Site Planning

Lan Su Annex 200 NW Flanders Street

James DuBois Brian Gunn Lisa Harrison Jeff Shindler Kate Washington

Table of Contents 2 2 3

4 4 5 6 7 8 9

10 10 11 12 13

14 14

16 16 17 18 19

20 20 21

22

Introduction Our Team / Lan Su Vision / Project Goal Base Map

Site Analysis Site History Opportunities & Constraints Walkability and Amenities Solar Orientation / View Corridors / Wind Transit Access Existing Conditions

Regulatory Framework Central City District Plan Zoning Summary Precedent Plans Portland Land Use Review Process

Streetscape Analysis Proposed Street Conditions

Concepts Alternative One / Alternative Two Preferred Alternative Lan Su Cross Section Pro Forma

Program Proposed Transit Access Design Inspirations

Sustainable Urban & Envisioning 2030

22

Sustainable Urbanism

23 24

Envisioning 2030 Future Neighborhood Skyline

LAN SU ANNEX | 200 NW Flanders Street | James DuBois James is a Portland native who has spent years abroad before deciding to return to Oregon to pursue his education. He received his BS in Sociology at the University of Oregon. During his

GOAL

undergraduate career, James focused on world demographics with an emphasis on migration factors. James has recently returned home to Portland and is currently pursuing his Master’s of Urban and Regional Planning degree at Portland State University with a focus on Transportation Planning as well as interning at Kaiser Permanente doing data research.

Brian Gunn Brian received his BA in Environmental Studies and Planning from Sonoma State University. During his undergraduate career, Brian focused on planning and served as Planning Intern for the City of Santa Rosa. Currently, Brian is a Master of Urban and Regional Planning (MURP) student, specializing in land use, at Portland State University. In this program, Brian desires to enhance his planning skills so that he can design communities that are

Jeff Shindler

Kate Washington

Jeff Shindler is a candidate in Portland State’s Masters

Kate is a candidate in the Master of Urban and

of Real Estate Development (MRED) program. He is the

Regional Planning program at Portland State

co-founder of LIFT Development LLC and the owner of

University. Her interests in that program include land

Shindler Properties LLC. Jeff’s skills include commercial

use and urban design. She earned her BS in sociology

real estate development, multi-family acquisitions

at PSU, minoring in community development.

and management, capital projects and financial

Kate returns to Portland after a nearly 2 decade,

modeling. Jeff holds a BA in Psychology from the

3-state , 3-college odyssey and hopes to stay as

University of California, Santa Cruz and is a NAIOP and

long as possible. She currently works as an intern

the Society of Industrial and Office Realtors Scholarship

at ECONorthwest and is actively involved with her

recipient.

neighborhood association on multiple committees.

Introduce more population and activity to Old Town Chinatown through a mixed-use student housing and market rate building that reflects the charm of the Lan Su Garden and creates a more vibrant pedestrian environment.

healthy, equitable, and vibrant.

Lan Su Vision

Lisa Harrison Lisa is pursuing a Land Use + Urban Design specialization in the Master of Urban and Regional Planning program at Portland State. She earned a bachelor’s degree in Geography and in 2009 became a LEED AP. Prior to moving to Portland, Lisa was the Director of Development & Marketing at Sustainable Works, an environmental education non-profit that works directly with the City of Santa Monica. She is currently working on a Food Cart Feasibility Study and Historic Main Street Signage Pilot Project for the City of

This project aims to develop a parking lot located in Portland’s historic Old Town Chinatown neighborhood. The zoning on this lot allows for almost any combination of uses, which allos a great deal of flexibility in the program. The site also has generous height and FAR bonuses, providing ample square footage for said variety of uses and uninterrupted views in all directions.

The most interesting regulation on the site is the Lan Su Design Overlay, which requires every building within 400 feet of the Lan Su Garden to respect and emulate its particularl style and environmental needs. Unfortunately, the neighborhood presents several social constraints - primarily that Old Town Chinatown houses Portland’s primary concentration of social services. Given that combination of opportunities and constraints, we envision a site that primarily houses students, a demographic that is more likely to accepts the grittiness of the neighborhood. The

site is well-served by multiple bus and MAX lines that connect to students to most of the Portland metropolitan region. Flanders will serve as an excellent pedestrian environment between the Lan Su Garden and the Lan Su Annex. Because the street does not connect directly to Naito, it can be converted in ways that do not diminish connectivity any less than it already is, yet enhance the multi-modal experience of the block. This environment will be fostered by a corner restaurant and fresh food grocery and used, not only by residents, but also by several offices.

We hope to introduce a catalyst to Old Town Chinatown that can capitalize on the incredibly concentrated amount of transit and usher greater occupancy to a neighborhood that currently lacks a strong, permanent population.

Beaverton’s Economic Development Division.

