Master Planning from A – ZMaster Planning from A – Z By: Jill R. Long Lane Powell, PC ©2013 Lane Powell PC 11What is a Master Plan? For today’s discussion – it’s an applicant-driven

Master Planning from A – ZMaster Planning from A – Z

By: Jill R. LongLane Powell, PCLane Powell, PC

11©2013 Lane Powell PC

What is a Master Plan?

For today’s discussion – it’s an yapplicant-driven plan for private development that typically covers a p yp ysignificant piece of property.


What isn’t a Master Plan?

• Plan District or Neighborhood Plang• A master plan for a Park or other

public amenitypublic amenity• An evil plan for world domination

(although we have experience with (although we have experience with those too)



Two Master Plan Case Studies

• Con-way in Northwest Portlandy

• Hilltop Mall in Oregon City• Hilltop Mall in Oregon City


Definition of Master Plan

• Every jurisdiction is unique.• Typically they are meant to cover

institutional campus uses, such as it ll h it lcommunity colleges or hospitals

• In our two examples they are not being d f i tit ti l b t th used for institutional uses but the

principals remain the same


City of Portland NWDP Master Plan Code LanguagePlan Code Language

33.562.300 Northwest Master Plan 33.562.300 Northwest Master Plan A. Purpose. The Northwest Master Plan allows flexibility in

design and development of a site in a manner that evokes an urban development pattern, and does not overwhelm public services. The provisions of this section accommodate the needs of property owners to begin long-range planning for their property in advance of adoption of the Northwest District Plan. The Northwest District Plan may modify or delete this section of the code It is likely that there will be significant delete this section of the code. It is likely that there will be significant overlap in both timelines and issues addressed by the private and public planning efforts; the two efforts should inform and improve each other throughout their processes


City of Oregon City Master Plan Code LanguageCode Language

17.65.010 - Purpose and intent. It is the intent of this chapter to foster the growth of major institutions and other large-scale development while the growth of major institutions and other large-scale development, while identifying and mitigating the impacts of such growth on surrounding properties and public infrastructure. The city recognizes the valuable services and employment opportunities that these developments bring to Oregon City residents. The master plan process is intended to facilitate an efficient and flexible review process for major developments and to provide them with the flexible review process for major developments and to provide them with the assurance they need over the long term so that they can plan for and execute their developments in a phased manner. To facilitate this, the master plan process is structured to allow an applicant to address the larger development issues, such as adequacy of infrastructure and transportation capacity, and reserve capacity of the infrastructure and transportation system before expenditure of final design of the infrastructure and transportation system before expenditure of final design costs.

i. Required for institutional users on 10 acres or more, but can also be voluntary


Major Themes

• Flexibility• Long-term planning• Economic Development

Miti t I t S di • Mitigate Impacts on Surrounding Development

• Portland example unique because it was Portland example unique because it was meant to bridge the gap in the 80s before the NWDP was put into place


CASE STUDYHILLTOP MALL OREGON CITYHILLTOP MALL, OREGON CITY



Major Hurdles

• Old parcel configuration made access and orientation under this urban style code difficultunder this urban style code difficult Entryways Pedestrian Connections Main access towards a transit street

• 7 adjustments needed• Wetlands – is it really a wetlands if we just left the hose

on too long?• Old and new buildings in single development• Wild Card – edible landscaping!


Process

• Concept Development Plan through a Type III procedure at Planning Commissionprocedure at Planning Commission

• Detailed Development Plan through a Type II procedure in the Planning Department

• For Hilltop – we did them concurrently to speed up the development – this was specifically allowed for in the OCMCp y

• Everything was before the Planning Commission


Adjustments

• Maximum Allowed Setbacks – sewer easement and city inventoried wetlands made setbacks difficult – could not inventoried wetlands made setbacks difficult could not abut the street on any street side

• Parking Lot Landscaping• Connectivity – standard that required parking behind the y q p g

building when we needed parking in the front• Front Façade oriented toward the street – inline shops

faced Beavercreek and Safeway faced the internal private streetprivate street

• Transit street standards could not be met because of sewer line easement and wetlands


