ULTIMATE EXPOSURE PLANNING

GAYA GAYA SUSHI SITE

SITE ANALYSIS & RECOMMENDATIONS
MATT BERGGREN, RACHEL COTTON, MADELINE KOVACS, MIKE SELLINGER, LAUREN WIRTIS

Table of Contents
1 2 3 5 6 7 8 9

Introduction Historical Context Site Analysis Active Transportation Neighborhood Land Use Market Analysis & Site Precedents Code Analysis Code Summary & Goose Hollow Design Guidelines Land Use Review Procedure & Public Involvement Process Comprehensive & District Plans Alternatives Preferred Alternative: 5 Year Plan Preferred Alternative: 30 Year Plan Site Plan Diagram Site Cross-Section Street Cross-Sections Future West Burnside Changes & Street Precedents Access Map Commitment to Sustainable Urbanism Back to the Future

WE SHAPE OUR BUILDINGS; THEREAFTER THEY SHAPE US.

Winston Churchill

10 11 12 13 14 15 16 17 18 22 23 24 25

Introduction
Vision
In the heart of Goose Hollow, one of Portlands most distinctive historic neighborhoods, a lone building and parking lot are begging to be transformed into a dynamic, multi-use development that will enhance neighborhood character and activate the site, both on game days at Jeld-Wen Field and off. The neighborhood surrounding our site is scheduled to undergo considerable change over the next twenty years. We envision a site that will complement present uses, and also continue to serve the neighborhood well into the future with the arrival of increased density, increased residential capacity, and pedestrian, bike, and streetscape improvements on West Burnside.

Team
MATT BERGGREN
Matt is a first year MURP student at Portland State University were he is studying transportation planning. While living in Chicago, he earned a bachelors degree in public policy and a GIS certificate from DePaul University. He also worked at the Congress for the New Urbanism for two years.

Goals
1 2 3 4
Support the City of Portlands goal to increase dense, transit-oriented, mixed-use development in the central city. Complement efforts by the Foothills League and the City of Portland to enhance the pedestrian environment of West Burnside. Provide a space that can successfully and flexibly meet both existing and projected future demand for services for Goose Hollow residents, businesses, and visitors. Enhance neighborhood identity and pride by highlighting the unique history of the Civic Stadium Area, the Goose Hollow neighborhood and Tanner Creek.

RACHEL COTTON
Rachel is a research assistant for Greater Portland Pulse, a regional indicator project. She has a background in web and database programming. Originally from Boston, Rachel now lives in Portland, OR, and is pursuing her masters in urban & regional planning at Portland State University.

MADELINE KOVACS
Madeline is a cofounder of Project Survival Media, a global youth journalism network broadcasting stories of survival and ingenuity in the face of climate change. She recently moved from Berkeley, California, to Portland, OR, to study urban & regional planning at Portland State University.

MIKE SELLINGER
Mike grew up in Seattle before heading to the East Coast to earn a bachelors degree in economics and politics from Brandeis University. He is currently working on his masters in urban and regional planning at Portland State University. Previously, Mike worked in the planning department for Seattle Parks and Recreation.

LAUREN WIRTIS
A Portland native, Lauren is currently a planning and policy intern at TriMet. She earned a bachelors in planning and environmental studies at the University of Oregon and is now a first year MURP at Portland State University.

ULTIMATE EXPOSURE PLANNING

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

Historical Context
Neighborhood History
The Goose Hollow neighborhood was first settled in 1845, six years before Portland was incorporated. Daniel Lownsdale, the first settler, built a tannery near a 50 foot gulch running through the neighborhood on the present day location of Jeld-Wen Field. The gulch was later named Tanner Creek. Tanner Creeks historic path meandered onto the southern edge of the Gaya Gaya Sushi Site before making a u-turn and heading on its way to Couch Lake. Unfortunately, Tanner Creek made a habit of flooding and ruining building foundations. In response, the gulch was filled in and Tanner Creek was directed into underground pipes, where it still flows today.

Site History

Our site sits at the intersection of Portlands two grids. The reason for the existence of two grids is uncertain. Some say there was a dispute between the Portland founders over aligning the grid to true north versus magnetic north. Others argue the grids simply followed the path of the Willamette river. Whatever the reason, the grids have defined our site, cutting it into an irregular, trapezoidal shape. Our site has undergone a series of transformations over the past century. As of 1889, the site had not yet been developed and Tanner Creek flowed through it. By 1909, a two-story residential building occupied our site and by 1924 our site had been turned into a used car lot. We dont know much about the site over the next eighty years. Most recently our site was home to Gaya Gaya Sushi and today the site sits vacant.

