Urban Design Methods

Urban Design Direction

Midtown Park Blocks Portland, Oregon

Lisa Harrison FA L L 2 0 1 4 Prof. Barton ARCH 521

Tables of Contents Study Area................................................................................ 2 History...................................................................................... 3 Previous Studies of Midtown Park Blocks................................. 4 Existing Conditions................................................................... 8 Findings.................................................................................... 9 Urban Design Direction.......................................................... 11 Block 218 – Nordstrom........................................................... 12 O’Bryant Square Alternatives................................................. 14 Streetscape............................................................................. 15 Street Design Considerations................................................. 16 Street Sections........................................................................ 17

Midtown Park Blocks: Study Area The selected study area extends beyond the traditional scope of the Midtown Park Blocks to include the east/west MAX transit corridor.

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Directors Park, view to south

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Nordstrom, view from Directors Park

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STUDY AREA

O’Bryant Square

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Pioneer Courthouse Square, view to west

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O’Bryant Square, view to northwest

Nordstrom

Director Park

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Pioneer Courthouse Square

Directors Park, identified as site (1) on the map stands at the confluence of many of Downtown Portland’s historic elements as well as vital retail and commercial activity.

Nordstrom occupies the full block between Morrison and Yamhill to the north and south, and Broadway and Park Avenue from the east and west. The Nordstrom block is situated between two of Portland’s most successful urban piazzas: Director Park and Pioneer Courthouse Square (noted as site (3) on the map). Pioneer Courthouse Square is affectionately known as the City’s “living room” and has nearly continuous programming throughout the year. It serves a strong civic anchor in the Midtown Blocks.

Currently, three of the Midtown Park blocks north of Directors park have existing or soon to be complete development. Four blocks north of Directors Park is the location of O’Bryant Square (noted as site (4) on the map), once a popular park when it was first opened in the 1970s, it is considered unsafe by many Portland residents outside of normal weekday office hours. The park sits on top of a parking garage and has obstructed sight lines from the north side of park.

Midtown Park Blocks: History In 1852, one year after Portland’s incorporation as a city, the city was deeded a park strip extending through the city from north to south for public use. Unfortunately, the Midtown Blocks remained in private hands because the City of Portland did not execute the deeds fully.

During the Victorian Era of 1853-1904, the City’s commercial district gradually shifted inland from the Willamette River waterfront.

Between a fifteen year span of the late 1880s, the City contemplated purchasing the Midtown Park Blocks. It was during this period that the Midtown Blocks became the site of new commercial and residential activity, including the homes of many of the city’s prominent leaders. A recommendation in the Olmstead Brothers Report to the Portland Park Board in 1903 called again for the City to acquire the Midtown Park Blocks for public use.

Following the wildly successful Lewis and Clark Exposition of 1905, Portland experienced a rapid period of growth for the next fifteen years. Streetcar lines along SW Morrison and Washington became anchors for Portland’s new retail and office buildings and downtown continued to shift westward.

Portland’s earliest skyscrapers, designed by many of the city’s most prominent architects,

were located on or adjacent to the Midtown Blocks.

The 1920s marked another prolific era of construction in Portland, with many of the Midtown Blocks fully developed and most construction was focused on small infill buildings. For most of the decade, until the market crash of 1929, Portland was in a construction boom period. Like most cities across the country, construction came to a near standstill after the start of the Great Depression in 1930.

Portland had a streetcar system that was crucial in meeting the needs of the city’s growing population, but the private automobile was increasing in popularity.

Staring in the 1920s, new auto-oriented developments began appearing in downtown Portland.

Beginning in the 1940s, the growing impact of the automobile has played a huge role in reshaping Portland’s downtown. There was a period between the 1940s and 1980s, where suburban developments pulled commercial activity away from downtown Portland.

Since the 1990s, ongoing development and historic preservation in the downtown has revitalized interest for the City to connect and strengthen the Park Blocks.

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Midtown Park Blocks: Previous Studies of Midtown Park Blocks PARK AVENUE: URBAN DESIGN VISION Written in 2004 by the Bureau of Planning’s Urban Design team, the report summarizes urban design strategies related to development approach to the “Park Avenue District” in downtown Portland.

