STREETSCAPE AND LANDSCAPE STRATEGY - MARGINAL WAY TO LANCASTER LEGEND Existing Bike Trails Landscaped Buffer Areas Bike Facilities Landscaped Median Existing Open Spaces Open Space Enlargement Sidewalk Multi-use Street Plaza Gateway Plaza Temporary Landscape within Areas earmarked for Development Stormwater Management Landscape Tree Line Temporary Tree Plantations 0 Exhibit 4.5  Streetscape and Landscape Strategy - Marginal Way to Lancester 52 50 250 Feet MARCH 2015 IBI GROUP DR AF T STUDY REPORT FR ANKLIN STREE T FEASIBILIT Y STUDY - PHASE II STREETSCAPE AND LANDSCAPE STRATEGY - LANCASTER TO FEDERAL LEGEND Existing Bike Trails Landscaped Buffer Areas Bike Facilities Landscaped Median Existing Open Spaces Open Space Enlargement Sidewalk Multi-use Street Plaza Gateway Plaza Temporary Landscape within Areas earmarked for Development Stormwater Management Landscape Tree Line Temporary Tree Plantations 0 Exhibit 4.6  Streetscape and Landscape Strategy - Lancester to Federal St. MARCH 2015 50 250 Feet 53 STREETSCAPE AND LANDSCAPE STRATEGY - FEDERAL TO COMMERCIAL LEGEND Existing Bike Trails Landscaped Buffer Areas Bike Facilities Landscaped Median Existing Open Spaces Open Space Enlargement Sidewalk Multi-use Street Plaza Gateway Plaza Temporary Landscape within Areas earmarked for Development Stormwater Management Landscape Tree Line Temporary Tree Plantations Exhibit 4.7  Streetscape and Landscape Strategy - Federal to Commercial 54 0 50 250 Feet MARCH 2015 IBI GROUP DR AF T STUDY REPORT FR ANKLIN STREE T FEASIBILIT Y STUDY - PHASE II RECOMMENDED STREET ALIGNMENT 4’ 4” Exhibit 4.9  Plan 4” 4” 6” 30’ 30’ 2’ 5’ 3’ 6” Exhibit 4.13  Typical view of street-sidewalk edge condition TURN LANE 3’ 5’ 2’ 4’ BIKE LANE 10’ SIDEWALK 26’ MULTI USE ZONE VERIZON OUTLET LINCOLN PARK 12’ 4’ 2’ 5’ 3’ BIKE SIDEWALK 75’ LINCOLN PARK EXTENSION (VARIES) LANE SECTION B-B’ MARCH 2015 AVAILABLE LAND FOR FUTURE DEVELOPMENT EXISTING NOYES WAREHOUSE BANGOR SAVINGS BANK 17’ MIN. SHARED SIDEWALK 4’ 2’ 8’ 5’ 3’ 11’ PARKING BIKE SB LANE LANE BUFFER BUFFER VERGE BUFFER BUFFER VERGE BUFFER 10’ 4’ 2’ 5’ 3’ 30’ 10’ 11’ 11’ 11’ 3’ 5’ 2’ 4’ 11’ 11’ SIDEWALK BIKE BIKE POTENTIAL STORM WATER SIDEWALK NB LANE NB LANE MEDIAN SB LANE SB LANE (INCL. LANE LANE MIN. MANAGEMENT LANDSCAPE SHOULDER) (VARIES) VERGE BUFFER SECTION A-A’ Exhibit 4.11  Section BB’ Through Franklin Street Near Oxford St. Looking South 11’ TURN LANE 11’ NB LANE 11’ NB LANE 3’ 5’ 2’ 4’ 12’ BIKE SIDEWALK LANE 45’ INFILL DEVELOPMENT OPPOSITE LINCOLN PARK (VARIES) SECTION C-C ’ Exhibit 4.10  Section CC’ Through Franklin Street Near Lincoln Park Looking North Exhibit 4.8  Section AA’ Through Franklin Street Near Somerset St. Looking South 103’ TOTAL RIGHT OF WAY 71’ CARRIAGE WAY 11’ SB LANE 107’ TOTAL RIGHT OF WAY 71’ CARRIAGE WAY 120’ TOTAL RIGHT OF WAY 86’ CARRIAGE WAY BOYD STREET URBAN FARM 11’ SB LANE BUFFER VERGE 11’ SB LANE 11’ TURN LANE 8’ 11’ 3’ 5’ 2’ 4’ BIKE PARKING NB LANE LANE BUFFER 11’ BUFFER 11’ TURN LANE BUFFER 4’ BUFFER NB LANE BUFFER 11’ NB LANE VERGE BUFFER 11’ NB LANE BUFFER VERGE 11’ BUFFER BUFFER 4’ 2’ 5’ 3’ 10’ BIKE SIDEWALK LANE VERGE BUFFER BUS PARKING/ POSSIBLE FUTURE DEVELOPMENT BUFFER HOUSING HOUSING RETAIL 15’ SHARED SIDEWALK MULTI USE ZONE WARE HOUSE 109’ TOTAL RIGHT OF WAY 65’ CARRIAGE WAY SECTION D-D’ Exhibit 4.12  Section DD’ Through Franklin Street Near Fore St. Looking North 55 DEVELOPMENT AND PLACEMAKING STRATEGY 5 4 6 1 2 3 LEGEND 1 Passive Plaza in West Palm Beach, FL Image Source: www.wpb.org Active Retail Frontage in San Francisco, CA; Image Source: Matthew Roth/StreetsblogSF Property No. Active Plaza in Portland, OR; Image Source: ‘‘lesleyk’’/Flickr Exhibit 4.14  Development Strategy 58 MARCH 2015 IBI GROUP DR AF T STUDY REPORT FR ANKLIN STREE T FEASIBILIT Y STUDY - PHASE II 4.3.3. Development Strategy Six properties can potentially be released for immediate development. These are seen in Exhibit 4.14. The details of each of these