By all rights, Julie Livingston shouldn’t have ended up in the lead seat of the Portland Design Commission – at least, not yet.

When then-Chairman David Wark announced he would step down from the design panel in July, the reins of the commission should have gone next to Tad Savinar, vice president of the group and the commissioner with the longest tenure after Wark.

But Savinar said he felt the position he was already in was the best fit with his schedule, which contains a high amount of travel. That meant that Livingston, who is third in terms of duration on the commission, was next in line.

“I went for drinks one night with David and Tad, and they both looked at me and said, ‘You know it’s you, right?’” Livingston said. “It’s just the way the cards fell.”

Livingston comes to the chairwoman role having previously worked as an architect in her own private practice as well as at Bora Architects. She is currently working with Home Forward, where she serves as an owner’s representative on affordable housing projects. She steps into the Design Commission’s leadership position at a time when the city is seeing some of its most explosive growth.

“It has just been crazy since the day I started, which means it was crazy before I got here,” Livingston said.

While the commission chair position has limited power, the person in that seat can lead commission discussion and form talking points about a project during hearing discussions.  Some who attend Design Commission meetings regularly have noted that the first couple of meetings under Livingston’s leadership have had a more structured format than the freewheeling style of her predecessor.

Wark isn’t surprised that Livingston’s style differs from his. While pace was a concern when he led the group, making sure everyone’s opinion was heard was always his priority.

“My role was to give everyone a voice,” Wark said. “It made for some long commission meetings, but time shouldn’t be the primary concern.

“As chair, it’s a balancing act to give concise feedback but make sure it’s beneficial,” he added. “Every commissioner has their own opinion. It’s like herding the proverbial cats.”

A few of the changes Livingston has already implemented include a clock for those testifying, and breaking discussions into various subjects in an effort to give more structured feedback and speed up hearings.  Structure is one of the most prized aspects applicants say they want in a commission leader.

“I like a chair that can manage the commission to stay on track and adequately give the applicant clear direction, as well get through their docket in a reasonable timeline,” Greg Mitchell, an LRS Architects senior associate, said.

One goal of the city’s Design Overlay Zone Assessment (DOZA) process, aimed at streamlining design review, is speeding up the process while still making sure everyone has their say. One of Livingston’s biggest challenges will be balancing those competing interests.

“It’s a little influence from DOZA,” Livingston said. “We are working to get to a time-certain agenda. I don’t think we will ever get there because of the nature of the beast.”

In addition to applicant and staff testimony, commissioners also hear from local stakeholders such as residents or neighborhood associations during meetings. Then there is time added for rebuttals, and discussions from the commissioners before any decision is ever made. It’s not uncommon for hearings to last more than three hours for large or controversial projects.

“There are a lot of people in the hearing room that are not familiar with the process and they show up at 1:30 and don’t realize their chance of testifying will not happen until 6,” Livingston said. “People just sit there and get more and more frustrated.”

Part of lessening that frustration begins with more public outreach and advocating for the process, Livingston said. Better communication with those new to an intricate process is a big part of trying to lessen frustration.

For the first time, the leader of the Design Commission has a twitter handle – @PortlandDCchair. It’s a sign of the times that the commission is leaning on social media to get its message out.

Livingston’s hope is that using new methods of communication will increase awareness of a process that could reshape many neighborhoods. She takes over as chairwoman at a time when many parts of Portland are changing, leading to more public interest in what the Design Commission does – and how it does it – than ever before.

At the same time the DOZA process, which has been under way for more than two years, will be making revisions to the design guidelines that oversee how buildings in the city will look.

“Rolling out new community design guidelines is going to be a big thing,” Livingston said.

Her hope is that the process will lead to guidelines that will be easier for developers to understand and the Design Commission to enforce. Livingston said the changes the city has gone through in recent years require refreshing guidelines that were written 35 years ago for a city that bears little resemblance to the metro area of today.

Getting those new guidelines right will be a major part of creating a process that is more effective.

“Not everyone gets it the way that people who created it 35 years ago did,” Livingston said. “People who move here say it’s a fantastic city. Why do I need people looking over my shoulder? The guidelines are the most basic building blocks of good urban design.”

She credited those guidelines for creating the urban experience that makes people want to live in Portland.

