North Macadam URA: Completed Projects
Portland State Business Accelerator
PDC supported this initiative by coordinating the development of the business and marketing plans. The Accelerator supports start-up technology businesses by providing affordable office space, delivering a variety of support services, and linking participating businesses to selected research and development capabilities of university faculty and students. PDC works closely with Portland Business Accelerator staff to help businesses locate in the facility. The Accelerator is home to about 20 companies, and most recently is undergoing improvements to create new wet lab space to ease a shortage of such space within the bioscience sector for research and product development. The space was made possible as the result of a partnership between the PDC, OHSU and Portland State University (PSU), with input from the Oregon Bioscience Association (OBA).
North of Kelly/I-405
This under-developed upland area is approximately 15.5 acres in size, including right-of-way. The area is bounded by I-405 to the north, I-5 to the east, SW Kelly Avenue to the south and Naito Parkway / First Avenue to the west. With funding from the Oregon Department of Land Conservation & Development and the Oregon Department of Transportation (ODOT) through their Transportation Management Quick Response Program, PDC, with the Bureau of Planning and the Portland Bureau of Transportation, completed a planning study to help identify access, circulation and development issues and propose solutions. Next steps on this plan include working with the National College of Naturopathic Medicine to understand future institutional growth needs and with ODOT to address improved connectivity and access.
South Waterfront: Central District Redevelopment Agreement
To catalyze the implementation of the South Waterfront Plan vision, OHSU and private development partner, North Macadam Investors (NMI), an LLC of investors including Williams & Dame Development, executed a development agreement which establishes roles and responsibilities of the public and private partners for delivering a large-scale redevelopment program that includes new housing, parks and open space amenities, a variety of transportation facilities, research and office space, parking, and affordable housing development. The original Central District Project Development Agreement has undergone amendments to memorialize new commitments between the partners for additional public and private projects.
To date, the following elements of the agreement have been realized: public investment in streets and infrastructure, the Portland Aerial Tram, the extension of the streetcar, new jobs and research space through the OHSU Center for Health and Healing, and the development of approximately 2,000 new units of housing. The neighborhood’s Caruthers Park is anticipated to be completed in summer 2010. Still to be completed under this agreement are the Central District Greenway and development of affordable housing. These catalytic investments have been shown to encourage redevelopment of vacant lands in the district previously unserved by streets, utilities, transit, pedestrian accessways and park amenities.
- Portland Aerial Tram - This transportation amenity has served as a catalyst for the development and expansion of OHSU’s facilities and for development in the district overall. Linking OHSU's Marquam Hill Campus to its first building in the River Blocks, Portland's Aerial Tram transports researchers, students, medical professionals, patients and visitors between Portland's foremost medical institution and its newest development. The tram was funded by $46.5 million from private sources and $10.5 million in public sources including $8.5 million in URA resources. The Portland Aerial Tram started operations in April 2007.
- Portland Streetcar – The streetcar to South Waterfront was extended in two phases south from RiverPlace to Gibbs Street and then to SW Lowell Street. These extensions cost $15.8 and $8.3 million respectively and were funded primarily with federal grants, local funds and URA funds. The Gibbs extension was completed in fall 2006 and the Lowell extension in August 2007. The Portland Burea u of Transportation is completing analysis of a future streetcar connection south to Lake Oswego. The alignment of this future extension is being analyzed as part of the South Portal study, analyzing options for access in and out of the district at its south end.
- OHSU Building One – Center for Health & Healing - This $145.5 million, 16-story, 400,000 sq. ft. building was completed in October 2006 and houses physician practices, outpatient surgery, a wellness center, research labs and educational space. The building is one of the first in the State of Oregon to achieve “Platinum” status under U.S. Green Building Council (USGBC) LEED certification standards. PDC funded $5 million as part of the Development Agreement for tenant improvements for commercialized research space to promote bioscience industry growth. The first two floors contain the Wellness and Fitness Center. The remaining floors provide state-of-the art research space for OHSU scientists and patient care facilities.
- Central District Streets - Public and private street construction to create development parcels that implement the South Waterfront Plan were fundamental tenets of the Central District Development Agreement. Street construction between Gibbs and Lowell Street is complete and additional investment committed for Central District Streets includes a PDC commitment of $3.8 million in URA funds out of a total $6.9 million in total public resources, and another $8.7 million in private investment.
