PORTLAND | Project Rundown (U/C, Approved, Proposed, On Hold, Just Completed)

[MarkDaMan]

Gerding/Edlen Development, makers of the Portland Brewery Blocks, have proposed a 460 footer on what is now a parking garage, as well as a tower for the full block parking lot of 9th and Washington. The height hasn't yet been disclosed.

Why a moneymaking garage for the city may get destroyed, and a nearby private garage may benefit.

BY NIGEL JAQUISS | njaquiss at wweek.com

This former surface parking lot will soon be a city park covering an underground garage.
If Portland's hottest developer and its biggest parking company get their wish, the city-owned Smart Park at Southwest 10th Avenue and Yamhill Street will soon be a pile of rubble.

That proposal to eliminate an above-ground public garage also appears to benefit another developer, Tom Moyer, who has just broken ground on a private underground garage on a kitty-corner lot.

The prospect of replacing 797 low-priced publicly owned spaces at 10th and Yamhill with Moyer's 650 privately owned spaces concerns Rick Williams, a local parking consultant who once managed the city's garages.

Williams says low-cost parking spaces are key to keeping downtown viable. "The publicly owned supply of short-term parking distinguishes Portland from almost every other city in the country," Williams says.

Demolition of the 10th and Yamhill garage, the second busiest of seven city-owned garages, became an option only in the past month.

Nobody would dispute the building is a dump—records show crews were called to clean up human waste in the building 183 times in May. And a storefront at the corner of 10th and Yamhill has been vacant for more than three years. Yet the garage is debt-free and produces a "significant operating surplus," says city spokeswoman Mary Volm.

In response to concerns that the garage is blighting the West End, the Portland Development Commission last year developed preliminary plans for new elevators, redesigned street-level retail and upgraded MAX stops. (PDC earmarked $7.5 million in urban-renewal funds for fixing up the garage; the city set aside another $3.5 million for new elevators and pay stations.) When developer Joe Weston proposed building housing atop the seven-story structure, the city decided to seek other proposals.

The Bureau of General Services, which oversees the city garages, issued a request for qualifications on May 12, asking developers for proposals "with renovated ground floor retail and new development (preferably housing) above the existing garage." Two weeks later, the bureau amended its request to include "project experiences which include the removal of an existing building and constructing new development for parking, retail spaces and housing."

Among the four groups competing for the right to redevelop 10th and Yamhill is a powerhouse team of Gerding/Edlen Development and City Center Parking. Gerding/Edlen has developed much of South Waterfront and is erecting the Civic condos next to PGE Park. City Center owns or operates a majority of downtown parking. Until 2003, City Center also operated the city's Smart Park garages, including 10th and Yamhill.

The two firms worked together on the parking garage under the Brewery Blocks in the Pearl District, which City Center operates for Gerding/Edlen. They also are pursuing another joint venture at Southwest 12th Avenue and Washington Street on City Center property.

Moyer's new lot at Southwest 9th Avenue and Taylor Street, along with City Center's many other downtown lots, would arguably benefit from the demolition of 10th and Yamhill, which offers far cheaper short-term parking than private lots.

Mary Volm, a city spokeswoman, says the city's potential interest in demolishing its garage is unrelated to the new Moyer lot. "There were some ideas floating in the development community about what could be done," Volm says. "When you're investing millions, you want to make sure you're doing what the community wants."

City Center Parking president Greg Goodman referred questions about the 10th and Yamhill proposal to Mark Edlen. The developer says his group wants to build a 460-foot condo tower where the garage now stands and replace the existing structure with a combination of two new underground garages. Edlen says the tentative plan is that public parking space in both garages would either be publicly owned or publicly operated.

First to be developed would be a new mixed-use high-rise with underground parking on what's now a surface parking lot just north of the Galleria at Southwest 10th and Washington. When that lot was in operation, Edlen would demolish 10th and Yamhill and build a new underground garage there.

"We think 10th and Yamhill is a real linchpin to developing the West End," Edlen says.

[Finlay (Portland Or)]

I love it, it's about time we fill up some of that airspace downtown.

[Dougall5505]

*crossing fingers for new highest*

[65MAX]

Great thread, MDM! I would add the Allegra, Civic, anything around PGE Park that's south of Burnside. Also, I probably wouldn't consider 4th and Montgomery West End, unless you're including all of PSU in that category.

Let's hope we get a "big" announcement from G/E very soon...

[brandonpdx]

^there's also the salmon tower (formerly the roosevelt tower) that's called even something else now that is proposed for SW 10th and Salmon.

-I would consider the Allegra and civic in Goose Hollow. I think of the West End as defined in between W Burnside & SW Market and SW Broadway & 405.

