City of Portland Bureau of Development Services Staff Presentation to the Portland Design Commission Design Review Hearing LU DZM AD – Grant Park Village DAR’s 7/12/12 & 8/16/12 December 6, 2012

Zoning CSd: Commercial Storefront with Design Overlay –3:1 FAR –45’ height limit RXd: Central Residential with Design Overlay –4:1 FAR –100’ height limit Existing Condition of zone change limits total site to 319 dwelling units.

Vicinity I-84 Banfield

Proposal Summary 4-6 Story Mixed-Use Development 211 dwelling units 5 structures built on top of one parking podium 261 parking spaces Mix of retail and residential uses Central green space with future trail connection Rebuilt streets and drives around and through site Landscaped roof decks and street level entries between buildings Adjustments requested include Density – reduce the number of dwelling units on the three RXd-zoned parcels from 129 required units to 105 units. The remaining 106 of the total 211 proposed units are in the CS zoned project area.

Proposal Summary Modifications requested include C.2, Table Building Height – To increase portions of the building’s height in the CS zone from 45 feet to as tall as 49’-2” above grade along NE Broadway and to allow the stair tower between Buildings 1 & 2 and on Building 4 to be within 15 feet of the street-facing parapets in the RX zone. Building 3 will be 46’-2” tall along NE Broadway and Building 5 will be 49’-2” tall at its highest point F Loading – To allow trucks to enter the loading area off of NE Weidler with rearward rather than forward motion B.2 & B.2 Ground Floor Windows – To reduce the amount of ground floor windows to below the required standards for non-residential development walls in the RX zone that face NE Weidler, Arntson Yard, I-84, and NE 33 rd Avenue. 4.Title 32 Projecting Sign Size – To allow signs projecting into the right- of-way to be larger than 30 SF each. Two projecting signs at SF each are proposed. Also, to allow one internally illuminated parapet sign in the RX zone to be greater than 50 SF at SF.

Existing Conditions Looking SW toward I-84 Looking south down NE 33rd Looking NW across I-84 Businesses across Broadway

Site Plan Retail spaces Central parking Arntson Yard Stormwater facilties Retail loading Townhouses Central Greenspace NE Broadway NE 33 rd Ave NE Halsey I-84 NE Weidler NE 32 nd Ave driveway CSd zone RXd zone

Ground Floor Plans Modification #2 – Loading movement NE Weidler drive aisle

Upper Floors & Roof Plan Residential Floor Plans Roof Plan Modification #1 – Stair Towers closer than 15 feet from roof edge Adjustment – Minimum RX density of 105 units reduced from 129 required; remaining 106 in the CS zone CSd zone RXd zone

Landscape Plans East Deck West Deck

Elevations Broadway (North) Elevation Modification #1 – Height & Stair Towers. Increase 45’ CS zone height up to 49’-2” and allow two stair towers at RX zone roof edges Weidler/Freeway (South) Elevation 49’-2” 46’-2” 42’ NE 32 nd (West) Elevation

Elevations Modification #3 – Ground Floor Windows reductions on 3 facades Weidler/Freeway (South) Elevation NE 33 rd (East) Elevation

Materials

Renderings Distinctive corner with accent lighting at NE 33 rd. Display cases and glazing at Weidler (Modification #3) Central entry off of Broadway Façade along I-84 and Sullivan’s Gulch Trail with frames and windows (Modification #3)

July 2012 DAR Images

Signs Modification #4 – Two 98.78sf signs (larger than 30sf) over sidewalks. Corner “Grant Park Village” is not considered a sign as it is carved into the façade.

Area of Concern #1 Signs – SF Central City Fundamental Design Guidelines Not Met by the Proposal P1. Plan Area Character. P3. Gateways. D7. Blending into the Neighborhood. D8. Interest, Quality, and Composition. Title 32 Sign Area. Could be better met: 1. Reducing to 32 SF and exempting it from DZ; and 3.No internal illumination to not adversely effect residences on NE Weidler.

Area of Concern #1 Signs – SF (RX allows 50 SF) Central City Fundamental Design Guidelines Not Met by the Proposal P1. Plan Area Character. P3. Gateways. D7. Blending into the Neighborhood. D8. Interest, Quality, and Composition. Title 32 Sign Area. Could be better met: 1. Reducing to 50 SF and redesigning it to integrate with building; 2. Reduce to 32 SF and exempting it from DZ Illuminated “Grant Park Village” identity sign at SF facing the freeway (up to 200 SF allowed)

Area of Concern #2 Vinyl Chain Link Fence Central City Fundamental Design Guidelines Not Met by the Proposal D7 Blending into the Neighborhood D8 Interest, Quality, and Composition Could be better met by: 1. Changing to a designed fence that works with other metal site elements; or 2. Removing the fence from the proposal. Fencing

Summary Staff Recommendation: Partial approval/partial denial as outlined in the Staff Report. Commission input requested for: Areas of Concern – two signs and chain link fence.

end of staff presentation