Albina Fuel Site: Redevelopment
Urban Crossroads Approved by Design CommissionRedevelopment of the former Albina Fuel Co. property gained approval of the Portland Design Review Commission this month. It has been a long process (beginning in the summer of '00) from zone changes to final design approval. (See complete history).
Urban Crossroads was among the single largest projects ever to be reviewed by the Design Commission---five sessions were required before the Commission would sign off on plans for this critical site. The development team was working within a very narrow "development envelope" based on terms from the zone change that required the minimum number of housing units also be the maximum.
The Commission recognized the "gateway" nature of this site---leading to at least three neighborhoods. The "rotunda" at NE Broadway and 33rd is intended to mark this important intersection.
Development is divided into three phases, with phases one and two expected to follow in quick succession. The third phase must return for design review in the future.
Phase One contains five buildings between Broadway and Weidler. This phase has 40,000 sf of commercial, 168 residential units, 90 commercial parking spaces accessed off Broadway and 210 residential parking space--structured below and accessed off NE 32nd. Both NE Weidler and Halsey are continued into the site to give access to smaller commercial spaces and to live/work units.
Phase Two features 151 live/work and conventional residential units and 45,000 sf of commercial.
The southern portion of the five-acre site is landscaped and was designed to support the Sullivan's Gulch Trail. Access to the future Trail is provided by a path leading down from the intersection of NE Broadway and 33rd.
BACKGROUND
Since 2000 the owners of Albina Fuel Co. have been moving their business away from the present NE Broadway and 33rd location. Sullivan’s Gulch Neighborhood Association and its Land Use Committee have been actively involved since that time.
Our activity has had two phases. The first was the rezoning of the property, the second, a conceptual study of the site and the area around it. Both of these actions will influence how we proceed. For a full history please see below.
The zone change in 2003 set the use for the site--storefront commercial along Broadway and Central Residential on the remainder of the property. City Council attached specific conditions which are listed below. One of those conditions was that Design Review would be applied to the entire site and that this review would be of the type III level---meaning that the review would go before the Design Commission and if appealed, to City Council. It is for the design review that the developers are applying at this stage.
Traffic capacity was determined to be adequate. This process will be about how these uses are laid out, massed, and integrated on the site and how the project relates to the surrounding area. The team has been reminded that this is a very important project, that it serves as a gateway to several neighborhoods and will be a landmark along I-84.
In addition, In the fall of 2003 the neighborhoods of Sullivan's Gulch, Irvington, Grant Park, Laurelhurst and Kerns participated in a state grant during which the firm of Crandall/Arambula worked with the neighborhoods to explore the potential of this site and the area around it. Each of these neighborhoods has accepted this planning (with individual provisos) as a conceptual document. The Albina design team has this report and we expect that key points will be addressed in the course of the evening.
After we have learned more about the proposal and the city’s approval process we will be working the issues in the land use committee with direction from the SGNA Board. These meetings are open. We want broad participation from the neighborhood and will post notices in the e-newsletter and on this site. Meanwhile you may contact land use chair, Lynne Coward for information or comments.
