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Timing has heavily influenced development of a 10-story, 150-foot-tall mid-rise proposed for聽930 N.W. 14th Ave., in the Pearl District. Killian Pacific‘s project made its first appearance before the Portland Design Commission on Thursday.

鈥淭his is probably the first time in history where the applicant doesn’t want to go fast,鈥� Killian Pacific Vice President of Development Adam Tyler said. 鈥淪lower is better for us. We are in no rush.鈥�

However, when the developer submitted a proposal before Portland’s inclusionary zoning rule took effect, a development clock started that ends in March 2018. If by that time Killian Pacific and Bora Architects don’t have an approved design, project plans would have to be refiled with the city and start from scratch.

鈥淭he timing of the application was to get vested and get in prior to (inclusionary zoning),鈥� Tyler said. 鈥淲e also have a number of tenant obligations that we have to respect.鈥�

An existing retail structure on the site would be demolished to allow new construction. Many of the retail tenants have long-term leases with options to renew, according to Tyler. That could delay a portion of the project for years.

The development plan calls for two phases to complete one building that would have two towers connected by an exterior staircase. In total, the building would have 41,345 square feet of ground-floor retail space and 143 residential units.

However, with no timeline for completion of the second tower, commissioners were leery of reviewing a project that could result with only one tower next to remains of the existing structure, which ranges from one to two stories.

鈥淚 am really troubled by the phasing of the project,鈥� Commission Chairwoman Julie Livingston said. 鈥淲e may actually have only half this development realized because that is a very different architectural outcome than a full development on this site.鈥�

City guidelines don’t directly address a project built in multiple phases, over a number of years.

鈥淚f we are only reviewing the full development and the developer is sitting here telling us only half of it might happen, I feel we are doing a disservice to the neighborhood, the process and ourselves in pushing this forward,鈥� Livingston said.

Also, the development’s orientation was a nonstarter for three of the four commissioners in attendance聽Thursday聽as well as Portland Bureau of Development Services (BDS) staff.

鈥淲e know we have a lot of work to do,鈥� Bora Architects Associate Principal Leslie Cliffe said. 鈥淲e were hoping we don’t have to move the orientation of the buildings.鈥�

That developer wants to be able to build one tower while tenants remain in parts of the existing retail building. That argument got a cool reception from commissioners and BDS staffers.

鈥淚t appears the leasing is driving the orientation, and not the context (of the neighborhood),鈥� BDS planner Puja Bhutani said.

The Portland Bureau of Transportation also expressed serious concerns about requests for a slight expansion of Northwest 14th Avenue and a slight reduction of Northwest Kearney Street. Developers want modifications to loading dock requirements as well.

Another issue was the proposed height. In order to build 150 feet up, developers would need 30 feet of discretionary bonus height. Without it, two floors would be lost.

鈥淚t’s got be earned,鈥� Commissioner Tad Savinar said. 鈥淚 feel that it should be earned in a way that makes the neighborhood better for the immediate neighbors and workers.鈥�

The project team will return before the commission on Dec. 7.

Also on Thursday:

Glisan Street Apartments

The design for a new five-story building was again sent back to C2K Architecture for revisions. The Design Commission wants revisions to a blank brick wall on the building’s north fa莽ade, the addition of a canopy on the east side, revisions to a rooftop unit and better definition of the program in a glass display case. The project team will return before the commission on Nov. 2.

SmartPark garage

FFA Architecture and Interiors‘ plans to renovate the SmartPark garage at 730 S.W. 10th Ave. was approved by commissioners’ 3-1 vote. Savinar cast the only dissenting vote. The renovation will improve the stairs, elevators, retail storefronts, mechanical equipment, accessibility, infrastructure, and expand the retail floor.

Eleven West

The Design Commission voted 4-0 to approve plans for a new half-block, 24-story, 291-foot-tall mixed-use building at 1102-1116 S.W. Washington St. ZGF Architects‘ design calls for 7,500 square feet of ground-floor retail space, 110,000 square feet of office space and 222 market-rate apartments.