Gaya Gaya Sushi Final Report

8/22/2019 Gaya Gaya Sushi Final Report

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GAYA GAYA SUSHI SULTIMATEEXPOSURE

PLANNINGMATT BERGGREN, RACHEL COTTON, MADELINE KOVACS, MIKE SELLINGER, LAUR

SITE ANALYSIS & RECOMMENDAT





Table of Contents

Introduction

Historical Context

Site Analysis

Active Transportation

Neighborhood

Land Use

Market Analysis & Site Precedents

Code Analysis

Code Summary & Goose Hollow Design Guidelines

Land Use Review Procedure & Public Involvement P

Comprehensive & District Plans

Alternatives

Preferred Alternative: 5 Year Plan

Preferred Alternative: 30 Year Plan

Site Plan Diagram

Site Cross-Section

Street Cross-Sections

Future West Burnside Changes & Street Precedents

Access Map

Commitment to Sustainable Urbanism

Back to the Future

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“WE SHAPE OUR BUILDINGS;THEREAFTER THEY SHAPE US.”

— Winston Churchill

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GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, ORULTIMATE

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Introduction

Team

MATT BERGGREN

RACHEL COTTON

MADELINE KOVACS

MIKE SELLINGER

LAUREN WIRTIS

Matt is a rst year MURP student at Portland State University were he is stransportation planning. While living in Chicago, he earned a bachelor’s dpublic policy and a GIS certicate from DePaul University. He also workedCongress for the New Urbanism for two years.

Rachel is a research assistant for Greater Portland Pulse, a regional indicect. She has a background in web and database programming. OriginallyBoston, Rachel now lives in Portland, OR, and is pursuing her master’s inregional planning at Portland State University.

Madeline is a cofounder of Project Survival Media, a global youth journalibroadcasting stories of survival and ingenuity in the face of climate changrecently moved from Berkeley, California, to Portland, OR, to study urbanplanning at Portland State University.

Mike grew up in Seattle before heading to the East Coast to earn a bachegree in economics and politics from Brandeis University. He is currently whis master’s in urban and regional planning at Portland State University. PMike worked in the planning department for Seattle Parks and Recreation

A Portland native, Lauren is currently a planning and policy intern at TriMearned a bachelors in planning and environmental studies at the Universgon and is now a rst year MURP at Portland State University.

Vision

Goals

Support the City of Portland’s goal to increase dense, transit-oriented, mixed-use develop-ment in the central city.

Complement efforts by the Foothills League and the City of Portland to enhance the pedes-trian environment of West Burnside.

Provide a space that can successfully and exibly meet both existing and projected futuredemand for services for Goose Hollow residents, businesses, and visitors.

Enhance neighborhood identity and pride by highlighting the unique history of the CivicStadium Area, the Goose Hollow neighborhood and Tanner Creek.

In the heart of Goose Hollow, one of Portland’s most distinctive historic neighborhoods, a lone building andparking lot are begging to be transformed into a dynamic, multi-use development that will enhance neigh-borhood character and activate the site, both on game days at Jeld-Wen Field and off. The neighborhoodsurrounding our site is scheduled to undergo considerable change over the next twenty years. We envisiona site that will complement present uses, and also continue to serve the neighborhood well into the futurewith the arrival of increased density, increased residential capacity, and pedestrian, bike, and streetscapeimprovements on West Burnside.

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GAYA GAYA SUSHI SITE, 1710 WEST BURNSIDE, PORTLAND, OR

Historical Context

A view of the site and stadium from above in 1947. At the time, the site was vacant.

Neighborhood HistoryThe Goose Hollow neighborhood was rst settled in 1845, six years before Portland was incorporated.Daniel Lownsdale, the rst settler, built a tannery near a 50 foot gulch running through the neighborhoodon the present day location of Jeld-Wen Field. The gulch was later named Tanner Creek. Tanner Creek’shistoric path meandered onto the southern edge of the Gaya Gaya Sushi Site before making a u-turnand heading on its way to Couch Lake. Unfortunately, Tanner Creek made a habit of ooding and ruiningbuilding foundations. In response, the gulch was lled in and Tanner Creek was directed into undergroundpipes, where it still ows today.

