The Alexan

A lot of attention has been devoted lately to the first rental apartment building in South Waterfront: The Alexan, developed by the national firm Trammell Crow Residential. But virtually all the talk has been devoted to the question of whether the project deserves tax breaks. Some argue that tax abatement need not go to such an affluent neighborhood. Others, like myself, believe it's proper considering that this neighborhood was very recently an industrial wasteland.

But enough about the tax issue. Let's talk about the architecture. And while renderings never give a complete sense of a building, I must say I am pleasantly surprised with what I see.

For starters, I was initially skeptical upon learning that "The Alexan" is not really a building but a brand name that Trammell Crow Residential uses for all its higher-end projects. Sounds like "Big Mac" thinking to me.

Second, the building is designed by Ankrom Moisan, a firm most people in town will tell you, I think, that a developer hires for their experience, service and size more than their design acumen.

That said, the renderings included here seem to indicate one of the best buildings Ankrom Moisan has ever done. I see the makings of a simple, elegant apartment building here.

This is not to say, of course, that South Waterfront developers should fall into the same old pattern of hiring the same firms that delivered a host of disappointing architecture in the Pearl District. Remember when developers and OHSU were selling the concept of South Waterfront? Allied Works, Felt Hat and Emmons Architects where their design partners, collectively a more innovative bunch than those who have actually received the building commissions.

Meanwhile, what's the initial verdict from the rest of you on The Alexan?

Comments

[cab]

Again they resort to a Slab block like building. Compare this with what is being built along Vancouver BC waterfront. This basic design produces those deep "cave" units that don't do justice to the location along the waterfront. I was under the impression that SOWA would change the paradigm of Highrise development in PDX. This sure as hell doesn't. It is the same building as the just finished apt tower in the brewery blocks with different color finishes. Why don't the slim "towers" pencil out in PDX as they do in Vancouver? Is it the inability to think outside the "box" of the developers? Architects? or Planners?

[Gene]

Jack Bog and I are worried that the tax abatement is an overpriced joke. Over 800 dollars is low-income? Not enough for the pork they're raking in...

Oh, I do like the architecture though.

[Nate]

The arguments over tax abatements (they are limited to 10 years) is silly. These are large, highly leveraged, complex projects that take a tremendous amount of time and planning to pull off. There is considerable risk to these deals and if it was easy to pull together 30+ million in financing we would all be doing it. The Pearl District didn't just "happen" it took tax abatements, PDC investments as well as the City of Portlands backing for street improvments, the trolley and many of the other amenities that we find so appealing to that neighborhood. To whine about developers making too much money is a knee jerk reaction. As I posted, if it is so easy, step up to the plate and put together a better designed, more affordable, non-subsidized project yourself.

[the crow]

no kidding. putting together projects of this scale do pay the dividends, but it is easy to just gloss over the risks of these ventures, especially given the potential fragile market in housing. as for the architecture - for AMA - you bet it is a step up. The pinnacle was a step up too. it is just too bad they had to design a bunch of crap beforehand that we now have to live with in the Pearl. i think the "pencil" towers work in BC because they are actually TALL. the skin to floor ratio on those things are tight, and if you have to spread that load and make it affordable - it has to be big or expensive. the slab gives you more RSF (in the case of apartments) with less height - this results in a lower price/sf for the renter. i doubt you will get many to pay $2plus/sf for a rental.

[Brian]

I think slowly there is, or will be soon, a growing market for middle or upper-middle class people who would rather keep renting than buy, but have a hard time finding a wide selection of nice rental apartments. I was in Japan last year and saw it's starting there. The only question in my mind regarding The Alexan in terms of demand is "when", not "if".

[the crow]

good point - if that is true, then hopefully the profit margins will move in synch with the market to afford better quality architecture, because certainly the land here does not have the same price or value as somewhere like japan. also if interest rates go up you might find a better deal in rentals.

[Chris McMullen]

Cab nailed it. Where's the innovation? The creative design? The Alexan practically looks like every other building being built in the Pearl. And they'll end up looking as dated as the south Portland apartments in 20 years. To me, the John Ross is the only building with any architectural originality.

And it's even more insulting we're going to end up throwing our hard earned tax-dollars at that thing.

[Brian]

Chris, I understand what you're saying about the design (even though I think it's OK). But it's not that we're devoting our tax dollars to: It's toward the transformation of a blighted industrial area into a high-density urban neighborhood as part of a regional effort to curb sprawl and promote a sustainable, mass transit-oriented community.

[Chris McMullen]

Brian, I encourage you to read Sam Adams' blog pertaining to the Alexan:

http://www.commissionersam.com/sam_adams/2005/08/my_position_on_.html#comments

Jim Karlock has explained in pretty simple terms how Tram/Crowe is making out like bandits: $850/mo. for a 480 SF studio? That's supposed to be affordable? What a joke!

BTW, Schnitzer was ready to sell the SoWa land to many private developers until the PDC & COP decided to grease developers paws in order to perpetuate this "new urbanism" nonsense. That land would have been a thriving, dense neighborhood regardless of tax breaks. Hell, the developers lobbied successfully to *increase* building height. Now why would they do that if they supposedly needed help (ie tax breaks) to build?

Once again I ask; if the buildings are selling out in 48 hours, why are we giving developers tax breaks? The land is desirable, people *want* to live there. We shouldn't spend taxes on new urbanism projects when schools, police, fire and social services are short of funds.

[Ken Bauer]

I agree with the critics of the Alexans design. Very mediocre. So far The John Ross is the only design that meets with the vision. Hopefully, The following designs will be more sleek and futuristic. Two thumbs down on the Alexan design.

[cab]

A while back I remember a few of the big property owners proposed a gated community for this land. Not sure if Schnitzer was involved or not, but that would NOT have been in the best interests of the region.

I was down in SOWA yesterday and I can tell you up close this development is world class. Its amazing what is being built. Maybe many Portlanders are not ready for it, but this communty feels so much bigger then your typical PDX development. On build out its going to push the city into a different league. You can just feel it down there, as a city we are growing up. I expect a lot of people are not going to be comfortable with that change.

[the crow]

True! the city is growing, and the architects, developers and city are learning from this experience. this area in the end will bring a huge amount of tax to the city - income and property taxes. i think the people will get over the Not in My Backyard bent, and the growing pains and realize what an incredible opportunity SOWA will open for the city and surrounding land value - not to mention the pedestrian connectivity between downtown and Willamette Park will be an experience many people will spend their weekends enjoying. thank god we are talking about gated communities, or something as banal as the Riverplace development - apart from the gardens.

[pdx]

"Once again I ask; if the buildings are selling out in 48 hours, why are we giving developers tax breaks? The land is desirable, people *want* to live there."

Those would be the condos that are selling out. Tramwell Crow has said they are willing to scrap this apartment project and build condos instead without tax abatements.

[Scojo]

Who is the General Contractor on the Alexan, who has the skill to build it? It does have some Challenges?

[Erik]

Im the general contractor...muhahaha.

Actually, I work for the GC and I'm currently slated for this project. I won't go throwing names around because I don't know for sure how much of it all is set in stone. We are building the Riverplace towers too though. That should tell you whether we can do it or not.