[MarkDaMan]

New Ziba HQ hits a 6-month snag
Daily Journal of Commerce
by Kennedy Smith
04/24/2007


In Portland’s Pearl District, an empty lot stands primed to become the world headquarters of branding firm Ziba Design. The project has been in the works for more than a year, but kinks along the way have prompted Ziba to ask the Portland Development Commission for an extension of its development agreement.

The board of directors for the PDC will vote Wednesday whether to extend the disposition and development agreement with Soneed LLC, the developer of record and a holding company of Ziba, to Dec. 15, six months later than the current agreement.

Until the end of 2006, Mahlum Architects was the project designer. Back in November, Rob Lamb, an architect then with the firm, said the project – at the corner of Northwest Ninth Avenue and Marshall Street – would be a 40,000-square-foot, two-story building with teak and zinc siding and a gold rating from the U.S. Green Building Council’s Leadership and Energy and Environmental Design program.

But all that fell by the wayside, said Lamb, who left Mahlum last week to start his own architectural firm.

“We could never come to agreement with Ziba on the alignment of the budget and design intent of the building,” he said. “We had a really difficult time working with Ziba budget- and design-wise.”

During Mahlum’s work on the headquarters, Lamb said, Ziba signed a contract with an electronics manufacturer in China, “changing the scope so that it was not a two-story building anymore, but three stories, then having some retail on the main floor to offset some costs.”

Eventually, Ziba simply asked Mahlum to stop working on the project all together. And that’s when Ziba sought Holst Architecture, the current designer of record.

“Mahlum’s approach didn’t pencil out, so we got pulled in and helped to reconfigure things,” John Holmes, a principal at Holst, said.

Said Sia Vossoughi, managing director of Ziba: “We had to change horses in the middle of the game.”

The new design calls for a three-story, almost 70,000-square-foot space “for the same amount of money as before,” Vossoughi said.

Ziba will spend about $11 million on the project, he said.

Ziba has 105 employees with capacity “pushing 100 desks” at its current location at 334 N.W. 11th Avenue, Vossoughi said. The new location would allow for 165 work spaces.

The square footage has gone up considerably from Mahlum’s 40,000-square-foot design, in part because Mahlum’s design gave the upper floor a vaulted, two-story ceiling. Holst’s design calls for three stories, with commercial space for lease on the ground floor.

The project in Holst’s hands has increased to 69,600 square feet.

The development team has a $50,000 deposit on the PDC-owned property, and if the project isn’t complete by the new deadline Soneed will lose its retainer. But, the PDC said it doubts Soneed will need more time beyond the proposed Dec. 15 extension.

“Given the current market, there is no reason to believe that another developer or user would be able to move significantly faster than Soneed to develop Station Place Lot 2,” the PDC’s action item states.

This wouldn’t be the first extension granted to Soneed. On Aug. 24 last year, PDC Executive Director Bruce Warner amended the development agreement to extend the schedule to Nov. 15, 2006, to allow the developer to redesign the building. On Nov. 8, the PDC board authorized another six-month extension on the development agreement.

Extensions on projects of this scope are not preferred, Steven Shain, development manager at PDC, said, but they’re not necessarily unusual.

“Occasionally for various reasons, whether economic or an issue of design or other factors, a schedule of performance needs to be amended,” he said. “The city is going to end up with a better-designed and larger building.”

The development agreement deserves an extension, according to PDC, because the building had to go through a complete redesign by Holst, and the PDC and Reach Community Development Inc., the owner of Station Place Tower, a building adjacent to the future Ziba headquarters, have agreed a pedestrian connection required in the original agreement is no longer necessary.

The PDC also said in its final action summary that the extra time would allow Soneed to complete design, secure construction financing and obtain the necessary permits and approvals to complete the project.

If Ziba meets those obligations, PDC will sell Ziba the land on which its new headquarters will stand for $1.5 million.

If the board decides not to amend the development agreement, the PDC would have the option of re-marketing the site for sale and development by a new commercial user, developing the site on a speculative basis with a new user, or issuing a request for qualifications for potential other uses.