“The process works, it’s why people want to move here,” Livingston said.

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A long-sought Northeast Portland affordable housing development that has undergone multiple redesigns has gained the Portland Design Commission‘s permission to move ahead.

Commissioners on Thursday unanimously approved plans for Hazelwood Plaza. The 62-unit complex, at 312 N.E. 102nd Ave., will consist of two five-story buildings with a central entry plaza, three ground-floor retail spaces and 44 tuck-under parking spaces.

Construction is scheduled to begin this summer and require 18 months to complete, said project architect Alberto Rinkevich of Portland-based ARDesign LLC. A general contractor has not been hired yet; several companies are still being considered, he said.

Portland developer Ricardo Berdichevsky since 2012 has sought to build the approximately $6 million Hazelwood Plaza, but the effort stalled during the city design review process. In response to commissioners’ feedback offered during four design advice hearings for the project, Rinkevich made multiple revisions.

“We are here for the fifth time and we changed a lot during the process,” he told the commission on Thursday.

Design revisions included changing materials planned for the facade of the 59,018-square-foot development and sticking to a more neutral color palette instead of original plans for highlights of bright red and blue.

“We tried to articulate the facade in a rhythm of different colors and materials on both sides (and) two different colors of cement board lap siding,” Rinkevich said.

Plans to build one long building with an enclosed tenant amenity space in the middle were also nixed in favor of two separate buildings that share a central ground-floor entry plaza and second-floor terrace.

Design Commission Chairman David Wark said he appreciated this move.

“I think the break is way more successful now,” he said. “It’s a total break in the building.”

Hazelwood Plaza will be the fourth affordable housing complex in the Portland area owned by Berdichevsky’s company, Quail Court Management. In October 2013, the project received the Portland Housing Bureau’s approval for a 10-year tax abatement via the Multiple-Unit Limited Tax Exemption program.

After voting to approve the project, Commissioner Tad Savinar commended the Hazelwood Plaza project team for sticking with the lengthy revision process.

“I really appreciate your patience,” he said. “I know you’ve come in here a few times and thought we were all nuts … You’ve found a way to design a building that I’m proud to have in the city. I really appreciate your time.”

Also on Thursday, commissioners offered feedback on Mill Creek Residential Trust‘s Modera Belmont, which is being designed by Portland-based SERA Architects. The mixed-use development is expected to replace the Oregon Ballet Theatre building in Southeast Portland.

Plans call for a six-story, 230,000-square-foot building, at 818 S.E. Sixth Ave., with approximately 214 residential units and 105 spaces of below-grade parking. The ground floor of the U-shaped building would include 7,000 square feet of retail space facing Southeast Morrison Street, live-work units facing Southeast Belmont Street and an at-grade courtyard facing Southeast Sixth Avenue with apartment patios and large stormwater planters.

Commissioners suggested reducing the number of materials used on the facade, which includes fiber cement board and four types of metal panels, and widening the ground-floor courtyard.

The planned courtyard would be too narrow, and stormwater planters would diminish it further, Commissioner Guenevere Millius said.

“I would like to see a courtyard that was a little more generous,” she said. “The slot courtyards – they’re just not very meaningful courtyards.”

Wark pointed out that a larger design issue was the lack of cohesion. He said that facades appeared too busy.

“There needs to be one clear concept,” he said. “Right now, there’s a lot of conflict … I don’t see the need to get too acrobatic with the massing.”

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Portland Design Commission member David Keltner has high expectations for Oregon Square, the second phase of a massive development expected to draw thousands of new residents to the Lloyd District.

GBD Architects‘ designs for the first phase, American Assets Trust‘s $192 million Hassalo on Eighth superblock project scheduled to finish this summer, could have gone further to reinvent a part of the city that is notoriously harsh for pedestrians and populated by anonymous office towers, Keltner said.

“I just feel like the last project didn’t do that,” he said. “I would love for it to go beyond that and have some sort of meaningful connection to the place.”

Keltner on Thursday joined other design commissioners who offered extensive feedback to the GBD team during a design advice hearing for American Assets Trust’s next superblock project. Oregon Square will be located across Northeast Holladay Street from Hassalo on Eighth.

