GOOSE HOLLOW
STATION COMMUNITY PLAN
City Council Adopted
Ordinance No. 169699
January 10, 1996
City of Portland
Bureau of Planning
A Westside Light Rail Station Community Planning Project
To help ensure equal access to information, the Portland Planning
Bureau offers the following services:
• Interpreter (two working days notice required);
• Accessible meeting places;
• Audio Loop equipped hearing rooms in City Hall and the
Portland Building; and
• Planning documents printed in large type sizes (two working
days notice required).
For more information, please call 823-7709 or 823-6868 (TDD).
PORTLAND CITY COUNCIL
Vera Katz, Mayor
Earl Blumenauer, Commissioner
Charlie Hales, Commissioner
Gretchen Kafoury, Commissioner
Mike Lindberg, Commissioner
PORTLAND PLANNING COMMISSION
Steve Abel
W. Richard Cooley
Sarah ffitch
Bruce Fong
Richard Michaelson, President
Paul Schuback
Ruth Scott
Doug Van Dyk, Vice President
Noell Webb
PORTLAND BUREAU OF PLANNING
Charlie Hales, Commissioner of Public Safety
David C. Knowles, Planning Director
Robert E. Clay, Chief Planner
Project Staff
Jim Claypool, Senior Planner
Brinda Sastry, Associate City Planner
Geoff Sauncy, Graphic Illustrator
For more information, contact
Jim Claypool
Portland Bureau of Planning
1120 SW Fifth Avenue, Room 1002
Portland, Oregon 97204
Phone: 503-823-7198
Fax: 503-823-7800
Goose Hollow Station Community Plan Prepared With the Assistance of:
Westside Light Rail Station Area Planning Management Committee
G.B. Arrington, Tri-Met
Jim Claypool, City of Planning
Mary Weber, Metro
Brent Curtis, Chair, Washington County
Marion Hemphill, City of Hillsboro
Elaine Wilkerson, City of Beaverton
Robin Me Arthur-Phillips, Oregon Department of Transportation
Westside Light Rail Station Area Planning Technical Committee
Rajiv Batra, City of Hillsboro
Hal Bergsma, Chair, Washington County
Terry Lassar, Metro
Henry Markus, Tri-Met
Stephen Neil, City of Beaverton
Brinda Sastry, City of Portland
Bob Yakas, City of Hillsboro
Goose Hollow Foothills League
David Allred, Vice President
Stan Chesshir
Mary Ann Deffenbaugh
Jon Farrner, Treasurer
Doug Gentner
Howard Glazer
Jon Joiner
Sharon Paget, President
Joanne K. Palmer
Jerry Powell
Bill Reilly Jr.
AI Rollins
Len Stevens, Secretary
Michael Thompson
Neighborhood Development Committee
David Allred, VP GHFL
Jim Claypool, Portland Bureau of Planing
Howard Glazer, Committee Chair/GHFL
Kim Knox, Tri-Met
Roger Neu, Schnitzer Investment
Jerry Powell, GHFL, Land Use Chair
Michael Thompson, GHFL
Brent Denhart, Ex Officio
Bill Hawkins, Ex Officio
Roger Yost/Joachim Grube, Ex Officio
Thanks also to other neighborhood residents and interested citizens who participated in Goose
Hollow Station Community Planning Workshops in 1994-95
Table of Contents
Page
I. Summary............................................................................................................. 1
n. Introduction........................................................................................................ 3
What is Station Community Planning? 3
Planning Goals for the Westside Corridor................................................ 3
The Planning Context for Goose Hollow.................................................. 4
m. Amendments to the Central City Plan and Station Planning Area....... 7
Central City Plan Policy................................................................................. 7
Goose Hollow District Urban Design Plan................................................ 9
Goose Hollow Action Chart Projects and Programs............................... 10
Recommended Rezoning Map.................................................................... 14
Goose Hollow Action Chart Regulations... 15
IV. Proposed Amendments to the Central City Plan District
of the Portland Zoning Code and Zoning Maps......................................... 17
Map 510-1 Central City Plan District and Subdistricts........................... 20
Map 510-2 Maximum Floor Area.............................................................. 21
Map 51O-3A Maximum Heights................................................................. 22
Map 510-3B Maximum Heights.................................................................. 23
Map 510-4 Bonus Options Target Areas.................................................... 24
Map 510-5 Required Residential Development Areas.......................... 25
Map 510-6 Required Building Lines.......................................................... 26
Map 510-7 Required Retail Opportunity Areas....................................... 27
V. Appendix............................................................................................................. 28
A. Goals and Objectives for Goose Hollow.............................................. 28
B. Amendment to the ESEE Analysis of Scenic Resources................... 30
C. Housing Potential Analysis......................................................................... 35
D. Goose Hollow District Design Guidelines (under separate cover)
Goose Hal/ow Station Community Planning Project
I. SUMMARY
January 10, 1996
On January 25, 1994, the Planning Commission adopted proposed interim
regulations which applied certain transit-oriented development standards to
station areas in Goose Hollow. These regulations, which included certain
amendments to the Goose Hollow District of the Central City Plan and
applied the Transit (t) Overlay Zone to areas outside the District, were
subsequently adopted by City Council in April 1994.
The regulations were proposed as interim based on the City subsequently
initiating a station community planning process in conjunction with other
jurisdictions on the westside light rail corridor. The Cities of Portland and
Hillsboro (downtown portion) have completed their station community plans
with hearings pending, while Washington County and the Cities of Hillsboro
(east portion) and Beaverton are refining the alternatives for their plans.
Numerous meetings have been conducted with the Goose Hollow Land Use
Committee, Neighborhood Development Committee and Foothills League,
Northwest Policy Plan Committee and Land Use Committee, and interested
landowners. All property owners in the station planning area were notified
of the Planning Commission's scheduled hearing on August 22, 1995. The
Planning Commission held three hearings on the proposed plan. Most of the
public testimony addressed issues of building height at the edge of the Kings
Hill Historic District and required housing in the Central Commercial (CX)
zone. The Planning Commission recommended approval of the Goose
Hollow Station Community Plan to City Council in November, 1995.
City Council held hearings on the Plan in December and considered fifteen
requests for amendment before adopting the following plan provisions in
January, 1996:
• Expand the CCP boundary to include all of the station planning area in the
Goose Hollow neighborhood and the Central Commercial (CXd) zoning
on the north side of Burnside;
• Amend the Central City Plan's Policies, Further Statements, Urban Design
Plan and Action Charts;
• Amend the City's Zoning Code's Chapter 33.120 to modify development
standards for multi-dwelling zones and Chapter 33.266 to modify loading
standards for household living;
Pagel
Goose Hollow Station Community Planning Project JanuartJ 10, 1996
• Amend text and maps for the Goose Hollow District of the Central City
Plan in the City's Zoning Code (Chapter 33.510) to accomplish the
following:
a. required residential on CX;
b. required retail opportunity at prime station locations;
c. building line requirement on SW Jefferson;
d. add a special building line requirement for a 10 ft. setback
on Burnside Street;
e. residential bonus target area; and
f. floor area ratios and height limits.