If you go

PDC Board of Commissioners meeting

8 a.m. April 25

NECA-IBEW Electrical Training Center

16021 N.E. Airport Way, Portland

Info: 503-823-3200

http://www.djc-or.com/viewStory.cfm?recid=29326&userID=1

[zilfondel]

^ That's too bad. I attended the Mahlum lecture about the original building, it was pretty damn sweet! Very self-contained, Isolated little building tucked behind the main drag of the Pearl. It's a pity the design will change... hopefully it will be up to snuff, but if the budget ain't changing... hmm.

[KCS]

This is from Holst Architecture

http://farm1.static.flickr.com/218/471609397_caf5a84e14.jpg?v=0

[urbanlife]

From that rendering, I would have to say I liked Mahlum's design more. It seemed to really push what a work space could be. Well the least that will happen now is Holst will design a good looking building.

[MarkDaMan]

Thanks Olive and welcome...I don't think just because Holst is designing it will be a good looking building. In fact, I think the rendering is a bit discouraging.

[urbanlife]

Thanks Olive and welcome...I don't think just because Holst is designing it will be a good looking building. In fact, I think the rendering is a bit discouraging.

Sorry, you are right. I should say "good for the Pearl" that sounds a bit better.:haha:

[tworivers]

Does anyone have a rendering of the Mahlum design? I'd like to see it.

If the glass is transparent enough, I might like this austere Holst design. My first impression is positive, though. I know there is significant disagreement on the forum about Holst, but I'm still inclined to give them the benefit of the doubt, based on how their buildings turn out in the flesh. Everyone was really down on 12.5 if I remember correctly, and I think that one is turning out to be an excellent addition to the neighborhood as it nears completion. Clean, modern, warm wood tones, and not confused about what it wants to be. (Of course, we'll see how those Hardy panels hold up...)

Thanks and welcome Olive.

[zilfondel]

actually, they don't look all that different...

I think Holst just tweaked it, no?


thanks for posting, Olive!

[Eagle rock]

It seems to me that Ziba is actually designing the building and these other firms are just the architects or records. This is just what i am getting from the article.

[65MAX]

That would make sense, since they are an award-winning design firm. They're fully capable of designing their own HQ, they just need an arky-tek to stamp the drawings.

[PDX City-State]

Does anyone have the original renderings?

[PDX City-State]

"They're fully capable of designing their own HQ, they just need an arky-tek to stamp the drawings."

How do you figure? You think product design and building design are the same thing?

[65MAX]

"They're fully capable of designing their own HQ, they just need an arky-tek to stamp the drawings."

How do you figure? You think product design and building design are the same thing?

Isn't a building just one large product, with lots of interconnected pieces?

I'm not saying they'd do structural calcs and determine their own energy loads. Just the "look" of the building. They'd still need an architect to put the pieces together, so don't worry, we're still a necessity.

[PDX City-State]

Gotcha.

[MarkDaMan]

is this dead?

[Lefty]

Probably not. Depends on how the bids came in.

"Ziba World Headquarters - Prime Contractor: R&H Construction Bids due to R&H by 1:00 PM on 1/23/08 Free technical assistance in bidding, estimating and related activities is available to M/W/ESB businesses interested in bidding this project"

[zilfondel]

from what I've heard, no.

[tworivers]

The guy from Holst pictured in this weekend's A&E section was looking at a model of this building, I'm pretty sure.

Hope it's not dead.

[MarkDaMan]

Ziba Design breaks ground on headquarters
Daily Journal of Commerce
POSTED: 06:00 AM PDT Thursday, March 13, 2008
BY DJC STAFF

The new 70,000-square-foot building that will serve as the new headquarters of Ziba Design is ready to rise in Portland’s Pearl District. The firm held a ground breaking ceremony yesterday at the project site on Northwest Ninth Avenue.

John Holmes, a partner with Holst Architecture, describes the building design as a “custom-fit” interior with an exterior that “contributed aesthetically and fuctionally” to the surrounding neighborhood. Specific elements will include a glass curtain wall wrapping around the building to provide natural light in workspaces, ground-floor space for retailers and services that focus on design, and an auditorium that will showcase events for the public.

