Forever Unbuilt: The Cascadian and Lloyd District Housing

A few years ago Enterprise Development planned a two-building condo project in the Lloyd District. The first, Cascadian Court, was completed in 2001. Designed by Sienna Architecture, the nine-story metal and glass building on Northeast Holladay (a half-block east of Martin Luther King Boulevard) was a pioneering effort that succeeded architecturally (it’s well scaled and proportioned) but may have been a little too far ahead of its time when it came to housing in the Lloyd District. I don’t think it’s ever been fully occupied.

The second phase of the project, called simply The Cascadian, was to be a much larger tower sitting right on MLK at Holladay on a three-quarter block. I was told it originally was to be 27 stories, but I later read it was planned at 17. Either way, Enterprise could never quite make it happen.

The Portland Development Commission ultimately purchased the site, which lies within the Convention Center urban renewal area, from Enterprise, with the intention of selling it back after Enterprise secured financing (this presumably would free up the developer’s capital and keep the project from falling through). But recently, after waiting a few years on Enterprise, PDC essentially gave up and now has decided to sell the site.

Because of the upcoming headquarters hotel and Vanport Square projects, PDC doesn’t have the resources to hold on to the Cascadian site any longer, project manager Heather Hansen told me. So PDC is abot to issue a request for proposals from private developers, which they hope will invigorate the slow residential marked there in addition to saving the agency some money.

The RFQ will require that the project be a mixed-use condo. But many other sought-after features—such as a mix of income ranges for the units or sustainable design and construction practices—will only be listed as “desirable” by PDC and not explicitly required. That’s largely because the agency is not going to offer any tax-increment subsidies.

For all the condo building that’s been going on, it’s a real shame The Cascadian as we know it will presumably never be. The height was perhaps overly ambitious, but Sienna’s design work (at the hand, I believe, of the ultra talented Jeff Lamb, who has long since left the firm and is now working with BOORA) was excellent. And this project, because of its greater scale and presence on MLK, indeed might have jump-started housing in the Lloyd.

Hansen told me one of the developers being considered for the property’s sale has expressed some degree of openness to reworking the original Cascade design, but it’s all just talk at this point.

There will presumably still be a condo on this site in the relatively near future, and that’s good for the Lloyd District. But will a different building by a different developer fare better? I’m wondering whether The Cascadian’s stagnation was due more to the neighborhood, the downturned economy of 2001 (and beyond), or the building.

And with the ambitious Lloyd Crossing plan gaining considerable acclaim and media attention for its attempt to green the entire multi-block area, how might the momentum be affected by a big building at the former Cascadian site that isn’t sustainable?

It just goes to show that even today you can’t assume every housing project in or near the central city will be successful, even the attractively designed ones. Keep your fingers crossed that PDC both receives and chooses a good candidate who recognizes the marketability of an efficient, well-designed and constructed piece of architecture.

Comments

[ccl]

I appreciate you bringing attention to the Lloyd District. The district sits 100' higher than downtown and South Waterfront...meaning my 3rd floor unit in Cascadian Court is about at the same elevation as the 16th floor of the Merriweather (which I can see growing everyday). In short, we are in desperate need of more neighbors to help our very active HOA further its neighborhood building ambitions.

[Bob R.]

Was the slow sales rate on the first Cascadian building partly due to an inattentive realtor?

I remember a period of weeks where the billboard on the corner of Holladay and MLK had actually fallen over and no one had fixed it. It was actually intruding partially onto the sidewalk on MLK.

(One day I vowed to get off MAX at 7th and drag the damn sign off the sidewalk myself, to find that someone else had finally had enough as well...)

That building should have sold faster... it was attractive, ideally located for transportation (whether you preferred car, bus, or rail), near lots of shopping, had a nice (but small) park next door. Just not much nightlife in the immediate area, I suppose.

And another thing: If they had leased that coffee shop space sooner (even at a temporary loss), perhaps that would have inspired a few additional buyers.

Just my 2 cents.

Bob R.

[back jog]

They should build a single family home on that spot. With a great yard for children to play.

