Tag: APANO

Construction, New Residence, Property Sale

Workforce Family Apartments on SE 89th

Sometime this spring, the joint venture between APANO and Gorman & Company will finalize a purchase of a 1.1-acre property at 2905 SE 89th Avenue. The group will create affordable family apartments in a dual courtyard configuration. Construction of the 40-unit complex will begin in fall 2024, with an anticipated opening date in early 2026. The developers intend to create a healthy and sustainable community with solar panels providing the bulk of residential power and families having ample access to green space.

Fifteen units in the new apartment building will offer family-sized accommodations with three bedrooms and two bathrooms. The developers will also create 14 one-bedroom and 11 two-bedroom flats, each with a single bathroom. Residents can access various site amenities, including a bike room, package lockers, and resident services offices. People can also use a community room, two courtyards, and outdoor areas with a garden and play area for children. Larger apartments have in-unit washer and dryer appliances. The building offers laundry rooms on each floor for the rest of the residents.

Renderings courtesy Gorman & Co

The developers will reserve all units in the three-story building for people earning 80% or below the median family income (MFI) for Portland. That commitment keeps rents from exceeding levels set annually based on the Department of Housing and Urban Development’s (HUD) calculations but does not fit what people consider low-income housing. Based on 2023 numbers, one of the development’s three-bedroom apartments would cost up to $2,347 monthly. At those rates, these homes support the working families often priced out of modern apartments west of Interstate 205.

A 2018 U.S. Environmental Protection Agency (EPA) funded study of the Jade District identified the unimproved segment of SE 89th Avenue north of SE Brooklyn Street as a prime redevelopment opportunity for sustainable housing and a new public park. APANO is the fiscal sponsor of the Jade District Neighborhood Prosperity Network (NPN) and used the 2018 data with community input to pursue development opportunities in this area. The land identified for a park is not currently on the market. However, APANO’s vision for family housing across the street from the future park could occur with the purchase of three lots owned by the Argonaut Group. With the help of Gorman & Company’s nearly 40 years of experience creating housing, APANO will begin work on what was envisioned for this part of the Jade District six years ago.

Image from Portland Maps

This area contains a multitude of housing with buildings around the site ranging from farmhouses to multifamily buildings. The architect worked to create a design matching its environment while still providing the desired housing density. “The building will have a residential character, and we’ve subdivided the masses to be consistent with the other buildings in the neighborhood,” explained Kevin Kellogg, Gorman & Company’s Market President for the Pacific Northwest. People will access the apartment’s upper floors through a central stairway, and a courtyard facing an open-air walkway connects the units. “Each of the courtyards has a unique character. One of them, we call the living room courtyard, and the other one is the family room courtyard,” said Kellogg. The ground floor will house the site’s accessible units and its 32 on-site parking stalls partially covered by solar panels.

The developers are targeting a Net Zero certification for the building, making it environmentally friendly and resilient to changing weather conditions. “Our goal is for it to be as low maintenance and energy efficient as possible,” said Kellogg. The environmental goals also align with APANO’s goals for the Jade District. “We’re working to build the most climate-friendly, transit-rich, and affordable neighborhood we can. We feel this complements our work at PCC, Canton Grill, and the Orchards,” explained Duncan Hwang, Community Development Director at APANO.

Renderings courtesy Gorman & Co

This apartment complex will become the fourth housing project in the Jade District for APANO. The organization is interested in having a mixed-income neighborhood, and this project fits the need for workforce-priced housing. Other projects built by the organization or in development support lower-income renters. APANO often partners with other organizations in creating and managing developments. In this case, Gorman & Company will provide asset management and compliance, with APANO providing resident services.

In addition to improving housing availability in the area, this project will create public right-of-way improvements. Towards the end of the project, crews will construct new sidewalks along the frontage and build a portion of the paved street. These infrastructure upgrades will move the area closer to completing a disconnected street and sidewalk network that inhibits travel along SE 89th Avenue. Walkable access is a primary feature of this building, which is blocks away from the Fubonn grocery store and frequent public transit. Look for construction to begin later this year, with more housing availability in 2026.

