Posts Tagged ‘King Parks’

April 16, 2018 · by Travis Phillips · New Construction, PCRI

Rendering of King + Parks Apartments, as viewed from NE Highland Street looking east.

During the past several months, PCRI been working to secure additional financing resources to advance the development of the proposed King + Parks Apartments. Federal corporate tax reform reduced the value of private investment in the development, necessitating additional sources of capital.

Although development activity has been paused while PCRI confirms financing for the development, neighbors and passers-by may noticed activity on or around the site. Current construction activity is related to the city’s sewer repair projects. Sewer line construction on NE Rosa Parks Way is scheduled beginning Friday, April 20 for approximately one week. Additional activity on the development site is focused on equipment and materials related to other sewer repair work. More information about sewer repair status can be found here: https://www.portlandoregon.gov/bes/72103.

For development of the King + Parks Apartments, PCRI is targeting summer 2018 to submit to the City of Portland for building permits and is targeting late fall to begin construction. Currently, design and development plans are still being refined, based on neighborhood and community feedback as well as functional and cost considerations. PCRI and its design team have also been working with community artists and the neighborhood association for concepts that would integrate a Rosa Parks art installation into the building and how this could also potentially provide a stronger statement to the design.

PCRI will continue to provide updates as the design is refined and as the project moves closer to construction. For additional updates and information click HERE.

August 18, 2017 · by pcriadmin · PCRI
King + Parks Apartments, rendering of development as viewed from MLK Blvd. looking south.

King + Parks Apartments, rendering of development as viewed from MLK Blvd. looking south.

During the past several months, PCRI has presented information about the proposed King + Parks Apartments to the Piedmont Neighborhood Association on multiple occasions and with neighboring residents and businesses. In addition to sharing information, we have listened to diverse feedback and have worked to incorporate this input into the development, proposed for the property on NE Martin Luther King Jr. Blvd. between Rosa Parks Way and Highland Avenue.

More recently, neighbors and passers-by may have noticed activity at the site. Rest assured, we are not yet beginning construction. Activity on the site is related to the city’s sewer repair projects and is limited to equipment and materials related to sewer repair work (more information about sewer repair status can be found here: https://www.portlandoregon.gov/bes/72103).

For development of the King + Parks Apartments, PCRI is targeting fall 2017 to submit to the City of Portland for building permits and is targeting late winter/early spring to begin construction. Currently, design and development plans are still being refined, based on neighborhood and community feedback as well as functional and cost considerations. Below are some of the themes we have heard from community feedback, as well as some information about how this is informing the future development:

Parking: Interest includes the number of parking spaces to be provided, potential impacts of parking on surrounding streets, and how PCRI will allocate the parking spots.

Although city code requires zero spaces of off-street parking for development of our type in this location, PCRI has applied for a land use appeal to provide 24 parking spaces accessed from the alley. This appeal is currently under review with the City of Portland. It is important to note that PCRI will not be charging residents to park in these spots, which will help ensure residents utilize these spaces before parking on the surrounding streets. PCRI is also in conversation with TriMet to explore opportunities to partner and maximize transit use/minimize vehicle ownership by residents.

Relationship of PCRI’s development with neighboring properties: Interested includes how the design will impact sunlight/shadows, security, and trash pick-up details.

PCRI has reviewed shadow studies completed by our architects early in the design process, which has informed height and other characteristics designed to minimize or altogether eliminate any shadows cast from the building onto neighboring properties. PCRI has also been exploring options to pull the building further away from the existing alley, which will further reduce the impacts to neighboring properties. Lighting along the alley will help aid security and is being designed to minimize any spill-over to adjacent properties. Security cameras are also proposed at key locations to help ensure security but will be placed to avoid any direct lines of sight into residences.

Additionally, PCRI has designed the waste room as an enclosed and secured space in a central location for pick up – along the alley near Rosa Parks Way. Trash collection for existing properties is already provided along the alley south of the site; collection at the new development is expected to be coordinated with the existing mid-day schedule.

King Parks Rendering_Page_1Building Design and Rosa Parks Art: The neighborhood association expressed interest in what aspect of the design might act as a statement piece or what will differentiate the design from other buildings along MLK and in the neighborhood. The neighborhood association also noted interest in working with PCRI to integrate a Rosa Parks art piece into the project.

As with any project, PCRI seeks to balance design options within the various requirements of the project. This includes Community Design Standards laid out by the City which provide specific and prescriptive requirements our design must follow. Portland Housing Bureau and other funding sources also have additional provisions we must meet. While this limits PCRI’s flexibility in the building’s design and size, we are committed to continuously evaluate how the building’s design can respond to neighborhood feedback. This includes moving the building away from the alley and highlighting design elements on the MLK Blvd. façade. PCRI has worked with the architect to select additional perspectives to provide views of the building and has shared drafts of these perspectives with the Neighborhood Association (also pictured above and right).

PCRI and its design team have also begun brainstorming options for integrating a Rosa Parks art piece into the building and how this could also potentially provide a stronger statement to the design. The architect has been discussing with the city planner how these ideas interplay with Community Design Standards and PCRI will continue engaging the neighborhood association in discussing options for the art piece.