A view of the site and stadium from above in 1947. At the time, the site was vacant.

This map from the Tanner Creek Water Quality Characterization Report shows where the creek originally ran before being directed into underground pipes.

Historic photo of what the two-story residential building occupying the site in 1910.

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

ULTIMATE EXPOSURE PLANNING

The Gaya Gaya Sushi site is located at the intersection of SW 18th Avenue and West Burnside in the Goose Hollow neighborhood of Portland, Oregon. It is an irregular trapezoidal parcel 0.19 acres in size that sits at the crossroads of several busy streets. A lone building on the site is a recently closed sushi restaurant, approximately 1500 square feet in size, with a few tables of outdoor seating out front. The restaurant building sits next to a 6200 square foot parking lot. The site is abutted to the north by West Burnside, to the south by SW Alder Street, and on the east and west by SW 17th and SW 18th Avenues. Our site has an irregular, trapezoidal shape. It is dominated by hardscape and impervious surfaces; there are three trees and a handful of bushes on the parcel at present, but the parking lot is the sites predominate program at this time, given that the restaurant is closed. Gaya Gaya Sushi is surrounded by a range of buildings, from two story warehouses to 20 story condo buildings.

Site Analysis

Land use along West Burnside in the vicinity of the site is largely commercial, and nearby housing is primarily multi-family. Parking in the area is limited. However, the site is within two blocks of the JELD-Wen field stop on the red and blue MAX lines, as well as several bus lines. Pedestrians often walk through the site as a shortcut between Burnside and surrounding streets when crossing. The site slopes down from south to north (dropping a total of 4.8 feet), with the highest point in the SE. It is situated along an auto-centric commercial corridor, and its sidewalks are narrow and not wellmaintained. There is no buffer between the sidewalk that runs along Burnside and the street, making for a harsh pedestrian environment overall. A constant hum of automobiles rushing by is audible on the site at all times of day.

Standing at the entrance to Commodore Lounge, on West Burnside and 17th, we see mostly concrete.

Looking at the Gaya Gaya Sushi building from SW Alder Street.

Using Portland Bureau of Planning & Sustainabilitys map of building ages, and by calling local business owners, we began to get a sense of the history of the buildings and uses surrounding the site.

ULTIMATE EXPOSURE PLANNING

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

Looking down on the parking lot from the roof of the Gaya Gaya Sushi building.

A view of the Gaya Gaya Sushi building from the parking lot.

Looking north from the site toward West Burnside.

Standing behind Gaya Gaya Sushi, slightly uphill on the corner of SW Alder and 17th.

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

ULTIMATE EXPOSURE PLANNING

Active Transportation
! !
NW EVERETT

Public Transit

NW DAVIS

Blue and Red MAX lines run westward down SW Morrison and eastward down SW Yamhill. Each stops within a few blocks of the study site, in the immediate vicinity of Jeld-Wen Field. The location of the site offers potential to tap into both morning and evening MAX commuters coming from NW as well as those who choose to take transit to JeldWen Field on game days. There are a number of bus stops near our site. The Burnside bus runs directly past our site.

19TH

NW COUCH

Bike

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Though there are on-street bike lanes running east down NW Everett and SW Alder streets as well as a bike lane on 14th Ave in the vicinity of the study area, there are several difficult connections for bikers directly adjacent to the study site. These are primarily the result of 4 lanes of two-way traffic running along Burnside as well as the fork between SW Alder off of Burnside at SW 19th Avenue. The addition of bike corrals to the study site could serve as an oasis for area cyclists.

! !

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LEGEND
Bike Lane MAX Red Line MAX Blue Line
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MAX Stop Bus Stop Site Outline

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Kings Hill/ SW Salmon St

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ULTIMATE EXPOSURE PLANNING

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

! (

Neighborhood ! (
The dark gray area on the map represents a 5-minute walk from the site. The site straddles the Goose Hollow and Alphabet District neighborhoods, potentially drawing customers from each, as well as the Pearl.

NW GLISAN

NW EVERETT

! (

TRINITY

20TH

19TH

A neighborhood edge: noisy and unpleasant for cyclists and pedestrians but also a high-volume corridor drawing auto traffic to the site.

WEST BURNSIDE ! (

NW DAVIS

2
! (

Though not currently populated at a high density, the transit mall signifies future, targeted growth in the neighborhood and attracts daily commuters.

MAX TRANSIT MALL

NW COUCH

1 3
H

3
W BURNSID
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17T H

! ( CIVIC CONDOS THE

Provide a glimpse into potential future neighborhood character.

