The Portland Design Commission on Thursday got its first look at plans to develop Broadway Corridor‘s Parcel 6 with a 13-story mixed-use tower. The property is located at the northeast corner on Northwest Ninth Avenue and Johnson Street.

This is the second development within the Broadway Corridor Master Plan area to advance. The first, Block 4A, was presented to the commission for design advice last year and recently was approved by city staff, Portland Permitting & Development staffer Staci Monroe said.

The Parcel 6 project is valued at $95 million, according to Portland Permitting & Development.

Mithun is the project’s designer. The team also includes lead developer Related Northwest, co-developer Melvin Mark, and public partner/owner Prosper Portland.

The 140-foot-tall building would be an L-shaped concrete tower atop a three-story podium. The proposal is for 200-plus middle-income residential units for people earning 50 to 120 percent of the area median income. The building would include 4,000 square feet of retail/commercial space on the ground floor, structured parking for 100 vehicles, on-site loading space, and 100 bicycle parking spaces. Plans include the full design and partial development of the Park Avenue alley along the eastern frontage.

A net zero goal is proposed for the project. The southwest-facing L-shaped massing would reduce glazing costs and provide both sunny and shady areas for residents, according to the design team.

Exterior building materials would include metal cladding on the upper tower and brick below. Commissioner Brian McCarter said the differentiation in materials between the tower and the podium is strong and reads as a very simple material palette.

Vice chair Joe Swank said he believes the design of the tower and podium is strong on Ninth Avenue and Johnson Street but along the Park Avenue alley and Kearney Street, the brick and metal do not read as much like a podium. Team members believe the design is working so far on a conceptual level, Mithun partner Heidi Oien said, but they will explore it further. McCarter added that he believes there is good direction and as the design is refined, it will improve.

Active use is required on the ground floor along Johnson Street, where there will be widened sidewalks.

“The ground floor consists of commercial space, lobby, leasing office and back-of-house elements,” Monroe said of the proposal.

Vehicle access will be available on all frontages except for the eastern. There, the Park Avenue alley will be a 40-foot-wide public, pedestrian-only space spanning the length of Parcel 6 (Block 6) and Block 7. A creative space is planned for this area to draw people in, Monroe said; elements could include public art, plants, lighting, and materiality. Mithun is proposing an open, paved space. The design team envisions clusters of trees for shade, Mithun partner Dorothy Faris said.

Plans call for a two-way cycle track on the south side of Johnson Street and a shared bike lane on Ninth Avenue. Vehicle and bike parking would be along the frontages and in a parking garage. The garage and loading area would be accessed off Kearney Street.

The project team is proposing a modification to ground-floor window coverage along Kearney Street, because more than half of this frontage would be garage access, loading space, mechanical space and back-of-house space. The requirement is for 40 percent coverage by ground-floor windows, and Mithun is seeking a 15 percent reduction.

One portion of this frontage would be the bicycle room. The design team should seek a way to include glazing for the room but still ensure it’s private and secure for residents, McCarter said.

For public art, the master plan identifies six potential locations, two of which are adjacent to Parcel 6 – one at the northeast corner of Johnson Street and Ninth Avenue and one in the Park Avenue alley along the parcel’s eastern frontage. Public art is not identified on the proposed site plan; however, the project team plans to begin discussions with the city’s Office of Arts & Culture.

Weather protection is not yet identified in the proposal, but Oien said the team intends to provide something overhead along Johnson Street and could explore other areas if necessary. The commissioners suggested making sure canopies are adequate along Johnson Street and the Park Avenue alley.

If funded, ground is expected to be broken in late 2027.

The team will likely pursue a Type IX design review by staff, Monroe said. However, Type II or Type III are also options.

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The Prosper Portland Board of Commissioners on Wednesday authorized a $750,000 loan to the developer of an approximately 230-unit, net-zero, middle-income housing project in the Broadway Corridor. The loan will pay for a share of predevelopment expenses associated with the development of Parcel 6 on the 14-acre former United States Postal Service property.

The site is at the northeast corner of the intersection of Northwest Ninth Avenue and Johnson Steet. Prosper Portland acquired the USPS property in 2016 and has since secured approval of a master plan, completed site preparation activities, and coordinated with city bureau partners on the construction of public infrastructure and utilities to serve the district.

