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.

“We’re excited to have this stretch of the greenway come into development,” said Brett Horner, planning manager for Portland Parks and Recreation. “We 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.

“All 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,” 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 façade 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.

“It’s just kind of a leftover space that nobody wants anyway,” Commissioner Don Vallaster said.

Chairwoman Julie Livingston agreed.

“The 2,500 square feet needs to make a place,” she said. “It is all about having space for the public to occupy.”

The current design, Livingston added, “is negative space for the building. It seems more about providing privacy for residents of the building.”

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.

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The Portland Design Commission on Thursday got its first look at the Oregon Museum of Science and Industry’s master plan for development around its Southeast Portland campus, and overall was encouraged by progress being made.

“I have great confidence in this team and its work,” Commissioner David Wark said.

The plan, featuring work by international design firm Snohetta, will govern use of seven developable parcels that sit north of the �վ�������ܳ�������Dz������Բ�‘s eastern bridgehead. The parcels range in size from 0.69 acres to 4.49 acres.

While the master plan won’t dictate what structures will be built or what they will look like, it will provide guidance coming out of what OMSI‘s development team envisions for the site.

“While about 11 acres is relevant,” Snohetta partner and landscape architect Michelle Delk said, “once we look at waterfronts, freeway connectivity offerings, other improved public spaces and outdoor spaces, we are really looking at development on about 50 percent of the property.”

The nonprofit intends to lease the parcels to developers. Structures on the campus would likely house a mixture of small retail and light industrial businesses, Delk said.

“This is not a plan that is intended to be specific about the types of uses,” she said.

The plan calls for active ground-floor uses, underground parking and walkways to provide pedestrians access to the Willamette River.

Commissioners feared that the layout of the plots could lead to a development pattern that creates a wall of buildings separating the campus from the city’s east side.

“Basically this development has turned its back on the east side,” Commissioner Tad Savinar said. “I keep looking for a way to invite the whole east side onto your site.”

The commission also warned the team not to overpromise public amenities.

“What has happened is someone comes in with a giant plan that has all kinds of amenities, and we say, ‘Go, team, go,” Savinar said. “We kind of look the other way on some other things a little bit and then the project comes in for the second DAR or design review, and public amenities are completely watered down and we have already given go-ahead on other things and we are stuck. We are not going to be stuck anymore. Anything you show us as a public amenity, we want to see it.”

The design team also was warned to make sure the photos in presentations matched their descriptions of uses for the site.

“That image looks like they could have a Gap (clothing store), and that is not what we have been talking about,” Commissioner Don Vallaster said.

OMSI hopes to bring a more complete plan before the commission in early 2018.

Also on Thursday:

5036 N.E. Sandy Blvd.

The Portland Design Commission denied an appeal of approval given for a six-story, 64-foot-tall mixed-use building on Northeast Sandy Boulevard by a 4-0 vote. Vallaster and Wark didn’t vote because they weren’t present at the original hearing. Commissioner Andrew Clarke wasn’t present Thursday.

Resident Laurie Skokan claimed that the building designed by TVA Architects would be too tall to fit in the neighborhood. Her appeal also claimed Everett Custom Homes’ development lacked parking.

South Waterfront greenway

The Zidells‘ proposed greenway that would become part of the 2004 greenway development plan was presented to the Design Commission. As designed by Place Studio, the greenway would stretch from Heritage Park to the Marquam Bridge.

Thursday’s discussions focused on the slipway and a proposed pedestrian bridge. The proposal calls for providing primary public access to the river, including a bridge across the slipway and two docks.

The commission’s key concern revolved around circulation of pedestrians and bicyclists through the site. Project developers plan to bring the project for another design advice hearing early next year with hopes of getting a full design review and approval by March.

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