5
AL DE R

A neighborhood landmark that attracts thousands of fans to the neighborhood on game days.

JELD-WEN FIELD

16T H

4
JELD-WEN FIELD

18T

! (

2
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SW YA M HI L L

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OR RI S ON

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Has the potential to attract a customer base and ! ( increased foot traffic to the study site.

THE TIMBERS FANLADEN

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LEGEND
Quarter-mile radius
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Burnside Corridor
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I-405 Barrier Site Outline

300 Feet

LINCOLN HIGH SCHOOL

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GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

300

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! ( ! (

ULTIMATE EXPOSURE PLANNING

Land Use
NW EVERETT

Current land use data in the vicinity of the study site are shown at left. The site is within walking distance of both the Goose Hollow and NW District neighborhoods. The area in general is predominated by students and young professionals, mainly renters, who value the opportunities and amenities of living downtown. Given the demographics of both neighborhoods, projected future growth, and the targeted phasing of our project, a strong case can be made for the marketability and success of both a food-cart pod/bar/coffee shop in the immediate future and destination office and retail space as area density increases over time.

19TH

NW DAVIS

NW COUCH

W B URNSID

SW
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17T H

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LEGEND
Commercial Single-Family Residential Multi-Family Residential

I SO

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Industrial Open Space

200 Feet
SW TAY L

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Site

ULTIMATE EXPOSURE PLANNING

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

Market Analysis
Median Age Population Change (2000-10) Average Household Size Median Household Income Median Home Price Share of Renters

In doing a brief market analysis of area demographics, a few neighborhood trends stand out.

Site Precedents
Comparable development precedents in Portland include similarly-sized NW andCOUCH situated bars with outdoor seating and multistory mix-use development on irregularly-shaped lots. Apex and Eat Pizza, both in Portland, come to mind as establishments of a character and quality that might do well in this location, particuCARUTHERS larly given our lots size, shape, parking lot, as well as our sites orientation to traffic along West Burnside. Apex is successful examples of renovating an existing building, re-purposing parking lots for customer seating, and managing to attract outdoor diners and foot traffic at a busy intersection. The Eat Pizza building, located a few blocks west of our site on West Burnside offers a good precedent and historical basis for building character and design that would be appropriate for the site, particularly given the lots shape and orientation to West Burnside and SW Morrison streets.

PORTLAND
36 +10.3% 2.28 $48,831 $235,000 46%

GOOSE HOLLOW
31 +16.3% 1.36 $48,376 $229,450 80%
10TH

NW DISTRICT
34 +6.4% 1.42 $52,100 $390,000 76%
11TH
SOURCE: US CENSUS 2010

NW District Analysis

The NW Districts is the home of many young professionals who value central-city living and amenities. This area boasts higher home prices and incomes on average than the city of Portland at large.
DIVISION

BUILDING SIZE 1,500 ft2

SW

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APEX
ADDRESS 1212 SE Division St. Portland, OR LOT SIZE 0.23 acres BUILDING SIZE 4,355 ft2

SE DIVISION
SE 12TH

The site is currently listed at over 1.5 times the city retail average, asking $32 / ft2. However, there are a number of developments in the near vicinity of our site with high ground floor retail vacancies. As of the first quarter of 2013, the CBD had a 7% retail vacancy rate, which is above the city average. We worry if we were to prescribe new construction at this time, our retail would sit vacant or would potentially price out a local business and favor more chain development in the area, detracting from neighborhood character. We also believe there is not enough demand for office space in Portland at this time. As of the first quarter of 2013, there was a 10% office vacancy rate in the CBD, which is also above the city average (Norris Beggs Simpson, 2013). We do not want to foster more of the same with our project. In terms of residential development, even a pro-forma is not needed to determine a mixed-use project at this scale on such a small lot would not pencil out at present in terms of securing financing and return on investment, especially due to a need for underground parking and the parcels odd shape.

EAT PIZZA
20TH

ADDRESS 2021-2037 SW Morrison St. Portland, OR LOT SIZE 0.15 acres BUILDING SIZE 11,793 ft2

W B URNSID

PL

AVE

13TH

16T H
MO RR ISO N

This site truly offers ultimate exposure for a business, given the location. Many residents from both neighborhoods pass by our site on a daily basis while walking to MAX and bus stops or biking. We believe there is enough demand created from this foot and bike traffic to support a restaurant/bar/coffee shop on the site, as well as a food cart pod at this time

17T H

Students as well as condo-seeking empty nesters bored with suburban life have been moving back to the central city in droves. Over the past decade, the areas population has grown at a much higher rate than the city population at large. Eighty percent of residents are renters.