Site HistoryOur site sits at the intersection of Portland’s two grids. The reason for the existence of two grids is un-

certain. Some say there was a dispute between the Portland founders over aligning the grid to true northversus magnetic north. Others argue the grids simply followed the path of the Willamette river. Whatever the reason, the grids have dened our site, cutting it into an irregular, trapezoidal shape.

Our site has undergone a series of transformations over the past century. As of 1889, the site had not yetbeen developed and Tanner Creek owed through it. By 1909, a two-story residential building occupied our site and by 1924 our site had been turned into a used car lot. We don’t know much about the site over thenext eighty years. Most recently our site was home to Gaya Gaya Sushi and today the site sits vacant.

Historic photo of what the two-story residential building occupying the site in 1910.This map from the Tanner Creek Water Quality Characterization Report shows where the creek originally ran before being di-rected into underground pipes.




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Site AnalysisThe Gaya Gaya Sushi site is located at the intersection of SW 18th Avenue and West Burnside in theGoose Hollow neighborhood of Portland, Oregon. It is an irregular trapezoidal parcel 0.19 acres in size thatsits at the crossroads of several busy streets. A lone building on the site is a recently closed sushi restau-rant, approximately 1500 square feet in size, with a few tables of outdoor seating out front. The restaurantbuilding sits next to a 6200 square foot parking lot. The site is abutted to the north by West Burnside, to thesouth by SW Alder Street, and on the east and west by SW 17th and SW 18th Avenues.

Our site has an irregular, trapezoidal shape. It is dominated by hardscape and impervious surfaces; thereare three trees and a handful of bushes on the parcel at present, but the parking lot is the site’s predomi-nate program at this time, given that the restaurant is closed. Gaya Gaya Sushi is surrounded by a range

of buildings, from two story warehouses to 20 story condo buildings.

Standing at the entrance to Commodore Lounge, on WestBurnside and 17th, we see mostly concrete.

Using Portland Bureau of Planning & Sustainability’s map of building ages, and by calling local business owners, wget a sense of the history of the buildings and uses surrounding the site.

Land use along West Burnside in the vicinity of the site is largely commercial, and nearby housmarily multi-family. Parking in the area is limited. However, the site is within two blocks of the JEeld stop on the red and blue MAX lines, as well as several bus lines.

Pedestrians often walk through the site as a shortcut between Burnside and surrounding streetcrossing. The site slopes down from south to north (dropping a total of 4.8 feet), with the highesthe SE. It is situated along an auto-centric commercial corridor, and its sidewalks are narrow anmaintained. There is no buffer between the sidewalk that runs along Burnside and the street, mharsh pedestrian environment overall. A constant hum of automobiles rushing by is audible on tall times of day.

Looking at the Gaya Gaya Sushi building from SW Alder Street.



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Standing behind Gaya Gaya Sushi, slightly uphill on the corner of SW Alder and 17th.

Looking down on the parking lot from the roof of the Gaya Gaya Sushi building. A view of the Gaya Gaya Sushi building from the parking lot.

Looking north from the site toward West Burnside.




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Public TransitBlue and Red MAX lines run westward Morrison and eastward down SW Yamhstops within a few blocks of the study siimmediate vicinity of Jeld-Wen Field. Thof the site offers potential to tap into botand evening MAX commuters coming frwell as those who choose to take transiWen Field on game days. There are a n

bus stops near our site. The Burnside bdirectly past our site.

BikeThough there are on-street bike lanes rdown NW Everett and SW Alder streetsa bike lane on 14th Ave in the vicinity ofarea, there are several difcult connectibikers directly adjacent to the study siteare primarily the result of 4 lanes of tworunning along Burnside as well as the foSW Alder off of Burnside at SW 19th Avaddition of bike corrals to the study site as an oasis for area cyclists.

Active Transportat

LEGEND

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MAX Stop

Site Outline

Bus Stop



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NeighborhoodThe dark gray area on the map represe5-minute walk from the site. The site stthe Goose Hollow and Alphabet District hoods, potentially drawing customers fras well as the Pearl.

LEGEND

Burnside Corrido

WEST BURNSIDE A neighborhood edge: noisy and ucyclists and pedestrians but also a

corridor drawing auto trafc to the s

MAX TRANSIT MALLThough not currently populated at athe transit mall signies future, targthe neighborhood and attracts daily

THE CIVIC CONDOSProvide a glimpse into potential futuhood character.