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INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street | NW Hoyt St

l

e Ste

ge

d Bri

NW Glisan St Lan Su Annex Tom McCall Waterfront Park

NW Flanders St Lan Su Chinese Garden

NW 1st Ave

NW 2nd Ave

NW 3rd Ave

NW 4th Ave

NW 5th Ave

NW 6th Ave

NW Browadway

NW 8th Ave

kwy aito P

NW N

NW Evrett St

NW Davis St

NW Couch St

200 Feet

NW Burnside St

Burnside Bridge

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

NW Glisan

1889

1924

1932

Old Town was the original urban core of Portland, straddling both sides of W Burnside, which divides the city north from south. As a result of its proximity to these bustling docks, Old Town was home to a riotous mixture of commerce, business, and residence.

the destroyed downtown to push Chinese immigrants further north. In a contemporary effort to commemorate and strengthen the district’s identity, the Lan Su Classical Chinese Garden opened in 2000.

a result, a great deal of historic character, density, and activity, was lost. In the final late 20th century, Portland concentrated social services in the neighborhood, driving residential and economic activity away

Portland had, simulatenously, two Japantowns, north and south. These neighborhoods thrived until the Japanese Internment in 1942. Japantown residents ran a wide variety of businesses including hotels, groceries, baths, laundries, barbershops, tailors, jewelers, doctors, dentists, newspapers, and a garage. The north Japantown, located in today’s current Old Town neighborhood, is commemorated by the Oregon Nikkei Legacy Center.

Old Town Chinatown has recently dedicated itself to finding a way to revive this historic neighborhood. In order to have a stronger voice, the neighborhood and business associations recently joined as the Old Town Chinatown Community Association and the City of Portland, in partnership with the PDC, has officially declared its support, pointing out that one of the first steps will be to support and encourage redevelopment of the many surface parking lots.

1932

NW 3rd

NW 2nd

1909

NW Flanders

Building Lot

This area is on the National Register of Historic Places as the Portland New Chinatown/Japantown Historic District.

According to the boundaries described by the NRH, this lot is technically outside Japantown/Chinatown, which ends at Everett.

Portland’s original Chinatown was 5 to 10 blocks south of the current Chinatown.

The current location, north of Burnside, is the result of a late 1800s relocation.

After the flood of 1894, which destroyed 250 blocks of downtown Portland, city officials took the opportunity of

After World War II, many old buildings were torn down to provide parking for people working in the downtown area. As

4| INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street |

OPPORTUNITIES

e

dg

ri lB

CONSTRAINTS

e

1

Multiple transit connections to site

2

Site has excellent view corridors

3

Land cost is low for a downtown site

4

Ste NW Glisan St

Blanchet House

N

Lan Su Annex

1

ODOT

Tom McCall Park

1

Site is currently under amenitized with challenging residential use

2

ccess to the Tom McCall Waterfront Park and Willamette River is A difficult for pedestrians and bicyclists due to Naito Parkway

3

S ecurity issues exist due to proximity to social services and Old Town nightlife establishments, presenting challenges to retail and residential uses

4

Large amount of existing surface parking in district

5

Noise due to proximity to Union Station and heavy rail

6

eighborhood currently in an identity crisis, not sure what it wants N to be

7

evelopment will have to adhere to Lan Su Garden design overlay D and historic district plans

8

Development will likely need public funding to be viable

NW Flanders St

Mixed Use

S

Good access to cultural amenities

Lan Su Garden

6

8

NW Nat’l Gas

NW Everett St

7

NW Davis St

Naito Parkway

pportunity to recognize Chinatown history and benefit from O proximity of Lan Su Gardens

NW 2nd Ave

6

NW 3rd Ave

Site is centrally located - close to the CBD, Pearl District

NW 4th Ave

5

4

Under-amenitized site suggests room for retail growth NW Couch St

8

Proximity to Willamette River and Tom McCall Waterfront Park

9

Parking lot site is development ready

Burnside Bridge

10 Opportunities to access public funding sources: • • • •

2

E ligible at 50% for storefront improvement (PDC) In Downtown Waterfront URA N SP Eligible (Neighborhood Stabilization Program - Target Area 1) Multiple Unit LImited Tax Exemption

Mt Hood in the distance

9

Currently NW Nat’l Gas employee parking lot

MAX Red/Blue Lines

1

MAX Green/Yellow Lines

200 Feet

Tri-Met Buses (4, 8, 16, 35, 44, 77)

1

Transitional housing adjacent to site location

2

Access to Waterfront Park is difficult for pedestrians

3

Security issues exist due to social services and nightlife

5

Noise due to proximity to Union Station and heavy rail

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Walkability and Amenities By uploading the address of the site into WalkScore.com, the site possesses a walk score of 95 out of 100, which means the site is located in close enough proximity to enough amenities to satisfy daily errands without a car. The

Legend

site is within a ten minute walk from parks, tourist attractions, postal service, and financial institutions.

