NORTH PEARL NORTH PEARL DISTRICT PLAN DISTRICT PLAN ADOPTED BY Portland CITY COUNCIL: November 5, 2008 ORDINANCE NO. 182319 RESOLUTION NO. 36642 EFFECTIVE DatE: December 5, 2008 CITY OF PORTLAND BUREAU of PLANNING NORTH PEARL DISTRICT PLAN NORTH PEARL DISTRICT PLAN Acknowledgements Portland City Council Project Advisory Group Bureau of Planning Project Staff Tom Potter, Mayor Jeff Bacharch, Riverscape Gil Kelley, Planning Director Cynthia Bethell, PDC Sam Adams, Commissioner Robert Ball, Pearl Real Estate Joe Zehnder, Principal Planner Joanne Daunt, PDC Nick Fish, Commissioner John Bradley, Northwest Linda Dobson, BES Project Team Randy Leonard, Commissioner Neighborhood Association Sue Donaldson, BES Troy Doss, Project Manager – Dan Saltzman, Commissioner John Cusack, Pearl District Business David Elkin, BES Association Bureau of Planning (Planning) Kara Fioravanti, BDS Scott Davies, R&H Construction Steve Shain, Project Lead Mauricio Leclerc, PDOT Portland Planning Commission Jillian Deleuw, Hoyt Street Properties – Portland Development Lora Lillard, Planning Don Hanson, President Mark Edlen, Gerding Edlen Commission (PDC) Tom Lipton, BES André Baugh Development Steve Iwata, Project Lead Arun Jain, Planning Catherine Ciarlo Patricia Gardner, Pearl District – Portland Office of Jeff Joslin, BDS Amy Cortese, Vice President Neighborhood Association Transportation (PDOT) Kevin Martin, Planning Larry Hilderbrand Ben Gates, Central City Concern Kim McCarty, PDC Michelle Rudd, Vice President John Hirsch, Pearl District Barry Nugent, Planning Howard Shapiro Neighborhood Association Tom Osdoba, OSD Jill Sherman Kirsten Lee, Pearl District Mark Raggett, Planning Irma Valdez Neighborhood Association Christine Rains, Planning Ed McNamara, Turtle Island Jessica Richman, Planning Portland Design Commission Allan Schmidt, Planning Lloyd Lindley, Chair Development Fred Wearn, PDC Jeffery Stuhr, Vice Chair John Meadows, BOORA Architect Kim White, Planning Tim Eddy Tamara Paulat, Pearl Resident Ningsheng Zhou, PDOT Andrew Jansky Tad Savinar, Property Owner Ben Kaiser Al Solheim, Property Owner Guenevere Millius Tanya Starr, Pearl Resident / Port of Consulting Team Paul Schlesinger, Past Commissioner Portland Paddy Tillett, Zimmer Gunsel Frasca David Wark Barbara Storrs, Bridgeport Brewery Francine Raften, JD White Tiffany Sweitzer, Hoyt Street Properties NORTH PEARL DISTRICT PLAN NORTH PEARL DISTRICT PLAN The Bureau of Planning would also like to acknowledge the following The Bureau of Planning is committed to providing equal access to individuals and organizations whose contributions are greatly appreciated: information and hearings. If you need special accommodation, please call 503-823-7700 (TTY 503-823-6868). Commissioner Eric Sten Jim Middaugh, Commisioner Sten’s Office For more information on the North Pearl District Plan please contact: Paul Schlesinger, Former Planning Commissioner Troy Doss, Senior Planner, Project Manager Mike McCulloch, Former Design Commissioner Portland Bureau of Planning Douglas Capps, Portland Public Schools 1900 SW Fourth Avenue, Suite 7100 Cathy Mincberg, Portland Public Schools Portland, Oregon 97201 Pearl District Neighborhood Association Phone: 503-823-7700 Northwest District Association Fax: 503-823-7800 Internet: www.planning.ci.portland.or.us Email: [email protected] CITY OF PORTLAND BUREAU of PLANNING NORTH PEARL DISTRICT PLAN NORTH PEARL DISTRICT PLAN Table of Contents Executive Summary 1 Urban Design & Development Concept 28 Introduction 2 Introduction 28 Project Overview & Objectives 3 Urban Design & Development Themes 29 Plan Organization 4 Concept Framework Goals 29 Legislative Process 5 Framework Elements 31 Adjacent Opportunity Sites 36 Complete Community Concept 8 Street Hierarchy 37 Background 8 The Public Realm 39 Urban Baby Boom 10 Family Compatible Housing: The NPDP: Policies, Objectives, and Actions 41 Vancouver Experience 11 Comprehensive Plan Policies 41 Sustainable Community Concept 14 Relationship to Land Use Reviews 41 Background 14 NPDP Action Items 41 Acknowledgements 14 Policy 1: Complete Community 42 Sustainable Site & Building Development Focus 15 Policy 2: Sustainable Community 46 Social Equity and Healthy Neighborhoods Focus 19 Policy 3: Multi-Modal Transportation 50 Sustainable Economic Development & Additional Issues Raised as Part of Legislative Review 55 “Green Collar Jobs” Focus 21 Natural System Approach to Stormwater Summary of Zoning Code Amendments 59 Management Focus 23 Introduction 59 Multi-Modal Transportation Focus 24 Summary of Zoning Code Amendments 59 From Green Streets to “Sustainable Streets” 24 NORTH PEARL DISTRICT PLAN NORTH PEARL Executive Summary & Recommendations DISTRICT PLAN The North Pearl District Plan is a neighborhood plan intended