Focus: Portland’s Tallest Planned Buildings (2016)

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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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7th & Burnside has second Design Advice Request hearing (images)

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Polyphon Architecture & Design have returned in front of the the Design Commission with revised designs for a mixed use tower at SE 7th & Burnside. As now proposed the 12 story, 132’-10” tall building would include 20,066 sq ft of office space and 62 residential units. Two retail units would front onto E Burnside. Parking for 53 cars would be provided, in a below grade parking garage.

7th & Burnside

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BEST PRACTICES: A Guide to the City of Portland Design Review Process

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Areas of the city subject to Design Review. With some exceptions, the Design Commission reviews projects in the blue areas. Projects in the purple areas typically only come before the Design Commission if they are appealed. Areas in white are not subject to Design Review.

Design Review Areas in the City of Portland. With some exceptions, the Design Commission reviews projects in the blue areas. Projects in the purple areas typically only come before the Design Commission if they are appealed. Projects in areas shaded white are not currently subject to Design Review, though expansion of Design Review is contemplated as part of the 2035 Comprehensive Plan.

The Portland Design Commission has released a best practices memo “intended to assist applicants successfully complete Portland’s Type III Design Review process” and to give “an understanding as to how the Design Commission upholds the Design Guidelines.” The memo is republished in its entirety below, without edits by Next Portland.

BEST PRACTICES: A Guide to the City of Portland Design Review Process (May 2016)

This Best Practices document is intended to assist applicants successfully complete Portland’s Type III Design Review process. It is intended to increase the level of predictability for applicants by giving them an understanding as to how the Design Commission upholds the Design Guidelines. It is likely that applicants who utilize this document, while also collaborating with Bureau of Development Services (BDS) Planning Staff throughout the process, can lessen the need for redesign and also reduce the number of submittal packets and hearings before the Commission. This document will be updated periodically as it strives to convey to applicants the most up‐to‐date leanings of the current Commission membership.

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

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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.

Expansion of former YMCA building presented to Design Commission (images)

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An expansion in scope to the currently under construction renovation of a former YMCA building has been presented to the Design Commission. A major renovation of the existing building at 2815 SW Barbur Blvd was approved in October 2015, in order to convert the building into office space.  The core and shell renovation is being designed by Bora Architects, who were the original designers of the 1977 building. The client for the project is Seattle based developer InterUrban Development, who now wish to add an additional floor to the building to meet the needs of the future tenant. The building will be the new Portland base for sportswear company Under Armour, who will complete separate tenant improvements to the interior of the building.

2815 SW Barbur

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Weekly Roundup: Construction Excise Tax, Modular Construction, High Rise High School and more

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SE 93rd & Woodstock

The parcel of land at SE 93rd & Woodstock that the PDC voted to sell this week (image: Portland Development Commission)

Lincoln High School could be rebuilt has an 8 story building, reported OPB. The project is one of the capital projects Portland Public Schools expects to put to the voters in November. If the project moves ahead as currently envisioned in the masterplan it would be the state’s first high-rise high school.

The Portland Development Commission board voted on Wednesday to sell a parcel of land at SE 93rd & Woodstock to Lisac Brothers Construction, reported the Portland Business Journal. The company intends to build a commercial building and a pavilion for a small food cart pod. A future phase of development, dependent on proposed Comprehensive Plan changes, would include a market-rate apartment building.

The Portland Chronicle reported on the NW 19th & Quimby apartments, which will replace an 1880 house and the Quimby’s At 19th bar.

The Portland Business Journal reported that the Dekum13 apartments went “from foundation to its full three-story height last week — in just two days”. The project is using modular units assembled in an Idaho factory, which were then craned into place to form a three story building.

The Portland Mercury noted that Charlie Hales’ proposed business license tax increased appeared dead this week. The City is however studying a Construction Excise Tax, which could raise $11 million a year in new revenues from commercial projects, and $3 million a year from residential projects.

Portland Architecture published a conversation with Ted Wheeler,  who states that he is “a big fan of Bjarke Ingels’ work”.

Multnomah County Central Courthouse receives Design Advice (images)

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Multnomah County has presented its new Central Courthouse to the Portland Design Commission. The 17 story, $300 million project will replace the existing courthouse on SW 4th Avenue, which is considered seismically unsound and no longer fit for use. The architects for the project are Portland based SRG Partnership and New York based CGL RicciGreene. The landscape architects are PLACE.

