The Lan Su Annex Site Plan

Lan Su Annex
200 NW Flanders Street

James DuBois
Brian Gunn
Lisa Harrison
Jeff Shindler
Kate Washington
Table of Contents
Introduction
Our Team / Lan Su Vision / Project Goal
Base Map
Site Analysis
Site History
Opportunities & Constraints
Walkability and Amenities
Solar Orientation / View Corridors / Wind
Transit Access
Existing Conditions
Regulatory Framework
Central City District Plan
Zoning Summary
Precedent Plans
Portland Land Use Review Process
Streetscape Analysis
Proposed Street Conditions
Concepts
Alternative One / Alternative Two
Preferred Alternative
Lan Su Cross Section
Pro Forma
Program
Proposed Transit Access
Design Inspirations
Sustainable Urban &
Envisioning 2030
Sustainable Urbanism
Envisioning 2030
Future Neighborhood Skyline
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2| INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030
LAN SU ANNEX | 200 NW Flanders Street |
James DuBois
James is a Portland native who has spent years
abroad before deciding to return to Oregon
to pursue his education. He received his BS in
Sociology at the University of Oregon. During his
undergraduate career, James focused on world
demographics with an emphasis on migration
factors. James has recently returned home to
Portland and is currently pursuing his Masters of
Urban and Regional Planning degree at Portland
State University with a focus on Transportation
Planning as well as interning at Kaiser Permanente
doing data research.
Brian Gunn
Brian received his BA in Environmental Studies and
Planning from Sonoma State University. During his
undergraduate career, Brian focused on planning
and served as Planning Intern for the City of Santa
Rosa. Currently, Brian is a Master of Urban and
Regional Planning (MURP) student, specializing
in land use, at Portland State University. In this
program, Brian desires to enhance his planning
skills so that he can design communities that are
healthy, equitable, and vibrant.
Lisa Harrison
Lisa is pursuing a Land Use + Urban Design
specialization in the Master of Urban and
Regional Planning program at Portland State. She
earned a bachelors degree in Geography and
in 2009 became a LEED AP. Prior to moving to
Portland, Lisa was the Director of Development &
Marketing at Sustainable Works, an environmental
education non-proft that works directly with the
City of Santa Monica. She is currently working
on a Food Cart Feasibility Study and Historic
Main Street Signage Pilot Project for the City of
Beavertons Economic Development Division.
Jeff Shindler
Jeff Shindler is a candidate in Portland States Masters
of Real Estate Development (MRED) program. He is the
co-founder of LIFT Development LLC and the owner of
Shindler Properties LLC. Jeffs skills include commercial
real estate development, multi-family acquisitions
and management, capital projects and fnancial
modeling. Jeff holds a BA in Psychology from the
University of California, Santa Cruz and is a NAIOP and
the Society of Industrial and Offce Realtors Scholarship
recipient.
Kate Washington
Kate is a candidate in the Master of Urban and
Regional Planning program at Portland State
University. Her interests in that program include land
use and urban design. She earned her BS in sociology
at PSU, minoring in community development.
Kate returns to Portland after a nearly 2 decade,
3-state , 3-college odyssey and hopes to stay as
long as possible. She currently works as an intern
at ECONorthwest and is actively involved with her
neighborhood association on multiple committees.
Lan Su Vision
This project aims to develop a parking lot located in Portlands
historic Old Town Chinatown neighborhood. The zoning on this
lot allows for almost any combination of uses, which allos a
great deal of fexibility in the program. The site also has generous
height and FAR bonuses, providing ample square footage for
said variety of uses and uninterrupted views in all directions.
The most interesting regulation on the site is the Lan Su Design
Overlay, which requires every building within 400 feet of the
Lan Su Garden to respect and emulate its particularl style and
environmental needs. Unfortunately, the neighborhood presents
several social constraints - primarily that Old Town Chinatown
houses Portlands primary concentration of social services. Given
that combination of opportunities and constraints, we envision
a site that primarily houses students, a demographic that is
more likely to accepts the grittiness of the neighborhood. The
site is well-served by multiple bus and MAX lines that connect to
students to most of the Portland metropolitan region. Flanders
will serve as an excellent pedestrian environment between
the Lan Su Garden and the Lan Su Annex. Because the street
does not connect directly to Naito, it can be converted in
ways that do not diminish connectivity any less than it already
is, yet enhance the multi-modal experience of the block. This
environment will be fostered by a corner restaurant and fresh
food grocery and used, not only by residents, but also by several
offces.
We hope to introduce a catalyst to Old Town Chinatown that
can capitalize on the incredibly concentrated amount of transit
and usher greater occupancy to a neighborhood that currently
lacks a strong, permanent population.
GOAL
Introduce more
population and
activity to Old Town
Chinatown through
a mixed-use student
housing and market
rate building that
refects the charm of
the Lan Su Garden
and creates a more
vibrant pedestrian
environment.
SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION
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INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030
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Old Town was the original urban core
of Portland, straddling both sides of W
Burnside, which divides the city north from
south. As a result of its proximity to these
bustling docks, Old Town was home to a
riotous mixture of commerce, business,
and residence.
This area is on the National Register
of Historic Places as the Portland New
Chinatown/Japantown Historic District.
According to the boundaries described
by the NRH, this lot is technically outside
Japantown/Chinatown, which ends at
Everett.
Portlands original Chinatown was 5 to 10
blocks south of the current Chinatown.
The current location, north of Burnside,
is the result of a late 1800s relocation.
After the food of 1894, which destroyed
250 blocks of downtown Portland,
city offcials took the opportunity of
the destroyed downtown to push
Chinese immigrants further north. In a
contemporary effort to commemorate
and strengthen the districts identity, the
Lan Su Classical Chinese Garden opened
in 2000.
Portland had, simulatenously, two
Japantowns, north and south. These
neighborhoods thrived until the Japanese
Internment in 1942. Japantown residents
ran a wide variety of businesses including
hotels, groceries, baths, laundries,
barbershops, tailors, jewelers, doctors,
dentists, newspapers, and a garage. The
north Japantown, located in todays
current Old Town neighborhood, is
commemorated by the Oregon Nikkei
Legacy Center.
After World War II, many old buildings
were torn down to provide parking for
people working in the downtown area. As
a result, a great deal of historic character,
density, and activity, was lost. In the fnal
late 20th century, Portland concentrated
social services in the neighborhood,
driving residential and economic activity
away
Old Town Chinatown has recently
dedicated itself to fnding a way to revive
this historic neighborhood. In order to
have a stronger voice, the neighborhood
and business associations recently joined
as the Old Town Chinatown Community
Association and the City of Portland, in
partnership with the PDC, has offcially
declared its support, pointing out that
one of the frst steps will be to support
and encourage redevelopment of the
many surface parking lots.
1909 1924 1932 1932
Building
Lot
NW Flanders
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SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION |5
2 Mt Hood in the distance
Noise due to proximity to
Union Station and heavy rail
Security issues exist due to
social services and nightlife
Access to Waterfront Park is
diffcult for pedestrians
Transitional housing adjacent
to site location
Currently NW Natl Gas
employee parking lot
9 1 2 3 5
OPPORTUNITIES
Multiple transit connections to site
Site has excellent view corridors
Land cost is low for a downtown site
Good access to cultural amenities
Site is centrally located - close to the CBD, Pearl District
Opportunity to recognize Chinatown history and beneft from
proximity of Lan Su Gardens
Under-amenitized site suggests room for retail growth
Proximity to Willamette River and Tom McCall Waterfront Park
Parking lot site is development ready
Opportunities to access public funding sources:
Eligible at 50% for storefront improvement (PDC)
In Downtown Waterfront URA
NSP Eligible (Neighborhood Stabilization Program - Target Area 1)
Multiple Unit LImited Tax Exemption
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CONSTRAINTS
Site is currently under amenitized with challenging residential use
Access to the Tom McCall Waterfront Park and Willamette River is
diffcult for pedestrians and bicyclists due to Naito Parkway
Security issues exist due to proximity to social services and Old Town
nightlife establishments, presenting challenges to retail and residential
uses
Large amount of existing surface parking in district
Noise due to proximity to Union Station and heavy rail
Neighborhood currently in an identity crisis, not sure what it wants
to be
Development will have to adhere to Lan Su Garden design overlay
and historic district plans
Development will likely need public funding to be viable 8
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Lan Su
Annex
Lan Su
Garden
ODOT
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Tri-Met Buses (4, 8, 16, 35, 44, 77)
MAX Red/Blue Lines
MAX Green/Yellow Lines 1
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Walkability and Amenities
By uploading the address of the
site into WalkScore.com, the site
possesses a walk score of 95 out
of 100, which means the site is
located in close enough proximity
to enough amenities to satisfy
daily errands without a car. The
site is within a ten minute walk from
parks, tourist attractions, postal
service, and fnancial institutions.
A plethora of restaurants and
bars surround the site and provide
many dining options as well as
night life attractions.
Legend
Site
5 Minute Walk
10 Minute Walk
Restaurant
Nightlife
Grocery
Tourism
Park
Education
Gasoline
Post Office
400 Feet
Voodoo Donuts Tom McCall Park
Lan Su Chinese Garden PINTS
Solar Access, View Corridors, Winds
The Lan Su Annex site has nearly complete
solar access during the summer and winter.
The ODOT building to the east of the site casts
minimal shadows during the early morning
hours after sunrise. The sites location just
north of the Lan Su Chinese Garden ensures
that mid-day solar access will remain high for
decades to come.