The hearing was the first of several planned meetings to discuss schematic designs for Oregon Square, bounded by Northeast Seventh and Ninth avenues and Northeast Holladay and Oregon streets. The next hearing is scheduled for Feb. 26.

Plans for the development that will encompass four typical city blocks call for four new mixed-use buildings that combined contain more than 900 apartments over ground-floor retail space and 800 below-grade parking spaces. Two buildings will be 11 stories, one will be 21 stories and one will be 29 stories.

The four L-shaped buildings are planned to surround a central plaza that can be accessed from the sidewalk through four mid-block entrances – one on each side of the development. At Thursday’s hearing, the design team sought advice on creating a large-scale plaza that will take up much of the 104,360 square feet of the site’s outdoor space.

“We realize the plaza itself is an asset, but it has a lot of challenges as far as activating it,” GBD principal Kyle Andersen told the commission. “We thought this project deserved an open space that would be compatible with other open spaces in the area.”

Most of the discussion during the nearly four-hour hearing centered on the design of the plaza with several commissioners expressing doubts that the space as designed would be as successful as hoped. Among commissioners’ concerns were the plaza’s lack of green spaces where people could relax under a tree or on a lawn. They also wondered whether placing a plaza in the center of buildings would work as well in Portland as they do in Europe.

“It’s kind of a leap of faith,” Commission Chairman David Wark said. “How do you know this is going to work? That’s what we’re looking for.”

The design team studied various concepts for where to place a plaza on the site, but ultimately fell in love with the idea of building a large central courtyard in an area that with the exception of nearby Holladay Park has few public outdoor spaces, Andersen said.

“We think that in the end, through the design of that space, it can be a very nice complement to Holladay Park,” he said.

GBD Architects’ designs, in collaboration with landscape architecture firm PLACE, call for a plaza geared toward hosting events, such as craft or food markets and outdoor concerts, said Mauricio Villarreal, a principal with PLACE. The plaza will feature stormwater planters, a large water feature, a covered pavilion and ample seating, he said. It will be ringed by retail spaces, such as a café or a brewpub, that spill out onto the plaza.

“We’ve been dreaming about having this large, open space that opens up the opportunity for all kinds of activities,” he said. “On Saturday, this is a food market (with) children playing in the fountain. This is just one of many different ways we think of this square being special and unique.”

Wark joined other design commissioners who noted that confining the landscaping in planters would detract from the plaza’s success.

“It seems like it’s aching for people to be involved in the landscape rather than separated from it,” he said.

Commissioner Tad Savinar praised the design team’s concept of a tilted square plaza within the frame of the four buildings, but said he was seeking a bolder look and encouraged installing a large public art piece.

“I think this is an opportunity for a signature,” Savinar said. “I love the tilted square in a square. It’s killer. I’d encourage you to think about this space to make a singular, dynamic proud-of-itself statement and not chop it up.”

Keltner reminded the design team to consider how the neighborhood will change with an influx of so many new residents from American Assets Trust’s two superblock developments.

“I think what you’re creating in this open space is a whole new identity for what this neighborhood is,” he said. “If it’s just a big, open space, it fails.”

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An 11-story, mixed-use building proposed for the corner of Northwest Ninth Avenue and Couch Street would feature floor-to-ceiling windows, matte silver zinc vertical and horizontal siding panels, perforated metal balconies and sliding sunshades in gradient colors.

Chris Jones, a project designer with Portland-based Vallaster Corl Architects, on Thursday asked the Portland Design Commission for preliminary design advice on Couch Nine.

The high-rise would feature one-, two- and three-bedroom units and studios (145 total) and approximately 7,000 square feet of retail space on the ground floor. The plans also call for 80 underground parking spaces.

The commissioners considered the overall design excellent, and they liked the materials the firm proposed using. However, each commissioner expressed dissatisfaction with the west-facing facade, which would feature recessed balconies in a grid pattern. Each west-facing balcony would have a moving sunshade – between four and five feet wide – able to slide along the length of the railing.

“The other elevations are fixed, and this creates a dark hole,” Commissioner Tad Savinar said. “It feels unconnected to the elegance of the other sides.”

Commission Chairwoman Guenevere Millius said that the west facade gave her some “ill-defined heartburn,” but liked the rest of the design.

