Archive for November, 2011

November 15, 2011

Science Fair

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November 6, 2011

Program

At the site I have chosen on NE 9th Avenue and NE Holladay Street, I will be proposing a mixed-use housing development with commercial use at the ground floor. The buildings facing Holladay will respond to the Farmers Market across the street and have strong pedestrian-oriented building facades.

The opposing corner of the site, which faces NE Multnomah Street, will most likely be Mixed-Use Tower of condominiums with a podium building below of commercial and office use. My efforts will be focused towards the development that faces Holladay, but the tower scheme is simply an idea on what the entire site could potentially become. This development is related closely with the schemes proposed in the Lloyd District Development Strategy that was created by the Portland Development Committee in 2001.

Mixed-Use Housing Development with Restaurant/Art Gallery Below

Housing: 5-7 Stories

  • High-Income Lofts: 1 bedroom, 2 bedroom, with balconies?
  • Mid-Income Flats: 2 bedroom, 3 bedroom, with balconies?
  • Lobby Space
  • Circulation Corridors
  • Mechanical/Maintenance Rooms
  • Storage
  • Parking Underground
  • Resident Amenities: Gym, Lounge, etc.

Restaurant: Mid-scale

  • Dining Areas
  • Large Kitchen
  • Storage
  • Loading, receiving of goods
  • Public and Staff Bathrooms
  • Staff Offices
  • Bar
  • Hostess Station
  • Private Dining
  • Outdoor Dining?
  • Parking

Art Gallery

  • Small Exhibit Space
  • Supportive Café
  • Bathrooms
  • Offices
  • Storage
  • Parking

Activity Use:

  • Housing – 24 hours a day
  • Restaurant/Bar – lunch to dinner, 11am to 10pm (bar until 2am closing?)
  • Café – breakfast to lunch, 6am to 2pm
  • Art Gallery – day use, generally 10am to 5pm
Estimated Square Footage:
  • Housing: 30,000 – 80,000 square feet
  • Restaurant: 5,000 – 10,000 square feet
  • Art Gallery: 5,000 square feet
November 6, 2011

Zoning

According to Portland’s zoning requirements in this area, the site I am interested in is under the Central Commercial Zone (CX). It is a zone “intended to provide for commercial development within Portland’s most urban and intense areas” with a “broad range of uses allowed to reflect Portland’s role as a commercial, cultural and governmental center.” The zoning guidelines also state that the development should have “high building coverage, large buildings, and pedestrian-oriented buildings placed close together, with a strong emphasis on a safe and attractive streetscape.”

Allowed Uses:

  • Household Living
  • Retail Sales and Service
  • Commercial Parking: Conditional Use, needs approval
  • Event Entertainment
  • Outdoor Recreational Activity
  • Agriculture: Conditional Use, needs approval

Dimensional Standards:

  • Max. FAR: 4 to 1 Ratio
  • Max. Height: 75 ft.
  • Min. Setbacks: 0
  • Street Lot Line: 10 ft.
  • Garage Entrance Setback: 5/18 ft.
  • Building Coverage: No Limit
  • No Minimum Landscaped Area
  • Ground Floor Window Standards Apply
  • Pedestrian Requirements
  • No Required Parking
November 6, 2011

Collage

I’m working on collaging together photographs of the site and surrounding areas to pull color and texture inspiration.

November 6, 2011

Existing Building Uses

The existing building uses in the Lloyd District are mostly commercial retail and office spaces with a small amount of residential, especially along the main streets. Because there are so many people commuting to work in this area, providing an adequate amount of housing could allow for less travel time to and from the offices, as well as connecting citizens to nearby retail, commercial, and restaurant destinations.

There are some major hotels in the area which support the tourist attractions of the Lloyd District and a scattering of small restaurants and coffee shops, mostly consisting of chain businesses. The amount of parking is overwhelming and taking away from a pedestrian oriented building front at street level. There is an obvious need for population density, and these maps begin to show where development needs to happen. The district is also missing a cultural identity that could be expressed through fine dining, art, and other cultural exhibitions rather than the fast food commercial bits that are existing.