to direct As a result of this conversation this plan proposes an urban design and public and private development and investment in the portion of the development concept intend to guide future development decisions, a Pearl District north of NW Lovejoy Street. The plan was developed over series of new policies addressing community development, sustainability, an 18-month period through extensive public outreach process, engaging and multi-modal transportation, and various Zoning Code amendments a diverse group of stakeholders in the evaluation of what began as the intended to implement the urban design plan and policies. request by developers for additional floor area and height allowances To implement this plan, the Portland City Council adopted the North Pearl within the plan area. District Plan on Wednesday, November 5, 2008, and the plan became This evaluation process soon merged into a community-wide discussion effective on Friday, December 5, 2008. The specific elements of the plan about the type of neighborhood and community that should be were adopted as follows: developed in the north end of the Pearl and the larger district as a Elements adopted via City Ordinance No. 182319: whole.The following issues all became a focus of the plan: urban form and design; green building and community design; public realm o North Pearl District Plan enhancements; a need for a range of community-serving public o North Pearl District Plan Zoning Code Amendments amenities; a need for more diverse housing options; and the ability to o Amended River District Design Guidelines make the public and private investments necessary to serve the growing Amendments to Comprehensive Plan adopting new policies for and diversifying population in the Pearl, especially families with children. o North Pearl Subarea Elements adopted via City Resolution No. 36642: o Action Charts of North Pearl District Plan NORTH PEARL DISTRICT PLAN NORTH PEARL DISTRICT PLAN Introduction The North Pearl District Plan (NPDP) is intended to guide public and o Additional Development Capacity: Building mass and private investment and development decisions in the portion of the Pearl density within the Central City Plan District is regulated by floor District north of NW Lovejoy Street. The plan focuses on the creation of a area ratio (FAR) standards. Within the project area the maximum pleasing and dynamic urban form, mix of complementary land uses, the FAR was previously capped at 2:1. The amendments adopted by creation of community-serving amenities, and the creation of a range of Council increased maximum FAR to 4:1 allowing for increased housing opportunities to serve the growing diversity in household types in housing densities and overall development potential in the project the Pearl. area. This planning process for the NPDP follows an earlier effort, the 2005 In addition to these regulatory amendments, a design charrette was North of Lovejoy Study, adopted by City Council in 2005. This earlier conducted to analyze the urban design and development potential of the plan focused on future development immediately surrounding two of the project area and adjacent areas. Beyond the confines of the project area, three parks identified in the 2001 River District Park System Urban Design the charrette identified a need to further investigate the overall urban Framework (also known as the Peter Walker Master Plan). The primary design and development framework affecting the greater geography changes emerging from this effort were: of the Central City located north of NW Lovejoy. The charrette findings proposed a transportation analysis, improved connections to the river, o Parks Zoning and Comprehensive Map Amendments: the rehabilitation/redevelopment of Centennial Mills, and the need for The zoning and comprehensive plan designations of three additional waterfront parks and open space. The North of Lovejoy Study parks identified by the Walker Master Plan were amended from also concluded that there is a desire to see that new River/Pearl District Central Employment (CX) to Open Space (OS) with the intent of development maximize ongoing community building efforts. Thus, the recognizing the long-term use and ownership of these facilities. NPDP was initiated to address these desires and is intended to establish a o Height Changes: The maximum building height provisions framework plan for future development in the northern end of the Pearl around the parks edges to the south, southwest and west were District. modified such that the portions of the sites closest to the edge of the park are capped at 100’; however, the portions of these sites located further from the parks are allowed to obtain a maximum height of 225’. This creates a “step down” to the parks designed