properties is as under: NO. PARCEL SIZE PARCEL AREA POSSIBLE USES RECOMMENDED SCALE 1 100’ x 340’ 34,000 sq. feet Residential, Public Uses, Offices Up to 4 stories 2 200’ x 415’ 93,000 sq feet Mixed Use Development Residential, Hotel, Offices - with Active Retail Edge Up to 5 stories 3 230’ x 170’ 39,500 sq feet Mixed Use Development Residential, Hotel, Offices - with Active Retail Edge Up to 5 stories 4 63’ x 85’ 5,725 sq feet Residential with Active Retail Edge Up to 3 stories 5 55’ x 175’ 9,500 sq feet Residential with Active Retail Edge Up to 3 stories 6 70’ x 200’ 14,000 sq feet Residential with Active Retail Edge Up to 3 stories Besides the properties listed above, development opportunities can be created through parcel consolidation with adjoining properties. Most of the space created by realignment in the northern section of the corridor will become developable only after parcel consolidation. 4.3.4. Land Use and Zoning As stated in the Existing Conditions Analysis Memo, the City of Portland currently follows a typical Euclidean zoning code that divides land into distinct zones based on land uses. Due to this, the Franklin Street corridor is divided along its length into various parts - the Industrial and Warehouse districts abut Franklin Street on the northern end while the downtown district and other business uses define its character on the southern end. A small amount of mid density apartments constituting the R6 zone lines Franklin street on the east between Fox street and Cumberland Avenue with an exception of Franklin Towers on the west. In addition, Franklin Street acts as a divider between predominantly residential land use in the east in the form of East Bayside and India Street neighborhoods and commercial uses in the west in the Bayside and Downtown areas. To achieve the primary objective of the study, that is to scale down the Franklin Street corridor making it more pedestrian friendly and to re-stitch the urban fabric that was disintegrated due to insertion of the Franklin street arterial, it is imperative to reimagine the approach to land use and zoning. To create an attractive and active pedestrian environment on Franklin Street will require changes to the regulatory structure currently governing the area. Although there are opportunities along the street, the street currently acts as a barrier between the two neighborhoods. A combination of layered Euclidean zoning along with Form Based Code can achieve the desired vision of nodal development and gateway treatments. A mixed use overlay over the current zoning code would provide flexibility to add one or more MARCH 2015 land uses over and above the existing land use to activate the street and to integrate the neighborhoods on the east and west of the Corridor. Associated development standards can further help in specifying the kind of land uses and control the density in this zone. A Form Based Code (FBC) focuses more on achieving specific urban form. These codes address the scale and type of blocks and streets and relationship between buildings and public realms. The Development Nodes recommended in this study can be looked at from a FBC perspective to achieve the desired nodal development that would further act as catalysts for the redevelopment of the adjoining east – west neighborhoods. For example, the nodal locations of Congress and Cumberland around Franklin Towers can be looked at as an opportunity of greater density with a vision of stepping down the urban form to the desired three to four-story development radiating away from Franklin Tower. The layered Euclidean mixed use zoning can assist in continuing the land use across the corridor on the other side and help in stitching the neighborhoods back together. It can critically look at the defunct land use and under-utilized development along the corridor and innovatively redefine the development standards to adapt the same for today’s needs. For example, the larger