There is a parking lot on the southwest corner
of NW 3rd Avenue and NW Flanders Street,
which could reduce afternoon solar access if
the parking lot is redeveloped. The Blanchett
House, a non-prot feeding and housing the
homeless population, moved into its new LEED
Platinum building on the northwest corner in
2012. The building has little impact on the
solar access for the site.
The view corridors are spectacular for the site.
With the Lan Su Chinese Garden located one
block south, the site will have stunning views
of downtown Portland to the south beginning
at the second oor. The site is located just
two blocks off Naito Parkway and will have
unobstructed views of Mt Hood to the east
from approximately the third oor and above.
Looking to the west, the site has strong view
corridors, with just a few buildingsto the west
interrupting a sweeping view of the Pearl
District and West Hills beyond. What may
be seen as the least desirable vantage point,
the north side of the site, actually provides a
striking vantage point to observe the comings
and goings at Union Station, multi-family
housing along the river as well as the Steel,
Broadway, and Fremont Bridges.
Downtown Portland to the South Mt Hood to the East
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Summer Solstice
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Winter Solstice
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Summer Solstice
Sunset
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Winter Solstice
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Summer
Midday
Winter
Midday
Lan Su
Annex
ODOT
Lan Su Garden
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Access to the Lan Su Site is excellent, as the
project lies in close proximity to the CBD,
and directly across the Willamette River from
the Portland Convention Center and Eastside
Industrial District. Naito Parkway provides rapid
and convenient access to the business district
along the west side waterfront.
The Lan Su Annex is fortunate to have some of
the best connection to public transit in the city.
The MAX Blue, Red, Green and Yellow lines,
numerous TriMet bus lines and Tom McCall
Waterfront Park can all be accessed within 2-3
blocks from the site. The Broadway Bridge,
Steel Bridge and Burnside Bridge are all within
1/4-mile of the Annex, providing easy bicycle/
vehicle access to Portlands east side.
Heavy rail runs just to the east of the site,
transporting freight from the east side of the
river to the Northwest Industrial district and
points beyond. Amtrak trains run across the
Steel Bridge to Union Station just north of the
site, where riders can catch trains to Seattle,
San Francisco, Spokane and many other cities.
Despite the neighborhoods relative lack of
amenities, it is pedestrian-friendly, featuring
wide sidewalks and low surface street trafc.
Both the Park Blocks and the edge of the
upscale Pearl District are a short 5-minute
walk from the Lan Su site. Waterfront Park, the
Waterfront Park Trail and the Portland Saturday
Market are all a short walk away, although
access to the riverfront remains challenging
due to the limited opportunities to cross Naito
Parkway.
Transit Access
Green/Yellow MAX Line
Union Station in background
Blue/Red MAX Line
Old Town Portland
200 Feet
LEGEND
Flanders Bikeway
Tri-Met Buses (4, 8, 16, 35, 44, 77)
MAX Red/Blue Lines
MAX Green/Yellow Lines
Lan Su
Annex
Lan Su
Garden
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Burnside Bridge
Tom
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Park
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Blanchet
House
Mixed
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NW Flanders St
Existing Conditions
Blanchet House across the street
Ample Street Parking
Site ready for development New sidewalks and bike lane on NW 3rd Avenue
Historical buildings of Old Town
Poor Waterfront Access
The site is located within the River District of the Central City
plan district. Consequently, it has to adhere to the River
District Design Guidelines. More specifcally, the site must
address the B5-2 Guideline (Strengthen the Signifcance of
the Classical Chinese Garden), as it is adjacent to the Lan
Su Garden. Therefore, the site needs to exhibit a street and
development character that aligns with the garden. This
can be done by facing main entrances and courtyards
toward the garden, using similar colors, architectural
features, as well as ornamental decorations.
The Lan Su Annex will address Guideline B5-2 by focusing
on the Lan Su Garden and creating an active street
scene. The development will direct its main frontage and
entrances towards the garden, promote a variety of retail
that will draw people to the area, refect the garden blocks
streetscape, and incorporate a central courtyard. To further
promote the Lan Su Garden, the courtyard could will
include a water feature, seating, decorative features, and
artistic geometries that refect those seen within the gardens
(please see fgures to the right). However, the Lan Su Annex
provides the opportunity to approach these designs in a
more modern and contemporary approach (please see
below fgure).
Central City Plan District (33.510)
Downtown District, River District (Map 510-1)
The B5-2 guideline is to be applied to projects on sites located adjacent to or within 200 feet of the garden and
visible from the garden within 400 feet.
Strengthen the Signifcance of the Classical Chinese Garden
45 RIVER DISTRICT DESIGN GUIDELINES | 2008
Guideline B5-2 may be accomplished by:
3. Orienting primary building masses away from the garden.
The massing of Park Place Condominiums steps away from Jamison Square, allowing light
and air to lter into the open space.