JELD-WEN FIELD A neighborhood landmark that attraof fans to the neighborhood on gam

THE TIMBERS FANLADENHas the potential to attract a customincreased foot trafc to the study si

Quarter-mile radi

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Land Use

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Current land use data in the vicinity of thsite are shown at left.

The site is within walking distance of boGoose Hollow and NW District neighborarea in general is predominated by studyoung professionals, mainly renters, whopportunities and amenities of living dowGiven the demographics of both neighbprojected future growth, and the targeteing of our project, a strong case can be the marketability and success of both a pod/bar/coffee shop in the immediate fudestination ofce and retail space as areincreases over time.

Commercial

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Multi-Family Reside

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Open Space

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Market Analysis

PORTLAND GOOSE HOLLOW NW DISTRICT

Median Age 36 31 34

Population Change (2000-10) +10.3% +16.3% +6.4%

Average Household Size 2.28 1.36 1.42

Median Household Income $48,831 $48,376 $52,100

Median Home Price $235,000 $229,450 $390,000

Share of Renters 46% 80% 76%SOURCE: US CENSUS 2010

In doing a brief market analysis of area demographics, a few neighborhood trends stand out.

Site PrecedentsComparable development precedents in Portland include similarly-sized and situated bars with seating and multistory mix-use development on irregularly-shaped lots. Apex and Eat Pizza, boland, come to mind as establishments of a character and quality that might do well in this locatiolarly given our lot’s size, shape, parking lot, as well as our site’s orientation to trafc along West Apex is successful examples of renovating an existing building, re-purposing parking lots for cuseating, and managing to attract outdoor diners and foot trafc at a busy intersection. The Eat Ping, located a few blocks west of our site on West Burnside offers a good precedent and historicbuilding character and design that would be appropriate for the site, particularly given the lot’s sorientation to West Burnside and SW Morrison st reets.

APEX

ADDRESS

1212 SE Division St.Portland, OR

LOT SIZE0.23 acres

BUILDING SIZE4,355 ft2

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GAYA GAYA SUSHI

ADDRESS1710 West Burnside St.Portland, OR

LOT SIZE0.19 acres


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Goose HollowStudents as well as condo-seeking empty nesters bored with suburban life have been moving back to thecentral city in droves. Over the past decade, the area’s population has grown at a much higher rate thanthe city population at large. Eighty percent of residents are renters.

NW DistrictThe NW Districts is the home of many young professionals who value central-city living and amenities.This area boasts higher home prices and incomes on average than the city of Portland at large.

Analysis

This site truly offers ultimate exposure for a business, given the location. Many residents from both neigh-

borhoods pass by our site on a daily basis while walking to MAX and bus stops or biking. We believe thereis enough demand created from this foot and bike trafc to support a restaurant/bar/coffee shop on thesite, as well as a food cart pod at this time

The site is currently listed at over 1.5 t imes the city retail average, asking $32 / ft2. However, there are anumber of developments in the near vicinity of our site with high ground oor retail vacancies. As of therst quarter of 2013, the CBD had a 7% retail vacancy rate, which is above the city average. We worry if we were to prescribe new construction at this time, our retail would sit vacant or would potentially price outa local business and favor more chain development in the area, detracting from neighborhood character.

We also believe there is not enough demand for ofce space in Portland at this time. As of the rst quar -ter of 2013, there was a 10% ofce vacancy rate in the CBD, which is also above the c ity average (NorrisBeggs Simpson, 2013). We do not want to foster more of the same with our project.

In terms of residential development, even a pro-forma is not needed to determine a mixed-use project atthis scale on such a small lot would not pencil out at present in terms of securing nancing and return oninvestment, especially due to a need for underground parking and the parcel’s odd shape.

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EAT PIZZA

ADDRESS2021-2037 SW Morrison St.Portland, OR

LOT SIZE0.15 acres





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Development Standards Gaya Gaya Sushi Site Notes

FAR Minimum 1:1 This is required in the Goose Hollow Design Subdistrict.

FAR Maximum 4:1 The maximum oor-area ratio can be increased through various b

Height Maximum 150 feet

Required Setbacks

17th Avenue 0 feet

18th Avenue 0 feet

Alder Street 0 feet

Burnside Street 10 feet This is to allow for a better pedestrian environment.

