HACC Hillside Park RFEI - 2022.pdf

PDF 16 MB Posted Jan 25, 2022

Attached to: Request for Applications for Child Caring Agency (CCA) Proctor Respite Care Services
Solicitation number: S-10000-00001833
Issued by: Oregon

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Written by GovTribe AI · Mar 9, 2026

This is a Request for Expressions of Interest (RFEI) issued by the Housing Authority of Clackamas County for the redevelopment of Hillside Park, a 13.7-acre public housing complex in Milwaukie, Oregon. The Authority seeks expressions of interest from developers, business owners, or other entities capable of redeveloping the site in accordance with the City of Milwaukie's approved Master Plan. The project involves demolishing 100 existing single-story public housing units and replacing them with approximately 500 new dwelling units, modern amenities, recreation areas, and mixed-use commercial space. The soft deadline for submissions was March 4, 2022, at 4:00 PM, with the Authority completing preliminary evaluations by March 11, 2022, and making preliminary selections by March 18, 2022. The Authority anticipates a phased development approach and will enter into exclusive negotiations with selected respondents. Responses are limited to 15 pages and should address development concepts, team qualifications, previous experience, and financial capacity. No formal bidders' conference was scheduled; however, the Authority indicated willingness to meet with interested parties after the initial review period.

The Authority offers flexible deal structures including outright sale, seller-financed purchase, long-term lease with optional purchase provisions, and ground lease arrangements, with a preference for structures allowing retention, reversion, or reacquisition of Authority ownership. Potential financial assistance includes up to $36 million in Metro Bond financing, tax-exempt bond financing with 4% Low-Income Housing Tax Credits, development code modifications, community relations support, and assistance securing additional financing from City, state, county, or local sources. The project must meet debt service coverage of 1.20 or better and support a minimum of 500 dwelling units consistent with the Master Plan. The existing land is valued at $9.25 million, and the Authority will provide 100 project-based vouchers for the development. The site is 16.16 acres, with 13.7 acres designated for Hillside Park redevelopment, while Hillside Manor, a 100-unit high-rise that completed rehabilitation under HUD's Rental Assistance Demonstration program, is excluded from this RFEI. The Authority reserves the right to modify the selection process, cancel the RFEI, or reject any or all proposals without cause.

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File	Type	Posted
5295-0 final S-10000-00001833~1.pdf	PDF	Jan 25, 2022
ODHS-5295-21 4-21-2022 RFA Pre-Application Conference PowerPoint Presentation.pdf	PDF	Jan 25, 2022
5295-2 Meeting Info S-10000-00001833.docx	DOCX document	Jan 25, 2022
5295-3 final S-10000-00001833~1.pdf	PDF	Jan 25, 2022
5295-4 final S-10000-00001833.pdf	PDF	Jan 25, 2022
5295-1 final S-10000-00001833.pdf	PDF	Jan 25, 2022
5295-2 final S-10000-00001833.pdf	PDF	Jan 25, 2022

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RFEI – Hillside Park Page | 1

Hillside Park Affordable Housing Development Opportunity

REQUESTS FOR EXPRESSIONS OF INTEREST

for

THE REDEVELOPMENT OF HILLSIDE PARK

January 24, 2022

Responses received prior to March 4, 2022 will be included for initial consideration

RFEI – Hillside Park Page | 2

Table of Contents

1. Introduction & Overview 03

2. Development Offering 06

3. Selection Criteria & Process 08

4. Submission Format & Content 10

5. General Conditions 12

6. Exhibits: Background Documents 14

Authority Contact

For more information, or for all questions related to this Request for Expressions of Interest (RFEI), please email: HillsideMasterPlanInfo@clackamas.us . All other communication forms will be disregarded.

mailto:HillsideMasterPlanInfo@clackamas.us

RFEI – Hillside Park Page | 3

1. Introduction & Overview

Introduction

The current project is an existing 100-unit Public Housing complex situated in the City of Milwaukie, Oregon. The property currently targets individuals and families earning 30% or less of the area median income. The site also incorporates Hillside Manor, an existing 100-unit high-rise that recently completed a substantial rehabilitation under the HUD Rental Assistance Demonstration program. The Hillside Manor site has a distinct legal description and is excluded from the master planned redevelopment detailed herein.

