South Waterfront News

[hat]

http://placesovertime.wordpress.com/2014/01/18/revisualizing-south-portland/

Redesigning the traffic in lair hill to bring the neighborhood back...

[pdxtraveler]

http://placesovertime.wordpress.com/2014/01/18/revisualizing-south-portland/

Redesigning the traffic in lair hill to bring the neighborhood back...

I like it! Good plan for the neighborhood.

[zilfondel]

http://placesovertime.wordpress.com/2014/01/18/revisualizing-south-portland/

Redesigning the traffic in lair hill to bring the neighborhood back...

That is a really good write up. Makes a lot of sense from what I read of it.

[hat]

I was at first glance reticent to support it given the dramatic change to the bridgehead. If I'm reading it correctly, its connection to Barbur is entirely severed. But the Macadam and I5 ramps may be adequate for this. This essentially makes Barbur a neighborhood street, less a freeway as ODOT sees it. This would also mean bikes could use a Barbur that is safe.

http://www.friendsofbarbur.com/

It would be grand to have this neighborhood back.

Also, calming Barbur may be in preparation for the SW corridor project, which will hopefully take the two mid lanes of said street.

[bvpcvm]

In general I like a lot of the ideas in this plan. Currently, that area is awful for everyone - pedestrians, bikers and drivers. So I'd like to see something done.

However... one problem I'd want cleared up is what happens to that northbound onramp onto 405 at 6th ave. Currently, the line to get on the freeway there backs up for blocks through the neighborhood. Removing it would, I guess, remove that backup, but wouldn't it just go somewhere else? All those people leaving OHSU in the evening to head out to Beaverton would still need to get on to 26 somehow. Perhaps by moving that traffic jam into downtown we'd encourage some of them to take MAX, but we'd also hit downtown's quality of life by shifting more cars into it.

Another issue, and it's minor, is that except for those full blocks directly west of the Ross Island Bridge, the areas marked as open for redevelopment would be difficult, if not impossible, to redevelop. Many of them are just too small to fit new development, assuming what's meant is housing or whatever. If, by 'redevelopment', the author means things like pedestrian facilities, then, sure. Otherwise, it's a little bit disingenuous.

Finally, not to get too off track here, but it was mentioned - the plans to run MAX down either Barbur or Naito here really bother me. I know it would be a stretch, but it really seems like MAX would need to connect to the Orange line in SOWA, for two reasons: 1) to leverage the MAX investment already made (Harbor structure, etc), and 2) to provide access to OHSU. I mean, really, TriMet already runs express buses (or they did at least) from several areas, including SW, directly to OHSU. So there's a market there. Making people take MAX to PSU and then transfer to the 8 or backtrack on MAX down to SOWA to get to the tram is going draw very few riders. Hell, even as things are, the closest MAX station to the tram is several blocks. I know there's an elevation change that would require some serious infrastructure to get MAX down from Barbur to SOWA, but TriMet constantly cuts corners with time-wasting results (see the mess of sharp turns up by Union Station). I guess Naito would be a barely acceptable alternative - a station at Gibbs would only be a six-block walk down to the tram - with Barbur we're up to NINE blocks - but it's still asking a lot of people in a country where people can barely be bothered to walk a quarter mile. </rant>

[zilfondel]

I was at first glance reticent to support it given the dramatic change to the bridgehead. If I'm reading it correctly, its connection to Barbur is entirely severed. But the Macadam and I5 ramps may be adequate for this. This essentially makes Barbur a neighborhood street, less a freeway as ODOT sees it. This would also mean bikes could use a Barbur that is safe.

http://www.friendsofbarbur.com/

It would be grand to have this neighborhood back.

Also, calming Barbur may be in preparation for the SW corridor project, which will hopefully take the two mid lanes of said street.

Yeah, I don't think that the connection from the RI bridge to Barbur is actually all that important. I've lived in Portland for 10 years and have never used that connection, although I've probably drive everywhere else. Barbur and Naito both need a lot of help; Naito through South Portland and Burbur through the forested area - south to Tigard.

Neither street really has all that much traffic in the area south of the 405. I still don't understand why Naito is elevated over Arthur st - those streets completely divide the South Portland (Lair Hill) in half. If Naito from Arthur to Barbur was a 2-lane street with bike lanes and had actual intersections with all the cross streets, I think it would go a long way to repair that neighborhood.

[hat]

Making people take MAX to PSU and then transfer to the 8 or backtrack on MAX down to SOWA to get to the tram is going draw very few riders. Hell, even as things are, the closest MAX station to the tram is several blocks. I know there's an elevation change that would require some serious infrastructure to get MAX down from Barbur to SOWA, but TriMet constantly cuts corners with time-wasting results (see the mess of sharp turns up by Union Station). I guess Naito would be a barely acceptable alternative - a station at Gibbs would only be a six-block walk down to the tram - with Barbur we're up to NINE blocks - but it's still asking a lot of people in a country where people can barely be bothered to walk a quarter mile. </rant>

While I agree somewhat, my thoughts have changed after looking at various alignments (and hoping for the future). It's not necessarily a requirement to travel to PSU. If a MAX is built, the likely alignment will be Naito (I think we can agree that is likely the cheapest). As you said, a station at Gibbs would only be 6 blocks (.25 of a mile). I think this is an acceptable distance to the tram. The benefits to that neighborhood (Lair Hill), i.e. traffic calming, removing of freeways, and connecting it to downtown perhaps outweigh the tunnel that would be necessitated otherwise. My hope is that within my lifetime these alignments will converge and bypass the mess that is downtown's transit malls like so:

http://www.flickr.com/photos/101004589@N07/10680740534/

I would be interested to see what you would suggest to get trains down to SOWA.

