1. Staff Presentation to the Portland Design Commission June 2, 2016 CITY OF PORTLAND, OREGON 1st Design Review Hearing 16-134889 DZM Block 20 Residential Tower 1st Design Review Hearing 16-134889 DZM Block 20 Residential Tower

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

3. 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)

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

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

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

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

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

9. 41 NE corner of site looking at dog park entry THE SITE

10. Looking east at park from Pettygrove THE SITE

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

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

13. 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

14. 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

15. 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 33.825.040 approval criteria

16. 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

17. 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

18. 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

19. 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

20. 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

21. 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

22. 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

23. 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

24. 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)