• Delete the Transit (t) Overlay Zone from the station planning area;
• Apply the Comprehensive Plan Institutional Residential (IRd) designation
to Lincoln High School;
• Upzone properties in the existing High Density Residential (RH) zone in
conformance with the Comprehensive Plan designation to Central
Residential (RXd);
• Convert the base zoning on the Civic Stadium Station block from Central
Commercial (CXd) to Central Residential (RXd);
• Convert the Zoning along SW Jefferson Street West of 20th Avenue from
General Commercial (CG) to Central Commercial (CX)d;
• Convert the base zoning on Block 14 and part of Block 15 from Residential
High Density to (RH) to Residential 1,000 (RId);
• Convert the base zoning for landmark buildings on the South side of
Burnside Street between SW 12th and SW 14th Avenues from Central
Residential (RXd) to Central Employment (EXd);
• Convert the existing zoning on lot 1, blk. 4 & 6 at SW Madison Street just
west of the Vista Bridge with access only from SW Jefferson from
Residential 5,000 (R5) zone to Central Commercial (CXd); and
• Apply the Design Overlay zone (d) to all properties within the existing and
amended Central City Plan boundary of the Goose Hollow District.
Page 2
II. INTRODUCTION
What is Station Community Planning?
Station Community Planning is a process which ensures that light rail station
areas offer an effective and attractive means of integrating housing,
employment, retail and services into the existing pattern of land uses. By
creating opportunities and requirements for transit-oriented development, it
encourages maximum light rail ridership with easy access by all
transportation modes.
The station community planning project involves neighborhood residents,
interested developers, city and regional agencies all participating in
establishing important issues relating to future station area land use and
development. After review of alternatives and selection of a preferred
concept plan, a plan is being proposed to amend the existing comprehensive
plan and zoning.
Figure 1. Westside corridor map showing light rail alignment from downtown Portland to
downtown Hillsboro.
Planning Goals for the Westside Light Rail Transit Corridor
The Westside Light Rail Station Community Planning process is a
collaborative effort of the cities of Portland, Beaverton, and Hillsboro,
Washington County, Metro, Tri-Met, and the Oregon Department of
Transportation. The Westside Light Rail line has 21 MAX stations and
extends from downtown Portland to downtown Hillsboro (see figure 1).
Page 3
Goose Hollow Station Community Planning Project January 10, 1996
The project is under the direction of the seven member Westside Light Rail
Station Area Planning Management Committee. The goal and objectives set
by the Committee for the outcome of station area planning is as follows:
Maximize community development, transportation mode choice
and air quality improvement opportunities resulting from the
Westside LRT system, while contributing to its effective operation
Objectives:
• Consider neighborhood character and respect existing contributing development
• Adopt clear and objective standards for decision making
• Provide for expeditious approval of appropriate development
• Increase ridership
• Reduce auto use
• Air quality - decrease emissions from auto use
• Encourage early development in the station areas
• Achieve appropriate density in station areas
• Be compatible and integrated with other plans
• Be consistent with the adopted Regional Growth Concept
• Be consistent with state and regional plans and laws
• Implement the plans that are adopted
• Be responsive to market conditions
• Identify areas with redevelopment possibilities and aggressively promote
redevelopment
• Identify and mitigate, where possible, adverse impacts
• Assure a safe and pleasant bike/pedestrian environment
• Consider each station's unique qualities in design and its role in the region
The Planning Context for Goose Hollow
This project defines the Goose Hollow Station Community Planning Area as
roughly five city blocks or 1300 feet radius from the light rail stations.
Additional criteria for establishing the study area include existing land uses;
intensity of development; infrastructure, especially transportation related;
topography; and current plan and zone boundaries. The project study area
partially overlaps the Central City Plan District. One recommendation of this
report is to extend the Central City Plan boundary to encompass more of the
station planning area, as shown in Figure 2.
A number of other related planning and construction efforts have occurred in
Goose Hollow since the mid 1980's, as noted below:
• In April of 1994, the City amended its zoning code to apply interim
regulations supporting transit oriented development within close
proximity to the light rail alignment in the Goose Hollow area;
Page 4
NORTH
• 200
Central City Plan District
y~ Proposed extension of Central City Plan Boundary
- - - - - Goose Hollow Station
Community Plan Boundary
Light Rail Transit Station
..., ,........ .-..... Light Rail Alignment
Figure 2
STUDY AREA and
VICINITY MAP
Bureau of Planning City of Portland, Oregon January 1995
PageS
Goose Hollow Station Community Planning Project January 10, 1996
-Tri-Met has completed several studies which document the designs,
art work and construction details for the light rail stations and
alignment;
- Portland's Office of Transportation has initiated the Central City
Transportation Management Plan (CCTMP) in order to implement
the transportation objectives of the Central City Plan;
-In 1993, Planning Bureau's Livable City Project supported four pilot
projects in Northwest and Goose Hollow for purposes of exploring
designed infill on selected sites; and
-The Tanner Creek Basin Project to separate storm and sanitary sewers
is underway through the Bureau of Environmental Services.
Between February and June of 1994, the issue identification phase of the
project was initiated with two workshops, three neighborhood walks, a series
of five meetings on specific topics, and briefings before the Neighborhood
Association. Later that summer, at least three special event fairs were used to
seek additional opinions and inform people of the planning process. In
December, the Background Report and Alternative Development/Design
Concepts was produced. A refinement of one of these alternatives became the
preferred alternative with work and review by neighborhood groups,
interested citizens and agencies.
The Planning Commission held four hearings on the proposed plan between
August and November, 1995.
PLANNING TASK 1/94-
6/94
7/94-
1/95
2/95-
7/95
8/95- 12/95- 1/96+
11/95 1/96
ISSUE IDENTIFICATION,
NEIGHBORHOOD WORKSHOPS
INFORMATIONAL MEETINGS,
BACKGROUND REPORT AND
ALTERNATIVES
REFINEMENT OF PREFERRED
ALTERNATIVE
PLANNING COMMISSION
HEARING
CITY COUNCIL HEARING
IMPLEMENTATION
Figure 3. Chart showing the Goose Hollow Station Community Planning Process
Page 6
Goose Hollow Station Community Planning Project January 10, 1996
III. AMENDMENTS TO THE CENTRAL CITY PLAN AND
STATION PLANNING AREA
Central City Plan Policy
Policy 15: GOOSE HOLLOW
Protect and enhance the character of Goose Hollow by encouraging new
housing ilftEl. commercial and mixed-use development which is eempatible
with a gTewing eemmunity retains or enhances a sense of community while
improving the urban infrastructure to support a more pleasant and livable
community.
FURTHER:
A. BRcourage developmeRt of housir.g, particularly for families. Create
opportunities for LOOO new households within the District over the next
20 years. Housing created should provide for those who enjoy a central
city location with a neighborhood feel. as well as encourage diversity by
attracting families.
B. Encourage retail and commercial development alORg the light rail
corridor aRd in mixed-use projects centering on the Civic Stadium and
Jefferson Street light rail stations which support the needs of the
residential community.