A plethora of restaurants and bars surround the site and provide many dining options as well as night life attractions.

Lan Su Chinese Garden

PINTS

Voodoo Donuts

Tom McCall Park

Site 5 Minute Walk 10 Minute Walk Restaurant Nightlife Grocery Tourism Park Education Gasoline Post Office

400 Feet

6| INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street |

Solar Access, View Corridors, Winds m

Su

Steel Bridge

m er ind W

c

b Winter Solstice Sunset 16:31

Summer Solstice Sunrise 05:26

NW Glisan Street

s

Summer Solstice Sunset 21:04

Mt Hood

Lan Su Annex a

ODOT

The Lan Su Annex site has nearly complete solar access during the summer and winter.

The ODOT building to the east of the site casts minimal shadows during the early morning hours after sunrise. The site’s location just north of the Lan Su Chinese Garden ensures that mid-day solar access will remain high for decades to come.

There is a parking lot on the southwest corner of NW 3rd Avenue and NW Flanders Street, which could reduce afternoon solar access if the parking lot is redeveloped. The Blanchett House, a non-profit feeding and housing the homeless population, moved into it’s new LEED Platinum building on the northwest corner in 2012. The building has little impact on the solar access for the site.

The view corridors are spectacular for the site.

With the Lan Su Chinese Garden located one block south, the site will have stunning views of downtown Portland to the south beginning at the second floor. The site is located just two blocks off Naito Parkway and will have unobstructed views of Mt Hood to the east from approximately the third floor and above.

Looking to the west, the site has strong view corridors, with just a few buildingsto the west interrupting a sweeping view of the Pearl District and West Hills beyond. What may be seen as the least desirable vantage point, the north side of the site, actually provides a striking vantage point to observe the comings and goings at Union Station, multi-family housing along the river as well as the Steel, Broadway, and Fremont Bridges.

Winter Solstice Sunrise 07:53

a

NW Flanders Street

Winter Midday

b

c

er

int

Lan Su Garden

NW 2nd Avenue

Summer Midday

NW Natural Gas

Downtown Portland to the South

W

Mixed Use

s

ind

W

NW 3rd Avenue

Mt Hood to the East

100 Feet West Hills to the West

North/Northeast view

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Transit Access Access to the Lan Su Site is excellent, as the

river to the Northwest Industrial district and

project lies in close proximity to the CBD,

points beyond. Amtrak trains run across the

and directly across the Willamette River from

Steel Bridge to Union Station just north of the

the Portland Convention Center and Eastside

site, where riders can catch trains to Seattle,

Industrial District. Naito Parkway provides rapid

San Francisco, Spokane and many other cities.

and convenient access to the business district

Despite the neighborhood’s relative lack of

along the west side waterfront.

Ste NW Glisan St

Blanchet House

N

Lan Su Annex

amenities, it is pedestrian-friendly, featuring Both the Park Blocks and the edge of the

The MAX Blue, Red, Green and Yellow lines,

upscale Pearl District are a short 5-minute

numerous TriMet bus lines and Tom McCall

walk from the Lan Su site. Waterfront Park, the

Waterfront Park can all be accessed within 2-3

Waterfront Park Trail and the Portland Saturday

blocks from the site. The Broadway Bridge,

Market are all a short walk away, although

Steel Bridge and Burnside Bridge are all within

access to the riverfront remains challenging

1/4-mile of the Annex, providing easy bicycle/

due to the limited opportunities to cross Naito

vehicle access to Portland’s east side.

Parkway.

Tom McCall Park

Mixed Use

S

NW Nat’l Gas

Lan Su Garden

NW 2nd Ave

the best connection to public transit in the city.

ODOT

NW Flanders St

NW 3rd Ave

wide sidewalks and low surface street traffic.

NW 4th Ave

The Lan Su Annex is fortunate to have some of

ge

rid

B el

Naito Parkway

NW Davis St

Heavy rail runs just to the east of the site, transporting freight from the east side of the

NW Couch St

Burnside Bridge

LEGEND MAX Red/Blue Lines MAX Green/Yellow Lines Tri-Met Buses (4, 8, 16, 35, 44, 77) Blue/Red MAX Line Old Town Portland

Green/Yellow MAX Line Union Station in background

200 Feet

Flanders Bikeway

8| INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street |

Existing Conditions

Ample Street Parking

Blanchet House across the street

Historical buildings of Old Town

Site ready for development

New sidewalks and bike lane on NW 3rd Avenue

Poor Waterfront Access

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Central City Plan District (33.510)

Strengthen the Significance of the Classical Chinese Garden

Downtown District, River District (Map 510-1) The site is located within the River District of the Central City plan district. Consequently, it has to adhere to the River District Design Guidelines. More specifically, the site must address the B5-2 Guideline (Strengthen the Significance of the Classical Chinese Garden), as it is adjacent to the Lan Su Garden. Therefore, the site needs to exhibit a street and development character that aligns with the garden. This can be done by facing main entrances and courtyards toward the garden, using similar colors, architectural features, as well as ornamental decorations.