The report considers how to connect North and South park blocks with the existing development between Burnside and Salmon streets and the city blocks fronting Park and 9th Avenue. The report put special focus on Block 5 (now known as Director Park) and O’Bryant Square. Recognizing the area’s urban design, open space, and historic and transportation assets helped frame key considerations in identifying the opportunities for improving the district’s unique and vibrant features. The primary elements outlined in the report, include:

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• Enhance Park and 9th Avenues’ development and the parks that line them as the attractive pedestrian link between the North and South Park Blocks.

• Consider the development of Block 5 and O’Bryant Square as “bookends” to a specialty retail street along Park Avenue, in keeping with their urban nature and particular setting.

• Strengthen existing street-level retail and promote new retail to encourage more vibrant street-level activity along Park Avenue.

• Add residential development to further diversify street and area activity.

• Preserve and adapt historic buildings that straddle Park and/or 9th Avenue.

Midtown Park Blocks: Previous Studies of Midtown Park Blocks MIDTOWN BLOCKS PLANNING STUDY In early 2000, the City of Portland created an Inter-Bureau Team led by the Planning Director representing the Bureau of Planning, the Portland Development Commission, the Bureau of Parks and Recreation and Portland Department of Transportation. They worked with Donald J. Stastny FAIA FAICP of StastnyBrun Architects, Inc. to assemble the Advisory Councel of Experts (ACE) that included nationally recognized architects, landscape architects, urban planners and developers.

There were three core questions to address: (1) What is the role of the Midtown Blocks as an integral, but unique, area of Downtown?

(2) What should be the criteria for uses in the Midtown Blocks and surrounding area to complement and connect the retail core, the South Park Blocks, the West End and the Pearl District? And finally, (3) What are the physical attributes of the desired connectivity between the Midtown Blocks and the North and South Park Blocks?

The recommendations that came from their extensive analysis and design considerations can be summarized as a design that “emphasize their visual contrast with that which exists in the North and South Park

Blocks.” As landscape architect Laurie D. Olin FASLA noted, “The much debated proposal of open space within the Midtown Blocks should be carefully focused upon specific urban goals. Those new spaces would be best if they were truly urban squares and not confused with passive green spaces or mere office dominated plazas.”

The ACE recommended design treatments that emphasized urbanity and their potential for connectiveness between the eastern and western portions of Portland’s Central City, rather than the soft and naturalistic landscaping found in the North and South Park Blocks.

My goal is that, fifty years from now, Portlanders will no longer define their dreams by referring to European examples, but that people in Barcelona and London and Paris will say, “You know that place in Portland?”

Donald J. Stastny FAIA FAICP Option 7: Blocks 4 & 5 as Open Space with Block 218 (10th & Yamhill Garage) as a Civic/Cultural Use and Block 211 (Nordstrom) as Open Space.

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Midtown Park Blocks: Previous Studies of Midtown Park Blocks SUMMARY PRESENTATION WEST QUADRANT, CENTRAL CITY 2035 The West Quadrant presentation shows analysis of downtown Portland through a series of overlays designed to analyze issues of concern, including: • Social Services

• Edge transitions

• Active recreation opportunities and improved river access

• I-405 freeway/barrier crossing improvements

• Historic resources enhancements

• River bank restoration opportunities

• Future of West Burnside

• Improved fish and wildlife habitat

• The potential for EcoDistricts

A sample of some of the overlays that closely tied with the Midtown Park Blocks were used as a reference and guide for the recommendations of this report.

CONCEPT OVERLAY OF OPPORTUNITIES AND CONSTRAINTS

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OPPORTUNITIES AND CONSTRAINTS

Midtown Park Blocks: Previous Studies of Midtown Park Blocks THIS AMERICAN PLAZA

(Landscape Architecture Magazine) Directors Park was a featured article in the April 2013 issue of Landscape Architecture Magazine. The author draws comparison between Directors Park and the beloved piazzas of Italy – adored by both Italians and tourists alike. As noted in the article, unlike many American plazas that incorporate lots of trees and open lawns, the Simon and Helen Director park is “neither soft nor green.” Built in 2009, Directors Park has few trees and plantings and those are primarily located on the south side of the park. When the author visited the park on an overcast Sunday in July, the park was “filled with people eating, drawing, playing chess, chatting and watching other people.” As one visitor the author spoke with shared: “You can get a little browbeaten with the greenery here,” which was echoed by several other visitors who said the lack of greenery was part of the attraction of Directors Park.