[urbanlife]

Here are a few photos of the Emery that I took last Saturday. Nice building -- thoughtful and stylish with a good sense of rhythm and restraint. Whoever worked on this at ZGF deserves a pat on the back, as do the Zidells. I particularly enjoy the yellow strip of windows between the steel and black.

Nice name, too. They could have just called it the Rosstram.

Have a bunch more photos of the surrounding area that I'll try to post later.

http://farm3.staticflickr.com/2845/10130528536_e6305c4105_c.jpg

http://farm4.staticflickr.com/3771/10130527166_23849d066c_c.jpg

http://farm8.staticflickr.com/7325/10130386164_2eb37a8a01_c.jpg

http://farm3.staticflickr.com/2806/10130453925_272b2775f4_c.jpg

This building turned out to look so amazing, I would love to see more buildings that match the quality of architecture this building has.

[urbanlife]

Yeah, I don't think that the connection from the RI bridge to Barbur is actually all that important. I've lived in Portland for 10 years and have never used that connection, although I've probably drive everywhere else. Barbur and Naito both need a lot of help; Naito through South Portland and Burbur through the forested area - south to Tigard.

Neither street really has all that much traffic in the area south of the 405. I still don't understand why Naito is elevated over Arthur st - those streets completely divide the South Portland (Lair Hill) in half. If Naito from Arthur to Barbur was a 2-lane street with bike lanes and had actual intersections with all the cross streets, I think it would go a long way to repair that neighborhood.

My guess is it has something to do with when Naito use to be a highway.

[bvpcvm]

I would be interested to see what you would suggest to get trains down to SOWA.

Too lazy to draw a map at the moment, but --
1. heading north on Barbur (descending), descend into a tunnel where it flattens out - about even with Slavin Rd.
2. tunnel continues eastward, parallel with Hamilton St, descending gently
3. portal above I-5, east of Corbett, between Hamilton and Seymour
4. tracks continue north along I-5, elevated to Bancroft, where they follow Macadam, at grade
5. just north of Gibbs, tracks enter another short tunnel, which crosses under Macadam, where Macadam curves to the left over I-5
6. track joins Orange line along Moody.

Include a station along Macadam around Gaines Street, with a pedestrian bridge across I-5, and another station at Gibbs.

Overall, that's about a 60-meter drop (271 ft elevation on Barbur, 60 ft on Macadam) in just under 1km, so, 6%. I think that's the maximum MAX can do. But if that's cutting it too close, the length of elevated track could be lengthened along Macadam.

[bvpcvm]

Los Angeles developers to move ahead on 281-unit South Waterfront apartment building (http://www.oregonlive.com/front-porch/index.ssf/2014/01/los_angeles_developers_to_move.html#incart_river)

http://imgick.oregonlive.com/home/olive-media/width620/img/front-porch/photo/12638364-mmmain.jpg

A Los Angeles development firm has purchased a vacant South Waterfront site where it plans to build a six-story apartment building, its first foray into the Portland market.

The project was first proposed by Seattle-based Harbor Urban in April. Nine months and a merger later, the recently formed Mack Urban said Wednesday it's moving ahead with the project at 3700 S.W. River Parkway under its new banner.

The group bought the 1.67-acre parcel from South Waterfront developer Williams & Dame Development for $7.05 million. It's still early in the project's design phase, which was put off while the merger was in the works, but plans call for 281 for-rent apartments and 250 parking stalls.

[Derek]

This is exciting! It's been awfully quiet down here.

[pdxf]

It's really good to see some new stuff going on down on the South Waterfront. I know I'm being totally greedy since any project like this is good for the area, but I was really hoping that the south waterfront would be a high-rise district. There have been several low-rise projects like this and it feels like the area will feel like other parts of the city. I guess that's not a bad thing, but I was looking forward to this area of the city having a distinctive feeling.

[65MAX]

Well, this site has the 325' Ardea on its west side, the 250' Atwater on its north and the 325' John Ross on its NW corner and another 18-story tower planned (but on hold) for its SW corner. I think it's OK (actually preferable) to have a few 6-7 story buildings between some of these towers to provide scale.

[Sioux612]

Block 37 (via atomicsky):

http://static.squarespace.com/static/52cc9a10e4b0bcc88c34b08c/52dc2162e4b0506918742f03/52dc2182e4b0947368478293/1390409834613/Block37_s001_v005.jpg?format=1500w

[pdxdave]

http://farm4.staticflickr.com/3779/12713504085_d935849d63_b.jpg (http://flic.kr/p/kns2Qi)

http://farm6.staticflickr.com/5472/12713660573_6c9bf60998_b.jpg (http://flic.kr/p/knsQmn)

http://farm8.staticflickr.com/7446/12713489375_81c9ba07eb_b.jpg (http://flic.kr/p/knrXsF)

http://farm4.staticflickr.com/3685/12713479895_0e81f374d6_b.jpg (http://flic.kr/p/knrUDe)

http://farm3.staticflickr.com/2861/12713466785_305ac6fcbc_b.jpg (http://flic.kr/p/knrQKc)

http://farm8.staticflickr.com/7363/12713450395_5a84dd5437_b.jpg (http://flic.kr/p/knrKSB)

[pdxdave]

I agree that there is plenty of developable land down on SoWa and some shorter buildings to break things up and give a little variety to the skyscrapers is nice. Also, there is a lot of land down there so if things really do take off there is lots of room for more tall buildings.

