So let's go into our next and last item on the agenda.
Our design. advice, request, design, advice, request, or form of early assistance, and are intended to provide feedback on early design concepts.
Before land use, application is submitted. This feedback is advisory and preliminary in nature.
This meeting is not a land Use Review, nor a final decision on this project.
Commission comments are based on the information provided by staff, the public and the project team.
Prior to this meeting and through discussion today feedback given today. we'll consider the allowances in the Zoning code.
Currently. In effect, it is possible that the code could change before the land use application to middle, and then those changes could affect the proposal.
The Land Use Review. application will be reviewed, based on the zoning code.
Infect when the application is submitted. Staff will start the meeting today by outlining the current applicable zoning code standards, area context and anticipated approval.
Criteria. The project, team or applicant will then present their concept.
Staff will wrap up the presentation with topics to prompt the Commission's Discussion of the project public comments are welcome, please, for sure.
Be sure to sign in if you were in the physical room.
But raised your hand if you're an attendee and you would like to provide comments verbally today.
I'll comment, should relate to the applicable approval criteria.
The focus today will be on the concepts response to the macro mid and micro level issues from general compatibility to the architectural details.
Copy Z. of the approval approved applicable approval.
Criteria for each project are available online on the Bureau of Planning and Sustainability website.
Please keep in mind the comments provided today will not be incorporated into the future land.
Use review record. If this project is submitted as a historic Resource Review, land use application.
Members of the public will need to submit written comments, evidence, or oral testimony as identified in future notices for your information to be included in the record, and for you to be able to appeal any future decision the design
Commission appreciates your participation. Your early input on significant projects helps to make sure we get this right.
The design advice. request today is for Ea. 22, 1, 8, 1, 6, 6, 3 da perl block, 24.
I will go ahead and pass it on to ben thank you Commissioner. i'm gonna take a second to share my screen, and then we'll get started
Okay, So this is pro block, 24. And this is the order of events, as you just read off Commissioner Robinson.
I'm gonna start just by introducing you to the broad context.
We are located in the Central City Plan district north in the Peril so district and we're at kind of very north end of the peril subd district, as you can see on this image approval.
Criteria when this comes in for design review will be the Central City fund.
Fundamental design guidelines, and the river district designed.
The based on is E. x, which is central employment and It has a design overlay on the site the maximum base F ar on this site is 5 to one bonus of 3 to one additional far may be
earned, and that'll be primarily through the inclusion every 1,000 bonus the site does have a minimum F Ar.
For new development of 2 to one, and then unlimited fare.
Transfers are allowed within the transfer sector. The maximum base height on this site is 100 feet.
And then it does have a variety of bonus height restrictions on the site.
So for most of the site the eastern half of the site, basically 100 feet to from the Eastern property line to the middle of the property.
The bonus height is the same as the base height 100 feet, and again for the portion of the site that lies within the vacated Northwest Twelfth Avenue rate of way the bonus
height also remains at 100 feet, which is the same as the base height.
However, on the western 100 on the western half of the site, spanning 100 feet from the middle of the property to the eastern edge of the vacated Northwest Twelfth Avenue, right away the
bonus height jumps up to 410 feet and you can sort of see that right here. this little sliver of 410 feet can see my arrow moving and i'll have a i'll have a
zoomed in image of that a little bit later, which I guess is right here.
So like I was saying, the eastern half of the site, 100 feet portion on the Twelfth Avenue, vacated right of way 100 feet, and then 410 feet.
For this North set The site also lies within the Hoyt street.
Master plan dating all the way back to the 1990 s and
The reason i'm showing this today is because there is a requirement for a 25 foot wide pedestrian easement along the northwest Twelfth Avenue alignment in that vacated right of
way. so only half of that needs to be on the subject site the part that's shown is lot 35 here.
The lots of since been slightly repaded, so that lot number is is not relevant anymore.
But as I get farther into my presentation you'll see that there is already half of this dedicated and under construction as part of the adjacent folding girl to develop
So, taking a look at an aerial view but you can see this is one of the last remaining vacant properties in the pearl district, and it's located at the far northwest corner of the fields Park
and the dog. The dog park portion of the fields.
Park is located right here, so It's the Burlington Northern Santa Fe Railroad also is an important feature, runs along the entire north side of the site, and taking a look at just a bird's eye view to
get a sense of what to comment around here. Looks like holding a pearl is currently under construction, though it doesn't show up in the aerial photos here, as is Fremont.
Place. This is this building is actually moved i'll take you on a quick walk around the site, starting at the fields part this is looking at the very northwest corner of the fields. park.
You can see there's a little Topography there off area with the dog Park and centennial mills.
Just beyond this is taking a look at the site as it as it existed in June of 2019
They can, as you can see, holding a pearl would now be shown, appear as under construction.
On the left half of the image across the street from the site is the Vista North Peril Building.
This is taking a look at that building's Northeast corner, and then the north side of the Vista North Pearl looking directly across 20 Street from the subject site, and then, taking a look down northwest Twelfth
avenue from the subject site. Just give you a sense of what development is like along that street.
And then turning around and looking to the north, you can see that where the vacated Northwest Twelfth Avenue right of way lies.
You do get a view of the fremont bridge That's the Abigail apartments beyond in the distance there, and then holding a pearl is under construction currently on the left hand side kind of right in front of where
the Abigail would be But again, this image is from June.
I did want to show you what holding a pearl's renderings look like.
So you get a sense of what development looks like along this Northwest Twelfth Avenue alignment.
And then, taking a look at that rendering set into the context of existing development.
See here the pedestrian easement that's required to be constructed along the Twelfth Avenue alignment, and then turning down the northwest
And then I did wanna have just some Eastern elevation view of folding of Prol.
So you can see what this is like. You can see the facades are generally fairly blank.
Actually and then this is a recess courtyard with the memory care courtyards for that
It's a grand floor plan just for context one final image.
This is taking a look at the subject site from Northwest Nato, directly across the railroad tracks.
And and again, this image is from 2019. So quick program overview before I turn the presentation over to our development.
The program for this building is proposed at approximately 440 dwelling units.
A small ground floor. Retail space lies at the southeast corner.
With approximately 3,000 square feet of retail area.
It is proposed to have approximately 300 structured parking spaces, and also 2 standard B loading spaces in that structured parking area long residential lobby lies at the
southwest corner of the building, and then amenity rooms are proposed that the podium roof, and at level 21. with that Oh, one more thing,
One modification is likely to be requested by the development team, and that is a modification to the Eco roof standard.
In chapter 33 at 5, 10 This standard requires that only buildings with the net building area of at least 20,000 square feet or more, must have an Eco roof that covers 100% of the building.
Roof area, with exceptions that up to 40% of the building roof area can be covered with a combination of mechanical equipment. solar panels and a list of other items that are allowed on top of the
group in that code section, and the purpose i'll come back to this a little more in the second half of my presentation.
And the applicants are likely to request providing no eco roof on the tower portion of the building, and with that i'd like to turn it over to the people
Hello, everyone! Can you hear me? Okay, Hi! alright. So let me try to first share my screen here in this you world of well, not so new anymore.
But technology, can you all see my screen? Okay, Okay, Cool.
Let me try to put this. Make this a little bigger.
Okay. Well, first of all, thanks to all of you I'm. Marcus Lima with Gbd architects.
Thank you very much for being here appreciate your time looking forward to hearing your feedback wanted to first of all i'm gonna go through these fairly fast.
