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Holst Architecture‘s design for a sizable mixed-use project in the Lloyd District failed to gain the Portland Design Commission‘s approval on Thursday, but the firm is optimistic about the next meeting.

Capref Lloyd Center LLC is planning two six-story buildings that will provide 677 apartments and about a dozen live-work units, five micro-restaurants, close to 40,000 square feet of retail space and four interconnected public plazas. The development site is a 700-space parking lot that currently serves the Lloyd Center mall.

Thursday’s design review hearing was the project’s first before the Design Commission.

鈥淚 think we had a good hearing today and I think that if we answer all the questions asked, that we would be prepared for a vote at the next meeting,鈥� said Holst Architecture partner Jeff Stuhr.

He expects the Design Commission to approval the project when it returns on Aug. 6.

But there are still some kinks to be worked out. City planner Staci Monroe said city staffers did not recommend approval this time and outlined some problem areas. These include long-term viability of several green walls, the need for more details for an interactive digital art installation in one of the plazas and the use of exposed wood at the ground-floor level.

Monroe added that before the Design Commission can approve the project, the Portland Bureau of Transportation must also approve final plans for the location of the private drive for parking that traverses the project, improvements to the traffic signal on Northeast Multnomah Street and relocation of the bus stop there.

But the major concern of city planning staffers was the 鈥渟ameness of architecture and form,鈥� Monroe said. That was a major theme at the project’s three design advice request hearings.

Changes were made in that direction, she said, including a 30-inch reduction in overall width of the buildings that resulted in a 4,000-square-foot reduction in the building’s footprint, and added variety in height to articulate the massing, roof decks and changes in the color palette.

鈥淪taff feels these changes are not enough to identify the emerging character of the diverse architecture that is starting to identify and characterize the Lloyd District,鈥� Monroe said.

Another problem area is a modification request by Capef Lloyd Center LLC to eliminate all windows on the south side, facing light-rail tracks.

鈥淭here’s no vehicle access or sidewalks on that frontage, but (windows are) still required,鈥� Monroe said.

Exterior finishes for the buildings include brick masonry, concrete oko panels, metal composite panels, hardwood and weathering steel, which Monroe said should be stained or replaced with another material.

Dave Otte, a principal with Holst Architecture, said the project would not compete with adjacent Holladay Park and would link the mostly residential Sullivan’s Gulch neighborhood with the Lloyd District, which is mostly comprised of office space and commercial properties.

鈥淲e are bringing the park green street up through the site, complementing the park,鈥� he said.

Along with four major podium decks, Otte said, two roof decks overlooking plaza areas are included in updated plans, Otte said.

The 677 residential units will mostly have one bedroom, though some will be studios and others will have two bedrooms, Otte said. A dozen live-work units at ground level will have loft bedrooms.

During discussion Thursday, Commissioner Tad Savinar said the design for the main access to the site, across from the Holladay Park at Northeast 13th Avenue and Multnomah Street, isn’t inviting enough to draw the public in.

鈥淭here’s nothing to indicate there’s something inside,鈥� he said.

But what’s inside, in the public plaza areas between the buildings, will be very inviting, with a large fountain, restaurants and landscaping, Holst Architecture associate Dustin Furseth said.

鈥淭he plaza is a moment of arrival and is larger than the center place in the park,鈥� he said. 鈥淎nd we’re taking advantage of the grade change with a flowing fountain.

鈥淭he maker units are more work than live, with an industrial nature, which is good for makers.鈥�

Another engaging feature, Furseth said, is a diagonal pedestrian path that will dissect the site from the southeast to the northwest and be lined with granite pavers in graduated colors.

鈥淚t has a tonal change, with the middle (being) the darkest, the richest granite you can get, and becomes lighter as it approaches the edges of the diagonal,鈥� he said.

Savinar complimented advances in the landscaping design, but said he was concerned about the width of pedestrian areas along the private drive that leads to indoor parking areas. He added that he would like to see more public seating areas than those provided around the restaurants.

Although plans have not been finalized for the digital art project, which will be about 14 feet by 30 feet, Furseth said $1 million of the project’s budget will be devoted to the fountain and the art installation. Urban Art Projects of New York City has been brought in as a consultant to ensure a quality end result.

鈥淲e don’t know what it will be yet, but we would really like it to be interactive,鈥� he said.

Savinar cautioned him that 鈥渦nderfunded art is not a good thing,鈥� and said half of the $1 million should go to the art project, prompting Stuhr to walk to the applicant’s table to respond.

鈥淚 don’t think you can set a dollar amount,鈥� he said. 鈥淚 don’t think the commission has that purview.鈥�

Block 20 residential tower approved

Before considering the Lloyd District project, the Design Commission approved the design for Hoyt Street Properties‘ new 21-story residential tower on Block 20, bounded by Northwest 11th and 12 avenues and Pettygrove and Quimby streets.

The project calls for 149 residential units with three levels of parking for 192 vehicles.

Brad Demby, an architect with Bora Architects, said the side nearest Pettygrove Street was the most challenging because of a step-down in grade and the fact that the site is in the 100-year floodplain.

Creating ground-floor retail space on all sides of the building was also a problem that was resolved, he said. All retail units will be sold instead of leased out.

After about an hour of discussion, the project was approved unanimously.