HOLDEN OF PEARL DESIGN ADVICE REQUEST #1 EA18-261337DA Table of contents Central City Plan Diagram . 3 FAR Matrix & Diagrams . .21 . Site Survey . 4 Site Characteristics . 22 . Utility Plan . 6 . Massing Narrative . .27 . Preliminary Narrative . 7 Design Guidelines . .28 . Zoning Code Summary . 8 Elevations . .30 . Design Modifications . 10 . Neighborhood Context . .38 . Zoning Diagram . 11 Perspective View . 39. Neighborhood Context . .12 . Rendered Views . 40. Site Views . 13 . Street Sections . 44 . Development Goals . 16 . Enlarged Street Plans . 46. Requested Feedback . 17 . Floor Plans . 48 Massing Views . 18 Building Sections . 54. Zoning Envelope . 20 2 Holden of pearl DAR - EA18-261137DA | 12.13.18 NEIGHBORHOOD & CONTEXT RIVER DISTRICT BOUNDARY I - 405 PROPOSED PROJECT SITE NW RALEIGH STREET NW QUIMBY STREET THE FIELDS PARK Willamette river district area TANNER SPRINGS PARK pearl district neighborhood union station area NORTH PARK BLOCKS NW 13TH AVENUE NW 13TH AVENUE new Chinatown japantown historic district DOWNTOWN SUBDISTRICT skidmore old town historic district Holden of pearl 3 DAR - EA18-261137DA | 12.13.18 UTILITY PLAN 6 Holden of pearl DAR - EA18-261137DA | 12.13.18 NARRATIVE - SUMMARY Project Description Project Code Summary Overview Occupancy: I-1 Condition 2 – Licensed Care Facility R-2 Residential th The project is located on a full-block site (Block 246) located on the east side of NW 13 Ave between NW S-2 moderate hazard storage Quimby St and NW Raleigh St. The proposed new construction will consist of 16 levels of Type IA construction M- Mercantile with one level of below grade parking of Type IA construction. The site is currently undeveloped. Construction type summary: High rise. The proposed use is a senior living facility with 241 residential and group living units with 149 parking stalls. Type IA non-combustible Memory care units are located at Level 1. Assisted living and residential amenities are located at levels 1-4 with NFPA 13 Sprinkler System throughout. Independent living units located in the tower from Levels 5-16. Ground level commercial proposed along NW th 13 Ave. The residential lobby located at the ground level at the northeast corner of the site. Parking and Max code Type IA height: Unlimited loading access off NW Quimby Street with residential drop off from the private drive at NW Raleigh. The proposal includes rooftop terraces at levels 2, 3, and 5. Floor Area Ratios: 5:1 per map 510-2 3:1 Bonus options (no limit of FAR that can be transferred to the site) Zoning Summary Height: Site is marked 100 ft, eligible for height increase The site and zoning information below is based on an overview of the on-line Portland Maps database and Unlimited per Map 510-4 Land Use Zoning Code and will be verified as part of the Type III Design Review Process. Southeast corner of site covered by scenic view corridor Map 510-20. Max height 410 feet Base: EX – Central Employment Overlay: d - Design Zone Total gross floor area Approx. 296,000 GSF Comp Plan: Mixed Employment Total FAR 296,000 / 57,586 = 5.2 FAR Comp Plan Overlay: n/a Household Living Units 125 Independent living studio, 1BR & 2BR units Historic District: n/a Group Living Units 96 Assisted living studio, 1BR & 2BR units Conservation District: n/a 20 Memory care studios 241 total units Plan District: CC - Central City Plan District Quarter Section: 2828,2829 Historic Resource: n/a Ground floor commercial Approx. 2,150 GSF Urban Renewal Area: Yes Parking stalls No minimum requirement Zoning District: Pearl Subdistrict 149 stalls proposed Maximum parking per table 510-1 Bike storage Short term: 1/20 = 1 bike space Land Use Review process: Preapplication Conference Long term: 1.5/125 household living units = 188 bike spaces Pearl District Neighborhood Contact Requirement 1/20 per group living unit = 6 bike spaces Type III procedure Retail: Long Term =2 spaces EX (Central Employment) zone: The Central Employment Zone allows mixed-uses and is intended for areas Short term = 2 spaces in the center of the City that have predominantly industrial type Loading 1 Standard A space (35d x10w x13h) development. The intent is to allow industrial & commercial uses which 1 Standard B space (18d x 9w x 10h) need a central location. Residential uses are allowed but are not intended Project Valuation $56M to predominate or set development standards for other uses in the area. The development standards are intended to allow new development which is similar in character to existing development. 