Clackamas County & Housing Authority Overview

Clackamas County is both a rural and suburban county located on the southeastern edge of Portland, Oregon. Clackamas County, in north central Oregon, is one of the four counties that make up the Portland, Oregon, metropolitan area. Its boundaries extend from the City of Portland to the Mt. Hood National Forest.

It is bounded by Multnomah County to the north, Wasco County to the east, Marion County, home of the State capitol, to the south, and Yamhill and Washington counties to the west. Clackamas County is Oregon's third-most populous county with a population of approximately 423,000 people. The County spans nearly 1900 square miles and is roughly equivalent to the size of the state of Delaware.

The eastern half of the County is primarily rural with its main industries in the forest products, agricultural, and tourism sectors. By comparison, the western side of the County is within the regional urban growth boundary (UGB) and is largely suburban with industrial and light commercial transit and commerce corridors.

The Housing Authority of Clackamas County (the Authority) has been providing affordable housing and community services to Clackamas County’s most vulnerable residents since 1938. The Authority’s mission is to expand the supply of affordable housing to break the cycle of poverty while improving the quality of life for the entire community. The Authority’s portfolio consists of 1224 units including 445 units of public housing.

RFEI – Hillside Park Page | 4

Hillside Overview

The 16.16 acre Hillside housing complex originally included two public housing developments, Hillside Manor and Hillside Park. The rehabilitation and restructuring of Hillside Manor was the first property in the Authority’s portfolio to transition from public housing into a mixed-finance model. In early 2020, the Authority submitted a blended RAD/Section 18 application to HUD to convert Hillside Manor, a 9-story tower, from public housing to housing financed with Low Income Housing Tax Credits (LIHTCs) and supported by project-based rental assistance. The application was approved by HUD and the Manor was partitioned from the Hillside Park property. The rehabilitation project was completed in September 2021.

Hillside Park is the low-density public housing community surrounding Hillside Manor. Hillside Park is comprised of 100 single-story, single family units and duplexes, built in the early 1940’s, dispersed throughout the ~13.7 acre site. The aging units at Hillside Park have exceeded their useful life and the Housing Authority is opting to redevelop Hillside Park through HUD’s Section 18 program.

In 2018, the Authority commenced a Master Planning process that envisioned the redevelopment of Hillside.

This planning process engaged residents and community members, who helped develop a vision for a vibrant mixed-use, mixed-income community. The final Master Plan proposes to demolish and rebuild the existing affordable housing at Hillside Park and provides the opportunity to develop up to 400 units of additional housing, creating opportunities for expanded housing choice and type. It is anticipated that existing residents will be relocated until replacement units are available on the site and given first choice to move back if desired.

In late 2020, the Authority submitted a land use application to the City of Milwaukie seeking to rezone the site to allow for increased density and mixed-use housing. In November 2021, the Authority’s land use application was approved and the final decision on the Planned Development was adopted by Milwaukie City Council.

Development Offering Overview

This Request for Expressions of Interest (RFEI) sets forth the Authority’s intentions for this project, including the selection criteria and selection process. This RFEI is intended to provide flexibility. The Authority is not seeking detailed proposals for the site at this time, although it will not reject any specific proposals that may be put forward. Rather, the Authority seeks expressions of interest from developers, business owners, or others who may have viable ideas for the site and the ability to bring ideas to fruition. Based on the responses to this RFEI, the Authority intends to select a party with whom it will enter into exclusive negotiations.

The Authority is open to a broad range of structures, but all proposals must comply with the City of Milwaukie’s approved Master Plan. The Authority is also open to a broad range of possible deal structures

— outright purchase, land sale contract, ground lease, lease with an option to purchase, and so forth. The Authority will place a preference on deal structures that allow for retention, reversion, or reacquisition of Authority ownership.

RFEI – Hillside Park Page | 5

Submittal and Review Process Overview

The Authority has identified criteria it will consider when evaluating responses to this RFEI, particularly each proposal’s responsiveness to the Authority’s objectives set forth in Section 3.

