503 on Tenth is pre-leasing now!
503 on Tenth sits squarely in the heart of Buckman Innovation Quadrant, Portland’s transit-friendly Central Eastside live/work district that offers the best of the city’s workspace, housing, and services. Located at SE 10th and Stark, it’s just two very walkable blocks from the 808 on Alder currently under construction and soon to be fully pre-leased.
503 on Tenth offers a complementary blend of ground-floor retail and office space, mid-level office space, and top-floor conference and event facilities. It features fully integrated access control for secure laboratory and research space, a bright and open H-layout with maximum workspace efficiency, and lower basement-level parking for up to 130 cars.
Laboratory, bioscience, and research tenants will appreciate the protection and flexibility guaranteed by 503 on Tenth’s IG zoning, as well as its full support for BSL2 labs. Opportunities to occupy entire floors are available.
The Layered Approach
503 on Tenth has been designed with a layered approach to increase systems efficiency and accommodate the unique needs of both operations and administrative users. There are no compromises between the separate functions of both office and research space.
503 on Tenth’s basement-level parking accommodates 130 vehicles via a lift parking system and secure automated stalls.
Ground level
Ground-level retail spaces take advantage of the high volume of foot traffic common to the extremely walkable Buckman neighborhood.
Lab Levels
The research and lab floors of 503 on Tenth offer robust mechanical capabilities and a full suite of systems to support BSL2 labs. Office spaces can either be integrated into research and lab floors, or occupy entire floors independently.
Office + Conference Level
503 on Tenth’s 10th floor features common conference and event center space that is available to all tenants and provides breathtaking views of downtown Portland and Mount Hood.
Timeline
The projected groundbreaking for 503 on Tenth is Q4 2020, with an anticipated completion goal of Q2 2022.
Lease Terms
Rates on Lab Floors, Creative Office, Building Amenities, and Retail space will be competitive and comparable to market conditions. Contact for more information.
Tenant Improvements
In addition to the following core and shell improvements, the landlord shall provide:
- Rough-In for Make-Up Air and Exhaust Systems
- HEPA Filtration System (HEPA filters on makeup air units)
- Backup Generator
- Suite Electrical Panels by Tenant, not part of Core and Shell.
- Plumbing Rough-In to Suites (Natural Gas Available in Building, Tenants Responsibility to Rough-In to Suite)
- Management of All Tenant Improvements for a Fee
Core and Shell Improvements
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A flat 3-1/2" concrete topping slab over 8" mass plywood structure in most locations ready to receive Tenant's floor coverings with standard floor prep at Tenant's cost. The first level is 8" hollow concrete core panels with 6" concrete topping slabs.
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The north wing of the top floor of the building will be used as a conference center with conference rooms of various sizes. This floor also features two open porches with views of downtown Portland and Mt. Hood.
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Parking for building tenants will be provided at the garage level using automated parking stackers, providing 130 spaces including accessible spaces. The garage level houses building services including, emergency generator, electrical transformers, main electrical room, two loading/delivery bays, garbage and recycling, fire protection water tank, and fire department communications.
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Interior partitions will be complete at building core elements. A fire rated separation from the core lobbies to the tenant suites will be provided by the landlord. A fire rated partition with a pair of 3x7 solid wood doors will be provided by the landlord.
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Tenant standard demising walls to be installed by Tenant and shall be 4" 33 mils metal studs at 24" OC with acoustic batt insulation that fills the stud cavity and 5/8" gypsum board each side.
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Modern destination dispatch elevators serve the building from the garage level to the 10th floor. There will be four elevators one of which is a 5,000# combination service/passenger that can be used for larger lab equipment. The other three passenger elevators have a 3,500# capacity.
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Space conditioning will be provided by multiple air source variable refrigerant flow (VRF) heat pump/heat recovery systems. This type of system is highly e!cient and flexible. One or more small ceiling mounted fan coil units would be provided by tenants and connected to the systems refrigerant piping network. Airflow would be confined to each tenant’s space and not mixed with adjacent tenants. The system would be capable of providing up to 64 zones per floor in each wing/phase. Modular heat pump units would be located on the roof. Refrigerant lines as part of the Core/Shell construction from the rooftop will be routed to small mechanical rooms on each floor in each wing. Tenants would provide the necessary rooftop VRF units and connect to the refrigerant lines installed during building construction. At the tenant’s floor, they would provide the fan coil units with refrigerant piping from the risers.
A dedicated outside air system will be provided to supply tempered makeup air to laboratories that include fume hoods and will also provide outside ventilation air to all occupied areas of the building. This system will include a rooftop makeup air unit supplying air to each floor via central supply air shafts with branches on each floor. This will also be a variable air volume system. A gas-fired boiler system and a cooling tower will be provided on the roof to support the heating and cooling requirements of the makeup air units. -
Laboratory exhaust will be provided by a central system with a main riser duct in each wing connected to rooftop fume exhaust fans. Duct connections from the risers will be provided on each laboratory floor level. The exhaust system will be sized based on (8) six-foot laboratory fume hoods per floor in the south wing area with an additional (6) hoods per floor in the north wing area. Hood exhaust flow is based on 850 cfm per hood with a 75% diversity equating to approximately 5000 cfm per floor for the south wing and approximately 4000 cfm for the north wing. The system will incorporate variable volume controls for energy e!ciency. Tenants would connect to this system as needed.
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Cold and hot water risers will be provided and will also include valved stub outs on each floor for tenant connections. The domestic water system will include a booster pump to provide su!cient pressure at the upper floors. Air source heat pumps water heaters will be provided to serve the building. Sanitary waste and vent and laboratory waste and vent risers will be provided with stub outs on each floor for connection by future tenants.
Chemical waste and chemical vent risers will be routed vertically through the building with stub outs on each floor in both the north and south wings for future connection by tenants. The chemical waste will be routed through an acid neutralization tank and sampling vault in the basement and connected to the building sewer line. -
The fire suppression systems will consist of a complete NFPA 13 sprinkler system for all areas.
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The house loads will be served by multiple panelboards on various levels within each of the two towers, with both 480Y/277V-3ph-4w panels, transformers, and 208Y/120V-3ph-4w panels.
The lab/o!ce tenants will be served by future panels and transformers in each tenant space provided by the tenant, which will be fed from landlord sub-metered feeders in 480Y/277V-3ph-4w distribution panels on each floor tapped from vertical bus-ducts in each of the two towers. -
A diesel-engine driven 480Y/277V-3ph-4w generator with sub-base fuel
tank will be located in a generator room in the daylight basement on an
outside wall, which will feed a generator-power distribution board to
provide backup power for the Emergency Life-Safety system, the LegallyRequired Standby system, and the Optional Standby system through
multiple automatic transfer switches, as well as the fire pump transfer
switch / controller.
The Emergency Life-Safety system will serve the house emergency lighting
throughout the building, the fire alarm system, with 480Y/277V-3ph-4w
panels, transformers, and 208Y/120V-3ph-4w panels located on multiple
floors in each tower.
The tenant space standby system will serve individual future standby panels
in each tenant space for backup of sensitive equipment such as sub-zero
freezers and environmental rooms, served from 480Y/277V-3ph-4w
panels, transformers, and 208Y/120V-3ph-4w panels located on multiple
floors in each tower. -
Tenant recognizes that the Premises are a B occupancy. The Tenant will
provide an HMIS report that provides for a chemical storage and usage plan
to maintain that B occupancy.