FINAL RECOMMENDED PORTLAND AVENUE STREETSCAPEPLAN … · City of Gladstone Prepared by: David Evans and Associates, Inc. 2100 SW River Parkway Portland, Oregon This project is partially

Prepared for:City of Gladstone

Prepared by:David Evans and Associates, Inc.2100 SW River ParkwayPortland, Oregon

This project is partially funded by a grant from the Transportation and Growth Management Program (TGM), a joint program of the Oregon Department of Transportation and the Oregon Department of Land Conservation and Development. This TGM grant is financed, in part, by Federal Safe, Accountable, Flexible, Efficient Transportation Equity Act: A Legacy for Users (SAFETEA-LU), local government, and the State of Oregon funds.

The contents of this document do not necessarily reflect the view or policies of the State of Oregon.

PORTLAND AVENUE STREETSCAPE PLAN CITY OF GLADSTONE, OREGON

June 2009

FINAL RECOMMENDED

Acknowledgements

Gladstone City CouncilWade Byers - MayorRay Jaren Judith Ervin Kari Martinez Tom Pagh Hal BuschLen Nelson

Gladstone Planning CommissionMatt Green-Hite Kirk StempelNeal ReisnerTamara StempelKim SieckmannThomas Mersereau Jason Gartner

Project Advisory Committee*Clay Glasgow Michelle HealyRobert Everett Gary SteffenTom HoganLoren WattsDarwin DitmarJeri BentonKerry Convoy

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Project Management TeamCity of Gladstone Ron Partch Mary Nixon Pete BoyceTami Bannick

Oregon Department of Transportation Seth BrumleySonya Kazen

David Evans and Associates, Inc.Suzanne CareyBrynn Reimann Mike HickeyBob Marshall Chris Weber Adam ArgoAlex Dupey Gill WilliamsWalt Bartell

Also included representatives from City Council and Planning Commission


Table of Contents

Executive Summary

Portland Avenue Streetscape Overview

Portland Avenue Streetscape and Sections

Cost Estimate

Implementation Plan

Appendices

Technical Memorandum 1 (Summary)


Transportation System Plan Amendment Package

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Executive Summary

In April 2008, the City of Gladstone (City) and David Evans and Associates, Inc. (DEA), began a conceptual design and planning process for Portland Avenue between the Clackamas River on the south and Nelson Lane to the north. The primary intent of the project, which was funded through an Oregon Department of Transportation (ODOT) Transportation and Growth Management (TGM) grant, was to develop a streetscape plan to guide the renovation of Portland Avenue within the City’s central business district. The Portland Avenue Streetscape Plan (Plan) includes a streetscape design, street sections, cost estimate, project phasing, and an implementation plan. The Plan also includes amendments to the City’s Transportation System Plan (TSP).

The conceptual streetscape design and street sections shown in the Plan represent a community-supported vision for Portland Avenue that celebrates its unique downtown location, its regional setting, and its reflection of the community’s identity. Portland Avenue will serve as a multi-modal streetscape accommodating bicycles, pedestrians, and transit riders, as well as drivers. It will provide an arterial street function and support commercial and civic land uses in the downtown area. The streetscape design will strive to incorporate sustainable design elements such as on-site stormwater infiltration and native landscaping. It will provide public places for people to gather and strengthen connections to the Clackamas River and regional bike, pedestrian, and transit facilities. The improvements are intended to act as a catalyst for redevelopment and reinvestment in downtown Gladstone.

A significant amount of background work went into developing a plan for Portland Avenue that is both feasible and visionary. The project included developing guiding principles and goals, researching background information and physical attributes, analyzing opportunities and constraints, and generating conceptual streetscape alternatives with cost estimates. These project elements are included in Technical Memorandums 1 and 2. Summaries of both can be found in the Appendices.

The vision for Portland Avenue was guided by the community’s involvement and input. There were five public meetings, including three Project Advisory Committee (PAC) meetings, a town hall meeting, and a Planning Commission/City Council work session. In addition, there were multiple Project Management Team (PMT) meetings that included representatives from the City, DEA, and ODOT. Updates were periodically published in the City newsletter, and information was available on the City’s website.

Organization of the Plan:Page 1 provides an overview of the project, a summary of the conceptual streetscape •design, and recommended project phasing.Pages 2 and 3 show the Portland Avenue conceptual streetscape design and street sections. •Page 4 provides the estimated cost for designing/constructing the streetscape in two phases. •Pages 5-7 outline the implementation actions by project phase including: planning, design, •construction, and maintenance.The TSP Amendment package is attached in Appendix C. •

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Developing the Portland Avenue StreetscapeThe conceptual streetscape design shown on the following pages represents a community-supported vision for Portland Avenue that celebrates its unique downtown location, its proximity to the Clackamas River, and its citizenry. This vision was guided by the community’s input and direction. Early on in the project, the PAC was convened. This group had representation from local businesses, residents, service providers, and employees. The PAC provided input on the project during three different phases and was invaluable in crafting the streetscape design. The community reviewed two distinct alternatives (shown in Appendix B), and provided preferences on features and options at a town hall meeting on September 18, 2008. This input was also critical in defining the preferred alternative. The streetscape design emphasizes Portland Avenue as a multi-modal street including wider sidewalks, bike lanes, and distinct spaces for transit riders. It maintains on-street parking throughout most of the corridor, providing easy access to local businesses. The design establishes places for people to gather and promotes a civic center. It celebrates Portland Avenue’s terminus at the Clackamas River, and its connections to the Trolley Trail and other regional trail facilities. The streetscape design integrates sustainable design practices such as managing stormwater on-site and incorporating native plant material. The streetscape design also establishes a campus-like parkway through the high school properties.