I think Ben did a great job in sort of presenting the site.
So the first few slides here are site related. but I just wanted to first give a a sort of an overview of the team.
Gray Star is the developer. We have Doug Burgess here who will say a few words in a minute about the project.
Gbd. architects myself, and Kyle Anderson are here to talk, and we have Kurt lango with Lango Hansen here to talk as well.
Doug, do you wanna say a few words? Yeah, thanks, Marcus.
And appreciate the opportunity to present today and get feedback.
I just wanna say, we have assembled a really great team here.
We're all stakeholders in this neighborhood.
We had a really good meeting with the neighborhood meeting a couple of times group a couple of weeks ago.
I mean we own buildings in and around the per all we've developed in and around the pearl We
We manage a lot of properties right in the vicinity.
So we really care about this neighborhood and we our offices in the brew block.
So I spend a lot of time around here, and i'm really excited to have a project.
So thanks again for the opportunity. Thanks, doug so again. i'm going to go through this very fast.
I think that some we have some images here. that kind of show, a little more of today.
I think some of the images that from Google earth don't have the newer buildings, especially the one under construction.
We flew a drone out there to make sure to capture the site.
As it as it exists today. So again, you know.
Quick, brief overview here. site is a fairly complicated site in that it's only front frontages on Quimby.
So we're surrounded by sort of you know properties around us.
And then this pedestrian pathway, which we think is very cool, but certainly makes it for a sort of a complicated site to work through.
Some cool images here of you know the the this is this is where we are today.
You can see here, this is back in 1,984, which is really not that long ago.
And that's the exact location of our site So we couldn't really find any record of any previous structures there.
So this was really literally just rail lines. just kind of cool.
Another image here. trying to kind of match the 2 you can see.
Our site is right about here. where the rail lines turned zoning.
I think Ben did a great job covering the zoning so i'm sure just going to pass it on to Kyle to start talking a little bit more about the site and the Massing Kyle, thank you, Marcus good afternoon.
Commissioners. i'm happy to be here in a virtual world with you all
So. Oh, we've got some real high level kind of massing and some ideas that we want to get your reactions to.
There's some some moves that we've done early on that we think are the right right thing to do.
But we certainly want to. that those out with you. The site itself is really unique in that.
It is at the end of the pearl district. it almost like this kind of marker.
At the end of the North Pearl before you get towards the river.
The site is also, it has really interesting geometry in that it has this kind of shaved edge to it that allows the building in some ways to respond to the river differently than the grid itself responds to the river
it's a big site to at 70,000 square feet and the cool thing about kind of being at the edge is that you get these really cool views down streets and along the rail lines and towards the river shots down Twelfth Avenue
down Eleventh Avenue are really those kind of sweet kind of metropolitan views that you get in the pearl district, which is so nice when you get up in the air.
The views are pretty phenomenal as you'd expect looking towards the river, looking back towards Pearl or looking towards the Fremont bridge.
We'll also get views looking towards mount hood as well and really nice aerial there, and then a series of diagrams.
There's the site, gets a little bit chewed up with some easements and some view corridors that pass through it, though it's 70,000 square feet about 10,000 of it.
We give away to an underground easement for Bs and Pg.
For transmission lines, so that kind of shaves a little bit off of it on the north and east.
There's also a view corridor 60 feet wide above a 100 feet, that allows us to place the tower within that hundred-foot swath that Ben and Marcus were mentioning, and it can move kind of north and
south within that zone. next slide and Then the edges of this allow us to kind of create this really nice pedestrian environment kind of marrying it up with what's happening with the hold and and then kind of creates
this really wonderful shortcut to slap down, say to grab groceries and new seasons, you know it allows you to come down Raleigh, and then turn on to Quimby and get to the park the rail line you know
that far right image is a really tough edge. We do have some parking up against that.
So we want to talk about how we screen that parking because it's not really livable space on the other side.
We are wrapping that with residential and then once. we kind of once we kind of clear that view cord, or we can go up to 410 feet.
We're staying at right 2 50 so we can stay below the dual lateral system.
So we're not taking advantage of the full height that's allowed here.
But what happens when you're above a 100 feet is that the floor plate is limited to 12,500 square feet.
So it makes kind of a smallish footprint.
What we did early on with this is study the placement of the tower in this diagram, starting to illustrate that we've slit the tower north, which really gives us some breathing room.
From the neighboring buildings, opens up views and air between the buildings, and then allows us to kind of break down the scale of the building as it approaches Fields Park.
So you'll see in the massing the podium that's sitting on top of that parking element really begins to break down and terrorist towards Fields Park.
Kind of a nod to that open space. And then that middle diagram is just showing how the mass itself is a little bit free on that north edge, to start to tune itself to views that are perhaps perpendicular to the river maybe down
the rail lines and other other places that you kind of get to feel like you're in within the city, and then that smaller podium element.
Go back one quick. Sorry. Marcus is sitting on top of a parking podium.
That parking podium is wrapped with residential units.
Kind of single loaded. call it a texas rap if you will We've all heard that this is a big enough block that you can pull something like that off, and then sitting on top of that garden which which kind of co co
covers the podium. We have type 3 construction where that element sitting on the garden.
Then kinks itself a little bit kind of orienting itself towards Fields park, and really breaking down creating kind of this terrace of green spaces.
You're climbing north and then the diagram starts to illustrate the outdoor space that we're creating between the podium and the tower, and then the different kinds of amenities that happen within the building
itself, taking advantage of that large podium, but also creating kind of a skydeck amenity in the upper levels of the tower.
And then just kind of walking around the image on the left starts to show that relationship to Fields Park, where the podium is kind of benting back.
So we're not building you know a tall building right in front of Fields Park.
It steps back as it's stepping away and we think that also lends itself to some interesting opportunities to play with the the materiality of the architecture.
And then the the image on the right starts to show that relationship to the rail line.
So we're gonna have to really work with the with the design on how that is screened and makes it something interesting beautiful, and you know, conceals parking that's happening behind it.
And then they image on the left starts to show how We're breaking down some of the massing going down Twelfth Avenue.
So imagine. this is a pedestrian environment, with a lot of kind of active landscape, and how the building in some ways steps up towards a tower kind of in that that fields part condition.
But then is stepping down as we're going towards the river at least at that pedestrian area. Let's go to the next one so real high high level talking points, though we wanted to kind of get your feedback
on was just that that tower placement moving that tower to the north.
The massing at Fields Park. You know how that how that kind of relationship is working.
The the screening Any thoughts on the screening we don't have anything to show today. but obviously that's a big design element that we'll be exploring the activation of twelfth though holl at the hole
in building the cool hold in hold on building. Sorry about that.
The holding building across from us is fronting Twelfth Avenue.
Its relationship to Twelfth Avenue is much different than ours.
So how we're activating twelfth avenue be something that would be interesting to talk about as well as that.
You know that only frontage quimby that's the only place where we can really come and go from the site with vehicles.
And then You know just how the building, the self in cages, fields, Park.
We have a little little retail piece there that we think can be really exciting to have some kind of outdoor, seeing so forth.
The one thing that happens that by I mean the tower north.
It moves the core with it, and though we've kind of brought the core as far south as we can.
It does put that core kind of deep so we've created this lobby, which is more of a procession that moves through amenity, space, support space, and creates this kind of indoor outdoor experience that we
think will play well with the kind of active landscape that we're gonna produce.