There is no formal deadline for submittals—the Authority is willing to entertain any response at any time until it enters into exclusive negotiations. However, the Authority is interested in timely action, and strongly suggests that interested parties submit a response to this RFEI no later than Friday, March 4, 2022 at 4 p.m.

Address RFEI responses and questions to: HillsideMasterPlanInfo@clackamas.us

Authority staff are not available to meet with interested parties ahead of the suggested submittal deadline (March 4th). The Authority will, however, meet with interested parties after the initial review of proposals to answer questions about this RFEI, to discuss goals and expectations, and potential partnership arrangements.

The Authority reserves the right to cancel or postpone this RFEI at any time and for any reason.

RFEI – Hillside Park Page | 6

2. Development Offering

Development Offering Overview

The Authority seeks expressions of interest for the redevelopment of the site in a way that supports the City approved Master Plan vision for the Hillside Park development. The Authority is open to a wide range of transaction structures.

Innovative Concepts Encouraged

The Authority has not identified a specific required development structure for the property but is instead seeking developers/business owners with a proven track record who can provide a compelling development concept and business plan that contributes to the City’s Master Plan objectives as set forth in Exhibit 3. The Authority is very intentional in utilizing the approach set forth in this RFEI. This approach is flexible and does not require a complex or expensive response on the part of prospective respondents. The Authority does not expect prospective respondents to incur considerable costs in responding to the RFEI—rather, the Authority is looking for creative responses and approaches.

Prospective respondents to this RFEI are to direct any questions about this possibility to HillsideMasterPlanInfo@clackamas.us (see contact information on page 4), who will coordinate communications during the RFEI review and evaluation process.

Flexible Deal Structures Considered

The Authority is open to a range of possible deal structures for the project. The Authority will place a preference on deal structures that allow for retention, reversion, or reacquisition of Authority ownership. The following is a list of possible deal structures. This list is not intended to be exhaustive, nor is there any priority in the order of ideas listed:

• Sale: The Authority could sell the property to the selected respondent, either for cash, or seller-financed (contract purchase). The project includes certain requirements mandated by HUD regarding the sale of the property. Any sale must be substantiated by an appraisal and may not be sold at less than fair market value unless those units include a commensurate public benefit.

• Lease: The Authority could enter into a long-term lease agreement with the respondent. Such a lease agreement might include an option-to-purchase.

Potential Authority Assistance

The Authority may, in its sole discretion and subject to availability of funding, provide assistance towards a proposal. The following is a list of forms of assistance that the Authority is willing to consider. This list is not necessarily exhaustive, nor is it in any order of priority or certainty. It will be up to the developer to determine any legal or feasibility impacts regarding receipt of any funds or assistance.

RFEI – Hillside Park Page | 7

• Metro Bond Financing: The Authority will consider providing up to $36MM in Metro Bond funding set aside for the project. The Authority will ultimately determine eligibility and allocate the funds, however these funds have been set aside for potential use at Hillside Park. Interested developers should make underwriting assumptions regarding set asides and eligibility for Metro Funds.

• Development Code/Master Plan Modifications: The Authority anticipates that the successful respondent to this RFEI may propose a design, use or activity that requires modifications to the City’s approved Master Plan. The Authority is prepared to work with the selected respondent to this RFEI to consider options to address any such modifications.

• Community Relations Assistance: There is strong community interest in what occurs on this property, in the context of a larger community desire to bolster a stronger community identity and a sense of place at Hillside Park. The Authority will work closely with the selected respondent to coordinate communications with the community.

• Tax Exempt Bond Financing: The Authority anticipates that the respondent may consider the use of Tax-Exempt financing with 4% Low-Income Housing Tax Credits. If selected, the Authority will work with the respondent to secure bond cap necessary for the project and issue the Tax-Exempt Bonds.

• Assistance in Securing Other Financing Sources: The Authority will consider assisting the respondent in securing other financing for the project— including, but not limited to, City funding, Congressionally Directed Spending, and other State, County or Local resources.

RFEI – Hillside Park Page | 8

3. Selection Criteria & Process

Selection Criteria The following are the criteria that the Authority will use in evaluating responses to this RFEI. Note that depending on the nature of any particular proposal, not all of these criteria may apply.