Specific features of the Portland Avenue Streetscape include:

Reconstructing full street right-of-way •Removing buried railroad tracks •Undergrounding local overhead utilities •Installing new pedestrian-scale street lighting •throughout project areaCreating street hierarchy by installing formalized •intersection paving, curb bulb-outs, and raised crosswalks at the high school, Abernethy Lane, Dartmouth Street, and Arlington StreetInstalling contrasting paving at local intersections •Creating a campus setting and slowing traffic by •installing planted median between Nelson Lane and Abernethy Lane

Enhancing connections to Trolley Trail with gateway/ •signage featuresInstalling a curbless street plaza with special paving •from Exeter Street to Arlington Street Installing a stormwater infiltration planting median •between Arlington Street and Clackamas Blvd.Managing stormwater along Portland Avenue with •stormwater infiltration planting Formalizing bus stops along Portland Avenue •

Project Phasing When the project began, the City requested a recommendation for implementing the Portland Avenue streetscape design in multiple phases to lower the cost by phase. The project team explored breaking the project into three or four phases. The project team found that adding more than two phases to a project can add significantly to overall costs because of increased unit cost (economy of scale) and increased mobilization fees. Phasing also impacts businesses and residents for a significantly longer period of time. For these reasons, this Plan recommends implementing the project in two distinct phases:

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Example of plaza-like street paving

Example of a formalized bus stop

Example of stormwater infiltration planting

Example of permeable paving for on-street parking areas

An illustration of how Portland Avenue could look in the Downtown Plaza; looking south toward the Clackamas River.Example of a curbless street

Phase 1: Gloucester Street to the Park (including signalization)

Phase 2: Gloucester Street to Nelson Lane

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Actual location of pedestrian crossing may shift to the north

SECTION B: Residential/Civic Zone

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SCHOOL ZONE

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Center median planted with trees and small shrubs/groundcover

Special paving at key intersections

Bike lanesthroughout

Contrasting paving in crosswalks indicates local intersection

Street trees in stormwater planter area

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RESIDENTIAL/CIVIC ZONESCHOOL ZONE

Gateway/signage feature at Trolley Trail

9’ 9’6’8’12’12’8’6’ 5’5’10’ 10’8’5’12’10’12’5’8’

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PHASE 2Note: This plan is conceptual. Actual tree and light pole locations, and curb radii will be adjusted to address visibility, safety, and vehicle standards

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Bulb-out corners at key intersections

Curbless plaza in heart of downtown

Widen planter strips and vegetated stormwater median to enhance park entry

Relocate parking to provide better access to views, park, and regional trail system

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RESIDENTIAL/CIVIC ZONE DOWNTOWN PLAZA PARK ZONE

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Provide visual connection to rail bridge structure

Note: This plan is conceptual. Actual tree and light pole locations, and curb radii will be adjusted to address visibility, safety, and vehicle standards


Stormwater infiltrationplanter

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Item Unit Unit Cost

Quantity Phase 1*

Quantity Phase 2**

Cost Phase 1* Cost Phase 2** Total (in 2009 $)

Mobilization and Traffic Control $633,000 $633,000 $1,266,000Mobilization LS $345,000 1 1 $345,000 $345,000Temporary Protection and Direction of Traffic LS $230,000 1 1 $230,000 $230,000Erosion Control LS $58,000 1 1 $58,000 $58,000Drainage and Sewers $211,960 $267,900 $479,860Drainage Curbs FT $12 1,730 5,400 $20,760 $64,800Drainage (pipes, inlets) FT2 $1 152,800 143,100 $152,800 $143,100

Stormwater Infiltration Planters (irrigated) FT2 $6 6,400 10,000 $38,400 $60,000

Road Work $3,088,100 $2,655,860 $5,743,960Construction Survey Work LS $58,000 1 1 $58,000 $58,000Asphalt Roadway (6” depth + 12” agg. depth) FT2 $17 39,300 90,300 $668,100 $1,535,100Unit Pavers (key intersections, crosswalks, and plaza) FT2 $23 59,400 18,000 $1,366,200 $414,000Sidewalks and Ramps (concrete) FT2 $18 54,100 34,820 $973,800 $626,760Sub-grade Stabilization FT2 $11 2,000 2,000 $22,000 $22,000Permanent Traffic Control and Guidance Devices $591,250 $419,000 $1,010,250Illumination FT $185 2,050 2,200 $379,250 $407,000Signal each $200,000 1 0 $200,000 $0Striping LS $12,000 1 1 $12,000 $12,000Right-of-Way Development and Control $243,500 $241,000 $484,500Planter Areas (incl. soil, plants, street trees, and irrigation; excl. stormwater infiltration planting, noted in drainage section)

