RIVERPLACE

REDEVELOPMENT MIXED-USE DEVELOPMENT

PORTLAND, OREGON

NBP Capital Developer

GBD Architects Inc. Architect
Kengo Kuma and Associates Architect

VISION BOOKLET JULY 28TH, 2017

GBD Architects Incorporated 1120 NW Couch St., Suite 300 Portland, OR 97209 Tel. (503) 224-9656 www.gbdarchitects.com
 NBP Capital | RiverPlace Redevelopment July 28, 2017

RIVERPLACE
Existing condition

The RiverPlace site is approximately 8 acres. It is a premier location in Portland centrally located a block
from the Willamette River, served well by transit (Portland regional MAX system, the streetcar, and bus),
a bike boulevard and access to I5 and I405 freeways.

The neighborhood around the RiverPlace site has many elements of a complete neighborhood with office
buildings, three hotels, both for rent and for sale housing, open space along the Willamette Rivers edge,
great transportation infrastructure and a modest amount of retail. The retail spaces - in particular along
Tom McCall Waterfront Parks Esplanade - suffer during Portlands off season as visibility to the site and
the residential density is relatively low.

Recreation and entertainment opportunities around the neighborhood are focused on nature and being
outside along the Willamette River including cycling, walking and jogging along the waterfront, boating
at the Riverplace Marina, kayaking and swimming from Poets Beach, and dining in the cafes and
restaurants along the waterfront. During the warmer summer months, the waterfront is among the
most densely populated places in the city with some of Portlands largest events hosted nearby like the
Waterfront Blues Festival, the Bite of Oregon, the Rose Festival, and the Oregon Brewers Festival.

The existing buildings developed in the late 1980s - early 1990s were built far below the sites development
capacity with buildings ranging from two to five stories. The urban design of the existing buildings on site
are inwardly focused with the space between buildings primarily designed to accommodate vehicular traffic
and do not support an active pedestrian, urban environment.

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 NBP Capital | RiverPlace Redevelopment July 28, 2017

A REDEVELOPED RIVERPLACE
Demonstration Plan

At approximately 8 acres with an 8:1 FAR, a redeveloped RiverPlace could total 3 million gross square
feet of buildable area. The demonstration plan describes a dynamic mixed-use residential development
with destination quality commercial space, new publicly accessible open space and a fresh design approach
integrating nature in and around new buildings. A redeveloped RiverPlace with heights similar to the
neighboring South Waterfront District offers:

1. AFFORDABLE HOUSING
With a total unit density of 2,500 units, up to 500 of those would be affordable units.

2. EQUITY
The neighborhood is adjacent to one of Portlands best open spaces Tom McCall Waterfront Park. The
demonstration plan uses the site closest to the River not as a buildable site for development, but sets it aside
for a world-class gathering place combining a mixed-use urban environment with nature open and available
to all of Portlands citizens and visitors.

3. VIEWS TO AND THRU THE REDEVELOPMENT

With the increased building heights, the plan demonstrates thinner tower profiles that allow for more
light and air between the buildings and for more views through the site, effectively creating a more visually
porous development.

4. ECONOMIC DEVELOPMENT
The existing development is significantly underdeveloped from its zoning potential and thus possible tax
revenue. The demonstration plan describes a redevelopment that maximizes the publics investment in
existing infrastructure with a 3 million gross square foot, high-density mixed-use development.

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A design collaboration between GBD Architects and Kengo Kuma & Associates

1. CREATE A SENSE OF PLACE
Develop memorable architecture and provide something unique and special.
The redevelopment should result in Portlands Next Great Neighborhood.
4. PREMIER TRANSPORTATION
-..INFRASTRUCTURE
The site is served by Portlands regional MAX system, bus, Streetcar, easy
freeway access, major arterial at SW Harbor Drive, bike lanes, walking paths,
and water access.
RIVERPLACE
Design Guidelines
2. EMBRACE THE RIVER
Take maximum advantage of the unique river side location through visual
and tangible connections. Locate height to look over low-rise buildings to
see the River.
5. A COMPLETE NEIGHBORHOOD
The neighborhood already contains a broad and diverse mix of uses: office
space, for rent housing, for sale housing, hotel visitors, food and beverage
retail, open space along the rivers edge and an abundance of recreation
opportunities. Supplement the neighborhood with additional uses to provide
a truly complete neighborhood: integrate affordable housing and allow for
open space within the sites 8 contiguous acres.
NBP Capital | RiverPlace Redevelopment July 28, 2017
3. STITCH BACK THE URBAN GRID
Understand the importance of RivePlace to the City of Portland, the
waterfront, and adjacent properties. Provide a new development that
weaves into the traditional City of Portland block pattern.
6. FOOD AS A DRAW
The area has two destination restaurants that draw from outside the
neighborhood. The site has a high density of hotel guests as well as a
large number of office workers. Build upon Portlands food culture and
supplement the people already in close proximity to the neighborhood
consider a food and beverage focused market concept.
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 7. Edith Green Wendell Wyatt Feder
SW 2ND AVE 8. Portland Marriott Downtown Wat

