Metro Reports: Framework, George Besaw Apartments, Block 45, and more

Block 45

Block 45, as presented to the Design Commission in October of this year

Every week, the Bureau of Development Services publishes lists of Early Assistance applications, Land Use Reviews and Building Permits processed in the previous week. We publish the highlights.

Early Assistance has been requested by Jones Architecture for a project at 8608 N Lombard St:

New mixed-use building.

Early Assistance has been requested by Portland Parks and Recreation for the Forest Park Entrance and Nature Center at 4315 NW St Helens Rd:

Proposal at Forest Park Entrance and Nature Center. Planned improvements: 1) nature center with restrooms, 2)access drive and parking with ada spaces and bus parking; 3) trailhead and accessible pathways connect to forest park;4) street frontage improvements

Early Assistance has been requested by DECA Architecture for a project at 10414 NE Halsey St:

Proposal is to transform this two level structure (which is currently a hardware store and saddle shop with apartment unit on second level) to an urban winery with production, tasting room, offices and storage areas. Apartment unit with minor upgrades will stay as is.

A Pre-Application Conference has been scheduled by Abbasi Design Works for a renovation of the Old Fire Station Property at 510 NW 3rd Ave:

Proposal is to renovate the existing historic fire station landmark building to retail and office space and construction of new on-grade parking.

A project at 2014 SE 11th Ave has been submitted for Type III Design Review by Hacker Architects:

New four story 26,500 gsf building providing 34 apartment units and 1,771 sf of retail space on the ground level.A central apartment entry courtyard is proposed to be shared as a ped/public amenity.

Block 45 has been submitted for Type III Design Review by LRS Architects and Lever Architecture:

Proposal is for a new 12-story building with 7,500 square feet of ground floor retail and approximately 240 residential units. Project is a mix of affordable and market rate housing. No parking is proposed.

A project at 1332 N Skidmore St has been submitted for Type II Design Review by Holst Architecture:

2 new mixed-use buildings, 158 apartment units, 59 parking spaces with underground parking. 2 mods requested: parking area setbacks and landscaping; standards for all bicycle parking.

A project at 525 SE Martin Luther King Jr Blvd has been submitted for Type III Design Review by Hacker Architects:

Proposal is for new construction of a six story building above ground with two levels of underground parking. There will be five levels of office space above one level of retail or restaurant use.

A project at 7119 SE Milwaukie Ave has been submitted for building permit review by William Wilson Architects:

New 4-story wood framed mixed use building including 232 unit apartment building with basement garage, and site improvement, interior trash room, shell commercial space(potential future restaurant)

Framework at 430 NW 10th Ave has been submitted for building permit review:

New 12-story, mixed-use building; five floors of office and five floors of residential over ground floor retail; see comments re: review by State of Oregon Building Codes Division;

An excavation and shoring permit for the Oregon Convention Center Hotel has been submitted for review:

Excavation and shoring, underground utilities, stuctural foundations, vertical structure only, vertical fire protection standpipe at stairs

A building permit was issued to GBD Architects for the George Besaw Apartments at 2323 NW Savier St:

New construction of new mixed use 4 story apartment building containing 51 residential units, with retail and services on the ground floor

A building permit was issued for a project at 9779 SE Market St:

New building with atrium, offices for administration and music department; music area includes auditorium, music and choir classrooms, and restrooms with storage area at mezzanine level; administrative office area includes reception area, offices, conference rooms, restrooms, mezzanine level above includes larger conference room, alumni center and current storage area

 

Lloyd District Mixed-Income Development receives Design Advice (images)

A 13-story mixed income development by Lever Architecture and LRS Architects for Home Forward has gone before the Design Commission for Design Advice. The project on Block 45 of the Lloyd District is one of the projects that won city funding through the 2015 Super NOFA process, and will include 240 apartments. 109 of the apartments in the 131’-6’ tall building will be affordable housing, while 131 of the units will be leased at market rates. Approximately 7,000 sq of retail is proposed at the ground floor, facing NE Grand Avenue. No vehicular parking is proposed for the building, however discussions have started with Kaiser about leasing stalls at their proposed parking garage in the evening.