“It’s a good thing that the other sides are that good,” Commissioner David Wark said. “You have something to work on.”

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After several meetings and design tweaks, Las Vegas-based Fore Property Co. on Thursday got the go-ahead from the Portland Design Commission to add 250 apartments to the northwest riverfront.

The commissioners voted 5-1 to approve SERA Architects‘ design for the Riverscape Lot 8 development. Commissioner Tad Savinar cast the lone dissenting vote.

The $40 million development of two six-story buildings will be constructed slightly east of Northwest Front Avenue, north of the Fremont Bridge, on what is now a vacant lot. Building A will be aligned with Front Avenue and have a mix of studios and one- and two-bedroom apartments. Building B will have the same mix, but be u-shaped with a north-facing central courtyard. Tenants of both buildings will have access to yoga, fitness and commons rooms in Building B and adjacent to its central courtyard.

Both buildings’ designs call for a series of tiered steps on the upper floors along the north edge, with the top three floors sequentially set back to create large, open terraces for those units.

In addition to 200 underground parking spaces for tenants, a street-like parking area between the two buildings will allow for two loading areas and six parallel parking spaces.

“That was the biggest change of all – to revise the street-level parking area to look like a street,” said Kurt Schultz, a SERA principal. “We also introduced street-level unit entry on all sides of the parking lot.”

There are two spaces for retail in Building A, including one for a boat rental business. During Thursday’s hearing, the commissioners asked Schultz if his firm had been able to secure river access for the boat rental company. Schultz said he hadn’t gotten permission from the sheriff’s office, but said he was hopeful he would be able to do so.

“It’s a sad state of affairs when a boat rental place can’t get into the water,” Commissioner Ben Kaiser said. “For some reason they won’t let people touch the Willamette (River) in Portland.”

The development completes a missing portion of the Greenway Trail along the river on the property’s north and east sides, including installation of trail lighting, landscaping and seating.

SERA had designed a rooftop movie-watching area for Building B, but was forced to ax those plans when the Bureau of Development Services determined that it would violate city code because it would be a “changing image sign.” Commission Chairwoman Guenevere Millius found that regrettable.

“I really wish I could watch a movie on that roof,” she said.

Savinar said his main reason for dissenting was that the two buildings were so similar in design.

“I think this is a lost opportunity,” he said. “I have a real difficulty when we have multiple buildings that look the same.”

All in all, the commissioners commended SERA on its effort to make what Millius called “increasingly finer-grain adjustments” that they had requested during several design advice meetings.

“You’ve taken it to a level beyond our expected response,” Commissioner Jeff Simpson said.

Tess O’Brien Apartments: changes needed

Also on Thursday, FFA Architecture and Interiors principal Troy Ainsworth and associate Karl Refi presented to the Portland Design Commission their plans for a multifamily development – the Tess O’Brien Apartments – in Northwest Portland.

The firm sought design approval for two six-story apartment buildings, one facing Northwest Pettygrove Street and the other facing Northwest Overton Street, with a shared courtyard connecting them. The Pettygrove building would have 52 studios and the Overton building would have 74.

The buildings would be functionally independent of one another, but share access to the central courtyard. Additionally, tenants from both buildings would have access to the commons room in the Overton building and the fitness center in the Petttygrove building.

Refi explained that the firm intentionally designed the two buildings to look the same at the request of developer, Martin Kehoe. Savinar took issue with the plan.

“This district … is the most diverse in Portland,” he said. “It seems like you would want to continue this diversity in the design and actually play with it.”

Commissioner Ben Kaiser agreed, adding that because one building faces north and the other south, identical designs aren’t prudent in regard to heating and cooling.

The commissioners disapproved of several design factors, including substantial fiber cement lap siding, uncovered bicycle storage in the courtyard area, first-floor units facing streets, and the overall plainness of the shared center courtyard.

When going through the critique process, several commissioners pointed out that the architects’ presentation did not match the plans presented in the staff report.

“Seventy-five percent of the facade is HardiePlank (siding), and that needs to change,” Simpson said. “The drawing on the screen (of the courtyard area) is not in our packet, and I tend to think that’s deliberate, because there’s nothing in that drawing that we’d want to see.”

