Pearl District

Portland,OR United States

B. Bandel Jeske and J. Hampton The Pearl District

Transportation

Walkability

Green Development Photo Reuse

Pocket Parks

Stormwater processes

Photo credit: flicker.com

The pearl district incorporates access to transportation by providing a Project for Public Places names the Pearl District a Great Place and recom- streetcar that runs though the neighborhood to downtown. It is an area with a high mends it as a model for urban development

degree of walkability and is very pedestrian friendly with small pocket parks placed within the busy streetscape. By taking old warehouse

buildings and reusing them as new loft condos, the district has brought a vision of

reuse to the area and a feeling of history to the present day. The neighborhood highlights green development by uncovering the stormwater processes throughout the neighborhood.

1 | PEARL DISTRICT “Change is a hallmark of the Pearl--whether it was rail yards replacing marshland, trucks replacing trains, condos replacing artists, or streetcars replacing autos.” -Pearl District Development Plan, 2001.

Context District Statistics

The Pearl District is bounded to the north by the Wilamette River, to the east by N. Population: 4,913 W. Broadway Avenue, to the south by W. Burnside Street, and to the west by the 405 freeway. Originally platted in 1869 and developed in 1895, the area flourished Households: 3,700 until the middle of the twentieth century as a industrial, manufacturing, and warehouse hub with its own rail yard. Known as the “Northwest Industrial Triangle”, Owned: 52% the area lost many businesses when changes in transportation shifted from rail to trucks. Low-rents and high vacancies attracted many artists and start up busi- Rent: 48% nesses, spurring conversions of the existing warehouses both legally and illegally into residences. Current planning actions began in earnest in the 1980s following Average Household Size: the Central City Plan for downtown Portland, which laid the foundations for the 1.299 Pearl District Development Plan. The 2001 Pearl District Development Plan aims to grow the district from 1300 to 12,500 residents, and from 9,000 to 21,000 jobs. Households w/ Kids: 1.6% Gallery owner Thomas Augustine coined term “Pearl District” to refer to the sur- Area: 1.21 km prising wealth of artist spaces within the industrial neighborhood. The addition of the streetcar in 2001 spurred growth in the area and enabled non-residents Density Level: 4,060/km to better partake in the burgeoning social scene. At the same time, businesses have moved from being mostly industrial to being boutique and entertainment Average Commute: 23 min based enterprises. The area has a lively arts scene enriched by the presence of the Portland Institute of Contemporary Art, the Art Institute of Portland, and Location: north of down- Pacific Northwest College of Art. Area activities are programmed by the Pearl Dis- town between W. Burn- trict Neighborhood Association and the Zimmerman Community Center. These side Street, Wilamette groups promote events such as monthly First Thursday art walks, Friday Flicks, River, NW Broadway, 405 Friday Night Wine Dinners, and the farmers market . Business owners provide Freeway additional activities such as the Knit Happens workshop at Pearl’s Knit Knot Stu- dio.

Pearl District History

Improvement to the North Park Portland Streetcar connects Blocks to increase vitality and to the Pearl District. Area constructed as the warehouse attract more people to the are. and industrial center, known as the Brewery Blocks Jamison Square constructed. “Northwest Industrial Triangle”. constructed.

1895 1971 1990 1993 1996 2000 2001 2002 2005

Elevated part of Lovejoy Hoyt Apartments constructed Tanner Springs and Pinnacle street demolished giving with a visual display of water condos constructed. Powells way to more land for collection in the courtyard Bookstore development. founded.

2 | PEARL DISTRICT City name The Pearl District ()

The Historic Warehouse District and the revitalized Pearl District. Photos courtesy of Hoyt Realty Group.

3 | PEARL DISTRICT Public Art in the Parks Photo credit: Jenny Hampton

Public Squares Photo credit: flickr.com

4 | PEARL DISTRICT City name The Pearl District ()

Components of the Pearl District

Streetcar and Bus Routes Photo credit: movingtoportland.net Connective Corridors

The Pearl has a transportation connective tissues of the streetcar that runs north and south along the edge of the pearl neighborhood. Streets were re-designed as woonerfs where cars, trucks, bikes, and pedestrians share the space, and traf- fic is forced to move slowly.

The district is laid out in a grid system with the River to the east and the 405 Freeway to the west. City planners kept the easily walked 200 ft. by 200 ft. block pattern found in other parts of the city.