Block 45

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Design Approved for Framework, America’s Tallest Timber Building (images)

The Portland Design Commission has approved Framework, a Cross Laminated Timber building that is likely to become the tallest mass timber building in the USA. The 11 story, 142′-2″ tall building by Lever Architecture will include 31,260 sq ft of office space on levels 2 to 6, and 60 apartments on levels 7-11. The apartment units, operated by Home Forward, will all be reserved for those earning less than 60% of area median family income. The developer for the building is Project^, acting for the owner Beneficial State Bank. 69 bicycle parking spaces will be provided on the ground floor of the building, and 40 in the studio apartments above. No vehicular parking spaces are proposed.

Framework

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Metro Reports: Block 45, 12th & Morrison, 2033 SE Clinton, and more

1127 SW Morrison

A building permit was issued for the 12th & Morrison office building

Every week, the Bureau of Development Services publishes lists of Early Assistance applications, Land Use Reviews and Building Permits processed in the previous week. We publish the highlights.

Design Advice has been requested by Lever Architecture and LRS Architects for Block 45 at NE Holladay and Grand:

Design Advice Request to discuss a proposal for a new thirteen story building. The building is proposed to have 7,500 square feet of ground floor retail and approximately 264 residential units. Project is a mix of affordable and market rate housing. No parking is proposed.

Early Assistance has been requested by Kehoe Northwest Properties for a project at 1902 NW 24th Ave: 

Proposal is to demo existing residence and build a 29 unit four story apartment building.

A Pre-Application Conference has been scheduled by Holst Architecture for a project at 1332 N Skidmore St:

Proposal is for a five story mixed use housing project with below grade parking.

A Pre-Application Conference has been scheduled by SERA Architects for a project at 6620 N Richmond Ave:

Proposal is for a new 85 unit multi-family appartment building located on N Richmond ave. Parking is surface and tuck-under.

A project at 2922 SE 82nd Ave has been submitted for Design Review:

Proposal for a 3-story enclosed mini-storage facility with drive-through access. 3 signs proposed.

A project at 2033 SE Clinton St has been submitted for building permit review by BAMA Architecture and Design:

New construction 4 story plus basement: two retail spaces on ground floor; two 3level townhouse apartments above

A project at 3802 N Vancouver Ave has been submitted for building permit review by Koble Creative:

Construct new 4 story (20 unit) apartment building with associated site work and detached trash enclosure that is under 120sq ft

A project at 3336 SE Belmont St has been submitted for building permit review by VH Development:

New 3 story mixed use building; retail on half of first floor and apartments on remaining first, second, third floors; retail occupancy of B on first floor

A project at 3539 SE Milwaukie Ave has been submitted for building permit review:

New 3 story apartment building with 16 units and 1 ground floor retail space; bike storage and trash room on main fl

A project at 2110 SE 82nd Ave has been submitted for building permit review:

New shell building A-2 & M occupancy with mezzaninne and associated site work

A building permit was issued for a project at 8049 SE Center St (formerly 8035 SE Center):

Construct new 3 story, 12 unit apartment building with 6 private garages on the gound floor. Detached trash enclosure less than 120 sf, includes associated site work

A building permit was issued to Mentrum Architecture for a project at 6195 N Minnesota Ave (formerly 6205 N Minnesota):

Construct new 3 story (18 unit) two-winged apartment building with partial basement and open-air central corridor; attached garbage enclosure and associated site work. Unnamed project. Minneapolis LLC. Mapworks shows address of 6205 N. Minnesota ave.

A building permit was issued to LRS Architects for 1155 SW Morrison St:

New 6 story office building with basement and ground floor retail

Metro Reports: Multnomah County Courthouse, Health Dept HQ, Garlington Center and more

Multnomah County Courthouse

The Multnomah County Central Courthouse has been submitted for Design Review. (Image from presentation to the Design Commission in May.)

Every week, the Bureau of Development Services publishes lists of Early Assistance applications, Land Use Reviews and Building Permits processed in the previous week. We publish the highlights.

TVA Architects have requested Early Assistance for a project at 1823 SE 50th Ave:

Proposal for a four story 19 unit apartment building. No parking provided. Existing building to be removed.