SW JA
9. Gov. Tom McCall Waterfront Park

CK S O
10. Kimpton Riverplace Hotel

N ST
11. The International School
SW 1ST AVE
12. River Place Parcel 3 Future Apar
02
08
06 13. River Place Marina
01 14. The Hyatt House Portland
03
15. The Strand Condos
04 PACIFIC
05 HWY W 07
E 16. Residence Inn Portland
SW 1ST AV
17. River Walk Cafe
SW HARBOR DR 18. The Strand East Tower
09 19. Newport Seafood Grill
20. Collaborative Life Sciences Build
I TO PK W Y 11 08
SW NA 10
NEIGHBORHOOD
1. Marquam Gulch
2. Keller Fountain Park
09
3. Pettygrove City Park TRANSPORTATION ROUTES
11 4. Keller Auditorium
SW RIVER PKWY
10 5. KOIN Tower

SW HAWTHORNE BRIDGE
MAX Line
6. Terry Schrunk Plaza
13 7. Edith Green Wendell Wyatt Federal Building
12 8. Portland Marriott DowntownStreet Car Line
Waterfront
9. Gov. Tom McCall Waterfront Park
10. Kimpton Riverplace Hotel
14 15 13 11. The International School Pedestrian Routes
12 12. River Place Parcel 3 Future Apartment Development
13. River Place Marina Bicycle Routes
SW MOODY AVE (FUTURE) ZIDELL BEACH 14 15 14. The Hyatt House Portland
19
15. The Strand Condos
18 19 16. Residence Inn Portland Bus Line
16 17 18 17. River Walk Cafe
16 17 18. The Strand East Tower
19. Newport Seafood Grill
20. Collaborative Life Sciences Building

OFFICE
FOOD
OFFICE
HOUSING FOOD
20 HOTEL
HOUSING
MAR

SE H A
20 QU A
0 100 200 400
HOTEL
800
MB

W T HO
R ID G NEIGHBORHOOD USES AND TRANSPORATION MAP
E

RNE S
A design collaboration between GBD Architects and Kengo Kuma & Associates
0 100 200

T
NBP CAPITAL RIVER PLACE DEVELOPMENT NBP CapitalGBD
| RiverPlace RedevelopmentJULY 27,
ARCHITECTS July2017
28, 2017

TOM MCCALL WATERTFRONT

MARINA DOCK 1

(FUTURE) ZIDELL BEACH

MARINA DOCK 2
NEWPORT SEAFOOD DOCK

POETS BEACH EASTBANK SWIM DOCK

PARKS

(FUTURE) MEADOW PARK GREEN SPACE

RIVER ACCESS POINTS
WILLAMETTE RIVER
(FUTURE) ZIDELL PARK
SOUTH WATERFRONT
GREENWAY PATH 0 100 200 400 800

OPEN
OPEN
SPACE
SPACE
ANDAND
RIVER
RIVER
ACCESS
ACCESS
POINTS
DIAGRAM
MAP
9 1
 RIVERPLACE
CENTRAL CITY 2035 PLAN REDEVELOPMENT
125
Maximum Building Heights

200 150 35
125

The zoning for the site in the CC2035 Recommended Draft Plan is well suited for high-density
development. The base FAR is 5:1 with 3:1 bonus available with Inclusionary Housing; bringing the total 150
allowable FAR for the site to 8:1. As such, to create a dynamic mixed-use redevelopment, additional FAR
is not necessary.

However, the proposed height limits in the CC2035 Recommended Draft Plan of 150 and 200 restrict
the redevelopment options to feasibly achieve the residential density allowed with an FAR of 8:1. The
demonstration plan utilizes similar building height limits common in the adjacent South Waterfront
Subdistrict of Portlands Central City: between 150 and 325. In addition, the plan shows a special
opportunity for a 400 height iconic building within the redevelopment.

