The Burnside Blog
A Victory For Infill
An appeal board has upheld a decision by BDS to allow additional height for a Northwest Vaughn Street apartment building designed by Portland’s Works Partnership Architecture. The building was approved earlier this spring, but neighbors appealed the project, which they have very publicly called out-of-scale and out-of-touch with its surrounding fabric. The specific clause in question was the allowance of an additional 15 feet of height, which allows the development to soar to a lofty 6o feet. The appeal board made the right decision.
The project will replace a decrepit one-story garden-style apartment (pictured below) building, energizing the street scape with ground floor retail along Vaughn Street, an underutilized corridor that’s ideal for high-density development.
Other than fear of architecture that doesn’t look like like this, I never really saw what the big deal was. The building is actually four stories shorter than the Montgomery Park building that’s across the street, and certainly outshines the majority of Vaughn Street buildings, which represent a rather sad mix of industrial, retail and generally under-performing properties.
I’m sure that once this building is completed, the neighbors will come to like it. If you remember, Developer Randy Rapaport’s Holst Architecture-designed Belmont Loft building was feared and loathed by neighbors before it was built, but is now almost universally loved. Brian Libby even penned an article for Dwell Magazine on the Belmont Lofts. Works is a talented firm, and I’m sure this project could receive similar attention, which would be good for the neighborhood. That part of Portland could use some attention.
By Matt Rochlin on Tuesday, June 10, 2008 at 05:25PM PDT
The neighbors are annoyed because their concerns are ignored. Vaughn has severe parking congestion and Uphsur can’t support more than another 2 or 3 cars, yet less than one space is provided per unit (in the last specs I saw). New condo owners take the bus? Not all that often.
Also, the designers certainly put more effort (and planned $) into the interior courtyard, which is nice if you live there. It’s easy to see objections to the steel grate/concrete facade the rest of the world gets. Design issues aside, the behavior of the owners to date towards their current tenants seems horrible. They reportedly jacked up rents $200 on the long term tenants. Fair enough, since they were below market rents, but, as the picture above “what is being replaced” shows, they’re not making improvements. I wouldn’t expect them to. Except they were advertising for new tenants! (No kidding. They really were). That just seems dishonest, unless they were informing people they plan to tear the buildings down. Should neighbors expect more respectful treatment than the tenants are getting?
New is more fun than old, and the old that’s there now is certainly a blight, but do people actually like this building? Usually architect mock-ups look like temples in paradise. Even the mocks of this thing make it look like a 60s patchwork warehouse.
By Mike Thelin on Tuesday, June 10, 2008 at 05:44PM PDT
Thanks for your comments Matt. I disagree with you regarding this project’s effect on Vaughn Street congestion. Vaughn experiences a high volume of traffic because it’s a connector to Highway 30. If it’s ever going to be more than a connector, we really ought to be encouraging high-density, mixed-used projects like this one. Cities grow, and we’re all better off if they grow up and not out.
By gadds on Tuesday, June 10, 2008 at 07:25PM PDT
I wonder if the design team will keep the review process open to the neighborhood. It’s probably a good idea, generally, to continue discussions. But, from what I can tell, some of the neighbors are borderline lunatics…even for NW.
I bet we see the exterior change as the design process begins in earnest. It’s very very early and these images are all predesign graphics. Even if the general scheme is in place there is a lot of development yet to happen. I see no Tell the Tale Detail yet.
I also bet Mike’s reference to Belmont Lofts is an apt one, even if enough bad neighbor blood is already spilt.
By gadds on Tuesday, June 10, 2008 at 07:27PM PDT
Mike, I think Matt is more concerned about his parking spot than he is about larger traffic and congestion issues.
By Upshur Street on Wednesday, June 11, 2008 at 11:13AM PDT
Let be the first to say it. I live two blocks from this site, and I love the Works project. To be as eloquent as this conversation allows, Vaughn Street is a piece of shit. No one walks on Vaughn, retail businesses have had trouble surviving, and there are many eyesore buildings. I’m frankly surprised at how stupidly my neighbors have acted regarding this project. If you were so worried about a new modern building next to your precious abode, why the hell did you decide to live in a city. Move to Beaverton or somewhere where cute and crappy rules the day.
The activism that defines the Northwest District Neighborhood Association was born in truly good ideals in the 1970s and 1980s, but they’ve already won their livability battle. Now the battle has shifted and the main question is this: Will young professionals be able to live in the neighborhood? If these phony populists act up every time a mixed-used building is proposed, they’re only hurting the vitality of where they call home. The fight for density is not a pro-developer argument. It’s a pro-city argument. Portland is a great place, and people want to live there. While homeowners are acting within their rights to preserve the look and feel, they’re really only limited the housing supply, which will ultimately make property values rise.
I agree that the neighbors feel they’re acting within the best interests of the city and neighborhood, but what their argument comes across as elitist and arrogant.
By stan on Sunday, June 15, 2008 at 06:59PM PDT
The Thomas Kinkaide(sp?) photo is a low blow.
By billb on Tuesday, June 10, 2008 at 03:48PM PDT
The Nimby’s will never like it , they hate everything new. Except The NW Examiner which supports that pathetic OILCAN HENRY’s. This design appears to bring a refreshing dose of Good Architecture to the City , and I can only say ‘Bravo’