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Portland design commissioners on Thursday suggested significant revisions to two South Waterfront towers proposed by a Dallas-based developer.

The proposal represents the latest iteration for Southwest Portland blocks owned by Prometheus Real Estate Group. Alamo Manhattan won design approval in August 2017 for two multifamily buildings, but did not move ahead at that time.

Five buildings are proposed on four riverfront blocks between Southwest Lane and Lowell streets. The parcels north of the Old Spaghetti Factory restaurant have long sat vacant. The new buildings would bring 1,232 residential units, 20,000 square feet of retail space and more than 700 parking spots, along with new streets and river access.

In December 2019, the developer withdrew its application and resubmitted the proposal under a new land-use case based on a 2017 subdivision of the property. The maneuver makes the Alamo Manhattan proposal subject to the city’s inclusionary housing requirements for affordable units. However, the move frees the Dallas developer from meeting requirements that are part of Central City 2035 zoning updates, including those for bird-safe glazing, eco-roofs and low-carbon building performance.

Avoiding the requirements is likely to save Alamo Manhattan substantial money, because the premium for bird-safe glazing on only one large building can run several hundred thousand dollars. An eco-roof likewise is a costly requirement for space that brings building owners no revenue.

The development would fill in a section of the South Waterfront Greenway that is currently broken. Alamo Manhattan has been unable to reach agreement with city officials regarding funding to build a high-quality greenway in the area.

鈥淲e’re excited to have this stretch of the greenway come into development,鈥� said Brett Horner, planning manager for Portland Parks and Recreation. 鈥淲e were unable to reach agreement with them on public assistance for enhanced greenway. We would really like to see an enhanced greenway that would more closely match the built greenway to the north.

鈥淎ll the bureaus worked together, and we were represented by Prosper Portland for some potential public involvement, particularly in the greenway. Those talks did not end result in any agreement,鈥� Horner said.

The design is from the Dallas office of WDG Architecture, and Dallas landscape architect Linda Tycher and Associates. The Design Commission dealt with 250-foot-tall towers proposed on blocks 41 and 44. Plans call for a largely light-colored design on Block 41 and a reddish-brown metallic treatment on Block 44 to the south.

Commissioners and Bureau of Development Services staffers praised the glassy, river-facing design for Block 44, which would feature a small notch mid-building. They had serious concerns, however, about the L-shaped tower. The staff report even suggested revisiting the building’s footprint, which would be a major step.

For both buildings, commissioners suggested simplifying the fa莽ade treatments for a consistent design language.

The land-use case is one of the most complex the Design Commission has faced in recent years, with multiple buildings on multiple blocks, river access, transportation issues and the greenway all playing a role.

In response to earlier criticism, the design team moved the buildings back from the greenway. Linda Tycher and Associates’ landscape design fills in a required 2,500 square feet of space largely with shrubbery. Commissioners said the space needs to provide a greater public benefit.

鈥淚t’s just kind of a leftover space that nobody wants anyway,鈥� Commissioner Don Vallaster said.

Chairwoman Julie Livingston agreed.

鈥淭he 2,500 square feet needs to make a place,鈥� she said. 鈥淚t is all about having space for the public to occupy.鈥�

The current design, Livingston added, 鈥渋s negative space for the building. It seems more about providing privacy for residents of the building.鈥�

Designs for the interior blocks are scheduled to be reviewed on March 12. After that, at least one more review hearing will have to be scheduled before the Design Commission can issue approval.