There and then on the upper levels you can see that the the residential is starting to wrap that garage.
There is an amenity right above the lobby for fitness.
But the the green is that residential single loaded units that are wrapping. And then, once we get up on top of that podium, then that podium element kind of kinks a little bit to create these outdoor space relating to
Fields park, you can see the tower is starting to land.
On that garden level as well. we're having some amendities that are shared between the 2 buildings, and then, as we start to go up, there's a couple places where we carve back on the tower to create some
outdoor space roughly 16 units per floor on the tower, and 24 on the podium.
And then, as we get up to the 20 first floor, we have a amenity space for all the residents with an outdoor space, and then we give that very topmost floor to residential units, maybe some larger
units here's how it all stacks up materiality We're looking at bricks andentitious panel, window wall with a mixture of metal and insulated glass spandrel
Hand over to Kurt. Thanks. hurt language with Lango Hanson.
We're really excited this project, particularly being next to Fields Park, and kind of building upon kind of the public nature of these pedestrian ways.
As Kyle mentioned, the the holden they've set aside. a total of 12 feet or 12 and a half feet, and we have to meet with another 12 and a half feet on our side.
But actually the building is set back such that we have, like another 15 feet to actually work with, and with the holding project not to kind of sh her sheet on that project.
But it is in in some ways mostly just landscape.
Just a couple CD. no entries into that part of the building.
So I think we really want to kind of own this space.
We really want to make it a pedestrian, friendly, dynamic, really.
Think about the kind of indoor outdoor relationship of what is happening in the lobby space as well as thinking about the walk-up units as well.
So we see this is almost kind of a meander filled with a benches, planting trees, and then really a lot of visual and and hopefully physical kind of penetration into the building.
And then, of course, the views to the Fremont Bridge.
The the the backsider that rather the the East Side as Kyle was mentioning kind of thinking about how that is treated.
That's where the big pipe is that he is not running through there.
So we're fairly limited in terms of the trees that we can plant, and also maybe the vegetation.
But we think it's a really important view corridor particularly along Nato, and and what people see.
So thinking about the ground level treatments, and then particularly that corner retail space, and how it relates to the fields park.
I the upper area. the the Upper Amenity Terrace is a really important for us, just in terms of providing a variety of amenities for the people that live. there.
And then also, I think, building upon the views of the surrounding landscape; and as with some of our other projects, particularly on the south side, near Fields Park, have some sort of vegetation, a tree something so that when people are
down below along the street level. They can see that there's something happening up above
And I think that kind of concludes our hopefully short presentation here and one quick reminder that we're this is early.
We're in schematic design so we wanted to certainly come to you guys early enough to get your feedback.
Thank you. Thanks. So back to you, Benford. Okay. i'm gonna share my screen again and jump into some recommended discussion topics.
First just touching on the context. Some of the context issues
The site does lie just very partially within the 1996 flood inundation.
Zone which may impact. how the proposal works along the sites western edges specifically at the ground floor.
So the city's requirement is that residential use structures must have their lowest floor.
Including basements elevated at least 2 feet above the flood inundation level.
Obviously we don't have a lot of detail about how the residential units are working yet, but it is something I wanted to point out.
That is a constraint. On this we talked about masking and tower location.
Step leaves proposed building. Massing is conceptual at the stage, but it does reflect the existing zoning and development context.
All the various site constraints, including the easements on the east and northeast sides of the site, and then the required setbacks for northwest, Twelfth Avenue Bike and headway, as well as
ground level adjacencies, including the headway, railroad frontage and proximity Fields Park.
The place of the tower also provides the greatest separation between the towers of Folding Perl and the bit.
This to North Pearl. You can sort of see those towers ghosted in on these 2 images, and sliding that tower, massing to the northernmost side of the site, does provide some more light and air in those
areas again, just calling, harkening back to that 410 for all maximum bonus height.
Strip that license building does place structured, parking at the buildings edge along the railroad facing frontage in the Pearl district have also had to contend with similar frontage and when
designed and integrated into the overall architectural concept.
And I should have said also, landscaping concept parking garage frontage such as this can still result in successful ground floor level levels.
And overall kind of so these images are encore building, and I think it's North 9 office building at northwest ninth, and the railroad tracks.
Essentially and I I just wanted to show these images as 2 different examples.
The 9 North office building carried its design concept down to the ground.
These 2 levels right here are all screens into parking but it's really well composed it has a very well integrated composition.
And then on this side, at the encore there's significant landscaping kind of covering up some of the blank walls that would otherwise
Looking at the public round issues. starting with active ground floor uses the program does place most.
It's most active building frontages at the southern corners of the site.
With a retail space facing the north, northwestern, most corner of the Fields park, and then the buildings, long lobby located at the intersection of Northwest Twelfth Avenue and Kobe
staff leaves that this is the most rational and probably most successful arrangement for these uses in terms of activating ground level along both of these important advantages, and then ground floor dwelling units that face
northwest, Windy Street, and a portion of the bike headway along the northwest Twelfth Avenue.
Alignment, and we don't really know how these the interiors of these spaces are going to be arranged to how they're going to work but particularly for those units facing northwest quinby
where there is little setback from the sidewalk Staff believes that it is important for the most private residential uses, meeting bedrooms, bathrooms, things like that.
That those should be located in a mezzanine level, or a second floor level with the more public facing uses, such as office space, workspace living room, dining room things like that at the ground floor, and
then looking at the units that are along northwest Twelfth Avenue bed bike and headway.
He's could potentially have all living areas on the same floor. But with the dwelling units should be set back behind large landscape areas, that also have space, perhaps for patio or porch and there appears to be room for
the on site. though, of course, we don't have a lot of detail about it yet.
And direct connections from these units to the bike and pedway along with was 12, could also help to add this area
The large open area necessitated by these utility easements is shown along the eastern and northern edges in Site and the diagram shown in this page.
As at the southeast corner of the site and adjacent to the fields park, and proposed detail space with landscaping beyond staff leaves that other than the proposed plaza space.
This area need not be accessible to the general public and and it should be landscape with significant plantings.
Sounds like there's some constraints of how big those plannings can really be but ideally as significant as possible.
Whether the space is passive or if it contains some areas for active use by building residents.
One important, actually 2 important issues that aren't yet discussed. in the site plan are water features and art, and we do have 2 River district specific guidelines addressing those 2 elements.
So those are important things to consider their placement and integration in the world.
Design. we've already talked a bit about the bike and pedestrian pathway system extending north along the Northwest Avenue.
Alignment, straddling the property line between the subject site and the adjacent folding pearl, senior living, housing, development.
To. Yes, again, this easement is required. pivot has no plans or desire to extend a road to the north.
Beyond Northwestern Street, and then building out the eastern portion of this connection.
I think I should have said the western portion of this connection, along with its associated landscaping supports the pedestrian realm in this block, and also agrees with the context of development in this area and then
parking and loading access there's just one driveway access from Northwest Queens.
Staff did have discussions at the Pre-application Conference about whether access to come from Northwest Columbia Street, or potentially from a driveway along the Northwest Twelfth Avenue the Pedestrian pathway
system. Staff does believe that this driveway location is probably the most successful and maybe the best choice for where to put such a driveway?
It keeps it off the northwest Twelfth Avenue pathway, and additionally, where the driveway is located, is directly across the street.