The Lan Su Annex will address Guideline B5-2 by focusing on the Lan Su Garden and creating an active street

scene. The development will direct its main frontage and entrances towards the garden, promote a variety of retail that will draw people to the area, reflect the garden block’s streetscape, and incorporate a central courtyard. To further promote the Lan Su Garden, the courtyard could will include a water feature, seating, decorative features, and artistic geometries that reflect those seen within the gardens (please see figures to the right). However, the Lan Su Annex provides the opportunity to approach these designs in a more modern and contemporary approach (please see below figure).

B5-2 stRengtHen tHe signiFicAnce OF tHe clAssicAl cHinese gARDen Guideline B5-2 may be accomplished by: 3. Orienting primary building masses away from the garden.

Guideline B5-2 may be accomplished by: 4. Reflecting an Asian-influenced level of articulation and architectural texture and detail in new development surrounding the classical chinese garden.

The B5-2 guideline is to be applied to projects on sites located adjacent to or within 200 feet of the garden and visible from the garden within 400 feet.

A courtyard could reflect the garden’s Chinese architecture but with a more contemporary approach. Such a courtyard, could provide seating, have a water feature, and would serve as an amenity to Chinatown residents, employees, and shoppers.

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Lan Su Garden Window

Lan Su Decorative Feature

Lan Su Doorway

INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street |

Zoning Summary Base and District Zoning Restrictions

Base Zoning CX-d: Central Commercial (33.130.020) with a Design Overlay (33.420) The Central Commercial (CX) zone is intended to provide for commercial development within Portland’s most urban and intense areas. A broad range of uses is allowed to reflect Portland’s role as a commercial, cultural and governmental center. Development is intended to be very intense with high building coverage, large buildings, and buildings placed close together. Development is intended to be pedestrian-oriented with a strong emphasis on a safe and attractive streetscape.

District Plans Central City Plan District (33.510), River District Subdistrict (Map 510-1) The River District Urban Renewal Area focuses on the creation of a high density urban residential neighborhood with a mix of multi-family housing, major office facilities, regional attractions, retail businesses, parks and open space. The development of a diverse and affordable inventory of housing, support for the creation of a self-sufficient neighborhood, linkages with adjacent neighborhoods and the Willamette River, and the balance of new development with existing structures are among the key objectives.

Bicycle locker rooms reduce parking needs

Eco-roofs allow for additional FAR over base

Development Standard

CX-d Zone

Central City Plan District

Floor-to-Area Ratio (FAR)

4:1

6:1

Maximum Building Height

75 feet

350 feet

Required Setbacks

None

None

Garage Entrance Setback

5/18 feet

No Additional Requirement

Maximum Building Coverage Area

No Limit

No Limit

Maximum Building Setbacks/Transit Street or Pedestrian District

None/10 feet

No Additional Requirement

Building Coverage

No Limit

No Limit

Minimum Landscaped Area

None

None

Ground Floor Window Standards

Yes

Yes

Pedestrian Requirements

Yes

No Additional Requirement

FAR Bonus Options* Option

Available Bonus FAR (per SF of option)

Notes

Residential Bonus Option

1:1

Up to 50% of bonus area may be used for non-residential uses.

Day Care Bonus Option

3:1

Day care use required for life of building.

Retail Use Option

1:1

Floor area equal to 1/2 the site area must be committed to retail use.

Rooftop Gardens Option

1:1

Garden must cover at least 50% of roof area of building and 30% of garden must contain plants.

Percent For Art Bonus Option

0.1% site area: 0.1% of threshold value

Projects that commit more than 1% of their threshold value to public art earn additional floor area equal to 0.1 of the site area for each additional 0.1 of the project value spent. Bonus caps at 2x site area.

Water Features and Fountains Bonus Option

0.1% site area: 0.1% of threshold value

Projects that commit more than 1% of their threshold value to water features or fountains earn additional floor area equal to 0.1 of the site area for each additional 0.1 of the project value spent. Bonus caps at 0.5X stire area.

Locker Room Bonus Option

40:1

Locker room facility must include showers, a dressing area and lockers, and be available to all tenants.

Eco-Roof Bonus Option

1:1 (10-30%) 2:1 (30-60%) 3:1 (>60%)

Bonus is dependent on amount of building footprint area covered by eco-roof.

Square footage counted toward rooftop gardens must remain separate from eco-roof bonus square footage.

Middle-Income Housing Bonus Option

3:1

Rental units must remain affordable to those earning less than 150% of area MFI for 60 years after occupancy permit is issued.

*Increases in FAR, whether by transfers of floor area or bonus area option, of more than 3:1 are prohibited (33.510.200)

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Precedent Plans This plan requested the City to officially recognize, endorse and designate the Chinatown blocks. As well as outline public and private investments to complement historical and Chinese character, and devise design guidelines.