land parcels in the north west of the Franklin Street that comprises warehouses have great potential for larger mixed use developments, multi – family residential developments and offices. Incentivizing Development To ensure successful implementation of this vision of an active and integrated urban fabric it is necessary to incorporate various instruments that create incentives for desired developments. Some of the instruments are described below: • Effective methods of land pooling through transfer of development rights and other tools can provide the needed incentive to create high density mixed use development. • The combination of public realm improvements and mixed use developments provide opportunities for increased tax base by increasing the value of the surrounding real estate. Tax increment financing and other tools like setting up of a redevelopment trust fund for a definite period of time can help subsidize redevelopment. • Effective tools like providing density bonus in designated nodal areas can ensure much needed public street services in exchange of added development rights. • A one stop procedural tool for land assembly can be adopted as an incentive for the developer. • Expediting the approval process for desired development along the corridor can act as an incentive for redevelopment. However, this may be difficult to implement in combination with a FBC, as the latter needs an extensive design review process for approvals. 59 4.3.5. Plan Enlargements - Marginal Way KEY ISSUES • • • • INTRODUCE “COMPLETE STREETS” CONCEPT WHILE ACCOMMODATING TRAFFIC ISSUES RELATED TO I-295 ACCESS/OPERATION ENHANCE SAFETY AND CONVENIENCE FOR PEDESTRIANS AND CYCLISTS CELEBRATE AND LINK TRAIL CONNECTIONS PROVIDE WELCOME GATEWAY 04 01 09 05 06 08 03 02 01 New crosswalk connects parking lot with Franklin Street and Bayside Trail 02 Wide crosswalk (40’wide) of brick edged with granite and ornamental trees at corners announce entry into Franklin Street 03 Start of continuous street tree treatment along Franklin Street (trees at 40’O.C in curbed planter) 04 New walkway connects existing parking lot 05 New median allows right-turn only; no through traffic from west-bound side of Marginal Way 06 Start of dedicated bike lanes on both sides of Franklin Street 07 Enlarged landscape buffer between trail and roadway 08 Designated space for street furniture 09 Trail Entry Plaza with wayfinding/gathering/ bike “fixit” opportunity 06 07 60 09 MARCH 2015 IBI GROUP DR AF T STUDY REPORT FR ANKLIN STREE T FEASIBILIT Y STUDY - PHASE II Continuous street tree treatment Existing view of Marginal way Intersection Start of continuous street tree treatment along Franklin street 40’ wide brick crosswalks with granite edge Start of dedicated bike lanes on Franklin Street Ornamental trees at corners announce entry into Franklin St. Ornamental trees at corners to announce entry Tabletop brick crosswalk with granite edge MARCH 2015 Proposed view of Pedestrian friendly Marginal way Intersection 61 4.3.6. Plan Enlargements - Oxford Street Reconnection KEY ISSUES • • • • RESPOND TO STRONG PEDESTRIAN DESIRE LINE TO CROSS FRANKLIN ENHANCE SAFETY AND CONVENIENCE FOR PEDESTRIANS AND CYCLISTS LAY GROUNDWORK FOR FULL RECONNECTION IN THE FUTURE BEGIN TO RE-ESTABLISH STREETSCAPE LINKAGE/IDENTITY BETWEEN ONCE SEVERED SIDES OF OXFORD 01 06 06 07 07 02 09 08 02 07 03 05 62 04 01 New sidewalks and street trees on both sides of extended Oxford Street. 02 New crosswalks connects pedestrians with East and West sides of Oxford Street 03 Temporary landscape of meadow grasses and a few trees in area earmarked for development. 04 Property earmarked for immediate development 05 Property earmarked for future development dependent on land parcel consolidation. 