[pdxf]

I agree that there is plenty of developable land down on SoWa and some shorter buildings to break things up and give a little variety to the skyscrapers is nice.
Yup, because Portland is just overrun with skyscrapers -- we really need some variety with some shorter buildings... :)

I was just hoping for a true high-rise district. We have the Pearl, Northwest, Mississippi, Hawthorne, the Eastside, Goose Hollow, Division, Alberta, etc, etc... where small buildings dominate. I love these districts and the smaller scale buildings, but I was hoping for some true variety with a district that felt a little different than the others and followed a more Vancouverish model. Perhaps SOWA will still feel that way at some point in the future, but what started out as a couple of these smaller buildings is now seeming like it's becoming the norm for the district.

[ablerock]

Los Angeles developers to move ahead on 281-unit South Waterfront apartment building (http://www.oregonlive.com/front-porch/index.ssf/2014/01/los_angeles_developers_to_move.html#incart_river)


Another view from the developer's website:

http://mackurban.com/properties/block-37/

http://mackurban.com/wp-content/uploads/2013/12/Block-37-Rendering-looking-NW-Small-630x288.jpg

[Photogeric]

At least it looks better than that horrific Matisse building...

[bvpcvm]

Can someone remind where block 37 is? Is this the project that's a block or two south of the Atwater?

[crow]

Can someone remind where block 37 is? Is this the project that's a block or two south of the Atwater?

BLOCK 37 is directly South of Atwater Place.

[cab]

This building is on the water? If so, appalling! Shouldn't the drawings show the view?

[Sioux612]

At least it looks better than that horrific Matisse building...

:haha: I agree. Such an eyesore!

Grey and yellow, what were they thinking?

[Derek]

Thoughts?

http://koin.com/2014/03/04/hales-peels-back-renewal-plans-adding-1b-tax-rolls/

Hales peels back renewal plans, adding $1B to tax rolls


(PORTLAND TRIBUNE) — Mayor Charlie Hales wants to overhaul Portland’s urban renewal districts, enabling more redevelopment near OMSI and the South Waterfront while freeing more property taxes for public schools, Multnomah County and the city.

Hales also wants to ditch the new urban renewal district around Portland State University championed by former Mayor Sam Adams.

Hales’ draft plan would eliminate two urban renewal districts, shrink two others so some property value goes back on the tax rolls, and expand two others where the mayor sees ripe development potential.

Hales says he wants to shut down the district near PSU and one in the Willamette River industrial area, neither of which ever got off the ground.

He also wants to peel off some of the booming Pearl District, part of the River District Urban Renewal Area, to put it back on the tax rolls, and do the same with a big chunk of the Airport Way district.

Hales says he would be making good on a campaign promise to reduce the city’s bloated urban renewal program. His proposals would put more than $1 billion in property value back on the tax rolls, producing property tax revenue for the county, state schools and the city’s own general fund.

His plan also would reduce the net acreage tied up in urban renewal areas by 1,700 acres, or about 13 percent.

In the past, Hales says, the City Council tended to use urban renewal districts as an “ATM” to fund pet projects. He says he wants to show the public that urban renewal is still a good tool, but needs to be used more prudently and strategically.

Redrawing the urban renewal districts is the first step in rethinking the city’s approach, Hales says. “There is a larger discussion that we’re launching about the future of the Portland Development Commission and its multiple missions.”

Though he promises changes at PDC, his proposed plan supports the agency’s historic role in using subsidies and other development tools in the central city area.

“I believe the traditional mission of PDC is still very valid and this is an affirmation of that belief,” Hales says.

Patrick Quinton, PDC executive director, adds: “I think it’s kind of updating the structure of our urban renewal areas to fit the opportunities that we see in front of us to pursue.”

Help for Old Town buildings

Hales wants to expand the Central Eastside Urban Renewal Area by about 130 acres, and extend its life by five years, so the city can spur redevelopment near the new MAX line to Milwaukie, especially the light rail stops at OMSI and Clinton Street. That could yield an additional $21 million to spend, including $3.6 million for subsidized housing.

Hales also sees ripe opportunities to assist redevelopment of the Zidell barge site on the waterfront, as well as the Knight Cancer Research Institute proposed on Oregon Health & Science University’s adjoining property. To do that, Hales wants to add about 35 acres to the North Macadam Urban Renewal Area that includes the South Waterfront, and give it five more years to raise money.

“What we don’t want to do is shut down that urban renewal area before we make the most of it,” Hales says.

The expansion could yield about $60 million additional funding for PDC and about $24.5 million for low-income housing projects, says Kimberly Branam, PDC deputy director.

Hales had indicated months ago that the Pearl District doesn’t need much more city subsidies, and he suggested he might put the entire district back on the tax rolls. Property values in the district have grown from $461 million when it was created to $2.1 billion now, and PDC collects taxes based on the increased property value, making it a veritable golden goose for funding projects.

But Hales’ proposal would put only about 15 percent of the River District Urban Renewal Area property value back on the tax rolls.

Hales realized that he needed to keep the urban renewal area mostly intact to raise more money to improve Old Town and Chinatown. He’d like the PDC to focus on subsidizing Old Town’s historic properties in need of seismic upgrades that don’t now pencil out.

But first Hales must get buy-in for his plan from members of the PDC board and the rest of the City Council.

