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

Piedmont Place Phase II 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 redevelop-ment of an approximately 34,000 square foot site (the “Property”) situated at the intersection of NE Martin Luther King, Jr. Boulevard (“MLK”) and NE Portland Blvd, 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. According to the RFP, the project should achieve the dual goals of increased street level activity and the provision of housing, including an affordable housing component.

PDC received a single response to the RFP, that from a team of Walsh Investment Co. and Portland Community Land Trust (Walsh/PCLT). Walsh/PCLT proposes to build a four story (three floors over one floor) mixed-use building. The conceptual program includes 51 residential condominium units and approximately 10,000 square feet of ground-floor commercial space. The 71 proposed parking spaces will be covered by a “green roof.” Proposed residential units will range in size from 750 square feet to 1,300 square feet configured in 1, 2 and 3 bedrooms. Fifteen units will be part of the Portland Community Land Trust, meaning they will be permanently priced to be affordable to households earning 70% of area median family income (for 2006, 70% MFI for a family of four equates to approximately $47,000/year). According to the proposal, the ground-floor commercial space will be divided into 14 commercial condominiums.

Conceptual rendering of proposed building (for programming/budgeting purposes only).

It is expected that negotiations between PDC and Walsh/PCLT for the ultimate disposition of the property will take place during winter of 2006/2007. Current plans are to begin construction in early 2008, with occupancy occuring approximately one year later in early 2009. 

Recent Site Cleanup Activities

During September 2006, contaminated soil was removed from the south end of the site at the location of a former gasoline station. Contaminated soil was excavated and replaced with clean fill in keeping with State and City regulations. PDC expects to receive a “no further action” letter (NFA) from the Oregon Department of Environmental Quality (DEQ), based on the most recent activities. An NFA means that current DEQ clean up standards have been met, clearing the way for redevelopment of the site.

Photo of site during recent soil clean up activities.

Resources and Publications

• Fact Sheet: Piedmont Place—Phase II
• 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)
• Design-Level Hazardous Building Materials Survey
• 6431-6435 NE Martin Luther King Jr. Blvd. (2004)
• 6445 NE Martin Luther King Jr. Blvd. (2003)
  
  
• 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 is 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 for 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.
  

Project Schedule

Project Team

• Karl Dinkelspiel, PDC, Project Manager, Housing Department
  e-mail, 503-823-1354
• Estee Segal, PDC, Development Department
  e-mail, 503-823-3317
• Joleen Jensen-Classen, PDC, Public Participation Coordinator
  e-mail, 503-823-3352

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