06 Existing Boyd Street urban farm to remain 07 Potential storm water management landscape 08 Planted median allows turns at Franklin street, does not allow through vehicular traffic on Oxford Street 09 Designated space for street furniture MARCH 2015 IBI GROUP DR AF T STUDY REPORT FR ANKLIN STREE T FEASIBILIT Y STUDY - PHASE II Pedestrian crosswalks Existing view towards Oxford street Potential storm water management landscape Existing Boyd street urban farm to remain New crosswalk New sidewalks and street trees on both sides of extended Oxford street Storm water management landscape Tree pits along street edge MARCH 2015 Proposed view of extended Oxford street connecting Franklin street 63 4.3.7. Plan Enlargements - Federal Street Reconnection KEY ISSUES 05 08 01 • • • • • 02 07 01 Active retail edges fronting Lincoln Park to create vibrant edges. 02 Streetscape of seating, planting and piers create small gathering nodes at the four corners of newly extended Federal Street and announce entry to Lincoln Park area 02 04 05 05 06 03 05 04 05 64 01 RE-ESTABLISH STREETSCAPE/FULL RECONNECTION IN RESPONSE TO STRONG EAST/WEST DESIRE LINE ENHANCE SAFETY AND CONVENIENCE FOR PEDESTRIANS AND CYCLISTS PROVIDE MAXIMUM EXPANSION OF LINCOLN PARK SUPPORT INDIA STREET NEIGHBORHOOD DEVELOPMENT CREATE VIBRANT DESTINATION ANCHOR FOR FUTURE DEVELOPMENT Lincoln Park expansion, to be planned in keeping with 03 the historic shape 04 Planters and street furniture, space for street vendors create urban node along Federal Street 05 Areas earmarked for development - with temporary planting of meadow grasses in the immediate term. 06 New fence, piers and bollards at street edge of park expansion in keeping with historic precedent 07 Designated space for street furniture 08 Multi-use plazas in infill areas create space for flexible and informal uses 01 MARCH 2015 IBI GROUP DR AF T STUDY REPORT FR ANKLIN STREE T FEASIBILIT Y STUDY - PHASE II Corner plaza with landscaped edge Existing view towards Federal Street and Lincoln Park Improved pedestrian/ bike connections to park Urban nodes at the four street corners announce entry to Lincoln park area Federal Street urban plaza with planters, street furniture and vendors Park entrance with new piers and bollards, fence at street edge Lincoln Park expansion, planned in keeping with historic precedents Active edges along Federal Street - Urban node Landscaped intersection treatments MARCH 2015 Proposed view of extension to Federal street along Lincoln Park 65 4.3.8. Plan Enlargements - Commercial Street Roundabout KEY ISSUES • • • • • 02 05 09 03 09 08 01 05 04 08 07 04 09 05 06 66 ENHANCE SAFETY AND CONVENIENCE FOR PEDESTRIANS AND CYCLISTS CELEBRATE AND LINK TRAIL CONNECTIONS PROVIDE WELCOME GATEWAY SUPPORT NEIGHBORHOOD BUSINESS ACCOMMODATE WATERFRONT/FERRY ACCESS 01 Roundabout island as a showcase for Portland landscape/ art 02 Enlarged plaza at entry into Eastern Promenade Trail with expanded pavement, seating 03 Cobble median allows vehicular entry into cruise terminal 04 Expanded sidewalk pavement on all corners of intersection allows for shared pedestrian/Bike movement 05 Brick crosswalks (edged with granite) 06 Expanded sidewalk created plaza space and connects to existing plaza/open space at Bell Buoy Park 07 Urban plaza at street corner: special planting, seating 08 Expanded sidewalk pavement (min. 17 wide) allows for shared pedestrian/bike movement within sidewalk 09 Multi-use plazas in infill areas create space for flexible and informal uses MARCH 2015 IBI GROUP DR AF T STUDY REPORT FR ANKLIN STREE T FEASIBILIT Y STUDY - PHASE II Existing view towards Commercial Street intersection Active multi-use plaza space for sit-outs/food trucks Brick crosswalks with granite edge Dedicated bike crossings around roundabout Island in roundabout showcases Portland art/landscape Expanded Sidewalk for shared Pedestrian/Bike movement Active multi-use plaza space for sit-outs / food trucks Existing view towards Commercial Street intersection Paving treatments around roundabout Landmark sculpture / art in roundabout MARCH 2015 Proposed view of Commercial Street Roundabout 67