[dubu]

thats good but they should also have the light rail go to the oak grove fred mayers at the least. portland light rail lines are too short. except the line to gresham, its a car city though

[2oh1]

dabom, that's an entirely different conversation.

[dubu]

true, im going to stop talking about portland suburbs now

[bvpcvm]

A little more on Block 37 (http://efiles.portlandoregon.gov/webdrawer.dll/webdrawer/rec/6357765/view/February%2018,%202014%20%20LU%2014-117884%20DZM%20-%20Application%20Drawing%20Submittal%20Appendix%20B.PDF) (PDF, but not atrociously large)

[philopdx]

Not so bad. I wonder what the grey panels will be made of? I"m guessing it's the concrete-ish stuff that's used on lots of buildings this size.

[maccoinnich]

Stucco

[urbanlife]

A little more on Block 37 (http://efiles.portlandoregon.gov/webdrawer.dll/webdrawer/rec/6357765/view/February%2018,%202014%20%20LU%2014-117884%20DZM%20-%20Application%20Drawing%20Submittal%20Appendix%20B.PDF) (PDF, but not atrociously large)

It basically looks like the base of a SoWa tower without the tower. Not everything needs to be a tower down there, but it is a shame this couldn't be a little taller than the standard base of the SoWa towers.

[Sioux612]

It basically looks like the base of a SoWa tower without the tower. Not everything needs to be a tower down there, but it is a shame this couldn't be a little taller than the standard base of the SoWa towers.

SoWa is pretty 'meh' now.

You have a cluster of towers surrounded by low-rise apartments with cheap materials.

[davehogan]

SoWa is pretty 'meh' now.

You have a cluster of towers surrounded by low-rise apartments with cheap materials.

For a relatively small city a cluster of new towers surrounded by low rise apartments is a bad thing because...?

And are there any urban areas built over the past decade that are entirely made of high quality expensive materials?

[cronked]

[QUOTE=davehogan;6481202]For a relatively small city a cluster of new towers surrounded by low rise apartments is a bad thing because...?


It is bad because this is a compromise from the original concept of this neighborhood. It is bad because the last 4 buildings built down her have all been this size so there is a fear that we have seen the end of highrise construction down here. It is bad because they aren't maximizing the value of that riverfront parcel. There were also issues with their first design for block 37 that ignored a lot of the design elements of this neighborhood (although I can't specifically tell you what those were, the neighborhood was up in arms about it). I for one would like to see more condos down here rather than apartments. The owners get very involved and invested in their community. I have seen it firsthand.

But I think better times are ahead. As far as I can tell, everything is full down here (with the exception of the recently opened Emery). It is very busy. Once the new OHSU building opens, that should spur even more demand. Developers and investors should be more likely to take on a larger project.

[bvpcvm]

State Legislature grants bonding authority for OHSU construction

Read more: http://djcoregon.com/news/2014/03/07/state-legislature-close-to-granting-bonding-authority-for-ohsu-construction/#ixzz2vOV9eW3f

I don't know if DJC has changed their policies, but I can see the whole article as of Saturday morning.

http://djcoregon.com/files/2014/03/0310_ohsu_scb_rendering_tva_WEB_LEAD.jpg

One of two buildings planned by Oregon Health & Science University to hold the Knight Cancer Institute would be constructed in the South Waterfront District if fundraising goals were reached. (OHSU)

[tworivers]

Wow. I can't believe that the legislature passed that bill. Good news.

Regarding that rendering, I wouldn't mind seeing something that contrasts a little more with the first building. Not complaining, though.

[maccoinnich]

From the djc article:

As OHSU raises the money, it also is performing due diligence. Officials plan to break ground on two Knight Cancer Institute buildings by February or March 2016. One would be a basic science research building that would connect to the Collaborative Life Sciences Building. Another would be more clinically focused, and be located at the base of the aerial tram south of the OHSU Center for Health & Healing.

Two buildings!

[Derek]

Two years. Ugh.

[urbanlife]

This is awesome news, and so good to see this campus expanding.

[Derek]

For the past few weeks, a small crew has been moving dirt on the lot at SW Bond and Lane, directly to the south of the Ardea. There are now two mobile trailers on the site. Any idea of what they're doing?

Taken from my apartment just right now:
http://i1125.photobucket.com/albums/l596/derekabraham/photo-37.jpg (http://s1125.photobucket.com/user/derekabraham/media/photo-37.jpg.html)

[MarkDaMan]

It's this waste of a good block:

http://www.portlandmaps.com/detail.cfm?action=Permits&folder=3422305&propertyid=R562916&state_id=1S1E10DB%20%20206&address_id=1046598&intersection_id=&dynamic_point=0&x=7645893.278&y=674394.343&place=3700%20SW%20RIVER%20PKWY&city=PORTLAND&neighborhood=SOUTH%20PORTLAND&seg_id=198889

Block 37 (via atomicsky):

http://static.squarespace.com/static/52cc9a10e4b0bcc88c34b08c/52dc2162e4b0506918742f03/52dc2182e4b0947368478293/1390409834613/Block37_s001_v005.jpg?format=1500w

[pdxtex]

motocross track!! yeah i dunno. as a resident of south water front, what kind of retail do you think would benefit that area? would a stand alone real bike shop do well?

