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REF: For HLC DAR on 12/14/15 (EA 15-244547 DA – NW 2nd Ave & NW Davis St)

2015.12.1

ONE PACIFIC SQUARE1/F EXPANSION AND RENOVATION PROJECT

gSTUDIO

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PROJECT SITE

The site is located in several planning areas / districts and is subject to several over-lapping review criteria.

In summary, the site is:1. Located within the Central City Plan area and therefore

is subject to the Fundamental Design Guidelines. 2. Zoned CX(d) (Central Commercial with a design review

overlay) and also is located within the Central City Plan District. Both the CX and the Central City Plan districts include development standards. In cases of conflict, the standards of the Central City Plan District prevail.

3. Located within the Skidmore / Old Town Historic District and is subject to applicable design guidelines of that District.

4. Located within the River District and is subject to River District Design Guidelines.

The site is also split by the Historic District boundary: • The northern portion of the site is outside the Historic

District; • The southern portion of the site is within the Historic Dis-

trict; and• The central tower is partially within the Historic District

and partially outside the Historic District.

Project Site and Regulatory Review Information

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Existing - Building Overall - View from SouthWest Corner

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Existing - 1/F - View from SouthEast Corner

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Existing - 1/F - View from SouthWest Corner

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Differing facades

Merchant’s Hotel - Built 1880Use of gray brick at upper floors

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historic fabric of the district - Proportion comparison

Waldo Block Built 1886

Smith & Watson BuildingBuilt 1883Demolished 1974

Willamette Block BuildingBuilt 1882

8NORTH ELEVATIONS: NW EVERETT ST.

OPTION A: STEEL AND GLASS STOREFRONT WITH FROSTED GLASS COLUMN MARKERS

OPTION B: GLASS STORE-FRONT WITH GRAY STAINED BRICK COLUMN MARKERS

OPTION C: GLASS STORE FRONT WITH EXISTING AND NEW RED BRICK

9EAST ELEVATIONS: NW Ist AVE.

OPTION A: STEEL AND GLASS STOREFRONT WITH FROSTED GLASS COLUMN MARKERS

OPTION B: GLASS STORE-FRONT WITH GRAY STAINED BRICK COLUMN MARKERS

OPTION C: GLASS STORE-FRONT WITH EXISTING AND NEW RED BRICK

10SOUTH ELEVATIONS: NW DAVIS ST.

OPTION A: STEEL AND GLASS STOREFRONT WITH FROSTED GLASS COLUMN MARKERS

OPTION B: GLASS STORE-FRONT WITH GRAY STAINED BRICK COLUMN MARKERS

OPTION C: GLASS STORE FRONT WITH EXISTING AND NEW RED BRICK

11WEST ELEVATIONS: NW 2nd AVE.

OPTION A: STEEL AND GLASS STOREFRONT WITH FROSTED GLASS COLUMN MARKERS

OPTION B: GLASS STORE-FRONT WITH GRAY STAINED BRICK COLUMN MARKERS

OPTION C: GLASS STORE FRONT WITH EXISTING AND NEW RED BRICK

12NORTHEAST CORNER (Corner of NW First Ave. & NW Everett St.)

OPTION A: STEEL AND GLASS STOREFRONT WITH FROSTED GLASS COLUMN MARKERS

OPTION B: GLASS STORE-FRONT WITH GRAY STAINED BRICK COLUMN MARKERS

OPTION C: GLASS STORE FRONT WITH EXISTING AND NEW RED BRICK

13SOUTHEAST CORNER (Corner of NW First Ave. & NW Davis St.)

OPTION A: STEEL AND GLASS STOREFRONT WITH FROSTED GLASS COLUMN MARKERS

OPTION B: GLASS STORE-FRONT WITH GRAY STAINED BRICK COLUMN MARKERS

OPTION C: GLASS STORE FRONT WITH EXISTING AND NEW RED BRICK

14SOUTHWEST CORNER (Corner of NW Second Ave. & NW Davis St.)

OPTION A: STEEL AND GLASS STOREFRONT WITH FROSTED GLASS COLUMN MARKERS

OPTION B: GLASS STORE-FRONT WITH GRAY STAINED BRICK COLUMN MARKERS

OPTION C: GLASS STORE FRONT WITH EXISTING AND NEW RED BRICK

15NORTHWEST CORNER (Corner of NW Second Ave. & NW Davis St.)

OPTION A: STEEL AND GLASS STOREFRONT WITH FROSTED GLASS COLUMN MARKERS

OPTION B: GLASS STORE-FRONT WITH GRAY STAINED BRICK COLUMN MARKERS

OPTION C: GLASS STORE FRONT WITH EXISTING AND NEW RED BRICK

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Historic Districts

SKIDMORE FOUNTAIN/OLD TOWNCHINATOWN

SITE

WILLAM

ETTE RIVER

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Historic ContextHistoric Districts

1889

1850 1860 1870 1880 1890 1900

1864 Brothers Theodore and William Nicolai come to Oregon

1851 City of Portland founded 1868 Nicolai Brothers Door and Sash Company founded, brothers purchase land at NW Everett and NW 2nd Street

1889 Anthony Neppach joins Nicolai brothers in business

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Historic ContextHistoric Districts

2015

1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 PRESENT

1927 Nicolai-Neppach factory expands to cover entire city block

1961 NW Natural Gas purchases property and demolishes Nicolai-Neppach building

1983 Current building constructed

2000 Lan Su Chinese

Garden constructed

2011 Current building

renovated

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Site Plan NTS

PROPERTY LINE

PARKINGGARAGERAMP

LOADING/SERVICE

STANDARDCONCRETE

NW

FIR

ST A

VE

BIKE RACKS

SANDBLASTED CONCRETE

RAMP

STAIRS UP

RAISED PLANTERS

WOOD CLADSEAT WALL

BIKE RACKS

NW

SEC

OND

AVE

NW DAVIS ST.

NW EVERETT ST.

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Access and CirculationSite Plan

NW

FIR

ST A

VE

NW

SEC

OND

AVE

NW DAVIS ST.

NW EVERETT ST.

LOADING/SERVICE

TO WATERFRONT

TO LAN SU CHINESE GARDEN

TO WATERFRONT

MAX

STA

TION

PRIMARY PEDESTRIAN ROUTE

SECONDARY PEDESTRIAN ROUTE

CITY BIKEWAY

PARKINGGARAGERAMP

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Site AmenitiesSite Plan

ACTIVATED FRONTAGE

SEATING

BIKE PARKING

ACTIVATED PLAZA

NW

FIR

ST A

VE

NW

SEC

OND

AVE

NW DAVIS ST.

NW EVERETT ST.

LOADING/SERVICEPROPERTY LINE

PARKINGGARAGERAMP

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HardscapeMaterials

HISTORIC PRECEDENTS

WOOD BENCHES CAST-IN-PLACE RAISED PLANTERS

SANDBLASTED CONCRETE PAVINGSTEEL BIKE RACKS

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PlantingMaterials

LAN SU CHINESE GARDEN

WATERFRONT PARK ORNAMENTAL GRASSES

FLOWERING TREES

EVERGREEN SHRUBS FLOWERING PERENNIALS

ORNAMENTAL GRASSES

EVERGREEN GROUNDCOVER

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Perspective - East

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Perspective - West

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Sections

FFE 37.0

planter section at building

planter section at walkway

FFE 35.5

PROP

ERTY

LIN

EPR

OPER

TY L

INE

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Sections

TOP OF STRUCTRUAL SLAB 33.0

37.0

planter section at podiumPR

OPER

TY L

INE