R&H Construction is general contractor for the project, which is aiming for a gold rating in the U.S. Green Building Council’s Leadership in Energy and Environmental Design program.
http://www.djcoregon.com/articleDetail.htm/2008/03/13/Ziba-Design-breaks-ground-on-headquarters

[MOPIdaho]

Was by the site and took some pics, not much to see yet.

http://farm3.static.flickr.com/2143/2338776115_7bc86ea839_o.jpg

http://farm3.static.flickr.com/2351/2339610820_7d24c3cdd3_o.jpg

[WestCoast]

as I mentioned in another thread, it's just great to see this lot developed.

that said, still surprised it's ~2 stories.

[philopdx]

Ziba HQ Update 3-22-08:

http://farm4.static.flickr.com/3143/2352987785_1269b5824f_b.jpg

http://farm4.static.flickr.com/3194/2353821668_669d134093_b.jpg

http://farm3.static.flickr.com/2290/2352988361_8c54e613ea_b.jpg

[Dougall5505]

I changed the name of the thread. This is three stories right?

[MarkDaMan]

no, I think it's two? I'm not positive though.

[Dougall5505]

I'm basing my guess off this render, looks three to me...anybody know for sure?
http://farm4.static.flickr.com/3143/2352987785_1269b5824f_b.jpg
pic by philopdx

[philopdx]

Here is a closeup of the render from their website. I think it is going to be three floors, with ground floor retail.

http://farm3.static.flickr.com/2303/2360520404_e603b79fb1_o.jpg

[zilfondel]

I'm pretty sure that it will not have ground floor retail. They are going to occupy 100% of this building - they have over 200 people as it is.

[philopdx]

Upon first glance at the render, I thought the same thing, since it looked a bit too sterile for retail. But I base my assertion on the following evidence:

http://www.ziba.com/pdfs/press/gbwithrender.pdf

"The new 70,000-square-foot building designed by Portland firm Holst Architecture will unite a rapidly growing Ziba staff, which is currently spread out over two separate buildings on N.W. 11th Avenue. In line with Ziba’s design approach, the company’s new headquarters will reflect a total “design” experience by including ground floor space for retailers and services focusing on design, and an auditorium in which to host design-oriented events that are open to the public. "

[Delaney]

Rick Potestio's version was two floors - if I remember correctly from the previous design review there was limited FAR due to previous agreements. This is definitely three stories with ground floor retail. Better for the surrounding context for sure. With all the great bookstores in Portland, I was thinking a bookstore focused on design is needed - what a great place this would be for it! Too bad I don't know anything about running bookstores.

[Aya Murase]

Maybe we could get Peter Miller to open a bookstore in Portland?

http://petermiller.com/

[Dougall5505]

from flickr: http://flickr.com/photos/52483798@N00/
http://farm4.static.flickr.com/3235/2421932009_d2fbf54dbd_b.jpg`

[philopdx]

Update 4-19-08:

http://farm4.static.flickr.com/3190/2426738885_2df0ca9a8c_b.jpg

http://farm4.static.flickr.com/3163/2427553204_311e7797d8_b.jpg

[philopdx]

Update 4-26-08:

http://farm4.static.flickr.com/3075/2445155791_53177599e6_b.jpg

http://farm4.static.flickr.com/3095/2445981488_f68cb6061e_b.jpg

[philopdx]

Update 5-10-08:

http://farm3.static.flickr.com/2169/2481636417_d78d8de532_b.jpg

http://farm3.static.flickr.com/2075/2481636559_271c9900bd_b.jpg

[philopdx]

Update 5-19-08:

http://farm4.static.flickr.com/3146/2507173337_55becbd2db_b.jpg

[philopdx]

Update 7-5-2008: Foundation done, back walls going up.

http://farm4.static.flickr.com/3193/2643572585_3916cb76f5_b.jpg

http://farm4.static.flickr.com/3158/2643573693_c2d40f75dc_b.jpg

[philopdx]

Update 8-9-2008: The steel is up!

http://farm4.static.flickr.com/3035/2769341814_49168084b6_o.jpg

[WestCoast]

goodness that was fast.