C. Improve pedestrian and bicycle connections to light rail and throughout
the neighborhood.
D. Emphasize linear corridor boulevards on SW 18th Avenue. Burnside and
Jefferson Streets to provide active retail. plazas and other urban amenities.
E. Provide neighborhood amenities by including small pockets of open space
in conjunction with new. high density development.
F. Create a local streetscape that places importance on the continuity of
pedestrian pathways. building lines, street corners, and other important
physical design qualities.
Note: The current Central City Plan Policy 15 (Goose Hollow)
was adopted by City Council in March, 1988. Recommended
language additions are underlined and language deletions are
shown with a strikethru.
Page 7
Goose Hollow Station Community Planning Project
Policy 14: DOWNTOWN
Add the Downtown District Action Chart as follows:
January 10, 1996
• Apply a special building line setback of 10 feet for new development on
both sides of Burnside Street between the Park Blocks and 1-405.
• Pursue a corridor study that focuses on the development of Burnside
Street as a place that integrates pedestrians, cars and bicycles in a quality
environment.
• Convert the base zone for landmark buildings on the South side of
Burnside Street between SW 12th and SW 14th Avenues from Central
Residential (RX) to Central Employment (EX).
• Expand the residential bonus target area to all CX zoned areas inside
the Goose Hollow station planning area and the Central City Plan
boundary
Policy 17: RNER DISTRICT
Add the River District Action Chart as follows:
• Apply a special building line setback of 10 feet for new development on
both sides of Burnside Street between the Park Blocks and 1-405.
• Pursue a corridor study that focuses on the development of Burnside
Street as a place that integrates pedestrians, cars and bicycles in a quality
environment.
PageS
f
,
NORTH
SCALE
- - Central City Plan District
-,--- Goose Hollow Station Community Plan
Boundary
....... ...... Goose Hollow Neighborhood Boundary
,0 Major D.istrict 0 Minor DistrictU: Gateways . Gateways·
a a Parkways/Boulevards
~ Existing Historic Kings Hill District·
~ Major ~ Minor
'ttrS Attractions ~ Attractions
./ '- Historic Course of Tanner Creek'-
* Tanner Creek Daylighting Water Feature
• Public Plazas·
~ Neighborhood Focal Points
o Light Rail Transit Stations (Future CD)
I I I I I I I Light Rail Transit Corridor
~ Pocket Parks·
- ." .:, Open Spaces
~ Deck Over Freeway
GH3 Number Reference to Action Chart
• 0 • 0 • Pedestrianway and Bikeway
~ Scenic Viewpoint
Bureau of Planning City of Porlland, Oregon February 1996
9
Bureau of Planning City of Portland, Oregon January 1
NORTH
0' 200'
~
SCALE
Zoning Legend:
mEXdZoning
Ij~C)1 CXd Zoning
....... 'O .....
CS Zoning
~ .,ti:iill OSd Zoning
Ce!'.lI~ ell)' Plan Oi51lC1
----
• R2Zoning
G00! oIow SIa/lM
CorMtunJly PlAn &7Jn:itoy
-----
Uvu Ralllrllr
Cor~r
I I I I I I I
Page 14
Goose Hollow Station Community Planning Project January 10, 1996
Policy 15 Action Chart: Goose Hollow Projects and Programs
These action chart items summarize projects and programs which are the
conclusions of the Goose Hollow Station Community Planning Project. They
address actions for areas both inside and outside of the Central City Plan Area.
These charts have been adopted by resolution of the City Council. Projects
and programs approved by resolution are without the binding force of law.
# Actions ~~:;;t
Plan
,.r
GHI Work with a team of citizens and designers to develop X
and adopt design criteria for new development. Adopt
design guidelines which ensure compatibility of new
development and maintain the heritage of the neigh-
borhood. Include guidelines for incorporating
historical themes; emphasizing neighborhood focal
points, boulevards, pedestrian linkages and public
parks/plazas; and maintaining residential building
character.
GHZ Develop an east-west boulevard connection along SW
Jefferson between the Downtown Park Blocks and
Washington Park. Incorporate a central public
gathering place near Collins Circle and the light rail
station.
GH3 Determine whether screening of the PGE substation
at SW 17th and Columbia with a false building
facade can be achieved.
GH4 Adopt design guidelines for the King's HilI Historic
District and examine building heights, FARs and
bonuses along W. Burnside Street commercial zone
which addresses the character and scale of the
nei borhood and continui of the street.
, .il! R{,
GH5 Prepare a strategy for infiII housing which addresses
design, affordability and development partnerships
between the City, neighborhood residents and business
owners, Tri-Met and private developers. Apply tax
abatement to new housing where it will help to
achieve neighborhood and city goals of encouraging
diversity in housing types, particularily in support of
families. Locations preferred are near stations at
SW 18th and Jefferson, Salmon and Yamhill, SW 11th
& Yamhill, and other locations where existing
businesses redevelo with housin .
Page 10
Timeframe
6-
20
X
X
X
X
Imp!.-
mentors
BOP,
GHFL,
PDOT,
PVT
POOT,
Parks,
BOP,
POC,
PVT
GHFL,
PGE
BOP,
GHFL,
NWDA
BOP,
PDC,
BHCD
Tri-Met
GHFL,
NWDA
PVT,
GHA
Goose Hollow Station Community Planning Project January 10, 1996
Policy 15 Action Chart: Goose Hollow Projects and Programs (continued)
# Actions
r:'<:.':' ..
Promote mixed use development with office space
appropriate on the larger parcels adjoining Civic
Stadium, Salmon/Kings Hill, and Jefferson/Goose
Hollow Stations.
GH7 Replace blank exterior walls of Civic Stadium. Small
retail outlets or artwork, whether for permanent or
special event use, would enhance the streetscape
between Yamhill & Salmon alon SW 18th.
Time frame
6 - Imp!.-
20 mentors
PDC,
BOP,
Tri-Met
PVT
X MERC,
GHFL,
PVT
GH8 Identify locations where additional park and plazas X
would contribute to open space needs of higher density
residential and office development near light rail.
This would include a pocket park at Howard's Way
site at SW 20th & Jefferson and plazas at other Tri-
Met owned sites, as well as other locations noted on
the urban concept plan map. Playground facilities
are needed at at least one ark location.
GH9 Plant street trees and continue to recognize historicall
significant trees in the neighborhood. Develop a tree
planting plan which addresses standards, easements,
and other issues which have restricted tree plantings
within the ri ht-of-wa .
GH Consider the feasibility of a park covering 1-405
10 in conjunction with ODOT's plans for reconstruction of
the freeway alignment and/or private development
proposals.
Promote development of multiple use or shared
parking where daytime office and retail spaces do not
conflict with residential needs, and provide incentive
for shared arkin facilities.
GH Study additional opportunities for on-street parking,
12 such as on the 1-405 bridges and reverse angle
dia .onal arkin where street widths exceed 60 feet.