- Meriwether Condominiums - The Meriwether buildings (246-units in double towers stretching 21 and 24 stories tall) are one of several condo developments included in original residential plans for the South Waterfront area. Modeled after the slender towers of Vancouver, British Columbia, the $151 million Meriwether condos were completed in early summer 2006 and achieved LEED Gold certification from the USGBC. The development is entirely privately funded.
- Mirabella Retirement Community – Currently under construction, this 30-story Continuing Care Retirement Community (CCRC) for seniors will offer 224 Independent Living residences, 16 Assisted Living apartments, 20 Skilled Nursing private rooms, and 22 Special Care Memory Support rooms. The building will also have a number of amenities geared towards residents. Construction was completed in 2010. The development is entirely privately funded.
- John Ross Condominiums – With 303 units, this building is the first to reach a 325-foot height maximum allowed in the South Waterfront area. The units were originally offered at prices ranging from $199,000 to $2.2 million (59% of the units sold for $199,000 to $399,000). The roof of the podium is a green roof with a community garden. Completed in 2007, this project was developed by Gerding/Edlen and Williams and Dame Development and achieved LEED Gold certification. The development is entirely privately funded.
- Atwater Place – Located along the river at SW River Parkway and Pennoyer Street, the 22-story tower developed by Gerding/Edlen and Williams and Dame features 10,000 sq. ft. of street-level retail and 212 condos. With its own stormwater management system and “living” roof, as well as water-efficient fixtures and non-toxic interior finishes, Atwater Place is designed to achieve Silver LEED certification. Designed by Portland architect Thomas Hacker, the building was completed in 2007. The development is entirely privately funded.
- Central District Greenway – The first phase of development of the Greenway in South Waterfront will be located in the Central District between Gibbs Street and Lane Street. The City will design and construct permanent improvements to the Central District Greenway to implement the City Council-approved Greenway Development Plan, a design master plan for the entire length of the Greenway in the South Waterfront Plan District. These improvements are budgeted at $6 million in City funding (of which $4 million is in URA funds). Preceding these improvements, developers of the Meriwether and John Ross projects constructed a temporary asphalt pathway (about 800 linear feet) between Gibbs and Gaines Street to provide early public access to the waterfront Greenway.
- Caruthers Neighborhood Park – PDC acquired this parcel from Public Storage of Oregon in fall 2005, and construction of the interim park improvements was completed in 2006. PDC cleaned up low- level contamination to standards that exceed state standards as part of a US Environmental Protection Agency Brownfields grant. The City of Portland’s South Waterfront Plan envisions the district’s parks working together to enliven the neighborhood and stimulate development activity in the area, and to provide for the needs of area residents. The park is named for Elizabeth Caruthers, an early pioneer woman who was one of the first settlers in the southern part of the young city. In 1850, Elizabeth Caruthers purchased the property near the Willamette River. SW Caruthers Street, SE Caruthers Street, and Caruthers Creek in Marquam Gulch also reflect the family's prominence in the early history of Portland. The Caruthers Park includes urban garden, open lawn, and naturalized landscape areas.
- Block 33 Site – This 91,000 sq. ft. super-block in the heart of the Central District is the anticipated site for a future OHSU parking garage to reduce the need for street and surface parking and free up land for other uses. OHSU acquired the rights from NMI to purchase the property from the current owners, and PDC negotiated the purchase of the air rights for affordable housing development. NMI gave up the right to develop affordable housing on Block 33 in exchange for retaining that right on Block 49. Over the past 5 years, PDC also coordinated with OHSU to analyze the feasibility of using the garage as a podium for approximately 400 units of affordable housing. In 2010, PDC and OHSU negotiated an Assignment and Assumption of Rights back to OHSU due to the significant costs and challenges of pursuing affordable housing at this site.
- Riva on the Park –A 22-story, 314-unit luxury rental apartment building with ground floor retail developed by Trammel Crow. The architect, Ankrom Moisan, accomplished a building that achieved a LEED gold certificate. The development is entirely privately funded.
- The Ardea – A development by Gerding/Edlen and Williams and Dame and designed by GBD architects, this is a 30-story with 17,000 sq. ft. of ground floor retail and 323 apartments units. It was completed in 2009 and achieved LEED Silver status. The development is entirely privately funded.
