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The Lan Su Annex Site Plan
The Lan Su Annex Site Plan
170
Active Public Space Courtyard-facing Retail
Site Cross Section
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LAN SU ANNEX | 200 NW Flanders Street |
SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION |19
Project Costs Unit Cost Total
Land Cost $4,000,000
Hard Costs $76,394,680
Building Costs $76,294,680
Assumed Cost/SF $220 220
Building Cost based on SF 333,280 $72,661,600
Assumed Cost Per Unit $207,604 $207,604
Construction Contingency 5%
Construction Cost $76,294,680
Site Improvements $100,000
Remaining Site Demolition $5,000
Environmental Mitigation $0
Soft Costs $10,582,626
Consulatant Fees 6.00% $4,583,680
Architecture Inc.
Structural and Civil Engineering Inc.
Geotechnical Consultant Inc.
Surveying Inc.
Mechanical and Plumbing Design Inc.
Electrical Engineering Inc.
LEED Consultant Inc.
Environmental Consultant (Includes Phase I and II) Inc.
Legal Fees 1 of Total% $763,946
SDCs/Permitting $15K/Unit $5,235,626
Total Land + Soft Costs $14,582,626
LEED Construction Premium 2% of Total $1,527,893
Incentive Programs
METRO TOD Grant $500,000
Total Incentives $500,000
Subtotal Cost $93,005,199
Developer Fee 5% $4,650,260
Total Cost $97,655,458.95
Project Income Summary
Retail Income Summary 12,000 SF
Total Leasable Area
Retail Rent/SF/Yr. $21.00
Retail Annualized Income $252,000
Offce Income Summary
Total Leasable Area 11,706 SF
Offce Rent SF/Yr. $21.00
Offce Annualized Income $245,826.00
Residential Income Summary
Number of Units 350
Average Rent/Unit $1,650
Total Leasable Area 230,000 SF
Average Residential Rent/SF/Mo. $2.50
Residential Annualized Income $6,900,000
Vacancy/Credit Loss 3.0%
Annual Rent Growth 3.0%
Projected Incomes
Stabilized EGI (Year 3) $8,063,804
Sabilized NOI (Year 3) $6,062,853
Property Value at Stabilization (6% Cap. Rate) $101,047,550
University Pointe, Portland Cornish Campus High Rise, Seattle
RESIDENTIAL 230,000 gsf
RETAIL 12,000 gsf
OFFICE 11,700 gsf
15 STORIES
HARD COSTS $69,463,800
SOFT COSTS $11,691,360
INCENTIVES $500,000
DEVELOPER FEE $4,282,758
TOTAL COST $89,937,918
PARKING
CARS
BIKES
120
160
DOWNTOWN and
WEST HILLS VIEWS
= 37% OF UNITS
MT ST HELENS and
MT HOOD VIEWS
= 37% OF UNITS
F
A
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8.2:1
NOI
6.0%
PROJECT VALUE
$95,995,175
TOTAL STABILIZED INCOME $7,679,614
STABILIZED NOI $5,759,701
[
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3
]
OFFICE
$245,826
RESIDENTIAL
$6,900,000
RETAIL
$252,000
ANNUAL INCOME
OFFICE
RETAIL
90%
HOUSING
MARKET RATE
HOUSING
STUDENT
HOUSING 60%
40%
5%
5%
Pro Forma
20| INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030
LAN SU ANNEX | 200 NW Flanders Street |
NW Glisan St
Residential
Common
Green
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NW Flanders St
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Lan Su
Chinese Garden
ODOT
NWEA
Blanchet House
of Hospitality
MAX Line
MAX Line
NW Glisan St
Union Station MAX Stop 600
The map to the right shows the predicted
circulation of traffc of the Lan Su Annex.
Pedestrian, bicycle, and automobile
infrastructure will all be key features to the
mobility around the site.
The bulk of the vicinitys incoming
automobile traffc will arrive southbound
from NW 3rd Avenue. This is the largest
Traffc Access Street in the sites vicinity; it is
also equipped with a bicycle lane, which
will provide greater bicycle traffc than
most streets.
Additional automobile traffc will arrive
northbound from NW 2nd Avenue. This
one way street will receive much of its
traffc from Old Town. Accessing the
developments parking garage, as well as
the loading docks on NW Glisan, will be key
contributors to traffc on NW 2nd Avenue as
well.
NW Flanders Street will provide signifcant
bicycle traffc because it is classifed as a
City Bikeway. Abundant bicycle parking
on site will also attract people to arrive by
bicycle.
A large amount of pedestrian traffc will
circulate the site, most likely arriving from
the south on NW 2nd Avenue and NW 3rd
Avenue. The sites location directly north
of the Lan Su Chinese Garden draws a lot
of pedestrian activity. The inclusion of a
street level public courtyard located inside
the common green area will be a large
attraction to pedestrians visiting the area.
Proposed Transportation Access
Legend
Automobile Traffc
Bicycle Traffc
Pedestrian Traffc
Retail Frontage
Loading Dock
Bicycle Parking
Parking Garage Entrance
Pedestrian Entrance
One Way Traffc
MAX Line
100 Feet
LAN SU ANNEX | 200 NW Flanders Street |
SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION |21
Terraces in the Lan Su Annex will overlook the Lan Su Garden with views to the north, south,
east, and west.
Courtyards in the Pearl District address safety concerns by closing off courtyards, either
through gates or by moving them inside the buildings walls. The courtyard in the Lan Su
Annex will need to embrace the Lan Su Gardens architectural elements and provide an
off-the-steet place for the corner restaurant and local residents.