:i!_Jf.~ ;,R _
GH Facilitate pedestrian connectivity to light rail and
13 throughout the neighborhood. Develop wider side-
walks, better lighting and pedestrian caution signals,
improved intersection design and curb extensions,
especially leading to a street crossing and textured,
painted or striped treatment of the walkway. Main-
tain and expand where possible existing hillside
edestrian connections
Page 11
X
X
X
X
BOP,
Parks,
Tri-
Met,
GHFL,
PVT
Parks,
FOT,
PDOT
BOP,
PDOT,
ODOT,
Parks,
PVT
PDC,
BOP.
PDOT
PVT
PDOT,
ODOT,
BOP
Goose Hollow Station Community Planning Project January 10, 1996
Policy 15 Action Chart: Goose Hollow Projects and Programs (continued)
GH Provide convenient and sheltered bicycle parking at
16 light rail stations, especially the Civic Stadium
Station.
GH Improve pedestrian crossings alongJ-40S, especially
15 the Burnside, Salmon, and Columbia/Jefferson couplet.
The bridge crossings and parallel streets adjoining
1-405 need adequate sidewalks, curb cuts and
si alization for edestrians.
Time frame
Tri-Met
POOT,
OOOT
6 - Imple-
20 mentors
x
x
Actions
"Cr' ,,!lJ~ltlt
Improve bicycle and pedestrian connections between
the PSU campus and student housing at SW Clay and
17th, especially lighting and asthetics along the
H . 26 edestrian ath and tunnel under SW 18th.
#
GH Request POOT and other appropriate agencies to ad-
19 dress several issues along SW JeffelSon, noted below:
a.) undertake a study on sW Jefferson between 14th
and 18th Avenues to consider changes that may reduce
traffic speeds, provide on-street diagonal parking,
permit wider sidewalks in a boulevard-like setting,
and other appropriate measures; and b.) review the
traffic function at Collins Circle to eliminate the
single lane between Jefferson & Columbia Streets in
support of public/private development proposals that
include the Circle as usable open space/plaza with
more direct connections to the li ht rail station.
GH Pursue a corridor study that focuses on the develop-
20 ment of Burnside Street as a place that integrates ped-
estrians, CalS and bicycles in a quality environment.
Identify improvements for safe and convenient
crossings at specific locations and design standards for
future ad'oinin develo ments.
GH Consider right-of-way and traffic management
21 improvements between Civic Stadium Station and the
north side of Burnside Street as part of the westside
service changes to improve bus, bicycle and pedestrian
access to light rail in the vicinity of 18/19th from
Yamhill to Burnside Streets.
x
x
x
POOT,
BOP,
GHFL
POOT,
POC,
BOP,
Parks,
Tri-Met
PVT
PDOT,
BOP,
NWDA
GHFL,
Pearl
Tri-Met
POOT,
GHFL,
NWOA
Parks
Page 12
Goose Hollow Station Communitlj Plamting Project January 10, 1996
Policy 15 Action Chart: Goose Hollow Projects and Programs (continued)
Time frame
PDOT
6 - Imple-
20 mentorsActions#
,. I'AlI':rt"''''P~i:i&1@.Hl\lh~i'JJlW:Riillil®V''F,;~.~ ·~_>,~iHf~:~~n:;J.i'4w~Mlm·,_,.~-
GH Add SW Jefferson as a formal design boulevard on the X
22 City Beautification Ma
GH As part of the Transportation System Plan, reconcile
23 street designations between the Transportation
Element and the CCTMP classifications proposed for
adoption in 1995. Show the location of the Central
Cit streetcar in the TSP.
X PDOT
GH Request study of possibility of making SW 14th
24 (Alder to Columbia) a two-wa street.
X PDOT,
GHFL
Note: Identification of an implementor for an action is an expression of interest and support
with the understanding that circumstances will affect the ability to take action as proposals
come forth.
ABBREVIATIONS FOR ACTION CHART IMPLEMENTORS
BES
BHCD
BOP
FOT
GHA
GHFL
LHS
MERC
Metro
NWDA
ODOT
Parks
Pearl
PDC
PDOT
PGE
PVT
Tri-Met
Bureau of Environmental Services
Bureau of Housing and Community Development
Bureau of Planning
Friends of Trees
Goose Hollow Association
Goose Hollow Foothills League (City recognized Neighborhood Association)
Lincoln High School
Metro Exposition and Recreation Commission
Metropolitan Service District
Northwest District Association (City recognized Neighborhood Association)
Oregon Department of Transportation
Bureau of Parks and Recreation
Pearl District Neighborhood Association(City recognized Neighborhood Association)
Portland Development Commission
Portland Office of Transportation
Portland General Electric
Private sector (including businesses, developers and property owners)
Tri-County Metropolitan Transit District
Page 13
Goose Hollow Station Community Planning Project January 10, 1996
Policy 15 Action Chart: Goose Hollow Regulations
These action chart items summarize regulations which are the conclusions of
the Goose Hollow Station Community Planning Project. They address areas
both inside and outside of the Central City Plan Area. Those which specify
changes in regulations were implemented with the plans at the time of its
adoption through an ordinance that amended the City's Comprehensive
Plan, Zoning Map, and Zoning Code.
Time
# Actions Adopt Next 6- Imple- Index teWith On- S 20 mentors Action
Plan Goin~ years VIS. Details
GH Expand-regulations of the Central City Plan by amend X BOP,
26 ing the CCP boundary to include: a) area immediatel) GHFL,
north of W. Burnside Street and zoned CX; b) area NWDA
west of 20th Ave. between SW Burnside and SW Jeffer
son Streets within the Goose Hollow station communit
study area but excluding RH zoned property in the
Kings Hill Historic District; and c) area south of SW
Jefferson and west of 18th Avenue within the station
community studv area.
GH Delete the Transit (t) overlay zone from the station X BOP,
27 I planninl'; boundary area outside the Central City Plan. NWDA
GH Expand the residential bonus target area to some ex X BOP,
28 zoned areas inside the station planning area and the GHFL,
Central Citv Plan boundary. NWDA
GH Use the Required Residential Development standards X BOP,
29 of the Central City Plan for at least 15 units/acre to GHFL,
promote new housing in the neighborhood. Apply NWDA
these standards (33.510.230) for new development and
certain building additions only to Central Commercial
(CX) areas near the light rail facility.
GH Extend the required retail opportunity standards of X BOP,
30 the Central City Plan to station node areas at Civic, GHFL
Salmon, and SW Jefferson Stations. Apply these
standards (33.510.225) in specific areas near stations
where ridership and neighborhood services would be
enhanced by opportunity for additional retail as part
of new development.
GH Change the zoning map to provide more housing X BOP,
31 opportunity. Upzone all Comprehensive Plan designa GHFL,
ted RX properties near the light rail alignment. PDC
Change the FAR from 4:1 to 6:1 where ex and RX zon-
ing exists along the light rail corridor between Down-
town and Civic Stadium. Support conversion of
existing CX zoning to RX where housing is the
preferred use by property owners, such as within the
Civic Stadium Station block.