The Central City Plan, in addition of focusing on the entire downtown, discussed Chinatown. Some goals include preserving and enhancing the district’s architecture and international heritage, focusing development along transit, and maintaining social services while supporting business activities and development opportunities.

The River District Plan was an update to the Central City Plan. It emphasized residential growth, formally recognized Chinatown, and advanced the Chinese Garden proposal.

Downtown Waterfront URA Plan

Chinatown Development Plan

Central City Plan

River District Plan

1974

1983

1988

1995

River District Design Guidelines

Old Town & Chinatown Vision & Development Plans

North Old Town/Chinatown Development Strategy

Comprehensive Plan Update

Central City 2035 Plan Update

1996

1997-2008

2008

2012- 2014

2014-2015

The development strategy reaffirmed priorities established within the development plans (1997-2008), which include mixed use development, increasing retail, arts and entertainment.

The Comprehensive Plan (adopted in 1980) is currently undergoing a thorough update; the Central City Plan is integrated within this plan and is therefore also being updated.

This plan made a recommitment to a vital Downtown by improving transit, developing Waterfront Park, and placing an emphasis on individual districts and identity; however, there was not much information on Chinatown.

Downtown Plan

1972

These were adopted to preserve and enhance Old Town and Chinatown’s architectural history. Specific guidelines impacting this site are addressed on the Existing Plan and Overlay page.

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The Site is located in the Downtown Waterfront Urban Renewal Area. The Portland Development Commission (PDC) adopted this URA in 1974, The ultimate goal of this plan is remove blight and deterioration, utilizing tax-increment financing (TIF). Despite being adopted, Old Town and Chinatown are in need of redevelopment, as well as new development.

These plans worked to create a vibrant twenty-four hour district by increasing mixed use development, retail, arts, and entertainment. As well as placing an emphasis on the mixture of housing affordability and identifying opportunity sites.

The site is located within the West Quadrant of the Central City District; its plan is estimated to be complete by the end of 2014. The scoping process has demonstrated that Old Town/ Chinatown citizens desire higher densities, more retail, art, and entertainment.

INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street |

Portland Land Use Review Process

City of Portland

Applicant

{ {

Pre-application conference is valid for one year

If Complete, Notice of Proposal is mailed to public agencies and property owners

Optional Pre-application Conference

Review Application for Completeness

Day 1

Public Notice

Day 14

Notice of Decision

Final Decision

Day 56

Day 42

Submit Application for Planned Development

Appeal

If not, applicant has 180 days to complete

Portland’s Land Use Review Process to make surehe site’s development as painless as possible. The Bureau of Development Services (BDS) presides over the review process for all proposed developments in Portland. Oregon state law requres a final decision of the development proposal within 120 days of receipt of a complete application. Once a the completed application is received, notice of the proposal is mailed to public agencies and property owners within

State law requires a decison within 120 days from receipt of complete application

150 feet of the development and to recognized organizations within 400 feet. Prior to the decision, public comments are considered and an analysis of the proposal is made based on the approval criteria. The decision is made and mailed within 28 days after the notice of the proposal is mailed. The decision may be appealed and a public hearing will be scheduled before the appropriate appeal body. The Hearing Officer may make a decision at

Comments are considered; analysis of proposal is made, based on approval criteria

Decision may be appealed and a public hearing will be scheduled

the time of the hearing or make a decision within 17 days. The decision of the review body is final and cannot be appealed to the City Council. Any further appeal is to the State Land Use Board of Appeals (LUBA). The design review is used to ensure the conservation, enhancement and continued vitality of the identified scenic, architectural, and cultural values of each design district or area to promote quality development near transit facilities. The design

review is required for certain development proposals for development located within the Design Overlay Zone. The Design Overlay Zone is shown on the Official Zoning Maps with the letter ‘D’ map symbol.

For some proposals, the applicant may choose to meet the development standards of chapter 33.218, Community Design Standards, instead of going through the Design Review Process set out in chapter 33.825, Design Review.

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Proposed Street Conditions

N

56’

Per Guideline (B5-2) of the River District Design Guidelines, the site’s street and development character need to align with the Lan Su Garden. This can be done by planting similar street trees, installing vegetated strips, and using texturized concrete for the sidewalk.

N

Sidewalk

Space

Bike Lane

Buffer

Tree

11.5’

3.5’

7’

2’

Tree

12’

Parking

Space

Sidewalk

8’

4.5’

7.5’

56’

S

SITE

NW 2nd Avenue

NW 3rd Avenue

NW Glisan

NW Flanders

100 Feet This map demonstrates the locations of street cross sections

Ensure an active ground floor by placing appropriate retail at the site’s key locations, such as the corner of NW 3rd Ave. and NW Flanders.