[urbanlife]

I would love to see 11th and 12th feel as urban if not more urban as the lower numbered streets to the east in downtown.

[MarkDaMan]

Originally Posted by 65Max

Also, I probably wouldn't consider 4th and Montgomery West End, unless you're including all of PSU in that category.

you are right, for whatever reason I was thinking the Montgomery Blocks were north of the Urban Planning School at PSU, but they are actually south-east. Close enough though to be featured in this thread...

I would agree that the 405 is the boundry for the West End. The Allegra, Jefferson, and Civic are all Goose Hollow/Kings Hill, but until the bOregonian Bunkers get redeveloped the area wont be defined as a district.

Has anyone seen a rendering of the redesigned Salmon Street tower?

[CouvScott]

Originally Posted by MarkDaMan

you are right, for whatever reason I was thinking the Montgomery Blocks were south of the Urban Planning School at PSU, but they are actually north-east. Close enough though to be featured in this thread...

I would agree that the 405 is the boundry for the West End. The Allegra, Jefferson, and Civic are all Goose Hollow/Kings Hill, but until the bOregonian Bunkers get redeveloped the area wont be defined as a district.

Has anyone seen a rendering of the redesigned Salmon Street tower?

Here is a rendering of the Delano...

[MarkDaMan]

Thanks CouvScott...you know who the architect is?

[CouvScott]

Originally Posted by MarkDaMan

Thanks CouvScott...you know who the architect is?

No problem, it's Ankrom Moisan.

[Jasonhouse]

Sweet... I find several of the designs to be attractive... Especially the last one of the initial post...

[edit]...Broadway Tower

[Last Chance]

^ Yeah, the Broadway Tower is really cool.

Thanks for the description of the area as well Mark.

[CouvScott]

[MarkDaMan]

NJD arranged this rendering in the NW section with the Ladd Tower and Broadway as they would appear when built.

[MarkDaMan]

new ZGF Tower rendering

[MarkDaMan]

taken spring '06

Going up downtown
Saturday, September 16, 2006
By KYLE OBRIEN
The Oregonian

Eliot Tower is the new face of old downtown Portland.

With its sleek, modern lines, sparkling panes of glass and stunning views, the 18-story Eliot is drawing new residents to a once-sleepy section of downtown -- just west of the South Park Blocks and right across the street from the Portland Art Museum.

While the Pearl District is holding firm as a residential hot spot, Eliot Tower quietly has anchored the Cultural District's sudden influx of condominium high rises, with more to come in the near future (see story below).

These are not your old-school, cramped apartment-style condominiums, which can feel dark and cold. These are new, modern luxury condos, some with more square footage and natural light than many single-family dwellings, and right in the heart of the city.

All this in a building still getting its finishing touches. Current residents entering with flats of berries and shopping bags from the Safeway across the street share elevators with construction crews, exchanging smiles and hellos.

As far back as a year ago, Eliot Tower was more than 90 percent sold. Buyers snapped up spaces sight unseen, especially the 500-square-foot studios and slightly larger one-bedrooms units. Two-bedroom units and penthouses have sold more slowly, but interest remains high and sales brisk.

Now, with the building nearly complete, residents are moving in. According to Susan Suzuki, the broker from Debbie Thomas Real Estate leading sales efforts at Eliot, just 14 of the 223 units remain for sale.

High style

A short step into the sixth-floor model unit at Eliot Tower reveals the beauty that has drawn residents from all areas of Portland, as well as folks from California and areas east of the Mississippi River.

Overlooking the museum and Park Blocks, the model boasts blonde hardwood floors in a space that is modern and airy. Exposed cement pillars and sparkling black granite countertops add to the contemporary feel.

The remaining units for sale are mostly on the penthouse levels and many feature small patios with stunning views.

A 4,500-square-foot double penthouse that sold for $2.5 million offers views past the Fremont Bridge to Mount St. Helens and east to Mount Hood. That unit also has three full baths, a double-sided fireplace and 10-foot ceilings (with massive floor-to-ceiling windows).

Penthouse balconies also feature gas and electrical outlets for year-round grilling. While regular units include stainless-steel appliances, the penthouses have Thermador and Sub-Zero appliances as standard equipment. Other features of the penthouses -- including one-bedroom units at 1,500 square feet and two-bedroom plans at about 3,000 square feet -- are wide-open great rooms; all-stone bathrooms; wood cabinets in cherry, walnut or maple; oversized utility rooms and plentiful storage.

Homeowners association fees at Eliot run about 30 cents per square foot. The fees pay for amenities such as a common kitchen with barbecue area and patio; extra storage rooms; a library, meeting room and lounge overlooking the main lobby; a fitness room; secure underground parking; a courtyard garden and patio; and a roof terrace. The tower also offers concierge services.