Building Coverage No limit However, required setbacks dictate the building size.

Minimum Landscaped Area None

Dwelling Units Required 3 units There is one dwelling unit required for every 2,900 square feet of

Parking Requirements None This is assuming there will be less than 30 residential units.

Ground Floor Window Minimums

Length of Exterior Walls 50%

Total Area of Exterior Walls 25%

Code AnalysisThe Gaya Gaya Sushi Site is zoned Central Commercial with a design overlay. It also falls under theregulations of the Central City Plan District and the Goose Hollow Design Subdistrict. The following tablesummarizes the relevant development standards for the Gaya Gay Sushi Site.



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Goose Hollow Design GuidelinesThe following design guidelines are used as the approval criteria for the design review process.guidelines govern the Goose Hollow Design Subdistrict, in which our site is located. The GooseHollow Design Guidelines build on the Central City Fundamental Design Guidelines, which appthroughout the central city. This list is not exhaustive; rather, it includes the most relevant guidefor the Gaya Gaya Sushi Site.

Strengthen Identity of The Civic Stadium Station Area

Enhance Pedestrian Environment of West Burnside

Emphasize District’s Connections with Historic Tanner Cree

Incorporate Works of Art

Provide Human Scale to Buildings Along Sidewalks

Provide Outdoor Lighting at a Human Scale

Signs and Awnings Should Respect Building's Architecture

Code Summary

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Our site has a minimum oor-area ratio of 1:1 and a maximum of 4:1. The oor-area ratio can be increasedthrough a number of bonuses. The building cannot exceed 150 feet in height. There are setback require-ments for streets on all sides of t he building. On West Burnside, the building must be set back exactly 10feet in order to allow for more sidewalk space. On the remaining three streets, the building must be built upto the street lot line in order to contribute to the street walls on those streets and to make for a better pe-destrian environment. Ground oor windows are required to take up at least 50% of the width of each walland 25% of the area. There are no requirements to provide on-site parking because of the site’s proximityto a MAX station. There is a requirement to build one residential unit for every 2,900 square feet of site. Inour case, that would mean 3 units. However, we plan on applying for an adjustment. Given that the pur -pose of required residential development areas is to “promote new housing in areas suitable and attrac-

tive for housing” (Zoning Code 33.510.230) we have a good case for requesting adjustments from the citysince our site seems neither suitable nor attractive for housing.

The brown shape represents the required size of any building built on our site due to setback requirements.




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Public Involvement ProcessRedevelopment of the Gaya Gaya Site will require a Type III land use review in order to proceed with therst stage of development. The fee for ling the application is 0.03 percent of t he valuation of the develop-ment (with a minimum of $1,200 and a maximum of $5,000). We are also required to arrange a pre-appli-cation conference that will cost us an additional $3,840 in fees.

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Land Use Review ProcedureThe neighborhood group most interested and concerned with development in Goose Hollow is Hollow Foothills League (GHFL). After speaking with a few members of the group, we have idefollowing concerns with development in the Goose Hollow neighborhood that relate to the Gaya

• Do not want too many late-night bars• Want to maintain family quality of the neighborhood• Concerned about transient populations and public safety• Desire for more street life to activate businesses (i.e. restaurants for ofce workers)

Initial drafts of our plan for the site were well-received by those with whom we spoke. Greg WimPlanning Committee Chair, was especially enthusiastic about the prospect of having food carts restaurant in the area. He concurred with us that having the former Gaya Gaya restaurant operdual coffee shop and bar would likely appease worrisome neighborhood residents. Mr. Wimme

timistic that food carts would be successful in creating activity and eyes on the street that wouldthe transient presence as well as potentially mitigate recent issues with drug trafcking nearby. ect manager at Fortis Construction at the corner of SW 17th Avenue and Taylor Street, Mr. Wimechoed the need for people working in the neighborhood to have places to go out for or pick upconrmed a general interest of the business community in supporting the local restaurant indus

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Comprehensive & District Plans

The Burnside/Couch Transportation & Urban Design Plan,adopted by the City Council in December 2002, is a visionand strategy for “humanizing” Burnside from E 14th Ave toW 24th Place. Burnside and Couch were identied as major blight areas within the central city, and the plan strives tomake technical and developmental improvements that willtransform these streets into “people places” that are “safe,comfortable, and exciting.”