Related Northwest is developing the project. The team includes ZGF, Mithun, PAE and Walsh Construction.

Apartments will range from studios to three-bedroom units and be for people earning 60-120 percent of area median income, Prosper Portland spokesperson Shawn Uhlman stated in an email. Plans call for inclusion of structured parking and a commercial component.

Prosper Portland was awarded $33.5 million from the Portland Clean Energy Fund (PCEF) for the redevelopment of Parcel 6. Once funding is received, Prosper Portland will add $250,000 to the loan under the same terms and conditions, for a total of $1 million.

The Parcel 6 project is one of the first net-zero developments of its kind via PCEF, Prosper Portland senior project manager Sarah Harpole said.

Wednesday’s action allows Related Northwest to advance predevelopment activities that are necessary for determining project feasibility, a Prosper Portland staff report states.

“The scope of work will move Related and their team through conceptual design and schematic design, some early environmental assessment work, geotechnical work, some market analysis, and most importantly, some updated construction pricing,” Harpole said.

The project is estimated to cost approximately $130 million, but the predevelopment process will help the team refine the numbers and create greater certainty, Uhlman stated.

Another Broadway Corridor project, led by the Portland Bureau of Transportation, is under construction to extend Northwest Johnson and Kearney streets. Johnson Street will serve as the heart of the district and include wide sidewalks. Construction of the street extensions is scheduled to finish in late 2026, Harpole said.

Meanwhile, a 14-story, approximately 230-unit affordable housing proposal is still in predevelopment. Home Forward and the Urban League of Portland are developing that project for Parcel 4A, directly south of Parcel 6. Apartments are expected to range from studios to three-bedroom units.

The Parcel 6 project is on a similar timeline as for Parcel 4A; both buildings are projected to open to residents in late 2028.

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Founded in 1907, Stoel Rives remains Oregon’s largest law firm with a real estate practice dating back 140 years.

As Oregon confronts its housing crisis, the firm has emerged as a pivotal legal force behind major affordable housing developments across the state. It recently represented Related Northwest in a transformative 13.7-acre redevelopment project in Milwaukie. The multi-phase initiative will convert low-density, single-family homes into a 500-unit affordable housing neighborhood with parks and common areas. Stoel Rives also continues its two-decade partnership with Home Forward, Oregon’s largest affordable housing provider. For rural communities, Stoel represented Chisman Development in financing five affordable housing projects last year, including the 100-unit Cypress Hill Apartments in The Dalles, Cascade Locks and Reedsport.

The firm’s work on the Portland Art Museum renovation project prompted Gareth Nevitt, chief financial officer with PAM, to nominate the firm for All-Star recognition. Stoel represented PAM on the construction and development of the project, which adds nearly 100,000 square feet of exhibit and public space. It is one of the largest capital investments in the arts in Oregon’s history. Stoel attorneys assisted PAM on drafting and negotiating the construction contracts for the new building and spaces, and they continue to assist with change order negotiations and ongoing construction-related issues.

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Crews have broken ground on a 144-unit affordable housing complex in Washington County.

Related Northwest‘s Terrace Glen Apartments will be in Metzger, a census-designated place near Washington Square. The project – the developer’s first in the suburban county – is being paid for in part with Metro housing bond dollars.

There will be a couple of four-story buildings around an inner courtyard. Apartments will range from studios to four-bedroom units. Rents will be from $483 to $1,408 per month.

Terrace Glen will be the fourth affordable housing project in Washington County to benefit from the Metro bond. The funds are administered by the county’s Housing Authority.

“It’s affordable housing projects like Terrace Glen that alleviate the burden of housing instability and increasing rent costs for our community members,” Washington County Board Chairwoman Kathryn Harrington stated in a news release. “Terrace Glen is going to make a big difference in the lives of 144 families.”

Related Northwest is part of New York-based real estate giant Related Companies. Related Northwest has previously worked with partners such as Central City Concern and the Portland Housing Bureau. Related has previously completed Cedar Commons in outer Southeast Portland. Crescent Court Apartments is on track to wrap up in Southeast Portland in May and Cathedral Village Apartments in St. Johns is set to open in late summer.