LOT SIZE 0.19 acres

12TH

18T

Goose Hollow

ADDRESS 1710 West Burnside St. Portland, OR

EL

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GAYA GAYA SUSHI

0 100 Feet Feet GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

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ULTIMATE EXPOSURE PLANNING

Code Analysis
The Gaya Gaya Sushi Site is zoned Central Commercial with a design overlay. It also falls under the regulations of the Central City Plan District and the Goose Hollow Design Subdistrict. The following table summarizes the relevant development standards for the Gaya Gay Sushi Site.

Development Standards FAR Minimum FAR Maximum Height Maximum Required Setbacks 17th Avenue 18th Avenue Alder Street Burnside Street Building Coverage Minimum Landscaped Area Dwelling Units Required Parking Requirements Ground Floor Window Minimums Length of Exterior Walls Total Area of Exterior Walls

Gaya Gaya Sushi Site 1:1 4:1 150 feet

Notes This is required in the Goose Hollow Design Subdistrict. The maximum floor-area ratio can be increased through various bonuses.

0 feet 0 feet 0 feet 10 feet No limit None 3 units None There is one dwelling unit required for every 2,900 square feet of site. This is assuming there will be less than 30 residential units. This is to allow for a better pedestrian environment. However, required setbacks dictate the building size.

50% 25%

ULTIMATE EXPOSURE PLANNING

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

Code Summary

Our site has a minimum floor-area ratio of 1:1 and a maximum of 4:1. The floor-area ratio can be increased through a number of bonuses. The building cannot exceed 150 feet in height. There are setback requirements for streets on all sides of the building. On West Burnside, the building must be set back exactly 10 feet in order to allow for more sidewalk space. On the remaining three streets, the building must be built up to the street lot line in order to contribute to the street walls on those streets and to make for a better pedestrian environment. Ground floor windows are required to take up at least 50% of the width of each wall and 25% of the area. There are no requirements to provide on-site parking because of the sites proximity to a MAX station. There is a requirement to build one residential unit for every 2,900 square feet of site. In our case, that would mean 3 units. However, we plan on applying for an adjustment. Given that the purpose of required residential development areas is to promote new housing in areas suitable and attractive for housing (Zoning Code 33.510.230) we have a good case for requesting adjustments from the city since our site seems neither suitable nor attractive for housing.

Goose Hollow Design Guidelines

The following design guidelines are used as the approval criteria for the design review process. The guidelines govern the Goose Hollow Design Subdistrict, in which our site is located. The Goose Hollow Design Guidelines build on the Central City Fundamental Design Guidelines, which apply throughout the central city. This list is not exhaustive; rather, it includes the most relevant guidelines for the Gaya Gaya Sushi Site.

1 2 3

Strengthen Identity of The Civic Stadium Station Area Enhance Pedestrian Environment of West Burnside Emphasize Districts Connections with Historic Tanner Creek Incorporate Works of Art Provide Human Scale to Buildings Along Sidewalks Provide Outdoor Lighting at a Human Scale Signs and Awnings Should Respect Building's Architecture

W Burnside St reet
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The brown shape represents the required size of any building built on our site due to setback requirements.

SW 17t hA ven ue
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0 s etb ack

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25 Feet

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

ULTIMATE EXPOSURE PLANNING

10

Land Use Review Procedure

Redevelopment of the Gaya Gaya Site will require a Type III land use review in order to proceed with the first stage of development. The fee for filing the application is 0.03 percent of the valuation of the development (with a minimum of $1,200 and a maximum of $5,000). We are also required to arrange a pre-application conference that will cost us an additional $3,840 in fees. DAY
5 10 15 20 25 1 Month 35 40 45 50 55 2 Months 65 70 75 80 85 3 Months 95 100

Public Involvement Process

The neighborhood group most interested and concerned with development in Goose Hollow is the Goose Hollow Foothills League (GHFL). After speaking with a few members of the group, we have identified the following concerns with development in the Goose Hollow neighborhood that relate to the Gaya Gaya site: Do not want too many late-night bars Want to maintain family quality of the neighborhood Concerned about transient populations and public safety Desire for more street life to activate businesses (i.e. restaurants for office workers)

