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"Water is magic" and so is good taste

62 Comments

Posted By Tim DuRoche on 03/08/2009

via 215 Sports|A Philly Sports Blog

Perhaps you’ve been distracted by foreclosures , just what the stimulus dough will do for cities, the buzz about excellent sustainability centers for excellence, or the state-approved hijacking of Cultural Trust donations—but while you weren’t looking, The Portland Trail Blazers have decided to remake the 36-acre Rose Quarter as “an entertainment-themed district alive with activity 24 hours a day, seven days a week.”

Do the words “entertainment district” make you nervous? What if we told you it would be a “green” project? Would that quell the nervousness or just confuse? What if we told you that our old friends Cordish Company were the Blazers’ partner on the project?

Remember Cordish—their Centennial MIlls proposal professed that it was “so much fun we’re already reaching for our dancing shoes.” Mike Thelin noted at the time that they were “about as good as a fit for Portland as a new NASCAR track in Pioneer Courthouse Square.”

The Cordish Company, based in Baltimore, has been one of the most active entertainment-retail development companies in the country in recent years—taking on adaptive reuse, boffo multi-acre mixed use entertainment districts, casinos and picking up handfuls of Urban Land Institute Awards for Excellence, even a New Jersey Smart Growth Award (no, it’s not an oxymoron).

But I’m still a bit uneasy with the scale and value-exchange their projects offer—it’s not one that feels terribly in alignment with Portland’s love affair with authenticity. Case in point: Their most high-profile projects have included Louisville’s Fourth Street Live! and their innovative reuse of a former Baltimore industrial site, Power Plant Live! —both projects that jiggered loose much economic development in the way of high-voltage, big-bang retail, manufactured experiences but were sharply criticized for their garishness and cultural politics .

Along the way they’ve collected a bevy of corporate retail apostles (including Barnes & Noble, Hard Rock Café, ESPN Zone, Dave & Buster’s, Gap, Tommy Hilfiger and Polo/Ralph Lauren) many of whom have followed the company into new developments in Kansas City, Atlantic City, and elsewhere. And could be expected to set up shop here as well.

Early concepts could include possible demolition and redevelopment for Memorial Coliseum, Skidmore, Owings & Merrill’s masterful 1960 love-letter to the Int’l Modernist style, an interactive Nike museum and a sustainability-driven re-development scheme for most of the multiblock area—which is up for grabs in the how-so department.

A Cordish rep told the PBJ that “Assessing the river is key. . .Our motto is: ‘Water is magic.’”

In a similarly Panglossian view, to some the proposal “looks like it has the possibility to create a synergy among other projects- the headquarters hotel, eastside streetcar and development, and the smart tower… Other benefits may include more transit oriented development in North Portland, increased light rail ridership from Vancouver on the tentative Columbia River Crossing;” to others it’s an opportunity to expand the company’s “urban brutalist faux shopping mall aesthetic” in a new market.

In an interview with Shopping Center Business magazine, Blake Cordish said:
“We also look very hard at the sophistication and vision of public leadership and their commitment to add complimentary attractions and development over the long term…[P]ublic-private developments are intensely complicated and incredible brain damage, without a foundation of basic market fundamentals and strong political leadership, we will not get involved.”

Let’s hope our craft-like adherence to “unsophisticated” ideas like scale and good taste doesn’t jinx it—I know we’re all hoping to trade in that tired evening at Le Pigeon for a Hard Rock or ESPN Zone night of big-city, sportacular adrenal fun. The kind real Americans have.

I’m all in favor of engines for economic development—but is this the right alignment for right here, right now?

62 Comments

By Brian Libby on Monday, March 09, 2009 at 12:43PM PDT

Glad you brought this up. I’m very worried about this. I’d give my first-born child (if I had one) for a Blazer championship, but their instincts are all wrong for this site. It’s all corporate Vegas cheese. The Blazers don’t have any instincts for design or planning or green or going local. They are preparing to shoot a major, major air ball on this one and almost no one is paying attention. This could be as much of a disaster as the Rose Garden originally was, and is, as a public space.

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By pylon on Monday, March 09, 2009 at 01:50PM PDT

Creating an Entertainment District – maybe good Using Cordish to implement it – maybe not so good

The Rose Garden and convention center could provide customers for the district, and an analysis of what sports fans (and their families) and conventioneers want in their entertainment would be appropriate before making major decisions for the project. Intuition tells me that these demographics won’t mind the more commercial/corporate/chain/mainstream types of entertainment, and we shouldn’t ignore or criticize that. This seems like the kind of target market that the Cordish approach might lend itself to.