[Derek]

It's this waste of a good block:

http://www.portlandmaps.com/detail.cfm?action=Permits&folder=3422305&propertyid=R562916&state_id=1S1E10DB%20%20206&address_id=1046598&intersection_id=&dynamic_point=0&x=7645893.278&y=674394.343&place=3700%20SW%20RIVER%20PKWY&city=PORTLAND&neighborhood=SOUTH%20PORTLAND&seg_id=198889

Ah. Derp. Maybe if I had looked back a page or two....:haha:

motocross track!! yeah i dunno. as a resident of south water front, what kind of retail do you think would benefit that area? would a stand alone real bike shop do well?


We need a grocery store, even if it's just a tiny one. The little convenience store in the Meriwether doesn't quite cut it.

It would also be nice to get a couple more restaurants down here, particularly a brewpub or two. I think that would attract more visitors and residents alike. My girlfriend and I never eat down here, we always take the streetcar downtown since there aren't any options.

The Emery's storefronts all rented out before the building even opened. They're getting a Lovejoy Bakery and a Cha Cha Cha. That'll be nice. There's also a juice bar that's already opened. I know those rented out quick because of their location to OHSU and the new transit hub opening next year, but it would be nice to see more storefronts rented out by local eateries in the rest of the neighborhood (obviously). Little Big Burger is awesome, but it never seems very busy. :(

SOWA will never be a shopping district due to it's odd location, so I don't think the typical Portland boutique shops would survive down here. But it would be nice to see a home furnishing store. Since most of the units are rentals, I could see it doing pretty well since people are constantly moving in and looking for stuff for their new pad.

I'm not sure if a stand alone bike shop would do well. I think it could in the near future when the empty lots get filled in, but maybe not right now. There's that bike rental place down by the aerial tram that does tune ups and whatnot, that seems sufficient for now. It would be cool to get a bike shop some day though.

One more thing I'd like to see down here: a 10-15 story hotel, just to keep things interesting. ;)

[tworivers]

@Derek, I remember back in the early days there was talk of a hotel being built on the block immediately north of the Meriwether. I don't know if Williams and Dame have even held on to that block, though. :shrug:

For that matter, has anyone heard anything about Prometheus over the past several years? I wonder what they're thinking, assuming that they still own those southern blocks. Surprised that they haven't jumped on the apartment bandwagon, especially with the streetcar rolling by.

[Sioux612]

I think I got my hopes up too high during the boom. I was hoping we'd see a PAW-like building down there at some point.

Instead we've seen two, soon to be thee, cheaply made low-rise buildings taking up some prime blocks.

[Derek]

I'll take these 6 story buildings over the acres of dirt that are here now.

[bvpcvm]

I think I got my hopes up too high during the boom. I was hoping we'd see a PAW-like building down there at some point.

Instead we've seen two, soon to be thee, cheaply made low-rise buildings taking up some prime blocks.

Soon to be four, I think, right? The block just south of the Alexa has something planned too.

[RainDog]

I'll take these 6 story buildings over the acres of dirt that are here now.
Agreed. It's nice to see the neighborhood filling in. I imagine once the transit bridge is completed, the neighborhood will feel much less isolated and really pick up steam. It is exciting to watch it all come together... even if it may not be as tall and sexy as some might have hoped. :p

[2oh1]

I know it's not what you want, but four smaller buildings will have more of a positive impact on the livability of the neighborhood than one PAW sized building.

[cronked]

@Derek, I remember back in the early days there was talk of a hotel being built on the block immediately north of the Meriwether. I don't know if Williams and Dame have even held on to that block, though. :shrug:

For that matter, has anyone heard anything about Prometheus over the past several years? I wonder what they're thinking, assuming that they still own those southern blocks. Surprised that they haven't jumped on the apartment bandwagon, especially with the streetcar rolling by.

I went to the design review meeting (I think that is what the meeting is called) for the new building that will be south of the Atwater. They made some good changes based on feedback they received. They are asking that one condition (rule?) be flexible. I guess if you measure up 50 feet from the middle of the street, the building can't be closer than 50 feet from that point. This is to let more sun into the neighborhood. So on the ground level you can be closer but once you reach that 50 foot mark in the air, you have to take the building back 50 feet from the center line of the street. I thought this was interesting. The developer wants to take it back only 43 feet so they are looking for 7 feet in their favor. They showed how this would impact sunlight on the streets during different times of the year, etc. Again, interesting presentation.

They mentioned during the meeting that they haven't heard of any plans for the land that Prometheus owns.

Personally I would prefer another tower but at least a 6 story building won't block our view. Yes, better than a vacant lot.

[pdxstreetcar]

The retail is too scattered at random around the neighborhood, all successful urban retail concentrates it along a linear path on both sides of the street (just look at the vibrant shopping streets of Portland). The retail in the Meriwether is a poor location for it, then the Mirabella across the street has no retail facing the Meriwether. Every building locates its retail in a different location. I think this is one of the biggest shortcomings of the neighborhood design.

[Derek]

What retail? :haha:

[downtownpdx]

Yeah I'm not down there much except to take pics once in a while but seems to me they could have thought to create a 'main street' of sorts to focus the retail. It's already an uphill battle when you have a blank slate, no historic fabric to build on and integrate into, just shiny new buildings trying to look different from each other. It can feel soulless and planners should have done something more unique / interesting to mitigate that.

[cronked]

The retail is too scattered at random around the neighborhood, all successful urban retail concentrates it along a linear path on both sides of the street (just look at the vibrant shopping streets of Portland). The retail in the Meriwether is a poor location for it, then the Mirabella across the street has no retail facing the Meriwether. Every building locates its retail in a different location. I think this is one of the biggest shortcomings of the neighborhood design.

