Oregon Convention Center:
Martin Luther King, Jr. / Alberta

King/Parks Redevelopment Project

Project Overview

On April 10, 2006 PDC released request for proposals (RFP) #05-39 seeking proposals from qualified developers for the purchase and redevelopment of an approximately 34,000 square foot site at the intersection of NE Martin Luther King, Jr. Boulevard (“MLK”) and NE Rosa Parks Way, in the Oregon Convention Center Urban Renewal Area (“OCCURA”).

PDC acquired the Property in stages between 2002 and 2004 to help facilitate the implementation of the goals of the Albina Community Plan, the MLK Development Opportunity Strategy, and other plans and strategies.

Because of the Property’s location at a key redevelopment node on the MLK Corridor, PDC sought development concepts that could enliven the area with a relatively dense mix of uses both residential, either rental or ownership or a combination of both, and ground floor retail and/or office space. The RFP required that any project should achieve the dual goals of increased street level activity and the provision of housing, including an affordable housing component.

rendering PDC received a single response to the RFP, that from Piedmont Community Developers (PCD). At the time PCD proposed to build a four story (three floors over one floor) mixed-use building. The conceptual program included 51 residential condominium units and approximately 10,000 square feet of ground-floor commercial space.

Original PCD conceptual rendering.

Conceptual rendering of Phase 1

As the real estate market and particularly that for condominiums declined around 2007-2008, PCD began to rework its original concept. The current proposal (see images at left and below) calls for a scaled-back development with a total of sixteen residential townhomes and eight live/work units in two phases. In the current proposal, all units will sit on individual “fee simple” lots. In partnership with Proud Ground (formerly the Portland Community Land Trust), all sixteen townhouse units will be permanently affordable to families earning 80% of area median income or less [http://www.portlandonline.com/phb/index.cfm?c=50010] Subdivision of the property was approved by the City of Portland March 21, 2011 Construction is tentatively scheduled to begin in Fall 2011.

Diagram
King/Parks Site Plan highlighting Phase 1

Resources and Publications

Subdivision Approval
Request for Proposals (RFP)
RFP #05-039, Piedmont Place Phase II

RFP #05-039, Attachment B (Excel spreadsheet, 90 kb)
Development Budget/Sources and Uses of Funds/Pro forma Income and Expense Statement/Schedule
Addendum 1 (PDF, 31 kb)

Appraisals

6431-6435 NE Martin Luther King Jr. Blvd. (2000)
6445 NE Martin Luther King Jr. Blvd. (2002)
CB Richard Ellis (2009)

Design-Level Hazardous Building Materials Survey

6431-6435 NE Martin Luther King Jr. Blvd. (2004)
6445 NE Martin Luther King Jr. Blvd. (2003)

2001 Concept Site Design
- Site Design Study: SERA Architects (2001)

Background Publications

MLK Development Opportunity Strategy (1993)
Martin Luther King, Jr. Blvd. Commercial Development Strategy (1998)

Background Materials

This project has been guided by several planning and policy documents. The following plans and related goals establish the context of the project and its relationship to adopted public policy.

Oregon Convention Center Urban Renewal Plan (1989), goals:
- Support residential, mixed-use and free-standing projects with the creation of quality amenities and environment
- Ensure that urban renewal activities work to stabilize adjacent neighborhoods; mitigating adverse impacts and striving to strengthen neighborhood values.
- Foster middle income residential and mixed-use development in the Convention Center area as mutually supportive of retail opportunities and the maintenance of neighborhood values.

Albina Community Plan (1993)

Established extensive infrastructure, housing, and economic development goals and policy objectives for the MLK Corridor; and
Rezoned parcels on NE MLK Jr. Blvd. to allow for a mix of medium-density residential and commercial development

Neighborhood Plans, Piedmont and Woodlawn (1993)

Support the ACP in setting goals for housing, jobs and mixed use development; and
Puts forward the concept of developing neighborhood gateways which could include the Piedmont Place Phase II site.

MLK Development Opportunity Strategy (1993) (PDF, 24,486 kb)

Identified Piedmont Place site as potential catalyst for NE MLK Jr. Blvd. redevelopment;
Sketched a mixed use development on the Piedmont Place site.

Martin Luther King, Jr. Boulevard Commercial Development Strategy (1998) (PDF, 13,377 kb)

Outlined need for greater diversity in the commercial services within the MLK Corridor; and
Advocates for physical improvements to attract and sustain businesses.