Student housing in Downtown Portland
capitalizes on abundant transit and
excellent views. Student housing in the Lan
Su Annex will overlook views to the norh
and west.
A corner restaurant will activate the intersection at NW Flanders and NW 3rd, creating
a destination for visitors and spilling activity out into the pedestrian environment of NW
Flanders between the Lan Su Annex and the Lan Su Garden.
Design Inspirations
22| INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030
LAN SU ANNEX | 200 NW Flanders Street |
Cities are where we want
to be. As Aristotle said,
While coming into being
for the sake of living,
the city exists for the sake
of living well.
The promise to raise our
lives above the mere
existence to the plane
of living well is the siren
call of cities through the
ages, and explains why
cities have attracted an
ever larger share of the
worlds population over
the course of history. If
present trends continue,
more than two-thirds of us
will choose to live in cities
by centurys end.
Alexandros Washburn
Sustainable Urbanism
Sustainable urban design principles are
at the heart of Urban and Ecology (UAE)
Consulting. We recognize that the twenty-
frst century urban design agenda differs
from past eras in that everything we must
accomplish must be achieved against a
backdrop of climate change, resiliency,
while simultaneously improving the quality
of life in the city.
The technical solutions we employ would
be wasted if they failed to improve public
life, which we equate to improving public
space.
Dense, mixed-use developments promote
complete communities and we believe
the Lan Su Annex will serve as a catalyst
for future successful developments in
this overlooked section of NW Portland.
Proximity to four MAX lightrail lines, multiple
bus lines, and Union Station gives this
development the backbone of a true
transit-oriented development. Historic
preservation of both Old Town and
Chinatown, along with public art will
deepen the sense of place and celebrate
the rich history of Portlands northern
waterfront blocks.
Lan Su Annex is a part of a LEED-ND Gold
project that will implement three big
themes: smart location and linkage, create
a neighborhood pattern and design,
and employing green infrastructure and
building(s).
The Lan Su Annex is a compact infll
development the will create an open and
connected community with walkable
streets. This project is strategically located
in an area of the city that has reduced
automobile dependence due to the robust
existing transit facilities nearby as well as
direct connections to Portlands bicycle
network.
LEED-ND credits will be earned through
Certifed Green Building design and
implementation including the recycled-
content infrastructure, on-site renewable
energy and energy effcient systems, on-site
stormwater and wastewater management
and reduced parking footprint while
offering safe and secure bicycle parking
for every unit. UAE Consulting understands
that increasing residential density will
reduce energy use and carbon emissions
for the development. Lan Su Annexs full
mixed-use of retail, offce, and residential
building will maximize the sites solar
orientation with large windows to maximize
access to natural daylighting.
Green roofs, a living wall, native garden
courtyard will not only address stormwater
management requirements and provide
valuable amenities to the residents and
public, but will also reduce the heat island
effect.
Exterior lighting designed specifcally for
the site and neighborhood aesthetic will
enhance safety without increasing light
pollution.
Energy effcient lighting and appliances,
as well as low-fow water fxtures will
lower building utilities. Energy effciency
techology, such as Nest Thermostats, will be
installed in each unit to provide feedback
and control for each tenants energy
consumption with the goal of increasing
the buildings energy effciency through
tenant behavior modifcation.
Accent Living Wall
Green roof
Rooftop urban garden
LAN SU ANNEX | 200 NW Flanders Street |
SUSTAINABLE URBANISM & ENVISIONING 2030 | PROGRAM | CONCEPTS | STREETSCAPE ANALYSIS | REGULATORY FRAMEWORK | SITE ANALYSIS | INTRODUCTION |23
UAE imagines a new neighborhood in
downtown Portland that embraces all
ages. We see our development creating a
hub for students and unattached people
for several years, due to the co-housing
and small apartment sizes.
The City of Portland plans to build a world-
class skate park under the Steel Bridge
clover leaf exit ramps, adjacent to the
Waterfront Park and our site. Proximity
to this skatepark will help activate the
storefronts of Lan Su Annex on NW 2nd
Avenue, with shops and services catering to
students and young adults.
Maybe in the next decade, the cohousing
trend will catch on with non-students
and this building will convert to complete
market rate housing, offering an option for
people who want to lower their carbon
footprint, live in smaller units and share
facilities. Portland could be the perfect
incubator for this lifestyle choice in the the
Pacifc Northwest.
UAE is creating a lush, courtyard that
opens onto NW Flanders that extends
and blends with the Lan Su Garden while
simultaneously creating a great pedestrian
street with a cafe and small retail shops
to serve residents and visitors. Future
developments will create opportunities
to pause, linger and fnd peace in green
oases throughout the neighborhood, from
the street level to the rooftops.
We envision NW Flanders will be reclaimed
to the human scale, with a pedestrian
and bicycle only plaza street from Naito
Parkway to NW 3rd Street. The NW Flanders
bikeway will be enhanced to improve the
connection between Waterfront Park, the
North Park Blocks and the Pearl District
further west.
Envisioning 2030
World-class skate park at Waterfront Park
Opportunities to meet and enjoy urban spaces
Garden corridors create pedestrian oases
Pocket shops can create gathering spaces
Wider sidewalks a single shared travel lane
Complete streets create safe travel for all
modes of transportation
Stormwater management and improved
pedestrian experience
24| INTRODUCTION | SITE ANALYSIS | REGULATORY FRAMEWORK | STREETSCAPE ANALYSIS | CONCEPTS | PROGRAM | SUSTAINABLE URBANISM & ENVISIONING 2030
LAN SU ANNEX | 200 NW Flanders Street |
Future Neighborhood Skyline