From just to north pearls like parking room and dog washroom, so it's not across from it's maybe more active spaces like lobby space or amended in space.
So it it may be ideally cited just wait in that location moving on to quality and permanence issues.
We don't really know a lot about materials yet.
Though the d diagrams shown in the drawing set sort of start to indicate how materials may be conceptually applied to the different building massing.
So you have, you know, area with blue color potentially being one material system.
And then the great color potentially being a secondary system
And then just talking about the cohesiveness of the mass and composition.
You know, since we don't have a lot of material materiality to talk about yet staff believes that the massing is actually generally quite straightforward, not overly complicated.
Obviously a tower atop a podium the latter of which response to the site specifically the concept is further articulated by shifting the podium mass at itself.
He's corner to better respond to the fields part and make a more regular intersection with the podium slanted northern edge.
The mass of the tower is bifurcated along its long access, giving the tower more slinder appearance, and these moves all appear to set the building up to create a confusive overall composition and again the composition of
the materials is very conceptual. looks like it's all kind of together.
I sort of already explained all this so i'm gonna skip ahead.
Talking about the one potential modification that's been identified so far.
The eco roof not going on the tower.
I just wanted to remind the Design Commission that they have not supported such modifications on recent projects, including the 22 story talk, 225 foot tall, wellbeing project in the Pearl district which
was earlier this year, as did the 30 story and 325 foot tall.
Tower just recently approved in River Place, in southwest, farther south, in Denton, Portland.
If the Commission believes it could consider a modification here to provide now eager roof on the tower, please keep in mind that eager roofs also serve to mitigate the group.
And heat. Island effect, reduce outdoor air temperatures their quality, and provide habitat to birds, plants, and pollinators.
And this language all comes from the purpose statement of the ecosystem.
So how these other aspects of the eco roof tie into the eco roof on the lower portions of the building, and then the large easement areas.
On the ground level. those could all work to potentially mitigate for not providing eco roof on the tower, so it's not It's not just about storm water management, and that wraps up my
presentation. please, let me know if you have any questions, and and maybe we can just open it up for deliberation.
Wait a minute. they're not deliberation discussion after hitting public performance. Yeah.
So questions for Ben, and then we do have one testifier which we'll go to.
Yes, I have a question ben There are 2 structures that are shown at the end of northwest 12 right next to Abigail.
What are they? are you talking about? These What do you mean by these I don't ?
Let me put this back these 2 right right here.
So those look like detached residual units that are detached from the primary building.
Messing. I might punt that question to Marcus or Kyle for more, You can find any kind of information under client, right?
Exactly so. what are they It looks like it's residential, but it doesn't there was no explanation.
Yeah, sorry i'll i'll step in I I didn't cover that when I was presenting Sorry that we're exploring the idea of maybe some 3 story flats down there.
It's really we're in the kind of the due diligence?
Can this happen? what's the cost of it everything else?
But we were thinking it could be these really kind of wonderful, almost like townhouses that you find in other kind of green ways within the pearl district that you know, we could create these unique offerings for the residential maybe more
family focused. but it's just something we're exploring right now.
So the level of details kind of what you see that's kind of where we're at with it right. now.
But love looking to get your feedback on it I didn't really speak much to this, either.
But i'm gonna step back slides I guess more than a 5 to to this, to this slide here.
So this is looking down northwest Twelfth Avenue, dated right of wing
3 stories would put the buildings at about right underneath the Fremont Bridge.
So you know that that might be something the Design Commission would like to just touch on today, too.
How tall any structures that are kind of within that little view, or really should be to try to preserve the views of the the public use of the bridge again.
Height limits in that area are up to a 100 feet, but 100 feet will be really put.
Buildings kind of up to here. relative to the avenue.
So you know something to think about and I have another question i've read all the testimonies that we see like it is primarily focused on the largest of the development in terms of number of units Now, block
some other structures. the inadequate number of parking and So could you please?
I know you. I read your responses, but for the record speak to design commissions per view in terms of those specific issues.
There There were a number of issues raised in the public conference that Staff received and forwarded to the Design Commission.
Among them are the height of the building proposed as you can see the heights well below the limit.
That's allowed design commission according to Chapter 33, at 8, 25 of the Zoning code has no authority to reduce height of of proposed buildings more. nor do they have the authority to
reduce the they are of proposed buildings so you know we're public comments.
Talk about either making these buildings smaller or potentially just denying them at all.
Because because people don't want more development here design commission can't just do that.
They would need. They would need reasons that time into the approval.
Criteria which are the design guidelines, the T sets of design guidelines.
I mentioned at the beginning. and even then that was a little bit fraught just with the restrictions kind of placed on them by zoning code.
Chapter 825 So that's that addresses some of the height, and if they are questions that were raised talking about parking all of Central City has no minimum parking requirements.
So technically. they are not required to provide any parking for this development.
They do have a maximum parking ratio as well, which is 1 point, 2 spaces per dwelling unit so well.
They are providing 300 approximately parking spaces.
They could potentially provide more if they wanted to. again.
Getting back to the approval criteria, which are the design guidelines.
We do not have any design guidelines to talk about providing a specific number of parking spaces.
What the guidelines do talk about is making sure they're integrated into the design of the overall development, and Commissioner Santa was there one other issue that you asked me to touch on
I think it was no caring you covered, and the fact that this is a private property and we have no Oh, right, yes.
Yeah comments that we're taking issue with the loss of of private use primarily from residents in the this north pearl tower.
Both the design Commission and City Council. when designed review projects have been appealed to.
City Council have both taken the stance that private use are not protected by the design guidelines, or by the sending code.
There are a number of public viewpoints around around the city that are considered to be protected.
None of those lie here. either on this site or adjacent to this site.
Even the view quarter down north, the Northwest Twelfth Avenue alignment is not identified as a protected corridor. however obviously building heights are limited in their maximum heights.
Try to preserve some of that. you as much as possible.
But I you know, as I was, I was trying to demonstrate on this slide building up to 100 feet would really block quite a bit of this bridge from this vanish point.
But from further south down twelfth avenue it wouldn't be as bad, and I think that's where that 100 foot height limit came from.
Quick question for you. Is there any sort of protection or fencing along the road tracks the west side of the river tracks?
Did you say? is there any fencing along the railroad checks, or a requirement
Looks like there's a fence is that going to stay or does that go?
You know the the drawings don't indicate what's gonna happen with the fence.
But I know in past dealings with oda they do require some sort of fencing, and bye I might have.
So. So here's an image at the encore you can see they do have a fence black metal fence as opposed to it, and the building up above doesn't have any fence doesn't know yeah
Alright, I was just curious about that good question.
Alright, Well, we'll have time to talk more if you have, if you have other questions, there will be obviously time.
So exactly alright, Laura, do you want to bring our test to fire in? One person is signed up Tiffany Switzer
Give her a minute to switch over
Alright, welcome, Tiffany. You have 2 min.
Please share your that's not a project and if you can start with your full name.
That would be great. Okay, Can you hear me? Yes, we can.
Okay, I always have a problem with this process so Tiffany Switzerland Street properties 1 1 one northwest petty grove.
Really don't have have a lot to add here. I Just thought if there were questions i'd be happy to answer those I just first of all really nice to see all of you I think everybody sits Chandra was Maybe there
when we came in on Alliances Project. This is a great site hard for me to give up.
As I always say to death, so he's filing and i'm just trying to help if needed couple of things.