Anchors

Architectural anchors throughout the neighborhood refer- ence historical uses and green infrastructure; such as Pow- ells Bookstore, the Pinnacle and Bridgeport condos, 10th and Hoyt Apartments, Elizabeth Lofts, and the Brewery Blocks.

Union Station is also a key anchor on the edge of the Pearl Residential Built and Proposed District, while planners hope that the new REI will bring more Photo credit: movingtoportland.net pedestrianization to the district’s western periphery. (arial, , justify left)

Neighborhood Parks

Throughout the neighborhood, there are many pocket parks that provide a place to stroll and play. The North park blocks provide a lush greenway, the Jamison Square provides a place for gathering, and the Tanner springs provides a place to learn. Re-design of the northernmost park,The Fields, is currently underway to provide more space for children and dogs.

5 | PEARL DISTRICT CONCEPTUAL PLAN I-405 FREEWAY BLOCKS REDEVELOPMENT

i “Portland has l emerged as a model city, at the forefront of creating a vibrant, quality FREMONT BRIDGE l a UPSHUR urban environment, andView from the the Northwest Pearl District only bolsters its reputation.” -Sierra Club, 2004.

N em O EM R T F THURMAN

T N II O Growth Catalysts and Planning M E E C R A F L P SAVIER t Site Plan t QUIMBY DIX WELDING RALEIGH LARRABEE A e

CENTENNIAL MILLS VE The Portland Streetcar launched in 2001, linking the Pearl QUIMBY .

R District to the downtown core and the regional light-rail sys- PETTYGROVE i tem. In the nine years since, the city estimates that $1.3 bil- OVERTON v E BRIDG lion dollars worth of building has occurred along the streetcar AY NORTHRUP ADW e BRO route. In order to achieve the density needed to support the

L E ED ALBERS

O T MILL R

POLIC BRIDGEPORT

MOU r MARSHALL streetcar the city made an agreement with developer Homer

I - 405 FREEWAY LOVEJOY LOVEJOY RAMP Williams in which Homer agreed to upzone forty acres of land in the Pearl District from 15 dwelling units per acre to 125 KEARNEY

UNION STATION dwelling units per acre. NA JOHNSON IT O P McCORMICK 24-HOUR ECO PIER APTS.

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BLDG U.S. GANN GANN POST K OFFICE WA IRVING Y

PARKING In October, 2001 the Portland City Council approved the Pearl LOFTS

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FRANK

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16TH 18TH 17TH HOYT District Development Plan: A Future Vision for a Neighborhood

HONEYMAN TERMINAL

HARDWARE FEDERAL GREYHOUND

PARK LOFTS BLDG.

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PORTLAND GLISAN in Transition, a document that stems from twenty-five years of

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FLANDERS GENERAL NORTH PARK NORTH research and discussion regarding the future of the district. FLANDERS ST.

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OFFICE FILM ON HOTEL

SUPPLY PORTLAND T

EVERET BILTMORE FONG FISH CO. The 26 person steering committee presented the plan to the

EVERET T DISTRICT CHINATOWN WEST HOTEL CHONG GOLDEN STATIO EVERETT PLATT PLATT PALLAY CHAMBER OF WAREHOUSE WEIDEN & BUILDING U.S. BLDG. COMMERCE ONE BLDG. KENNEDY CUSTOM SALLY PACIFIC public on two occasions before it went before the City Council SMITH

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WAH MEI WAH HARDWA DAVIS BROADWAY BLITZ BLITZ BUTT TUCK MERCHAN WEINHARD E LUNG TS for final approval. Efforts were made to keep the qualities and WEINHARD

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1ST FLEISCHNER COUCH BLDG. MAYER POWELL'S businesses that had initially spurred interest in the district. GOLDSMITH BLITZ POWELL'S TECH. BING BLITZ CO. KUNG