THE CAFE ENLIVENS THE SPACE.

The author asks his readers, “what sets Director Park apart from other stark piazzas that have failed?” His answers are its context and programming, differences that aren’t necessarily self-evident. Portland embraces urban living more than most other cities in the U.S. and there is a “type of community in Portland you don’t find in L.A.” The park has a very limited budget for programming, so the City’s parks department utilizes part-time park “park hosts” to set up and break down the chairs, tables, and chess pieces every day during the summer. With a limited programming budget, the park manager works with institutions like the Portland Opera, as well as with local bands who will play for free for the exposure, which keeps the park active.

A GENEROUSLY WIDE IPE BENCH ENCOURAGES LOUNGING.

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Midtown Park Blocks: Existing Conditions

LEGEND Streetcar North/South MAX East/West MAX Sites for Redevelopment

Nordstrom, view from Director Park

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O’Bryant Square, view to northwest

SW Adler between Park and 9th

SW Park, southbound view

Midtown Park Blocks: Findings The findings for this project result from the review the planning and urban documents for the Midtown Blocks. Key takeaways from reports helped guide the recommendations that follow. Portland’s downtown retail core is defined as the area bounded by SW Washington Street to the north, SW 2nd Avenue to the east, SW Main Street to the South, and I-405 to the west.

The Midtown Blocks are located in the center of the retail core and draws from a diverse and balanced market base. The Downtown Core has the greatest concentration of high-end retail in Portland with Pioneer Place and shops along Broadway, where street level retail rents are highest in Downtown.

The Pioneer Courthouse Square area with its major shopping anchors at Pioneer Place, Nordstrom and Macy’s. The Morrison and Yamhill MAX transit corridors brings in customers from Portland neighborhoods and the surrounding communities in the metro area.

Strengths of Study Area Portland’s small blocks (200’ x 200’) are conducive to easy pedestrian access and contribute to the city’s unique character. The continuing presence of numerous residential development opportunities in the downtown

core to help support retail. Downtown has the greatest concentration of employment in the region. Key businesses and government anchors are located in downtown, including Standard Insurance to the County and Federal courthouses. Downtown serves as the region’s top visitor destination with 20 hotels and the city’s premier cultural destination with Portland Center for the Performing Arts and Arlene Schnitzer Concert Hall. The former Meier & Frank store was converted to a new high end 330-room Nines hotel above Macy’s. Both Macy’s and Nordstrom serve as vital anchors for the street level retail stores. The Morrison Bridgehead project will provide a critical link between the waterfront and the downtown retail core.

The downtown retail mix is a blend of national chains and independent retailers. Pioneer Courthouse Square is actively programmed with events adding a steady stream of activity and energy to downtown. The amount of parking is generally considered adequate by downtown stakeholders.

Challenges of Study Area More vibrant uses are needed between the South Pearl district and the core area to encourage cross-shopping and activity. Once away from Pioneer Place and the department

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

The promise to raise our lives above the mere existence to the plane of “living well” is the siren 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, more than two-thirds of us will choose to live in cities by century’s end.”

– Alexandros Washburn 9

Midtown Park Blocks: Findings stores, the retail mix is a hodge podge of low end and high end lacking consistency from one block to the next and within blocks.

Traffic congestion and confusion around the transit mall can cause frustration for visitors.

Key Takeaways The documents studied provided key considerations for developing the urban design direction of this report.

• While the Downtown Plan and Central City Plan recognize the importance of the retail core, it is not explicitly stated in City policy that the retail core should be the pre-eminent location for retail in the region. The current “regional” marketplace in and around Pioneer Place needs to be strengthened with targeted efforts to support traditional retailers. This report focuses on specific urban design direction for Nordstrom.

• The Midtown Blocks are surrounded by a busy commercial district that also contains the vast majority of Portland’s Class A office space. The city is statistically under-served by retail – according to one standard, the national average for retail is 20.5 square feet per person, while the Portland average is about 11.5 square feet per person.