• The project supports a minimum of 500 new dwelling units consistent with the Master Plan.

• The project includes modern amenities and recreation areas comparable to market rate housing

• Increased open space and outdoor recreation areas with a pedestrian focus.

• Proposed project financing can achieve debt service coverage of 1.20 or better utilizing projected rents and market expenses.

• The project demonstrates high- quality design and construction— even for temporary uses.

• Project is ultimately held in the public trust through retention, reversion, or reacquisition of Authority ownership

• The economic feasibility of the project.

• Promotes cost efficient development.

• Capacity of the respondent to have the project underway as soon as reasonably possible.

• Reduces the Authority’s cash requirements to the greatest extent feasible

• The level and nature of proposed Authority participation

• The respondent demonstrates past experience with “Mixed Income” Master Planned Developments.

• The respondent demonstrated specific experience and relationships working with Housing Authorities.

• The project will be developed and operated in compliance with all applicable federal, state, or local laws and regulations.

Upon receiving responses to this RFEI, the Authority may, in its sole discretion, elect to proceed in any of the following or possibly other directions:

• The Authority may (but is not required to) appoint an ad-hoc Selection Advisory Committee (SAC) to review responses and provide input to the Authority.

• The Authority may also retain one or more consultants to assist in evaluating responses.

• The Authority may select a “short list” of respondents for a second round process, which might entail interviews, a formal Request for Proposals (RFP) process, or some other means of selection.

• The Authority may opt to select a single respondent, without going to a second-round process, and negotiate the terms of a transaction with that respondent.

RFEI – Hillside Park Page | 9

• The Authority reserves the right to negotiate with one or more respondents during the selection process to refine a respondent’s concept.

• The Authority may opt to reject any or all proposals and cancel this RFEI.

Post-Selection Process

Upon selection of a respondent or respondents, the Authority may enter into exclusive negotiations with the selected respondent(s), providing for a defined time period during which the parties will attempt to negotiate the terms for a transaction. During this period, the Authority will work with the selected respondent to refine its general approach. The Authority anticipates that during this period the program, deal structure, financing, composition of the team, or other components may be modified as a more solid proposal is developed. The Authority may, at any time and in its sole discretion, cease negotiations with the selected respondent or respondents.

During this post-selection, but pre-development phase, the Authority may negotiate a Memorandum of Understanding (MOU), term sheet, or other agreement with the selected respondent, setting forth in non-binding terms the financial, programmatic, and other general aspects of the project. This agreement will also serve as the basis for the negotiation and execution of a subsequent binding agreement (which may take any of several forms, to be determined as a result of the negotiations). The final, binding document(s) will govern the final disposition of the property, setting forth the terms of the transaction.

The agreement will include provisions reserving to the Authority the right to terminate negotiations with the selected respondent, if the Authority in its sole discretion determines that negotiations during the pre-development phase are not progressing in a satisfactorily and/or timely manner. Should this occur, the Authority would then engage with another respondent.

All agreements are contingent upon written approval by the Board of Commissioners of the Housing Authority of Clackamas County.

Anticipated Schedule

January 24, 2022 Issuance of RFEI

February 11, 2022 Deadline to request clarifications to RFEI

February 18, 2022 Authority responses to requests for RFEI clarifications posted on website

March 4, 2022 by 4:00 PM Soft deadline for RFEI submissions (see Section 1)

By March11, 2022 (tentative)

Authority completes preliminary evaluation of submissions; decision regarding next steps (short list interviews, etc.)

By March 18, 2022 (tentative)

Preliminary selection of respondent(s), pending further negotiations

RFEI – Hillside Park Page | 10

4. Submission Format & Content

Preferred Format

Responses of 15 pages or less are preferred, not including letters of reference, samples, financial documents, etc.

Letter (8 ½ x 11”) size is preferred. Tabloid (11 x 17”) size is acceptable for drawings. Proposals are to be submitted electronically. Hard copies will not be accepted.

Recommended Content

1. Cover Letter

a. Briefly introduce the development team and describe its interest in the site.

b. Summarize the potential development program, design concept, deal terms, timing, and expectations of the Authority.