RELEVANT HISTORY
URBAN CROSSROADS APPROVED BY
DESIGN COMMISSIONRedevelopment of the former Albina Fuel Co. property gained approval of the Portland Design Review Commission in February, 2007. It has been a long process (beginning in the summer of '00) from zone changes to final design approval. (see full report above)
ZONING CHANGE APPROVED BY CITY COUNCIL City Council, on 4/23/03, approved the zone change and comprehensive plan amendment for the Albina Fuel Co. property at Broadway and 32nd Street, opening the way for a proposed mixed-use development. Four conditions were attached to the approval, requiring a Type III Design Review, a Traffic Demand Management plan, upgrades to 32nd street, and a maximum development of about 320 housing units. SGNA Board Chair Dave Brook and Land Use Chair Lynne Coward testified in support of the application, with several conditions designed to alleviate the expected traffic impacts on Weidler, to limit the size of the development to about 320 units, and importantly to require the Design Review procedure to be a "Type III" -- which is the highest level of review. Click
to see the full
report of the hearing which describes the City's response
to each of the SGNA requested conditions. |
PLANNING GRANT RECEIVED BY SULLIVAN'S GULCH Sullivan's Gulch received a grant in May 2003 to study planning and development options related to the Albina Fuel Co. site and NE Broadway Street. The project, funded by the state's Transportation and Growth Management program, offers a chance for community members to lay out a vision for the site and its vicinity that will help achieve neighborhod goals. The firm of Crandall Arambula PC has been engaged to conduct this study, and will bring in additional economic and transportation consultants. The Plan was completed and released in December, 2003, and can be viewed here, along with a brief Summary and Update (1/04) Click for more info... Goals, Schedule, Public Participation, Data, Contacts, and more ... |
2/1/07 |
Redevelopment of the former Albina Fuel Co. property gained approval of the Portland Design Review Commission this month. It has been a long process (beginning in the summer of '00) from zone changes to final design approval. (See complete history). Urban Crossroads was among the single largest projects ever to be reviewed by the Design Commission---five sessions were required before the Commission would sign off on plans for this critical site. The development team was working within a very narrow "development envelope" based on terms from the zone change that required the minimum number of housing units also be the maximum. The Commission recognized the "gateway" nature of this site---leading to at least three neighborhoods. The "rotunda" at NE Broadway and 33rd is intended to mark this important intersection. Development is divided into three phases, with phases one and two expected to follow in quick succession. The third phase must return for design review in the future. Phase One contains five buildings between Broadway and Weidler. This phase has 40,000 sf of commercial, 168 residential units, 90 commercial parking spaces accessed off Broadway and 210 residential parking space--structured below and accessed off NE 32nd. Both NE Weidler and Halsey are continued into the site to give access to smaller commercial spaces and to live/work units. Phase Two features 151 live/work and conventional residential units and 45,000 sf of commercial. The southern portion of the five-acre site is landscaped and was designed to support the Sullivan's Gulch Trail. Access to the future Trail is provided by a path leading down from the intersection of NE Broadway and 33rd. |
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12/7/06 |
At its meeting on December 7, the Design Review Commission hesitated to approve the plans of the development team. Despite a recommended approval by the City staff, commissioners were not ready to give the go ahead. Noting that this project is one of the largest that they have had to address and that the zoning restrictions (requiring the maximum number of units to be the minimum) added to the challenge, they wanted more for this very important site. They did commend the plans for its incorporation of the Sullivan's Gulch Trail. The project is due to return on January 18. Meanwhile, the team asked for a work session with some of the commissioners. This was agreed to with the caveat that such a session would not bring automatic approval. |
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10/19/06 |
Notes from 10/19 Design Review: Albina Redevelopment On Thursday October 19th, Gary Naylor, Brad Perkins and I were on hand for the Design Review Commission's first hearing of the Albina Redevelopment. The plan has progressed. The site layout, building orientation and massing are accepted. (Of particular interest to me was the staff's taking our TGM plan for the site and showing how this proposal actually mimics the basic layout and massing of our plan.) The development team (from Seattle) asked for a conditioned approval, unaware that Portland requires a greater degree of specificity in even its plans. I was glad for this as the primary concern from the staff and commission was how the materials--such as concrete board--is going to be handled so that it will last several decades. The design has progressed significantly since our Sept. 28 meeting. In particular, the facades of the Broadway facing buildings are more articulated and varied. One can see volumes more reflective of the housing across the street in Grant Park. The proposed signage was varied, and each building had its distinctive features. The roof line is still too uniform despite added clearstories. Each of us as we testified spoke to the desire for family units. While the Commission cannot technically address this issue, we wanted it in the record in case we appeal the case to Council. The hearing was continued until December 7 when it will be first on the agenda. |
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5/18/06 |
