June 2021 • Update Affordable Housing Initiative
National Catholic Charities Healthy Housing Initiative: This initiative to develop affordable housing on our parish property continues to move forward since our update in March 2021. (Previous updates can be found on our website: Catholic Charities Affordable Housing Initiative.)
Current Project Status: Since our last communication in March 2021, several items have moved forward as noted below:
- The Option-to-Lease after being negotiated by our respective attorneys for SPN and CCO as well as a final review by the Archdiocese of Portland, Fr Andrew signed the Option-to-Lease the week of April 26, 2021.
- This document binds St. Philip Neri more formally to this Affordable Housing Initiative with key provisions provided to SPN such as:
- $850,000 down payment (this is consistent terminology, and it is related to the rectory.)
- and a $60,000 annual ground lease*.
- CCO must notify the parish by February 2022 on start of construction. This allows the parish to maximize the renting of the two schools at the same time their leases are up for renewal.
- CCO submitted application for funding to State on April 30 after having received the signed Option-to-Lease from Fr Andrew which was reviewed by the attorney retained by the parish but paid for by CCO. This signed document was a requirement for the application.
- The expectation is that that CCO may not hear for up to three months (sometime in Summer 2021) regarding the status of the application. Until this time, we are on pause.
- Approximately 30% of projects get funded through the State and there’s no way of predicting the likelihood that ours will be one of them.
Points in our favor are:
- the City of Portland has already awarded contingent funding for the project
- two populations we will serve are high priorities for both City and State: The project will serve people that have experienced chronic homelessness and/or those that have disabilities through Affordable Permanent Supportive Housing – meaning, they will have affordable housing with additional services to help them maintain stable housing and remain safe and healthy.
- co-sponsorship with St. Philip Neri, an Archdiocesan entity, and a premier location within the city and highly accessible by transit, specifically the Southeast.
- CCO has had additional meetings with City planners and transportation department, called a “pre-application meeting” or “early assistance” meeting. This meeting provides additional site-specific requirements from the city that CCO will need to address in the final design and construction.
ADDENDUM: In initial discussions, we thought the entire project after both Metro and State funding would require additional funding due to a shortfall. This has been resolved through design modifications, and a few other sources of non-competitive funding which makes this project financially viable at the time of state funding application submission.
SCOPE OF PROJECT:
For more information: https://www.portland.gov/sites/default/files/2020-04/2020-ami-rentsphb.pdf
DESIGN: Modifications of the design were made based on a variety of factors. (Slides can be found on the SPN website at www.stphilipneripdx.org and/or on page 2 of this communication.)
- New construction:
- The ever-increasing cost of construction (related to pandemic and supply chain issues – in particular, lumber costs), budget constraints, and public input from parish and the neighborhood.
- The new building facing Division Street is three stories dropping to an attached, onestory section which faces 16th to take into consideration and be respectful of the houses across the street.
- 37 units in the new building – 25 one-bedroom, 12 two-bedroom
- Units on ground floor will be accessible (a percentage of ground-floor units will be designed to be fully ADA compliant, per code requirements, and all will be “visitable” – meaning there will be no stairs to enter units and doorways will be wide enough for mobility equipment).
- Unit focus matches up with typical housing demands in our community, with other CCO developments available nearby for households of different sizes
- All common areas will be ADA accessible.
- Community room and office in the one-story structure.
- It’s all wood-frame construction, no platform design – this provides significant cost savings by simplifying the construction type.
- Currently, the exterior is stucco to align with the budget and meet the historic district requirements.
Note: that brick is also allowable but is cost prohibitive to be considered at this juncture.
- The project includes design requirements as required by the Ladd’s Addition Historic District*.
*There are citywide design requirements for certain areas of the city, but since we are in Ladd’s Addition, it takes precedence.
Old Church (OC):
- Once the school is removed, the OC will become more visible, therefore enhancing the overall, visual appeal of the initiative.
- There will be 13 units in the OC (12 1-bedroom and 1 studio) The 1-bedrooms on the upper floor will all be lofted to preserve the tall stained-glass windows as well as provide lots of light to each residence.
- This building will also have its own set of facilities: laundry, secure bike parking, etc.
- Parking. Design of the outdoor spaces and parking was re-evaluated to reduce the costs:
- keep as much of the existing parking lot as possible to avoid expenses of reconfiguring for new parking.
- ten parking places are reserved for residents.
- Piazza. Current budget does not support enhanced finish at the piazza, but a fundraiser to support a special material, such as pavers, could be coordinated with the help of the Parish. (e.g., TBD since construction is at least a year away from starting.)
- Primary east-west drive aisle aligned with the historic alley location.
GROUND LEASE Now that the options-to-lease is signed, the next step is the Ground Lease which formalizes the full scope and detail of our long-term lease with CCO. Attorneys on both sides will begin to meet after funding is approved. TBD at this time.
These improvements are on pause until funding is approved.
We continue to have discussions with our neighbors regarding this project. As expected, there have been some objections which CCO and Fr Andrew continue to address. There are also a number of HAND neighbors who are very supportive of the project.
- CCO presented (via Zoom) at the Hosford-Abernathy PTA Meeting held on May 13, 2021. Members of SPN’s Core Committee were also present.
- CCO will send out a June update to their list serve. if you want to get information, please click on the link below to sign up) or read on our website via the weekly email newsletter
CCO/SPN: https://catholiccharitiesoregon.us14.listmanage. com/subscribe?u=2d0dbd844bff00e886fcddbc7&id=75b3619db5
Current Designs as presented by CCO: