THE WEATHERLY SITE January 28, 2019 CONTENTS Development Goals Existing Site Neighborhood - character - transit + amenities Development Potential - site requirements Design Concepts A + B - plans - elevations - program sections + views Appendix - zoning matrix - design guidelines 2 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 3 OLD TOWN KERNS BURNSIDE BRIDGE DEVELOPMENT GOALS / PROJECT LOCATION / E BURNSIDE ST DEFINING PROGRAM AND PROJECT METRICS VICINITY MAP GRAND AVE HISTORIC DISTRICT • Preserve historic Weatherly and upgrade structure • Provide new office and retail uses • Compliment and enhance the neighborhood fabric • Activate the street with retail uses and pedestrian access • Create pedestrian access between buildings SE GRAND AVE AVE 6TH SE BUCKMAN • Provide below grade parking MORRISON BRIDGE DOWNTOWN • Incorporate sustainable strategies, such as Mass Timber (CLT) SE MORRISON ST SITE SE BELMONT ST CENTRAL CITY EAST BOUNDARY HAWTHORNE BRIDGE LADD’S ADDITION HISTORIC DISTRICT HOSFORD-ABERNATHY 4 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 5 EXISTING SITE / 2 THE WEATHERLY BUILDING SE MORRISON ST PROPERTY ID: R150223 1 Total GSF 79,597 SF Total FAR SF 67,240 SF 1 2 Office 59,160 SF LOOKING SE ON MORRISON LOOKING SW ON MORRISON Retail 8,080 SF Parking (65 Stalls) 21,550 SF Regular 63 ADA 2 SE BELMONT ST 4 PROPERTY ID: R226508570 Total Site 3,257 SF Total FAR SF 6,574 SF Office 3,287 SF 3 Retail 3,287 SF Bollinger & Sons Insurance Pour Sports SE 6TH AVE 6TH SE SE GRAND AVE 3 4 LOOKING NE ON GRAND AVE LOOKING W ON BELMONT 6 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 7 NEIGHBORHOOD CHARACTER / HISTORIC BUILDINGS 14 EAST PORTLAND GRAND AVE 9 8 HISTORIC DISTRICT CONTRIBUTING STATUS 7 HISTORIC LANDMARKS 6 1 2 3 4 5 OUTSIDE OF DISTRICT WEATHERLY BUILDING CLIFFORD HOTEL 702 SE GRAND AVE 100F - ORIENT LODGE CITY WATER OFFICE 3 4 5 15 10 2 TO THE 1 MORRISON BRIDGE SITE 13 6 7 8 9 10 MULTNOMAH CAMP 77 EAST SIDE FUNERAL DIRECTORS BARBER BLOCK, 538 SE GRAND AVE LOGUS BLOCK, 509 SE GRAND AVE WEST’S BLOCK 12 11 11 12 13 14 15 NEUSTADTER BUILDING ARCOA BUILDING GRAND CENTRAL PUBLIC MARKET OLYMPIC CEREAL MILL JOHN DEERE BUILDING 8 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 9 NEIGHBORHOOD CHARACTER / PROPOSED + NEW PROJECTS 8 LEVELS, MIXED USE 9 LEVELS, RESIDENTIAL 9 LEVELS, COMMERCIAL 7 LEVELS, RESIDENTIAL 8 7 1 EAST PORTLAND GRAND AVE HISTORIC DISTRICT NEW CONSTRUCTION PROPOSED 3 DEVELOPMENT 2 1 2 3 4 550 SE MLK DR, WORKS PROGRESS ARCHITECTS ALDER 9, 9 LEVELS, TVS DESIGN 129 SE ALDER, WORKS PROGRESS ARCHITECTURE GRAND BELMONT, ANKROM MOISAN ARCHITECTS 8 LEVELS, RESIDENTIAL 8 LEVELS, MIXED USE 6 LEVELS, OFFICE 10 LEVELS, MIXED USE TO THE MORRISON 5 BRIDGE SITE 4 6 5 6 7 8 MODERA BELMONT, SERA ARCHITECTS PLATFORM (PH 1), ALLIED WORKS ARCHITECTURE DISTRICT OFFICE, HACKER ARCHITECTS 7 SE STARK, WORKS PROGRESS ARCHITECTURE 10 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 11 NEIGHBORHOOD / TRANSIT + AMENITIES 33.510.210 [...] the tallest heights in the Portland region are applied to the Central City to support its role as the region’s premier center for EAST PORTLAND GRAND AVE HISTORIC DISTRICT jobs, services, and urban living. Other objectives include: NEIGHBORHOOD - Locating the tallest building heights along high-capacity transit lines; CORRIDOR - Emphasizing bridgehead locations with taller buildings; CIVIC CORRIDOR 2 - Ensuring building height compatibility within historic districts. A-LOOP STREETCAR ALONG GRAND AVENUE STREETCAR STOP B-LOOP STREETCAR STOP 3 TO THE 1 4 MORRISON 1 BRIDGE SITE 2 3 OPEN SPACE SITE POTENTIAL GREEN LOOP ALIGNMENT 1 3 4 INVERSION: PLUS MINUS, LEAD PENCIL STUDIO MORRISON BRIDGE HEAD MORRISON BRIDGE 12 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 13 SETBACKS IN EX ZONE Min. 0’ per Table 140-2 SITE DIAGRAM/ Max. 10’ along Transit Street or Pedestrian Zone per Table 140-2 DEVELOPMENT POTENTIAL/ EXISTING + ZONING ZONING ENVELOPE SE MORRISON STREET VIEW CORRIDOR REQUIREMENTS 160’ 175’ 175’ PROPERTY LINE P.L. 190.00’ None per Map 510-20 Site Area = 32,470 SF per Due Diligence 160’ 160’ Report (to be confirmed) GROUND FLOOR WINDOWS 60% of Street Frontage must meet Requirements per 33.510.220. Windows/ Transparency in 2’-10’ zone above grade P.L . 