[ccl]

I do not believe it filled up that slowly. I believe we are spoiled by the Pearl and South Waterfronts presales. It took a long time for the five Penthouses to fill. The final one to be occupied has been going through a Jeff Lamb designed interior construction (which takes some time). Besides the penthouses, the other 54 units sold rather quickly, some turning over several times now. I think the problem is the lack of "buzz" concerning the Lloyd District. I think Lloyd Crossing is a great start. I hope the city and the local stakeholders stay focused and move towards that goal. I hope all is needed is one great project that DOES fit in with the sustainable Lloyd Crossing plan. It will be a great neighborhood, but we need more "buzz".

[the crow]

lets hope that the buildings at Lloyd Crossing will try to push the level of design as the Cascadian did, and not be something as bland as the rest of that area. The Cascadian is a refreshing form, could use the second phase to really make it work, but it is hard to overlook how the quality of the building lacks sophistication when you get closer to it. the building is riddled with bad details, poor layout, and clumsy resolution to simple things like getting onto a balcony without slamming the door into the guardrail. i like the form, and like even more the guts it brings to what should be a hot property in portland, but i think others hit on it. it is about making a place out of the area. A market, living and entertainment venues - something to "mix it up". It could take something in between in scale of the convention center and the office park with strip commercial that it is today.

[allen]

The latest design for the Cascadian has been designed by BOORA with Jeff Lamb. The density is the same as the original tower although the height is lower. The new tower was designed to fit with the existing Cascadian Court.

[ccl]

Don't hold your breath...the new "jeff Lamb" designed Cascadian is a conceptual sketch. Although a rigorous study, it does not represent what will be built unless they get a developer involved that wants to build exactly that. I hope they do, but it looks like anything could be built...(hold your breath)...even that hideous salmon and maize colored monstrosity on NE broadway.

[Nate]

While I actually love the location and the exterior of this building, unfortunately the interior of this project is not of the same quality or standard.
The Cascadian sales languished due in part to the lowering of the quality for this project. The building was "value engineered" to death so the finishes seem "cheap" and the units seem small for lofts. The ceiling heights are not what one would expect in a loft and the lack of onsite parking doesn't help either. Additionally the lobby space here is perhaps the starkest, tiniest space of it's kind in the City of Portland.
Look at how sales have been in inner SE with the other high quality loft projects and you may see that the problem here is not location but perceived value

[ccl]

It sounds like you live at Cascadian Court as well. The ceiling heights are not quite what they could be, but the idea behind the short ceilings is pretty innovative. The building is constructed with PT concrete slab floors only measuring 7" in depth. With a decreased floor to floor height and the thin slab, the developer was able to add one entire extra floor under the 75' height limit (above that is considered a high-rise with its own set of codes). This with the cheaper finishes, helped the developer keep the prices very low...originally started at $78k to fit in with PDC's mixed income initiative. Because the prices were so low and appreciated so quick, many residents have ripped out their cheaper finishes and replaced them with high quality finishes and installations. The lobby is stark, but a new lighting design would change that quickly.

[josh reiter]

Slow sales? Realtor did a poor Job? are you kidding me? I sold all but a few of the Penthouse units which were sold as shell space and a more difficult price point for the emerging neighborhood(in about 12 months of active marketing!) Next time do your homework before you throw bs around Bob R. Sorry about the sign, it sounds like it really ruined your day.

Realtor
Josh Reiter

PS, in less than a year I sold a unit I purchased for an investment at $62,000 profit.

[impressed]

Josh, flaming people on the web is not the best advertisement for your business. You could have put your message across in a much more professional way.

Your website shows you're an experienced realtor, but anyone who had only read your comment here would think you were hot-tempered, snide, and tacky. And who wants to work with someone like that?

So next time, take a breath and think about how you would like to present yourself to a potential condo buyer looking for an agent in Portland. (Someone like me.)

[josh reiter]

I agree I could have been more polite in my response to the uninformed individual posting his oppinion of my performance on this project. Please take into consideration 9 out of 10 prospects that I encountered during the marketing of this project thought it was a loser, and yet it still managed to sell quickly,and prove to be a success. I never doubted the concept of small units with minimal grade cosmetic interior finish "value engineered" pricing. Cascadian Court was a great project to be a part of and the Cyan is an example of this pioneering template taking a foothold in the already proven SW/Downtown market. I'll measure twice and cut once with the defense of my performance in the future. Best, JR