The plan outlines both $45 million worth of specic trans-portation and streetscape improvements, and also recom-

mends a market analysis to determine returns given theseinvestments. Upper West Burnside, from NW 16th to NW24th Place, is one of three key development areas identi-ed in the plan. The impacts of this plan have been ana-

lyzed in two subsequent plans, the Burnside Transportationand Urban Design Plan Technical Renements, and theBurnside and Couch Transportation and Urban Design PlanCatalyst Development Study. The closest area of analysis for the Development Study is nowhere near our site. However, the Technical Renements Plan outlines more specic strategies to “humanize Burnside,”including:

• Reduce physical and perceived width of Burnside

• Increase on-street parking by 15%• Support pedestrians and bikes

The Technical Renements plan also includes input from community planning processes and charetteshosted by BPS that resulted in formulation of both the Goose Hollow Station Community Plan and theGoose Hollow Design Guidelines.

BURNSIDE/COUCH TRANSPORTATION & URBAN DESIGN PLAN

Goose Hollow is included in the Western Quadrant Plan for the CentralCity 2035 Plan. The planning process is still underway, but valuable inputfrom the Goose Hollow community continues to be gathered by BPS.Two events in December 2012 yielded insights into community priorities,including:

• Continued attention to preservation of historic buildings and feel,• Need for increased access for bikes and pedestrians,

• Need for neighborhood parks and/or greenspace (Collins Circle wasnamed specically), and

• Desire for the district to become a “more active and vibrant place.”

In turn, the Central City 2035 Plan is inuenced by the global objectivesidentied by Portland in the 2009 Climate Action Plan. Indeed, as pro-

claimed in the Design Central City Discussion Draft “As policy continuesto discourage an automobile- dominated environment within the tran -

sit-rich Central City, a compact, high-density urban environment orga-nized around signature places and transit will take its place.”

CENTRAL CITY 2035 PLAN

Originally called the Goose Hollow Station Community Planning Projectand similarly adopted by the City Council in 1995, this plan further sup-

ports high-density development at light rail stations. Many action itemsoutlined by the community and adopted by the City are already in effect,and have been incorporated into the current zoning code. These include:

• Setbacks of 10 feet along West Burnside to enhance retail and pedes-trian activities

• Conversion of the base zone to Central Commercial• Application of Required Residential Development standards of the

Central City plan, at 15 units/acre (33.510.230), to the “station nodearea” at Civic Station

• Extension of retail opportunity standards (33.510.225) to areas where“ridership & neighborhood services would be enhanced by opportunityfor additional retail as part of new development”

Other salient goals of the plan and the Civic Stadium Community Visioninclude: identifying priority locations for improvements for pedestriancrossings, especially across I-405 and improving pedestrian crossings at 18th and 19th.

GOOSE HOLLOW STATION COMMUNITY PLAN




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Alternatives

Alternative 1

Alternative 1 considers the whole Gaya Gaya site as an open, public plaza. This would allow the site toserve as a gateway, funneling people to and from Jeld-Wen eld across Burnside and creating continuitythrough a corridor of public space extending from the stadium, to Civic Park and the Fireman’s Memorial(both pictured above), to the site. Our team found that while increasing green space in the area is an ap-pealing idea in theory, we do not think it would be the best-use of the site, given long-term planning meantto foster higher-density development in the neighborhood.

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Alternative 2

PROS• Gateway to Jeld-Wen and public space corridor • Complements non-auto transit infrastructure in

city plans•

Supports future plan for high-density, pedestri-

an-oriented development• Complements size of the site

CONS• Funds public land use• Eliminates possibility for future site development• Land-use type adjustment needed•

Costly public demolition and redevelopmentrequired• Exposed, noisy place for park

Alternative 2 envisions building the site to maximum capacity, with an emphasis on residential lrst oor would be used as a gym, convenience store, or frozen yogurt shop. Existing precedenland include The Indigo Building in downtown and The Civic, a 16-story, 261-unit development lwest of the Gaya Gaya site on Burnside (pictured above). While this alternative would support hsity, there is no guarantee there would be enough demand for units at a price point that would band competitive at this time, particularly along such a busy street.