The CC2035 Recommended Draft Plan includes new view corridor maps. The purpose of these maps is
to protect specific publicly accessible viewpoints in the City of Portland. In developing the demonstration SOUTH WATERFRONT 125
plan and the proposed maximum building heights, the View Corridor through the site shown on Map 480-
2 in the Portland Zoning code Chapter 33.480 was respected and does not conflict with the identified 325
view corridor. 250
75

Area eligible for height increase

Base height limit for 75 for first

125 feet from top of bank

BASE BUILDING HEIGHTS IN PROPOSED CC2035

A design collaboration between GBD Architects and Kengo Kuma & Associates
 NBP Capital | RiverPlace Redevelopment July 28, 2017

RIVERPLACE RIVERPLACE
REDEVELOPMENT REDEVELOPMENT
125
400 ICON OPPORTUNITY

200
250
150
35 325
325 125

150
150

SOUTH WATERFRONT
*
125

250
75
** *
CC-SW61

Area eligible for height increase

*
Base height limit for 75 for first
125 feet from top of bank

BASE BUILDING HEIGHTS REQUEST IN RIVERPLACE SCENIC RESOURCES PROTECTION PLAN VIEW CORRIDORS WITH HEIGHT RESTRICTIONS
11
 400

325
325

250
100 200
250

150

100 150 200 250 325 400 325 250 200 150 100

DEMONSTRATION PLAN BUILDING HEIGHT DIAGRAM

A design collaboration between GBD Architects and Kengo Kuma & Associates
 NBP Capital | RiverPlace Redevelopment July 28, 2017

VIEWS
THROUGH
SITE

DEMONSTRATION PLAN VIEWS THRU SITE DIAGRAM

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 RIVERPLACE
REDEVELOPMENT

WATERFRONT PARK
BOWL

ESPLANADE
PA R K
RONT
WATERF
PORTLAND STEPS

SOUTH WATERFRONT
PARK

RIVERPLACE MARINA

POETS BEACH
WILLAMETTE RIVER

URBAN NATURAL DESIGN CONCEPT DIAGRAM

A design collaboration between GBD Architects and Kengo Kuma & Associates
 NBP Capital | RiverPlace Redevelopment July 28, 2017

DOWNTOWN

RIVERPLACE
REDEVELOPMENT
SOUTH WATERFRONT

GREEN LOOP WITH RIVERPLACE DEMONSTRATION PLAN

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 VIEW OF PORTLAND STEPS
A design collaboration between GBD Architects and Kengo Kuma & Associates
 NBP Capital | RiverPlace Redevelopment July 28, 2017

VIEW LOOKING EAST TO WILLAMETTE RIVER FROM PORTLAND STEPS

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 VIEW NORTH FROM MAX
A design collaboration between GBD Architects and Kengo Kuma & Associates
NBP Capital | RiverPlace Redevelopment July 28, 2017

VIEW NORTHWEST
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 AERIAL VIEW LOOKING WEST
A design collaboration between GBD Architects and Kengo Kuma & Associates

SITE B
TOTAL 578,030 gsf
HOUSING UNITS: 488 Units
PARKING STALLS: 365 Stalls
SITE C
TOTAL AREA: 370,328 gsf
HOUSING UNITS: 371 Units
PARKING STALLS: 96 Stalls
SITE D
TOTAL AREA: 322,326 gsf
HOUSING UNITS: 268 Units
PARKING STALLS: 182 Stalls
DEVELOPMENT SUMMARY OF DEMONSTRATION PLAN
NBP Capital | RiverPlace Redevelopment July 28, 2017
SITE A2
TOTAL AREA: 878,200 gsf
HOUSING UNITS: 726 Units
PARKING STALLS: 559 Stalls
SITE A1
TOTAL AREA: 851,150 gsf
HOUSING UNITS: 764 Units
PARKING STALLS: 406 Stalls
SITE E
TOTAL AREA: 0 gsf
HOUSING UNITS: 0 Units
PARKING STALLS: 0 Stalls
TOTALS
SITE AREA: 349,741 gsf
PARKING: 1,608 Stalls
HOUSING: 2,617 Units
TOTAL DEVELOPMENT: 3,000,034 gsf
ABOVE GRADE AREA: 2,797,928 gsf
FAR: 8.0
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AGUSTIN ENRIQUEZ V
agustin@gbdarchitects.com
(503) 224-9656

GBD Architects Incorporated 1120 NW Couch St., Suite 300 Portland, OR 97209 Tel. (503) 224-9656 www.gbdarchitects.com