Ainsworth told the commission that the developer requested a vote during Thursday’s meeting. The commission voted unanimously to deny the staff report as written because of the many discrepancies between the presentation and the report.

Portland planner Tim Heron scheduled a second design review hearing, with the revised staff report, for Nov. 20.

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Portland Design Commission members would like to see more oomph in SERA Architects‘ design for a planned 203-room hotel in the South Waterfront District.

Commissioners on Thursday told the design team for the estimated $46 million Hyatt House hotel project at 2098 S.W. River Parkway that they would like to see further refinement to the six-story building’s ground floor, main entrances, courtyard and wall-mounted water feature. Instead of voting on potential design approval, commissioners asked the team to return with modifications at a hearing on Oct. 23.

Design Commission Chairwoman Guenevere Millius said it would be nice to see the envelope pushed a bit more.

“We see a lot of similar architecture and a lot of similar moves,” she said. “You’re seeing this commission pushing a bit more on projects that are hitting all the marks. We’re pushing for some fine detail. I know that can be challenging when you’re working for a corporate client. They strive to have a sameness about their buildings wherever you go. I sympathize with running a corporate program in front of the Design Commission.”

The Hyatt House design team was back before the Design Commission on Thursday after a hearing in early September. Modifications included additional canopies, a more prominent glass facade at the southwest corner and a wall fountain next to the garage entrance on Southwest Moody Avenue. Plans also call for ground-floor corner retail spaces, below-grade stacked parking for 48 cars and a second-story courtyard deck with eco-roofs.

Many of the changes to the design involved emphasizing the entrances with canopies and adding interest to the facade, such as pumping up a glass curtain wall “shadow box” on the southwest corner, SERA Architects associate Gary Golla told the commission.

“We felt like we needed a stronger element on the corner,” he said. “It creates a different type of framing on the corner.”

This is also why a simple trellis system next to the garage entry was enhanced with the addition of a fountain for water to trickle into terraced planters that step down from the second-story deck to the sidewalk, said Carol Mayer-Reed, a partner at Mayer/Reed, the project’s landscape architect.

“We’re getting this layering of water and green coming out that will create this articulation on the wall,” she said.

Commissioner Ben Kaiser pointed out that the fountain would draw a lot of attention to the garage door and away from other parts of the building.

“The energy of that is pushing it toward the garage door,” he said. “All of a sudden this northeast corner has lost all that energy and the eye goes to the garage door.”

The water feature planters look too much like steps going up the wall, Commissioner David Wark said.

“I kept thinking about wanting to climb them,” he said. “Is that an attractive nuisance?”

The water feature could be more dramatic and feel less like an extension of the building, Commissioner Tad Savinar said.

“It’s in the same tones as the rest of the building, so it feels heavy to me,” he told the design team. “You described it as a ‘moment.’ I think that’s exactly what should happen, instead of stretching the architecture across the building.”

Despite changes to the design, commissioners said they were left wanting more.

“For me, the southwest corner is kind of the starting point,” Wark said. “If you were to look at that shadow box as the Hyatt identity, it’s the most public and visible corner. From that the identity can be very strong, stronger than it is now.”

More could be done to draw visitors into the proposed hotel, Savinar said.

“I would like the building to welcome me as a guest,” he said. “I just think there should be something racy and attractive that says, ‘Welcome home,’ as opposed to a graphic entry.”

Kaiser told the design team he hoped to see some unique flair in the building plans the next time the project comes before the commission.

“I hope the architecture doesn’t end up completely calm,” he said. “In these moves, hopefully you don’t go safe and quiet.”

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The proposed location for a plaza on the site of the planned $235 million headquarters hotel received a lukewarm response from the Portland Design Commission during a design advice hearing on Thursday.

Commissioners discouraged the project team from placing a plaza at the corner of Northeast Holladay Street and heavily trafficked Martin Luther King Jr. Boulevard, near the Oregon Convention Center. Instead, they recommended a more creative approach to meeting a city requirement to provide public open space and access through the superblock site.

“I feel like putting the plaza on MLK did a lot of favors for other things, except the plaza itself,” Design Commission Chairwoman Guenevere Millius said. “By itself and for the hotel, it’s a tough condition because it’s up against MLK. Instead of trying to chomp all that (plaza) space together, how can you wrap that space around the building and create favorable space for the hotel?”

