GLADSTONE DOWNTOWN

REVITALIZATION PLAN

June 8, 2017

PUBLIC PRESENTATION

Who We Are

• Johnson Economics

• Angelo Planning Group

• SERA Architects

• Kittelson & Associates

• City Project Manager

• City Staff

2

Project Foundations

“The City of Gladstone is requesting funding for a Downtown

Revitalization Plan for the Portland Avenue area that makes up

the city’s historic downtown core. This area includes the

commercial portion of the Gladstone Town Center designated in

the Metro 2040 Growth Concept and is currently suffering

under-development and under-utilization. The City is seeking to

foster an improved economic and residential climate and create

a more pedestrian- and bicycle-friendly downtown while

preserving the area’s existing commercial base and character.

The City is excited about this opportunity to begin to create a

more livable and vibrant downtown and looks forward to working

with the citizens of Gladstone, Clackamas County, and our

neighbors in Oregon City and Milwaukie, and Metro on this

project."

3

- Metro Grant Application

Project Foundations

• Parking Study (2006)

• Downtown Retail Market Analysis (2007)

• Conceptual Streetscape Design (2008)

• Urban Renewal Plan Amendment (2008)

• Storm water Master Plan (2014)

• Traffic Sign/Marking Review (2016)

• Parks Plan (On-going)

• Transportation System Plan (On-going)

4

Plan Overview

5

Study Area

Plan Overview

A vision for the “Public Sphere” and “Private Sphere”

Public Improvements

• The “streetscape”

• City-funded improvements to streets and sidewalks

Private Improvements

• Decisions by individual property owners over time

• Code recommendations add flexibility for owners

6

Spectrum of Change

7

Slow investment

• Same building types

• Fewer businesses

• Quieter

• More accessible

• Status Quo

• Less justification for

public investments

More investment

• 2-3 story buildings

• New businesses

• More residents, activity

• More things in proximity

• More justification for

public investments

We’re here….

8

July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May

PM PROJECT MANAGEMENTPM.1 Kick-off Meeting (PMT Meeting #1) XPM.2 Form Committee Rosters

PM.3 Goals and Objectives Memo

PM.4 Project Schedule

PM.5 Public Involvement Plan

PM.6 PMT Meetings X X X 20-AprPM.7 CAC Meetings 21-Sep 2-Nov 8-Feb 20-AprPM.8 TAC Meetings 14-Sep 12-Oct 4-Jan 20-Apr

TASK 1 PUBLIC OUTREACH July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May

1.1 Stakeholder Meetings 16-Nov 18-Jan1.2 Public Open Houses 26-Oct 23-Feb1.3 Project Website

1.4 Storefront & Window Displays

TASK 2 EXISTING CONDITIONS July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May

2.1 Plan and Regulatory Review

2.2 Code Audit

2.3 Land Use and Transp. Base Mapping

2.4 Project Area Tour X2.5 Opp. and Constraints Mapping

2.6 Existing Conditions Memorandum

TASK 3 MARKET ANALYSIS AND DEV. ANALYSIS July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May

3.1 Real Estate Market Analysis

3.2 General Development Conditions

3.3 Development Conceptual Plans

3.4 Financial Feasibil ity Analysis

3.5 Market Analysis and Dev. Memo

TASK 4 TRANSPORTATION ANALYSIS July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May

4.1 Transportation Plans Review

4.2 Prioritization of Transp. Projects

TASK 5 CONCEPT PLAN ALTERNATIVES July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May

5.1 Land Use and Trans. Alternatives

5.2 Evaluate and Select Preferred Alt.

TASK 6 IMPLEMENTATION TOOLS July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May

6.1 Research Implementation Tools

6.2 Implementation Tools Memo

TASK 7 FINAL DELIVERABLES July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May

7.1 Downtown Revitalization Plan

7.2 Transportation Design Plan

7.3 Implementation Strategy

2016 2017

Report

Report Report

Report

Alternatives

Refined Alternative

Discussion Draft

Draft and FinalPlan Documents

Project Steps

• Existing Conditions analysis

• Market Analysis

• Community Outreach and Survey

• Opportunities and Constraints

• 3 Draft Plan Alternatives

• Final Plan Concept

9

Project Vision Statement

Downtown Gladstone is a unique, lively, and accessible community

center that celebrates the history of the city while accommodating the

needs of residents, businesses, and visitors with a mix of uses.

• Portland Avenue is a successful mixed use corridor where

housing in various forms integrates harmoniously with a mix of

restaurants, shops, and civic buildings, services, and gathering

spaces.

• The corridor is a vibrant destination as well as a connection to

other Gladstone neighborhoods, the Clackamas River, regional

trails and natural areas, and nearby attractions outside of the city.

• Portland Avenue welcomes residents and visitors alike to

Downtown Gladstone with a unifying streetscape design and

easy and safe accessibility by foot, bike or car.