WEINHARD BOOKS CAPT. HOUSE

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PA T RMY HO W F U U.S K IN O IE HOTEL W RO TEL A . F N LV ST H IR R E O N WE A O FO G TO RM N H A T U.S. W L B N ANKENY SA CONCEPTUAL PLANDR S FA T D LD B R G. A A U L CO P HO KE T Y A supporting or providing opportunities for artists, and investi- O B B . R N E G MM S K E L EW TEL G A A G H D P G. ER G O . R C V S. M . CE R O IN A IN Y G THE A N W D . KE S A ER R O S KET Z L L U. KC K T D M E DE N E R H D S A H A T M S IC T . CA . C R S A L T SH P A BLD Z N ER M P PAUL O MYLER IS A B E A E CL G PITO U A B B H S L ESER K A A TEL Y A A T L O CENTENNIAL MILLS REDEVELOPMENTFED D O K EW A M DE I E M T G P R D B N P B E HO L L L B E RK T A C W GRA O D R A U O N U U T L G. P M H N E B E B A T A I W X L L L M B N O S T N O M A D M B E E K E T A O M B G. R U.S O L T S W R D IC Z N N R IU E . S E H L N N . K WE A N O V W T S U R gating ways to lessen the impacts of the changing neighbor- I D N E N ST N P I P LA E G C K L O . IN E . G M A C M M A O S D E O T L © SBA 2001 P N D O C L G E T G IS B H G W Pearl District Development Plan page 39 hood on established, independent businesses” (Pearl District Development Plan, page 5). The plan included recommen-

W dations that encouraged the owners of historic buildings to list

i them on the National Register of Historic Places, and provi- l FREMONT BRIDGE l sions to assist these owners with the costs of seismic retrofits. a UPSHUR The plan also recommended changes to existing code that

N em O M E R T F THURMAN promotes active ground floor development, and prohibits sur- T N II O E EM C R F LA P t SAVIER face parking lots along streetcar lines. Emphasis was placed t QUIMBY WELDING RALEIGH LARRAB e on providing a rich and diverse pedestrian space with small EE CENTENNIAL MILLS QUIMBY ground floor retail spaces, and setback limits that could be R PETTYGROVE adjusted if a business owner wished to have outdoor seating i

OVERTON E v G in front of his or her business. Finally, the planners aimed to BRID AY NORTHRUP W D e ROA B

E ED attract families to the existing mix of empty-nesters and young ALBERS T MILL RO

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PO BRIDGEPORT

MO r MARSHALL professionals with the developments of parks, a future char- I - 405 FREEWAY LOVEJOY LOVEJOY RAMP ter school, and the implementation of an affordable housing KEARNEY program. UNION STATION NA JOHNSON ITO McCORMICK 24-HOUR ECO PA PIER APTS.

FITNESS TRUST BLDG

BLDG U.S. GANN GANN RKW POST OFFICE AY IRVING

PARKING LOFTS IRVING GARAGE

STREET The success of the Pearl District also rests on several rede-

FRANK

MEIER & MEIER

WAREHOU

19TH

15TH

16TH 18TH 17TH HOYT

HONEYMAN TERMINAL HARDWARE FEDERAL GREYHOUND velopment tax abatement programs. These incentive pro-

PARK LOFTS BLDG.

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725 CO. BLDG. CO.

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MARCUS H

FLANDERS

GENERAL NORTH PARK NORTH FLANDERS ST.

13TH AVE. HISTORIC DISTRICT AVE. 13TH PETER'S ARLINGT ROYAL

MINNESOTA PALM LAB

OFFICE FILM ON HOTEL SUPPLY PORTLAND T FISH CO. District Urban Renewal Plan, which granted tax incentives for

EVERET BILTMORE FONG

EVERET T DISTRICT CHINATOWN WEST HOTEL CHONG GOLDEN STATIO EVERETT PLATT PLATT PALLAY CHAMBER OF WAREHOUSE WEIDEN & BUILDING U.S. BLDG. COMMERCE ONE BLDG. KENNEDY CUSTOM SALLY PACIFIC SMITH

HOUSE INC. FOSTER SQUARE McCRACKEN improvements to the River District. One 10 year tax abate- BROS.

5TH APTS.

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3RD

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BLDG. SUEY

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9TH

13TH

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1ST FLEISCHNER COUCH BLDG. MAYER POWELL'S GOLDSMITH BLITZ POWELL'S TECH. BING BLITZ CO. KUNG