PCRI will continue to provide updates as the design is refined and as the project moves closer to construction. For additional updates and information click HERE.

April 27, 2017 · by pcriadmin · Featured, Pathway 1000, PCRI
King + Parks Apartments. Rendering: Merryman Barnes Architects

King + Parks Apartments. Rendering: Merryman Barnes Architects

On April 7, the State of Oregon Housing Stability Council voted to approve Low Income Housing Tax Credits (LIHTC)  for PCRI’s King + Parks affordable rental housing development. The LIHTC commitment provides the equity investment that is a core piece of financing for the new 70-unit apartment community.

The PCRI-led team was chosen by Portland Housing Bureau in 2016 to develop the site at the corner of NE Martin Luther King Jr. Blvd. and Rosa Parks Way, less than a block from PCRI’s main office. The new construction development will include 70 apartments, 50 of which will have two or more bedrooms. All apartments will be restricted to serve households earning less than 60% of area median income (AMI, currently just under $44,000 for a family of four). Section 8 vouchers will provide rent assistance for 20 units reserved for families earning less than 30% AMI.

PCRI and its development team are beginning focused outreach to neighbors and community members to share details and gain feedback. The development is anticipated to submit for building permits in fall 2017 and to begin construction after the New Year.

King + Parks Apartments courtyard entrance. Rendering: Merryman Barnes Architects

King + Parks Apartments courtyard entrance. Rendering: Merryman Barnes Architects

In partnership with Merryman Barnes Architects, PCRI has developed initial designs for the property that include a U-shaped building surrounding a central courtyard (pictured below). The completed building will feature on-site management on its ground floor, along with a community room and secure bicycle storage. Off-street parking is envisioned along the west side of the property, accessed by the existing alley.

In alignment with goals of PCRI’s Pathway 1000 initiative to mitigate displacement, the apartments will utilize a geographic preference policy developed by Portland Housing Bureau to provide leasing priority for current and former residents of North and Northeast Portland who have been negatively impacted and/or displaced by prior public action and investment. For more information about the preference policy, visit the Portland Housing Bureau website.

Contracting and hiring opportunities for the development are intended to benefit local business, especially minority- and women-owned firms. For more information about the development or to stay informed about contracting or employment opportunities, please sign up for our mailing list (check the box for King + Parks for information specific to this project).

The project’s budget is currently estimated at approximately $24 million. LIHTC equity is preliminarily estimated at $12.8 million and private debt is estimated at $4.8 million. Formal details of the tax credit equity and private debt will be confirmed in a Request for Proposals to be issued in Summer 2017. Through a competitive application process, the City of Portland Housing Bureau (PHB) has reserved $4.5 million in Interstate Urban Renewal Area funds to loan to the project. PHB will also grant the land to the project.

August 1, 2016 · by Travis Phillips · New Construction, PCRI

King + Parks Apartments

Conceptual Rendering of King + Parks Apartments. ©Merryman Barnes Architects 2017

Frequently Asked Questions
Updated May 25, 2017 (previously updated April 27, 2017)

In spring 2016, the Portland Housing Bureau selected Portland Community Reinvestment Initiatives, Inc. (PCRI) in partnership with Colas Construction and Merryman Barnes Architects to develop land owned by the City of Portland at the corner of NE Martin Luther King Jr. Blvd. and Rosa Parks Way. The project design is under development, but answers to many common questions are provided below. If you have questions not answered below, please email Travis Phillips or call (503) 288-2923 ext. 116.

Q: How can I stay informed about the project?
A: To stay informed, we recommend signing up for our e-news. Be sure to check the “I’m interested in” box for King + Parks news. The project team anticipates attending and/or hosting community meetings as the development’s design progresses. Dates for community meetings will be posted on PCRI’s website and shared via our e-news, in addition to other media.

King Parks Apartments: Proposed Site Plan

Q: How many apartments will there be and what size? How big will the building be?
A: In their Request for Qualifications (RFQ), Portland Housing Bureau stated a preference for developments that maximized use of the site and included family-sized rental units, meaning two or more bedrooms. While the project design is still being developed, current designs include 70 units, with the majority of these apartments having at least two bedrooms. Initial designs are for a four-story building along Martin Luther King Jr. Blvd. and Rosa Parks Way, similar in height to a building one block north. Where the new development meets existing residential homes to the west, the building will step down to three stories.

Q: How much will the rents be?
A: The completed development is intended to be affordable to households earning at or below 60% of the Area Median Income (AMI). Some rents will be set to be affordable to families earning 60% AMI, while other units will be reserved for families with lower incomes. The exact mix of affordability and unit configuration is still to be determined, however.

Some subsidized units may be available to households earning at or below 30% of AMI, in which case, monthly rent will be set at approximately 30% of a household’s income. Applicants must meet income restrictions established by the City of Portland’s Housing Bureau. More information can be found on the Portland Housing Bureau website.