Lever Architecture have submitted a project at 3928 N Williams Ave for Design Review:

Renovate building to include retail and commercial/residential uses, and development of 5 story 18,000 SF detached building for retail, commercial/residential uses.

William Kaven Architecture have submitted a project at 4073 N Williams Ave for Design Review:

New 4-story commercial building. Adjustment requested for on-site loading.

The Multnomah County Central Courthouse has been submitted for Design Review:

Replace current Multnomah County Courthouse with new Multnomah County Central Courthouse (MCCCH).

The Multnomah County Health Department HQ has been submitted for Design Review by ZGF Architects:

9-story headquarters building for the Multnomah County Health Department. The building will house public health clinics & administrative offices, and some retail space. See DA 16-116592

Scott Edwards Architecture have submitted the Garlington Center at 3024 NE Martin Luther King Jr Blvd for building permit review:

Construct new 4 story (52 unit) apartment building with associated parking and landscaping

Holst Architecture have submitted the Asian Health and Services Center at 9005 SE Foster Rd for building permit review:

Construct new 3 story, 29,000 sf office building with ground floor commercial lease space, includes onsite parking and associated site work

A building permit was issued for The Truman apartments at 1525 SE 44th Ave:

New construction-new 4-story mixed use building with retail space on ground floor area and 30 residential units

A building permit was issued for a project at 2005 N Williams Ave (formerly 1931 N Williams Ave):

New five story apartment building with 1 level of below grade parking

A building permit was issued for a project at 424 NE Jessup St (formerly 432 NE Jessup):

Construct new 3 story (12) unit apartment building with associated site utilities

A building permit was issued to Skylab Architecture for revsions to Yard:

REV 05 – Revision to DFS 07 Window wall system to include addition of 20 vision glass modules to the South Elevation and 47 vision glass modules to the West Elevation.

 

Design Reviewed for High-Rise Timber Building Framework (images)

The Design Commission has reviewed Framework, a Cross Laminated Timber building that is likely to become the tallest mass timber building in the USA. The 11 story, 142′-2″ tall building by Lever Architecture will include 31,260 sq ft of office space on levels 2 to 6, and 60 apartments on levels 7-11. The apartment units, operated by Home Forward, will all be reserved for those earning less than 60% of area median family income. The developer for the building is Project^, acting for the owner Beneficial State Bank. 69 bicycle parking spaces will be provided on the ground floor of the building, and 40 in the studio apartments above. No vehicular parking spaces are proposed.

Framework

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Metro Reports: Station Place Lot 5, 72Foster, 1500 SW Taylor, and more

Station Place Lot 5

A building permit was issued for Station Place Lot 5 by Hacker architects

Every week, the Bureau of Development Services publishes lists of Early Assistance applications, Land Use Reviews and Building Permits processed in the previous week. We publish the highlights.

SERA Architects have requested Design Advice for a project at 1500 SW Taylor St:

Design Advice Request for a Type III Design Review for the construction of a new 10-story mixed-use building with some ground-level retail and residential development, approximately 150 residential units. The project will include two-levels of below-grade parking. See parent folder (PC 16-175812).

Early Assistance has been requested by William Wilson Architects for a project at 310 SE 12th Ave:

Proposal is for new four-story 84 unit apartment building with basement.

Early Assistance has been requested by Ankrom Moisan Architects for the N Williams Center at 2156 N Williams Ave:

Demo existing buildings and develop a new 4 story 61 unit apartment building with 30 parking spaces

Early Assistance has been requested by Wright Architecture for a project at 6804 N Maryland Ave:

New 3 Story 6 unit development with property to be divided; Questions regarding feasibility.

Early Assistance has been requested by TVA Architects for a project at 1120 NW 21st Ave:

Proposal is for a new four-story 45ft tall mixed-use/multi family residential development including 46 apartments, ground floor leaseable space, ROW and site improvements, landscaping and 51 long term and 3 short term bike parking stalls. On on-site parking provided.

Early Assistance has been requested by Holst Architecture for 72Foster at 7120 SE Foster Rd:

Project consists of new 80,000 sf four story building that will include 108 affordable housing units with approx. 10,000 sf of ground floor retail space and approx. 54 parking spaces.