Pre- Application Conference

1

DAY 21

Request For Response

DAY 42 DAY 52 DAY 62 DAY 72 DAY 82

Applicant Posts Site Public Notice Staff Report Public Hearing Hearings Body Decision
Initial drafts of our plan for the site were well-received by those with whom we spoke. Greg Wimmer, GHFL Planning Committee Chair, was especially enthusiastic about the prospect of having food carts and a new restaurant in the area. He concurred with us that having the former Gaya Gaya restaurant operate as a dual coffee shop and bar would likely appease worrisome neighborhood residents. Mr. Wimmer was optimistic that food carts would be successful in creating activity and eyes on the street that would lessen the transient presence as well as potentially mitigate recent issues with drug trafficking nearby. As a project manager at Fortis Construction at the corner of SW 17th Avenue and Taylor Street, Mr. Wimmer also echoed the need for people working in the neighborhood to have places to go out for or pick up lunch and confirmed a general interest of the business community in supporting the local restaurant industry.

DAY 103

Decision

is

Final

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GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

Comprehensive & District Plans

BURNSIDE/COUCH TRANSPORTATION & URBAN DESIGN PLAN
The Burnside/Couch Transportation & Urban Design Plan, adopted by the City Council in December 2002, is a vision and strategy for humanizing Burnside from E 14th Ave to W 24th Place. Burnside and Couch were identified as major blight areas within the central city, and the plan strives to make technical and developmental improvements that will transform these streets into people places that are safe, comfortable, and exciting. The plan outlines both $45 million worth of specific transportation and streetscape improvements, and also recommends a market analysis to determine returns given these investments. Upper West Burnside, from NW 16th to NW 24th Place, is one of three key development areas identified in the plan. The impacts of this plan have been analyzed in two subsequent plans, the Burnside Transportation and Urban Design Plan Technical Refinements, and the Burnside and Couch Transportation and Urban Design Plan Catalyst Development Study. The closest area of analysis for the Development Study is nowhere near our site. However, the Technical Refinements Plan outlines more specific strategies to humanize Burnside, including: Reduce physical and perceived width of Burnside Increase on-street parking by 15% Support pedestrians and bikes The Technical Refinements plan also includes input from community planning processes and charettes hosted by BPS that resulted in formulation of both the Goose Hollow Station Community Plan and the Goose Hollow Design Guidelines.

CENTRAL CITY 2035 PLAN

Goose Hollow is included in the Western Quadrant Plan for the Central City 2035 Plan. The planning process is still underway, but valuable input from the Goose Hollow community continues to be gathered by BPS. Two events in December 2012 yielded insights into community priorities, including: Continued attention to preservation of historic buildings and feel, Need for increased access for bikes and pedestrians, Need for neighborhood parks and/or greenspace (Collins Circle was named specifically), and Desire for the district to become a more active and vibrant place. In turn, the Central City 2035 Plan is influenced by the global objectives identified by Portland in the 2009 Climate Action Plan. Indeed, as proclaimed in the Design Central City Discussion Draft As policy continues to discourage an automobile- dominated environment within the transit-rich Central City, a compact, high-density urban environment organized around signature places and transit will take its place.

GOOSE HOLLOW STATION COMMUNITY PLAN

Originally called the Goose Hollow Station Community Planning Project and similarly adopted by the City Council in 1995, this plan further supports high-density development at light rail stations. Many action items outlined by the community and adopted by the City are already in effect, and have been incorporated into the current zoning code. These include: Setbacks of 10 feet along West Burnside to enhance retail and pedestrian activities Conversion of the base zone to Central Commercial Application of Required Residential Development standards of the Central City plan, at 15 units/acre (33.510.230), to the station node area at Civic Station Extension of retail opportunity standards (33.510.225) to areas where ridership & neighborhood services would be enhanced by opportunity for additional retail as part of new development Other salient goals of the plan and the Civic Stadium Community Vision include: identifying priority locations for improvements for pedestrian crossings, especially across I-405 and improving pedestrian crossings at 18th and 19th.

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

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Alternatives
Alternative 1 Alternative 2

Bu rn s id

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LEGEND LEGEND
Public Plaza Residential Retail

Public art in Civic Plaza.

Portland Firefighters Memorial just west of the site.

The Indigo Building in downtown Portland.

The Civic, a condo tower two blocks from the site.

Alternative 1 considers the whole Gaya Gaya site as an open, public plaza. This would allow the site to serve as a gateway, funneling people to and from Jeld-Wen field across Burnside and creating continuity through a corridor of public space extending from the stadium, to Civic Park and the Firemans Memorial (both pictured above), to the site. Our team found that while increasing green space in the area is an appealing idea in theory, we do not think it would be the best-use of the site, given long-term planning meant to foster higher-density development in the neighborhood.

