In response to: Saj Jivanjee (20th & Alberta Development)
October 3, 2006
Saj Jivanjee, AIA
9055 SW Beaverton-Hillsdale Hwy.
Portland, OR. 97225
Dear Mr. Jivanjee,
We at the Vernon and Concordia Neighborhood Associations have received a copy of the Design Review Application for the proposed development at NE 20th and Alberta. We have formed an ad-hoc committee in order to facilitate neighbor and community concerns regarding the proposal. The following memo is a summation of comments generated in over three months of meetings and in two community workshops held on September 21 and 23 in which community members and residents were asked to outline concerns and desires for development along Alberta Street. We have grouped the comments into the Community Design Guideline format for you to most easily incorporate into your proposal.
It is important to note that we believe infill along Alberta Street is an appropriate goal and we are not opposed to more density along these arterial streets.
The primary concern expressed by a majority of workshop participants is the overall scale of this development, particularly the height. In Zoning Code Section 33.140.030, the characteristics of the Central Employment (Ex) zone are described as:
‘The intent of the zone is to allow industrial and commercial uses which need a central location. Residential uses are allowed, but are not intended to predominate or set development standards. The development standards are intended to allow new development which is similar in character to existing development.‘
The final sentence, “The development standards are intended to allow new development which is similar in character to existing development.”, raises even more concerns from the neighborhood about the development and height of the proposal. There are no developments along Alberta, or the adjacent communities, that are of similar height or character of the proposed development. The height of the adjacent commercial spaces and homes range from 15’-30’. There are a couple of existing and recently developed multi-story buildings within a few blocks. Given the 3:1 FAR, adjustments to the massing of the proposal can achieve a lower height without losing the desired density of the development. This would be closer to the existing development character.
We would like to see a 3-story building on this site and believe that this is what will best compliment our neighborhood’s character. Because this will likely be the largest building within several blocks, it is even more vital that the design and materials are given even more consideration then they might a project of smaller design or impact.
The proposed development is primarily residential with a few commercial spaces on Alberta. The language of the zoning code suggests that the zone is intended to create centrally located employment opportunities encouraging mixed-use with wider height and FAR allowances. With only three ground floor retail type spaces proposed, we feel this development does not meet the standards set forth by the zoning code and does not provide enough of a mixed-use allowing for more jobs at this location.
P1 Community Plan Area Character: Enhance the sense of place and identity by incorporating site and building design features that respond to the area’s desired characteristics and traditions.
Albina Plan Community Guidelines
Guideline 3: Incorporate landscaping as an integral element of design. Use landscaping to enhance the urban environment and to make good transitions to adjacent and nearby natural areas. Use landscape materials which provide shape, soften edges, create screens, provide habitat and add life and color to the environment.
Stormwater management should be considered as a response to this guideline such as a bio-swale or storm filtration planter. The community voiced concerns about the impact this development would have on stormwater management.
Guideline 6: Use building placement, orientation, and landscaping to create a safe environment for pedestrians, bicyclists and those arriving to the site by car.
Neighbors expressed concern about the status of the open courtyard. It seemed to be open to the public, but not visible from the street which caused security concerns.
Pedestrian Emphasis Guidelines
E1 The Pedestrian Network: Create an efficient, pleasant, and safe network of sidewalks and paths for pedestrians that link destination points and nearby residential areas while visually and physically buffering pedestrians from vehicle areas.
The plans suggest an 8’ wide sidewalk. Alberta Street has a ‘Neighborhood Collector’ pedestrian classification which calls for a 12’ wide sidewalk standard. 12’ would be more friendly and safe.
E2 Stopping Places: New large-scale projects should provide comfortable places along pedestrian circulation routes where people may stop, visit, meet and rest.
A 12’ wide sidewalk will help create areas for pedestrians to stop and rest. We would also like to see the proposed courtyard as an opportunity to function as a place to ‘stop, visit, meet and rest.’ We feel it important that this courtyard be included as part of, and not excluded from, the pedestrian’s experience along Alberta.
E3 The Sidewalk Level of Buildings: Create a sense of enclosure and visual interest to buildings sidewalks and pedestrian areas by incorporating small scale building design features, creating effective gathering places, and differentiating street façade levels.
There seems to be very little modulation of the ground level retail facades and nowhere for someone to duck in out of the weather or have a seat. The retail spaces could have windows that slide open to the sidewalk and court, increasing the inside/outside connection.
E4 Corners That Build Active Intersections: Create intersections that are active, unified, and have a clear identity through careful scaling details and location of buildings, outdoor areas and entrances.