Early Assistance has been requested by TVA Architects for a project at 3802 NE Martin Luther King Jr Blvd :

Early Assistance with meeting to discuss proposal for a new (5-story, 57′ tall) multi-family residential development.

Early Assistance has been requested by Merryman Barnes Architects for the King Parks apartments at 6445 NE Martin Luther King Jr Blvd:

New development of a 69 unit affordable housing project with community room, orrices and service spaces on the ground floor with 24 parking spaces accessed off the alley.

Early Assistance has been requested by TVA Architects for a project at 5036 NE Sandy Blvd:

New 6 story market rate mixed-use/multi-family development. 90 units proposed with 1 floor mixed use retail, 21 car parking spaces and 139 bike parking spaces.

Early Assistance has been requested by Gerald Rembowski Architect for a project at 1125 N Schmeer Rd:

Two lot land division in order to be able to build second hotel with 76 rooms on the proposed eastern lot.

A Pre-Application Conference has been scheduled by LRS Architects and Lever Architecture for Block 45:

A Pre-Application Conference to discuss a proposal for a new twelve story building. The building is proposed to have 7,500 square feet of ground floor retail and approximately 264 residential units. Project is a mix of affordable and market rate housing. No parking is proposed.

LRS Architects have submitted NW 14th & Raleigh for Design Review:

New construction of a twelve story building with 93 units of affordable housing, associated resident amenities and a ground floor commercial space on a 10,000 sf site. Parking for 16 cars will be provided on the ground floor.

GBD Architects have submitted revisions to Oregon Square for Design Review:

Type III Design Review for a 4-block phased development. Changes to LU 15-156716 are being proposed. Phase 1 is the superblock be developed into two apartment towers around a publicly accessed ped-only plaza.

Works Partnership have applied for demolition permit and building permit for a project at 110 SE Washington St:

Demo existing 2 story warehouse

Construct new 9 story building with underground parking;

Urban Development Group have applied for a building permit for a project at 316 NE 28th Ave:

Construct new, 4 story apartment building with 74 units, below grade parking

Building permits are under review for a project at 6400 SW Canyon Ct:

Building 1 – 76 units, 4 stories of living over 2 stories of below grade parking

Building 2 – 72 units, 4 stories of living over 2 stories of structured parking

Building 3 – 59 units, 3 stories over 1 story of structured parking

Building 4 – 60 units, 3 stories of living over 1 floor of structural parking

Stack Architecture have submitted a project at N Crawford & N Charleston Ave for building permit review:

New construction apartment bldg on north side of property – see 16-185213-CO for attached plaza and apartment bldg C

New construction 4 over 1 apartment building with parking garage and plaza -see 16-185235-CO for bldgs A&B

Iselin Architects have submitted a project at 8705 SE 13th Ave for building permit review:

New 5 story 24 unit apartment building with underground parking

Bora Architects have applied for a foundation permit for Block 20:

Block 20 – Foundation permit for 21 story condo tower – This permit includes piles, pile caps, below grade utilities and slab on grade.

Building permit is under review for a project at 223 SE 146th Ave:

Construct 3 story, 3 unit apartment building

Construct 3 story, 24 unit apartment building

Construct 3 story, 24 unit apartment building, includes parking and associated site work, detached trash enclosure is less than 120ft in area

Ankrom Moisan Architects have submitted the East Burnside Apartments at 10506 E Burnside for building permit review:

New construction of five story multidwelling residential building, consisting of 52 unit with 15 tuck-under parking spaces. Interior trash room

Myhre Group Architects have submitted a project at 5025 NE 21st Ave for building permit review:

Construct new 4 story, 28 unit apartment building, no parking, includes associated site work

Urban Development Group have submitted a project at 4926 SE Division St for building permit review:

New construction of a mixeduse building consisting of 127 apartment units and 7000 sf of ground floor commercial space; below grade parking

Myhre Group Architects have submitted a project at 4901 SE Hawthorne Blvd for building permit review:

Construct new 4 story mixed use building with (46) units and 2737 sf of retail, interior trash room