Tree Parking

Sidewalk

N

9’

12’

8’

Space

4.5’

Sidewalk

10.5’

S

44’

14|

INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street |

Tree Sidewalk

Space

Parking

8.5’

4.5’

8’

11’

Parking

Space

Sidewalk

8’

4.5’

10.5’

66’

Tree Sidewalk

Space

7.5’

4.5’

W

11’

Bike Lane

7’

2’

E

To improve bike access to Tom McCall Waterfront Park, as well as increase bike traffic in this area, install separated bike lanes. To improve aesthetics, install a planter median or boxes and utilize greenery.

Tree

Buffer

W

Tree

Parking

11’

11’ 66’

8’

Space

4.5’

Sidewalk

10.5’

E

Create wide sidewalks around the entire site, which will provide a more pedestrian friendly environment and a variety of retail uses.

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Alternative One

Alternative Two

Affordable Housing with Ground Floor Retail

Chinese Immersion School with Student Housing and Retail

Development Program

Development Program

Two 15-story towers with ground floor retail, connected by a mixed-use retail building and a common green facing the Lan Su Chinese garden. One floor of below-grade parking, 120 spaces.

One six-story wood frame-on-concrete-podium tower containing ground floor retail below student housing, adjoining an L-shaped, three-story wood frame-on concrete podium building containing classrooms and administrative offices. A Chinese garden fronts the development and faces the Lan Su Chinese garden to the south.

Pros: • • • •

Provides needed affordable housing close to public transit and CBD Psychographic challenges of the district have a less detrimental effect on this asset type Public funding and tax credits make this development program the easiest to finance Parking requirements are low for this type of development

Cons: • Development maintains status quo rather than elevating the district • Lack of true mixed-use presents challenges for daytime retail

Pros: • • • •

Chinese immersion school enhances cultural strengths of the district Potential EB-5 funding for the school project as multiple jobs would be created Adds to the growing number of educational institutions in Portland’s northwest quadrant Brings more residents to into Old Town/Chinatown

Cons: • Development would be the smallest of the alternatives, failing to maximize the available height and FAR offered on the site • Establishment of new school poses development risk, market for this use is unknown • Lease-up for residential likely to be slow as school becomes established, vacancy may be higher than normal

Residential

School/ Administration

Residential

Courtyard

Residential

MixedUse/ Retail

The Ramona Apartments, Portland University of Washington West Campus

Courtyard

Third and Cedar, Seattle

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Gray’s Landing, Portland

Arthouse, Portland

INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street |

Preferred Alternative Student and Market Rate Housing with Creative Office and Retail Development Program One L-Shaped 15-story residential building combining student and market-rate housing over ground floor retail. Connecting threestory retail and creative office building on the southwest corner of the site. Chinese courtyard connects to Lan Su Chinese Garden across the street. One level of below-below grade parking, 120 spaces.

Pros: • Proximity to educational institutions • Excellent access to transit, including four MAX lines, multiple bus lines and Union Station • Density of student housing allows for market rate rents in non-premium neighborhoods • View corridors provide key amenity on higher floors • Integrating office, retail and residential creates a true mixed-use building and maximizes parking efficiencies and retail usage • Planned skate park near Steel Bridge will be an additional amenity for students

Residential Tower

Ground floor retail provides needed amenities for residential and office units

Mixed Creative Office and Retail

Residential

250 student housing units on lower floors, 100 market rate units on upper floors

Office/Retail

Cons: • Market rate housing a challenge due to limited rents in Old Town/Chinatown • Social services nearby present security issues and challenges for retail • Access to Waterfront is disjointed for office and residential users • Foot traffic in district is limited for retail

11,700 SF of creative office space provides true mixed-use to the development, activating retail during the weekday daytime hours. Bicycle parking and locker room with showers is a key amenity. Excellent access to transit allows the Lan Su Annex to offer low parking/unit ratio of 0.25.

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Lan Su Annex Cross Section This cross section of the Lan Su Annex views the development from the Lan Su Gardens, looking north across NW Flanders Street to the retail frontage and center courtyard. From this vantage point, the impact of the street improvements and courtyard are evident. The Chinese accents in the courtyard strengthen the identity of the district while providing a unique environment for the Annex’s retail.

Active Public Space

Courtyard-facing Retail

Courtyard

170’

200’

Use Types Residential Office Retail

Site Cross Section

NW 3rd St.

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Courtyard

NW 2nd St.

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LAN SU ANNEX | 200 NW Flanders Street |

Pro Forma Project Costs

Unit Cost

Total

Land Cost

$4,000,000

Hard Costs

$76,394,680

Building Costs

$76,294,680

Assumed Cost/SF

$220

220

Building Cost based on SF

333,280

$72,661,600

Assumed Cost Per Unit

$207,604

$207,604

Construction Contingency

5%

Construction Cost

$76,294,680

Site Improvements

$100,000

Remaining Site Demolition

$5,000

Environmental Mitigation

$0

Soft Costs Consulatant Fees

$10,582,626 6.00%

$4,583,680

Architecture

Inc.