10

Revitalization Plan Concept

11

Downtown Core:

streetscape and

development area

Connect to

waterfront park

Reconnect to

Oregon City

Neighborhood-scale infill

housing in the C2 zone

Dartmouth enhanced as

the key neighborhood

access street

Modified development

code makes permitted

uses more likely

Streetscape and

public features

create “gateway”

nodes

Improved Trolley

Trail connections

Lane and streetscape

improvements

throughout

Downtown Core: Existing

12

Disjointed sidewalk improvement;

little space for outdoor activity

Some storefronts lack

activity and vitality

Vacant/parking lots at key

locations in downtown

Wide street causes high speeds, unsafe biking,

difficult pedestrian crossings, and narrow sidewalks

Opportunity for new businesses

in vacant storefronts

Redevelopment

opportunities on key

blocks

Downtown Core: Concept

13

Widen to 19’ sidewalk

with tree plantings

Parallel parking and

street seats area

Shared, slow speed two-lane street –

can be closed for “festivals” & events

Storefront improvement

of existing businesses

Mixed-use housing and

commercial buildings

New City Hall / Library

civic development

Active commercial uses

along Portland Avenue

TRANSPORTATION &

STREETSCAPE

RECOMMENDATIONS

14

Transportation Elements

15

Mixed-Use Corridor:

improved two-lane street

with bicycle lanes

Future Trolley Trail

connection and

potential bridge rebuild

Downtown Core “Festival Street”;

curbless; two-lanes

Downtown Core

(curbed; two-lanes)

“Gateways” at

main intersections

16

• “Festival Street” with curbless sidewalks, bollards

• Shared travel lanes, remove center turn lane

• Street is narrowed to allow wider sidewalks

Downtown Core

(Exeter to Clarendon)

17

Downtown Core

(Clarendon St. to Arlington St.)

• Same widths, with curbed sidewalks

• Shared travel lanes, remove center turn lane

• Street is narrowed to allow wider sidewalks

• Add bike lanes, remove center turn lane

• Width of street and sidewalks unchanged

• Sidewalks improved piecemeal as properties redevelop

18

Mixed Use Corridor

(Abernathy Ln. to Exeter St.)

19

Major Street Projects

Street Segment Blocks StreetSidewalk

Redevelopment

Estimated

Cost

Mixed Corridor

(Abernathy to

Exeter)

5

Re-striping,

Corner

curbs/ramps

City project; or

as properties

redevelop

$1,080,000

DT Core

(Exeter to

Clarendon)

2Repave,

remove tracksCity project $3,050,000

DT Core

(Clarendon to

Arlington)

2Repave,

remove tracksCity project $1,325,000

TOTALS: 9 $5,455,000

Parking Solutions

20

• 2006 Parking Plan

• Zone A: 4-hour limit

• Customer-focused

• Zone B: No limit

• Explore a public parking lot

Potential Streetscape Elements

21

• Wide sidewalks, seating, active uses

• Swales/ stormwater landscaping

• Curb extensions

• Crosswalk marking/paving

• Pavement textures

• Public plaza space

• Street furniture

• Street art

Sidewalk / Planting ~19’

22

Curbless Street

23

Shared Street

24

Outdoor Seating

25

Storefront Improvement

26

Commercial Plaza

27

Gateway Locations

28

Regional gateway / signage

Downtown gateway nodes

Potential Gateway Elements

29

• Signage

• Monuments/art

• Arch

• Banners

• Intersection treatments

Signage / Wayfinding

30

Intersection Design Gateway

31

Arch Gateway

32

Banners / Art

33

LAND USE & DEVELOPMENT

RECOMMENDATIONS

34

Land Use Elements

35

Land Use Elements

36

Encourage new development within

existing limits on scale/height

• Maintain 35’ (three story) height limit

• Reduce minimum landscaping

requirements

• Reduce minimum parking

requirements

Land Use Elements

37

Clarify and improve standards for

residential development

• Downtown core: no residential on

ground floor

• C-2 zone:

• Permit residential outright (currently a

conditional use permit is required)

• Reduce minimum front setback from

20’ to 5’

• Establish design standards for ground

floor of residential close to sidewalk

• Increase maximum density standard

Land Use Elements

38

Enhance design standards for new

commercial development

• Prohibit drive-throughs

• Require more windows on ground

floor of commercial

• Clarify requirement for location of

main entrance

39

Implementation

Recommendations

Next Steps

• Finalize Downtown Revitalization Plan

• Planning Commission considers – July 2017

• City Council considers for adoption – Sept 2017

40

Downtown Core: Concept

41

Widen to 19’ sidewalk

with tree plantings

Parallel parking and

street seats area

Shared, slow speed two-lane street –

can be closed for “festivals” & events

Storefront improvement

of existing businesses

Mixed-use housing and

commercial buildings

New City Hall / Library

civic development

Active commercial uses

along Portland Avenue

Recommended Plan Concept

42

Downtown Core:

streetscape and

development area

Re-establish

waterfront park

Reconnect to

Oregon City

Neighborhood-scale infill

housing in the C2 zone

Dartmouth enhanced as

the key neighborhood

access street

Reduced parking reqs.

permit more varied

development

Streetscape and

development creates

“gateway” node

GLADSTONE DOWNTOWN

REVITALIZATION PLAN

June 8, 2017

PUBLIC PRESENTATION