Troutdale Riverfront Renewal Site

Development Opportunity Prospectus
Troutdale Riverfront Renewal Site
Troutdale Urban Renewal Agency
January 2008
Site Characteristics
Ownership
The site is currently under ownership of the City and a private owner. The City will turn over its acreage to
the Urban Renewal Agency and the Agency has rights to purchase the privately owned portion.
Location
The site is located in a prime area for mixed-use development because of its proximity to major highways
and streets, river waterfront and greenway trails, and the existing downtown area/central business
district. General site boundaries are listed below.
North:
East:
South:
West:
Interstate 84
Sandy River waterfront
Union Pacific Railroad
Columbia Gorge Premium Outlets
Size
Total: 20.3-acres or 883,546 square feet
Outside floodplain: 18.3 acres or 798,546 square feet
Condition
The site is essentially flat with the exception of the extreme eastern portion that slopes down to the
Sandy River. The site is visible from Interstate 84 and from part of the city’s residential areas located
south and uphill of the site.
The City’s former sewer treatment plant facilities and other industrial businesses previously operated on
the site.
There is little existing vegetation except on the eastern part of the site. The structures now found on the
property will be demolished, with the possible exception of the 130-foot historic water tower. The tower,
which is higher than any structure that could be built under existing zoning regulations, could be a visual
asset to the redevelopment of the site.
Environmental
Level I and II environmental assessments been completed for both properties and are available for review.
The sites will be cleared and remediated by the City and private property owner prior to developer
acquisition.
Average Daily Traffic
Northern edge: I-84: 46,700 (future site access from 257th Ave. off of Exit 17)
Western edge: 257th Ave: 17,300 – 19,500 at 200 feet south and north of mall entrance (future site
access through outlet mall road extension)
Southern edge: East Columbia River Hwy: 2,500 at 100 feet east of Kibling Ave. (future site access with
new road under RxR bridge)
Schools
Reynolds High School, Walt Morey Middle Schools, and two neighborhood Elementary Schools
Mt. Hood Community College campus located at western city limits
Employment Centers
Mountain Views
River Views/Access
27 major employers with 4,800 employees in a 15-minute drive of the site
Cascade range to the north and Broughton Bluff to the east in Lewis and Clark State Park
Columbia River Gorge National Scenic Area to the northeast and Scenic Sandy River to the east
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Market Opportunity
Community Demographics
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City of Troutdale population (2007):
15,430
Median household income (2000):
$56,593 (4th highest in Portland metropolitan region)
High school graduate or greater (2000):
91.4% of adult population
Commercial Market in East Multnomah County
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Retail space average rent price per sq. ft.:
$19.00 - 22.00 (new construction, triple net)
Outlet mall average rent per sq. ft.: 1
$21.00 – 28.00 (triple net)
Office space average rent price per sq. ft.:
$22.00 (Class A)
$18.00 (Class B)
$15.00 (Class C)
Land Appraisal
Various recent professional estimates place the land value between $12 and $17 per square foot.
Development Program
Development of the Riverfront Renewal site will significantly expand on Troutdale’s existing central business district
and waterfront amenities. A synergistic blend of historic, commercial, residential, and open space uses can be created
through the physical connection of the site to the existing downtown/central business district, outlet mall, and Sandy
River waterfront. Several multi-modal infrastructure projects are planned to provide these connections: a pedestrian
bridge over the Union Pacific rail right-of-way will link the downtown’s main street with the site and existing outlet mall;
new roads through the site will connect to the existing surrounding street network; and new trails will connect the site’s
waterfront to a regional open space and trail system.
The complete planning and policy objectives for the site can be found in the Troutdale Town Center Plan (1998)
and the Troutdale Riverfront Renewal Plan (2006) on the City’s website:
www.ci.troutdale.or.us/documents/towncenterplan.pdf
www.ci.troutdale.or.us/mayor-council/documents/riverfrontrenewalplan(revised).pdf
The site is uniquely located adjacent the Sandy River Connection Project. This location offers the advantage of
immediate waterfront access and views to future residents and tenants. The Sandy River Connection Project is one of
the planning efforts underway to complete the missing links in a 40-mile loop regional trail system
(www.40mileloop.org). The 40-mile loop was originally proposed in 1904 by the Olmsted brothers to connect Portland
area parks. Now there are approximately 140 miles of regional trails on the loop around and through the Portland
metropolitan area. The Riverfront Renewal site planning must be coordinated with the regional trail connection plans so
that future residents, employees, and visitors can enjoy the recreational and scenic opportunities.