FT2 $10 1,850 11,600 $18,500 $116,000

Architectural (incl. benches, bus stop features, tree grates, and signage/gateway features)

LS $125,000 1 1 $125,000 $125,000

Park Area Right-of-Way Improvements LS $100,000 1 0 $100,000 $0

Subtotal Construction Cost $4,767,810 $4,216,760 $8,984,570Engineering Design Development/Contingencies % 60% of total $2,860,686 $2,530,056 $5,390,742

TOTAL $7,628,496 $6,746,816 $14,375,312

Underground overhead utilities during construction of roadway1 LS $1,000,000 1 1 $1,000,000 $1,000,000TOTAL + undergrounding of overhead utilities $8,628,496 $7,746,816

Notes:The City would be solely responsible for costs associated with 1. undergrounding overhead utilities. As an option, the City may want to consider consolidating utility poles at the time of street construction.There is no significant cost difference between the curb/sidewalk and 2. curbless downtown plaza given the proposed full street reconstruction.

Differences in Cost of Options Discussed:A variety of design options were discussed at the public meetings. The information below describes the options and the differences in overall cost, for future consideration:

Option 1: Install traditional landscaping rather than stormwater infiltration planting • between sidewalk and curb. This alternative would cost an additional $33,000Option 2: Install permeable unit pavers rather than asphalt for on-street parking/bike • lane. This alternative would cost an additional $315,000.Option 3: Install concrete rather than unit pavers in downtown plaza. This alternative • would save $264,000.

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* Phase 1: Gloucester Street to the Park (including Gloucester Street signalization)** Phase 2: Gloucester Street to Nelson Lane.

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NA good vision is a necessary first step toward community change, but much more is needed to make change happen. The purpose of an implementation plan is to define the specific actions required to achieve change in the landscape in ways that conform to the vision. An implementation plan is also critical for defining the timing of actions. Certain decisions should be considered early on in the process to help guide decisions that occur later. This implementation plan is organized by the phases necessary for any public infrastructure development project: planning, design, construction, and maintenance. Critical topic areas help refine the decisions within each phase. These actions will be implemented by the City. Specific emphasis has been made in this implementation plan to incorporate sustainable practices throughout the development process.

Phase/Topic Recommended Action Timing

PlanningLeadership The City should formally designate an individual who will champion the Portland Avenue Streetscape Plan. This

person should have the authority necessary to resolve issues quickly, follow through with the recommended actions of the Plan, motivate and organize stakeholders, and promote the vision of the Plan. It is recommended that the City Administrator fill this role.

Immediately

The City should continue to engage the community, businesses, and residents in the planning, design, construction, and maintenance decisions regarding Portland Avenue street improvements.

Ongoing

Funding The City should consider funneling gas tax or vehicle registration monies into a fund for street improvement. In most cases, these funds are wholly committed to road maintenance; however, the option should be evaluated.

Immediately

The Regional Flexible Fund Allocation (RFFA) is distributed by Metro under the MTIP every two years. In a typical cycle, Metro distributes $55-$60 million. The next solicitation for project submittals will be offered in spring of 2010, with project funding to occur in the years 2014-15. Specific requirements for applications will be released at that time. State law requires that projects submitting for the RFFA demonstrate they can provide 10.27% of the total project cost in matching funds. In previous cycles, selected projects have been awarded between $500K to $5 million per project.

Immediately

At the state level, the Transportation Enhancement Program (TE) may be another potential source of funds. This project may be in alignment with the “Pedestrian Enhancement/ Beautification” criteria that the TE funds through reimbursement. For more information, see http://www.oregon.gov/ODOT/HWY/LGS/enhancement.shtml#General_Information.

Immediately

Coordination If the City does not already, it should have representation on the Clackamas County Coordinating Committee, which meets monthly to review, coordinate, and discuss upcoming opportunities (such as the RFFA, above) for cities in Clackamas County.

Immediately

Maintain ongoing coordination with Clackamas County, Metro, ODOT, and DEQ in addition to homeowners, businesses, and property owners.

Ongoing

Maintain ongoing coordination with local service providers including TriMet, school district, fire department, post office, library, and private gas and utility companies.

Ongoing

Transportation System Plan Adopt Portland Avenue streetscape and street sections by reference in City’s TSP, as provided in Appendix C. With this plan

Revise City’s TSP to identify Portland Avenue as the local bike route, as provided in Appendix C. With this plan

Development Code Revisions Implement changes to the City’s Development Code (Title 17) that establish standards for building orientation, frontage, and land uses. These standards should apply, at a minimum, to lots that front onto Portland Avenue. Standards should include:

Encourage dense landscape screening of parking lots in those cases where parking lots abut the sidewalk and street• Prohibit tree cutting in the right-of-way along Portland Avenue • Encourage on-site stormwater management• Prohibit or limit drive-through facilities on properties abutting Portland Avenue•

Limit curb cuts along Portland Avenue and consider requiring shared parking lots and access from the side streets rather than • from Portland Avenue.

0-2 years

Consider a special plan district or overlay zone for Downtown Gladstone that addresses long-term zoning provisions applicable to Portland Avenue and adjacent streets.

