Architecture and Development in PDX
This week Next Portland had its fifth birthday. Since November 2014 we have published over a thousand posts, many of which are about projects that are now complete or under construction. Today, we wanted to look back at some of the unbuilt projects we’ve written about over the years.
Las Adelitas at 6723 N Killingsworth St, designed by Salazar Architect for Hacienda CDC, will include 140 units of affordable housing.
The infamous Sugar Shack strip club at in Cully will be demolished to make way for 140 units of affordable housing at Las Adelitas, reports the Oregonian.
The Oregonian reports that the Portland is weighing a new strategy for how spend the funds from the 2016 affordable housing bond, following voter approval of Measure 102. The change could affect plans for 3000 SE Powell Blvd and 5827 NE Prescott St, two sites the Housing Bureau had intended to develop itself. The sites may now be turned over to outside affordable housing developers.
The Design Commission has approved the masterplan* for the Pepsi Blocks, reports the Daily Journal of Commerce. The development could include up 1,297 units across the five acre site.
The Buiness Tribune wrote about four Old Portland holdouts, where new development surrounds existing buildings: the Field Office, which wraps around the Dockside Saloon; Fire District No. 3, which formerly housed Touché and is now being incorporated in the Modera Glisan; the Dandy Warhols’ Odditorium, which sits on the remaining quarter block not occupied by the Broadstone Reveal; and the Auditorium Building, which will be surrounded by 250 Taylor office building and the Hyatt Unbound hotel.
Portland Architecture interviewed Kyle Anderson of GBD Architects, whose projects include Hassalo on Eighth, Oregon Square and Block 216.
*This article will be unlocked for the rest of this week. After this week it will only be viewable by DJC subscribers.
The complete phased build-out of Oregon Square, as approved by the Design Commission in October 2016. Changes are being proposed to Block 103, shown at the right side of the image.
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 GBD Architects for changes to Phase 2 of Oregon Square:
Changes are being proposed to LU 16-195933. Block 103 (SE) within Phase 2 is being proposed to change from a multi-story residential building to a mixed-use speculative commercial office building. The building along with the approved design of block 102 (NE) along with the approved buildings in Phase 1 will surround a publicly accessed pedestrian-only plaza. Two levels of below grade parking are proposed beneath 103 with the opportunity to connect 90 (SW) and 91 (NW). Changes to blocks 90 and 91 will add one level of below grade parking.
A Pre-Application Conference has been scheduled to discuss a project at 5727 SE 136th Ave:
Construct a new 2-story church with parking lot at this location. Intent is to use the portion of the site zoned CN2 as the parking lot, and the R2a as the structure.
A project at 5421 NE 14th Pl has been submitted for Type III Comprehensive Plan Map Amendment:
Comprehensive Plan Map Amendment with Zone Map Amendment. The site would be rezoned from R1(Medium Density Multi-dwelling Residential) to CS (Storefront Commercial). The CS zone allows both commercial and residential uses. There is a two-story apartment building with 9 units on the site. The proposal is to redevelop the site with a 4-story mixed use building (Harvey Rice Heritage Center) with 20 residential units, 4,300 square feet of office on the second floor and 2,820 square feet of retail space on the ground floor. Ten on-site parking spaces are proposed with access from NE 14th Place. The parking area is partially underneath the second story of the building.
A project at 6103 SE Cora St has been submitted for building permit review:
New 3-story 15-unit apartment complex, with attached trash enclosure, and associated site work
The Overton 15 apartments have been submitted for building permit review:
New 7-story mixed use building with 68 apartments with ground level offices
A revised building permit for a project at 5965 SE Milwaukie Ave (previously 6003 SE Milwaukie) has been submitted for building permit review by Urban Development Group:
New 4-story 54 unit apartment complex, trash enclosure within structure and associated site work
A project at 3926 SE 11th Ave has been submitted for building permit review by SG Architecture:
New 1-story fellowship center 7,415 sq ft; basement – storage, mechanical equip, trash enclosure; main floor multi-purpose area, commercial kitchen, restrooms, storage, entry; exterior stairs/driveway on north elevation, new ADA ramp and stairs on west elevation, new parking lot on east elevation ***mechanical permit 17-174944mt ***
Building permits were issued to City Craft Development for projects at 7025 N Mohawk Ave and 7045 N Mohawk Ave (previously 7023 N Mohawk Ave and 7031 N Mohawk Ave):
New 2 story apartment building with 7 dwelling units with attached trash enclosure and sprinkler riser room, detached barbeque area, and associated sitework (same as 17-101237-CO)
New 2 story apartment building with 7 dwelling units with attached trash enclosure and sprinkler riser room, detached barbeque area, and associated sitework (same as 17-101236-CO)
A building permit was issued to Carleton Hart Architecture for the Beatrice Morrow Apartments (Grant Warehouse Redevelopment) at 3340 NE Martin Luther King Jr Blvd:
New 5 story, multi-family building with 80 units and ground floor retail (future). Site work includes new parking, circulation paths and landscaping.