Unfortunately, any retail off the streetcar line is going to be very tough. It would have been nice to see a more coordinated effort on retail.

Soho recently closed their doors. In my opinion, they have been sliding downhill for some time (high prices, lower quality). The sign on the door says they will open with new owners and new management this summer. It will be interesting to see if they keep the same format. Bambuza is doing it right. Great food at a decent price. They recently underwent a brand refresh. New logo, etc. Frank's wine & flowers seems to be doing well (I was surprised). I see people in there all the time. Looking forward to Cha Cha Cha and Pearl Bakers!

[cab]

Not everything needs to be 23rd regional draw. This area should be designed to provide the residence and OHSU retail needs. Retail should be where the people are located. If thats scattered, so be it. The area cannot handle the influx of bridge and tunnel crowds for any kind of main street draw. Nothing wrong with this area being a bit boring, slow paced area. No need for high heels, calf shaping shopping walking route.

[MarkDaMan]

Any additional word of the small format Fred Meyers moving in?

[cronked]

Any additional word of the small format Fred Meyers moving in?

I heard a few months ago that they decided to pass on a possible South Waterfront site. Unfortunate.

[Derek]

I heard a few months ago that they decided to pass on a possible South Waterfront site. Unfortunate.




Well that's just f@&king fantastic.

[cronked]

They named the bridge today - Tilikum Crossing.

[2oh1]

They named the bridge today - Tilikum Crossing.

...which means it's going to end up being called:

Tilikum Bridge
or
the transit bridge

[Derek]

It looks like tear down of the old warehouse at SW Moody and Abernethy has begun as of this morning. Was the 6 story apartment building that was planned for that block approved?

[maccoinnich]

Looks like the permit (http://portlandmaps.com/detail.cfm?action=Permits&folder=3331774&propertyid=R129291&state_id=1S1E10DB%20%20700&address_id=458504&intersection_id=&dynamic_point=0&x=7645368.176&y=674176.959&place=0601%20SW%20ABERNETHY%20ST&city=PORTLAND&neighborhood=SOUTH%20PORTLAND&seg_id=141093) is "Approved to Issue", which means that the plans are all approved and ready to be picked after review at the Bureau of Development Services, but the developer has yet to pay the fees & charges.

[Sioux612]

The file is so huge I'm just going to post the link - new rendering from placesovertime:

http://placesovertime.files.wordpress.com/2014/04/37_1.jpg

[Derek]

Not bad for a 6 story building.

[bvpcvm]

Yeah, I think this building looks pretty decent. Certainly better than the other low-rises already built/currently planned a couple blocks west.

[cab]

Does this maximize views of the locations main asset? The design should balcony the crap out of the east facing units. Instead they push back half the building away from the views. Look how Vancouver BC does it. Its all about the water and views. There is something deeply wrong with our architecture community if they cannot even identify an asset like the waterfront.

http://images.fineartamerica.com/images-medium-large-5/false-creek-yacht-club-yacht-harbour-pointe-and-waterfront-apartment-buildings-vancouver-bc-canada-joe-fox.jpg

[philopdx]

For some reason, I forgot there was an empty lot right there. So many contiguous empty lots to still be filled.

[dkealoha]

The design should balcony the crap out of the east facing units.

AGREED! I don't understand why it's so hard to find an apartment or condo in this town with decent sized outdoor space. Yes, it rains, but I'd pay a lot more to be able to sit on my private patio with a small group of people on a nice day. Common area decks are nice but not a substitute.

[cab]

Clean line BS. God forbid you break up a building. Its as taboo as color. We really need to move away from the standard vocabulary of PDX architects, flat, boring, clean over functional. Every unit should have an outdoor space, it takes a lot of pressure off communal space. The designers of this building really should be embarrassed for missed opportunities. The sad thing is, just identifying the value of the location and designed to maximize that wouldn't cost more. This is a case of designing in a vacuum. That project could be anywhere.

[Derek]

I disagree, not everybody needs or wants a balcony, especially in an apartment building (condos are a different story).

In my building, nearly every unit has a balcony, and I'm one of the few people who actually uses it. Yes, I use mine in winter. I love rain and cold weather. :D However, the outdoor terrace on the 5th floor gets used year round. From April-October somebody is having a BBQ or a birthday party or picnic etc. daily. In the winter months, people cozy up by the fire pit and play pool and watch sports inside the common room. There's people who go out there and sunbathe or just to have lunch, something that can easily be done from our balconies but people would rather go out there because the atmosphere is more open and green.

[urbanlife]

Not a bad looking building. Good to see the area starting to fill in more.

[Derek]

Teardown of the old warehouse at SW Moody and Abernethy is almost done. It's been fun watching them take this building apart piece by piece. :D

http://i1125.photobucket.com/albums/l596/derekabraham/photo2-1.jpg (http://s1125.photobucket.com/user/derekabraham/media/photo2-1.jpg.html)

[Derek]

So they're using the lot in the picture above as the staging area for the apartments across the street, south of the Ardea. They're putting the crane together right now.

[MarkDaMan]

May 16, 2014, 10:53am PDT UPDATED: May 16, 2014, 11:14am PDT
View-loving South Waterfront neighbors mobilize against Block 37 proposal
Wendy Culverwell
Staff Reporter-
Portland Business Journal

http://www.bizjournals.com/portland/blog/real-estate-daily/2014/05/view-loving-south-waterfront-neighbors-mobilize.html?ana=e_ptl_real&s=newsletter&ed=2014-05-16&u=kFaEqOvgXoyG8%2FwIKsmMtmSIXCT&t=1400271820&page=2

The first river-facing development to hit Portland’s South Waterfront since the recession chilled residential development is running into opposition from the area’s residents and businesses.