Page 15
Goose Hollow Station Community Planning Project
Policy 15 Action Chart: Goose Hollow Regulations (continued)
January 10, 1996
Time frame
# Actions Adopt Next 6- Imple- Index '0With On- S 20 mentors Action
Plan Go"", I years I VtS. Details
GH Zone block areas having traditional neighborhood X BOP,
32 development patterns of single family and apartment GHFL
uses in older houses to Rld. This is intended to main-
tain character while allOWing for slightly higher
densities with infill development.
GH Apply the institutional designation to Lincoln High X BOP,
33 School to encourage them to stay and expand in the LHS
plan area. The IR zone is a multi-use zone that
provides for the establishment and growth of large
institutional campuses as well as higher density
residential development.
GH Convert the base zone in the expanded CCP area X BOP,
34 along SW Jefferson Street west of 20th Avenue from GHFL
General Commercial (CG) to Central Commercial (CX)
GH Convert the base zone for landmark buildings on the X BOP
35 South side of Burnside Street between SW 12th and
SW 14th Avenues from Central Residential (RX) to
Central Employment (EX).
GH Convert the base zone on lot 1, blk. 4 & 6 at SW Madi- X BOP
36 son Street just west of the Vista Bridge from Resident- GHFL
ial5,OOO (R5) zone to Central Commercial(CX)
GH Apply the Design Overlay zone (d) to all properties X BOP,
37 within the existing and amended Central City Plan GHFL
boundary of the Goose Hollow subdistrict.
GH Extend the required building lines standards to SW X BOP,
38 Jefferson Street and other appropriate streets in the GHFL.
expanded Central City Plan area. NWDA
GH Apply a special building setback of 10 feet for new X BOP,
39 development on both sides of Burnside Street between GHFL.
SW 10th and SW 21st Avenues. This is intended to en- NWDA
hance pedestrian and retail activities along the street Pearl
in support of the design boulevard extension west from
the Park Blocks. New development gradually will
open pedestrian opportunities among older, historical
ly rich buildings on the street.
GH Amend parking regulations adopted as part of the X BOP
40 Central City Transportation Management Plan to
support office ratios of 3 per 1000 s.f. with adoption of
this plan.
GH Apply specific floor area ratios, height bonuses and X BOP,
41 height limits to CX and RH zones in the expanded GHFL
Central City Plan area considering impacts of the NWDA
Scenic Protection Plan, the adjoining Kings Hill
Historic District and existing building heights.
Page 16
Goose Hollow Station Community Planning Project January 10, 1996
IV. AMENDMENTS TO THE CENTRAL CITY PLAN DISTRICT
OF THE PORTLAND ZONING CODE AND ZONING MAPS
The following changes to the Central City Plan (CCP) District implement the
Goose Hollow District Plan. These zoning code and zoning map amendments
are intended to be adopted by ordinance and the other provisions adopted by
resolution. Amendment changes include the boundary expansion of the CCP
District and a number of applications of Central City Plan provisions, as noted
below:
• Amend Chapter 33.510 of the Portland Zoning Code for a special building
requirement for a 10 ft. setback for new development on Burnside Street
between S.W. 10th and 21st Avenues and apply the required residential
development standard to new development and certain building
additions. Also amend Chapter 33.120, Table 120-3 relating to setback and
height, and Chapter 33.266 relating to loading standards.
• Amend map 33.510-1 through 33.510-7 of the Portland Zoning Code to
show the new CCP boundary to include the following:
a) area immediately north of W. Burnside Street and zoned CX;
b) area west of 20th Ave. between SW Burnside and SW Jefferson Streets
within the Goose Hollow station community study area but excluding
RH zoned property in the Kings Hill Historic District; and
c) area south of SW Jefferson and west of 18th Avenue within the station
community study area; and
d) By Council action, include Lots 16 and 17, Block 276 and lots 19 and 20,
Block 277 COUCH's ADD. and Tax lots 6,7,8,10, 41,1/4 Sec. 33, 1N1E.
• Amend map 33.510-2 titled Maximum Floor Area to establish a maximum 4:1
floor area ratio (FAR) to the properties in the expanded CCP boundary, and
change the FAR from 4:1 to 6:1 where CX and RX zoning exists along the light
rail corridor between Downtown and Civic Stadium. Also amend map 33.120-9
to reflect revisions to map 33.510-2.
• Amend map 33.510-3 titled Maximum Heights to:
a) 75 feet (base zone standard) maximum height in the CX zoned area
along SW Burnside Street in the expanded CCP boundary;
b) 65Jeet (base zone standard) maximum height in the area west of 20th
Ave. between SW Burnside and SW Jefferson Streets in the expanded
CCP boundary;
c) 75-50 feet maximum height in the CX zoned area of SW Jefferson west
of 20th Avenue within the expanded CCP boundary;
d) apply revised scenic overlay maximum height limits to expanded CCP
boundary; and
e) delete height bonus from properties subject to scenic protection overlay.
Page 17
Goose Hollow Station Community Planning Project January 10, 1996
• Amend map 33.510-4 titled Bonus Options Target Areas to show the
following changes:
a) add to CXd zoned properties on the south side of SW Burnside Street;
b) add to CXd zoned properties facing SW 11th Avenue and between SW
14th and SW 16th Avenue; and
c) delete other CX zoned properties where proposed zone changes, scenic
protection plan provisions and maximum heights exclude bonus
options.
• Amend map 33.510-5 titled Required Residential Development Areas to
apply the standard to CXd zoned properties within the Goose Hollow
subdistrict, except some areas where Required Retail Opportunity Areas
are applied.
• Amend map 33.510-6 titled Required Building Lines to extend this
standard along the following street frontages within the station planning
area:
a) all of SW Jefferson Street and SW Morrison Street;
b) All streets north of W. Burnside Street and west of 1-405 where both
sides of the street are within the expanded CCP boundary; and
c) W Burnside Street (new setback standard for new development)
• Amend map 33.510-7 titled Required Retail Opportunity Areas to apply the
standard to properties fronting on the light rail alignment within the
Goose Hollow subdistrict, as noted below:
a) At Civic Stadium Station, Blk. 323, lots 5&6; Blk. 326, lots 3,4,5,&6; Elk.
327; and Blk. 328, lots 1,2,7&8;
b) At Salmon Station, Elk. 329, tax lot 45; and
c) At Jefferson Station, Blk 2, Carters Add.; Blk. 2, lots 1-6 Davenport
Add.; Elk. 1, lots 3,4,5&6, Kings; and Blk. 8, lot 7 & tax lot 8, Kings; and
Blk 11, lots 1,2,7&8, Carters Add.
• Amend map 33.420-1 titled Design Districts and Subdistricts in the Central
City and South Auditoruim Plan Districts to:
a) Show the addition of the new CCP boundary as shown in map 33.510-1;
b) Add the Goose Hollow District Design Guidelines as #10 Subdistrict;
and
c) Expand the Design Overlay (d) zone to all of the Goose Hollow
District.