Alternative 2 envisions building the site to maximum capacity, with an emphasis on residential living. The first floor would be used as a gym, convenience store, or frozen yogurt shop. Existing precedents in Portland include The Indigo Building in downtown and The Civic, a 16-story, 261-unit development located just west of the Gaya Gaya site on Burnside (pictured above). While this alternative would support higher density, there is no guarantee there would be enough demand for units at a price point that would be profitable and competitive at this time, particularly along such a busy street.

PROS

Gateway to Jeld-Wen and public space corridor Complements non-auto transit infrastructure in city plans Supports future plan for high-density, pedestrian-oriented development Complements size of the site

CONS

Funds public land use Eliminates possibility for future site development Land-use type adjustment needed Costly public demolition and redevelopment required Exposed, noisy place for park

PROS

No adjustment required Complements plans for future high-density development Supports future population growth Multiplier effect in demand for services and development in the area

CONS

Lack of current demand at a profitable price point Shape & topography mean difficulty for parking, loading/unloading Already a large residential complex in the area Building could dwarf present, historically significant buildings

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ULTIMATE EXPOSURE PLANNING

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

Preferred Alternative
5 Year Plan

es

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Food Carts pod on SE Hawthorne Street in Portland.

SOMA StrEAT Food Park in San Francisco, CA.

LEGEND
Bar/Coffee Shop Food Carts

Our plan for the Gaya Gaya site revolves around two phases of development, as the Goose Hollow neighborhood does not currently contain a high enough density to support a large development on the site at this time. First, in the immediate future, we envision food carts coupled with a bar and/or coffee shop with extended outdoor seating, possibly with Timbers Army branding in conjunction with the Fanladen on SW Alder & 17th. The Gaya Gaya building will be remodeled, and the parking lot repurposed for outdoor seating with picnic tables and/or benches. Comparable precedents in Portland include similarly sized and situated bars with outdoor seating such as Lardo and Apex, both in SE Portland. Both are establishments of a character and quality that might do well in this location, particularly given the lots size, shape, parking lot, and orientation to traffic along Burnside. We believe that this plan offers immediate benefit to the neighborhood until density and demand in Goose Hollow increases to the degree that new construction is financially viable and Class A office space can be built and leased at market rates on the site. This strategy would retain rents at a price point that would ideally be able to attract and accommodate a local business that would serve as an asset to the character of the neighborhood.

APEX bar outdoor seating on SE Division Street in Portland.

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

ULTIMATE EXPOSURE PLANNING

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Preferred Alternative
30 Year Plan
We envision the Gaya Gaya site 30 years from present as a mixed-use development with destination office space above boutique retail. The site will capitalize on a mix of active transportation uses including public transit, bicycling, walking. The site will be developed with attention to the Goose Hollow Design Guidelines. Accordingly, any future development on the site will serve to strengthen the identity of the civic stadium station area, enhance the pedestrian environment of West Burnside, incorporate water features and art, provide human-scale elements along West Burnside, and provide outdoor lighting at a human scale. The Eat Pizza building, located a few blocks west of our site on West Burnside, standing since 1911, offers a good precedent and historical basis for building character and design that would be appropriate for the site, particularly given the Eat Pizza lots shape and orientation to West Burnside and SW Morrison streets. The Tullys site in Tacoma, Washington, also offers a useful precedent for mixed-use development on a triangular site abutting a busy intersection. We chose this site as an inspiration also because of its success in echoing the surrounding neighborhoods historical character.

LEGEND
Office Space Retail

In 30 years, implementation of the Burnside/Couch Transportation and Urban Design Plan should be nearly or fully completed. In addition, most parcels adjacent to the study site are zoned for high density residential development in the 2035 Central City Plan. The nearby Civic Condominiums, recently constructed at SW 19th and Burnside, offer a sneak peak at the future character of West Burnside in the vicinity of our site. If these plans indeed come to fruition, increased density in the Goose Hollow neighborhood in the future will result in a higher demand for space at a higher value. The long term plan for the Gaya Gaya site prescribes increased density and building to within 10 feet of the lot line on West Burnside, up to a height of 225 feet with a FAR of 4:1. Given size and shape limitations of the site and the fact that it sits directly on a very loud and busy street, financing a marketable, high-density residential project on the site, particularly without parking, would presumably prove difficult to impossible. There is a good case for requesting an adjustment from the city to remove the residential zoning requirements on the site, and we are fairly confident that such an adjustment would be granted.

Eat Pizza building at SW Morrison and Burnside in Portland.

Tullys Site in Tacoma, Washington.