Critics say Block 37, a 278-unit apartment proposed by Mack Urban Development, is too close to the green way being constructed along the Willamette River, encroaches into public view corridors and promises to exacerbate an existing street shortage.

...

Mack Urban and its architect, GBD Architects, presented its case to the Portland Design Commission Thursday. The commission made no decision. The firm needs several variances from city codes, notably those that govern building heights along east-west roads. The “view corridor” requirements are meant to preserve views of the river from points to the west, including Portland’s West Hills.

George Crandall, a resident representing a local committee formed to review the project, said the proposed Block 37 design packs too many units into the project.

“The developer is looking for a 30-unit bonus at the expense of the public,” he said.

“The promise to the people in West Hills when these buildings went up is there would be view corridors.”

Allowing developers to encroach on view corridors would set a dangerous precedent, he said.

Neighbors are also asking the city review Mack Urban’s footprint, which puts its building within a few feet of the green way at its northern-most edge, and to require additional parking for residents as well as shoppers at the project’s retailers.

...

[Derek]

So a 6 story building would block view corridors from the West Hills? Seems legit.

[riterpdx]

May 16, 2014, 10:53am PDT UPDATED: May 16, 2014, 11:14am PDT
View-loving South Waterfront neighbors mobilize against Block 37 proposal
Wendy Culverwell
Staff Reporter-
Portland Business Journal

http://www.bizjournals.com/portland/blog/real-estate-daily/2014/05/view-loving-south-waterfront-neighbors-mobilize.html?ana=e_ptl_real&s=newsletter&ed=2014-05-16&u=kFaEqOvgXoyG8%2FwIKsmMtmSIXCT&t=1400271820&page=2

Sounds like some point towers like Pearls block 15 is what they're looking for..

[urbanlife]

So a 6 story building would block view corridors from the West Hills? Seems legit.

Nah, it would block the view of the water in the river...at a certain point you just have to tell someone in the West Hills to suck it, you wanna see the river, then buy property on the river.

[bvpcvm]

From the article - it's not totally clear - it sounds like it's local SOWA residents who are opposed, not actual West Hills residents. The opponents are just using West Hills views to support their flimsy, hypocritical arguments. Seriously, if you bought down there, you saw the plans and have zero right to complain.

[zilfondel]

Lol, Portland doesn't protect private "view corridors" anyway.

[JG573]

How dare the developers propose 6 stories near the waterfront what do they think this is New York City. Such overkill for the area.

[Shilo Rune 96]

Perhaps what they mean is because the building is so close to the water, the roof tops are blocking views of the actual water. If the structure was set back further, the roof line would end at the shore and therefor show the water. I see their point. This developer maximized every inch of the site, but had a tower been chosen (like the original plans), the water view is far greater on each side of the tower. The tower would occupy far less space on the site than this mid rise. What's the word? Footplate?

[cab]

This is a very poor building. It has absolutely no connection to the water or the neighborhood. The Architect should be fired. Its a blocky Pearl development in what is supposed to be a sleek new neighborhood. It sucks. I think what the neighborhood is looking for are buildings that are designed with a smaller footprint that actually respects the river. It doesnt mean less people or apartments. Just a more vertical slender approach. One of those nice smaller size condo developments you see around grandville island in BC would be perfect for this location. Maximize view, use lots of glass, just make it fit in with the uniqueness of this neighborhood. This is an embarrassing project from GBD. It looks like they didn't even go to the site to see the absolutely amazing location. You only get so many waterfront locations. They shouldnt waste it with this garbage. I agree actually agree with the neighbors. The main force behind the complaint is an planner and architect. I think he sees right through this pathetic design. Are we so desperate for development that we have to support crap?

[maccoinnich]

GBD are the very same firm who designed several of the towers in South Waterfront. Had the developer asked them to design a tall, slender glass tower, I'm sure they would have been happy to do so.

Despite all the praise Vancouver gets, I think Portland has actually done a better job of creating new neighborhoods. The Pearl certainly has a less impressive impressive skyline than False Creek, but it feels substantially better at ground level.

[cab]

The Pearl is fine. SWF is a different animal completely. Its a waterfront location, treat it with some respect and don't just throw a pearl box up in a key location. Id be fine with this thing a block west. It just shows absolutely no respect for the special natural waterfront location, So before people start bitching about NIMBY's, in this case the NIMBY's are right. This location deserves better. How many times do you get these locations in a city? Why accept a 6 story glorified wood rental building. As for GBD, the SWF ones they did well they had another firm holding their hands. These guys do a fine job with a 200X200 block, not so much anything that has any nuance.

[Derek]

I'm sure if the demand was there, we'd be seeing a sleek 25+ story building going up here. Unfortunately, the demand isn't there. There is, however, demand for apartment projects of this magnitude, and these lots shouldn't just sit empty if a developer wants to capitalize on the current market.

[urbanlife]

I don't mind this new building, though I will say it sort of looks like a tower base without the tower.

[crow]

I think the diversity of massing for the area will serve it well. Funny but if we suggest that every riverfront development should be a tower than in the end it creates a wall of towers and some permeability should be permitted with massing that steps back from the shoreline. Ideally this area would have been built up in a cohesive manner, but in reality I don't mind the organic nature in how it is being developed...if held to strong design guidelines.