• Amend Quarter Section Maps to:
a) Apply the Comprehensive Plan Institutional Residential (IRd)
designation to Lincoln High School;
b) Upzone properties in the existing High Density Residential (RH) zone in
conformance with the Comprehensive Plan designation to Central
Residential (RXd);
Page 18
Goose Hollow Station Community Planning Project January 10, 1996
c) Convert the base zoning on the Civic Stadium Station block from
Central Commercial (CXd) to Central Residential (RXd);
d) Convert the zoning in the expanded CCP area along SW Jefferson
Street West of 20th Avenue from General Commercial (CG) to Central
Commercial (CXd);
e) Convert the base zoning on Block 14 and part of Block 15 from
Residential High Density to (RR) to Residential 1,000 (RId);
f) Convert the base zoning for landmark buildings on the South side of
Burnside Street between SW 12th and SW 14th Avenues from Central
Residential (RXd) to Central Employment (EXd);
g) Convert the existing zoning on lot 1, blk. 4 & 6 at SW Madison Street
just west of the Vista Bridge with access only from SW Jefferson from
Residential 5,000 (R5) zone to Central Commercial (CXd);
h) Delete the Transit (t) overlay zone from the station planning boundary
area;
i) Apply the Design Overlay zone (d) to all properties within the existing and
amended Central City Plan boundary of the Goose Hollow Subdistrict; and
j) Amend the Central City Plan boundary as shown on map 33.510-1.
Page 19
a 600' 1200'
--SCALE
Legend
Central City Plan District
Boundary
Subdistrict Boundary
Bureau of Planning City of Portland, Oregon
Page 20
January 19%
Legend
/i!:~;fiiT Central City Plan District
- - - - - Goose Hollow Station
Community Plan Boundary
X:Y Floor Area Ratio (FAR):
x= Number of square feet of building allowed.
Y= For each square foot of land on site.
• yl No FAR (see base zoning)
I I I I I I I Light Rail Alignment
Map 510-2
MAXIMUM FLOOR AREA
Bureau of Planning City of Portland, Oregon January 1995
Page 21
Goose Hollow Station Community Plan
Map 510·3A
MAXIMUM HEIGHTS
Legend
---- Central City Plan District
----- Goose Hollow Station
Community Plan Boundary
X' Maximum Building Height In Feet
W~ Area Eligible For Height Bonuses
Ii ... I Area Where Heights Are Controlled Through Base Zoning
, , I I I I I Light Rail Alignment
Bureau of Planning City of Portland, Oregon January 1995
Page 22
•Goose Hollow Station Community Plan
Legend
X' Maximum Building Height In Feet
Map 510-38
MAXIMUM HEIGHTS
(detail from Map 510-3A)
Bureau of Planning City of Portland, Oregon December 1995
Page 23
Legend
Central City Plan District
- - - - - Goose Hollow Station
Community Plan Boundary
Map 510-4
BONUS OPTIONS
TARGET AREAS
Residential Bonus Option
Target Areas
, , , " ,Light Rail Alignment
Bureau of Planning City of Portland, Oregon January 1995
Page 24
Central City Plan District
----- Goose Hollow Station
Community Plan Boundary
~ Required Residential
Development Areas
, ""'" Light Rail Alignment
Map 510-5
REQUIRED RESIDENTIAL
DEVELOPMENT AREAS
Bureau of Planning City of Portland, Oregon January 1995
Page 25
Central City Plan District
- - - - - Goose Hollow Station
Community Plan Boundary
___ Required Building Lines (existing)
'////h Required BUilding Lines (new)
••••• Special Required Building Lines
..................."1f+1 Light Rail Alignment
Map 510-6
REQUIRED BUILDING
LINES
Bureau of Planning City of Portland, Oregon January 1995
Page 26
Legend
Central City Plan District
----- Goose Hollow Station
Community Plan Boundary
Map 510-7
REQUIRED RETAIL
OPPORTUNITY AREAS
Required Retail
Opportunity Areas
, , , , , , , , , Light Rail Alignment
Bureau of Planning City of Portland, Oregon January 1995
Page 27
Goose Hollow Station Community Planning Project
V. APPENDIX
A. Goals and Objectives for Goose Hollow
January 10, 1996
The light rail alignment runs through the Goose Hollow neighborhood of
Portland. Therefore, this neighborhood becomes an integral part of the
Westside Station Area Planning Project. In conjunction with the Westside
Station Area Planning Management Committee, the Goose Hollow Foothills
League and the City of Portland, goals and objectives for the Goose Hollow
Station Area Planning process were outlined in mid 1993, as listed below:
Goal 1: Provide for the opportunity for citizen involvement during
formulation of new station plans and regulations
Objective 1: Coordinate with the Office of Neighborhood
Associations, Neighbors West/Northwest Coalition and
Neighborhood Associations recognized under Portland's Citizen
Involvement Program.
Objective 2: Establish a citizens advisory committee with
representation from neighborhood, local business and other affected
groups.
Objective 3: Cooperate with Metro's public involvement program
for the westside light rail corridor as it involves brochures, videos,
slide shows, newsletters and public forums.
Goal 2: Promote the establishment of transit-supportive uses near transit
stations.
Objective 1: Assess the development/redevelopment potential of
properties around light rail stations through inventories, research
and data analyses, and reports on market conditions.
Objective 2: Where practical, retain existing higher density housing
and mixed use development in the planning area.
Objective 3: Develop interim zoning amendments as required to
preserve transit supportive development potential.
Objective 4: Review land use regulations for the planning area to
clarify and streamline regulations affecting transit-supportive uses.
Objective 5: Coordinate with all city agencies in assessing the
immediate and potential transition of land uses brought about by the
Westside Light Rail Project.
Objective 6: Cooperate with regional agencies and other local
governments to meet the goals for the city in a manner that is
compatible with the goals of other affected jurisdictions.
Page 28
Goose Hollow Station Community Planning Project January 10, 1996
Goal 3: Encourage development of housing, particularly for families
Objective 1: Restore the social fabric of the Goose Hollow
neighborhood and west downtown community by providing for an
appropriate mix of housing types.
Objective 2: Provide housing for all income levels.
Objective 3: Assess adequacy of neighborhood facilities such as
schools, parks, public safety and community programs.
Objective 4: Promote safe and pleasant bicycle and pedestrian access
to and circulation within the planning area, and reduce pedestrian-
auto conflict wherever practical.
Goal 4: Establish design guidelines which build on the Central City Plan
Fundamental Design Guidelines by recognizing the existing character
and transition of light rail in Goose Hollow and west downtown
neighborhoods.
Objective 1: Provide for a pleasant, rich and diverse pedestrian
experience in the planning area.
Objective 2: Assist in creating a place which is safe, humane and
prosperous.
Objective 3: Assure that new development is at a human scale which
also relates to the character and scale of the planning area.
Objective 4: Promote the development of diversity and areas of
special character.
Objective 5: Encourage urban design excellence.