2. Proposal

a. Describe concept for the development. This may include:

Does the proposal call for alternative phasing?

What mix of uses?

Summarize key design features materials, height and density, architectural style, etc.

Does the proposal suggest modifications to the Master Plan.

Is there a specific tenant, or type of tenant, proposed for any commercial space? What, if any, public participation is anticipated in order to make the proposal feasible?

Summarize initial thoughts on the deal terms.

b. Provide a preliminary estimated time frame to carry out the proposed project(s). If a phased approach is envisioned, please describe.

c. Describe how the proposal responds to the goals and selection criteria outlined in Section 5 (page 20)

3. Team and Development Experience

a. Identify development team members and roles and describe qualifications. Provide resumes for key team members.

b. Describe the team’s previous experience working with public sector partners, including public-private partnerships and Housing Authorities.

RFEI – Hillside Park Page | 11

c. Describe the team’s experience in the development of high- quality, successful projects— preferably projects similar in scope and scale to the proposed site. What is the team’s recent experience with this type of development? Optional: include photos of recent similar completed projects.

4. Financial Capacity

a. Explain the team’s financial capacity and share any preliminary thoughts about financing approaches for the project ideas (depending on how refined the project ideas are at this stage), including possible equity and debt sources. Provide as much information as relevant, such as certified financial statements, to make the case that the team has the financing capacity to develop the full project site (if applicable).

Note: If necessary financial documents submitted to the Authority may be submitted physically in a separate envelope and clearly marked as confidential—the Authority will maintain the confidentiality of any such information to the extent allowed by law. These documents will not be counted against the suggested 15-page response limit.

b. Describe any expectation for public-sector financial participation or other forms of assistance, such as assistance with permits.

5. Letters of Reference & Project Examples

a. Respondents may submit up to four letters of reference.

b. Respondents are also encouraged to include samples of other projects (preferably relevant to what is being proposed for the Hillside Park property).

c. These pages will not be counted against the suggested 15-page response limit.

RFEI – Hillside Park Page | 12

5. General Conditions

1. All facts and opinions stated within this RFEI and all supporting documents and data are based on information available from a variety of sources. No representation or warranty is made with respect thereto.

2. The Authority reserves the right in its sole discretion to accept any response or to reject any or all responses to this RFEI, without cause.

3. The Authority reserves the right in its sole discretion to modify the selection process or other aspects of this RFEI, including canceling the RFEI without selecting a developer or project team. The Authority will take reasonable steps to ensure that any modification or clarification to the RFEI shall be distributed in writing to all persons who have requested a copy of the RFEI.

4. The Authority reserves the right to request additional information following review of the initial RFEI response submission. In addition, the Authority may retain one or more consultants to assist in the evaluation of submissions.

5. In the interest of a fair and equitable selection process, the Authority reserves the right to determine the timing, arrangement, and method of any presentation throughout the selection process. Respondents are cautioned not to undertake any activities or actions to promote or advertise their proposals except during authorized presentations. However, developers and their representatives are not permitted to make any direct or indirect (through others) contact with members of the Clackamas County Board of Commissioners, Authority, Selection Advisory Committee (if established) concerning their proposals, except in the course of County-sponsored presentations. Violation of these conditions is grounds for disqualification of the respondent(s).

6. All submissions shall become the sole and exclusive property of the Authority. Respondent(s) shall not copyright, or cause to be copyrighted, any portion of their submission. To the extent permitted by public records laws, the Authority will maintain the confidentiality of submissions, at least until the preliminary selection of a project team. Any proprietary financial information or other information which respondents submit will be maintained as confidential to the extent permitted under public records law. Submissions or information that respondents would like to remain confidential must be marked confidential.

7. The Authority makes no representations as to whether or not a project to be developed as a result of this RFEI, or any possible participation therein, is a “public improvement” project and as such is subject to the prevailing wage requirements of the Oregon Bureau of Labor and Industry.

8. Media releases or media contacts by the selected respondents pertaining to its selection will require prior written approval of the Authority.

9. The Authority permits the participation of real estate brokers acting on behalf of and with the authorization of teams, provided that the broker arranges for the payment of its commission or other compensation exclusively by the proposed project team.