The Seven Corners Community Collaborative at 1949 SE Division St has been submitted for building permit review:

Construct new 4 story office building with retail and parking on ground floor, offices on floors 2-4, includes associated site work

Building permits are under review for a project at 5414 SE Duke St:

New 2-story building with 8 guest rooms

New 2-story building with 8 guest rooms

New 2-story building with 8 guest rooms

A building permit was issued to Scott Edwards Architecture for a project at 1451 NE Alberta St:

Redevelopment of existing building to create ground floor warm shell retail and two floors – 10 units – residential units above. Including street landscaping. Separate tenant improvement permit required for occupancy of 1st floor shell space.

A partial permit for excavation and piling at Station Place Lot 5 was issued to Hacker Architects:

Partial Permit for new 8 story building, scope includes erosion control/site preparation, excavation/piling, underground utilities, entire concrete structure.

An excavation and shoring was issued to GBD Architects for the Broadway Tower:

Excavation and Shoring for new 19 story commercial high rise structure with retail, office and hotel uses and 4 floors of below grade parking

A building permit was issued for a project at 2845 NE Columbia Blvd:

Construct new 103,912 sq ft, 3 story self storage building with associated utilities, parking and landscaping.

Weekly Roundup: Bridgetown, Fern Grove, Langano Apartments and more

Framework

LEVER Architecture’s Framework will be a 12 story tall timber building.

In ‘Death of a Mall Rat‘ the Portland Mercury wrote about the Lloyd Center, which is currently in the middle of a major remodel. As Portland changes, the paper wondered whether the 1960s mall can keep up.

Commissioner Dan Saltzman is proposing a 1% Construction Excise Tax, according to The Oregonian. The City’s ability to impose the tax was made possible by a recent change in Oregon law. The law requires that at least 50% of the revenues from the tax be used for providing affordable housing. Commissioner Saltzman, who oversees the Portland Housing Bureau, wishes to see 100% of the tax dedicated to affordable housing.

In a blog post the Oregon Office of Economic Analysis explained that “housing does filter”. New construction that is that the top end of the market eventually becomes much lower priced relative to the overall housing market.

The Portland Tribune reported that a panel of state economists and housing experts told a State legislative committee that a “confluence of factors — including low supply, high demand, obstructive regulations and lacking infrastructure — is driving up housing prices in the state”.

Portland Shoupistas wondered if the City Council will impose “rent-raising minimum requirements in NW PDX?” A proposal to add parking minimums in the Northwest Plan District was recently rejected by the Planning & Sustainability Commission, however NW neighbors are trying convince the City Council to add them back at a July 6th hearing.

The Oregonian wrote about the ‘Portland for Everyone’ housing coalition, which is “calling on Portland leaders to increase density in single-family residential neighborhoods, strengthen renter protections and put a general obligation bond on November’s ballot that would fund affordable housing.”

The Portland Business Journal wrote that the 12 story timber framed tower Framework (pictured above) is moving forward—and with a deeper level of affordability. The 60 units in the mixed use building were originally planned to be offered to people earning less than 80% of area Median Family Income. The units will now be offered to people earning less than 60% area MFI. The building is set to go before the Design Commission on July 7th.

The Oregonian covered a report by the National Low Income Housing Coalition, which found that the hourly wage needed to afford a two-bedroom apartment in Oregon rose from $16.61 hourly wage in 2015 to $19.38 in 2016.

The Portland Business Journal reported that the office space at the Park Avenue West tower is now nearly all taken. The residential leasing is proceeding more slowly, with only a quarter of the units taken. In a separate interview with the paper TMT Development president Vanessa Sturgeon states that she’s “just fine” with the pace that units are leasing at.

A post at Planetizen asked if Portland has “lost is way”. The article argues that “Oregon’s poster child for livable planning is embroiled in new controversies over destructive growth, skyrocketing prices, and back-room cronyism.”

The Hollywood Star News reported that construction is about to start on the Bridgetown Apartments at the former Red Fig property in Beaumont Village. The project by Ethos Development and Siteworks Design/Build will include 50 residential units and 6,000 sq ft of retail space.