Page 29
Goose Hollow Station Community Planning Project
B. Amendment to the
ESEE Analysis of Scenic Resources
VB 23-14
View of the Vista Bridge from SW 14th and Jefferson
Background
January 10, 1996
Statewide Planning Goal 5 states that "programs shall be provided that
will.. ..protect scenic and historic areas and natural resources for future
generations...." Scenic areas are defined in the Goal as "lands that are valued
for their aesthetic appearance." With this requirement, the City Council
adopted in March, 1991 the Scenic Resources Inventory, ESEE Analysis and
Scenic Resources Protection Plan for numerous scenic views and sites inside
Portland, including the view of the Vista Bridge from SW 14th and Jefferson.
The process that the City Bureau of Planning used to identify and protect the
scenic resources was extensive and occurred between 1987 and 1991. First, an
inventory of scenic resources was developed by requesting nominations from
neighborhood and other groups and interested persons. Over 140 potential
scenic resources were evaluated and ranked by a citizen/technical review
committee. The ranked resources were further examined through the
Economic, Environmental, Social and Energy (ESEE) process outlined in the
Goal 5 administrative rule to determine the appropriate level of protection.
Finally, the Scenic Resources Protection Plan was adopted to regulate and
protect significant scenic resources as determined by the ESEE analysis.
The ESEE analysis looked at potential conflicts between protecting or not
protecting the resource on the basis of economic, social, environmental and
energy consequences as required by the State Goal 5 Rule. A conflicting use is
one which, if allowed, could negatively impact the resource. In the analysis
for the view of the Vista Bridge from SW 14th and Jefferson (VB 23-14),
conflicts were identified as follows:
"development to the potential possible under current zoning
regulations could eliminate this view through the construction of
multi-story buildings to the street property line. An additional type of
impact is the appearance of buildings, signs, etc. which could compete
with the simplicity of the bridge structure and diminish the quality of
the view." 1
In 1994, the Bureau of Planning initiated the Goose Hollow Station
Community Planning Project in anticipation of the westside light rail
1 ESEE ANALYSIS OF SCENIC RESOURCES, 3/1/90; page 17
Page 30
Goose Hollow Station Community Planning Project January 10, 1996
opening in 1997. Station Community Planning is a process which ensures
that light rail station areas offer an effective and attractive means of
integrating housing, employment, retail and services into the existing pattern
of land uses. The involved neighborhood residents, interested developers,
city and regional agencies participated in establishing important issues
relating to future station area land use and development. After review of
alternatives and selection of a preferred concept plan, a plan was proposed to
amend the existing comprehensive plan and zoning. This plan impacts the
view corridor for VB 23-14 by recommending changes to the zoning, height
and setback limits, as well as expansion of the design overlay zone.
Existing Situation and Development Potential
Soon after the ESEE analysis was completed and at the time of adoption of the
Scenic Protection Plan, the Local Preferred Alternative for the Westside Light
Rail Project was selected. Construction has been underway since October,
1993. The light rail alignment passes within the Vista Bridge view corridor
on Jefferson Street between SW 18th and the Bridge, however, there are no
impacts to the view corridor from the light rail project itself. The impacts and
potential conflicts are additional development opportunities brought about by
the location of the light rail station at SW 19th and Jefferson.
An important goal of the Goose Hollow Station Community Plan is to
provide for housing and mixed use, transit-oriented developments around
the station area cores. For the Jefferson Street Station, this envisions good
design of mixed commercial/residential buildings that promote active
neighborhood retail uses and public focal points. Amendments proposed to
the Central City Plan District include adding the entire view corridor into the
District (presently, the District ends at SW 20th on the north side of Jefferson
and SW 18th on the south side of Jefferson), changing some General
Commercial (CG) zoning to Central Commercial (CX), applying a required
housing element to the commercial zone along SW Jefferson, and expanding
the design overlay zone to all properties. This will permit application of a
single set of transit-supportive design guidelines and development standards
for the entire station area as well as the view corridor of the Vista Bridge.
View Protection Conflicts
As noted above, the conflicts identified in the ESEE analysis prepared for the
corridor in 1990 included development potential that could eliminate the
view and design related impacts to the quality of the view. The development
potential conflicts were initially resolved by the Scenic Protection Plan height
limitation measures, however, enhancement measures (design guidelines
and a tree planting plan to preserve the view quality) have not been in place.
Page 31
Goose Hollow Station Community Planning Project January 10, 1996
The Goose Hollow Station Community Plan proposes actions to enhance the
view quality by adding special design guidelines. It also proposes modest
height increases and setback adjustments within the view corridor based on
an adjustment to the base of bridge elevation. This modification requires an
assessment of economic and social consequences under the State Goal 5 Rule.
Consequences of Protection
Economic Consequences
With the advent of light rail within the view protection corridor right-of-
way, development opportunities not only increase, but are encouraged by a
number of city and regional planning policies. Mixed use development of
commercial and residential uses are envisioned close to Jefferson Street and
other light rail stations to increase transit ridership, supporting the regions'
investment in the light rail system for a balanced transportation system. The
design for buildings with mixed commercial and residential uses can
incorporate stair step development prescribed by the view corridor's height
limitations. Property values included in the view corridor are expected to
increase as this development type is both allowed and encouraged.
The location of a light rail station at the base of the view corridor will have
consequences. With added residential density called for in the plan, the
Jefferson Street station area will also become a public focal point for the
neighborhood with neighborhood retail services. This will be accomplished
in part by three half-blocks within the view corridor which are proposed for
commercial with required retail development. The remaining properties
within the view corridor are proposed for mixed use developments with
commercial and residential uses.
Conclusions of the Goose Hollow Station Area Market Assessment completed
in September, 1994 determined that Goose Hollow had excellent locational
advantages that could make it a highly desirable residential market.
Enhancing the area's livability would come from retail development that
would support residents and contribute to the area's vitality and sense of
community. In addition to zoning standards calling for mixed use
developments, the Plan proposes floor area ratios of 4:1 for the West Jefferson
corridor. Also, special design gUidelines are proposed to assure that new
development will enhance the appearance and value of the area and be
compatible with improved pedestrian amenities and street design along the
light rail alignment.
In the 1991 Scenic Protection plan, the base of bridge elevation used in the
trigonometric formula to determine the maximum building heights within
the view corridor was Jefferson Street at 180' above sea level. However, the
bridge archway and structural forms do not extend as low as Jefferson Street,
Page 32
Goose Hollow Station Community Planning Project January 10, 1996
in fact, the important segment for view preservation begins at 195-200' above
sea level. The loss of this street-level portion of the bridge view is less
significant than the economic consequences of preserving 15-20 feet of street
level view.
This fact and a review of the zoning maps prepared upon completion of the
Scenic Protection Plan in 1991 has prompted minor adjustments to the height
and setback standards, as shown below and on Maps 510-3A & 3B on pages 22-23.