On May 18 the development team appeared before the Design Commission again for design advice. Again representatives of four neighborhoods attended. This time we were encouraged by the progress made in the proposal and the direction the project appears to be heading. Specifically, the project now had three faces—not just Broadway-- but the Banfield and NE 32nd. Buildings were further articulated and parking had returned to 2/3 rds of the Broadway frontage. Significant connections were made to the future Gulch Trail. Both Weidler and Halsey continue into the site and Weidler has ground floor commercial—continuing the urban theme. The design commission also noted the progress while making suggestions for further improvements. Most of these improvements could be accomplished within the basic plans. The architect indicated that he agreed with many of the recommendations and was anticipating such refinements. The commission noted the constructive working relationship between the development team and the neighborhoods. The neighborhoods will continue to monitor progress. The developer’s planner Peter Fry has offered to hold another community meeting after the team has further refined their proposal. This will give the community a chance to weigh in again before we head into the formal Design Review process. |
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1/26/06 |
On January 16, 2006 neighborhood representatives from six neighborhoods along with staff from Tri-Met met with the design team in a charrette to respond to design proposals. Following that meeting letters were sent to Mike Giomi, the project leader, expressing strong interest in seeing parking retained on Broadway. In general the neighborhoods were concerned that what we were seeing was an undistinguished plan reflecting suburban development on a site that we have identified as critical to setting the tone for Broadway’s future. |
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11/3/05 |
On November 3. the development team appeared before the Portland Design Commission to present their initial plans for the site. Representatives from Sullivan’s Gulch, Irvington, Grant Park, Laurelhurst, and Kerns testified in asking the commission to recognize our Albina Fuel Co Site Broadway Main Street Planning Study as setting the standards upon which they evaluated development proposals. Copies of the study’s findings were distributed to the Commission |
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9/26/05 |
On Monday, Sept 26, the architects and developer for the Albina Fuel site presented their initial concept for public review and comment. The mixed use residential/commercial development is designed to be built in 3 phases. The first phase is to be along Broadway with housing above commercial. Housing and additional commercial is planned for the remainder of the site. Altogether around 300 rental housing units are anticipated along with some additional commercial. Many questions were asked about the relationship of the developer's plans to the Albina Fuel Site Broadway Main Street Planning Study produced by Crandall/Arambula and the five neighborhoods. At this point, it is not clear that much of that study's recommendations have been applied. This is still the early phase of the project's design and the architect carefully recorded comments. |
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7/21/2005 |
On Thursday July 21, 2005 -- planner Peter Fry presented plans to the City in a Pre-Application meeting. The purpose of this meeting was to allow a developer to get a sense of how the City will be reviewing their application. Several city bureaus were represented. As expected, the main issues are traffic-related. The developer wants the main entry to the site to be from a rebuilt 32nd Ave, which would require a traffic signal at 32nd and Broadway. The city has concerns that such a traffic signal would worsen the situation at the entrance to Fred Meyer, which also has a traffic signal just one block to the west. |
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7/21/2005 |
Proposal for New Development on the Albina Fuel Co. site enters City process On Thursday July 21, planner Peter Fry will present plans to the City in a Pre-Application meeting. The purpose of this meeting is to allow a developer to get a sense of how the City will be reviewing their application. Several city bureaus will be represented. While the meeting is open, no public comment will be taken, Based on the outcome of this meeting and subsequent department reports, the developer will decide how to proceed. |
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1/23/04 |
In early December consultants Crandall Arambula delivered the Final Draft of the planning study culminating six months of work. The three public meetings were interspersed with reports from traffic and economic consultants, conferences with major property owners and public agencies. Representatives from Grant Park, Irvington, Kerns and Laurelhurst joined Sullivan's Gulch and met with the consultants to tie work in with neighborhood issues. The results of the study are a bold and impressive vision --receiving broad general support from those participating in the public meetings. The consultants addressed the substantial traffic increase likely to result from development on the Albina Fuel site in very creative ways – a road behind Fred Meyer linking the site to NE 28th Ave., as well as, increasing turning capacity on NE Broadway at 33rd. In addition, the consultants looked at the “streetscape” of NE Broadway between 24th and 33rd and made suggestions on improving store front and pedestrian access for businesses in the area. A copy of the report is available on the SGNA web site. More ... click link. |
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5/25/03 |
Quick-Response Planning Grant Received Sullivan's Gulch received a grant in May 2003 to study planning and development options related to the Albina Fuel Co. site and NE Broadway Street. The project, funded by the state's Transportation and Growth Management program, offers a chance for community members to lay out a vision for the site and its vicinity that will help achieve neighborhod goals. The firm of Crandall Arambula PC has been engaged to conduct this study, and will bring in additional economic and transportation consultants. |