138.39’ PUBLIC ACCESS PUBLIC ACCESS GUARD SHACK LOT COVERAGE IN EX ZONE GROUND FLOOR ACTIVE USE AREA No Lot Coverage Limits per Table 140-2 Map 510-9. 50% of Street Frontage must meet Requirements per 33.510.225. 12’ MAX BLDG COVERAGE IN EX ZONE clear height to structure at ground floor. 100% per Table 140-2 Min. Depth = 25’. MIN LANDSCAPED AREA SE GRAND AVENUE P.L . 188.39’ None per Table 140-2 HEIGHT LIMIT BASE: EX = 65’ (33.140 Table 140-2) SE 6TH AVENUE CHIMNEY + BLDG MAX: CC = 160’ (33.510 Map 510-3) P.L. 65.00’ Over Property Line by 2.1’Max EX USE LIMITS FAR = 2.07 Household Living - No Limit 0’ Retail Sales and Services - No Limit 50 Parcel Area: 32,470 SF Building Area: 67,240 SF Office - No Limit A PARTIAL BLOCK B FULL BLOCK ’ 100 Site Area 32,470 SF Site Area 35,727 SF P.L. 50.00’ P.L. Existing Weatherly 67,240 SF Existing Weatherly 67,240 SF P.L. 125.00’ ’ 200 Office Building (12 levels) 143,865 GSF Office Building (12 levels) 201,900 GSF Parking (3 levels / 78 stalls) 46,000 GSF Parking (3 levels / 150 stalls) 67,000 GSF SE BELMONT STREET ’ 0’ 10’ 20’ 40’ 14 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 15 MASSING / A PLAN /A SE MORRISON STREET PARTIAL BLOCK 152,415 GSF GROUND LEVEL EXISTING BUILDING 175’ 160’ BIKE PARKING PROJECT SCOPE loading WOONERF SERVICE OFFICE 13’ FLR TO FLR RETAIL LOADING RAMP parking 30’ SE GRAND AVENUE RETAIL OFFICE EXISTING BUILDING LOBBY 13’ FLR TO FLR TO REMAIN SE 6TH AVENUE RETAIL 17’ FLR TO FLR SE 6th Avenue SE Grand Avenue SE BELMONT STREET SE Belmont Street SE Morrison Street N 0’ 30’ 60’ 16 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 17 PLAN /A PLAN /A TYPICAL LEVEL PARKING EXIST OFFICE EXIST ROOF BELOW OFFICE ROOF BELOW 120’ EXISTING BUILDING TO REMAIN PARKING +/- 26 STALLS PER LEVEL 95’ N N 0’ 30’ 60’ 0’ 30’ 60’ 18 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 19 MASSING / B PLAN / B SE MORRISON STREET FULL BLOCK GROUND LEVEL EXISTING BUILDING BIKE PARKING 175’ PROJECT SCOPE 160’ loading WOONERF OFFICE 13’ FLR TO FLR LOBBY LOADING parking RAMP SERVICE 30’ OFFICE SE GRAND AVENUE RETAIL RETAIL 13’ FLR TO FLR SE 6TH AVENUE RETAIL 17’ FLR TO FLR SE Grand Avenue SE 6th Avenue SE BELMONT STREET SE Belmont Street SE Morrison Street N 0’ 30’ 60’ 20 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 21 PLAN / B PLAN / B PARKING TYPICAL LEVEL EXIST OFFICE EXIST ROOF BELOW 10’ 20’ 95’ PARKING OFFICE +/- 50 STALLS PER LEVEL 185’ N N 0’ 30’ 60’ 0’ 30’ 60’ 22 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 23 EXTERIOR ELEVATIONS / B 175’ 160’ 160’ OFFICE 13’ FLR TO FLR (9’-9” CLR) 30’ RETAIL 17’ FLR TO FLR SE Morrison St Woonerf SE Belmont St SE Grand Ave SE 6th Ave West Elevation South Elevation SE Grand Avenue SE Belmont Street 24 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 25 EXTERIOR ELEVATIONS / B 175’ 160’ 160’ OFFICE 13’ FLR TO FLR (9’-9” CLR) 30’ RETAIL 17’ FLR TO FLR SE Belmont St Woonerf SE Morrison St SE 6th Ave SE Grand Ave East Elevation North Elevation SE 6th Avenue SE Morrison Street / Woonerf 26 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 27 CONCEPT / EXPOSED STRUCTURE DETAIL / SCALE / SCREEN TRANSPARENCY CONTEXT + MATERIAL The Existing Weatherly detail / scale / exposed function / clear structure 28 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 29 PROGRAM + RELATIONSHIPS / N-S SECTION E-W SECTION 160’ HEIGHT OFFICE TRANSITION BASE RETAIL CONTINUOUS AT BASE SE MORRISON AVE WOONERF SE BELMONT AVE SE GRAND AVE SE 6TH AVE MAIN ENTRY PARKING AT NW CORNER ACTIVATES WOONERF AND ENHANCES CONNECTION TO THE WEATHERLY 30 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 31 SOUTHWEST CORNER VIEW GRAND AVENUE STREETSCAPE 32 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly 33 HEADER / SUB HEADER NORTHWEST CORNER VIEW 34 U N I C O | P M A | January 28, 2019 | EA 18-269888 DA | The Weatherly U N I C O | P M A | January 28, 2019