Amendments to Building height and setback
limitations along SW Jefferson Street
BLK 2, LOT 1-2 none 50' 40'
Daven ort Tract
BLK 2, LOT 3-4 45' none 50' none none
Daven ort Tract
BLK2 LOT 5-6 45' none 50' 60' +10' setbac
Daven ort Tract
BLK 1, LOT 3-6 40' 45' 75' 60' +5' height
Kaiser's Sub. A. Kings -15'setback
BLK 8, LOT 7 + TL 8 35' 40' 75' 60' +5' height
A. Kings -ls'setback
BLK 9, LOT 5 + 6 30' 35' 75' 50' +5' height
BLK. 15 A. Kings -2s'setback
BLK 16, LOtS 20' 35' 75' 50' +15' height
A. Kin s -2s'setback
BLK 6, LOTS 11-12, 15' 30' 75' 50' +15' height
TL 7 Ardmore -25'setback
SUBLOT 6, LOT 7 20' 35' 75' 50' +15' height
Carter's Block E -25'setback
Social Consequences
During discussion of plan alternatives, residents and businesses commented
about some existing building heights and trees which do extend into the view
protection area. While the importance of protecting the bridge view was not
questioned, a recommendation to review the height and setback standards to
address concerns brought about in the community was made by the
neighborhood association (letter dated August 18, 1995).
Page 33
Goose Hollow Station Community Planning Project January 10, 1996
With adoption of the Goose Hollow Station Community Plan, the major
district gateway designation and further design requirements for new
developments approaching the bridge will enhance the view corridor.
The base of bridge elevation used in the trigonometric formula to determine
the maximum building heights within the view corridor was Jefferson Street
at 180' above sea level. However, the bridge archway and structural forms do
not extend as low as Jefferson Street, in fact, the important segment for view
preservation begins at 195-200' above sea level. The social consequences of
losing this lowest portion of the bridge view is minimal, especially if the
added benefits of a vibrant neighborhood with commercial and residential
activities along Jefferson Street next to light rail occurs as anticipated by the
Plan.
Conclusions of these Amendments to the ESEE Analysis
Modifications to current height and setback measures are proposed by the
Goose Hollow Station Community Plan to address the economic and social
consequences and of light rail and neighborhood, city and regional policies
supporting increased development opportunities on SW Jefferson Street.
Page 34
Goose Hollow Station Community Planning Project
C. Housing Potential Analysis
January 10, 1996
The purpose of this analysis is to estimate housing potential near Goose
Hollow light rail stations over the next 20 years. The potential is based on
existing zoning and amendments to the Central City Plan being proposed for
the Goose Hollow Station Community Planning Area.
There exists a potential for 1,425 new housing units on parcels totaling 15.7
acres. With an average of 90 units/acre, this achieves the City and Region's
goal for higher density housing in light rail transit station communities.
Additional redevelopment would occur over time on other parcels not
considered in this analysis.
Housing potential considers maximum densities permitted on vacant and
underutilized parcels. Some of underutilized parcels contain buildings in
critical or poor condition, while others are mostly accessory surface parking
lots. Housing potential also considers a current assessment of the residential
development market for the neighborhood (see Eric Hovee report for the
housing site at SW 20th/Jefferson Street). The proposed amendments
include additional housing potential from the 228 housing units required as
part of new development and major remodeling projects in the CX zone.
The analysis included research and field surveys for building condition and
land use, assessors land to improvement ratios, market trends as evidenced
by recent housing developments in the area, and definitions and assumptions
noted below:
Definition of Terms
1. Developable land is vacant land with no floodplain or steep-slope
building hazards.
2. Redevelopable land includes land with buildings in poor or critical
condition, non-commercial surface parking lots, or both.
3. Buildings in critical condition are dilapidated and should be demolished.
4. Buildings in poor condition need major repairs to their foundation,
walls, roof, etc.
5. Potential new units are based on conservative estimates considering the
maximum amount of new units allowed by the Comprehensive Plan.
Loss of housing units in critical or poor condition, which includes
approximately 100 units, are not factored in potential new units.
Page 35
Goose Hollow Station Community ptanning Project January 10, 1996
Summary of Housing Potential in areas Zoned RX and RH;
• Assumptions:
1. RX includes areas currently zoned RX and areas recommended for RX
zoning as the maximum potential zoning by the Comprehensive Plan
map.
2. Maximum densities for housing in RX includes FARs from 4:1 to 6:1.
Maximum heights are 100 feet and greater. With an average unit size
of 900 ft2 , including common space but excluding parking, 193-290
units/acre are possible. Given a likely average density figure of 200
du/acre, the housing potential assumes one unit per 217.8 ft2 of land
area.
3. Maximum densities for housing in RH assumes the FAR is 4:1.
Maximum heights are 100 feet and greater. With an average unit size
of 900 ft2, including common space but excluding parking, 193
units/acre are possible. Given a likely average density figure of 100
du/acre, the housing potential assumes one unit per 435.6 ft20f land
area.
•Findings for RX:
Developable land area: none
Potential new units @ 1 unit per 217.8 ft2: 0 units
Redevelopable land area: 99,820 ft2 (2.29 acres)
Potential new units @ 1 unit per 217.8 ft2: ..458 units
Total potential new units in RX: 458 units
• Findings for RH:
Developable land area: 37,418 ft2 (0.86 acres)
Potential new units @ 1 unit per 435.6 ft2: 86 units
Redevelopable land area: .260,010 ft2 (5.97 acres)
Potential new units @ 1 unit per 435.6 ft2: 597 units
Total potential new units in RH: 683 units
Total potential new units in RH & RX 1141 units
Summary of Housing Potential in areas Zoned ex
• Assumptions:
1. The minimum housing requirement is for 15 units/acre.
2. Where this minimum required housing exists in other areas of the
Central City, actual densities constructed average about 45 units/acre.
3. Additional floor area is allowed for residential development above the
FAR maximums for commercial development of between 4:1 and 6:1.
Maximum heights are 100 feet and greater. With an average unit size
of 900 ft2 , including common space but excluding parking, well over
Page 36
Goose Hollow Station Community Planning Project January 10, 1996
100 units/acre are possible. Given a more likely average density figure
of of 48 du/acre, the housing potential assumes one unit per 907.5 ft2 of
land area.
• Findings for ex:
Developable land area: 132,200 ft2 (3.03 acres)
Potential new units @ 1 unit per 907.5 ft2: 146 units
Redevelopable land area: 73,970ft2 (1.69 acres)
Potential new units @ 1 unit per 907.5 ft2: 82 units
Total potential new units in ex: 228 units
Summary of Housing Potential in areas Zoned EX
• Assumptions:
1. Their is no minimum housing requirement.
2. When housing has been included in the adjoining Pearl District parcels
with EX zoning, actual densities constructed average about 30
units/acre.
3. FAR maximums are 3:1, including floor area allowed for residential
development, and maximum heights are 65 feet. With an average unit
size of 1,200 ft2, including common space but excluding parking, 108
units/acre are possible. Given a more likely average density figure of
of 30 du/acre, the housing potential assumes one unit per 1,452 ft2 of
land area.
•Findings for EX:
Developable land area: .32,200 ft2 (0.74 acres)
Potential new units @ 1 unit per 1,452 ft2: 22 units
Redevelopable land area: .48,970ft2 (1.12 acres)
Potential new units @ 1 unit per 1,452 ft2: 34 units
Total potential new units in EX: 56 units
Page 37