[PacificNW]

Considering that Ziba has won numerous awards for "product design" I expected more than this for their new headquarters building.

[Delaney]

^ such as?

[PacificNW]

⬆The architecture of this building is not cutting edge, imo. As for Ziba, itself, check out this clip:


http://www.youtube.com/watch?v=wsUmGk4lHgE

[tworivers]

Cutting edge or not, this building is really starting to shape up.

http://farm4.static.flickr.com/3095/2908496230_3428f68d89_o.jpg

[Pearl_Steve]

Updated pics:

http://leo.noc11.net/~six/zibap1.JPG

http://leo.noc11.net/~six/zibap2.JPG

[PacificNW]

Better than I first thought of the design...

[philopdx]

Update 11-30-2008:

http://farm4.static.flickr.com/3192/3074440104_3a9655a4e3_o.jpg

[MOPIdaho]

the worlds biggest toaster oven, pop-tarts anyone?

[urbanlife]

I liked the original design more, but it looks like it is come along nicely. This is one of those buildings I will decide if I like or not when it is finished. Plus side is they are using a lot that would never have anything taller than that on it anyway, so without Ziba, it would be nothing more than a dirt lot.

[philopdx]

Update 1-19-2008:

http://farm4.static.flickr.com/3534/3228354904_bce8da455c_o.jpg

[PDX City-State]

I love it. I think it's a game changer as buildings go in Portland. This building will challenge folks in a good way.

[65MAX]

I agree. It's not done yet (I'm really eager to see the final finishes), but the clean lines and absence of superfluous ornamentation or pastiche make this a winner, IMO.

[MarkDaMan]

A game changer? doubtful.

[Northeast79]

"game changer" - I don't know about that. I'd have to see the interior. The openings in the facade make it look like it will have big open spaces inside. I think that could make an impact in how people see space.

I don't know if the concept is bold enough to be a "game changer".

[WestCoast]

long time no update.

drove up lovejoy today and looked like it was getting buttoned up here.

anyone got snaps looking south?

[philopdx]

Ask and you shall receive:

Taken 3-28-2009:

http://farm4.static.flickr.com/3548/3404053332_b872c2ec38_o.jpg

http://farm4.static.flickr.com/3424/3404053336_f5da599004_o.jpg

[scottyboi]

wow, that's dull

[pylon]

Philo-
Thanks for the pics. I think the building will come out really nice. I like the Scandanavian-like minimalism of it (the Scander can make simple... sexy); along with the large picture-frame border around the front glass. If One Waterfront Place ever gets built its proposed ped bridge over the train tracks would land by the Ziba building, and be a bridge between two sleek designs as well.

http://www.onewaterfrontplace.com/
(could Vestas fit in here?)

I remember the downtown building guidelines the city created a few years ago that, more or less, seemed to want all the buildings to look similar, or blend in with its neighbor. We discussed this as part of our intro to Urban Planning class at PSU.

Unfortunately (imho) that seemed to lead to alot of faux American-Victorian design cues, and a provincial monotony overall. I'm glad to see PDX breaking out (of its comfort zone) and bringing more variety (ye olde spice of life) and interesting designs into town over the last few years. Barcelona is a great example of a city that will happily blend the old with the new, which makes a great treat for the eye and mind.

[holladay]

Wow, the long elevation is just dull. It would have been improved if they had brought the metal siding across the top of the ribbon windows. At least then they would have read as a big aperture, instead of looking so ill-placed and disproportionate to the rest of the composition.

[MarkDaMan]

it compliments the Fugjoy well...

[tworivers]

it compliments the Fugjoy well...

Now that is cold. :)

[Leo]

I think this building looks great! I would be glad to see more buildings like this in the neighborhood.

[holladay]

I guess I don't frequent the Portland forums enough to know - is the 'Fugjoy' the new project with Safeway on Lovejoy? I have a hard time thinking what else might be deserving of that name!

[CouvScott]

Actually, 1 block East of that.

[holladay]

Oh, yeah, I forgot Safeway was in the adjacent building. I did mean the thing with the corrugated siding.