The ground level corner at NE 20th and Alberta does not appear to address this guideline. There is no corner entrance or even a window. Many buildings in the district have cut away corners which provide both entry and shelter.
Project Design Guidelines
D1 Outdoor Areas: When sites are not fully built on, place buildings to create sizable, usable outdoor areas. Design these areas to be accessible, pleasant, and safe. Connect outdoor areas to the circulation system used by pedestrians.
While there is a large outdoor court, it does not engage the pedestrian system and therefore may not be a safe element. Allowing more or less openness and orientation to the street from the courtyard could help address this guideline better. If there is a large security gate, this might detract from the “front porch” language that is being developed.
D4 Parking Areas and Garages: Integrate parking in a manner that is attractive and complementary to the site and its surroundings.
Locate parking in a manner that minimizes negative impacts on the community and its pedestrians.
There is a lot of concern and comment about the lack of parking in the neighborhood and the impact of so many new residences as a result of this development. During the meeting, there was a request from the neighborhood for the development team to communicate any traffic mitigation planning. We have heard nothing in response to this concern. Ultimately we would like to see at least one on-site parking space for each residence, although we realize the limitations of providing this. The issue of safety as it relates to increased traffic near an elementary school has also been raised.
Design parking garage exteriors to visually respect and integrate with adjacent buildings and the environment.
Little to no detail has been provided on the design of the parking garage entrance. Will there be lights or sirens to warn pedestrians of vehicles exiting the building?
D5 Crime Prevention: Use site design and building orientation to reduce the likelihood of crime through the design and placement of windows, entries, active ground level uses, and outdoor areas.
This issue has been raised in guideline D1. The courtyard as an element that could increase crime is of great concern.
D6 Architectural Integrity: Respect the original character of buildings when making modifications that affect the exterior. Make additions compatible in scale, color, details, material proportion, and character with the existing building.
There is concern about the color of exterior materials being too bland, form being too uniform for such a large development and there not being enough variation of ornamentation or interest in detail. Darker colors tend to show wear and dirt less. Dividing the development into smaller parts, as has been done, is necessary to make the development compatible with the neighborhood.
We would like confirmation on the square footages of the retail areas. There is concern about the two western-most spaces being combined into a large space Many neighbors do not want a national franchise store on the street. which is not wanted on the street. Is there a leasing agent involved in the project who could be contacted?
D7 Blending into the Neighborhood: Reduce the impact of new development on established neighborhoods by incorporating elements of nearby, quality buildings such as building details, massing, proportions, and materials.
As is pointed out in the 4th paragraph of this memo, the community does not believe that a 6-story residential development meets the intended and zoned use of the site. Many comments have been made about the sheer height of the building and ultimately, we would like to see a 3-story building proposed that implements the allowed 3:1. This would allow more light to reach the adjacent residential properties and to better compliment existing development on the street.
The design has been commented on as lacking variation, which may have to do with the proposed cement panels, and lack of modulation in the façade. The large shed roof along NE 20th is designed to reduce the sightline of the 6th story however has no architectural relation to the rest of the design, or any nearby architecture. There are a variety of unrelated architectural styles and elements being used such as the large shed roof, brace between buildings, trellises and arched canopies. It is important to understand that there is distinct storefront character along N Alberta.
The massing of the building whole might step back from the north and west edges.
D8 Interest, Quality and Composition: All parts of a building should be interesting to view, of long lasting quality, and designed to form a cohesive composition.
There is concern about the durability of materials and detailing. The material proposed is a cement panel with stone impressions. It is of our utmost concern that materials used be of great integrity. Instead of fake stone, real stone should be considered. Many of the new buildings on the street use metal siding which is not of quality to last and already shows signs of aging.
There are some concerns which fall outside of the guidelines. Community input also includes requests for Emerald Engineering and Construction’s commitment to elements that would reduce the development’s ecological footprint, improve the appearance of the development, and promote local employment and business. These are as follows:
• Greenroof
• Use of salvaged materials
• 1% for art to be associated with the project
• Locate a non-profit art studio in one of the retail spaces
• A commitment to leasing to only locally owned businesses
• Local minority firms and individuals hired for the construction phase
As said at the beginning of this memo, we look forward to new development on Alberta and see it as an important part of continuing to develop a future for our communities. We would like to suggest an additional meeting to discuss how these concerns can be integrated into the project.