By

Jacob Loeb

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Community, Construction, New Residence

PCC SE Campus Affordable Housing Meeting

On November 15th, Bora Architecture & Interiors will host an online meeting regarding the construction of affordable housing on the southwest corner of Portland Community College’s Montavilla campus. This project at 7705 SE Division Street will create 124 apartments contained in a four-story “H” shaped building. The development has space for 33 off-street parking stalls to the north of the building.

Our Just Future, formerly Human Solutions, will develop this housing project in partnership with APANO and Edlen & Co. Preliminary plans show the building massed towards SE Division Street with a green buffer zone along SE 77th Avenue. Apartments should range in size from studio units to three-bedroom family residences. All units are designated affordable and open to people outside the PCC student body.

Image courtesy of Bora Architecture & Interiors

In 2021, Portland Community College (PCC) applied to the City of Portland for Early Assistance on this housing project. PCC acquired the property from the German American Society in May 2010. Kaiser Permanente maintained a lease for the one-story building on the site until 2014. Midway through 2015, PCC began the process of demolishing the building and adding vehicle stalls to the existing parking lot. The area currently serves as auxiliary parking for the college and extended green space for the campus.

Image courtesy of Bora Architecture & Interiors

Tonight’s meeting will allow community members to learn more about the project and ask questions. People can attend the Zoom meeting via a computer or smartphone and by calling in with a standard phone. The one-hour gathering starts at 6 p.m. Connection details are at the Montavilla Neighborhood Association website.

By

Jacob Loeb

Community

District Map Change Keeps Montavilla Whole

Last week, on August 21st, the Independent District Commission (IDC) completed its work establishing the four City Council geographic districts. Members unanimously adopted a revised version of the Alder Map that shifted District 3’s boundary to include all of Montavilla. Commissioners authorized the map adjustment without objection at an August 9th work session based on community input and endorsement from APANO.

In November 2022, voters approved amendments to the City Charter (Measure 26-288) to create four voting districts for a new 12-person City Council. Residents in the new districts will elect three city councilors through a ranked-choice voting system approved by the City Charter amendments. The mayor appointed 13 community members to serve on the commission and create the new districts with community support. Earlier this summer, the IDC released three draft map options for community input. Although the maps differed slightly, each proposed version split Montavilla. Although Montavilla mainly remained intact, the maps assigned a small 150-acre section of the neighborhood to the East Portland district. The proposed dividing lines ran along SE 82nd Avenue south of SE Mill Street with a slight bump north to SE Market Street one block west of Interstate 205. Community members had until July 22nd to share their preference for the map version and other comments.

districtr.org map with MV News illustrations in red showing former boundary

At the August 9th work session, IDC members reviewed several adjustments to the final district boundary lines and responded to community feedback. During a conversation late in the meeting, commissioners reviewed Montavilla’s placement, noting a strong preference by neighborhood residents to reside in a single district. The initial boundary carved out the southeast corner of Montavilla to give priority to the Jade District boundary. Before the work session, IDC Commissioner Kari Chisholm​ contacted members of APANO to assess the group’s concerns regarding moving the district lines to match neighborhood boundaries. APANO administers the Jade District program and a member of their staff services as the District Manager. Commissioner Chisholm said that an APANO representative told him they had no objections. The Jade District prefers spanning two districts, and this boundary adjustment only changes where that line bisects the district.

The IDC commissioner approved the change without any objections, satisfying Montavilla residents who preferred the neighborhood to reside wholly in one district. However, a larger group of neighborhood residents desired placement in the East Portland District. Some at the meeting agreed there were mutually beneficial advantages to moving Montavilla to the East Portland district, but that change was more significant. It would have required substantial population rebalancing in other areas of the map.

The finalized district map will dictate who can run for which City Council district and who can vote for them. New Portland City Council candidates must reside within their district for a year or more prior to the November 5th, 2024, election. Three City Council District 3 candidates have filed a Notice of Intent, and more are expected. It will take time for residents to associate with the new District map, but now Montavilla residents will have an easier time determining the boundary line.