At Thursday’s hearing, commissioners did not discuss the design of the anticipated 19- to 21-story, 600-room, 450,000-square-foot Hyatt Hotels Corp. building. Their feedback focused on the hotel site, bounded by Northeast Holladay Street, Multnomah Street, Martin Luther King Jr. Boulevard and Second Avenue.

The project’s developer, Minneapolis-based Mortenson Development, and designers Elness Swenson Graham Architects, also of Minneapolis, Portland-based Ankrom Moisan Architects and Portland-based landscape architecture firm Mayer/Reed sought Design Commission advice on their preferred plaza location.

“We hope as a conclusion to this that we get consensus on the plaza location,” Mortenson Development Vice President Tom Lander told the commission.

The design team identified five options for placement of an approximately 4,000-square-foot plaza, but focused its presentation to commissioners on the proposed location at Martin Luther King Jr. Boulevard and Holladay Street. Placement at that intersection would help connect the hotel to the adjacent Convention Center MAX station, one of the busier light rail stops outside downtown, Ankrom Moisan senior associate Carolyn Forsyth said. It also would tie into an existing plaza across Holladay Street in front of the convention center, she said.

“The design team quickly realized how important that corner is,” Forsyth said.

The hotel lobby, restaurant and bar would be located adjacent to the plaza, Elness Swenson Graham Architects design principal Trace Jacques said.

“I see a lot of opportunity for seamless experience between the indoor and outdoor environments,” he said. “There’s just a multitude of opportunities to enhance the pedestrian experience.”

Mayer/Reed partner Carol Mayer-Reed told the commission she is also working on a project to improve the convention center plaza. She recommended building additional plaza space across Holladay Street at the headquarters hotel site to further enhance an area visited by many people from outside Portland.

“We’ve studied other options and they frankly don’t work as well,” Mayer-Reed said. “Linking this plaza to the surrounding neighborhood – this is a really great place to do that. The plaza in this location allows more generous space. It’s really a gracious way to welcome guests to our city.”

She acknowledged that the convention center plaza is not used frequently because of heavy traffic on Martin Luther King Jr. Boulevard. Design commissioners expressed worries that a headquarters hotel plaza across the street would suffer from the same problem.

“I’m just not sure MLK is the right place for a big public plaza,” Commissioner David Wark said.

Commissioner Tad Savinar said he needed to know more about the plaza design before offering advice to the project team.

“I can’t tell you where to put it because I don’t know what it is,” he said.

Millius encouraged the design team to think beyond building a plaza to break up the superblock development at the pedestrian level.

“That’s the programming challenge for you,” she said. “It’s not where do I fit this (plaza); it’s how do I make this space great.”

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The Portland Design Commission on Thursday unanimously approved a Pearl District Neighborhood Association appeal for a change to the design of a planned stair enclosure on the roof of the Janey II apartments.

The staircase, which provides access to a rooftop terrace, was added late in the design process to meet fire safety requirements, Marcus Lima of GBD Architects told the commission. GBD designers decided to angle the roof of the stair covering to avoid interfering with the facade of the eight-story, 62-unit apartment building on the corner of Northwest Everett Street and 11th Avenue, he said.

“The idea of angling it was to keep it as far away from the facade as possible,” Lima said. “The pop-up is essentially hidden from most views near the building.”

The angled form, however, lacks consistency with the rest of the building’s design, said Patricia Gardner, Pearl District Neighborhood Association board president. It also would be clearly visible to neighbors living in taller buildings, she said.

“We’re fine with the stair; there are not issues,” Gardner said. “We just want it squared off with the rest of the building. These buildings have to work from bottom to top because everyone experiences them in the neighborhood.”

Design Commissioner Tad Savinar agreed and suggested that GBD Architects could square the stair enclosure and keep it away from the facade.

“It just seems to me that a box is easier to look at,” he said. “Can you not continue this over and keep it two feet away from the facade?”

Lima said that could be done.

“I think we just solved the problem,” Commission Chairwoman Guenevere Millius said.

General contractor Lorentz Bruun Construction started construction on the Janey II in October 2013. Columbia Investments Ltd. is the developer.

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