Structural and Civil Engineering

Inc.

Geotechnical Consultant

Inc.

Surveying

Inc.

Mechanical and Plumbing Design

Inc.

Electrical Engineering

Inc.

LEED Consultant

Inc.

Environmental Consultant (Includes Phase I and II) 1 of Total%

$763,946

SDCs/Permitting

$15K/Unit

$5,235,626

Total Land + Soft Costs

$14,582,626 2% of Total

$1,527,893

Incentive Programs METRO TOD Grant

$500,000

Total Incentives

$500,000

Subtotal Cost Developer Fee Total Cost

$93,005,199 5%

$4,650,260 $97,655,458.95

Project Income Summary Retail Income Summary

Cornish Campus High Rise, Seattle

Inc.

Legal Fees

LEED Construction Premium

University Pointe, Portland

12,000 SF

15 STORIES RESIDENTIAL

HARD COSTS

230,000 gsf

RETAIL

12,000 gsf

OFFICE

11,700 gsf

SOFT COSTS

F A R

DEVELOPER FEE

$252,000 11,706 SF

Office Rent SF/Yr.

$21.00

Office Annualized Income

$245,826.00

5% 5%

90%

HOUSING

Residential Income Summary Number of Units

350

Average Rent/Unit

$1,650

Total Leasable Area

230,000 SF

Average Residential Rent/SF/Mo.

$2.50

Residential Annualized Income

$6,900,000

Vacancy/Credit Loss

3.0%

Annual Rent Growth

3.0%

Projected Incomes Stabilized EGI (Year 3)

$8,063,804

Sabilized NOI (Year 3)

$6,062,853

Property Value at Stabilization (6% Cap. Rate)

$4,282,758

OFFICE RETAIL

Office Income Summary Total Leasable Area

$500,000

TOTAL COST $89,937,918

8.2:1

PARKING

120 160

CARS BIKES

MARKET RATE HOUSING STUDENT HOUSING

40% 60%

DOWNTOWN and WEST HILLS VIEWS = 37% OF UNITS MT ST HELENS and MT HOOD VIEWS = 37% OF UNITS

ANNUAL INCOME OFFICE

RETAIL RESIDENTIAL

$245,826 $252,000 $6,900,000

[YEAR 3]

$21.00

Retail Annualized Income

$11,691,360

INCENTIVES

Total Leasable Area Retail Rent/SF/Yr.

$69,463,800

TOTAL STABILIZED INCOME STABILIZED NOI

$7,679,614 $5,759,701

NOI PROJECT VALUE 6.0%

$95,995,175

$101,047,550

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Proposed Transportation Access The map to the right shows the predicted circulation of traffic of the Lan Su Annex.

Pedestrian, bicycle, and automobile infrastructure will all be key features to the mobility around the site.

NW Flanders Street will provide significant bicycle traffic because it is classified as a City Bikeway. Abundant bicycle parking on site will also attract people to arrive by bicycle.

The bulk of the vicinity’s incoming automobile traffic will arrive southbound from NW 3rd Avenue. This is the largest Traffic Access Street in the site’s vicinity; it is also equipped with a bicycle lane, which will provide greater bicycle traffic than most streets.

A large amount of pedestrian traffic will circulate the site, most likely arriving from the south on NW 2nd Avenue and NW 3rd Avenue. The site’s location directly north of the Lan Su Chinese Garden draws a lot of pedestrian activity. The inclusion of a street level public courtyard located inside the common green area will be a large attraction to pedestrians visiting the area.

MAX Line

san St

NW Gli Union S

NW Glisan St

tation M

AX Stop

600’

Residential

Blanchet House of Hospitality

ODOT

Commercial

Additional automobile traffic will arrive northbound from NW 2nd Avenue. This one way street will receive much of it’s traffic from Old Town. Accessing the development’s parking garage, as well as the loading docks on NW Glisan, will be key contributors to traffic on NW 2nd Avenue as well.

MAX Line

Legend

Common Green

MAX Line Automobile Traffic Bicycle Traffic

NW Flanders St

Pedestrian Traffic Retail Frontage Loading Dock

NW 2nd Ave

Parking Garage Entrance

NW 3rd Ave

Bicycle Parking

Lan Su Chinese Garden

NWEA

Pedestrian Entrance One Way Traffic

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100 Feet

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LAN SU ANNEX | 200 NW Flanders Street |

Design Inspirations

Student housing in Downtown Portland capitalizes on abundant transit and excellent views. Student housing in the Lan Su Annex will overlook views to the norh and west.

Terraces in the Lan Su Annex will overlook the Lan Su Garden with views to the north, south, east, and west.