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ULTIMATE EXPOSURE PLANNING

GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

Site Plan Diagram

30 Year Plan
This is a more detailed view of our site plan. The first floor will be primarily retail and restaurants. The building is built up to the street lot line on every street except West Burnside, where there is a 10 foot setback. Here there will be caf space for the restaurants. The entire site will be surrounded by street trees to enhance the pedestrian environment. On SW 17th Avenue, bulb-outs will be introduced to calm traffic.
10

W Burnside S treet

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165

The southeast corner of the site will also host a lobby for the office space located on the second, third, and fourth floors of the building. The roof of the site will be a green roof. The central feature of the roof will be a water feature that mirrors the path of the original Tanner Creek.

1st Floor R etail / Res taurant 6754 ft 2

164

2nd-4th Flo or Office S pace 6754 ft 2 ea ch

SW 17t hA ven ue

65

LEGEND
Retail / Restaurant Office Space

Rooftop G arden 6754 ft2

SW

Rooftop Garden

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Site Cross-Section
30 Year Plan
This is a cross-section of our 30 year preferred alternative site plan. The section is cut through the center of our site looking northwest. The cross-section depicted at left helps showcase the design concerns that site topography created for our plan. Because of the 4.8 foot drop in elevation from the southeast to the northeast corner of our site, the retail/restaurant area of our site has higher ceilings than the first floor lobby of the office space. The retail/restaurant space is 16 feet tall, whereas the lobby is 11.2 feet tall. The remaining three floors are each 10 feet tall. Truck delivery access to the retail section will be achieved through a corridor along the retail level, separated from all office ground floor activity.

LEGEND
Caf Seating On-Street Parking Bike Corral

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GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

The map on the left shows the locations and orientations of each of the street sections on the following pages.

Street Cross-Sections

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West Burnside Street facing west.

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GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

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Future West Burnside Changes

The Burnside/Couch Transportation and Urban Design Plan calls for a number of changes to Burnside Street in an effort to make it more pedestrian friendly. Of particular interest to our site are the changes outlined in the Upper West Burnside Technical Refinements section of the plan, which provides the blueprint for Burnside between West 16th Avenue and West 24th Place. Burnside will remain a two-way street in this segment, but will undergo pedestrian enhancements. All four travel lanes will be reduced from 11 feet to 10 feet, allowing the sidewalks to be expanded from 8 feet to 10 feet on both sides of Burnside. Ornamental street lights and street trees will also be installed.

Street Precedents

Covered tables catering to standing diners at a foodstall in Berlin, Germany offer a good precedent for strengthening the identity of the civic station stadium area and enhancing the pedestrian environment along West Burnside.

A small urban plaza filling the corner of a parcel in Victoria, BC, offers inspiration for incorporating water features into the streetscape. In our case, a water feature could serve to honor the legacy of Tanner Creek along West Burnside.

These LED street lights in Sternberg are designed with the pedestrian in mind. Pedestrian-scale street lighting on West Burnside will make the street feel safer to walk on at night.

These street trains line Main Street in Greenville, South Carolina. The addition of street trees along West Burnside will provide shade and will absorb storm water. The trees will also help block out views of traffic from our site.

The complicated intersection of West Burnside, 18th Avenue, 19th Avenue, and Alder Street (one block west of our site) will be redesigned to improve pedestrian access. The diagram above from the Burnside/ Couch Transportation and Urban Design Plan shows how the new intersection configuration will look. The new design will prevent vehicle access from 19th Avenue onto Alder, allowing for easier pedestrian crossings of Burnside from both 19th Avenue and Alder Street.

Striped crosswalks like this one found in New York City will make West Burnside easier to cross, which will make the street less of a barrier for pedestrians. This will give users of our site access to amenities north of Burnside.

Portlands Ankeny Alley offers a glimpse into a potential longterm future re-design of 17th Ave. If the street were closed off to traffic, it could provide ample seating for both customers on the site and visitors to the adjacent Fanladen.

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Access Map
30 Year Plan
Transit access is provided by a bus stop to the west of the site, as well as a MAX stop two blocks south of the site. Bike corrals situated on SW Alder Street provide 40 bicycle parking spaces for both the retail and office uses of the site. Truck access is provided on SW 17th Avenue through a designated loading zone and entrance to the site. Crosswalks provide pedestrian access to the site from all of the surrounding streets. On-site automobile parking is not provided due to space limitations and the availability of alternative modes of transportation.