Interior design is the result of a collaboration between Ankrom Moisan Associated Architects and Soderberg Laman Designers. The firms' attention to fine detail, as well as the tower's close proximity to Portland landmarks brought buyers Ryna and Ken Mehr to Eliot Tower.

"We lived in the Pearl. We had a little loft there, and we wanted a little extra room. We went to see the Eliot and fell in love with it," Ryna Mehr said. "You can walk everywhere, and we were impressed by the finishing of the unit."

The couple bought a two-bedroom unit with 2.5 bathrooms on the southeast corner with the "whole long wall of windows," which they love for the views. But the personal amenities offered to residents of the Eliot also are a great draw for them.

"The service in the building is wonderful," Ryna said. "The 24-hour concierge -- when something is delivered, they take it to our apartment for us."

The Mehrs have met some of their fellow residents in the building and are impressed by the neighborly feel.

"The neighbors are just lovely," Ryna said. "It looks like a nice mixture of ages of people. In the Pearl it felt like we were camp counselors. The people were a bit younger there."

The beginning

Before the Eliot was built, there was an older Safeway at the corner of Southwest 10th Avenue and Jefferson Street. The Safeway moved across the street into a shiny new building and has become a destination for local residents.

Eliot Tower broke ground next. At 18 stories, it was the tallest project to come to the area, and its reflective glass and modern styling complement Portland Art Museum's sculpture garden across the street. A canopy of trees hides it from most views up close in the neighborhood while still allowing residents panoramic views of the city, the West Hills, Mount Hood and beyond.

Development of Eliot Tower has been led by John Carroll, managing member of Carroll Eliot Development Services, a division of Carroll Investments. The company has developed some of Portland's highest-profile condo projects, including The Gregory and The Edge Lofts, both in the Pearl District.

The tower was built by Howard S. Wright Construction Co., with the exterior design by Ankrom Moisan Associates and Zimmer Gunsul Frasca Partnership.

It was named after Thomas Lamb Eliot, an early Portland resident and Unitarian minister who contributed much to Portland, including serving as president of the Children's Home and the Oregon Humane Society, as county superintendent of schools and as president of the board at Reed College. to name just a few contributions.

Located a short walk from many cultural institutions, such as the art museum, Arlene Schnitzer Concert Hall, the Northwest Film Center and farmers markets on the Park Blocks, Eliot Tower feels like a hub for the Cultural District.

"It's closer to Portland's history," said Suzuki.

Joanne and Mike Marsh bought a second residence at Eliot Tower after downsizing from their home in North Carolina. The Eliot was a logical choice, getting the retirees closer to their two grandchildren.

The Marsh's fifth-floor, one-bedroom unit faces the West Hills. They considered the tower because of the good reports on the developer.

"We had heard a lot of wonderful things about John Carroll," Joanne Marsh said.

"From the architectural design, to the details, his work has exceeded our expectations."

Freelance writer Kyle O'Brien can be contacted at kobrie@comcast.net

New Home Monthly Resources

Eliot Tower sales center, 1221 S.W. 10th Avenue, #605Portland; 503-226-2525; open Tuesday through Saturday, 11 a.m. to 5 p.m.; and Sunday, noon to 5 p.m.; www.eliottower.com

Ladd Tower showroom and sales, 723 S.W. Salmon St., Portland; 503-226-2525; open Tuesday through Saturday, 11 a.m. to 5 p.m.; and Sunday, noon to 5 p.m.; www.laddtower.com
http://www.oregonlive.com/search/ind...n?adnhf&coll=7

[baileya]

The architect for the Benson Tower is a Vancouver BC based company Hancock Brucker, Eng + Wright or IBI/HB as of September 2005.

[hi123]

great projects here!

[MarkDaMan]

Thanks to CouvScott for scanning the rendering



Architecture firm ZGF Partnership designs a downtown
Thursday, October 05, 2006
RANDY GRAGG
Wherever Portland's central city has grown, buildings designed by ZGF Partnership have often marked the route. Now the firm is planting a new flag for both the city and itself -- a new headquarters building.

In a joint venture with Gerding/Edlen Development and the Goodman family, ZGF is building a new home on the block bordered by Southwest Stark and Washington streets between 12th and 13th avenues. The firm may only be filling four floors in the 22-story retail/office/apartment combo, but the entire building will be a ZGF statement.

"The building represents the next generation of what's important to us," says Robert Frasca, the "F" of ZGF and the firm's major design visionary for the past four decades. "It will be as sustainable as we can make it. We're building in the next important place in downtown."