Article by

Jacob Loeb

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Community, Event, History

Art Explores Local Japanese American History

This Friday, May 5th, people are invited to attend the Furin Project Symposium at Portland Community College’s (PCC) SE Campus. Attendees will see the culmination of a year-long community art project led by artist Midori Hirose and learn more about a project that aims to bridge the Japanese farming history of Southeast Portland with its modern diversity and culture. Since early April, PCC has exhibited a collection of Furin, Japanese “wind bells,” made during free ceramic bell-making workshops. Now, the community can explore three related exhibits, including the work from PCC’s Geographic Information System Club, a Sound Map project, and the Furin wind bells display.

In collaboration with the Asian Pacific American Network of Oregon (APANO) and Mural Arts Institute in Philadelphia, Midori Hirose’s Furin Project involves honoring the history and legacy of the Japanese American Farming community that once thrived in Montavilla and surrounding area. The project centers on the intersection of the current social landscape in relation to food resilience, farming, and green spaces.

People interested in participating should register to save a free spot at the event. Attendees should gather before 4 p.m. near the Learning Garden at 2305 SE 82nd Avenue and then take part in the short walking tour. The event coordinators have created several stopping points for speakers to present, leading up to the Furin exhibit inside the Student Commons building. APANO will host a potluck in their building across SE Division from the PCC campus to wrap up the event.

By

Jacob Loeb

Graphics provided by APANO and the Furin Project

Community, Event

2023 Jade Night Market in Question

Organizers of the annual Jade International Night Market will soon decide if this is the year for the popular community event to return. The last occurrence attracted more than 20,000 visitors in 2019, but like many other events, the pandemic disrupted the yearly tradition. Now the market’s planning committee needs input from the community through a survey to determine if the Night Market will return this August.

Since 2014, the late summer gathering has highlighted the best parts of the area centered on SE 82nd Avenue and Division Street. “[The market] provides a space to celebrate and recognize the diversity and culture of the communities who live and work in the Jade District and sheds light on the issues impacting a neighborhood in transition,” explained the Jade District manager Alisa Kajikawa. However important the two-day-long event is to the community, the organization has a finite capacity to organize group activities. The survey results will significantly help determine the public interest in the Night Market and explore other formats that better-fit community needs.

The Jade International Night Market’s planning committee meets next Tuesday, February 21st. Jade District staff invite people to complete the survey before the meeting to help guide their evaluation. The survey will remain open after next week’s meeting, and all input is welcome.

By

Jacob Loeb

Article image courtesy APANO

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Community, Event

Small Business Support Event on the 28th

Small business owners and people considering opening a new venture are invited to the 2023 Small Business Resource Fair to learn about available support. The Asian Pacific American Network of Oregon (APANO) and Jade District, in partnership with Community Services Network, will bring together representatives from over nine groups to answer and guide entrepreneurs. The event will run from 3 p.m. to 6 p.m. on February 28th at 8188 SE Division Street.

Pre-registration for this free resource fair is available online. Participants will receive complimentary food and a chance to win prizes through a raffle. Event organizers encourage all small business owners to attend, even if they do not have questions in mind. They see this as an opportunity for business operators to share information with others and learn more about resources available to grow the business community. Representatives from Prosper Portland, PDX 311, Bureau of Development Services, and other business support providers will join APANO’s Small Business Advisor team at the event to talk with the business community.

Small businesses are the backbone of Portland’s economy, and the city has received recognition for its supportive environment for entrepreneurs. However, running a small business is far from easy. These last few years have amassed excessive pressure on business owners dealing with rising costs, labor shortages, and crime-related costs. The 2023 Small Business Resource Fair aims to bolster support for businesses in the area and is an opportunity for people to tap into support they may not have known existed.

By

Jacob Loeb

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Community, Construction, New Residence

82nd Ave Site Planning Listening Session

This Thursday, the Asian Pacific American Network of Oregon (APANO) will host a site planning and community listening session for two future housing projects on 82nd Avenue. This collaborative meeting will feature conversations regarding the former Canton Grill site at 2610 SE 82nd Avenue and the addition of housing to Saints Peter & Paul Episcopal Church at 247 SE 82nd Avenue. The in-person gathering has limited space and requires registration ahead of attendance. For those unable to attend, a survey is available in English, Chinese, Vietnamese, and Spanish.