PROS• No adjustment required• Complements plans for future high-density de-

velopment• Supports future population growth• Multiplier effect in demand for services and de-

velopment in the area

CONS• Lack of current demand at a protable• Shape & topography mean difculty fo

loading/unloading• Already a large residential complex in• Building could dwarf present, historica

cant buildings

Public art in Civic Plaza. Portland Fireghters Memorial just west of the site. The Indigo Building in downtown Portland. The Civic, a condo tower two blocks from the site

Public Plaza

LEGEND Reside

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Retail



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Preferred Alternative

Our plan for the Gaya Gaya site revolves around two phases of development, as the Goose Hollow neigh-borhood does not currently contain a high enough density to support a large development on the siteat this time. First, in the immediate future, we envision food carts coupled with a bar and/or coffee shopwith extended outdoor seating, possibly with Timbers Army branding in conjunction with the Fanladen onSW Alder & 17th. The Gaya Gaya building will be remodeled, and the parking lot repurposed for outdoor seating with picnic tables and/or benches. Comparable precedents in Portland include similarly sized andsituated bars with outdoor seating such as Lardo and Apex, both in SE Portland. Both are establishmentsof a character and quality that might do well in this location, particularly given the lot’s size, shape, park-ing lot, and orientation to trafc along Burnside. We believe that this plan offers immediate benet to theneighborhood until density and demand in Goose Hollow increases to the degree that new construction isnancially viable and Class A ofce space can be built and leased at market rates on the site. This strategywould retain rents at a price point that would ideally be able to attract and accommodate a local businessthat would serve as an asset to the character of the neighborhood.

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5 Year Plan

Food Carts pod on SE Hawthorne Street in Portland. SOMA StrEAT Food Park in San Francisco, CA.

APEX bar outdoor seating on SE Division Street in Portland.

Bar/Coffee Shop

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Food Carts




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Preferred Alternative

In 30 years, implementation of the Burnside/Couch Transportation and Urban Design Plan should be near -ly or fully completed. In addition, most parcels adjacent to the study site are zoned for high density resi-dential development in the 2035 Central City Plan. The nearby Civic Condominiums, recently constructedat SW 19th and Burnside, offer a sneak peak at the future character of West Burnside in the vicinity of our site. If these plans indeed come to fruition, increased density in the Goose Hollow neighborhood in thefuture will result in a higher demand for space at a higher value. The long term plan for the Gaya Gaya siteprescribes increased density and building to within 10 feet of the lot line on West Burnside, up to a heightof 225 feet with a FAR of 4:1. Given s ize and shape limitations of the site and the fact t hat it sits directly ona very loud and busy street, nancing a marketable, high-density residential project on the site, particular -ly without parking, would presumably prove difcult to impossible. There is a good case for requesting anadjustment from the city to remove the residential zoning requirements on the site, and we are fairly con -dent that such an adjustment would be granted.

Tully’s Site in Tacoma, Washington.Eat Pizza building at SW Morrison and Burnside in Portland.

We envision the Gaya Gaya site 30 years from present as a mixed-use development with destispace above boutique retail. The site will capitalize on a mix of active transportation uses includtransit, bicycling, walking. The site will be developed with attention to the Goose Hollow Design Accordingly, any future development on the site will serve to strengthen the identity of the civic station area, enhance the pedestrian environment of West Burnside, incorporate water featuresprovide human-scale elements along West Burnside, and provide outdoor lighting at a human sEat Pizza building, located a few blocks west of our site on West Burnside, standing since 1911good precedent and historical basis for building character and design that would be appropriate

site, particularly given the Eat Pizza lot’s shape and orientation to West Burnside and SW MorrThe Tully’s site in Tacoma, Washington, also offers a useful precedent for mixed-use developmetriangular site abutting a busy intersection. We chose this site as an inspiration also because ofin echoing the surrounding neighborhood’s historical character.

30 Year Plan

Ofce Space

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Retail



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Site Plan Diagram

LEGEND

Retail / Restaurant

Ofce Space

Tree Canopies

Outdoor Tables

Rooftop Garden

Water Feature

This is a more detailed view of our site rst oor will be primarily retail and restaThe building is built up to the street lot levery street except West Burnside, whea 10 foot setback. Here there will be cafthe restaurants. The entire site will be sby street trees to enhance the pedestriament. On SW 17th Avenue, bulb-outs w

duced to calm trafc.