4 Holden of pearl5 Holden of Pearl District | LU XX_XXXXXX DZM | rev 11.13.18 7 Holden of Pearl District | LU XX_XXXXXX DZM | rev 11.13.18 DAR - EA18-261137DA | 12.13.18 NARRATIVE - ZONING SUMMARY Topic Requirement notes Zoning Code Summary: EXd Mandatory Inclusionary Inclusionary Housing Standards. 33.245.040.A Please note this is a preliminary summary guide and information should be Housing Bonus For projects in CX zones, affordable checked against actual zoning code. Requirements can change through dwelling units must be provided as design review process. Additional standards and criteria may be required. follows, or a fee-in-lieu of providing affordable dwelling units must be paid: A. On-site affordable dwelling units. Topic Requirement notes . 10% of the total units or bedrooms in the new building must be affordable to those earning no more than 60% of Design ‘d’ Overlay Zone. The Design Overlay Zone promotes the Chapter the area median family income; or conservation, enhancement and continued 33.140.100.B.2 . 20% of the total units or bedrooms in vitality of areas of the City with special the new building must be affordable scenic, architectural, or cultural value. to those earning no more than 80% of District Central City Plan District Map510-1 Design Guidelines Defined the area median family income. Sub-district Pearl Map510-1 B. Off-site affordable dwelling units. Uses Household Living Uses Allowed. 33.140.100 Licensed Assisted Living and . 10% of the total off-site units in a new Group Living – All group living uses Table 140-1 Memory Care, Independent or dedicated building must be except alternative or post incarceration Living and Ground Floor affordable to those earning no more facilities are allowed by right. Commercial Uses than 30% of the area median family Max Building Setbacks Street Lot Line: 0 Feet 33.140.210 income; or Transit Street or Pedestrian District : 10 Table 140-2 . 20% of the total off-site units in a new Feet or dedicated building must be affordable to those earning no more Max Building Coverage 100% 33.140.210 than 60% of the area median family Table 140-2 income. Screening Exterior garbage cans, garbage collection 33.140.235 Vehicle Areas Location of Vehicle Areas: 33.266.130 areas, and recycling collection areas must For full block sites: Table 266-3 be screened with either L3 or F2 May have vehicle areas between the standards. building and two Local Service Transit Mechanical equipment located on the Streets ground must be screened with either L2 Parking Dimensions Min Parking Space: 8’-6” x 16’-0” 33.266.130 18’-6” x 16”-0” Stalls and or F2 standards and be tall enough to Min 2 Way Aisle: 20 feet 20’-0” drive aisle provided screen the equipment. Bike Parking Required Bike Parking 33.266.220 125 (HL) Units x 1.5 = 188 Household Living Table 266-6 long-term spaces Long Term: 1.5/per unit 116 (GL) Units x 0.2 = 24 long- Short Term: 1/20 units term spaces Group Living 2 Long Term Retail Spaces Long Term: 1/20 units 214 Total Long-Term Spaces Short Term: none Retail Sales and Services 125 (HL) Units x .20 = 25 Long Term: 2 or 1 per 12,000 SF Short Term Spaces Short Term: 2 or 1 per 5,000 SF 2 Shirt Term Retail Spaces 27 Total Short-Term Spaces Bike Parking Standards Bike Parking Size: 2’ x 6’ Modification Requested Loading Two loading spaces meeting Standard A is 33.266.310 One Type A Loading Space required for buildings with more than and One Type B Loading 50,000 sf of net building area in uses Space Provided. Modification other than Household Living Requested. Standard A: 18’l x 9’w x 10h 8 Holden of pearl DAR - EA18-261137DA | 12.13.18 2 SW 16th & Burnside | LU 16-284672 DZM | rev 03.07.17 Topic Requirement notes Floor Area Ratio Base = 5:1 33.510.200 Base FAR of 4.76 with Max = 8:1 with bonus Map 510-2 transfer of development No Max for transfer of development rights. rights. Max FAR of 7.76 Min = 2:1 Site Area: 57,586 SF 4.76 x 57,586 = 274,109 SF 7.76 x 57.586 = 430,743 SF Height Base = 100’ 33.510.210 Max Height achieved through Max = Unlimited w/ min 1:1 bonus Map 510-3 Inclusionary Zoning. SE Corner of Site is limited to 410’ Map 510-4 Map 510-16 All floor plates above 175’ do The building must not be taller than 175 not exceed 12,500 SF feet or if the building is taller than 175 Map 510-20 feet, the floors above 100 feet must not be more than 12,500 square feet each. Required Building Lines The building must extend to the street lot 33.510.215 line along at least 75 percent of the lot Map 510-6 line; or the building must extend to within 12 feet of the street lot line for 75 percent of the lot line where the space between the building and the street lot line must be designed as an extension of the sidewalk and committed to active uses.