0-2 years

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DesignStormwater Management Select an engineering design team with technical and practical experience in alternative stormwater management

options, including stormwater infiltration planting and permeable paving.

Further the development of a streetscape design that maximizes on-site drainage; minimize pipes and necessity for off-site treatment.

Test soils for infiltration capacity during the design phase to ensure that the design matches the area’s functional capacity.

1-3 years

Plant Material Street trees (tree should have vertical or open canopy structure to reduce blocking signage and roots that won’t disrupt sidewalks). Species to consider include:

Acer rubrum “Bowhall’• / Bowhall Red MaplePlatanus x acerifolia• / London Plane Carpinus betula• / European HornbeamQuercus rubra• / Red OakAbies grandis ‘Johnsonii’• / Johnson Grand FirCalocedrus decurrens• / California Incense Cedar (Park entrance or in wide median)

Shrubs (low growing, hardy, low maintenance, minimal pruning, and seasonal interest). Shrubs to consider: Ribes sanguineum• / Red flowering currantSpiraea ssp• ./ SpiraeasRhododendron ssp• ./ AzaleasPinus mugo ‘Oregon Jade’• / Oregon Jade mugho pineCornus sericea• ‘Kelseyi’/ Dwarf Kelsey redtwig dogwood Cistus ssp./ Rock rose• Potentilla fruticosa• ‘Abottswood’/ Bush cinquefoilNandina domestica • ‘Firepower,’ ‘Compacta,’ or ‘Gulfstream’/ Heavenly bamboo

Perennials/ Groundcovers (low growing, hardy, low maintenance, minimal pruning, and seasonal interest). Groundcovers to consider:

Mahonia repens• / Creeping mahoniaArctostaphyllos uva-ursi• / KinnickinnickLavendula ssp.• / LavenderRosmarinus ssp.• / Rosemary spreading or prostrateHelichtrotrichon semperviren• / Blue oat grass

1-3 years

Structural Soils Consider incorporating structural soils in tree wells and landscape areas to protect sidewalks and trees. Structural soils provide for structural support needed by pavement while preventing soil compaction. Structural soils also promote healthy trees by enabling tree roots to access nutrients and oxygen.

1-3 years

Signage/Gateways Encourage citizen engagement with interpretive signage that highlights sustainable design elements or natural functions (i.e., stormwater infiltration).

Specify use of natural, nontoxic, and durable materials that will stand the test of time and weather.

1-3 years

Lighting Design Design the lighting system to direct light where it is needed to minimize light pollution.

Specify LED or other energy-efficient lighting system elements.

1-3 years

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Waste Management/Material Selection

Identify design features that incorporate reclaimed and recycled materials.

Specify products that are locally sourced.

1-3 years

Irrigation System Design water-efficient irrigation system for planted areas. 1-3 years

Bus, Bike, and Pedestrian Features

Engage cyclists and transit users to provide feedback and ideas about the facilities they need/want along Portland Avenue.

1-3 years

River Edge/Park Improvements

Consider bioengineering techniques on steep, eroding banks.

Encourage a design that uses native plants and limits exposed soils.

1-3 years

ConstructionConstruction Contractor Engage contractors with authentic sustainable construction experience. 3-5 years

Construction Management Before any work is done, develop a Construction Management Plan that is a collaboration between the contractor, the City, the adjacent property owners and businesses. The plan should comprehensively address all construction-related issues including access, parking, noise, dust, vibrations, and working hours. The plan should also address a program for engaging businesses and residents throughout the construction phase.

Develop and enforce a site protection plan.

Protect water resources during construction.

Use Ultra-Low Sulfur Diesel in construction equipment.

Protect areas intended for stormwater infiltration during construction (e.g., rope off areas so that soils are not compacted).

Implement a waste management and recycling plan.

3-5 years

Plants Relocate existing plants/trees, as applicable.

Remove all invasive/nuisance species.

Prevent soil compaction.

3-5 years

Reduce Retain existing conditions to the extent practicable to reduce costs and consumption of new materials. 3-5 years

Reuse Consider innovative solutions to reuse demolished materials on-site or coordinate their reuse with another projects.

Look for opportunities to use reclaimed materials in the streetscape construction.

3-5 years

Recycle Work with the contractor to recycle demolished materials to the extent possible.

Look for opportunities to use recycled-content materials in the streetscape construction.

3-5 years

Materials Use natural, long-lasting materials that can be recycled or reused after their useful life.

Use materials that support healthy systems: pervious pavements, nontoxic paints, etc.

Use products that are locally sourced.

Use LED or other energy-efficient lighting systems.