The City adopted a “Full Vision Plan” for the site in 2003, prior to approving the urban renewal plan in 2006. The
vision plan expresses one of the many possible conceptual site plan variations designed to meet the policy, planning, and
design objectives. The adopted vision plan is intended to spur discussion and further visioning exercises and conceptual
planning for the site through the RFQ/RFP and development process. The Agency will craft a specific development plan
for implementation with a selected private developer. Design principles, minimum expectations, and infrastructure needs
have been identified and are presented on the following pages.
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Outlet Mall average rent per square foot based on various professional estimates provided by the City of Troutdale.
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Policy, Planning, and Design Principles
Overall
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Transportation
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Infrastructure
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Open Space /
Public Space
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Commercial
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Residential
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Environment
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Design
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Redevelop the site in a sustainable manner and create catalytic mixed-use development in the City’s
core
Share with the private sector the cost of redeveloping the area in a manner that especially supports
city policies regarding land use, design and transportation
Promote land uses and design that are efficient in their use of transportation
Provide a connected street system that serves development in the area
Provide a system of pedestrian and bicycle trails that connect downtown to the Sandy River
Provide pedestrian linkages between the downtown and the Columbia Gorge Premium Outlets
Provide the opportunity for redevelopment by constructing or relocating public infrastructure,
including streets, sanitary sewer, storm sewer, and water facilities
Develop public parks and trails that capitalize on the Sandy River as a community resource and
connect to the regional trail system (40-mile loop)
Provide suitable locations for cultural and recreational activities and other community-oriented uses
Incorporate public spaces such as a public plaza within the development plans for the area
Continue to enhance the development environment for professional and general office space
Create a better awareness of the market opportunities that exist or will exist in Troutdale for job
generating uses
Provide more housing in Troutdale’s downtown core area
Encourage environmentally sensitive site planning and design that provides access to, and views of,
the river
Make intentional effort to leave the waterfront ecology untouched
Storm water retention, infiltration basins, and other mechanisms for ground water recharge must be
considered and may be incorporated as site amenities
Reflect historic Troutdale in future development through design contributing to the feel that the
city has grown over time with authenticity
Strive for a contextual fit among buildings, and avoid architecture of replication and mimicry
Encourage the use of local artists for public art within the area, especially art that reflects local
history and culture
Encourage site planning that recognizes and responds to the traditional Columbia Gorge east winds
Development teams will be required to attain LEED certification in their proposals at a minimum,
LEED Silver standard is preferred
An acoustic treatment, especially of residential uses is strongly encouraged, to buffer the railroad
use at the southern edge of the site (frequent usage by non-passenger trains), and I-84 at the
northern edge of the site
Residential building orientation should create shared open spaces to create community while
affording privacy for individual units
Enhance public entryways to the area and existing downtown
Minimum Expectations and Preferred Goals
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Minimum public amenities expected on-site:
o Public plaza (1-acre minimum)
o Riverfront Park (includes land within the 100-year floodplain, estimated at 2-acres)
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Preferred design goals include:
o A mix of commercial and residential uses
o A mix of building heights with limited 1-story buildings
o LEED certification required, LEED Silver preferred
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Urban Renewal Area Infrastructure Needs
Planned Infrastructure Projects
Urban Renewal Agency Role
Developer Role
A ccess improvem en ts to NE 257 t h A venu e a nd to
the His toric Col umb ia R iver Hi ghw ay. This project will
result in an important loop road providing a vital connection
between the existing outlet mall, the redeveloped mixeduses on the site, and the existing “Main Street” serving the
historic downtown.
Funded by Agency.
Developer participation is not
required.
Infras truc ture/u til ity improve men ts. This project
consists of constructing or relocating water, sanitary sewer,
and surface water management facilities extension to the
site.
Primarily funded by Agency.
Developer participation may be
required based on site-specific
design impacts to existing and
planned utility infrastructure.
Sandy R iverfront Park. This project consists of a Sandy
Riverfront pathway and related improvements to increase
public enjoyment of its scenic resources and provide an
amenity for adjacent development.
Primarily funded by Agency.
Developer participation for capital
cost is expected.
Publ ic pl a za. This project consists of a public plaza to
enhance public use of the area and provide an amenity for
adjacent development.
Primarily funded by Agency.
Developer participation is strongly
encouraged.