Sincerely,
Vernon and Concordia Neighborhood Associations, Ad-hoc Land Use
CC: Justin Fallon Dollard, planner
gd
Saj Jivanjee, AIA
9055 SW Beaverton-Hillsdale Hwy.
Portland, OR. 97225
Dear Mr. Jivanjee,
We at the Vernon and Concordia Neighborhood Associations have received a copy of the Design Review Application for the proposed development at NE 20th and Alberta. We have formed an ad-hoc committee in order to facilitate neighbor and community concerns regarding the proposal. The following memo is a summation of comments generated in over three months of meetings and in two community workshops held on September 21 and 23 in which community members and residents were asked to outline concerns and desires for development along Alberta Street. We have grouped the comments into the Community Design Guideline format for you to most easily incorporate into your proposal.
It is important to note that we believe infill along Alberta Street is an appropriate goal and we are not opposed to more density along these arterial streets.
The primary concern expressed by a majority of workshop participants is the overall scale of this development, particularly the height. In Zoning Code Section 33.140.030, the characteristics of the Central Employment (Ex) zone are described as:
‘The intent of the zone is to allow industrial and commercial uses which need a central location. Residential uses are allowed, but are not intended to predominate or set development standards. The development standards are intended to allow new development which is similar in character to existing development.‘
The final sentence, “The development standards are intended to allow new development which is similar in character to existing development.”, raises even more concerns from the neighborhood about the development and height of the proposal. There are no developments along Alberta, or the adjacent communities, that are of similar height or character of the proposed development. The height of the adjacent commercial spaces and homes range from 15’-30’. There are a couple of existing and recently developed multi-story buildings within a few blocks. Given the 3:1 FAR, adjustments to the massing of the proposal can achieve a lower height without losing the desired density of the development. This would be closer to the existing development character.
We would like to see a 3-story building on this site and believe that this is what will best compliment our neighborhood’s character. Because this will likely be the largest building within several blocks, it is even more vital that the design and materials are given even more consideration then they might a project of smaller design or impact.
The proposed development is primarily residential with a few commercial spaces on Alberta. The language of the zoning code suggests that the zone is intended to create centrally located employment opportunities encouraging mixed-use with wider height and FAR allowances. With only three ground floor retail type spaces proposed, we feel this development does not meet the standards set forth by the zoning code and does not provide enough of a mixed-use allowing for more jobs at this location.
P1 Community Plan Area Character: Enhance the sense of place and identity by incorporating site and building design features that respond to the area’s desired characteristics and traditions.
Albina Plan Community Guidelines
Guideline 3: Incorporate landscaping as an integral element of design. Use landscaping to enhance the urban environment and to make good transitions to adjacent and nearby natural areas. Use landscape materials which provide shape, soften edges, create screens, provide habitat and add life and color to the environment.
Stormwater management should be considered as a response to this guideline such as a bio-swale or storm filtration planter. The community voiced concerns about the impact this development would have on stormwater management.
Guideline 6: Use building placement, orientation, and landscaping to create a safe environment for pedestrians, bicyclists and those arriving to the site by car.
Neighbors expressed concern about the status of the open courtyard. It seemed to be open to the public, but not visible from the street which caused security concerns.
Pedestrian Emphasis Guidelines
E1 The Pedestrian Network: Create an efficient, pleasant, and safe network of sidewalks and paths for pedestrians that link destination points and nearby residential areas while visually and physically buffering pedestrians from vehicle areas.
The plans suggest an 8’ wide sidewalk. Alberta Street has a ‘Neighborhood Collector’ pedestrian classification which calls for a 12’ wide sidewalk standard. 12’ would be more friendly and safe.
E2 Stopping Places: New large-scale projects should provide comfortable places along pedestrian circulation routes where people may stop, visit, meet and rest.
A 12’ wide sidewalk will help create areas for pedestrians to stop and rest. We would also like to see the proposed courtyard as an opportunity to function as a place to ‘stop, visit, meet and rest.’ We feel it important that this courtyard be included as part of, and not excluded from, the pedestrian’s experience along Alberta.
E3 The Sidewalk Level of Buildings: Create a sense of enclosure and visual interest to buildings sidewalks and pedestrian areas by incorporating small scale building design features, creating effective gathering places, and differentiating street façade levels.
There seems to be very little modulation of the ground level retail facades and nowhere for someone to duck in out of the weather or have a seat. The retail spaces could have windows that slide open to the sidewalk and court, increasing the inside/outside connection.
E4 Corners That Build Active Intersections: Create intersections that are active, unified, and have a clear identity through careful scaling details and location of buildings, outdoor areas and entrances.