A building permit was issued to SERA Architects for a project at 5005 NE Sandy Blvd (previously 5035 NE Sandy Blvd):
Construct new 2 story building core and shell, no occupancy, to include on ground floor covered parking, bike storage, trash enclosure, and associated site work.***mechanical permit 17-110802mt****
A building permit was issued for a project at 3334 SE Belmont St:
New 3 story mixed use building; group B occupancy shell tenant space on half of first floor and apartments on remaining first, second, third floors.
Interior of the Custom Blocks development, by developer Capstone Partners and architect Scott Edwards Architecture.
Eater PDX reported that chef David Machado will open Tanner Creek Tavern this summer in the Pearl District Hampton Inn & Suites.
The Business Tribune looked at the transformation of the Goat Blocks.
Places over Time studied the past, present and future of the Lloyd District, which is being transformed by developments such as Oregon Square, 1400 NE Multnomah, 1510 NE Multnomah and Block 45.
The Custom Blocks at 1340 SE 9th Ave and 925 SE Main St are the latest industrial buildings in the Central Eastside to be converted to creative office use. The Business Tribune looked at how the buildings are evolving.
The Portland Business Journal reported that the Garlington Center affordable housing / health care development has been awarded $4.5M in tax credits.
Oregon Business reported that Portland is getting ready to issue $9 million of bonds to fund future affordable housing projects, backed by revenues from short term rentals such as airbnb.
The Design Commission has approved revised designs for Oregon Square, which will now be split into two phases. The project by GBD Architects will redevelop four city blocks in the Lloyd District owned by American Assets Trust, with development on the western two blocks happening first. The first phase, which will include Blocks 90 and 91, will have a combined total of 619 residential units, 23,738 sq ft of ground floor retail and 169 underground parking stalls. The buildings will be arranged around a new pedestrian only public space, designed by landscape architects PLACE.
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.
The “Centers and Corridors” identified in the 2035 Comprehensive Plan. In the next 20 years City Planners anticipate that 50 percent of Portland’s growth will occur in the “Centers and Corridors”. 30 percent will occur in the Central City, with the remaining 20 percent of the growth happening in the rest of the city.
The DJC reported ($) on Urban Renaissance Group’s big plans for the Oregonian Publishing buildings at 817 SW 17th Ave. The redevelopment of the one and half blocks in Goose Hollow could include a full block residential tower by Mithun, with different options “ranging from 245 feet in 21 stories to 325 feet in 29 stories.” The half block parcel would developed as an eight story office building, 115′ in height, designed by GBD Architects.
The Portland Business Journal reported on a potentially “catalytic” development on Old Town Chinatown Block 33. Guardian Real Estate is planning a project with “up to 300 residential units, ground-floor retail and a new hotel”.
A proposed 1% Construction Excise Tax had a first reading at City Council, with all five City Commissioners indicated support for the proposal. The Portland Mercury reported that the biggest question was whether multifamily buildings should be treated as “residential” or “commercial” properties.
OPB reported that ground was broken on the OHSU Knight Cancer Research Building.
The Business Tribune covered the proposed changes to the Oregon Square development. A Pre-Application Conference was recently held, in advance of the submittal of a revised Design Review application.
The City Council approved the 2035 Comprehensive Plan, the 20 year growth plan that has been years in the making. Changes to City code will start coming into effect in 2018.
The Bureau of Planning & Sustainability has released the draft recommendations for the Residential Infill Project. OPB discussed what it could mean with two members of the Stakeholder Advisory Committee.
The Oregonian looked into how the Lloyd Center Remodel could help the mall recapture the hearts of Portlanders.
Elevation of the proposed apartment building at 1015 NW 16th Ave, as shown at the Pre-Application Conference in March
The DJC reported ($) that Oregon Square will be proceeding as a phased development. The western two buildings, Block 90 and Block 91, will be built first, and include around 560 units. American Assets Trust vice president and regional manager Wade Lange, quoted in the article, stated that they have asked GBD Architects to “keep it as close to the previously approved design (as possible)”.
The former Slabtown bar at 1015 NW 16th Ave was demolished this week, according to the Portland Mercury. A new 6-story, 153-unit studio apartment building by Koz Development is set to replace it.
The Oregonian reported that Portland is now the 26th largest city in the US. The paper noted that “between July 2014 and July 2015, Portland’s population increased 1.9 percent, or by 11,889 people”. Looking at the same data, BikePortland concluded that “Portland is finally adding homes almost as fast as people are moving here“.
The Atlantic asked whether “Portland [can] avoid repeating San Francisco’s mistakes” around housing.
The Business Tribune wrote about TVA Architect’s Spokane.13 apartment building, currently going up in the Sellwood neighborhood. The 4 story mixed use building will have 30 residential units and two commercial spaces at the ground floor.
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.
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.