3-5 years

MaintenanceCommunity Partnerships Cultivate partnerships with the schools, senior center, and local businesses to encourage community ownership. Ongoing

Landscape Maintenance Prefer compost teas and natural sources to toxic fertilizers and pesticides. 5-8 years

Street Cleaning Optimize street cleaning practices to reduce debris in stormwater infiltration facilities. 5-8 years

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Appendices



Transportation System Plan Amendment Package

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Appendix ATechnical Memorandum 1 (Summary)


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The intent of Technical Memorandum 1, dated July 10, 2008, was to identify the project area, establish the project guiding principles and goals, and describe existing physical features, plans, and policies that affect the Portland Avenue corridor both in terms of transportation and adjacent land uses. The memorandum also reviewed environmental resources, utilities, market conditions, demographics, parking, and the historical context relevant to Portland Avenue. After the project team reviewed the relevant documents, the information was analyzed, site visits were conducted, and opportunities and constraints were identified. Associated with this memorandum were three Opportunity and Constraints diagrams (Figure 1: Connectivity, Figure 2: Infrastructure, and Figure 3: Urban Design) that can be found on pages A-5 through A-7. The figures highlight factors considered in the development of the conceptual streetscape design alternatives.

Project Setting and Study AreaThe City of Gladstone is located at the confluence of the Willamette and Clackamas rivers. The City is 12 miles south of Portland, and just across the Clackamas River from Oregon City. It is located adjacent to two major transportation corridors: McLoughlin Boulevard/OR 99E on the west and I-205 on the east. Portland Avenue is recognized as the downtown “mainstreet” of the City. Downtown Gladstone is one of three commercial areas in the City, the other two being McLoughlin Boulevard and a commercial cluster located adjacent to I-205 and 82nd Drive. Downtown Gladstone is a unique commercial center within the City.The project study area is Portland Avenue between the Clackamas River on the south and Nelson Lane to the north, and extends one block to the east and west of Portland Avenue. The Gladstone central business district is located within the project study area. Portland Avenue serves many purposes. It is a retail center for surrounding neighborhoods; it is the heart of the City. It provides a connection to the Clackamas River. It is a civic center and includes the high school, post office, city hall, fire station, and library.

Guiding Principles and GoalsThe following project Goals and Guiding Principles provided direction and guidance on the Plan and the conceptual streetscape design. The Goals articulate the desired outcome of the Plan. The Guiding Principles articulate a desired vision for Portland Avenue.

The Project GoalsDevelop a community-supported vision for Portland •Avenue that celebrates its unique downtown location, history, and physical characteristics while serving the community, businesses, and visitors that use it. Guide renovation of Portland Avenue by addressing •issues such as poor street and sidewalk drainage, excessive street cross slope, and poor sidewalk conditions.Develop a plan that provides cost estimates, •maintenance requirements, construction schedule, and phasing opportunities.

Project Guiding PrinciplesProvide opportunities for citizen, stakeholder, and •service provider involvement.Strengthen Portland Avenue as the mainstreet of •downtown Gladstone.Support the City’s economic goals by minimizing •construction impacts to local businesses and promoting a viable business district.Provide public places for people to gather. •Strengthen visual connections to the Clackamas •River.Create an attractive, well-cared-for downtown •streetscape that reflects the community’s identity. Strive to incorporate sustainable design elements •such as green streets, native landscaping, and innovative design features.Integrate pedestrian-oriented design features; •connections to local and regional bike, pedestrian, and transit facilities; and complete street concepts to encourage the use of alternative transportation modes (bicycling, transit, and walking).Provide a street that is safe for all users, and •addresses ADA (Americans with Disabilities Act) standards.


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Background Review and AnalysisThe project team reviewed and summarized the following documents:

City of Gladstone Comprehensive Plan, April 1979, Updated • October 2006.City of Gladstone Comprehensive Plan Inventory and Analysis, • 1979.City of Gladstone Transportation System Plan, 1995• City of Gladstone Transportation System Plan, Supplemental • Volume Streets Inventory, 1995Downtown Retail Market Analysis, 2007. Marketek.• Gladstone Downtown Improvement Plan, Technical • Memorandum, 1979.Gladstone Downtown Parking Plan, Oregon Downtown • Development Association, 2006.Gladstone, Oregon A History. Part Two: Civil War to the Eve of • the Great Depression. Gladstone Historical Society, 1998.Gladstone, Oregon A History. Part One: Earliest Times to the • Civil War’s Eve. Gladstone Historical Society, 1992.Gladstone Zoning Code, Title 17. Viewed online at: http://www.• ci.gladstone.or.us/zoning_code.htmlInventory of Physical Property and Economic Conditions. • Clackamas County Housing and Community Development Agency.

Urban Design ZonesPortland Avenue’s character is that of a downtown mainstreet commercial district. As shown on Figure 3: Urban Design, the PMT identified four distinct urban design zones along Portland Avenue. Currently, these zones each have a unique sense of character. The first zone is the high school zone on the north end of the project study area. To the south is the second zone, the residential zone The third zone is the civic zone, and it includes the City’s downtown and its municipal core. Gladstone City Hall, the library, the post office, and the fire station are located in this zone. There is also a mix of retail, professional, and personal services, surface parking lots, and vacant buildings. The fourth zone, on the most southern edge of the project study area, is the park zone.

As the project progressed, the PMT and PAC determined that three distinct zones were more appropriate: the school zone, the residential/civic zone, and the park zone. Residential, commercial, and office uses are scattered about both the residential and civic zone, making it hard to distinguish visually where one zone starts and the other begins. In addition, the land use zoning is consistent along the whole stretch of Portland Avenue. As sites redevelop, it is likely that the difference between the residential area and the civic/retail area will become less noticeable. The PMT and the PAC also determined that, due to the relatively short length of Portland Avenue, it would be better to maintain visual consistency throughout the project area.