“With the lack of supply of affordable housing, we are proud to be able to bring such an integral development to the community of Tigard,” stated Ann Silverberg, CEO of Related Northwest.

Terrace Glen pairs housing with on-site services. The Immigrant and Refugee Community Organization will support self-sufficiency, EngAGE Northwest will provide arts education to the multigenerational population and HomePlate Youth Services will provide services to homeless youth between 18 and 24 years old.

Walsh Construction is serving as general contractor for Terrace Glen. C2K Architecture designed the development. GLI Advisors is managing construction.

In addition to the housing bond, financing is being provided by Citibank, US Bank, Metro (via its Transit Oriented Development Program) and Oregon Housing and Community Services.

Construction is scheduled for completion in June 2023.

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Construction crews have broken ground in Portland’s St. Johns neighborhood on a 110-unit affordable housing development. Cathedral Village will house low and very low-income families as well as people either chronically homeless or at risk of homelessness.

The four-story building is being erected on a 1.2-acre lot at 8614 N. Crawford St. The site is within walking distance of Cathedral Park, grocery stores and retail outlets.

Related Northwest and Catholic Charities of Oregon are co-owners of the project. MWA Architects is the architect, and LMC Construction is the contractor.

The building will hold one-, two-, and three-bedroom units ranging from 384 square feet to 1,051 square feet. It will also feature a community room with a kitchen, a shared laundry, a teen room, a courtyard with a barbecue area, a “tot lot” with a garden for children, and bicycle parking.

The building’s exterior will be a brick skin with metal cladding; an art installation will be added to the panels facing Crawford Street. The building’s other side will have views of the St. Johns Bridge.

“I think it’ll be a handsome building when done,” said Stef Kondor, vice president of development at Related Northwest.

The location was selected as part of an effort to ensure there are affordable housing opportunities throughout the city, said Travis Phillips, director of community development and housing at Catholic Charities.

The COVID-19 pandemic hit midway through the design phase, Phillips said, and main elements had already been established. The design team then looked at how to make sure residents would be able to both live and work in their units.

“I think that (need for individual space) elevated this year with the pandemic – the fact that more people are spending more time in their individual spaces,” he said.

Many meetings took place, Phillips said, concerning whether a cabinet would be installed in one place, or shelving units would go in another.

Affordable housing units often have limited storage space in individual rooms, Kondor said. A big initiative, she added, was to make sure each unit would have enough pantry and linen storage.

Team members also spent a long time configuring the community spaces, Kondor said. Wi-Fi was included in all of those spaces to make them more inviting and able to facilitate children’s schoolwork.

Catholic Charities will provide residential services and support within the building. It was important for those spaces to be placed near the community ones, Phillips said, in order to encourage face-to-face interactions between staffers and tenants.

A point of emphasis for Kondor, she said, was location of building entry and exit points allowing high visibility to ensure security. The design team used a crime-prevention-through-environmental-design model to make sure residents would feel safe. Landscape and lighting were given special attention. There will be no hidden corners, and security cameras will be placed in all common areas, Kondor said.

The aim of the support services within the building is to help people adjust to living inside if they’ve been homeless. Staffers also will help tenants understand the health care coverage system and how to navigate it.

With Cathedral Park hosting one of the longest-running jazz festivals west of the Mississippi River, music is an integral part of the St. Johns neighborhood, Kondor said. The project team wanted that to be reflected in Cathedral Village with a music room. It’s also working with a local high school to provide an after-school music program for children.

The development’s estimated cost is $37.7 million. Funding is coming from Umpqua Bank, Red Stone Equity Partners, the 2016 Portland affordable housing bond, Oregon Housing and Community Services, The Collins Foundation and the Hedco Foundation.

The project team is adhering to PHB (Portland Housing Bureau) green building standards and aiming for Earth Advantage gold certification.

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PROJECT: Crescent Court Apartments

LOCATION: 11560 S.E. Division St., Portland

SIZE:��2.04 acres (138 units)

START DATE: November 2020

ANTICIPATED END DATE: February 2022

DEVELOPER/OWNER: Related Northwest (administrative general partner), Central City Concern (managing general partner)

ARCHITECT: Ankrom Moisan Architects

CONTRACTOR:��Walsh Construction Co.