The program for the building includes multiple courts, office for District Attorneys, Public Defenders, Sheriffs, as well as support areas for staff, juries, defendants and the public. No parking is proposed. The project intends to achieve LEED Gold Certification.

Multnomah County Courthouse

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Design Commission Reviews SW 12th & Market Apartments (images)

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A fourteen story apartment building at SW 12th & Market has gone before the Design Commission for its first Design Review hearing. The 150′ tall building by SERA Architects for developer Mortenson would include 146 residential units, aimed at students. The top floor of the building is proposed to be entirely dedicated to amenity functions, including a fitness room, club room and exterior roof terrace. 21 vehicular parking spaces, 18 of which would be in mechanical stacking system, would be provided at the ground level of the building. 228 bicycle parking spaces are proposed, all located within the units.

12th & Market Apartments

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Metro Reports: The Dianne, 2731 SE Belmont St, 3610 SE 29th Ave and more

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The Diane

A Building Permit was issued for The Dianne apartments at NW 11th & Hoyt

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 for a project at 6702 SE 72nd Ave:

Proposal is for a 14 unit multi-family buildings: (2) six plex and (1) duplex. On-site parking is proposed.

Early Assistance has been requested by TVA Architects for a project at 4946 NE 13th Ave:

Proposal for a 4-story mixed use multi-family apartment project with ground floor retail. No parking provided.

A Pre-Application Conference has been scheduled by Holst Architecture to discuss a project at 1135 SE Grand Ave: 

Pre-app conference for a Type III review of proposal to demo existing bldg and replace with new construction of 14,780 sf mixed occupancy two story structure.

Three buildings at 3610 SE 29th Ave have been submitted for building permit review by Siteworks Design Build:

New construction- 4/story multifamily apartment building (building 1 of 3), new access drive, 51 parking spaces, pedestrian site circulation, landscape areas and storwater facilites

New construction- 4/story multifamily apartment building (building2 of 3),

New construction- 4/story multifamily apartment building (building 3 of 3),

A project at 2023 NE 42nd Ave has been submitted for building permit review by Urban Development Group:

Construct new 5 story mixed use building; main floor to include 2 residential units, bike storage, and commercial space for future tenant; 2nd thru 5th fl to include 30

A project at 15023 SE Stark St has been submitted for building permit review by DECA Architecture:

New 3 story 40 unit apartment building, site improvements, stormwater facility, and 21 stall parking lot.

A project at 2731 SE Belmont St has been submitted for building permit review:

Construct new 5 story (46) apartment building with associated site work

A project at 2031 SW 10th Ave has been submitted for building permit review by SERA Architects:

New 5 story wood framed apartment building above one level of below grade parking

A project at 533 NE Killingsworth St has been submitted for building permit review by Design Department Architecture:

Construction of new single commercial building for use as restaurant to include dining area, kitchen, storage, (2) bathrooms, offices, and walk in cooler; outdoor patio; onsite stormwater and landscaping as required

A building permit was issued for a project at 1650 SE Tacoma St (formerly 1640 SE Tacoma St):

New 5 story apartment building with 44 units and green roof. Ground floor contains (1) retail space and parking garage. No occupancy for retail space on this permit, interior trash area at parking garage level

A building permit was issued to Ankrom Moisan Architects for The Dianne at 535 NW 11th Ave:

New 14-story, 102 unit residential building with 2 ground floor retail spaces. 50 mechanical parking spaces plus 2 ADA parking spaces.

Hotel Tower at 3rd & Salmon has first Design Review hearing (images)

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Ankrom Moisan Architects have gone before the Design Commission with designs for a 20 story hotel at SW 3rd and Salmon. The 246′-7″ tall building is being developed by Third & Taylor Development LLC, a partnership between Onder Development and Arthur Mutal. The proposed hotel will have 245 guest rooms, with a rooftop bar and a swimming pool proposed at the 20th floor. The hotel lobby, restaurant and a bar/market are planned for the ground floor, with conference facilities planned for the second floor. One basement level would be used for housekeeping and other back of house functions. No new vehicular parking is proposed.

3rd & Salmon

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