Staff Presentation to the Historic Landmarks Commission Historic

Staff Presentation to the Historic Landmarks Commission Historic Resource Review Hearing LU 16 -125731 HRM Seven Corners 1949 SE Division Street June 27, 2016 CITY OF PORTLAND, OREGON

The SITE Plan Districts / Approval Criteria Ladd’s Addition Historic District Ladd’s Addition Conservation District Guidelines R 5

DD DD LA LA se se ey ey allll a e ve av K K AC A AR AR AM AM /T / DD DD LA LA se se The SITE se DIVISION st Site Area Land Area: 9, 562 SF Site Disposition Relatively flat Existing Condition Surface Parking Lot R 5

D DD AD LA se s e e av av y ey allll Ka AC AC AR AR AM AM /T /T DD D LA LA se se se DIVISION st Street Designation SE Division St – City Walkway, Community Mainstreet/ Community Corridor, Major Transit Priority, Neighborhood Collector, Local Service Bikeway SE Ladd Ave – City Walkway, City Bikeway, Community Transit SE Ladd/ Tamarack Alley – Local Service Walkway and Bikeway Transit Bus – Frequent Service on SE Division (stop in front of building) Service on SE Ladd (stop adjacent to building) The SITE Site Area Land Area: 9, 562 SF Site Disposition Flat Existing Condition Surface Parking Lot R 5

The SITE Site Area Land Area: 9, 562 SF Site Disposition Flat Existing Condition Surface Parking Lot CONTEXT View: Context W View: Context E View: Context NW , up Ladd View: Context NW, up Alley R 5

R 5 The CONTEXT – Policy ZONING: CSm, Storefront Commercial w/ Main Street Overlay FLOOR AREA RATIO 3: 1 HEIGHT 45’ (45’ per code, 45’/3 stories per Ladd’s Addition Conservation District Guidelines)

The PROJECT OVERVIEW 4 stories: Office/Retail 9, 562 SF site 28, 439 SF total Ground Floor Retail Office above Parking – 1 loading 7 auto 8 long-term bike No short-term bike Height 4 Floors 45’ to Top-of-Parapet (45’ max) FAR 2. 99: 1 proposed (3: 1 max)

MODIFICATIONS #1 a 33. 266. 310. D Size of Loading Spaces #1 b 33. 266. 310. F. 1 Loading Forward Motion 33. 266. 310. D Size of Loading Spaces. Staff & PBOT support Required: Standard A 35’x 10’x 13’ Proposed: Standard B 18’x 9’x 10’

MODIFICATIONS #1 a 33. 266. 310. D Size of Loading Spaces #1 b 33. 266. 310. F. 1 Loading Forward Motion. Staff & PBOT do not support Required: Enter and exit in forward motion. Proposed: Proposal will require backward motion to either enter or exit.

MODIFICATIONS #1 a 33. 266. 310. D Size of Loading Spaces #1 b 33. 266. 310. F. 1 Loading Forward Motion. Staff & PBOT do not support Required: Enter and exit in forward motion. Proposed: Proposal will require backward motion to either enter or exit. Proposal revised to eliminate need for Modification. Staff & PBOT support this

Staff RECOMENDATION: Denial Items of consideration: DAR Current Proposal LACDG NCG’s 5. Building Height “new buildings should not exceed three stories or forty-five feet in height. ” Fourth Floor 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 5. Building Height “new buildings should not exceed three stories or forty-five feet in height. ” Fourth Floor Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 5. Building Height “new buildings should not exceed three stories or forty-five feet in height. ” Fourth Floor Staff suggests aligning the face of the fourth floor columns with the face of brick above to create a more cohesive whole. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 8. Exterior Siding Materials “Materials used on new buildings should be consistent with predominant materials used on buildings of a similar use within the district. ” Norman Brick Would a regular sized brick be more appropriate in this district than the proposed Norman brick size? Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 8. Exterior Siding Materials “Materials used on new buildings should be consistent with predominant materials used on buildings of a similar use within the district. ” Knee walls Staff suggests changing the knee wall material from metal panel to a compatible material, either masonry or wood, to ensure permanence and compatibility. . Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 8. Exterior Siding Materials “Materials used on new buildings should be consistent with predominant materials used on buildings of a similar use within the district. ” 4 th Floor Deck Railings Staff suggests changing the cable infill at the fourth floor roof deck railings to a vertically oriented, painted steel or wrought iron system that is more compatible. . Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 9. Roof Form “Commercial buildings should have flat roofs with parapets or false fronts. Detailing of the parapets with cornices and stepping is encouraged. ” Cornices Staff suggests adding a larger-scaled and more detailed cornice to either the third or fourth floor roof lines. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 11. Development Impacts “All new development should be designed and operated to minimize potential adverse impacts upon surrounding residences and to reduce conflicts with residential uses. ” Loading Ingress/ Egress Proposal revised. . Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. Building Height • Exterior Siding • Roof Form 11. Development Impacts 12. Front Façade Detailing 13. Windows and Doors LACDG NCG’s 12. Front Façade Detailing “Blank façades with no windows are discouraged. ” SW Corner - wall Staff suggests considering replacing the southwest facing canopy with a vertical trellis for vegetation.

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 12. Front Façade Detailing “Blank façades with no windows are discouraged. ” SE Corner- planter boxes Staff suggests replacing the planter boxes either side of the corner at SE Ladd and SE Division with the taller storefront glazing on a low bulkhead used at the adjacent storefront bays. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 13. Windows and Doors “Window sashes and doors should be wood frame and detailed with wood trim. For commercial buildings, storefront windows with large fixed panes below and smaller frames above are encouraged. “ Storefronts Staff suggests changing the storefronts and window systems to an aluminum-clad wood system with profiles that better match the original wood storefronts in the district. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 13. Windows and Doors “Window sashes and doors should be wood frame and detailed with wood trim. For commercial buildings, storefront windows with large fixed panes below and smaller frames above are encouraged. “ Window arrangements Staff supports the optional symmetrical arrangement of the windows as presented on Sheet A 18, rather than the asymmetrical arrangement shown in the proposal on the C exhibits. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 13. Windows and Doors “Window sashes and doors should be wood frame and detailed with wood trim. For commercial buildings, storefront windows with large fixed panes below and smaller frames above are encouraged. “ Window arrangements Staff supports integration of the louvers with the optional arrangement of a symmetrical assembly. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Staff RECOMENDATION: Denial Items of consideration: 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. LACDG NCG’s 17. Crime Prevention “Crime prevention elements should be included in the design with specific attention to landscaping, parking areas, walkways, lighting, entries, and visibility. Windows and entries should not be obscured. Parking areas, walkways, and entries should be adequately illuminated for visibility. Parking Lighting Staff suggests that the fixtures within the interior parking area be motion activated after hours. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

Commission Options: Staff RECOMENDATION: 1) Accept staff report and approve the proposal with conditions; 2) Accept staff report and approve the proposal with additional, fewer, or no conditions; 3) Reject staff report and request the applicant or staff to return with revisions; 4) Reject staff report and deny the proposal. Items of consideration: Denial 5. 8. 9. 11. Impacts 12. Detailing 13. Doors 17. Building Height Exterior Siding Roof Form Development Front Façade Windows and Crime Prevention

City of Portland Bureau of Development Services End of staff presentation