But these aren’t the types of entertainment that we readers of design and urban planning information on these websites here in Portland, as well as other locals in general, are typically fond of. We like our beer, coffee, and entertainment locally crafted, served with character and imagination, and commuted to without cars. For the 24-7 entertainment district to succeed it will have to take this more provincial (in a good way) perspective into account as well because games and conventions will only provide part of the district’s customer base.

It would seem that we have enough local talent (architecture and construction) and resources (urban planning) to design, manage, and integrate this project into the larger metro picture, instead of letting Cordish be the lead. At the least, like the sustainability center project, we should open this up to competition with other firms, partnerships, and philosophies. Cordish already has the Centennial Mills proposal to implement. We might be putting too many eggs in the Cordish basket by giving them the entertainment district too.

And finally, beginning this project may be locally stimulative and be ready when the economy turns around.

By Jane on Monday, March 09, 2009 at 02:22PM PDT

Eek! This is scarey. I would suggest, as an alternative, that we look at the success of Portland Airport retail, which does a great job of combining the Portland aesthetic and values with a successful retail marketplace. Surely, this could work for an “entertainment district” (if that’s what we really need there), as well.

By jfwells on Monday, March 09, 2009 at 05:01PM PDT

Along the way they’ve collected a bevy of corporate retail apostles (including Barnes & Noble, Hard Rock Café, ESPN Zone, Dave & Buster’s, Gap, Tommy Hilfiger and Polo/Ralph Lauren) many of whom have followed the company into new developments in Kansas City, Atlantic City, and elsewhere.

Realistically, how many of the above national companies are going to be in a position to expand in this economy? The silver lining to the current recession might be that it saves us from the garish, Vegasification of the Rose Quarter.

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By eric cantona on Tuesday, March 10, 2009 at 04:13PM PDT

perfect! let’s take a gawd awful suburban development in an urban area and put it on stripmall steroids. the only thing missing from the mix of businesses is hooters.

what a colossal f-up this would be. it will be exactly as it is now – filled with people on event days and empty otherwise. why leave the burbs to go to the burbs? most living in portland will have no interest in this development, should it turn out how most here think it will. the convention center crowds you say? too far to walk. not gonna happen.

i’m a huge fan of memorial coliseum, but it’s well past it’s usefulness. all redevelopment schemes seem to always find a dead end. let’s embrace the idea of MLS in civic stadium and putting AAA baseball in it’s location. with the additional event days at this location the current restaurants there might even make a profit.

then we can call it a ‘sports district’.

By Brian Costello on Tuesday, March 10, 2009 at 09:35PM PDT

Amen, Eric Cantona. Amen.

Big, large, soulless developments do not an entertainment district make. When the Rose Garden first opened, they tried a mini-version of this with the ill-fated “Italian” restaurant and other game day diversions that just didn’t gel. It was deserted on non-game days and sorta filled on event days because there was no other option.

I admire Jane’s thoughts of a kind of PDX Airport Market feel—one that is commercial but that also showcases Portland businesses and ethos. Combine a vibrant commercial corridor with the hopefully soon-to-be new AAA baseball stadium, some expanded and clearly marked walking and bike pathways, and some thoughtfully placed landscape architecture with a true veteran’s memorial and we might be on to something.

By MuddyRavine on Wednesday, March 11, 2009 at 07:29PM PDT

An entertainment district would be OK, but this just looks like a shopping mall. Put baseball in the Rose Quarter then we’re talking.

By Brian Nutting on Wednesday, March 11, 2009 at 07:59PM PDT

Glitzy…Schmaltzy..and a bad idea.

The Blazers met with Merrit’s team and the commissioners in the recent past and none of this was brought up…at least to this scale.

To step into meeting today and pull this out with 1/2hr to go before the vote, and suddenly say “we don’t like this” and are 100% against it is just dirty, backstabbing, unethical double dealing.

Las Vegas at the Rose Quarter without the Gambling….it’s gonna be a huge colossal clusterF.. of the worst kind.

The baseball stadium at the Rose Quarter…75 home dates a year in the basketball off season coupled with other events and concerts. That’s what will work. Paul Allen doesn’t want any competition. He knows that 20,000 people at PGE Park going crazy, and 8,500 people at the baseball stadium in the Rose Quarter will soon discover that that’s where the fun is, as opposed to sitting in the rose garden listening to bombastic rosk music and sound effects during a Blazer Snooze fest.