Guideline B5-2 may be accomplished by:
4. Reecting an Asian-inuenced level of articulation and architectural
texture and detail in new development surrounding the Classical
Chinese Garden.

The Classical Chinese Garden features many layers of design to draw from. A paving detail
(top left) shows an intricate assembly of stone pieces to create a beautiful complex walk-
ing surface. The gardens surrounding walls feature leak windows (top right), allowing air
and light into the space, as well as providing a delicate lens from which to view the garden.
Pacic Tower (bottom left) and Old Town Lofts (bottom right) each feature Asian-inspired
details in the ground level of their buildings.
B5-2 STRENGTHEN THE SIGNIFICANCE OF THE CLASSICAL CHINESE GARDEN
A courtyard could refect the gardens Chinese architecture but with
a more contemporary approach. Such a courtyard, could provide
seating, have a water feature, and would serve as an amenity to
Chinatown residents, employees, and shoppers.
Lan Su Garden Window Lan Su Decorative Feature Lan Su Doorway
Zoning Summary
Base Zoning
CX-d: Central Commercial (33.130.020) with a Design Overlay (33.420)
The Central Commercial (CX) zone is intended to provide for commercial development
within Portlands most urban and intense areas. A broad range of uses is allowed to
refect Portlands role as a commercial, cultural and governmental center. Development
is intended to be very intense with high building coverage, large buildings, and buildings
placed close together. Development is intended to be pedestrian-oriented with a strong
emphasis on a safe and attractive streetscape.
District Plans
Central City Plan District (33.510), River District Subdistrict (Map 510-1)
The River District Urban Renewal Area focuses on the creation of a high density urban
residential neighborhood with a mix of multi-family housing, major offce facilities, regional
attractions, retail businesses, parks and open space. The development of a diverse and
affordable inventory of housing, support for the creation of a self-suffcient neighborhood,
linkages with adjacent neighborhoods and the Willamette River, and the balance of new
development with existing structures are among the key objectives.
FAR Bonus Options*
*Increases in FAR, whether by transfers of foor area or bonus area option, of more than 3:1 are prohibited (33.510.200)
Base and District Zoning Restrictions
Development Standard CX-d Zone Central City Plan District
Floor-to-Area Ratio (FAR) 4:1 6:1
Maximum Building Height 75 feet 350 feet
Required Setbacks None None
Garage Entrance Setback 5/18 feet No Additional Requirement
Maximum Building Coverage Area No Limit No Limit
Maximum Building Setbacks/Transit Street or Pedestrian District None/10 feet No Additional Requirement
Building Coverage No Limit No Limit
Minimum Landscaped Area None None
Ground Floor Window Standards Yes Yes
Pedestrian Requirements Yes No Additional Requirement
Option
Available Bonus FAR
(per SF of option) Notes
Residential Bonus Option 1:1 Up to 50% of bonus area may be used for non-residential uses.
Day Care Bonus Option 3:1 Day care use required for life of building.
Retail Use Option 1:1 Floor area equal to 1/2 the site area must be committed to
retail use.
Rooftop Gardens Option 1:1 Garden must cover at least 50% of roof area of building and 30% of garden must
contain plants.
Percent For Art Bonus
Option
0.1% site area: 0.1% of
threshold value
Projects that commit more than 1% of their threshold value to public art earn
additional foor area equal to 0.1 of the site area for each additional 0.1 of the
project value spent. Bonus caps at 2x site area.
Water Features and
Fountains Bonus Option
0.1% site area: 0.1% of
threshold value
Projects that commit more than 1% of their threshold value to water features
or fountains earn additional foor area equal to 0.1 of the site area for each
additional 0.1 of the project value spent. Bonus caps at 0.5X stire area.
Locker Room Bonus Option 40:1 Locker room facility must include showers, a dressing area and lockers, and be
available to all tenants.
Eco-Roof Bonus Option 1:1 (10-30%)
2:1 (30-60%)
3:1 (>60%)
Bonus is dependent on amount of building footprint area covered by eco-roof.
Square footage counted toward rooftop gardens must remain separate from
eco-roof bonus square footage.
Middle-Income Housing
Bonus Option
3:1 Rental units must remain affordable to those earning less than 150% of area MFI
for 60 years after occupancy permit is issued.
Bicycle locker rooms reduce parking needs Eco-roofs allow for additional FAR over base
These plans worked to create a vibrant
twenty-four hour district by increasing
mixed use development, retail, arts,
and entertainment. As well as placing
an emphasis on the mixture of housing
affordability and identifying opportunity
sites.
The development strategy reaffrmed
priorities established within the
development plans (1997-2008), which
include mixed use development, increasing
retail, arts and entertainment.