10. The Authority reserves the right to verify and investigate the qualifications and financial capacity of any and all members of the proposing teams.

11. Respondent costs of developing a proposal or any subsequent request for information, costs of attendance at an interview (if requested by the Authority), or any other costs incurred as a result of this RFEI are entirely the responsibility of the respondent, and will not be reimbursed in any manner by the Authority

RFEI – Hillside Park Page | 13

12. By submitting a proposal, respondent certifies the following;

i. OREGON TAX LAWS: Respondent certifies that, to the best of the undersigned’s knowledge, respondent is not in violation of any Oregon Tax Laws. For purposes of this certification, “Oregon Tax Laws” means the tax laws of the state or a political subdivision of the state, including ORS

305.620 and ORS chapters 316, 317 and 318.

ii. NON-DISCRIMINATION: Respondent certifies that it has not and will not discriminate in its employment practices with regard to race, creed, age, religious affiliation, sex, disability, sexual orientation, gender identity, national origin, or any other protected class. Nor has respondent or will respondent discriminate against a subcontractor in the awarding of a subcontract because the subcontractor is a disadvantaged business enterprise, a minority-owned business, a woman-owned business, a business that a service-disabled veteran owns or an emerging small business that is certified under ORS 200.055.

iii. CONFLICT OF INTEREST: The undersigned hereby certifies that no elected official, officer, agent or employee of Clackamas County or the Authority is personally interested, directly or indirectly, in any resulting contract from this RFEI, or the compensation to be paid under such contract, and that no representation, statements (oral or in writing), of the County, the Authority, their elected officials, officers, agents, or employees had induced respondent to submit a proposal. In addition, the undersigned hereby certifies that any proposal is made without connection with any person, firm, or corporation submitting a proposal for the same material, and is in all respects fair and without collusion or fraud.

RFEI – Hillside Park Page | 14

6. Exhibits: Background Documents

1. Development Assumptions

2. Hillside Master Plan

3. Notice of Decision

4. Survey

5. Phasing Plan

6. Hillside Master Plan Architectural Character

7. Clackamas County Local Implementation Strategy (LIS) Metro Affordable Housing Bonds

8. Metro Affordable Housing Work Plan

9. Lobbying Certificate

10. Debarment Certificate

11. Form HUD 5369-B: Instructions to Offerors Non-Construction

Phase Building Market Bedrooms Units SF (including circulation) Floors Total SF 1 A1 24 One BDRM 24 5,280 3 15,840 1 A2 77 One BDRM 77 23,061 3 69,183 1 A2 Commercial 0 12,420 1 12,420 1 B1 Two BDRM 44 12,687 4 50,748 1 B2 One BDRM 25 6,152 4 24,608 1 B2 Two BDRM 39 9,599 4 38,396 1 C1 One BDRM 65 16,910 4 67,640 2 D1 Two BDRM 20 7,680 3 23,040 2 D2 One BDRM 12 3,727 3 11,181 2 D2 Two BDRM 22 6,833 3 20,499 2 E1 69 One BDRM 69 15,515 3 46,546 2 E1 Commercial 0 13,816 1 13,816 2 E2 One BDRM 24 5,280 3 15,840 2 F1 Two BDRM 24 7,680 3 23,040 2 F2 One BDRM 6 2,063 3 6,189 2 F2 Two BDRM 10 3,437 3 10,311 2 G1-6 Three BDRM 16 12,288 2 24,576 2 G1-6 Four BDRM 11 11,000 2 33,000

2 J PARK 0 84,942 0 84,942

2 K1 Three BDRM 4 3,072 2 6,144 2 K2-3 Three BDRM 8 6,144 3 18,432

20 170 500 184,644 531,449

Project Based Vouchers 100 project based vouchers will be provided to the development by HACC Phasing Assume phase 2 will be occupied during phase 1 development

EXHIBIT 1 - Development Assumptions

Demolition Assume demolition as part of development. Land to be sold as-is

State Credit Optional

Other Assumptions

Relocation Relocation of existing tenants will be borne by HACC

Existing Land Value $9,250,000

Permanent Debt Assume minimum 1.25 DCR and HACC as Bond Issuer Metro Bonds $35M available for both phases combined - assume Metro Bond set asides