Conceptual Rendering of King + Parks Apartments. ©Merryman Barnes Architects 2017

Conceptual Rendering of King + Parks Apartments. ©Merryman Barnes Architects 2017

Q: How do I get on the waiting list?
A: A waiting list is not yet available. It is expected that a waiting list will open a few months before construction is complete. To stay informed, we recommend signing up for our e-news. Be sure to check the “I’m interested in” box for King + Parks news.

Q: When will construction start and how long will it last?
A: After a final design has been confirmed, the project will be submitted for city building permits. Construction will start after the building permits have been approved, currently estimated to be mid-2018. We anticipate construction will take approximately 14 months, with completion and resident move-in expected in 2019. This schedule is subject to change as design progresses.

Q: Who will live in the new building?
A: PCRI residents come from all walks of life. They are your cashier at the grocery store, your nurse at the doctor’s office, your bus driver, or the EMT in the ambulance which passed you on the road recently. Many residents (like Rachel, Betty and the Shaw family) utilize the stability of their PCRI home as a stepping stone to homeownership. For the new King + Parks apartments, PCRI anticipates establishing a waiting list separate from our other properties. In an effort to mitigate forced displacement from rapidly-changing neighborhoods, current and former residents of North and Northeast Portland may receive waiting list priority. Additionally, PCRI has agreed to utilize a preference policy established by Portland Housing Bureau, which is still in draft form (when available, we will post additional information and a link to the Housing Bureau’s policy).

PCRI embraces Fair Housing standards and strives to go above and beyond these standards to ensure equity and opportunity for all residents. PCRI is planning to host pre-leasing assistance for prospective residents several months prior to project completion in order to help prepare applicants and resolve potential barriers to tenancy. Applicants will be subject to third-party background checks. As with other PCRI homes, our leases detail expectations that all residents maintain our high standards of property maintenance and neighborly behavior.

Conceptual Rendering of King + Parks Apartments. ©Merryman Barnes Architects 2017

Conceptual Rendering of King + Parks Apartments. ©Merryman Barnes Architects 2017

Q: How will this impact my property?
A: Developing a high-quality building will improve the appearance of the neighborhood by improving a currently-vacant lot. Professional landscaping and maintenance will ensure the building remains attractive for the long term. Aside from short-term inconvenience from construction, the new building is expected to have a positive impact on the neighborhood. The design is intended to be responsive to the existing neighborhood, balancing the need for more housing with the scale and feel of the surrounding neighborhood. In addition, a community room situated on the ground floor at the corner of M L King Jr Blvd and Rosa Parks Way is anticipated to be available for community members to reserve and use (details regarding availability are to be determined and may change over time).

Q: How much parking will there be?
A: Details about the amount of parking that can be accommodated on the site is still being evaluated as our project team seeks to find a balance between developing the site efficiently and cost-effectively while minimizing impacts to the existing neighborhood. Preliminary designs include 24 off-street parking spaces, even though current City of Portland zoning code does not require parking for affordable housing development at this location. The project team has considered underground and/or structured parking, but determined that the cost of developing such parking is prohibitively expensive and would not be consistent with our goals of prudent use of public funding. PCRI is also exploring partnerships to incentivize transit, car-sharing, and bicycle use among residents, as well sharing parking with adjacent businesses in order to further reduce parking needs and impacts.

July 22, 2016 · by pcriadmin · Featured, New Construction, PCRI

PCRI is excited to announce a new rental housing development which will serve low-income families in Northeast Portland. The PCRI-led team was chosen by Portland Housing Bureau earlier this year to develop the site at the corner of NE Martin Luther King Jr. Blvd. and Rosa Parks Way, less than a block from PCRI’s main office.

Conceptual Rendering of King + Parks Apartments. ©Merryman Barnes Architects 2017

In partnership with Merryman Barnes Architects, Colas Construction and Cascade Management, PCRI is currently developing designs for the property, envisioning a U-shaped building surrounding a central courtyard (pictured below). Initial designs include one-, two- and three-bedroom apartments serving households at a variety of income levels. The completed building is expected to feature on-site management on its ground floor, along with a community room and secure bicycle storage.

Conceptual Rendering of King + Parks Apartments. ©Merryman Barnes Architects 2017

Design development is currently underway. Construction is estimated to begin in spring/summer 2018, with completion in 2019. When completed, the apartments will utilize a geographic preference policy administered by Portland Housing Bureau to provide leasing priority for current and former residents of North and Northeast Portland who have been negatively impacted and/or displaced by prior public action and investment. For more information about the preference policy, visit the Portland Housing Bureau website.

Contracting and hiring opportunities for the development are intended to benefit local business, especially minority- and women-owned firms. For more information about the development or to stay informed about contracting or employment opportunities, please sign up for our mailing list (check the box for King + Parks for information specific to this project).

Answers to some of the most commonly-asked questions are listed HERE and will be updated throughout the project. Sign up for our mailing list (and check back often) for more information.

Conceptual Rendering of King + Parks Apartments. ©Merryman Barnes Architects 2017