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4/23/03 |
City Council, on 4/23/03, approved the zone change and comprehensive plan amendment for the Albina Fuel Co. property at Broadway and 32nd Street, opening the way for a proposed mixed-use development. Four conditions were attached to the approval, requiring a Type III Design Review, a Traffic Demand Management plan, upgrades to 32nd street, and a maximum development of about 320 housing units. |
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4/8/03 |
SGNA adopts position for City Council hearing on the Albina Fuel Co. rezoning hearing. Position supports the zone change and comprehensive plan amendment, with a number of conditions requested. |
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3/1/03 |
Hearing Examiner recommends approval of the Albina Fuel Co. zone change and Comp. Plan amendment, subject to 3 conditions: 1) Improvements to 30th street 2) No left turn onto Broadway from 30th st. 3) Must develop a TDM (Traffic Demand Management Plan) |
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1/22/03 |
The City Hearing Examiner held a public hearing on 1/22, taking testimony from Albina, City Staff, SGNA, Sullivan's Gulch residents, and other interested parties. City Staff recommended approval, with conditions to upgrade 32nd, prohibit left turns onto Broadway from 32nd, and establishing a TDM (Traffic Demand Management plan). SGNA supported the application, with conditions to mitigate traffic impacts on Weidler (see above). His recommendation is expected March 1. |
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1/14/03 |
At the January 14 Board meeting, the SGNA adopted a position to use for the upcoming Hearing. The Hearing Examiner will hear the case on January 22, and take testimony from the City, Sullivan's Gulch, and other interested parties. From the Position: "Therefore, we have agreed that the comprehensive plan and zoning changes proposed by Albina are appropriate on the condition that the negative traffic impact on Weidler between 28th and 32nd Avenues be reduced to such an extent that the livability of this area is preserved." |
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12/30/02 |
The Land Use Committee adopted a position that it intends to recommend to the SGNA Board regarding the Albina project. "That the comprehensive plan and zoning changes proposed by Albina are appropriate given the evolving urban patterns in our neighborhood and along its borders. Sullivan's Gulch, located close in and around major transit corridors, is prime for new mixed-use projects. The Albina team has listened to our early requests and responded by abandoning the EX zone for the RX and the CS and placing a "d" over the entire site. As we move into the first hearing the following concerns need further consideration: ... |
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5/30/02 |
Albina modifies request from EX to RX zoning on the larger portion of the site. RX requires at least 60% housing. This change moves significantly toward SGNA goal of assuring housing on this site. In addition, housing generates a more dispered traffic pattern. |
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4/4/02 |
Land Use Committee, Board and Weidler neighbors meet developer Don Milliken to view conceptual plans. At its April 9 meeting, the SGNA Board voted to send a letter to Milliken, stating support for his conceptual work to date and willingness to work with him to resolve the transportation issues. |
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12/20/01 |
The case is working its way very slowly through the final complications. The hearing before the Hearing Examiner which was scheduled for 12/10, was postponed until 1/8/02. At this time it looks as though there may be another delay. |
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11/13/01 |
There is a ready buyer for the Albina property. The devloper proposes to do housing, YMCA and grocery store. SGNA Board adopts recommendation of land use committee |
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August 2001 |
The transportation analysis from the City has been completed, which will now allow the zoning application process to move forward. A hearing is expected in October. Meanwhile, a potential buyer has emerged for the site with a project that would fit well into the Sullivan's Gulch Neighborhood Plan. Check the August 25 Land Use Update Report for details |
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March 2001 |
(See Neighborhood Report 4/01 for more perspective.) On March 6, Albina submitted a new application to the city. Instead of an EXd zone over the entire property, the request is for as CS (commercial storefront) along Broadway with the rear portion of the site remaining in EXd. In meetings with the neighborhood, the Arntsons and planner Peter Fry suggested conditions which they were willing to add to their application. These conditions are designed to meet the neighborhood's interests as described in our December memo. In general terms-yet to be crafted-they are:
To better evaluate these conditions, we engaged planner Michael Harrison, FAICP. On March 19 he met with our committee. Katherine Bang of Grant Park also joined us. Harrison's extensive experience was very helpful in looking at potential problems with the conditions, in suggesting options as well as in describing city processes. The conversation with Albina continues, we have informed Peter Fry of concerns raised by Harrison. The key challenge remains the traffic impact-or as Harrison stated it- "transportation capability"--which includes all modes. Albina's consultant is presumably doing a new transportation impact analysis. |
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February 2001 |
Neighborhood Strategy |
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January 2001 |
Initial Communication of Neighborhood Interests |
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December 2000 |
Neighborhood Proposal |