blip
students and older homeowners in addition to offering hous-
between the freeways and downtown. The MAX line has been
ing for a wide range of incomes. A cap over part of I-405,
slow to make good on its promise of dense development and
while may or may not be built by 2030, would provide an ideal
none of the arterials that cut through Goose Hollow offer
location for a new park that would be in easy walking distance
much of a Main Street feel. Simple neighborhood amenities
from our site. Future city planning in Goose Hollow should
like a grocery store are lacking completely.
focus on restoring its connectivity to the rest of the central city and most importantly affirm its role as one of Portland’s oldest
All this could change in the next 20 years. If built, the pro-
and most unique neighborhoods with much to offer visitors
posed streetcar line along SW Jefferson and SW Columbia
and long-time residents.
would go a long way towards facilitating commercial development and extending the pedestrian experience. The area around Lincoln High School could be developed in the same manner as the Conway development in NW Portland. The urban energy generated by such a development would further enhance the value of our site. Architectural variety can just as easily be an asset for Goose Hollow if it is properly integrated. The split zoning of our site is a clear statement of its role as a gateway between what will hopefully by extremely high density development in the Lincoln High School area and the well-preserved historic neighborhood along Goose Hollow’s southern edge.
Above : Proposed pedestrian and bicyclist improvements in downtown Los Angeles work by August Benzow
Above: Historic housing in Vancouver, B.C. with high-rise development behind.
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Section Drawing, Preferred Alternative
A P A R T M E N T S
A P A R T M E N T S
A P A R T M E N T S
A P A R T M E N T S A P A R T M E N T S SW CLAY STREET
B I C Y C L E P A R K I N G
R E T A I L SW COLUMBIA STREET
P A R K I N G P A R K I N G P A R K I N G
0
25
50
100
150
200 FEET work by Jeremy Young
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Preferred Alternative
ue
SW
en v th A
18
SW
Co
lum
v A h
SW
t 17
e
SW
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St notes The intervention has an L-shaped footprint which steps down, and wraps around three existing houses, in order to create a dialogue with the single-family scale of the neighborhood that defines the South side of the site contextually. It should also be noted that a large proportion of of the roof surfaces are either occupiable green roofs or eco-roofs, in order to address heat island and storm water runoff issues. work by Benjamin Dingman
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Preferred Alternative
SW
Cla
yS
ue
SW
SW
en v hA
t 18
Co
lu
m
bi
a
t
St
notes These images show the 2-part nature of the intervention. The body of the building sits upon a base, or plinth, which acts as a device for revealing the topography of the site, and making the transition in scale as one moves South from Columbia to Clay. On the South side of the site, where single-family homes define the context, the base is at grade. Along Columbia, opposite a 65-foot high multi-family residential building, the base rises to over 20 feet to create a more urban streetscape.
work by Benjamin Dingman
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon
Preferred Alternative
SW 18th Ave / SW Clay St
SW Clay St / SW 17th Ave notes These street-level perspectives show the preferred alternative in context. It should be noted that all sides of the intervention meet the street in different ways in order to create a dialogue with the adjacent context in terms of frontage and scale.
SW Columbia St / SW 17th Ave
work by Benjamin Dingman
USP associates Jeremy
Janai
Michael
August
Hanyang
Benjamin
GOOSE HOLLOW PROJECT COLLINS CIRCLE - SE BLOCK 1700 SW Columbia
Portland, Oregon