Summary of Opportunities and ConstraintsTechnical Memorandum 1 also included a summary of the opportunities and constraints along Portland Avenue. These opportunities and constraints were developed through review of local documents, data sets, and utility information; multiple site visits; and overall analysis of findings. The opportunities and constraints of Portland Avenue are summarized below.

Opportunities:The area has visual access to the Clackamas River •and has a very desirable location along the river.Portland Avenue has good urban “structure” including •short blocks, easy to navigate street system, historic storefront buildings, relatively flat grade, and compact area. The area is very “walkable.”The area provides a mix of adjacent uses: schools, •retail, civic, residential, and park/open space.The wide street right-of-way provides a variety •of opportunities including wider sidewalks, street furnishings, wider planter medians, landscape median/boulevard treatment, parking areas, green street features, and curb bulb-outs.The area has excellent vehicular accessibility to I-205 •and McLoughlin Boulevard without the direct negative impacts (traffic, noise, and high speeds).The City has a rich history. •Downtown Gladstone fosters diversity in user •groups: senior citizens, high school and grade school students, civic employees, and local business owners and employees.

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Portland Avenue has excellent transit accessibility. •The area has access to the regional park, bike, and •trail system, including the Trolley Trail and the Park Bridge over the Clackamas River.There is a strong sense of community and a desire to •see the city flourish while maintaining is character.Gladstone is accessible to the City of Portland. •There is a high level of support and pride in the local •schools.

Constraints:The buried railroad tracks in the center of Portland •Avenue create a significant financial burden for street improvements, steep street cross slopes, and poor street and sidewalk drainage.The location of underground utilities adjacent to •sidewalks makes construction of green street features and extended sidewalks more challenging. The sidewalks, curbs, and roadway conditions are in •poor condition.ADA accessibility standards are not met. •The stormwater drainage along the sidewalks and •street is poor in certain locations.There are no existing landmarks or gateways in •downtown Gladstone.There are no recognizable and unifying elements •along Portland Avenue.There are no public gathering places for civic events. •Pedestrian and bicycle crossings are not consistently •delineated.There are no visual connections to the Clackamas •River from downtown.Street, sidewalks, and buildings are out of scale with •one another.Overhead wires and poles dominate the streetscape. •There is a lack of consistency in street lighting. •The Lake Oswego Water Pump Station is located at •the significant intersection of Portland Avenue and the Clackamas River.

Figures:Figure1: Connectivity, Figure 2: Infrastructure, and Figure 3: Urban Design are shown on pages A-5, A-6, and A-7, respectively.

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Exi

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Figure 3: Urban Design

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3

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Appendix BTechnical Memorandum 2 (Summary)


B-1


Technical Memorandum 2, dated September 8, 2008 includes two conceptual alternatives for Portland Avenue. These alternatives were guided by the project Goals and Guiding Principles. The features described in each alternative were not considered to be mutually exclusive, with the idea that the preferred alternative would ultimately include features and options from both alternatives. The alternatives were intended to generate community dialogue and preferences. The distinguishing features and options associated with the two alternatives are shown on pages B-2 through B-5. The memorandum also included a wide range of photographs showing built examples of described features occurring in different streetscapes. Most of the photographs were taken in cities in the Northwest. Lastly, the memorandum had an urban design options section. This section noted a range of urban design components: lighting, benches, hanging flower baskets, banners, paving, tree species, and tree integration, and included information on benefits, options/types, cost, and maintenance considerations.Following the publication of Technical Memorandum 2, the PMT met with the PAC and hosted a town hall meeting on September 18, 2008 to discuss the features and options of the alternatives. Participants were invited to share their thoughts, opinions, and preferences with the PMT and one another. This input guided the development of the preferred streetscape alternative.

Alternative One FeaturesProvide full street reconstruction •Remove buried railroad tracks •Underground overhead utilities •Provide new pedestrian-scale street lighting •consistently throughout project areasInstall two-tone formalized paving at all intersections •Install bulb-outs at all intersections •Install planted median along length of Portland •Avenue except in the downtown areaProvide parallel on-street parking along Portland •Avenue, in key locationsInstall full street plaza paving from Exeter Street to •Clarendon Street

Provide roundabouts with gateway features at •Portland Avenue/Abernethy Street and Portland Avenue/Arlington Street

Alternative Two FeaturesReconstruct sidewalks and curbs as needed •Maintain buried railroad tracks and improve street •surface where neededMaintain existing utility poles and light fixtures •Add hanging baskets and/or banners to existing utility •polesProvide parallel or 60-degree on-street parking with •differentiated paving Install raised bus stops •Manage stormwater on-site in vegetated planting •strips or infiltration trenches Emphasize connection to Trolley Trail by providing •special paving, benches, planting, and gateway featureInternalized bike lanes through the civic zone •Provide riverfront plaza with vertical fountain element •(visible along length of Portland Avenue), plaza paving, and pedestrian-focused amenities at Portland Avenue and the Clackamas River to draw the eye down Portland Avenue and create a stronger visual connection to the park and the Clackamas River