[tworivers]

Photos from today.

http://farm4.static.flickr.com/3596/3490868666_48a4b763bc_o.jpg

http://farm4.static.flickr.com/3658/3490868066_873412529b_o.jpg

http://farm4.static.flickr.com/3561/3490055105_712022beb0_o.jpg

[pylon]

tworivers-
thanks again for more pictures.
I like the clean design of this building.

[WonderlandPark]

Hmm, worse than I thought. Will have to see it IRL.

[crow]

I think this building looks great! I would be glad to see more buildings like this in the neighborhood.

actually i disagree. the redemption to this against everything said above is that it is unique. call it minimal, dull, stripped, clean, or composed it is still unique.

[cab]

Exactly, Minimalism only works as a contrast to the details of other buildings. Filling a city with minimalist work would be devastating and an absolute nightmare to be in.

[pylon]

Maybe we should wait until the building's finished before final judgement. And even then it could take some more time before an appeal for it grows/makes itself known. Non-architectural example- when I first put Paul Simon's Graceland in my CD player I either didn't know to make of it or like it that much. After a couple more spins I started to "get it", and that CD stayed in my player for the next month.

[tworivers]

^^ Good point. cab's point is well-taken, too. My initial response was wishing that the recessed east side of the building continued down the north side -- there's something awkward about how the two fit together. Maybe it's just the contrast between compelling and afterthought.

[holladay]

^ "The contrast between compelling and afterthought." Hahaha, I like that.

[zilfondel]

I have a feeling this is one of those buildings you have to tour inside to really appreciate...

[WonderlandPark]

I have a feeling this is one of those buildings you have to tour inside to really appreciate...

I looked as best as I could at the inside, through the windows and it does look pretty spectacular. The long side will be pretty open inside and appears sort of atrium-like. Outside it is pretty boring, but still a work in process. I Ziba is leasing out some of the space, there is a for lease sign up.

[pylon]

I wonder if it will look better too (from the outside) once activated with people inside. The west side's picture frame almost looks like its intended to create a living diorama of sorts. It would be nice to see the architect's programatic intentions of the design as it relates to Ziba's work.

[Valentij]

I like it. I think this style of Holst's is a little challenging, but wins out in the end. This building reminds me of the Clinton Street Condos. I always felt a little uneasy about that building, but it has been growing on me ever since it was built. Biking by the other day, with the COR-TEN rusted and the aqua-marine glass gleaming, I fully embraced the genius of that acquired taste. Now I think of it as one of Portand's most interesting buildings. Hopefully the same will prove true here.

[Valentij]

I was curious, so I biked by here tonight. It's super cool in person. You can't really see the wood detail and angularity in the pictures, but up close it is really impressive. It kind of reminds me of the salvaged wood wall in Ping. Plus, the metal cladding looks much better in person. Good show, Ziba!

Does anyone know what is going to happen with the gravel lot directly in front of the long window bank? A park or a building? Gravel lot indefinitely?

[pylon]

Some dioramas. The one in the lower middle has about the same dimensions
as the front window on the Ziba building...

http://en.wikipedia.org/wiki/File:Dioramas_in_Tel_Aviv_Israel_.jpg

[WonderlandPark]

Interior views are online here:

http://www.portlandart.net/archives/2009/07/sneak_peak_at_z.html

[New Madrid]

most people probably already checked it out, but Brian Libby's got a post about the Ziba building from a few days ago. {click.} (http://chatterbox.typepad.com/portlandarchitecture/2009/07/a-first-look-at-zibas-new-holstdesigned-headquarters.html)

[Eco_jt]

Does anyone know what is going to happen with the gravel lot directly in front of the long window bank? A park or a building? Gravel lot indefinitely?

This gravel lot is my view and I too wonder what will one day become of it. According to the master plan, it is named block 4 and is owned by Hoyt. In their designs it looks like they have a plan for a building but who knows what will become of it in this economy. :sly:

http://www.pdc.us/pdf/ura/river_district/hoyt-st-property_master-plan.pdf
(4.6 MB)
refer to page 38.