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Truck Access Bike Access Building Outline Loading Area Bike Corral Bus Stop Retail Entrance Loading Entrance Office Entrance
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Metered Parking

Commitment to Sustainable Urbanism

Neighborhood Context
INCREASED PERVIOUS SURFACES
The City of Portland has gained international recognition for its support of green urban practices. Ultimate Exposure is similarly committed to enhancing opportunities for holistic, sustainable living for urban residents, taking neighborhood livability considerations into account in our designs. With this project, we were especially concerned with Portlands goal to make as many of its neighborhoods as possible into 20-minute neighborhoods, situating the daily needs of residents within walking distance. 20-minute neighborhoods also successfully maintain a balance of mixed uses, including large and small dwellings, retail, workspaces, and civic buildings. As the density of the Goose Hollow neighborhood is projected to increase dramatically over the next 30 years, so too must presence of small stores, grocery stores, bars and cafs, retail, and office spaces. Our decisions to provide small food service and leisure space in the near-term, and leisure, food, retail, and office space in the long-term were guided directly by our desire to meet these human-scale needs. Thus, Ultimate Exposure envisions the Gaya Gaya site as a catalyst for sustainable redevelpoment throughout the Goose Hollow Neighborhood. We have a unique opportunity on the Gaya Gaya site to set a precedent that supports pedestrian scale, high-density, environmentally sensitive development, multimodal transit, and neighborhood identity. Impervious surfaces increase polluted runoff to streams and stormwater system. Pervious surfaces, however, such as sidewalk paving along Burnside, our green roof, and planters, will allow more water to return to the ground.

ENHANCED PEDESTRIAN ACCESS ON BURNSIDE

The required ten-foot setback from Burnside avenue dovetails perfectly with Ultimate Exposures desire to provide a covered, outdoor caf and sitting area fronting retailers on Burnside. Providing a safe, sheltered, and appealing walking environment for pedestrians will also encourage use of transit, and bring foot traffic to retailers.

BIKE PARKING

Site Elements

Specific efforts have been made to enhance sustainability and restore natural systems of the Gaya Gaya Sushi site.

Providing bike parking will ensure that we continue to support active and multi-modal transit access to the offices and vendors on our site. Bike parking also supports citywide efforts to reduce carbon emissions, and enhance the qualities that will make Burnside safe, comfortable, and exciting place to be.

GREEN ROOF

Part-intensive, part-extensive, the green roof on our development will provide a number of benefits. First, we envision rooftop seating where, during sunny summer months, employees may enjoy more green, leisure space. Second, green roofs contribute greatly to a number of sustainability goals, such as increasing on-site stormwater management and reducing runoff and urban heat-island effects.

HIGHLIGHT LOCAL, NATURAL FEATURES

Tanner Creek meandered through the south side of the site until it was directed into deep underground pipes in the late 19th century. We plan to highlight Tanner Creek by including a water-feature mirroring the original path of the creek on the roof of the building. We hope to offer awareness of natural features and inspire greater environmental stewardship in downtown spaces.

GREEN STORMWATER MANAGEMENT

Collecting, treating, and recycling water on-site will allow us to reduce runoff and pollutants entering the stormwater system, and recharge groundwater resources. We also plan to harvest graywater on site, and recycle for reuse in showers, sinks, and toilets.

SUPPORTING SMALL, LOCAL FOOD VENDORS

Our short-term plan provides a unique opportunity for local entrepreneurs in the food-cart and small-dining to bring access to locally-produced and in a presently under-served neighborhood. Our thirtyyear plan continues to provide neighborhood opportunities for these local businesses to move into brick-and-mortar spaces in the bottom retail section of the building.

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Back to the Future

Ultimate Exposure recognizes that every development plan is not only about the site itself, but also the sites relationship to both its city and its neighborhood. We, therefore, design at all times with the ever-evolving neighborhood character and context in mind. We strive with this plan to create more complete streets, to address neighborhood safety concerns, and to bring daily foot-traffic to an under-used area. We believe our plan for the Gaya Gaya site serves both present and future neighborhood needs, allowing for flexibility in planning based on a wide range of development scenarios while honoring the unique Goose Hollow character and history and supporting the city of Portlands overarching sustainability goals.

Specifically, we took to heart the Citys goal (expressed in both the Portland Plan and again in the Central City 2035 Plan) to create 20-minute neighborhoods, locating most essential services within a 20-minute walk for all Portland residents. We think that the Citys vision surrounding the central city is a powerful one, and we find it remarkable that through honoring these mixed-use, human-scale development goals in our plan, we have ended up designing a plan for Gaya Gaya Sushi that brings us full-circle, with a site in 2043 that looks a lot more like 1910 than it does today in 2013.

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