The ground level corner at NE 20th and Alberta does not appear to address this guideline. There is no corner entrance or even a window. Many buildings in the district have cut away corners which provide both entry and shelter.
Project Design Guidelines
D1 Outdoor Areas: When sites are not fully built on, place buildings to create sizable, usable outdoor areas. Design these areas to be accessible, pleasant, and safe. Connect outdoor areas to the circulation system used by pedestrians.
While there is a large outdoor court, it does not engage the pedestrian system and therefore may not be a safe element. Allowing more or less openness and orientation to the street from the courtyard could help address this guideline better. If there is a large security gate, this might detract from the “front porch” language that is being developed.
D4 Parking Areas and Garages: Integrate parking in a manner that is attractive and complementary to the site and its surroundings.
Locate parking in a manner that minimizes negative impacts on the community and its pedestrians.
There is a lot of concern and comment about the lack of parking in the neighborhood and the impact of so many new residences as a result of this development. During the meeting, there was a request from the neighborhood for the development team to communicate any traffic mitigation planning. We have heard nothing in response to this concern. Ultimately we would like to see at least one on-site parking space for each residence, although we realize the limitations of providing this. The issue of safety as it relates to increased traffic near an elementary school has also been raised.
Design parking garage exteriors to visually respect and integrate with adjacent buildings and the environment.
Little to no detail has been provided on the design of the parking garage entrance. Will there be lights or sirens to warn pedestrians of vehicles exiting the building?
D5 Crime Prevention: Use site design and building orientation to reduce the likelihood of crime through the design and placement of windows, entries, active ground level uses, and outdoor areas.
This issue has been raised in guideline D1. The courtyard as an element that could increase crime is of great concern.
D6 Architectural Integrity: Respect the original character of buildings when making modifications that affect the exterior. Make additions compatible in scale, color, details, material proportion, and character with the existing building.
There is concern about the color of exterior materials being too bland, form being too uniform for such a large development and there not being enough variation of ornamentation or interest in detail. Darker colors tend to show wear and dirt less. Dividing the development into smaller parts, as has been done, is necessary to make the development compatible with the neighborhood.
We would like confirmation on the square footages of the retail areas. There is concern about the two western-most spaces being combined into a large space Many neighbors do not want a national franchise store on the street. which is not wanted on the street. Is there a leasing agent involved in the project who could be contacted?
D7 Blending into the Neighborhood: Reduce the impact of new development on established neighborhoods by incorporating elements of nearby, quality buildings such as building details, massing, proportions, and materials.
As is pointed out in the 4th paragraph of this memo, the community does not believe that a 6-story residential development meets the intended and zoned use of the site. Many comments have been made about the sheer height of the building and ultimately, we would like to see a 3-story building proposed that implements the allowed 3:1. This would allow more light to reach the adjacent residential properties and to better compliment existing development on the street.
The design has been commented on as lacking variation, which may have to do with the proposed cement panels, and lack of modulation in the façade. The large shed roof along NE 20th is designed to reduce the sightline of the 6th story however has no architectural relation to the rest of the design, or any nearby architecture. There are a variety of unrelated architectural styles and elements being used such as the large shed roof, brace between buildings, trellises and arched canopies. It is important to understand that there is distinct storefront character along N Alberta.
The massing of the building whole might step back from the north and west edges.
D8 Interest, Quality and Composition: All parts of a building should be interesting to view, of long lasting quality, and designed to form a cohesive composition.
There is concern about the durability of materials and detailing. The material proposed is a cement panel with stone impressions. It is of our utmost concern that materials used be of great integrity. Instead of fake stone, real stone should be considered. Many of the new buildings on the street use metal siding which is not of quality to last and already shows signs of aging.
There are some concerns which fall outside of the guidelines. Community input also includes requests for Emerald Engineering and Construction’s commitment to elements that would reduce the development’s ecological footprint, improve the appearance of the development, and promote local employment and business. These are as follows:
• Greenroof
• Use of salvaged materials
• 1% for art to be associated with the project
• Locate a non-profit art studio in one of the retail spaces
• A commitment to leasing to only locally owned businesses
• Local minority firms and individuals hired for the construction phase
As said at the beginning of this memo, we look forward to new development on Alberta and see it as an important part of continuing to develop a future for our communities. We would like to suggest an additional meeting to discuss how these concerns can be integrated into the project.
Sincerely,
Vernon and Concordia Neighborhood Associations, Ad-hoc Land Use
CC: Justin Fallon Dollard, planner
gd
posted by Vernon Neighbors at 1:17 PM
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