Technical Memorandum 2 (Summary)A

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Alternative 1 Summary

Alternative 1 FeaturesProvide full street reconstruction •Remove buried railroad tracks •Underground overhead utilities •Provide new pedestrian-scale street •lighting consistently throughout project areasInstall two-tone formalized paving at •all intersectionsInstall bulb-outs at all intersections •Install planted median along length •of Portland Avenue, except in the downtown areaProvide parallel on-street parking •along Portland Avenue in key locationsInstall full street plaza paving from •Exeter Street to Clarendon StreetProvide roundabouts with gateway •features at Portland Avenue/Abernethy Street and Portland Avenue/Arlington Street

Estimate of Cost (in 2008 $)$12,000,000 (done as one project; the estimate increases by 15-20% per phase if done as more than one project)A

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See Urban Design Options on pages 16-17 for

additional streetscape features and related costsSCHOOL ZONE: 1”=100’

100

Large broad canopy trees

with seasonal interest

Improved pedestrian

crossingCenter median with

smaller columnar trees

10’ wide sidewalks

8’ wide planting strip

creates buffer between

sidewalk and roadway

Roundabout with

gateway feature

Improved

connection to

Trolley Trail

Creates distinct

campus-like setting

Bike lane

North

10’7’-6”5’12’10’12’5’7’-6”10’

Sidewalk Planting strip

Bike lane

Vehicular travel lane

Bike lane

Plantingstrip

Sidewalk Vehicular travel lane

Planted centermedian

STREET SECTION: School Zone

B-3


Alternative 1 Summary continued

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additional streetscape features and related costsCIVIC ZONE

not to scale

On-street parking

Small columnar street trees in

key locations

Raised planters Curb-less

Median maintained through special

paving to provide continuity10’ sidewalks

Special paving to

delineate town center

North

ILLUSTRATION: Looking south from the civic zone

10’ 18’18’8’ 10’ 18’

Sidewalk Raised planting bed and parking

space

Vehicle and bike travellane with mountable curb

Vehicular and bike travellane with mountable curb

Pedestrian zone

Center medianindicated by color

pavement

STREET SECTION: Civic Zone

B-4


Alternative 2 Summary

Estimate of Cost (in 2008 $)$6,000,000 (done as one project; the estimate increases by 15-20% per phase if done as more than one project)

Alternative 2 FeaturesReconstruct sidewalks and curbs as •neededMaintain buried railroad tracks •and improve street surface where neededMaintain existing utility poles and •light fixtures Add hanging baskets and/or banners •to existing utility polesProvide parallel or 60-degree on- •street parking with differentiated paving Install raised bus stops •Manage stormwater on-site •in vegetated planting strips or infiltration trenches Emphasize connection to Trolley •Trail by providing special paving, benches, planting, and gateway featureInternalized bike lanes through the •civic zoneProvide riverfront plaza with vertical •fountain element (visible along length of Portland Avenue), plaza paving, and pedestrian-focused amenities at Portland Avenue and the Clackamas River to draw the eye down Portland Avenue and create a stronger visual connection to the park and the Clackamas River

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additional streetscape features and related costsSCHOOL ZONE: 1”=100’

100

Parallel on-street parkingVegetated bulb-outs

Existing curb-cuts

Improved pedestrian crossing Travel lanes

2’ paved edge to provide

easy access to on-street

parking stalls

Bike lane

Trolley trail “pocket” park

Special paving mimic

historic trolley line

Parallel on-street parking

Banners/hanging flower baskets are

added to existing utility poles

North

8’5’12’12’9’4’8’ 2’ 5’ 9’ 6’

Sidewalk Stormwater planter &

paved edge

On-street parking

Bike lane

Vehicular travel lanes Bike lane

On-street parking

Stormwater planter &

paved edge

Sidewalk

STREET SECTION: School Zone

B-5


Alternative 2 Summary continued

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additional streetscape features and related costsCIVIC ZONE

not to scale

Parallel parking Angled parkingBike lanes move to inside

edge of parking stallsStormwater infiltration trench

Stormwater infiltration trench

Small columnar trees

Pedestrian improvements

Existing curb cutsTravel lane

meanders to

provide parking

Existing sidewalks are widened

to provide stronger pedestrian

environment

Banners/hanging flower baskets are

added to existing utility poles

North

8’ 8’+ /- 16’5’ 12’ 12’6’ 6’5’

Sidewalk Stormwater infiltration

planter

60-degree on-street parking and planted

islands

Bike lane

Vehicular travel lanes Bike lane

Sidewalk Stormwater infiltration

planter

STREET SECTION: Civic Zone

ILLUSTRATION: Looking south from the civic zone

Appendix CTransportation System Plan Amendment Package


The following pages show the proposed map and text amendments to the City of Gladstone Transportation System Plan. Map revisions include identifying Portland Avenue as the local bicycle route. A proposed Chapter VII: Streetscape and Street Sections is included that shows streetscape and street sections for Portland Avenue. Proposed Chapter VII includes estimated costs of streetscape projects. Proposed text is underlined.