The Comprehensive Plan (adopted in 1980)
is currently undergoing a thorough update;
the Central City Plan is integrated within this
plan and is therefore also being updated.
The site is located within the West
Quadrant of the Central City District; its
plan is estimated to be complete by the
end of 2014. The scoping process has
demonstrated that Old Town/ Chinatown
citizens desire higher densities, more retail,
art, and entertainment.
These were adopted to preserve and
enhance Old Town and Chinatowns
architectural history. Specifc guidelines
impacting this site are addressed on the
Existing Plan and Overlay page.
River District Design
Guidelines
1996
Old Town & Chinatown Vision &
Development Plans
1997-2008
North Old Town/Chinatown
Development Strategy
2008
Comprehensive Plan
Update
2012- 2014
Central City 2035 Plan
Update
2014-2015
Downtown Plan
1972
Downtown Waterfront URA
Plan
1974
Chinatown Development
Plan
1983
Central City
Plan
1988
River District
Plan
1995
This plan made a recommitment to a vital
Downtown by improving transit, developing
Waterfront Park, and placing an emphasis
on individual districts and identity; however,
there was not much information on
Chinatown.
The Site is located in the Downtown
Waterfront Urban Renewal Area. The
Portland Development Commission (PDC)
adopted this URA in 1974, The ultimate
goal of this plan is remove blight and
deterioration, utilizing tax-increment
fnancing (TIF). Despite being adopted,
Old Town and Chinatown are in need
of redevelopment, as well as new
development.
This plan requested the City to offcially
recognize, endorse and designate the
Chinatown blocks. As well as outline public
and private investments to complement
historical and Chinese character, and
devise design guidelines.
The Central City Plan, in addition of
focusing on the entire downtown,
discussed Chinatown. Some goals include
preserving and enhancing the districts
architecture and international heritage,
focusing development along transit, and
maintaining social services while supporting
business activities and development
opportunities.
The River District Plan was an update to the
Central City Plan. It emphasized residential
growth, formally recognized Chinatown,
and advanced the Chinese Garden
proposal.
Precedent Plans
Public Notice
Day 42 Day 14 Day 1
{
{
Applicant
City of Portland
State law requires a decison
within 120 days from receipt
of complete application
If not, applicant has
180 days to complete
Comments are considered;
analysis of proposal is made,
based on approval criteria
Submit Application for
Planned Development
Review Application for
Completeness
Notice of Decision
Appeal
Day 56
Decision may be
appealed and a public
hearing will be scheduled
If Complete, Notice of Proposal is mailed
to public agencies and property owners
Pre-application conference
is valid for one year
Final Decision
Optional
Pre-application
Conference
Portland Land Use Review Process
Portlands Land Use Review Process to make surehe
sites development as painless as possible. The
Bureau of Development Services (BDS) presides over
the review process for all proposed developments in
Portland. Oregon state law requres a fnal decision of
the development proposal within 120 days of receipt
of a complete application. Once a the completed
application is received, notice of the proposal is
mailed to public agencies and property owners within
150 feet of the development and to recognized
organizations within 400 feet. Prior to the decision,
public comments are considered and an analysis
of the proposal is made based on the approval
criteria. The decision is made and mailed within 28
days after the notice of the proposal is mailed. The
decision may be appealed and a public hearing
will be scheduled before the appropriate appeal
body. The Hearing Offcer may make a decision at
the time of the hearing or make a decision within
17 days. The decision of the review body is fnal and
cannot be appealed to the City Council. Any further
appeal is to the State Land Use Board of Appeals
(LUBA). The design review is used to ensure the
conservation, enhancement and continued vitality
of the identifed scenic, architectural, and cultural
values of each design district or area to promote
quality development near transit facilities. The design
review is required for certain development proposals
for development located within the Design Overlay
Zone. The Design Overlay Zone is shown on the
Offcial Zoning Maps with the letter D map symbol.
For some proposals, the applicant may choose to
meet the development standards of chapter 33.218,
Community Design Standards, instead of going
through the Design Review Process set out in chapter
33.825, Design Review.
56 N
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Sidewalk
Tree
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Sidewalk
Proposed Street Conditions
This map demonstrates the locations of street
cross sections
100 Feet
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NW Glisan
Per Guideline (B5-2) of the River District Design Guidelines,
the sites street and development character need to align
with the Lan Su Garden. This can be done by planting
similar street trees, installing vegetated strips, and using
texturized concrete for the sidewalk.
Ensure an active ground foor by placing
appropriate retail at the sites key
locations, such as the corner of NW 3rd
Ave. and NW Flanders.