Building Data

Financial Assumptions Sources Assumptions LIHTC Equity Assume 4% or 4% and 9% LIHTC equity for affordable developments

E U

NEVA

N23 ES

EVA TS13 ES

EVA

HT92 ES

SE HILLSIDE CT

SE DWYER ST

SE 29TH AVE

Z O

N E

Z O

N E

Z O

N E

NIL YT

REP

PRO

PERTY LINE

PROPERTY LINE

PRO

PERTY LINE

PROPERTY LINE

SE MEEK ST

VAN

VANVA

LOADING ZONE

VAN

SE 28TH AVE

VAN

PROPERTY LINE

E1H1

F2 K1

G2 G3 G4

G5 G6

Drawing:

S E| A

SCOTT EDWARDS ARCHITECTURE LLP|

Date:

Job No:

Drawn By:

Checked By:

Sheet No:

HILLSIDE

MASTER PLAN

32ND AND MEEK ST.

MILWAUKIE, OR 97222

20064

08/06/2021

MASTER PLAN

MP 1.3

LEGEND

KEYNOTES

GENERAL SHEET NOTES

NORTH

0 100' 200'50'

KEY PLAN

HILLSIDE PARK MASTER PLAN

TABULATIONS

Hillside Manor (existing) Hillside Park (replacement units) Net New Units (to be developed)

Lot A Lot B Lot C Lot D Lot E Lot F Lot G Lot H Lot J Lot K

Off-street parking* On-street parking

= 100 units

= 400 units

= 1.34 ac = 1.38 ac = 1.29 ac = 1.39 ac = 1.39 ac = 0.99 ac = 1.52 ac = 2.45 ac = 1.79 ac = 1.06 ac

= 352 stalls = 138 stalls

= 600 units

= 14.61 ac

= 490 stalls

Grand Total

Total

75 du/ac 78 du/ac 50 du/ac 39 du/ac 67 du/ac 40 du/ac 18 du/ac 37 du/ac 0 du/ac 11 du/ac

E1 .5 3/1 parking ratio

Building

# of stories (res.) / over commerical

# of units

LEGEND

KEY PLAN

1.1 2

4 G2

1.1 2

4 G3

1.1 2

4 G4

1.1 2

1.0 3

6 G6

1.0 3

B1 .35 4

E2 .33 3

E1 .33 3/1

A2 .30 3/1

A1 .30 3

B2 .35 4

1.0 4

SE HILLSIDE CT

H1 59 9

1.3 2

1.3 3

1.0 3

1.0 2-3

D1 .80 3

D2 .80 3

MANOR

GARDENS

OPEN

PLAY

OPEN

SPACE

PLAZA

Exhibit 2

COMMUNITY DEVELOPMENT

BUILDING • ECONOMIC DEVELOPMENT • ENGINEERING • PLANNING

6101 SE Johnson Creek Blvd Milwaukie, Oregon 97206

503.786.7600 | www.milwaukieoregon.gov

November 18, 2021 Land Use File(s): PD-2021-001; ZC-2021-001;

CPA-2021-002; S-2021-001

NOTICE OF DECISION

This is official notice of action taken by the Milwaukie City Council on November 16, 2021.

Traducciones de este documento e información sobre este proyecto están disponibles en español. Para solicitar información o preguntar en español, favor de email espanol@milwaukieoregon.gov.

Applicant(s): Jill Smith, Housing Authority of Clackamas County

Location(s): 2889 SE Hillside Ct

Tax Lot(s): 11E25CD 00100; 00102

Application Type(s): Planned Development, Zoning Map Amendment, Comprehensive Plan Map Amendment, Subdivision

Decision: Approved with Conditions

Review Criteria: Milwaukie Municipal Code:

• MMC Title 12 Streets, Sidewalks, and Public Places

Milwaukie Land Division Ordinance:

• MMC Title 17 Land Division (including Property Line Adjustments)

Milwaukie Zoning Ordinance:

• MMC Section 19.1007 Type IV Review

• MMC Section 19.311 Planned Development

Zone (PD)

• MMC Section 19.302 Medium and High

Density Residential Zones (including R-3)