Amended July ##, 2009


CHAPTER VII STREETSCAPE AND STREET SECTIONS . . . . . . . .. . . . . . . . . . . . . VII-1 Portland Avenue



Chapter VII S Streetscape and Street Sections

Figure 5 Portland Avenue Streetscape: Gloucester to the Clackamas River Figure 6 Portland Avenue Sections: Downtown Plaza and Park EntryFigure 7 Portland Avenue Streetscape: Nelson to GloucesterFigure 8 Portland Avenue Sections: School Zone and Residential/Civic Zone

VII-2VII-2VII-3VII-3

Table VII-1 Estimated Streetscape Costs VII-4



CHAPTER VII

STREETSCAPE AND STREET SECTIONS

Chapter Adopted July ##, 2009

CHAPTER VII

STREETSCAPE AND STREET SECTIONS

OVERVIEW

Portland Avenue: The conceptual design and street sections shown on pages VII-2 and VII-3 represent a community supported vision for Portland Avenue that celebrates its unique downtown location, its regional setting, and its reflection of the community’s identity. Portland Avenue will serve as a multi-modal streetscape accommodating bicycles, pedestrians, and transit riders, as well as drivers. It will provide an arterial street function and support commercial and civic land uses in the historic town center. The streetscape design will incorporate sustainable design elements such as green street technology and native landscaping where applicable. It will provide public places for people to gather and strengthen connections to the Clackamas River and regional bike, pedestrian, and transit facilities. The improvements are intended to act as a catalyst for redevelopment and reinvestment in downtown Gladstone.

*


VII-1

25

0

North

DC

Bulb-out corners at key intersections

Curbless plaza in heart of downtown

Widen planter strips and

vegetated stormwater

median to enhance park

entry Relocate parking to provide better access to views, park, and regional trail system

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Special paving at key intersection


Trees in tree grates in downtown plaza

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SID

EN

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IVIC

ZON

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OW

NTO

WN

PLA

ZAPA

RK

ZON

E

PH

AS

E 1

Provide visual connection to rail bridge structure



Stormwater

infiltrationplanter

10’10’

6’12’

12’7’

7’6’

10’

North

SE

CTIO

N D

: Park E

ntry

Sidewalk

Bike

lane

Vehicular travel

lane

Bike

lane

Sidewalk

Planter*Vehicular travel

lane

Median*

Use of bollards to prevent vehicle access

but allow storm

water drainage

Planter *

15’15’

8’12’

5’8’

12’5’

SE

CTIO

N C

: Dow

ntown P

laza

Sidewalk-

Trees in

tree grates

On-street

parking

Bike

lane

Vehicular travel lanesBike

lane

On-street

parking

Sidewalk -

Trees in

tree grates

Use of bollards to delineate pedestrian

zone

* Stormw

ater Infiltration Planting

0

See Figure 7: Portland Avenue Streetscape Gloucester to NelsonFigure 5: Portland Avenue S

treetscape: Gloucester to the C

lackamas R

iver

Figure 6: Portland Avenue S

treet Section D

owntow

n Plaza and P

ark Entry

PORTLAND AVENUE STREETSCAPE AND SECTIONS

Chapter Adopted July ##, 2009VII-2


SE

CTIO

N B

: Residential/C

ivic Zone

Sidewalk

On-

street

parking

Planter* Vehicle travel

lanes

Bike

lane

Bike

lane

On-street

parking

Planter *

SC

HO

OL ZO

NE

CIV

IC ZO

NE

AB

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NeeNelslslslslslslsslsl onononononoOn-street parallel parking

Raised crosswalkswith special paving

Street trees in tree grates minim

izes im

pacts of heavy pedestrian traffic and m

aintenance issues in school zone

Center median planted

with trees and small

shrubs/groundcover


Bike lanesthroughout


Street trees in stormwater

planter areaB

A


RE

SID

EN

TIAL/C

IVIC

ZON

ES

CH

OO

L ZON

E

Gateway/signage feature at Trolley Trail

9’9’

6’8’

12’12’

8’6’

5’5’

10

’1

0’

8’

5’

12

’1

0’

12

’5

’8

’

SE

CTIO

N A

: School Zone

Sidewalk-

trees in

tree grates

Bike

lane

Vehicular

travel lane

Bike

laneVehicular

travel lane

Planted center

median

On-street

parking

Sidewalk-

trees in

tree grates

On-street

parking

PH

AS

E 2


Sidewalk

* Stormw

ater Infiltration Planting

25

0

North

0

See Figure 5: Gloucester to the Clackamas River


treetscape Nelson to G

loucester


treet Sections: S

chool Zone and Residential/C

ivic Zone

PORTLAND AVENUE STREETSCAPE AND SECTIONS

VII-3

Chapter Adopted July 14, 2009

STREETSCAPE COST ESTIMATES

Street Phase CostPortland Avenue Phase 1: Gloucester to the Clackamas River $7,628,496 (2009 $)

Portland Avenue Phase 2: Gloucester to Nelson $6,746,816 (2009 $)


Table VII-1: Estimated Streetscape Costs

VII-4

Documents

FINAL RECOMMENDED PORTLAND AVENUE STREETSCAPEPLAN … · City of Gladstone Prepared by: David Evans and Associates, Inc. 2100 SW River Parkway Portland, Oregon This project is partially