Staff Presentation to the Portland Design Commission June 2, 2016 CITY OF PORTLAND, OREGON 1st Design Review Hearing DZM Block 20 Residential Tower 1st Design Review Hearing DZM Block 20 Residential Tower

Plan Districts Central City Plan District River Sub District North Pearl Sub Area THE SITE

Site Area Land Area: 20,000 SF Existing Condition undeveloped Quimby - Local Service Street, Walkway & Bikeway 11 th - Local Service Street, Walkway & Bikeway 12 th - Local Service Street, Walkway & Bikeway Pettygrove - designated Green Street (11 th to 15 th ) Northwest Triangle Pedestrian District Streetcar – 2 blocks south (Northrup)

Looking at site from 11 th & Quimby - Block 17 (L) & Overton Apts (R) THE SITE

Looking south on 11 th – Block 17 (R) & Block 15 (L) THE SITE

Looking at site from Quimby & 12 th – Encore in background THE SITE

Looking south on 12 th – site (L) & The Parker (R) THE SITE

Looking at north on 11 th – Block 17 on left THE SITE

41 NE corner of site looking at dog park entry THE SITE

Looking east at park from Pettygrove THE SITE

CONTEXT – Policy ZONING FLOOR AREA RATIO HEIGHT EXd, Central Employment w/ Design Overlay

Base FAR 4:1 North Pearl 9:1 w/ bonuses, transfers >9:1 if transfer from landmark CONTEXT – Policy ZONING FLOOR AREA RATIO HEIGHT

CONTEXT – Policy ZONING FLOOR AREA RATIO HEIGHT Base Height Eastern ½ - 100’ Western ½ - 225’ Max Height - North Pearl Sub Area unlimited: -floors above 100’ are 12,500 SF or less -Façade length above 100’ not exceed 120’ or up 150’ with Modification

PROJECT OVERVIEW 21-story building 149 residential units ~2,000 SF retail 1 small loading space 192 parking spaces Height 246’ FAR 2.3:1 across larger site Amenities Ecoroof garden Outdoor amenity deck Balconies most units Materials Stucco, GFRC (Equitone) curtain wall glazing, aluminum storefront & windows

PROJECT SUMMARY Reviews Design Review Type 3 – Project value exceeds $2.1 million Central City Fundamental Design Guidelines River District Design Guidelines Modifications (PBOT & BDS supportive) Reduce 1 large to 1 small loading space Reduce bike Parking spacing 2’ to 18” Increase façade Length 120’ to 122’-4” Section approval criteria

Loading 1 large or 2 small required 1 small proposed (9’ x18’ x 10’) Loading Analysis & PBOT support reduced size/number Adequate for use & allows for more active ground floor PROJECT SUMMARY Modifications

Bike Parking 225 bike spaces for residents – 1 st & 5 th floor rooms 2’ width reduced to 18” with 6” vertical stagger Functional & compact for more area for active uses PROJECT SUMMARY Modifications

Façade Length North Pearl Height Opportunity area - unlimited –Building above 100’ is 12,500 SF (12,214 SF) –Façade length < 120’ or < 150’ thru Modification (122’-4”) Shadow Study – more light access to park than code prescribed Access to views, dynamic skyline, towers w/podiums in area PROJECT SUMMARY Modifications

NW 12 th Active ground floor limited to N & S ends Service / vehicle areas – consolidated, coherent, decorative ¼ frontage bike storage – not active use Shifting bike room inboard of façade & extend retail to north & glazing to match lobby Alternate proposal to be presented Outstanding Items Ground Floor

NW Pettygrove Retail primary active component Remainder is residential – above grade, bedrooms, one porch Increase active uses & transparency - increasing glazing at retail, additional stoops, enlarging stoop Alternate proposal to be presented Outstanding Items Ground Floor

NW 11 th Residential along park – better activate street & provide “eyes on the park” Block 17 – e.g. successful ground floor residential uses –no bedrooms at street, more elevated, greater setback – enough separation between public & private uses while maintaining clear views of activities of both potential solutions - decreasing width of raised planter, expanding the porches, no bedrooms along sidewalk, and/or increasing ground floor setback. Outstanding Items Ground Floor

10’ deep canopy at lobby on Quimby 5’ deep recess at park lobby on 11 th & 4’ at retail 5’-10” projection over recessed 1 st level along 12 th Additional canopies over sidewalk - retail entries, etc. Outstanding Items Canopies

Large louver at main lobby entry Elevator pressurization relief – emergency only Decorative metal screen to match garage /service area metal Detail needed for opacity of decorative screen Outstanding Items Decorative Screen Detail

STAFF RECOMMENDATION Outstanding items: 1. Ground Level 2. Canopies 3. Decorative Screen Detail Design Guidelines not met: A8 Contribute to the Cityscape, Stage and the Action. A8-1Design Fences, Walls and Gateways to be Seen Over. B1-1Provide Human Scale to Buildings along Walkways. B5Make Plazas, Parks and Open Space Successful. B5-1Recognize the Roles of the Tanner Creek Parks. B2Protect the Pedestrian B6Develop Weather Protection Not yet recommending approval of Design Review Approval recommended for 3 Modification (loading height, bike parking, façade length)