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Hilltop Today


CON-WAY CAMPUS, PORTLAND2007 - the beginning2007 the beginning

Henry age 5 Sophie age 6


Con way Master Plan Con-way Master Plan today

Henry age 11 Sophie age 12


Con-way Property Today



CON‐WAY | NWDA | GBD ARCHITECTS | SPENCER CONSULTANTS | LANE

POWELL 1904.10.2012

Master Plan Boundaries



Surrounding Area


Timeline of Project

2007 Began working with the City and NWDA on the concept of a master planp

2008 Formed a task force with neighbors and City leaders2009 LUBA Remand Resolution 2010-2011 Hiatus with downturn of economy2011 Spring Began working with a small group of leadership from NWDA – a

paired down task force and a paired down plan2011 August Pre-app with the City of Portland2012 December 1st of 5 sessions before the Design Commission ending August 2012 December 1 of 5 sessions before the Design Commission ending August

2, 20122012 Hearings office – September2013 Block 296 Entitlements


Process

• Significant Neighborhood Meetingsg g g• Type III two-step process:

(1) Design Commission (1) Design Commission Recommendation to HO

(2) H i Offi D i i(2) Hearings Officer Decision


Master Plan Task Force

• Team of Four from NWDA Planning gCommittee

• Weekly Meetings at the Architects Weekly Meetings at the Architects Office

• Main focus design standards and • Main focus – design standards and open space / parks


Design & Density Issues

1. Standards vs. Guidelines2 Push for more guidelines to preserve flexibility and innovative 2. Push for more guidelines to preserve flexibility and innovative

design3. Market driven plan4. Layered new standards and guidelines over existing ones –

ll lall apply5. In the event of a conflict – MP controls6. Height Concerns7 Overall 3:1 FAR which allows more FAR on certain sites given 7. Overall 3:1 FAR which allows more FAR on certain sites given

the open space; roughly 5:18. Minimum FAR 1:1.5 push from NWDA9. Robust series of examples for guidelines


p g


Height – 7-8 stories / 87 feet on NW 21stNW 21st


Parks

• Amount, style and location of open space y p pwas a major issue for the neighborhood

• Even though not required – Con-way has g q ydedicated roughly 25% of the property to open space use

• Parks Bureau participation at the 11th

hour caused issues











Transportation

• Biggest substantive issue was how to solve the transportation issues

• Developed a close working relationship with both PBOT and ODOT

• Recognition by all stakeholders that a current problem exists today – not Con-way’s fault


6. Transportation


CON‐WAY | NWDA | GBD ARCHITECTS | SPENCER CONSULTANTS | LANE

POWELL04.10.2012

40

Who Pays For This?

• Master Plan approval states Con-way is only responsible for roughly 15% of the costresponsible for roughly 15% of the cost

• However, Con-way cannot develop more than 506 “auto trips” worth of development capacity before the jughandle financing is in placethe jughandle financing is in place

• Who will ultimately pay is still unanswered• Likely a local improvement district will be used • Compromise to move forward with the auto trips

cap to get the MP approved


Con-way Parking Needs

• Con-way currently has ample free y y psurface parking

• Employs roughly 800 people who enjoy Employs roughly 800 people who enjoy that free parking

• Major concern to Con way employees • Major concern to Con-way employees from top to bottom


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Replacement Parking Strategy

• As development occurs move parking below gradegrade

• Create shared parking opportunities• Encourage more multi-modal, including g , g

streetcar• Phased parking maximums as development

maturesmatures• Considers street meters as integral piece of

strategy



Uses

• Market Driven PlanFlexibility was key allows for a range of uses • Flexibility was key – allows for a range of uses with some caps. Mainly commercial, office and residential. G R i iti th t i i l id f t l ti • Grocer - Revisiting that original idea of a catalytic grocer, with one parcel under contract – we included a provision for a single specific user over 20 000 square feet to be located on Block 29620,000 square feet to be located on Block 296

• Some flexibility to move the grocer use in the future



What’s Happening Today?


Hilltop

i. Safeway Fuel Station Addedyii. Almost 100% leased upiii McDonald’s is remodelingiii. McDonald s is remodeling



Con-way

• Block 296 / New Seasons just got approved on July 25th at Design approved on July 25th at Design Commission

• Surprising Nail biter – issues:Surprising Nail biter issues:1. Major issues with surface parking

/ Pedestrian Accessways2. NWDA fully supportive

• Master Developer being selected












Q & A


Master Planning from A – ZMaster Planning from A – Z By: Jill R. Long Lane Powell, PC ©2013 Lane Powell PC 11What is a Master Plan? For today’s discussion – it’s an applicant-driven

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