After two years of vacancy, the site’s owners accepted APANO’s offer to purchase the former Canton Grill property last month. That historic eatery features a car-centric design with a parking lot that is four times bigger than the building’s footprint. That underutilized space has the potential to support density housing above additional commercial storefronts. Although APANO has a history of working on affordable housing projects, this site could host housing options for various income levels.

Since 2020, Saints Peter & Paul leadership has pursued opportunities to reuse church property to reflect the values of their congregation and the wider community. Recently they selected affordable housing developer ROSE Community Development to lead the enhancement of the faith organization’s site. They intend to provide homes, community, and services for underserved people. Beyond just housing, they envision transforming the 28,000-square-foot half-block into a community hub in alignment with the transformation of 82nd Avenue.

The December 15th session will explore the use of two sites by listening to the public’s ideas for how they should redevelop these spaces and collectively create two new community hubs. The event will run from 6 to 8 p.m. in the Orchards of 82nd building at 8188 SE Division Street. Participation in the Thursday evening session and survey will help both developments meet their shared goals of making 82nd Avenue safer, greener, and more accessible.

Site Planning Survey

By

Jacob Loeb

Update – December 14th, 2022, 2:40 p.m.: A previous version of this article indicated that APANO purchased the Canton Grill site. It has been updated to reflect that APANO’s offer to purchase 2610 SE 82nd Avenue was accepted. We regret the error. 

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Construction, New Residence, Property Sale

APANO to Redevelop Canton Grill Site on SE 82nd

After nearly two and half years sitting vacant, the former Canton Grill property at 2610 SE 82nd Avenue will play a significant role in the district’s transformation. The owners of the iconic restaurant recently accepted the Asian Pacific American Network of Oregon‘s (APANO) offer to purchase the 47,265-square-foot site. Next month, APANO staff will begin public outreach and use those interactions to inform redevelopment plans.

APANO’s Community Development Director, Duncan Hwang, explained that acquiring the site became a priority for his organization soon after the restaurant closed. That historic eatery operated near the corner of SE 82nd Avenue and Division Street for 76 years during the height of the car-centric era. Consequentially, the location’s parking lot is four times bigger than the building’s footprint. That underutilized space has the potential to support density housing above additional commercial storefronts. A handful of recent developments in the area embracing a modern mixed-use multistory design. Those buildings feature deemphasized parking and provide pedestrian-scale ground-floor retail units with apartments above. However, those projects are still rare on 82nd Avenue. According to Hwang, the site could just as easily become a chain pharmacy store or another low-density shop. Buying this property allows APANO to secure this site before other groups lock up the parcel for another 50 years. With the guidance of the community, they intend to deliver a building that enhances the district and furthers the transformation of the former highway into a Civic Corridor.

The Canton Grill property sits across SE 82nd Avenue from APANO’s headquarters in the Orchards of 82nd building. That mixed-use project was the group’s first expansion into commercial development through a partnership with Rose Community Development Corporation (Rose CDC). APANO manages the retail space on the ground floor, and Rose CDC runs the affordable housing above. That successful endeavor encouraged the organization to expand further into development. Earlier this year, APANO announced another partnership for low-income housing on the nearby Portland Community College (PCC) campus. “We are also going to be working with Just Future on 120 units at PCC Southeast. Between the Orchards [of 82nd] and PCC, that’s almost 200 units of affordable housing,” said Hwang.

APANO’s development work supports the community’s need for socially guided projects while filling a niche underserved by current programs. “We did a strategic planning process about two years ago looking at needs and gaps for the Asian pacific islander community in general, and one of the gaps was there wasn’t a culturally specific housing developer for this community.” Said Hwang. APANO staff found that senior living and supportive housing did not account for differing tastes in Asian diets or preferred exercise classes. They also found that the physical design of buildings posed a lasting deficit in housing accommodations. “Spaces for family kinds of interaction is a desired, and then also a lot of our elders are shorter, so having cabinets that are better accessible and things like that has also come up as design elements.” APANO hopes its expansion into development will create a more equitable housing market in the region and fill those identified gaps.