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CIF EN A L EST . T H L O O O R O E TE T K ST BLD EW E H A HOT ART .S MAJESTIC T IE N R FT PA RMY HOT WIN F U U KC O IE HOTEL W RO A R FENT LVA EL STO H I . N .S. W O A FO WES N HR G T R U O efit from a historic preservation tax abatement program that MS L B N ANKENY SA DR FA T D LDG BA R A A U L C . P K T O Y A O HO E B B . R N E G MMER S E L EW T G A . G H D P EL G. G O . C V E M . RK O C R .S C IN Y G AR IN N A E W D K THEA S A ERA O KET L T Z YLER L U K K D M E DE H N E R D S. A H C T M S I T SH . CA B . C R SS A L T S P A BLD Z N ER M P PA O M I A E A E CL G PIT U A B B W H S L ESER K A UL A T Y A A L K FED D O O A M EL DE O K IT E M E T G P R D B N P B T E HO LD L R L B E R A C U W G O L A U O N U RA T G. A P M H E BLD EL B T A IN W X L M B N O S T N A M B E E K E M A O T O L T M SO W freezes property tax assessment amounts at pre-restoration pageTop: 22 Conceptual plan for the freeway edge. Bottom:July 2001 levels. This bill had lapsed for most condos, but a extension Conceptual plan for the Centennial Mills redevelop- was recently passed which extends the special assessment ment along the river front. Images courtesy of the program through 2025. Pearl District Redevelopment Plan documents.

6 | PEARL DISTRICT The Pearl District

Explore the Pearl is published by The Oregonian and the Pearl Dis- trict Neighborhood Association as a visitors guide and resource for residents.

Bottom Image: As Puma and Ai- didas are moving out, Chinese shoe maker Li-Ning is moving in along side Lovejoy Bakers.

Photos courtesy of explorethepearl. Photo com

7 | PEARL DISTRICT Lessons Learned

Most concerns about the growth of the Pearl District center on gentrification and the subsequent loss of businesses and residents that pre-date the development plan. Initially, light industry was largely pushed out of the area in favor of creative, office, and retail jobs. The 2001 plan accounts for this move by stating that increased property values would enable businesses to relocate without financial burden. At the time, the city aimed to develop the Guilds Lake area to be a long term location for the light industry that was being forced to leave the downtown area and the Pearl District. The plan also notes that increased rents were driving small businesses out of the neighborhood and had hoped to address this with the creation of “incubator buildings” that would have fewer amenities in order to remain affordable. Many smaller businesses were able to stay, yet others were forced out when rents doubled in the years between 2000 and 2005.

In 2001, the Pearl District Development Plan anticipated future growth would culminate in 12,500 residents and 21,000 jobs in the district; however, the recent recession has caused many stores and restaurants, both independently owned and national chains, to close their doors. Analysts blame the high prices and retail redundancies that ac- A resident of Pearl Court, one of companied the initial frenzied growth with the recent closings. The vacancy rate in the Pearl District’s low income North Portland is currently at 18 percent, which has caused a drop in residents requir- apartment buildings. Some ing the services offered in the district. Yet, despite complaints of high rents, spaces are rents in these affordable build- renting for prices in-line with other Portland neighborhoods. ings are as low as $471 per month. Photo courtesy of the Some Portland residents are critical of the neighborhood. Posts on an OregonLive. Portland Tribune. com message board critique the district for being “hoity-toity” and expensive, for lacking adequate parking, and for having “too many panhandlers”. Additionally, non-residents resent the subsidies that tax monies provide to pay for the tax abatement programs. Other respondents defended their urban oasis for it’s walkability and the easy access to amenities and stores.

According to an article in the Portland Tribune there is more economic diversity in the Pearl District than most would expect when they visit the area. Amounts of available low income housing do not yet meet full district targets, but more affordable units are slated to be built in the next two to three years. The district also includes Section-8 housing through the Housing Authority of Portland. Eligible renters are given vouchers that make up the difference between what they can pay and what area rents are set at. While this program isn’t specific to the Pearl District, it does enable lower income residents to live there.

Despite efforts by planners to create a family friendly neighborhood the Pearl District tends to be populated by singles and couples without children. Some prospective residents have complained that they were discriminated against for having children, but investigations remain inconclusive at this time. Commissioners are currently re- viewing proposals for a new development that would consist solely of three and four bedroom units, with priority being given to developers whose plans include day-care and playgrounds. A k-2 school with six classrooms is slated to open in 2011.

8 | PEARL DISTRICT City name The Pearl District ()

Connections for Mt. Baker

Keeping transportation and a walkable neighborhood in mind helps to establish a pedestrian friendly community.

Using green infrastructure and highlighting when appropriate to help shed light on process.

Reusing buildings to give a sense of history and sustainability.

Providing intimate places throughout the neighborhood, such as pocket parks, that help to bring people together.

Making sure that there is adequate Stormwater Treatment throughout the site to deal with the PNW weather .

“The Pearl District - the industrial buildings are like crusty oysters and the lofts and galleries in the area are like the pearls.” Local gallery owner

9 | PEARL DISTRICT