I heard particularly the last question I think. Don you ask about fencing when the fields park went in?
That was part of their design, and we mimicked their design on the oncore.
I would guess that will continue in some form mostly because you you know just people coming from the line from the trying to cross creates a problem.
So i'm sure graystar will look at that, and as far as view questions.
Thank you, Sarah, for bringing that up that's goofy and we've been dealing with that for years.
Everybody who bought in the vista knew what was going to happen.
There and unless you all have questions for me, I think Graystar and Gvd.
Are doing it for the of the first round so that's it.
Thank you, thanks so much, so let's go into deliberation.
And because this is a dir you can of course ask any questions of the applicant and of Ben.
Yeah, But maybe let's start. Ben If you want to bring your slides up that have the points that you want to cover.
We can start with the ones related to context. Yeah, go ahead.
Sorry I just occurred to me that I have a question for Tiffany.
But I think can she be asked. She might have popped out Okay, sorry.
I was we'll get started and then when she comes back in That question she just came back.
Thank you, Laura Tiffany. Mary has a question for you.
Go ahead, Jerry. I wanted to ask you about you the your experience of how the pathway in Fields part that close to the fence and railway is working or not working.
Okay, So i'm not quite sure what pathway. I are you referring to the one by the encore.
No, the one that is in the park, and if hello to the tract.
Okay, So there is isn't any parallel to the tracks right now.
There's the walking circle that's in the fields Park?
Are you referring to by the dog? Oh, over by the dog, Perk?
Yes, that you know it gets some use. I honestly it gets mostly used by dog owners.
Take their dog over to the edge where no one can really see what's going on.
In terms of homeless, and those tight that type of activity.
There we haven't really had problems. just because there were so many eyes on the park, the neighboring building so that helps their is a little pathway just beyond behind the encore.
There's a gate there and believe it or not that really helps
So, you know. I I wish it were used more. But this is just not that inviting right now.
The dog Park needs a lot of help it's it's not maintained there's no trees.
There's not sufficient water half the time and so it's it's kind of a mess over there.
So just honest answer on that edge. No, I appreciate it.
Thank you.
So Ben has his slides back up. Who would like to start with context?
If you just want to show us your slides with the particular topics you want us to hit
Don Fallister. Oh, yeah, Okay, yeah. I thought the in discussion of how to how to handle the massing was pretty successful.
Moving to to the north and getting it away from the other 2 towers as much as possible, makes a lot of sense stepping it down on the south makes a lot of sense also in terms of reacting to the park, and the dog
part breaking the scale down, I think, is pretty successful in the corner.
Also starts to bring attention to that as potentially a retail space.
So I think from that standpoint it works out pretty well.
Yeah, it was. yeah on on the quimney side. you know if there's going to be units there.
Then I think the units design out of follow sort of the best practices for ground floor units that is having to set back a little bit from public right away and also raised up a little bit so that there's a
separation there for for the user. so they actually use it and they don't feel like they're part of the street, but in fact, it's their their property.
I thought also that the termination, those small Billings at the end of twelfth grade are are a real interesting design opportunity, You know.
There, they'll be visible from long ways away which is you Don't get that. all the time, and they should be these nice little jewel buildings that that do that and kind of respond to the city.
Context. Yeah. let's see and I think the the planting is, I?
I think that whole little area between the building and the river tracks.
This we thought out also. So is it going to be open to the public, or is it going to be restricted?
My guess it's better restricted and it becomes a private. but at least we thought out pretty well because you don't want problems back there, and also somebody stumbling onto the river tracks.
So offense, or whatever the parking screaming if that's part of the context.
The the 9 North does a great job of that it's pretty rare to see parking done that.
Well, but that that was really successful. but I think, solid landscaping could work also.
Because you may want to have ventilation in there.
So. perhaps you can do some some nice screening directors reading.
Then then do plants to to screen, it because I think from Front avenue you'd be able to see right in there, and the sidewalks along front, and said, right, But I i'm not entirely certain about that and
Perhaps Ben has a better idea of how visible that is.
That area from front, or if there's some land massing in there that I'm.
Not aware of. Yeah, those are my basic yeah, and then, yeah, I think, if you do the okay, this would be the material.
So we'll talk about that a little bit later. but and can you back to the flood inundation zone.
I don't remember what you were asking us to think about there.
So that's interesting is actually the flood inundation zone, is it not?
It just a part of it. So the only the only reason I put that there and and have it here for discussion is it?
It may require raising the residential ground floor level up one or 2 feet.
Above great And you know that creates opportunities.
Obviously for separation from the public realm, but it also creates some difficulties.
So just wanted to point it out as a site constraint.
And and you know, Marcus and Kyle can probably talk more into what they're doing, what they're thinking about to try to address that.
Yeah, it and Twelfth Street, from a contextual standpoint, is a pretty important street.
Oh, good! there's a as it goes for from bird side all the way through.
I mean there's sort of a visual connection from way back all the way through to the north end of that determination.
So. How if they're going to be townhouses etc., even there they ought to be really well done in pedestrian friendly?
So and just to touch on that real quick. We are setting the floor.
The ground floor is at 32 feet, which is 2 feet higher than that 30 foot flood zone.
So where we do not need to do any special mitigation related to that.
Okay, and the street will remain down at 2 2 feet below.
Yeah, and it will be at 32 feet up, you know.
Certainly we need to have a Ada connection between lobby and sidebox.
So we're we're we're keeping away from that flood zone.
Okay, Okay, So those are my preliminary comments on context.
That's on wants to go next for context same topics Larry, you're unmuted you're already unmuted.
Yeah, yes. So I we very much with staff.
Evaluation and assessment of the context, and and amplified by Don.
I think the architects have done a great job of really considering all the limitations, protecting all the what needs to be protected, but also paying a lot of attention to its neighbors, which it makes contextually this project
very, very successful, whether the neighbor is the park, or is the Vesta or holden?
And and then the the Abigail. And the reason I asked that question was curious about what those structures were was that I totally agree with Don that that terminus of 12 could be something really special. and and
And another reason that I ask Stephen, Step Tiffany about the pathway in the park.
Was, Would it be possible to sort of connect that pathway through the back of this development and bring it to that terminus?
That would then basically put more eyes on the area in the back, and also brings more people from from the north part of the development and from the park into this terminus of Twelfth Street.
It might be not enough space, but that's why I asked that question.
I was curious about it, and but you know I think they contextual response of what I see right now.
It's very, very strong, thanks sari jessica
Can you hear me? My headphones for being weird?
Okay, Can you hear me? Okay. I before I tell you about my thoughts on context, I just wanna say thank you for really easy to understand.
Packet. It was really fast and awesome. interview the information was very clear.
We don't always get that as far as context I'm not worried about the flood inundation zone.
You're already lifting the building, which is fantastic because you know we want the residential units to be up and back from the street to provide a buffer So i'm assuming that's going to we'll see that in the
next iteration. The massing and tower location makes total sense to me.
I don't seem I don't have any concerns with that and the parking along the railroad I was concerned about when I first looked at the past.
But after seeing Ben's existence of how and Jason buildings have it integrated into their architecture.
I'm not as concerned anymore and i'm assuming that when you're when you come back in next time, we'll see how your making sure that the entire building is cohesive, and that the parking is integrated into
that and we're just looking at you know giants loves the parking.