• Portland is a growth market that has been enjoying increasing amount of tourism. The Downtown needs to capture the appropriate retail expansion required to augment and enhance the existing diversity of retail. from the Midtown Blocks Planning Study

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• While Portland has some of the best specialty, unique retailers in the country, the strong retail anchors like Nordstrom and Macy’s provide stability to the downtown retail core.

Midtown Park Blocks: Urban Design Direction Urban Design Direction This report focuses on three blocks to tie into the concept of Pioneer Square Courthouse as the “living room” of the city and the successful redevelopment of Directors Park. These recommendations are seen as building on the existing strengths of the area, but correcting the missed opportunities and strengthening the vibrancy of the downtown core.

Recommendation 1: Redevelop Block 218, the existing Nordstrom building would be redesigned to a mixed use building with a stronger, more modern architectural design. The building footprint would be reduced to incorporate plaza space on the south side of the lot to create a sight line between Directors Park and Pioneer Courthouse square Recommendation 2 (Alternative): O’Bryant Park would be redesigned to enhance the visibility from all corners and make the park feel more safe. The existing parking garage would be lowered so that park could level to the street on all four streets.

Recommendation 3 (Preferred Alternative): O’Bryant Park is sold for redevelopment and the Park Block one block south is purchased to relocate O’Bryant Park. The current location of O’Bryant Park is adjacent to an office tower to the east that has no retail vitality. By moving the park one block south, it provides a connection with the active storefronts on SW Park between Washington and Adler Streets. In addition, relocating the park one block south would strengthen the linkage and ground plane development between the Midtown Park Blocks.

Recommendation 4: Remove on-street parking between Yamhill and Washington Streets on SW Park Avenue and add design elements to enhance the pedestrian experience.

from the Midtown Blocks Planning Study

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Midtown Park Blocks: Block 218 – Nordstrom

• Block 218 is a prime location in the downtown core that would offer an opportunity to fix the Nordstrom building’s bleak design.

• Currently Nordstrom occupies the entire block. My recommendation includes adding office space, ground floor gallery space and a small outdoor plaza with public art.

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NORDSTROM: Downtown Chicago, IL Multi-story store, glass atrium entrance.

Midtown Park Blocks: Block 218 – Nordstrom

RECOMMENDATIONS FOR BLOCK 218 – NORDSTROM • Redevelop site as mixed-use retail and office space • Special use on the ground floor and basement Recommend an Innovation Center, such as CIC. • Retail use – Nordstrom – on the next 3 floors (keep deliveries on SW Park Avenue) • Class A office space above Nordstrom

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Midtown Park Blocks: O’Bryant Square Alternatives

Existing Conditions

Existing Conditions

Streetscape options for SW 9th. If O’Bryant Square relocated one block north, park would activate and blend with food cart pod.

O’Bryant Square redevelopment option

O’Bryant Square and streetscape options for SW 9th.

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RECOMMENDATIONS FOR O’BRYANT SQUARE • Redevelop existing location of O’Bryant Square - Lower parking garage so park is level site to street level, • City sells existing site and purchasing adjacent Park Block between Washington and Adler - Although food carts are a temporary use, relocating park would enhance pedestrian experience and activate the northern edge of the Midtown Park Blocks.

Midtown Park Blocks: Streetscape

Another options for improved streetscape along SW Park that creates a connection between the Midtown Parks.

Development on SW Park Avenue still under construction. Collage shows rough potential with continuation of existing street paving.

RECOMMENDATIONS FOR IMPROVING STREETSCAPE • Create urban design continuity on the east/west corridor of the MAX lines on Morrison and Yamhill Streets • Remove on-street parking on the east side of SW Park Avenue between Directors Park and O’Bryant Square to visually connect the two Midtown Park Blocks

Install Parklet(s) along SW Park Avenue from reclaimed on-street parking spots

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Midtown Park Blocks: Street Design Considerations

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Midtown Park Blocks: Street Sections SW Broadway Avenue Street Sections

New Developments SW Broadway Avenue street section looking west

New Developments

(relocated)

New Development

SW Broadway Avenue street section looking west

Street Cut

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