• MMC Section 19.303 Commercial Mixed Use

Zones (including GMU)

• MMC Chapter 19.500 Supplementary

Development Regulations

• MMC Chapter 19.600 Off-Street Parking and

Exhibit 3 mailto:espanol@milwaukieoregon.gov

Notice of Decision—Hillside Planned Development Page 2 of 3 Master File #PD-2021-001—2889 SE Hillside Ct November 18, 2021

• MMC Chapter 19.700 Public Facility Improvements

• MMC Section 19.902 Amendments to Maps and Ordinances

Neighborhood(s): Ardenwald-Johnson Creek; Historic Milwaukie

This notice is issued in accordance with Milwaukie Municipal Code (MMC) Section 19.1007 Type IV Review. The complete case file for this application is available for review. Please contact Vera Kolias, Senior Planner, at 503-786-7653 or koliasv@milwaukieoregon.gov, if you wish to view this case file.

Only persons who submitted comments or made an appearance of record at a public hearing on this application have standing to appeal the decision by filing a written appeal.

The final decision on this Planned Development in the form of a Final Order, including the Findings of Fact, Conditions of Approval and Other Requirements, Final Development Plan and Program, and Zoning and Comprehensive Plan Map Amendments, was adopted by Milwaukie City Council as Ordinance #2210 on November 16, 2021. A copy of the final ordinance and all exhibits is available at https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program.

Appeals of Type IV decisions are handled by the Oregon Land Use Board of Appeals (LUBA) at:

550 Capitol Street NE, Suite 235, Salem, Oregon 97301-2552, 503-373-1265, http://luba.state.or.us.

They can provide information regarding the timeline for filing an appeal and the proper forms and procedures.

As governed by MMC Subsection 19.311.16, if, within 12 months of its effective date, substantial construction or development in the PD Zone has not commenced on Phase 1 in compliance with the approved final development plan and program and schedule for stage completion, the Planning Commission may initiate a review of the PD Zone and hold a public hearing to determine whether its continuation in whole or in part is in the public interest. Notification and hearing shall be in accordance with Section 19.1007. If found not to be, the Planning Commission shall recommend to the City Council that the PD Zone be removed by appropriate amendment to the Zoning Map and property changed back to original zoning.

As governed by MMC Subsection 19.311.17, the total time period of construction of all phases must not exceed 7 years, as measured from the date of approval of the final development plan until the date that building permit(s) for the last phase is(are) obtained. The public infrastructure must be constructed in conjunction with or prior to each phase to the applicable City standards. Extensions to the approved time schedule are permitted subject to Subsection 19.908.

https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program http://luba.state.or.us/

Notice of Decision—Hillside Planned Development Page 3 of 3 Master File #PD-2021-001—2889 SE Hillside Ct November 18, 2021

Findings in Support of Approval

The Findings for this application are included as part of Ordinance #2210:

https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program.

Conditions of Approval

The Conditions of Approval for this application are included as part of Ordinance #2210:

https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program.

Other requirements

Other requirements for this application are included as part of Ordinance #2210:

https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program.

cc: Jill Smith, HACC (via email) Devin Ellin, HACC (via email) Debbie Cleek, The Bookin Group, applicant’s representative (via email) Planning Commission (via email) Joseph Briglio, Community Development Director (via email) Steve Adams, City Engineer (via email) Peter Passarelli, Public Works Director (via email) Engineering Development Review (via email) Samantha Vandagriff, Building Official (via email) Stephanie Marcinkiewicz, Inspector/Plans Examiner (via email) Harmony Drake, Permit Technician (via email)

Valere Liljefelt, CFD#1 (via email) Kate Hawkins, ODOT (via email) Avi Tayar, P.E., ODOT (via email)

NDA(s): Ardenwald-Johnson Creek ; Historic Milwaukie (via email) Interested Persons Land Use File(s): PD-2021-001

Laura Weigel, AICP Planning Manager https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program https://www.milwaukieoregon.gov/ordinance-2210-adopting-hillside-development-plan-program

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This is the start of the file's text. The full file is on GovTribe.

File details come from the government source that posted it. Updated Mar 9, 2026.