Oh, yeah, on that side which you will be able to see from the Freemond Bridge, because, of course, that giant swath that's cut out for the railroad makes is gonna create a really nice view of that side of your building
from the from northwest Nato as well.
That's it
That's it sam excuse me I I agree with everybody's comments particularly serious.
I think we're we're very much in line with what I was thinking, Doug, I thought I picked difficult sites.
Thank you i'm not i'm not i'm not the only crazy one out there.
This I mean, this is an interesting approach to that, and I think a very thoughtful approach, and contextually.
I think it meets you know the the mark I mean it's obviously a high rise, but it's thoughtfully placed the actual tower piece.
I think the the ground floor, I mean the podium level is is also well, well thought out and and well shaped, I mean.
Obviously, this is very preliminary it's still a lot of work, I mean. I actually think those units in the back there with the I mean those small little buildings.
It could be a really good and that might be more in in public realm.
Sorry you get public ground rather than context. but that that it could be a great terminus to to that to to the pathway the pedestrian pathway.
So I think that's that that could be very very interesting and obviously we'll see more detail as to how the boundaries are developed, and x sorry that's that's conference i'm i'm conflicting things I
think in terms of the garage opening to the to the to the Well road side.
I think that's that could be appropriate if well, you know, treated that facade so.
I I think I think it's it's a great start.
Thank you, Sam, and and I agree totally with what Jessica said about each one of those items I won't add any more, so that we can now go on to public ground.
Maybe i'll start. then i'll go in the other direction.
So I I mean I again I again the constraints are are incredibly demanding of this site, and as as big as it is. There's so many things that are happening here, but I think that everything is placed in the right
location. I think the way the the public room is is activated is appropriate.
Again I back to my comment that I was making before I think those ground 4 units on on Quimby.
You know that's It's preliminary is that experience team, except Marcus.
You know he's so so experienced no but I mean Seriously, they'll they'll they'll know what to do with that to do a good job on that ground floor.
I think the procession idea is is is great and I think it's gonna really help funnel people down that that that pathway.
So I think that's gonna be awesome you know there's enough green space in front of that garage that I think that's something pretty.
Just I think it's gonna be currents job to really you know, dress that up and and do do a do a good job on that ground floor.
But I think it's a and again. I was mentioning those units on the on the the north side.
That could be a It could be a great element that just kind of caps the the the the pathway.
So i'm i'm I think it's again. as complicated as it is, I think this team has done a great job, and placing the right uses in the right places and you know it's it's it's looking really
good. so i'll leave it at that thanks sam okay am I going next.
Since we're going Okay, the public realm is where I do. I just like to throw something out there for discussion, because I spend a lot of time in this area.
My office is near here and i'm really concerned about nobody should be, please, but that retail space on the corner, because it's kind of often a no man's land by itself.
Is it the end of the line alright and there's a and I was looking just now on Google Earth to remind myself what uses are leading option that end of the line.
And it's live work. There is a copy shop a really good one on the southeast corner of the just to tower, but otherwise it's live work.
And so therefore mostly I think we'll mostly live I don't know if there are other retail spaces.
So I am really concerned about that retail spot. but would like to know what everybody else thinks about that.
I. do you think the ground for dwelling use makes sense, and the vistas live work unit really are designed or appear more geared towards work, whereas the building just south of that the white one, whose name I cannot remember has a really good
example of tight just about the Titus. You can go with a creating a buffer between the residential units.
And the public realm. You have a really good amount of landscaping They're up a few steps, but it's not a tremendous patio.
It's really just mostly a buffer so I think that's a good example.
To take a look at i'm not too concerned with the large open area.
I'm assuming that you're gonna find some spaces some place for water features and art, and if those units the townhouse units don't end up being located at the end of twelfth that would be
a great place for them, because that street really to don't point once a termination something, although it does have the Fremont Bridge in the background, which is a fantastic, You know. initial termination point not too, concerned about the I don't
remember what the issue was with the bike and headway.
Let me see I don't know that there's an issue constraint on the site, and I I personally think they're starting to address it the right way and then parking and
loading access, depending on how you feel about the location of the retail.
It definitely makes sense for it in my mind to be on the street where you've located it.
You don't really have a lot of other options it's. just where along that stream isn't the further away from the corner is better, because then that leaves an opportunity for some active frontage of course, that's it for public wrong for
me. So just man just wanted to we're fine for a second you're talking about, you know, potentially locating those town home style over in the corner where retail is instead.
Is that what you mean? No, no, no, I I guess if the lobby could move to where the retail is, and then you could just have residential wrapping around that corner. still needs something.
It's just because it would have to be a destination retail for people probably to go there because it's kind of at the back end of the park.
Yeah, there's just no people don't unless you have a dog, and you're going to that dog park area There's not really a lot of pedestrian traffic back there. There's not really a reason for there
to be a lot of those stream traffic correct there. Yeah.
Might have to be dumping here and dog retailers. they want to do retail.
Yeah, you can I? just don't know if they do or right just it's good to consider that occupied isn't really important, because those are going to be the only eyes on that corner of the park that right
now has nothing. Thanks. Jess: No? Oh, yeah, I can go.
Yeah contact. Oh, no, we're talking about public .
I think the pedestrian or not, the vehicle inferences are out of appropriate location that has a minimum impact on the pedestrian areas which is really pretty satisfactory.
And a lot of ways we we settle them see it place as discreetly as that. regarding the retail.
Yeah, I don't know if we can work there this is pretty much the end of the line for the pearl district.
This is possible there could be a little coffee shop but that's about it.
I don't know when you go the building across from the part to the west there seems to be a lot of ground for retail space has never been occupied.
That's an a little bit better location I think than this. So this one seems a little bit dicey, you know.
It could work. but it doesn't seem like it's a real natural the entry gallery is kind of a nice concept.
I'm walking along and it could be very much done as a gallery type space parallel to the street.
And You don't see that very often but I think that could be a nice procession.
I'm, assuming that how you went through the lobbyists from the southwest corner is that yeah, there could be another entry, I guess, towards the middle of the block put.
Could be a real nice experience coming in. it could be different.
Seatings, etc. So I think that's pretty successful.
Yeah, I I do want to just refer back there to that little area between the building and the river tracks. you know, that has to be handled pretty well, or it could be a problem area whether it doesn't look like you can
extend that pathway is that is what the proposal is to extend the pathway down there.
I I'm not sure you can get around the north end of the building, so there!
There would be a dead end, probably in that case you're better off, not even putting the pathway in there.
But just try to make a private space that because there's no real eyes looking out over that space, Either it's parking, and it may be possible to extend the pathway.
Oh, along the north end of the fields to just that plaza, the very southeastern corner of this site.
What is the little red thing indicate?
By the way, this this red thing on the diagram here is just there could be a plaza there.
But the rest of it you know I don't know how you handle it.
But I don't think you really want to make that public space back there, and you know, just to to to keep unwanted activities out of it.
Dead and spaces don't work real well yeah so you know, we talked before about trying to do best practices on the living units that go on to be on 12 setbacks and raise them off above 2 fate works 2 and a
half feet is probably about 3 feet, is maybe a little bit too high.
But somewhere in that, too, 2 phase, 2 and a half seems to work pretty well.
Let's see, Yeah, those are my comments on the public room.