[cab]

It doesn't have to be a tower, just a structure that respects the location. This doesn't. Its a box. It could be anywhere. Man, have our standards really sunk this low. Please, please build something, anything. If you are ready to sell your dignity for crap, don't begrudge those who have higher standards for this location. I cant believe I'm siding with NIMBY's :) but Crandall and this group are right. Someone has to hold up some standards. Build this in the Pearl, come back with something appropriate for the waterfront.

[riterpdx]

With all these suggestions of a different design.. Is it even possible to change the design or type of building at this point? Seems like they're getting ready to break ground

[Derek]

Update:

I had previously stated that the lot at SW Moody and Abernethy (in the pictures above) was the staging area for the development at SW Bond and Lane. That is incorrect.


They are actually developing the lot at SW Moody and Abernethy, and using the lot at SW Bond and Lane as the staging area.

[bvpcvm]

that's block 43, right? iirc, it's another 6-story building, only it's much more boring than the proposal for block 37.

[Derek]

I have no idea. Where can I find a block map? I've been looking every now and then and can never find one! :P

[MarkDaMan]

http://imgick.oregonlive.com/home/olive-media/width620/img/front-porch/photo/15072012-mmmain.jpeg
Work begins on 199-unit South Waterfront apartment building
By Elliot Njus | enjus@oregonian.com
on May 29, 2014 at 1:50 PM

http://www.oregonlive.com/front-porch/index.ssf/2014/05/work_begins_on_199-unit_south.html#incart_river_default

Construction has begun on a new 199-unit apartment development in the South Waterfront, the next in a wave of apartment developments in the formerly recession-stalled district.

The six-story building at 3850 S.W. Moody Ave. — on what's known as Block 43 — is being developed by Dallas-based Alamo Manhattan. It will include 1,500 square feet of ground-floor retail space, as well as 196 underground parking spaces.

...

[BrG]

This is a very poor building. It has absolutely no connection to the water or the neighborhood. The Architect should be fired. Its a blocky Pearl development in what is supposed to be a sleek new neighborhood. It sucks. I think what the neighborhood is looking for are buildings that are designed with a smaller footprint that actually respects the river. It doesnt mean less people or apartments. Just a more vertical slender approach. One of those nice smaller size condo developments you see around grandville island in BC would be perfect for this location. Maximize view, use lots of glass, just make it fit in with the uniqueness of this neighborhood. This is an embarrassing project from GBD. It looks like they didn't even go to the site to see the absolutely amazing location. You only get so many waterfront locations. They shouldnt waste it with this garbage. I agree actually agree with the neighbors. The main force behind the complaint is an planner and architect. I think he sees right through this pathetic design. Are we so desperate for development that we have to support crap?

Wow. Words of someone who doesn't know how an architect such as GBD fits into the process of developer design. (Yes, I know the process, and no...I don't work at GBD). They designed the Ardea, the Brewery Blocks, and plenty of other handsome buildings.

It's like torching every car designer because they were asked to design a Toyota sedan, rather than a Ferrari. It is not the carte blanche imaginarium you seem to expect when it comes to building design. The architect does not just go to his or her corner and concoct a fanciful design of whatever they like. Frankly, the view corridor issue has everything to do with what the architect is asked to provide as far as floor area. The building is fat because they were told to make it fat, to help the pro forma work.

Your issue is with the investors in the commercial bank or the private equity firm, that lends the money to a developer to build. If you have any broad based 401K holdings, that likely is actually you... as fund managers all invest in REITs, etc. Lenders hold the purse strings and ultimately green-light a project that is presented to them by the developer/owner. Currently for most investors, it does not pencil to a comfortable enough margin to balance the risk, to construct high rise concrete for apartments. Plus, there is a backlog of high rise condos in SOWA, waiting to flip back from apartments.

The new IGBS systems are getting there, but somewhat limiting in design (Sky 3 at 11th and Jefferson is tentatively working), and lenders are not all on board with this method yet. More will come with this method proposed but it will be over the next 2-3 years.

Regardless, the owner/lender factor is a FAR GREATER influence on what is designed that it appears many people assume. It's no different than if you wanted to have your home own designed by an architect. You have a budget and an idea of what you want. If you intend to just sell it for a profit, or rent it out and make money on the rent, then you have a whole different set of constraints that determines what you want vs. what you need.

[urbanlife]

http://imgick.oregonlive.com/home/olive-media/width620/img/front-porch/photo/15072012-mmmain.jpeg
Work begins on 199-unit South Waterfront apartment building
By Elliot Njus | enjus@oregonian.com
on May 29, 2014 at 1:50 PM

http://www.oregonlive.com/front-porch/index.ssf/2014/05/work_begins_on_199-unit_south.html#incart_river_default

Someone slapped that building with the bland stick.

[cityscapes]

Wow, that design is extremely out of place for SOWA. Even if they're building a 6 floor box it should be a modern one, not that.

[eric cantona]

"It is not the carte blanche imaginarium you seem to expect when it comes to building design."

LOVE that! one other thing to mention is the City's complicity via the zoning code. this building has to meet the requirements laid out by the City. Cab's beef should truly be with Planning, if there's a beef to be had. although how you codify a "sleek new neighborhood" is beyond me.

it is a decidedly lackluster building, THB.

[Sioux612]

SoWa is dead to me.

Wow, this belongs out in the burbs.

[dubu]

id live in that 6 story building. johns landing i only 3 stories, probably expencive.

ill stay in cc thanks