SUSTAINABILITY TARGET: Earth Advantage

TAX CREDIT EQUITY INVESTOR/DEBT LENDER: U.S. Bank

OTHER FUNDING: Oregon Housing and Community Services, Enterprise Housing Credit Investments, Multnomah County’s Joint Office of Homeless Services

SIGNIFICANCE OF PROJECT: Located within the Powellhurst-Gilbert neighborhood on 2.04 acres, Crescent Court Apartments will feature 138 affordable housing units for low- and very low-income individuals and families, communities of color, immigrants and refugees. Seven units have been designated as Permanent Support Housing for individuals who are homeless or at risk of homelessness. Plans call for 27 studio, 42 one-bedroom, 45 two-bedroom, and 23 three-bedroom apartments. They will range in size from 416 square feet to 1,028 square feet. Common area amenities will include a community room with a kitchen, a shared laundry space, internet stations, a teen room, resident services space, a playground, and a picnic area with a barbecue. The Immigrant & Refugee Community Organization will provide services to immigrant and refugee families, and after-school care programs will be administered at no cost to residents by the Boys & Girls Clubs of Portland in a designated 1,700-square-foot space. Intensive on-site social services will be provided by Central City Concern. The apartment complex is located on a main thoroughfare served by mass-transit systems. It is near parks and public amenities, including Midland Library, Ventura Park, the Blackburn Center and the East Portland Community Center. Rents will range from $397 to $1,253 per month. A Residual Receipts Loan of $15.6 million is being provided through the Portland Housing Bureau (general obligation bonds).

“Building Blocks” is a new 91��Ƶ feature that spotlights noteworthy projects either under construction or approaching the start of construction. To submit a project for consideration, please visit: djcoregon.com/building-blocks.

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A two-building development that will bring a total of nearly 200 units of affordable housing to Portland’s Powellhurst-Gilbert neighborhood advanced last week, as construction funding was approved for the first phase and notice of a Type II adjustment review was issued for the second.

Central City Concern and Related Northwest are teaming on the phased development of a pair of properties at Southeast Division Street and 115th Avenue. The first phase, the $15 million Division Street Apartments, will include 40 single-room occupancy units and 20 studios. The second phase, the $38.3 million 115th at Division, will include 138 apartments – a mix of studios and units with one, two or three bedrooms.

Both buildings are designed by Ankrom Moisan Architects and will be built by Walsh Construction Co.

Portland City Council last week approved construction financing not to exceed $8.475 million for the Division Street Apartments, at 11332 S.E. Division St. The project is the first of two to be awarded funding through the Portland Housing Bureau‘s 2018 notice of available funding for permanent supportive housing. All 60 low-barrier housing units in the building will rent for $500 per month; 40 will serve homeless individuals with mental health issues, and 10 will be reserved for individuals with severe mental illness.

According to Ryan Hood, a project manager with Related Northwest, the project team is planning to close on the property on May 28 and break ground at the beginning of June. Construction of the three-story building is expected to require about 13 months.

The four-story 115th at Division will rise on a 1.02-acre lot at 11518 S.E. Division St. The new building will feature a large central courtyard and 87 vehicle parking spaces. Shapiro Didway Landscape Architecture is the project’s landscape architect. A Type II adjustment review will address locating vehicle access from a driveway near the property’s southern end, as the Portland Bureau of Transportation will not allow curb cuts on Division Street.

Funding for the project will come from a $258.4 million housing bond approved by voters in November 2016. The development team is hoping to close on the property in late October and break ground shortly afterward, Hood said. Construction is expected to require about 16 months.

The building is primarily intended to serve households making between 30 and 60 percent of the area median income. Seven of the units are to be set aside as permanent supportive housing. The proximity of the building to the Division Street Apartments will allow for residents elevating out of permanent supportive housing units to remain in the immediate community by transitioning to living at 115th and Division. Further, both buildings’ proximity to Central City Concern’s Blackburn Center will allow residents to access that facility’s comprehensive services, which include health care, addiction treatment and employment assistance.

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