"It has to be a showcase," says Eugene Sandoval, the building's lead designer. "We have to make it good."

The proposed tower pushes beyond anything ZGF has done in downtown Portland in years. In many ways, more than a new headquarters, it represents a new ZGF.

The designers unveiled a 31-story version in December, but a planned hotel dropped out. The Portland Design Commission begins its review of the building's final version 1:30 p.m. today.

At age 65, ZGF has seen its peaks and plateaus, growing during the past two decades from a dominant local force to a major national player with offices in four cities. In 1991, it won the American Institute of Architects' Firm of the Year award.

But the award caused Frasca and his partners to shudder as much as celebrate -- they knew that half the firms that had won it eventually died. And so they began to lay the groundwork for a transition, giving top designers such as Sandoval, Mark Foster, Dusty Rhoads, Margaret DeBolt and Allyn Stellmacher partnerships, which, in turn, triggered a stream of new talent into the office.

For a firm with more than 400 employees -- 220 in Portland -- such transformations are rare. But ZGF's average age is now 32, even more impressive, as Sandoval points out, because 20 percent of the firm is still over 50. But the change is clearly visible, whether in the structurally dynamic models for new projects all over the world seemingly strewn everywhere or in the computer battle games being waged between the Portland and Los Angeles offices on a recent Friday afternoon.

More importantly, the firm is routinely competing --and winning -- in head-to-head competitions against such name-brand architects as Rafael Vinoly and Dominique Perrault.
"It really has grown from the synergy of youth and age," Frasca says.

The new headquarters is a case in point. The lead designer, Sandoval, 36, is widely regarded as Frasca's heir apparent. But the guiding principle for the building, Sandoval says, still came from the 73-year-old Frasca: the simple idea of "optimism." Three inspirations quickly emerged: Pietro Belluschi's 1948 Equitable Building and Skidmore Owings and Merrill's 1983 U.S. Bancorp Building locally and Mies van der Rohe's 1958 Seagram's Building in New York.

"We wanted a building that would look good forever," Frasca says.

The new headquarters will be the first major building ZGF has designed with Building Information Management (BIM), a new three-dimensional computer program that allows architects to, in effect, construct buildings electronically before they are built physically. The result is that more parts of the building can be pre-manufactured, turning construction into a simpler assembly of parts.

Working with the renowned local curtain-wall manufacturer, Benson Industries, ZGF is designing what will easily be the city's most intricately articulated skin. Detailed by ZGF designer Dave Gronowski, it will be faceted with sheets of embossed stainless steel and several varieties of delicately fritted and reflective glass to reflect and amplify Portland's subtle gradations of light.

Losing nine floors of hotel was a blow to the project, says partner Larry Bruton, who worked shoulder to shoulder with Sandoval on the building.

"At 22 stories, we had to really fight the dumpiness," Bruton says. The solution became a series of recessed balconies to add strong vertical striations.


Offices open, social, airy


As the firm designed the building, the building began to redesign the firm. With BIM, Sandoval says, details that were once worked out in the latter stages of construction drawings now must be dealt with in the earliest phases of design. Problems once relegated to junior designers now must be solved collaboratively.

"Everybody's in the room," Sandoval says. "You can't hide from your decisions anymore."

The effects will be felt inside the new headquarters as well. ZGF's current headquarters features a four-story interior atrium surrounded by stairs -- a scheme they wanted to keep but current fire codes no longer allow. But in an all-employee critique session of an early version of the new headquarters, Frasca says, the staff pushed hard for some kind of open connections between the floors.

The designers went back to work. Now the offices will be organized around a series of open stairwells, each with an adjacent kitchen and lounge, to create what Sandoval calls "villages." With operable windows, 12-foot ceilings and a series of balconies, the offices in general will be open, airy and social.

From the quintet of buildings the firm has designed at Oregon Health & Science University to nearly a dozen downtown towers to OMSI, the Oregon Convention Center and the BPA Headquarters, ZGF's architecture has mapped Portland's growth. So equally important to all the partners was finding a location for its own headquarters that would change the city.

In a perfect illustration of the wise/brash dynamic of the firm, Frasca hopes the headquarters will help link the bustling Brewery Blocks with the Cultural District, triggering more development in the West End. Sandoval sees a chance to mark the major intersection of Interstate 405 and West Burnside.

"It's the last thing and the first thing you see," Sandoval says. "We needed to make it memorable."

[urban_encounter]

Originally Posted by MarkDaMan

Broadway Tower (recently introduced)

Reminds me of Milwaukees proposed 43 story Lake Pointe Tower.





(photo's courtesy of Steely Dan)


Nice proposal though. Great news for Portland if it happens.