Publ ic p arkin g fac ili ties . The project consists of a public
parking facility to serve commercial and public uses of the
area. Structured parking is encouraged to support the urban
form of the development.
Partially funded by Agency.
Developer participation is required.
Pedes tria n cross ing over Unio n P ac ific ra ilroad
tracks . The project will provide a pedestrian over-crossing
of the UP tracks, connecting the Historic Columbia River
Highway (downtown Troutdale) and the area (Riverfront
Renewal site and outlet mall).
Primarily funded by Agency.
Developer participation is strongly
encouraged.
Code Requirements
Site Zoning
Town C ent er Overlay
(TC)
20.3 acres
100% of the site
Residential Density1
• Maximum 1 dwelling unit per
1,500 sq. ft. of net site area
•25% density increase permitted
under the Planned Development
process
Genera l Co mmer cia l
District (G C)
12.0 acres
59% of the site
Mixed Office/ Ho usi ng
District ( M-O/ H)
8.3 acres
41% of the site
Building
Height2
Parking2
• No use may exceed minimum off-street
parking requirement by more than 10%
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Building
Footprint
No maximum
• Each use allowed at least 1 space in excess
of minimum required
45 feet
maximum
• For general retail uses: minimum of 4.1
spaces per 1,000 sq. ft. GFA required
No maximum
35 feet
maximum
• For residential uses: minimum of 2 spaces
per unit
Maximum: 20,000
square feet
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• Multi-family units built in
conjunction with a commercial
use are not subject to the
maximum and minimum density
requirements
• For residential in conjunction with
commercial uses: minimum of 1 space per
residential unit
• For office uses: minimum of 2.7 spaces per
1,000 sq. ft. GFA
• For commercial uses: no off-street parking
required, but the TC Overlay maximums apply
1. Residential Density: Net site area is calculated after subtracting areas dedicated to the public (e.g. streets and parks) and areas defined as “undevelopable” in the
Development Code from the gross site area. A density increase of 25% above the 1 dwelling unit/1,500 sq. ft. of net site area is permissible under the Planned
Development (PD) process. Residential densities up to 36 dwelling units/ acre ma y b e p ermissible through the PD process.
2. Building Height and Parking: Variances may be applied for t o request m odi fications to minimum and maxi mum building height and park ing
requirements based on unique physical site constraints. (GFA is Gross Floor Area.)
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Other Conditions
The City’s purchase option agreement with the outlet mall for the easement to extend 257th Way includes notto-compete language for outlet store uses (e.g. manufacturer or company stores, and certain discount stores)
and signage sharing requirements (e.g. new signs placed on the site must include a panel for use by the outlet
mall, at their own use and maintenance expense).
Development Incentives
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City/Agency to provide roadway improvements for essential site access
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City/Agency to provide other public improvements and amenities
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City/Agency to clear site of structures based on the needs of the specific design selected
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City/Agency is willing to negotiate phased land acquisition payment plan
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City/Agency is willing to phase SDC payments concurrent with building permit issuance
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City/Agency is willing to participate in TOD program
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City/Agency is willing to participate in Vertical Housing Tax Abatement program for proposals that include
buildings with 3 or more stories.
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Agency expects to have tax increment funds for various project aspects
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Typical permit review turnaround for substantially complete commercial building plan submittals is 6-8
weeks
Positive Atmosphere
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McMenamin’s Edgefield, located in Troutdale, is among the top 25 largest destination resorts in Oregon
and Washington. Expansion plans for Edgefield include adding 55 unique overnight lodging units within the
next 12-18 months.
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Mt. Hood Community College, one of the largest employers in East Multnomah County, is located at the
western edge of the Troutdale. MHCC’s renovated competition swimming pool offers year-round swim
meet facilities. A three-day meeting generates an estimated $1.5 million in food, lodging, entertainment,
and fuel spending for the area. The college plans to submit a bid for the 2012 Olympic swim trial venue.
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Fed Ex Corporation is constructing a 415,000 square foot regional ground distribution center in Troutdale
(one of nine regional hubs in the nation). The facility is planned to open in Fall 2009, initially with 500
employees, growing to 900 employees over 5 years.
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Major attractions within a 30-minute drive of the Riverfront Renewal site:
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Portland International Airport (PDX)
Downtown Portland
Columbia River Gorge National Scenic Area, including 3 of the top 6 tourist attractions in
Oregon:
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Multnomah Falls
Bonneville Dam
Vista House
Several boat access/launching points along the Sandy and Columbia Rivers
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