- Block 49 Affordable Housing Site – REACH under agreement with the Portland Housing Bureau will redevelop this block with a mixed use/affordable housing development, including a Veteran’s housing component. Approximately 200 affordable housing units will be produced at a key location fronting the Portland Streetcar alignment. The mid-rise construction will lead to a more cost effective affordable housing project than would be accomplished in a high rise structure. The project will also include retail/commercial space on the ground level.
- Matisse - The building consists of two five-story apartment buildings at Southwest Lowell Street and Moody Avenue. The Matisse’s 272 rental units contribute to the market-rate apartments called for in the Central District Development agreement. Under development by Simpson Housing it opened in 2010. The development is entirely privately funded.
- RiverPlace - RiverPlace originated as 73 acres of vacant and underutilized riverfront land included in the Downtown Waterfront URA in 1979. The area south of Montgomery Street was included in the North Macadam URA in 1999. Over the past 25 years, PDC has invested over $20 million in more than 30 acres of public open space, recreation and transportation infrastructure and caused over $195 million in private redevelopment (dollars listed do not reflect present values). Today the RiverPlace area includes about 700 residential units (406 ownership and 290 rental); 40,000 sq. ft. of commercial office; 26,500 sq. ft. of retail, and over 300 hotel rooms. PDC was awarded a Phoenix Award by the EPA in 2003 for outstanding Brownfield redevelopment by an environmental and community service foundation.
- Residence Inn by Marriott – This $30 million extended-stay hotel project was completed in 2001 through a Disposition and Development Agreement with PDC. The project was successful in achieving the intended objectives of redeveloping a vacant brownfield site, attracting private investment and jobs to downtown, adding to Portland’s hotel room base, and enhancing the City’s tax base.
- 2100 SW River Parkway – This site was originally developed in 1995 through a Disposition and Development Agreement with PDC as a $15 million company headquarters for Pacific Gas Transmission. That organization has since relocated and the building is currently the headquarters of David Evans and Associates, a nationally recognized architecture, engineering, and design firm.
- The Strand – This $110 million mixed-use development features 220 condominium units in three glass and steel towers with ground level townhomes, a waterfront restaurant, retail, live/work space, and a 100 space public parking garage. RiverPlace Partners LLC, a partnership led by Onder Development, purchased the 2.7 acre site from PDC in 2004, and has shared the cost of reclaiming a brownfield site that was once the home to PP&L’s Lincoln Steam Plant. Construction of the complex was completed in 2007.
- South Waterfront Park - $4.2 million of Downtown Waterfront URA funds were spent on this 4-acre park. While the park is located within the Downtown Waterfront URA, its completion in October 1999 was a catalyst to continued development of RiverPlace properties within the North Macadam URA. The park provides open space and recreation opportunities for local and regional residents, and enables people to get close to the river with the only paths to the water’s edge in downtown Portland. Future greenway development in the South Waterfront Plan district will connect to the southern terminus of the greenway trail in South Waterfront Park. The park construction included substantial environmental remediation work, including riverbank stabilization after damage from the 1996 floods funded by a $343,000 grant from the National Conservation and Recreation Service.
- Riverplace Mixed Use Development (Phase 1) – The first phase of the RiverPlace mixed use neighborhood began in 1985 with the 74-room Alexis Hotel (now the RiverPlace Hotel), 190 housing units, two restaurants, 864 parking spaces, the RiverPlace Athletic Club, and a 200-boat marina. The City constructed the waterfront esplanade, two public breakwaters to create space for the marina and floating restaurant, and new public streets.
- Riverplace Apartments (Phase 2) – Completed in 1990, RiverPlace II added 180 rental apartments to the RiverPlace community, 16,000 square feet of office, restaurant and retail spaces, and a public parking garage. Site contamination was discovered during construction of this project, which led to the landmark agreement between PDC and Oregon DEQ under the State’s Voluntary Cleanup Program. This partnership was recognized by EPA with a 2003 Phoenix Award.
- Riverplace Townhomes - This Trammel Crow project completed Phase 2 of the RiverPlace II development in 1995 with the addition of a $16 million, 182 townhomes project. This development contained the first townhomes to be built within the Central City and included live/work units and parking. As with the other RiverPlace area properties, the project is an example of Brownfield redevelopment.