APANO purchased the property with American Rescue Plan Act (ARPA) funds allocated to the organization by the State legislator. That money was expressly set aside for community-supporting property acquisition, allowing the organization to make a cash offer for the Canton Grill land. Duncan Hwang believes they were not the highest builder but expects that his organization’s commitment to redevelop the property responsibly influenced the Louis family’s decision to accept their offer. “The history and legacy of this family and this site is not lost on us,” said Hwang. APANO hopes to retain the 95-year-old restaurant building that has helped define 82nd Avenue. However, they will use community interest in preservation and the assessed structural condition to determine how the single-story building will fit into the larger redevelopment project.

Montavilla News illustrations on Portland Maps image

The future density of affordable housing from the Orchards and PCC projects presents an opportunity to expand uses for the Canton Grill project beyond traditional low-income housing. Hwang explained that they want to engage in “a real thoughtful conversation about the type of affordability that we want to see at that particular site.” He sees an opportunity for a mix of market rate and workforce housing above affordable retail as a possible use. The revenue from market-rate units can subsidize the affordability of the rest of the project while adding diversity to the area.

Duncan Hwang framed this redevelopment as a blank slate project, emphasizing that public outreach will drive many choices for the property. However, goals for the site will dictate some limits on the housing types considered. “I don’t think there’s any world where we’d build luxury market-rate condo-style things,” said Hwang. “It’s really about how do we maximize community benefit, which definitely includes housing. But how much? I think it depends on the size of a plaza or green space, commercial space, and all that.” 

Regardless of community direction, providing resiliency to the population center will become a vital feature of this complex. That could include a solar panel covered parking structure that would function to reduce energy demands from residents and act as an emergency public charging station in a natural disaster. Resiliency design could also incorporate warming and cooling facilities for use during extreme weather events.

Outreach will begin on December 15th with a public forum at APANO’s community space. Staff will also reach out in other ways around the same time. “We’ll have a survey going out shortly as well, and in multiple languages. It’s going to be focused on unit mix, commercial space usage, and the sort of services that you want to see,” said Hwang. They are moving quickly because funding opportunities happen at set intervals. “If we want to maximize affordability and go for low-income housing tax credits, that’s on specific cycles. So we might be able to get into the next cycle next summer.” That deadline may not be an issue if the public supports market rate and workforce housing, but that determination will happen over the next few months, and APANO is keeping all options open. Interested people should look for opportunities to participate in planning efforts on APANO’s website or social media accounts.

By

Jacob Loeb

Promotion: Montavilla News has a Patreon account. We invite those who can contribute to this local news source to please consider becoming a paid subscriber or sponsor. We will always remain free to read regardless of subscription.

Community, Event

Jade District Dumpster Day Overwhelming Success

Saturday’s Jade District Dumpster Day and Solve Oregon cleanup attracted dozens of volunteers and a stream of vehicles dropping off large trash items. Within the first hour of operation, people filled 30-yard dumpsters at two drop-off sites. Instead of closing three hours early, the events coordinator, Alisa Kajikawa, picked up her phone and arranged for additional dumpsters. Before the day was done, yet another cycle of dumpsters rolled in to accommodate the overwhelming demand for trash disposal.

Kajikawa, the Jade District Manager, organized this one-day event with funds from Oregon Metro and support from the 82nd Avenue Business Association. The four-hour-long program included a community cleanup and open dumpster access for neighborhood disposal of bulky items.

Volunteers with Solve ventured out with 33-gallon carts to collect trash throughout the area and bring back items of all sizes to the primary dumpster site, located in the Unicorn Inn’s parking lot at 3040 SE 82nd Avenue. Nearby campers used shopping carts to roll in trash from their area and help clean up the streets.

Jade District Manager Alisa Kajikawa and Metro Councilor Duncan Hwang stacking mattresses

The dumpster on SE 82nd Avenue, and one on SE 92nd Avenue, were open to residents seeking a free place to dispose of items not collected through curbside trash pickup. Demand for dumpster use far exceeded expectations, and both sites eventually had to turn people away. Even after staff filled the five 30-yard trash containers to capacity, a stack of mattresses remained awaiting pickup by a recycler.

