[CouvScott]

Is this the same project we were looking at last summer. If I remember correctly, they were a couple of boxes against the hillside on the way up to OHSU, but I don't remember them being this tall. Mark?

This is from the design commission agenda...

1. LU 06-182203 DA Tim Heron, (503) 823-7726
(Continued from January 18. 2007)
Applicant: Casey Nolan, MYHRE GROUP ARCHITECTS
Site address: SW Sam Jackson Road
SAM JACKSON PARK RD CONDOS
Return Design Advice on a potential development of two 18-story condominium buildings on SW Sam Jackson
Park Road with below grade parking.

[MarkDaMan]

interesting, I remember something for Sam Jackson, but it wasn't for 18 stories...at least not initially.

anyway, here are the renderings of this project (I think). The description says three buildings not two and they aren't 18 stories...maybe it's been reconfigured since this has been updated on the Myhre Group webpage?
http://www.myhregroup.com/images/projects/SamJacksonNight-Large.jpg

http://www.myhregroup.com/images/projects/SamJacksonDay-Large.jpg

SW Sam Jackson Park Road

Myhre Group Architects will be responsible for the architectural design and planning entitlements for this market-rate, mixed-use development in Southwest Portland, Oregon. The three buildings will be constructed of post-tension concrete over a below-grade concrete parking structure. The design includes 279 condominium units and 367 parking spaces. Exteriors will feature extensive glazing and a combination of metal panel, wood accents, and masonry on the exterior. Ecoroofs will top each building, providing access to the Connor Nature Trail that currently runs through the site. The project contains a total of 447,302 square feet and is located on a 6.4 acre urban site.

[Room 606]

I was at a NA meeting a couple of months ago where this was discussed. The owner had to scale it back to two buildings because of a drainage easement of some sort running through the property. At the time they were proposing two 8 story buildings. They probably realized that to pay for the 6-8 story retaining wall along the back of the buildings they would need to go higher and add more units.

Also, above about 10 floors, these units would start having views over the trees and hills into downtown.

The traffic implications of an access road on this part of Sam Jackson concern me.

I would prefer two taller towers taking up less footprint to the original plan. It would be nice if some of the trees on the hill (not to mention the hill itself!) could remain. But even in the 8 story plan a height exception was needed, so I can't see 18 stories being approved.

[zilfondel]

Interesting. That part off the West Hills are already pretty built up, so I'm not going to sweat much on the difference between an 8 and 18 story building. I'd prefer something to blend into the hill more, but Portland doesn't seem capable of doing that ANYWHERE.

[CouvScott]

Thursday, April 19, 2007
By Fred Leeson
Portland's next great neighborhood land-use controversy is brewing on a steep 6.4-acre site along Southwest Sam Jackson Park Road, barely a half-mile from downtown.

A Coral Gables, Fla., developer hopes to build 279 condos in two buildings that could climb to 18 stories.

Although plans are preliminary, three neighborhood associations fear complications from added traffic on the narrow, twisting road, which climbs to Oregon Health & Science University.

Friends of Terwilliger, a nonprofit preservation group, also contends that high-rise buildings would violate the recommended "small scale" outlined in a 1983 city plan for the scenic corridor.

"If this is small scale," says Doug Weir, president of the group, "what is large? When I first saw the design, I was shocked. This goes right to the heart of the Terwilliger Parkway character."

Representatives of the Homestead, Southwest Hills and South Portland neighborhood associations are preparing to fight the development.

Anton Vetterlein, a Homestead resident, says the condos would add at least 2,200 car trips a day to Sam Jackson Park Road, the main access to OHSU. Coming into town, the cars would worsen a bottleneck on Southwest Sixth Avenue, where rush-hour traffic already stacks up for blocks waiting to enter Interstate 405.

If the new housing is intended to serve the medical complex, "It doesn't connect to OHSU in any meaningful way," Vetterlein says. There's no uphill transit or sidewalks, and Jackson is too steep for bicycling. "They'd have to drive," he says.