9 12 8 10.5 4.5
N S
Sidewalk Sidewalk
Tree
Space
Parking
44
7.5 7 11
66
W E
8 4.5 4.5 2 11 10.5
Parking
Tree
Space
Tree
Space
Sidewalk Sidewalk Bike Lane
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8.5 8 11 8 10.5
W E
11 4.5 4.5
66
Sidewalk
Tree
Space
Parking Parking
Tree
Space
Sidewalk
To improve bike access to Tom
McCall Waterfront Park, as well as
increase bike traffc in this area, install
separated bike lanes. To improve
aesthetics, install a planter median or
boxes and utilize greenery.
Create wide sidewalks around the entire site,
which will provide a more pedestrian friendly
environment and a variety of retail uses.
Alternative One
Affordable Housing with Ground Floor Retail
Development Program
Two 15-story towers with ground foor retail, connected by a mixed-use retail building and a common
green facing the Lan Su Chinese garden. One foor of below-grade parking, 120 spaces.
Pros:
Provides needed affordable housing close to public transit and CBD
Psychographic challenges of the district have a less detrimental effect on this asset type
Public funding and tax credits make this development program the easiest to fnance
Parking requirements are low for this type of development
Cons:
Development maintains status quo rather than elevating the district
Lack of true mixed-use presents challenges for daytime retail
Alternative Two
Chinese Immersion School with Student Housing and Retail
Development Program
One six-story wood frame-on-concrete-podium tower containing ground foor retail below student housing,
adjoining an L-shaped, three-story wood frame-on concrete podium building containing classrooms and
administrative offces. A Chinese garden fronts the development and faces the Lan Su Chinese garden to the south.
Pros:
Chinese immersion school enhances cultural strengths of the district
Potential EB-5 funding for the school project as multiple jobs would be created
Adds to the growing number of educational institutions in Portlands northwest quadrant
Brings more residents to into Old Town/Chinatown
Cons:
Development would be the smallest of the alternatives, failing to maximize the available height and FAR
offered on the site
Establishment of new school poses development risk, market for this use is unknown
Lease-up for residential likely to be slow as school becomes established, vacancy may be higher than
normal
Third and Cedar, Seattle Grays Landing, Portland
The Ramona Apartments, Portland
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Mixed-
Use/
Retail
University of Washington West Campus
Arthouse, Portland
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School/
Administration
Courtyard
Student and Market Rate Housing
with Creative Offce and Retail
Development Program
One L-Shaped 15-story residential building combining student and
market-rate housing over ground foor retail. Connecting three-
story retail and creative offce building on the southwest corner of
the site. Chinese courtyard connects to Lan Su Chinese Garden
across the street. One level of below-below grade parking, 120
spaces.
Pros:
Proximity to educational institutions
Excellent access to transit, including four MAX lines,
multiple bus lines and Union Station
Density of student housing allows for market rate rents in
non-premium neighborhoods
View corridors provide key amenity on higher foors
Integrating offce, retail and residential creates a true
mixed-use building and maximizes parking effciencies
and retail usage
Planned skate park near Steel Bridge will be an
additional amenity for students
Cons:
Market rate housing a challenge due to limited rents in
Old Town/Chinatown
Social services nearby present security issues and
challenges for retail
Access to Waterfront is disjointed for offce and
residential users
Foot traffc in district is limited for retail
Residential Tower
250 student housing units on lower foors, 100
market rate units on upper foors
Ground foor retail provides needed amenities for
residential and offce units
Mixed Creative Offce and Retail
11,700 SF of creative offce space provides true
mixed-use to the development, activating retail
during the weekday daytime hours. Bicycle
parking and locker room with showers is a key
amenity. Excellent access to transit allows the Lan
Su Annex to offer low parking/unit ratio of 0.25.
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Preferred Alternative
NW 3rd St.
Use Types
Residential
Offce
Retail
Lan Su Annex Cross Section
This cross section of the Lan Su Annex views the development from the Lan Su Gardens, looking north across NW
Flanders Street to the retail frontage and center courtyard. From this vantage point, the impact of the street
improvements and courtyard are evident. The Chinese accents in the courtyard strengthen the identity of the
district while providing a unique environment for the Annexs retail.
NW 2nd St. Courtyard
2
0
0
170
Active Public Space Courtyard-facing Retail
Site Cross Section
C
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Project Costs Unit Cost Total
Land Cost $4,000,000
Hard Costs $76,394,680
Building Costs $76,294,680
Assumed Cost/SF $220 220
Building Cost based on SF 333,280 $72,661,600
Assumed Cost Per Unit $207,604 $207,604
Construction Contingency 5%
Construction Cost $76,294,680
Site Improvements $100,000
Remaining Site Demolition $5,000
Environmental Mitigation $0
Soft Costs $10,582,626
Consulatant Fees 6.00% $4,583,680
Architecture Inc.
Structural and Civil Engineering Inc.
Geotechnical Consultant Inc.
Surveying Inc.
Mechanical and Plumbing Design Inc.
Electrical Engineering Inc.