Courtyards in the Pearl District address safety concerns by closing off courtyards, either through gates or by moving them inside the building’s walls. The courtyard in the Lan Su Annex will need to embrace the Lan Su Garden’s architectural elements and provide an off-the-steet place for the corner restaurant and local residents.

A corner restaurant will activate the intersection at NW Flanders and NW 3rd, creating a destination for visitors and spilling activity out into the pedestrian environment of NW Flanders between the Lan Su Annex and the Lan Su Garden.

SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION

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LAN SU ANNEX | 200 NW Flanders Street |

Sustainable Urbanism “Cities are where we want

Sustainable urban design principles are at the heart of Urban and Ecology (UAE) Consulting. We recognize that the twentyfirst century urban design agenda differs from past eras in that everything we must accomplish must be achieved against a backdrop of climate change, resiliency, while simultaneously improving the quality of life in the city.

to be. As Aristotle said, “While coming into being for the sake of living, the city exists for the sake of living well.”

The technical solutions we employ would be wasted if they failed to improve public life, which we equate to improving public space.

The promise to raise our lives above the mere existence to the plane of “living well” is the siren

Accent Living Wall

call of cities through the ages, and explains why cities have attracted an ever larger share of the world’s population over the course of history. If present trends continue,

Green roof

more than two-thirds of us will choose to live in cities by century’s end.”

– Alexandros Washburn Rooftop urban garden

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Dense, mixed-use developments promote complete communities and we believe the Lan Su Annex will serve as a catalyst for future successful developments in this overlooked section of NW Portland.

Proximity to four MAX lightrail lines, multiple bus lines, and Union Station gives this development the backbone of a true transit-oriented development. Historic preservation of both Old Town and Chinatown, along with public art will deepen the sense of place and celebrate the rich history of Portland’s northern waterfront blocks.

Lan Su Annex is a part of a LEED-ND Gold project that will implement three big themes: smart location and linkage, create a neighborhood pattern and design, and employing green infrastructure and building(s).

The Lan Su Annex is a compact infill development the will create an open and connected community with walkable streets. This project is strategically located in an area of the city that has reduced automobile dependence due to the robust

existing transit facilities nearby as well as direct connections to Portland’s bicycle network.

LEED-ND credits will be earned through Certified Green Building design and implementation including the recycledcontent infrastructure, on-site renewable energy and energy efficient systems, on-site stormwater and wastewater management and reduced parking footprint while offering safe and secure bicycle parking for every unit. UAE Consulting understands that increasing residential density will reduce energy use and carbon emissions for the development. Lan Su Annex’s full mixed-use of retail, office, and residential building will maximize the site’s solar orientation with large windows to maximize access to natural daylighting.

Green roofs, a living wall, native garden courtyard will not only address stormwater management requirements and provide valuable amenities to the residents and public, but will also reduce the heat island effect.

Exterior lighting designed specifically for the site and neighborhood aesthetic will enhance safety without increasing light pollution.

Energy efficient lighting and appliances, as well as low-flow water fixtures will lower building utilities. Energy efficiency techology, such as Nest Thermostats, will be installed in each unit to provide feedback and control for each tenant’s energy consumption with the goal of increasing the building’s energy efficiency through tenant behavior modification.

INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030

LAN SU ANNEX | 200 NW Flanders Street |

Envisioning 2030 UAE imagines a new neighborhood in downtown Portland that embraces all ages. We see our development creating a hub for students and unattached people for several years, due to the co-housing and small apartment sizes.

The City of Portland plans to build a worldclass skate park under the Steel Bridge clover leaf exit ramps, adjacent to the Waterfront Park and our site. Proximity to this skatepark will help activate the storefronts of Lan Su Annex on NW 2nd Avenue, with shops and services catering to students and young adults.

Maybe in the next decade, the cohousing trend will catch on with non-students and this building will convert to complete market rate housing, offering an option for people who want to lower their carbon footprint, live in smaller units and share facilities. Portland could be the perfect

incubator for this lifestyle choice in the the Pacific Northwest.

UAE is creating a lush, courtyard that opens onto NW Flanders – that extends and blends with the Lan Su Garden while simultaneously creating a great pedestrian street with a cafe and small retail shops to serve residents and visitors. Future developments will create opportunities to pause, linger and find peace in green oases throughout the neighborhood, from the street level to the rooftops.

We envision NW Flanders will be reclaimed to the human scale, with a pedestrian and bicycle only plaza street from Naito Parkway to NW 3rd Street. The NW Flanders bikeway will be enhanced to improve the connection between Waterfront Park, the North Park Blocks and the Pearl District further west.

Opportunities to meet and enjoy urban spaces Garden corridors create pedestrian oases

Stormwater management and improved pedestrian experience

Complete streets create safe travel for all modes of transportation

World-class skate park at Waterfront Park Wider sidewalks a single shared travel lane

Pocket shops can create gathering spaces

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LAN SU ANNEX | 200 NW Flanders Street |

Future Neighborhood Skyline

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INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030