Portland's Myhre Group Architects has presented two options for the condos in advisory meetings with the Portland Design Commission. The first featured three buildings of eight to nine stories sitting flush on Jackson.

After comments from the commission, the architects returned with a concept showing two towers set back 30 feet from the street. Both buildings would be terraced in stairstep fashion into the steep slope for 10 or so stories, then rise eight more stories.

The two-tower plan would cover 1.6 acres of the 6.4-acre site, leaving the rest vacant as a drainage easement and protected open space. However, to achieve the maximum 279 units allowed under city zoning, the towers would rise more than 210 feet -- more than four times Jackson's 45-foot height limit -- and would clearly stand out in the Terwilliger corridor.

Some design commissioners questioned the height. "Suffice to say, this would be the most exceptional height allowance in the history of Portland," says Tim Heron, a city planner.

Mike McCulloch, a design commission member, says the solution may be to reduce the number of condos. But architect Jeff Myhre seems resistant.

"We do believe in density and verticality," he says. "This is a city. That's it for me."

The architects can return for more public discussion before submitting a final plan for a design commission vote.

The commission's decision can be appealed to the Portland City Council. Given the views of neighbors and Friends of Terwilliger, it looks as if that's where it's headed.

[cab]

I don't understand the economics of this site vs. all the empty surface parking lots Downtown. This is a very challening site with limited access and not very urban yet 18 floor towers are being proposed. All around DT underutilized surface parking lots with amazing access, urban amenities and flat land sit empty. How does development get pushed to the edges before it fills more appropriate spots? This project just does'nt make sense at this point.

[PDX City-State]

I don't understand the economics of this site vs. all the empty surface parking lots Downtown.

Cab--with due respect--I don't think you understand the economics of development. This guy doesn't own any property downtown--if he did, he would probably build there. You always bring this up--and while we would all like to see those lots developed--it's not as if there's one giant pool of properties from which all developers may draw.

The surface lots are mostly owned by the Goodmans--and they're not for sale. The lots bring in a revenue stream--whereas empty lots and unrefurbished buildings often do not. This is why buildings sometimes get razed and redeveloped before surface lots. It's a matter of Highest and Best Use. The Goodmans are developing their portfolio, but this isn't going to happen overnight. However, if the rumor mill is true, there will be a lot of good things on the horizon.

[cab]

I know, I Know, its just my pet peeve.

[PDX City-State]

Well--you're very passionate and obviously love this city--we need folks like you here. :tup:

[MarkDaMan]

It seems to me that considering this is probably one of the only sites in the hills that can go tall, would have downtown views, SoWa views, yet be in the forest and above the city, and only blocks from a large park, that this would be a developers dream site with a built in market. I actually wouldn't mind seeing more renderings as it would be kinda cool to see two towers, as a start, rising from the hills around Portland.

What doesn't make sense to me is that there will be, as proposed, 279 condos, yet the Homestead neighborhood is claiming it would add 2200 daily car trips...That seems more than a little exaggerated.

[tworivers]

I know, I Know, its just my pet peeve.

I'm with cab on this one.

[Room 606]

What doesn't make sense to me is that there will be, as proposed, 279 condos, yet the Homestead neighborhood is claiming it would add 2200 daily car trips...That seems more than a little exaggerated.

I don't remember exactly what the ITE trip generation number is for condos, but I want to say 7 trips per unit. 7 x 279 = 1953. So they aren't too far off. Actually, it looks like they are using a figure of 8 to get 2232, so maybe it's not 7.

I'm sure one of you out there knows more about this stuff than me.

[MarkDaMan]

^so the assumption is that the average unit will have their occupant(s) come and go 4 times a day, creating 8 car trips exclusively using their car, even though it is an urban location on transit. Still seems like an unrealistic number. And even so, unless all those car trips were at the same exact time, every day, it seems it would have minimal impact on the traffic.

[zilfondel]

^^^ I suppose if there are 2 people per unit, that might not be too far off... although it is close to downtown, so I'm sure at least a few people would hoof it???

I see people walking and cycling up and down the hill all day long.