I think in general it's been done really well thanks time sorry Yes, I really don't have I have much to add except that the foundation of having a great public round on 2 size and a little bit to the East side is laid out
by what's on the ground. level so it's success is gonna depend on how it's detailed and I really am looking forward to some of the ideas that it have been talked about.
But it's not really articulated here. I really love what what's talking about the relationship between the Lobby and Twelfth Street, and that could be fantastic area for arts and and water, and and the terminus of Twelfth Street
is another area where it could be very, very special, and I
I disagree with Jess in terms of the retail area in that corner.
I mean when we talk about retail we're not talking about clothing, stores, shoe stores stuff like that?
But it could be a salon. it could be a as don say a cafe with that plaza, and next to it.
It's sort of neighborhood scale cafe or it could be a yoga student studio, something that will just bring people in and out, and would in that corner of the park adds to more eyes to that park and security on that
part, so I think it's possible i'm sure if they are thinking of having their retail space.
They probably are thinking what type would work, because it seems to me that this entire concept that is brought to us at this point is being very well thought out.
So I i'm looking forward to see more details about the public round when
There they come back Yeah, real quick, on that because it's a great discussion, And and and Sam is this I mean i'm scared about the retail, too, because we've been burned on it a lot.
But we also like great places to go and we we coming into this talk in this area.
So i've had so many dinners at like camphon or currently does, and it's just so nice and that that kind of quiet residential feel that you get at a little cafe in a corner and we want I want to
put those eyes there, so we gotta get the size right you might get a little smaller. we're gonna talk to some retail people and just see.
But it is a risk, we understand that, thanks for recognizing it I think it's worth doing for the neighborhood.
But it it's great for you back and appreciate it
Terry. I definitely agree with what lots of folks have said already.
Especially about retail Hadn't been thinking about it before, but I think it is obviously something you'll need to consider.
But I do also really agree with Ben about making sure that these live work, or just live units, are separated well from the public realm by being raised by being pushed back like having a layer of landscape screening something like
that that that makes it feel really comfortable. for people to actually have their currents or blinds open because there's a little bit of separation that will make them feel safe.
And So I think that's important obviously early stages so just keep that in mind as you continue design, and that's all like that. So let's move on to quality permanence, resilience, etc.
I took it one just one question about flowing units on the ground floor, especially along northwest windy where that maybe i'll.
Maybe I can zoom in a little bit. So even though this says parking, loading access, it shows the dwelling units a little bit.
You know, there's not there's not a lot of space between the sidewalk edge and where the building edge is shown in this, and I in discussions with Marcus and Kyle earlier you know they're still working
through what these designs are gonna be But we we were talking briefly about.
You know whether they're going to be at grade and some locations, if they might be raised up with stoops.
And you know the units along Quimby will probably have a different sort of interface to the street than they will along 12 and, you know, would the Commission like to see some sort of port type of expression if they are
elevated. or is it stupid expression maybe enough with just sufficiently landscape separation and and height where that's possible, just like to see what the commission's temperature is on that remind me, are they live
or live work, or some beach look to marcus for that because they're not really defined they live, live, live, live, live, okay, because I feel differently about live work than live.
I think live, live, really does have to have that separation, whereas live work.
If you have sort of your front office space it's good to have that accessible, really easy for anyone to come into.
But if it's live live I think it does need to be pushed back and raised out by a little bit, there's some pretty good examples in the in the South waterfront area where that's been done and
and the also the proposed construction. that's also Underway. now is going to do a real nice job of that So again, best practices there are some really bad examples, too, in South Vatigo.
Fun. so be careful. Why, you look look like what you look at.
I agree it needs to be up and back. There needs to be a buffer.
Yup, that we know that works, and I think that they, the 2 sides, need to have different character.
The one on Quimby. I agree this should be separation, but it needs to be more urban in character, whereas the one along Twelfth Street given how lush the landscaping, is going to be that could be even
more amplified, so that there would be a variation between grand for units on these 2 sides
Yeah, that makes a certain amount of sense, And then it also adds to a lot of character in the building.
Should you choose to do that right
Thank you for that additional comment. Marcus and Kyle. Do you have any more questions about that before?
No, I think it's a really a great conversation and we haven't really dived into the the design of these units, because we were trying to keep them rather flexible.
But, as you know, if there live work, then we have to address accessibility.
So then we you know which side you know we we've always kind of thought that there's kind of a a back door in a front door to these units.
But if it's a live work unit then we're gonna have to make sure that that front door has you know it's barrier free.
So we just We were still kind of in that study period on this.
So we haven't given a whole lot of articulation to it. But the conversation's been great, and I I I think we all kind of believe that the ones on Quimby and the ones on twelfth are much different
realms, and that they will be treated differently because of that.
Yeah, the other thing with live work they always end up being live spaces regardless.
Start out with that assumption. General a lot of the spaces get dedicated to work spaces anyway.
So about and we haven't designed it like Kyle said. But we've looked at a lot of context, both in the pearl and my my daughter's in Ballet down in South waterfront so
I walked every Saturday, and I see some of the stuff you guys are talking about, and that's one thing you know, having this team with playing go and we've talked about that You know we want to bring people back to the part.
We? wanna So Quimby can be really interesting. but I think with the landscape on 12 it could be really great.
We we totally agree that we're gonna do this right but there also should be designed for live.
That's really what I think it fits in the context of the neighborhood.
There's so many of those great little court yards and it's studying this project we're discovering at least I am i'm discovering new ones even that i'd even know up there and
we'll be pulling from those hopefully bring got some great stuff back for you.
There's some pretty nice ones up on northwest will further up, I think, around 20 s just north of of the new seasons store, and they they've really done a really beautiful job of screening them with landscaping
and making them, even though they're some of our actually below the walkway grade.
They look really livable. so no other good examples of what?
Well, one of the things is on twelfth. Quimby.
You wish that? how? bye tall? And these units are basically that sidewalk is going to be most of the time in the show.
So that that whole idea of really much landscaping there.
It would be temperate by by the sun exposure.
The limited sun exposure that that area will get
So K. we go to permanence. jerry's ready to talk about permanence let's get there.
Okay. Great. I I think I like the idea of having 2 different material for the tower versus the podium area.
So I'm looking forward to see what they're will come up with, but in terms of resilience.
See it completely agree with Staff that there needs to be equal rough on the tower.
The We cannot just pick and choose which project that's equal roof, which doesn't and we have approved several projects with very, very tall towers with ecos. so I that's my perspective.
And I think this project needs to included.
Tom. quality permanence resilience. speakovers Yeah, I I agree with Zari's position on the green Room.
I think it makes sense just to put it up there and be done with it. You know.
Granted nobody's gonna be walking up there it's not gonna have anything pedestrian or activity.
I don't think you have any sort of a public space up there.
You put that on lower level. A second call so you know it'll just be a green area.
Birds, etc. regarding the materials, I think brick on the tower.
Oh, it's got to work pretty Well, now there's a handsome building just to the west.
That has done that, and looks pretty good there's also so the lower portion.
No, there, there could be a really nice play between the verticality of of the tower and then the horizontal pieces that go around it.
You know. sort of an interesting play of that material wise I I think you've got a lot of latitude on what those materials might be.
Window placing will become a critical factor, too, potentially that there can become a nice playoff between those 2 materials.
In fact, so the horizontal is a vertical.
They kind of come together, I guess, on the west side of the building south Side is just gonna not all be the horizontal building expression.
But there is kind of a nice opportunity on the west of play with that also.