LEED Consultant Inc.
Environmental Consultant (Includes Phase I and II) Inc.
Legal Fees 1 of Total% $763,946
SDCs/Permitting $15K/Unit $5,235,626
Total Land + Soft Costs $14,582,626
LEED Construction Premium 2% of Total $1,527,893
Incentive Programs
METRO TOD Grant $500,000
Total Incentives $500,000
Subtotal Cost $93,005,199
Developer Fee 5% $4,650,260
Total Cost $97,655,458.95
Project Income Summary
Retail Income Summary 12,000 SF
Total Leasable Area
Retail Rent/SF/Yr. $21.00
Retail Annualized Income $252,000
Offce Income Summary
Total Leasable Area 11,706 SF
Offce Rent SF/Yr. $21.00
Offce Annualized Income $245,826.00
Residential Income Summary
Number of Units 350
Average Rent/Unit $1,650
Total Leasable Area 230,000 SF
Average Residential Rent/SF/Mo. $2.50
Residential Annualized Income $6,900,000
Vacancy/Credit Loss 3.0%
Annual Rent Growth 3.0%
Projected Incomes
Stabilized EGI (Year 3) $8,063,804
Sabilized NOI (Year 3) $6,062,853
Property Value at Stabilization (6% Cap. Rate) $101,047,550
University Pointe, Portland Cornish Campus High Rise, Seattle
RESIDENTIAL 230,000 gsf
RETAIL 12,000 gsf
OFFICE 11,700 gsf
15 STORIES
HARD COSTS $69,463,800
SOFT COSTS $11,691,360
INCENTIVES $500,000
DEVELOPER FEE $4,282,758
TOTAL COST $89,937,918
PARKING
CARS
BIKES
120
160
DOWNTOWN and
WEST HILLS VIEWS
= 37% OF UNITS
MT ST HELENS and
MT HOOD VIEWS
= 37% OF UNITS
F
A
R
8.2:1
NOI
6.0%
PROJECT VALUE
$95,995,175
TOTAL STABILIZED INCOME $7,679,614
STABILIZED NOI $5,759,701
[
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3
]
OFFICE
$245,826
RESIDENTIAL
$6,900,000
RETAIL
$252,000
ANNUAL INCOME
OFFICE
RETAIL
90%
HOUSING
MARKET RATE
HOUSING
STUDENT
HOUSING 60%
40%
5%
5%
Pro Forma
NW Glisan St
Residential
Common
Green
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A
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NW Flanders St
N
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2
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A
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Lan Su
Chinese Garden
ODOT
NWEA
Blanchet House
of Hospitality
MAX Line
MAX Line
NW Glisan St
Union Station MAX Stop 600
The map to the right shows the predicted
circulation of traffc of the Lan Su Annex.
Pedestrian, bicycle, and automobile
infrastructure will all be key features to the
mobility around the site.
The bulk of the vicinitys incoming
automobile traffc will arrive southbound
from NW 3rd Avenue. This is the largest
Traffc Access Street in the sites vicinity; it is
also equipped with a bicycle lane, which
will provide greater bicycle traffc than
most streets.
Additional automobile traffc will arrive
northbound from NW 2nd Avenue. This
one way street will receive much of its
traffc from Old Town. Accessing the
developments parking garage, as well as
the loading docks on NW Glisan, will be key
contributors to traffc on NW 2nd Avenue as
well.
NW Flanders Street will provide signifcant
bicycle traffc because it is classifed as a
City Bikeway. Abundant bicycle parking
on site will also attract people to arrive by
bicycle.
A large amount of pedestrian traffc will
circulate the site, most likely arriving from
the south on NW 2nd Avenue and NW 3rd
Avenue. The sites location directly north
of the Lan Su Chinese Garden draws a lot
of pedestrian activity. The inclusion of a
street level public courtyard located inside
the common green area will be a large
attraction to pedestrians visiting the area.
Proposed Transportation Access
Legend
Automobile Traffc
Bicycle Traffc
Pedestrian Traffc
Retail Frontage
Loading Dock
Bicycle Parking
Parking Garage Entrance
Pedestrian Entrance
One Way Traffc
MAX Line
100 Feet
Terraces in the Lan Su Annex will overlook the Lan Su Garden with views to the north, south,
east, and west.
Courtyards in the Pearl District address safety concerns by closing off courtyards, either
through gates or by moving them inside the buildings walls. The courtyard in the Lan Su
Annex will need to embrace the Lan Su Gardens architectural elements and provide an
off-the-steet place for the corner restaurant and local residents.
Student housing in Downtown Portland
capitalizes on abundant transit and
excellent views. Student housing in the Lan
Su Annex will overlook views to the norh
and west.
A corner restaurant will activate the intersection at NW Flanders and NW 3rd, creating
a destination for visitors and spilling activity out into the pedestrian environment of NW
Flanders between the Lan Su Annex and the Lan Su Garden.