The southeast corner of the site will alsolobby for the ofce space located on thethird, and fourth oors of the building.

The roof of the site will be a green roof.feature of the roof will be a water featurrors the path of the original Tanner Cree

30 Year Plan




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Site Cross-Section

This is a cross-section of our 30 year pralternative site plan. The section is cut tcenter of our site looking northwest.

The cross-section depicted at left helpsthe design concerns that site topographfor our plan. Because of the 4.8 foot drotion from the southeast to the northeast

our site, the retail/restaurant area of ourhigher ceilings than the rst oor lobby space. The retail/restaurant space is 16whereas the lobby is 11.2 feet tall. The three oors are each 10 feet tall.

Truck delivery access to the retail sectioachieved through a corridor along the reseparated from all ofce ground oor ac

LEGEND

Bike Corral

Café Seating

On-Street Parking

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Street Cross-Sectio

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The map on the left shows the locationsorientations of each of the street sectionfollowing pages.

SW 17th Avenue facing southwest.

SW Alder Street facing southeast.

West Burnside Street facing west.




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Future West Burnside Changes Street Precedents



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Future West Burnside ChangesThe Burnside/Couch Transportation and Urban Design Plan calls for a number of changes to BurnsideStreet in an effort to make it more pedestrian friendly. Of particular interest to our site are the changes out-lined in the Upper West Burnside Technical Renements section of the plan, which provides the blueprintfor Burnside between West 16th Avenue and West 24th Place. Burnside will remain a two-way street in thissegment, but will undergo pedestrian enhancements. All four travel lanes will be reduced from 11 feet to 10feet, allowing the sidewalks to be expanded from 8 feet to 10 feet on both sidesof Burnside. Ornamental street lights and street trees will also be installed.

The complicated intersection of West Burnside, 18th Avenue, 19th Avenue, and Alder Street (one blockwest of our site) will be redesigned to improve pedestrian access. The diagram above from the Burnside/Couch Transportation and Urban Design Plan shows how the new intersection conguration will look. Thenew design will prevent vehicle access from 19th Avenue onto Alder, allowing for easier pedestrian cross-ings of Burnside from both 19th Avenue and Alder Street.

Covered tables catering to standing diners at a foodstall inBerlin, Germany offer a good precedent for strengthening theidentity of the civic station stadium area and enhancing thepedestrian environment along West Burnside.

A small urban plaza lling the corner of a parceBC, offers inspiration for incorporating water f eastreetscape. In our case, a water f eature could the legacy of Tanner Creek along West Burnsid

Street Precedents

Portland’s Ankeny Alley offers a glimpse into a p

term future re-design of 17th Ave. If the street wto trafc, it could provide ample seating for bothon the site and visitors to the adjacent Fanladen

These LED street lights in Sternberg are designed with the

pedestrian in mind. Pedestrian-scale street lighting on WestBurnside will make the street feel safer to walk on at night.

These street trains line Main Street in Greenvill

olina. The addition of street tr ees along West Bprovide shade and will absorb storm water. Thehelp block out views of trafc from our site.

Striped crosswalks like this one found in New York City will

make West Burnside easier to cross, which will make thestreet less of a barrier for pedestrians. This will give users of our site access to amenities north of Burnside.

Access Map




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Legend

Building Outline

Bus Stop

Bike Access

Retail Entrance

Loading Entranc

Truck Access

Ofce Entrance

Bike Corral

Loading Area

Transit access is provided by a bus stopwest of the site, as well as a MAX stop tsouth of the site. Bike corrals situated oStreet provide 40 bicycle parking spacethe retail and ofce uses of the site. Truis provided on SW 17th Avenue throughnated loading zone and entrance to thewalks provide pedestrian access to the

all of the surrounding streets. On-site auparking is not provided due to space limand the availability of alternative modesportation.

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Neighborhood ContextThe City of Portland has gained international recognition for its support of green urban practices. Ulti-mate Exposure is similarly committed to enhancing opportunities for holistic, sustainable living for urbanresidents, taking neighborhood livability considerations into account in our designs. With this project, wewere especially concerned with Portland’s goal to make as many of its neighborhoods as possible into“20-minute neighborhoods,” situating the daily needs of residents within walking distance.