A 33-unit affordable housing complex in East Portland has opened, according to The Oregonian. The Fern Grove apartments at 14232 E Burnside St are set to be affordable to people earning less than 60% of area Median Family Income.

The retail spaces at the Langano Apartments have been leased, according to Urban Works Real Estate. The ground floor of the SE Hawthorne Blvd building will include Poke Mon, a poke bowl restaurant, as well as an M Realty office and Gallery Nucleus, an art gallery featuring a taproom.

The Cook Street Apartments on N Williams Ave have been sold to Boston-based Berkshire Group, for a undisclosed sum. The LRS Architects-designed building includes 206 residential units.

KGW reported that Exhaust Specialties at 700 SE Belmont St will close after 65 years in operation. Though no permits have been filed for the redevelopment of the site, an Early Assistance application was received by the City in February for a new self-storage facility.

Focus: Portland’s Tallest Planned Buildings (2016)

Image from the Discussion Draft of the Central City 2035 Plan (Bureau of Planning & Sustainability).

Image from the Discussion Draft of the Central City 2035 Plan, showing a possible development scenario approximating future growth in the Pearl District over 20 years (Bureau of Planning & Sustainability). At least two of the sites shown as potentially developable have current proposals on them.

It is just over a year since Next Portland last did a roundup of the tallest buildings planned or under construction in Portland. At that time, we counted 25 buildings over 100′ in height planned. Today we count 40. Given the length of time it takes to complete a high rise building, many of the buildings on the 2016 were also on the 2015 list. Four buildings are no longer on the list this year, due to having been completed: Block 17, Pearl West, the Aster Tower and Park Avenue West. Seven buildings that were still in the design phase last year are now under construction. No building on last year’s list is known to have been cancelled.

Read on to see our complete list. Where possible, the heights given are the building height as defined in the Portland Zoning Code and published in the Design Commission’s Final Findings. In some cases the heights have been estimated.

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Metro Reports: Mississippi, Modera, Milwaukie, Minnesota and more

Hill Park Apartments

A building permit was issued for the Hill Park Apartments at SW 1st and Arthur. The building by Carleton Hart Architects for Central City Concern will include 39 units of affordable housing.

Every week, the Bureau of Development Services publishes lists of Early Assistance applications, Land Use Reviews and Building Permits. We publish the highlights.

Early Assistance has been requested by Lever Architecture for a project at 3928 N Williams Ave:

Renovate building to include retail and commercial/residential uses, and development of 5 story 18,000 SF detached building for retail, commercial/residential uses.

A Pre-Application Conference has been scheduled by GBD Architects to discuss Oregon Square:

2 towers – 1 23 story & 1 11story – residential development with underground parking connection. Ground floor retail – with outdoor plaza.

The Modera Davis at 205 NW 10th Ave has been submitted for Design Review by SERA Architects:

Design review with 3 modifications for a 12-story market-rate apartment building with ground floor retail and below grade parking. 204 residential units are proposed with 145 basement parking spaces.

A building permit is under review for a project at 2915 SE Division St: 

New 4 story, 20 unit apartment building with onsite stormwater planter

A building permit is under review for a project at 4723 NE 99th Ave: 

Construct new triplex with associated site work

Urban Development Group have submitted a project at 6003 SE Milwaukie Ave for building permit review:

New 4 story, 47 unit apartment building with underground parking

A building permit was issued to Carleton Hart Architecture for the Hill Park Apartments at 110 SW Arthur St:

Hill Park – New, 3-story multi-family project with 39 units of studio and 1 bedroom apartments. Geopier install for soil stabilization

A building permit was issued for a project at 5425 N Minnesota Ave:

Construct a six unit three story apartment building with 2 bedroom/1 bath units with living room, dining room, kitchen, and washer/dryer closet. Trash enclosure.

A building permit was issued to Studio3 Architecture for the Mississippi Apartments at 878 N Fremont St:

New mixed use 4 story building, underground parking, first floor commercial use and 45 apartments above. Maximizing allowed commercial uses per COA in LU 06-118204 CP ZC, cannot expand corner retail space beyond square footage shown on approved ground floor plan, or convert two smaller office spaces to retail, to stay within 70 trip cap.