By Garrett on Wednesday, March 11, 2009 at 08:24PM PDT

Why would anyone trust a business idea coming from Paul Allen? Look, we’re talking about a guy who has so much money he can’t spend it all. If he had made the business decisions he has made in his life but didn’t have the money he made with Microsoft he’d be a guy living in the basement of his mom’s house.

I love the Blazers, but I don’t trust anything that front office has to say. We’re not that far out from a few years back when the Vulcanites managed to make themselves some of the most hated people in Portland for the way they ran their front office.

By Rob on Thursday, March 12, 2009 at 12:35PM PDT

I am not an expert on this type of development. Bridgeport seems popular with a suburban demographic, more faux Euro villiage than neon. Two things to consider – there is a proposal for high speed rail along the East bank of the river with the main Portland terminus right there – good story for you Tim. Second, instead of building the convention center hotel on MLK-Grand, build it on the 2 block vacant space between the convention center and the Rose Garden, right by the MAX and immediately East of I5. That would give convention goers a choice of the convention hotel or the myriad of hotels along the Max, East and West. The hotel could serve whatever sports audience needs emerge as well.

By Mike Thelin on Saturday, March 14, 2009 at 07:44PM PDT

I don’t see how something like this would work in Portland. It seems rather hasty. If it’s to be a boon to the convention district, then it might work, but I think we as a city could do a lot better. Portland is a city of neighborhoods, and the type of people who come here on vacation, don’t come here to visit ESPN zone. What needs to happen in that area is for the city to commit to making it a neighborhood. The housing market will come back, and this area offers unparalleled views of Downtown, and the transportation options are great, and soon will be better with the Streetcar.

If Paul Allen and Cordish are to do something here, then perhaps Mr. Allen should take a cue from some of his own developments in the South Lake Union area of Seattle. Building an entertainment district full of chain stores would create a temporary landscape.

By Lizzy Caston on Sunday, March 15, 2009 at 02:44PM PDT

Terrific intent to better the Rose Garden Arena area, bad idea for this type of development.

I would like to see the market analysis on this. Doubt there is much of a case. Portland just doesn’t have the extended density population in outlying areas nor the matching demographic to support it on a regional level. We don’t have the tourist or conventioneer numbers, and we don’t have the type of culture that likes this sort of Vegas/Disney/no name corporate suburban in the city experience. (Mike, you are right on with your Seattle Lake Union Comparison).

Then there are some practicalities with regards to riverfront development and greenway width to meet Portland’s riparian riverfront protection, EPA standards, and environmental impact goals.

Oh, and then there is the traffic impact regarding all modes – auto, light rail and especially freight, who have been complaining that this area is already a cluster-you-know-what for years. With MLK and Grand under the jurisdiction of Oregon Dept of Transportation, and bridge issues with Multnomah County, as well as the very powerful Freight Commission, I say good luck getting this through the idea stage.

Brian Libby is right. This area needs a whole bunch of comprehensive planning for improvements, especially better integration into the rest of the city. Let’s first talk pedestrian access, underutilized surface parking lots being used as car lots, the under performing Convention Center area, existing industrial uses and the albatross known as the Portland Public Schools facility land.

Oh, and the little issue of public money needed to complete this.

Personally, I think this proposal a way for the Blazers to ask, “yo, City with the MLS deep pockets, where’s our cut?”

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By richard layman on Thursday, April 02, 2009 at 11:55AM PDT

Good post and great comments.

http://urbanplacesandspaces.blogspot.com

4th Street Live in Louisville and Power Plant Live! in Baltimore are the quintessential examples of placeless places. My sense is that they rely on the tourist trade, that “natives” will consume these places on occasion but soon experience fatigue and don’t return. It’s been awhile since I’ve been to Portland but I don’t think you have the volume of tourism necessary to support something like this.

Not to mention the placelessness of it.

I still fondly remember Portland Saturday Farmers Market. I think it’s one of the best markets in the country—lamb and wool socks from the sheep rancher, wines from the Willamette valley, etc.

That’s the kind of authenticity that’s missing in the Rose Quarter now and further distancing that area from Portland authenticity will mean only that in 8-10 years the district will have to be significantly “refreshed” (rebuilt-renewed).

By midtown miscreant on Sunday, April 12, 2009 at 06:24AM PDT

I live in Kansas City, where Cordish developed the Power and Light District. They have been embroilled in controversy since day one. Racial profilling by way of dress codes, 6 square blocks of downtown history demolished, an arena with no sports franchise, and the taxpayer footing a bill that wasnt ever supposed to exist.

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