Design Inspirations
Cities are where we want
to be. As Aristotle said,
While coming into being
for the sake of living,
the city exists for the sake
of living well.
The promise to raise our
lives above the mere
existence to the plane
of living well is the siren
call of cities through the
ages, and explains why
cities have attracted an
ever larger share of the
worlds population over
the course of history. If
present trends continue,
more than two-thirds of us
will choose to live in cities
by centurys end.
Alexandros Washburn
Sustainable Urbanism
Sustainable urban design principles are
at the heart of Urban and Ecology (UAE)
Consulting. We recognize that the twenty-
frst century urban design agenda differs
from past eras in that everything we must
accomplish must be achieved against a
backdrop of climate change, resiliency,
while simultaneously improving the quality
of life in the city.
The technical solutions we employ would
be wasted if they failed to improve public
life, which we equate to improving public
space.
Dense, mixed-use developments promote
complete communities and we believe
the Lan Su Annex will serve as a catalyst
for future successful developments in
this overlooked section of NW Portland.
Proximity to four MAX lightrail lines, multiple
bus lines, and Union Station gives this
development the backbone of a true
transit-oriented development. Historic
preservation of both Old Town and
Chinatown, along with public art will
deepen the sense of place and celebrate
the rich history of Portlands northern
waterfront blocks.
Lan Su Annex is a part of a LEED-ND Gold
project that will implement three big
themes: smart location and linkage, create
a neighborhood pattern and design,
and employing green infrastructure and
building(s).
The Lan Su Annex is a compact infll
development the will create an open and
connected community with walkable
streets. This project is strategically located
in an area of the city that has reduced
automobile dependence due to the robust
existing transit facilities nearby as well as
direct connections to Portlands bicycle
network.
LEED-ND credits will be earned through
Certifed Green Building design and
implementation including the recycled-
content infrastructure, on-site renewable
energy and energy effcient systems, on-site
stormwater and wastewater management
and reduced parking footprint while
offering safe and secure bicycle parking
for every unit. UAE Consulting understands
that increasing residential density will
reduce energy use and carbon emissions
for the development. Lan Su Annexs full
mixed-use of retail, offce, and residential
building will maximize the sites solar
orientation with large windows to maximize
access to natural daylighting.
Green roofs, a living wall, native garden
courtyard will not only address stormwater
management requirements and provide
valuable amenities to the residents and
public, but will also reduce the heat island
effect.
Exterior lighting designed specifcally for
the site and neighborhood aesthetic will
enhance safety without increasing light
pollution.
Energy effcient lighting and appliances,
as well as low-fow water fxtures will
lower building utilities. Energy effciency
techology, such as Nest Thermostats, will be
installed in each unit to provide feedback
and control for each tenants energy
consumption with the goal of increasing
the buildings energy effciency through
tenant behavior modifcation.
Accent Living Wall
Green roof
Rooftop urban garden
UAE imagines a new neighborhood in
downtown Portland that embraces all
ages. We see our development creating a
hub for students and unattached people
for several years, due to the co-housing
and small apartment sizes.
The City of Portland plans to build a world-
class skate park under the Steel Bridge
clover leaf exit ramps, adjacent to the
Waterfront Park and our site. Proximity
to this skatepark will help activate the
storefronts of Lan Su Annex on NW 2nd
Avenue, with shops and services catering to
students and young adults.
Maybe in the next decade, the cohousing
trend will catch on with non-students
and this building will convert to complete
market rate housing, offering an option for
people who want to lower their carbon
footprint, live in smaller units and share
facilities. Portland could be the perfect
incubator for this lifestyle choice in the the
Pacifc Northwest.
UAE is creating a lush, courtyard that
opens onto NW Flanders that extends
and blends with the Lan Su Garden while
simultaneously creating a great pedestrian
street with a cafe and small retail shops
to serve residents and visitors. Future
developments will create opportunities
to pause, linger and fnd peace in green
oases throughout the neighborhood, from
the street level to the rooftops.
We envision NW Flanders will be reclaimed
to the human scale, with a pedestrian
and bicycle only plaza street from Naito
Parkway to NW 3rd Street. The NW Flanders
bikeway will be enhanced to improve the
connection between Waterfront Park, the
North Park Blocks and the Pearl District
further west.
Envisioning 2030
World-class skate park at Waterfront Park
Opportunities to meet and enjoy urban spaces
Garden corridors create pedestrian oases
Pocket shops can create gathering spaces
Wider sidewalks a single shared travel lane
Complete streets create safe travel for all
modes of transportation
Stormwater management and improved
pedestrian experience
Future Neighborhood Skyline

The Lan Su Annex Site Plan

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Lan Su Annex

200 NW Flanders Street

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