So play with the interaction of the 2 What else in green roof on all the lower portions, which is, I assume that's what the green represents.
Here makes a lot of sense should be supported yeah make a lot of sense, too.
They're really good one I neglected to mention is that, given the location of Tower, the material that is used, and the design of it should not really call attention to it, because it's location proximity
to bridge. so I hope there are there are a couple of buildings in that area of the pearl that it's just so loud. it's good attention to itself that it's distracting speakers real quick
question, Marcus, is the current question about eco roofs that you would not have one on top of the tower, but everywhere else it's green is an eco roof, and it's an either.
Or so. if you have to put an eco roof on the tower, you would not necessarily have the same amount of eco roof down below.
That's my question. So the only reason why we brought this up in this very early on is that we were concerned that potentially there could be issues with the with the survival of a green roof at 250 feet.
so we're not you know if we don't if we didn't do it There, somehow.
We still have to treat the water somewhere, so we would have some sort of, you know, flow through plant or facility.
But that. but you know we're we're just we were just concerned that it could be problematic.
But that's the only reason we otherwise Our Intention is to have as much of it as possible.
So we'll like not be asking for that especially hearing your opinions here.
Okay, Thanks for the clarification. But the most important place to have it will be down on the lower route.
And we will yeah we're planning on you know that that second floor, or the fourth floor, the sort of transition floor is going to be a very sort of you know.
Nice lush amenity for the residents it's going to be very green and hopefully beautiful to look down upon.
Yes, right, Kurt of course. kernel do A great job.
That's what we thought too
For materials. I there's not enough to yet since you're, just in Spanish design, to really comment on.
But the pearl district does give pretty good breadth.
Palette compared to other neighborhoods there's a fair amount of variety, though mostly it is masonry.
But there are other materials used as Well, so there you'll have some opportunity to do something fun there.
Cohesive massing composition can you what is that little Lego piece, little chunk that's taken out of the side of that tower.
Is that just like a fun? let's see if you notice this thing?
Because I feel like what it is no no no that's it. So yeah, right right now, that's that's that top floor amenity space.
So the green area is a deck, and that would be a sort of patio, that kind of secondary space for you know, almost like a viewing platform.
Oh, okay, i'm you know it won't be this sort of you know, like like a lego piece chunk taken out won't be this obvious what's that I don't have what
i'm seeing now is generally pretty cohesive i'm assuming it's going to change because you're in schematic design, and everything's not figured out but the direction that you're going I have
no concerns with i'm assuming that it'll be cohesive when you return, you know i'm sorry I have to jump in again.
One thing I realize is that we all look forward to seeing buildings with balconies outdoor places, and i'm i'm, hoping that that will be a major consideration, as you get into details, and especially
if you get into balconies in the tower i'm, hoping that they are developed and designed such a way that they are part of the whole composition of the tower rather than attached on so that's
something that I hope you give it a lot of attention to
Sam, I I don't really have much to add again there's not a lot of information.
This is an experience team, I think I think from a mask.
I do as I said before it's really compelling I think there's a lot of opportunities here for interesting use of of of different materials.
Not too many, though, as usual, you know we and then you know I I mean general consensus with everybody else, so I don't have much to.
I at this point. I don't have any comments on materials.
I think the massing is doing a lot of good things there's a lot of different levels happening, and the you know Lego pieces out, and that sort of thing.
It might be too many moves, but I know things are going to evolve by the time we see it next time.
So not really worrying about it. and then terms of the eco roof.
I I might I might have a different opinion than my fellow Commissioners, because I think it's to me if you have eco rooms up here, or you have more ego roof on other levels that makes up for it because I still
do think it combat heat, island, and maybe if you're a little bit lower.
There actually are bees down at that level, rather than it 200 feet in the air, whatever where they'd be, you know, blown around a lot by wind.
And so I do think that it the ego roof on lower levels as long as you're doing equal or more area of it.
Also provide the benefits. So but you you've you've heard, you know, on other projects we have said you still gotta have it, and all of the Commissioners today have said you still got to have it on the roof so so just
take that into consideration. but I think it's great if you're gonna have some on lower levels for actual birds and bees that are not like seagulls that fly real high.
But maybe you know some city hummingbirds, or something, you know, or some, you know.
Nice sake the monarch butterflies like plants and milkweed in there.
So. anyway. I I think I think either can work that's all I have to say Any questions for us then, or Marcus and the rest of the Appleton team you feel like we covered the things you needed to cover.
Ben. Yes, I think you hit all my points. Okay. So one sort of general question, I think, are.
And again, you know, in terms of material, I think our goal is to have this sort of very, very simple selection of materials.
Certainly something that's more durable and resilient at as it touches the ground potentially, something else, as you know, at the sort of wood portion of the building, as it kinks away from the park, and then the tower
as this sort of third element and that's it sort of simplified 3 elements.
Mostly sort of that as a as a those 3 major groups does that same, and and not necessarily, you know, and they sort of kind of come in.
You can see it on the image to the left, where they sort of intermingle a little bit.
Just to be cohesive. but but that these elements are just 3 major elements at that state is that seem like a good separation.
It does for me. Yeah, keep it as simple as you can in terms of tutorial selection.
You can get way too busy with that stuff and it's did the tears from the overall concept when that happens so simple always.
What seems to work. Better let's say the more complex rooming ends up the more simpler your pilot needs to be.
Yeah. So just make sure those are balanced so no orange metal panel everywhere.
You've done that one
Well that's the buildings on our way over on which is I I was hoping that wasn't going to be tournament, or put on permanent holes I told no orange.
I don't wanna
Let me say that I totally agree with Jessica about your material.
It was so simple, so cohesive, so understandable.
My only problem was that the the copy the written material I I couldn't read it. you can look like by 2 zoom It would just blur blur out so Oh, you're talking about the stuff that we
submitted the the Pdf. that we submitted Okay, no.
It's good to know. thank you for saying that for some older people like me, you know it's it's it's all of us really and and I apologize for that.
I think we probably made it small and enough to make it more easily transmitted.
But probably lost some to details and we'll make sure that we don't, do that That's why I like these so much more readable.
Yeah paper copies. Hi thank you very much for bringing this project in for D Ar. This is a really good discussion projects looking great.
We're all excited to see it come back in yeah That's a great start.
Is your your timeline in terms of getting instruction.
Good question. I will talk slowly, as I pull I think we were I mean, we we have obviously we're in schematic design, so we have sometimes.
Still, we obviously need to do a lot more design here to be able to come in for a design review.
But we are. and again I'm slowly pulling up the calendar project schedule here. and why calling for that?
Marcus, I think with this feedback, how allows us to keep the designer view moving?
And I think we would have mute start preparing this materials, which is great because the big, you know the massing, the like.
Those are. And when we say we're at schematic we're we're wrapping schematic more plates.
Yeah. and then we can work on the actual design. and then bring that to you guys.
So dates there after yeah we're we're looking at probably a couple of months from from today.
So as as beginning the process. So you know hopefully here we're you know mid to late December, you're going to see an application.
Come in. Yeah. Great? Oh, okay, Thank you. next year.
Yesthank you. a solid start to this process.
So congratulations. Thank you. Yeah, Thank you. : Thank you.
Everyone good job everyone. chair chandra no it's up to you.
Jessica are you gonna pop in That's all. No, she has to umature in the
Yeah, this meeting is adjourned. Congratulations. everyone.