Eastside MAX Station Communities Project Alternatives Development and Implementation Report June 2009

Eastside MAX Station Communities Project alternatives development and implementation report June 2009 table ofcontents table 2 Introduction 3 Eastside MAX Station Alternatives 4 60th Avenue 12 82nd Avenue 20 Parkrose Sumner 28 122nd Avenue 36 148th Avenue & 162nd Avenue 44 Financial Feasibility for Station Area Development Prepared for the City of Portland Bureau of Planning and Sustainability and Bureau of Transportation by Otak, Inc. in association with DKS Associates This project is partially funded by a grant from the Transportation and Growth Management (TGM) Program, a joint program of the Oregon Department of Transportation and the Oregon Department of Land Conser- vation and Development. This TGM grant is fi nanced, in part, by federal Safe, Accountable, Flexible, Effi cient Transportation Equity Act: A Legacy for Users (SAFETEA_LU), local government, and the State of Oregon funds. The contents of the document do not necessarily refl ect views or policies of the State of Oregon. Eastside MAX 1 introduction This report documents the process of transportation system. The improvements also The land use and transportation alternatives, developing, evaluating, and selecting land use address needs for better neighborhood street including the conceptual development plans, were and transportation plan alternatives for the six connectivity. presented at a series of community workshops station communities served by MAX Light Rail in February and March 2009. These workshops system. It also documents actions that comprise Alternatives Evaluation included a presentation of the overall vision the recommended Implementation Strategy. The evaluation of the alternatives was based on and proposed actions followed by small group The overall approach starts with the Station three components: the conceptual development discussions for each station community. Community Vision and the Station Community plan fi nancial feasibility analysis, the traffi c sensitivity Framework Map, which summarize the needs, analysis, and public comments from the community Implementation Strategy opportunities, and constraints for each station workshops. The evaluation results were used by the project community. Because each station community has team to draft the recommended actions in the an existing land use pattern and transportation An opportunity site for new development was implementation strategy. The implementation system, the alternatives for each station are not identifi ed for each station area. Development at strategy has been divided into two phases for distinct strategies, but a set of individual actions these sites could be transformative in creating a each station community. The fi rst phase consists of that can be mixed and matched to create a more vibrant and appealing station community. short-term zoning changes that may be adopted preferred strategy for each station community. For each opportunity site a conceptual plan for by the Planning Commission and City Council high quality, transit-supportive development was over the next six months. The short-term actions Alternatives Development prepared and analyzed for fi nancial feasibility. are focused on simple, straight-forward changes The land use alternatives are a series of None of the scenarios proved to be economically for which there is broad community support comprehensive plan amendments and zone viable in meeting targeted investor rates of return. and supported by the transportation impact changes designed to realize the vision and station In general, prevailing market rents are too low, analysis. Longer term recommendations will be framework. For each station area, an opportunity assumed development costs too high, and the forwarded to the Portland Plan process for further site was selected to create and evaluate a fi nancing market is not currently robust enough. consideration as part of the citywide update conceptual development plan that is consistent The alternatives were also evaluated through a to the Comprehensive Plan. The transportation with one of the proposed land use changes. traffi c sensitivity analysis. The analysis included an projects will be included in the next update of the The plans also refl ect aspects of the community assessment of trip generation and distribution Transportation System Plan, which is a key step for vision and acknowledged best practices of based on the proposed zoning changes within securing funding. During the interim, City staff will transit-oriented development. The transportation each station community. The analysis provided continue to look for opportunities to implement alternatives are a series of improvements designed information related to potential signifi cant impacts additional projects and ideas identifi ed through the to enhance pedestrian and bicycle access to to station area intersections. planning process. the MAX station and overall safety of the 2 Eastside MAX eastside maxstation Eastside MAX 3 60th avenue alternatives development Max Station Context 60th Avenue Station Area Community Framework Plan Vision Statement Station Community Framework In 20 years, the 60th Avenue MAX light rail station The framework plan emphasizes improving community is an active residential center with station access. Improvements include measures supportive retail and employment uses. Attractive to mitigate the “freeway fracture” of I-84 within multi-story residences and attached townhouses the neighborhood with 60th Avenue crossing are located close to the light rail station and over the freeway as the “red carpet to MAX” as are designed to blend in with the surrounding a pedestrian and bike access route. Improving established Rose City Park and North Tabor the local street network of pedestrian and bike neighborhoods. Employment uses in the area have connectivity is also important. The land use transitioned from warehousing to more intensive plan focuses on encouraging Neighborhood uses that bring more employees and fewer trucks Commercial Main Street development on NE to the area, which reduces the confl icts on local Halsey and NE Glisan Streets. It also looks to residential streets. Sixtieth Avenue provides a safe redevelopment of the light industrial uses as a key and enjoyable connection from the MAX station catalyst to a complete station community. Specifi c to neighborhood commercial shops and services at elements of the framework include: Glisan and Halsey. Improved safety and easy access at the 60th Avenue station provides a convenient • Improve pedestrian facilities on NE 60th connection for residents and employees to Avenue as a “red carpet to MAX.” The red additional services and activities at the Hollywood carpet emphasizes safety, comfort and visibility. and 82nd Avenue of Roses station communities. It is experienced as a primary connection The Sullivan’s Gulch Trail along I-84 and other between the station and higher intensity improvements to 57th and 63rd Avenues provide residential and commercial uses. alternate routes for bicyclists and pedestrians to • Improve other pedestrian and bicycle routes connect the station and the surrounding area. to NE 60th Avenue. • Enhanced existing neighborhood commercial nodes on NE Halsey and NE Glisan Streets. • Redevelopment of the light industrial area adjacent to the station as a catalyst for transforming the area. • Adjust infi ll design quality to improve neighborhood compatibility. 4 Eastside MAX community framework Street Retail Corridor Eastside MAX 5 60th avenue alternatives development Land Use Plan Opportunity Site Concept Plan Opportunity Site Concept Plan Land Use Plan the future development pattern from 5-6 unit Evaluation and Analysis The overall objective is to encourage development buildings to duplexes and triplexes on a standard Financial analysis of the conceptual development of the station community as a transit oriented 5,000 square foot lot (Area 3). scenario indicated a positive rate of return on residential neighborhood with mixed use investment over a ten year period, but short of commercial areas in close proximity to the station. the targeted rate to be 15 percent. The prevailing The main land use element is enhancing the rents for housing and offi ce space were too Opportunity Site for Redevelopment viability of existing “Main Street” retail services low to offset the high cost of land acquisition The light industrial area north of the station along NE Glisan Street and NE Halsey Street, with and construction. When fi nancial analysis of the (sub-area 2) was identifi ed as the opportunity NE 60th Avenue as the connecting street between offi ce component and the residential component site for the station community. The conceptual retail nodes and the station entrance (Areas 1 & were studied separately the offi ce development development plan refl ects a zone change from 4). The proposed zone change from Neighborhood performed better than residential development. EG2 to EX, allowing for a more intensive uses mix Commercial (CN2) to Storefront Commercial of employment as residential uses (Area 2). The (CS) provides an increase in development Community Input development program included: potential to encourage redevelopment of key sites The community supported the concept of and includes the development standards to create enhancing the existing retail nodes (Areas 1&4). • Higher intensity employment uses along the the main street urban form that is consistent There was also strong support for redeveloping north side of I-84. with the existing buildings along NE Glisan Street. the

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