20-minute neighborhoods also successfully maintain a balance of mixed uses, including large and smalldwellings, retail, workspaces, and civic buildings. As the density of the Goose Hollow neighborhood isprojected to increase dramatically over the next 30 years, so too must presence of small stores, grocery

stores, bars and café’s, retail, and ofce spaces. Our decisions to provide small food service and leisurespace in the near-term, and leisure, food, retail, and ofce space in the long-term were guided directly byour desire to meet these human-scale needs.

Thus, Ultimate Exposure envisions the Gaya Gaya site as a catalyst for sustainable redevelpomentthroughout the Goose Hollow Neighborhood. We have a unique opportunity on the Gaya Gaya site to seta precedent that supports pedestrian scale, high-density, environmentally sensitive development, multi-modal transit, and neighborhood identity.

Site ElementsSpecic efforts have been made to enhance sustainability and restore natural systems of the Gaya GayaSushi site.

GREEN ROOFPart-intensive, part-extensive, the green roof on our developmentwill provide a number of benets. First, we envision rooftop seatingwhere, during sunny summer months, employees may enjoy moregreen, leisure space. Second, green roofs contribute greatly to anumber of sustainability goals, such as increasing on-site stormwa-ter management and reducing runoff and urban heat-island effects.

GREEN STORMWATER MANAGEMENTCollecting, treating, and recycling water on-site will allow us toreduce runoff and pollutants entering the stormwater system, andrecharge groundwater resources. We also plan to harvest graywater on site, and recycle for reuse in showers, sinks, and toilets.

HIGHLIGHT LOCAL, NATURAL FEATURESTanner Creek meandered through the south side of the site until itwas directed into deep underground pipes in the late 19th century.We plan to highlight Tanner Creek by including a water-featuremirroring the original path of the creek on the roof of the building.We hope to offer awareness of natural features and inspire greater environmental stewardship in downtown spaces.

INCREASED PERVIOUS SURFACESImpervious surfaces increase polluted runoff to streams and storm-

water system. Pervious surfaces, however, such as sidewalk pavingalong Burnside, our green roof, and planters, will allow more water to return to the ground.

ENHANCED PEDESTRIAN ACCESS ON BURNSIDEThe required ten-foot setback from Burnside avenue dovetails per -fectly with Ultimate Exposure’s desire to provide a covered, outdoor café and sitting area fronting retailers on Burnside. Providing a safe,sheltered, and appealing walking environment for pedestrians willalso encourage use of transit, and bring foot trafc to retailers.

BIKE PARKINGProviding bike parking will ensure that we continue to support activeand multi-modal transit access to the ofces and vendors on our site. Bike parking also supports citywide efforts to reduce carbonemissions, and enhance the qualities that will make Burnside “safe,comfortable, and exciting” place to be.

SUPPORTING SMALL, LOCAL FOOD VENDORSOur short-term plan provides a unique opportunity for local entrepre-neurs in the food-cart and small-dining to bring access to locally-pro-duced and in a presently under-served neighborhood. Our thirty-year plan continues to provide neighborhood opportunities for these

local businesses to move into brick-and-mortar spaces in the bottomretail section of the building.

Back to the Future




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Ultimate Exposure recognizes that every development plan is not only about the site itself, but also thesite’s relationship to both its city and its neighborhood. We, therefore, design at all times with the ev -er-evolving neighborhood character and context in mind. We strive with this plan to create more completestreets, to address neighborhood safety concerns, and to bring daily foot-trafc to an under-used area.

We believe our plan for the Gaya Gaya site serves both present and future neighborhood needs, allowingfor exibility in planning based on a wide range of development scenarios while honoring the unique GooseHollow character and history and supporting the city of Portland’s overarching sustainability goals.

Back to the FutureSpecically, we took to heart the City’s goal (expressed in both the Portland Plan and again in tCity 2035 Plan) to create 20-minute neighborhoods, locating most essential services within a 20walk for all Portland residents. We think that the City’s vision surrounding the central city is a poand we nd it remarkable that through honoring these mixed-use, human-scale development goplan, we have ended up designing a plan for Gaya Gaya Sushi that brings us full-circle, with a sthat looks a lot more like 1910 than it does today in 2013.

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164’

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1 6 5 ’

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1st F l oor Ret ai l / Rest aur ant

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6754 f t 2

1910 2043

Documents

Gaya Gaya Sushi Final Report