2002

AIA/IDP CHARETTE

mixed-use urban gateway mid-rise

 BLOCK 76

members

location

Mark Raggett

Portland, Oregon

Portland, Oregon

CONTEXT

Burnside is arguably the most significant street in Portland. It divides north from south, and on the west side of the river, draws the line that shifts downtown's street orientation. Also on the west side, it generally acts as an edge (not necessarily a bad thing), serving as a boundary that helps to form four distinct city districts from 23rd to the river. 

On the east side of the river, Burnside is somewhat less dramatic. Between the river and Sandy (although it still divides north from south) Burnside neither shifts the street grid nor touches four different districts. Rather, Burnside flows through the Central Eastside Industrial District only, primarily acting as a conduit for commuters traveling back and forth from downtown to Sandy.

Portland's Office of Transportation is currently examining Burnside between NW 23rd and Sandy. The office and their consultant team have come up with a set of urban design alternatives to help the city rethink the character of Burnside. One of their alternatives suggests treating East Burnside between the river and Sandy like the other streets that feed bridges from the eastside (for example, Hawthorne-Madison, Belmont-Morrison). This would involve redeveloping Burnside, in conjunction with NE Couch, as a couplet system. Burnside would serve one-way traffic eastbound from the bridge to Sandy, while Couch would serve the opposite condition: westbound traffic from Sandy to Martin Luther King Jr. Boulevard (MLK), and then on to the bridge and into downtown.

One of the more significant results of the couplet alternative would be the complete redesign (and rationalization) of the critical Central City gateway intersection at Burnside, 12th, and Sandy. Routing westbound traffic onto Couch could potentially free up a "superblock"-size development parcel, most of which is currently in public right-of-way. The parcel would definitely become a "signature site" -- a fairly sizable building at this location would be clearly visible to traffic on both Burnside and Sandy westbound from quite a distance out. Additionally, those within a building here would be treated to fantastic views in almost every direction, not the least of which is a simultaneous view east down both Burnside and Sandy.

Our proposal for the Block 76 signature site responds to the preceding analysis. In addition, our proposal suggests building on the city's successes with pro-active land-use planning and mutually beneficial public-private partnerships.

Our proposal would have the city set a bold new precedent.

SITE

We have chosen to expand the parameters of the design brief to include a portion of Block 67 (partially owned by the PDC) as the location for the new office development. The intent of this expansion is to affect as much of the surrounding area as possible. This is done not only through new building and landscaping, but also by extending NE Couch Street across block 67 and connecting it with NE 2nd Avenue. This will have the effect of increasing the number of access points to the site as well as enhancing the commercial potential of the area.

Overall our proposal:

1. Creates a “superblock”-size parcel at the Burnside Bridge gateway;

2. Provides a counterpoint to the potential superblock development at the Burnside/Sandy/12th intersection;

3. Exposes more Central City workers to the art of skateboarding; and

4. Creates an improved pedestrian connection to the Eastbank Esplande from the westbound-side of the Burnside Bridge.

DESIGN

On the south western end of Block 67 we have located a tower measuring almost 320' high and containing 100,000 sf of office space. Although it exceeds the maximum height limit allowed for this area, we feel an exception is in order.  This tall and slender tower would help to restore some significant architectural presence to a site that is dominated by transportation infrastructure. It would also serve as a beacon for the area as well as bookending any future development occurring at the Burnside/Sandy/12th intersection. 

A skybridge spanning NE 3rd Avenue links the tower to the building on Block 76. This building, which contains the remainder of the office program as well as 45,000 sf of light industrial space, also holds four levels of underground parking. The total square footage allocated to parking amounts to 120,000 sf, an amount that is more than adequate for those using the development.

The building on Block 76 stands in stark contrast to the fin tower on block 67. It serves as an anchor, so to speak, for the composition. In one sense, the tower is as light and fragile as a kite, constrained from leaving the ground by a line that stretches back to the anchor that occupies all of Block 76. This sense of movement is further accentuated by the east-west orientation of both the fin tower and the anchor building, which seem to reach out toward the river.

ENVIRONMENT AND TECHNOLOGY

The site and its close proximity to the Burnside Bridge encourage an east-west alignment of both the fin tower and the anchor building. The long facades of each building are oriented north-south, the two most desirable outlooks from a heating, cooling and lighting standpoint for any building. Each outlook, though, requires a different solution. For the south façade, the most favored side in a predominantly overcast environment, it is nevertheless important that adequate provision be given to sunscreen devices. On the north side, where glare and heat gain are less of an issue, it makes sense to locate the majority of the core services - elevators, toilets, and stairs - along this part of the building. What is left exposed should open up to as much daylight as possible, taking advantage of the diffuse natural lighting afforded from a northern exposure.

Going hand in hand with the issue of solar orientation, are the issues of energy use and materials. Both buildings are constructed of steel, glass, and masonry. Where there is glass, which is true for most of the tower and a good portion of the anchor building, a multiple glass skin system is employed. An air space of 12" is established between the glass skins as a means of creating an insulative layer against temperature extremes as well as noise, while still allowing for maximum daylight.  At the same time, the lighting system would be linked to motion sensors, and throughout the complex the light bulbs would consist entirely of energy efficient bulbs. Solar panels on the roofs of both buildings, each taking advantage of the generous southern exposure, provide further energy savings.