The dumpster demand seen over the weekend signals a great need in Portland for more events like the Jade District Dumpster Day. In 2020, The City canceled a long-running program that worked with Neighborhood Associations to host dumpster days across Portland. These events acted as an annual trash release valve that reduced the number of illegal dumps. Now groups like the Jade District are scrambling to find funding to meet the demand for trash disposal.

The original budget for the event only included funds for two dumpsters. The added cost of the three extra dumpsters will need to come from grant reserves and other funds within the organization. The success of the cleanup is measurable by the tonnage of rubbish collected. However, it barely makes a dent in Portland’s trash problem. Based on the demand seen Saturday and the piles of illegally dumped items across the City, an event like this could run every month for years without slowing down.

Flyer for the now completed event

By

Jacob Loeb

Disclosure: The author of this article servers on the boards of the 82nd Avenue Business Association and Montavilla Neighborhood Association. He also volunteered at this event.

Community, Construction, Infrastructure

Officials Tour 82nd Ave Ahead of Improvements

Today, three elected officials toured SE 82nd Ave to highlight proposed safety investments coming to the roadway. Thanks to United States Representative Earl Blumenauer (D-OR), the recently passed US House infrastructure package contains $5 million for 82nd Ave safety improvements. These federal dollars will join $185 million in State and City funds previously committed to 82nd Ave improvements as part of the jurisdictional transfer of the State-owned highway to the City of Portland.

State Representative Khanh Pham and Portland City Commissioner JoAnn Hardesty joined Rep. Blumenauer on the July 9th walk from SE Hawthorne Blvd to the APANO offices on SE Division Street. Positioned on the sidewalks of 82nd Ave, members of the procession observed the failing infrastructure and talked about future repairs.

Along the journey, Comm. Hardesty and others address the concern that gentrification often follows transit improvement projects. The group agreed that 82nd Ave projects need to consider their impact on existing residents and businesses to minimize displacement. Preventing community upheaval was a concern echoed later by Rep. Blumenauer at the press conference that followed today’s tour. “There is a significant amount of wealth to be generated by doing it right, but we have to do it… so it doesn’t displace and drive people away.” He called for projects to “reinforce the elements of community” and kickstart developments that serve all income levels.

At the press conference, the speakers celebrated the infrastructure improvements coming to the roadway. Better lighting and enhanced crosswalks will provide residents near this street the same safety other Portlanders have within their neighborhoods. These upgrades join public transportation developments designed to make living along 82nd Ave feasible.

These infrastructure improvements make the area suitable for more density housing projects that use the untaped real estate above commercial spaces. Rep. Pham expressed dismay at the number of “Mega Storage Units” being created along the roadway. Rep. Blumenauer agreed that those facilities negatively affect community-building efforts. He explained that Self Storage businesses allow companies to hold onto land and generate some profit while they wait for the value of the property to rise, creating “black holes in the community.”

Rep. Blumenauer is a longtime believer in East Portland’s potential. Years ago, he aggressively pressed for PCC’s to expand into the Southeast, with the desire to create social destinations. Much of 82nd Ave’s transportation move people through the area instead of bringing people in. “82nd Ave is the highest volume of transit in the city [and] it has been a lost opportunity for as long as I remember,” Rep. Blumenauer recalled. Fortunately, investments coming to the highway will create the safe spaces people need to live, walk, and build their community. 

Early next year, 82nd Ave will become part of Portland’s network of roads and begin receiving upgrades to make the street safe and modern. Last month, the Oregon legislature approved $80 million in funds that will partially pay for 82nd Ave’s transfer to the Portland Bureau of Transportation. It was one of the last obstacles to overcome ahead of next year’s jurisdictional transfer.

Rep. Blumenauer praised the work of Rep. Pham and Comm. Hardesty on their efforts to move the decades-long transfer process near completion. It required countless hours of negotiations before State and City staff agreed to the terms of transfer. However, the agreement would have stalled if not for an influx of federal recovery funding. Years of work needed to coincide with the right timing for infrastructure investments. Today’s events represented an acknowledgment that supporters won the fight for change on 82nd Ave. Now, efforts will shift to enacting projects that build up the community without pushing people out.