Earlier today, Clackamas County and the Housing Authority of Clackamas County (HACC) held a grand opening celebration for the Tukwila Springs redevelopment in Gladstone.
This is the first development completed within Clackamas County that utilizes Metro Affordable Housing Bond funds. The building was acquired by HACC in June 2019.
Tukwila Springs is also the first #ClackCo project to open that uses state Permanent Supportive Housing funding.
Speakers at the event included those from Clackamas County/HACC, Gladstone, Metro, and Oregon Housing and Community Services.
"One of Clackamas County's goals is to develop 1,500 affordable housing units by 2025," stated Clackamas County Chair Tootie Smith at the event. "The opening of Tukwila Springs helps us to reach that very goal. In fact, Clackamas County currently has more than 950 units either complete, in development, or committed to this goal. Plus, several hundred more units are very close to entering the pipeline. Our goal will be met."
"Tukwila Springs was intentionally designed to provide supportive services on site," stated Commissioner Sonya Fischer. "Whether it’s behavioral health, employment assistance, help navigating complex systems to deal with substance use, or other health related needs. We know that housing plus services keeps people sheltered. Access to services is a critical piece of success.
- This is the first project completed within Clackamas County that utilizes Metro Affordable Housing Bond funds. This funding accounts for ~29% of the project cost, or $5.6 million.
- Project funding also came from Oregon’s Permanent Supportive Housing program ($2.4 million). Tukwila Springs will be the first #ClackCo project to open that uses this Permanent Supportive Housing money.
- Residents will have access to many Supportive Housing Services on site. Funding for these services is provided through Metro’s SHS measure and the state’s Permanent Supportive Housing program. This will include case management and onsite resident services, such as help accessing behavioral/physical health care services, and connecting to education/employment assistance, and access to healthy foods.
- This project is one of many that helps achieve a strategic goal codified in the county’s strategic plan to develop affordable housing units: “By 2025, 1,500 affordable housing units will be developed. These units will be stratified across Area Median Income (AMI) ranges as follows: 700 units at 61-110% AMI and 800 units at 0-60% AMI.”
- As of today, Clackamas County has more than 950 units either complete, in development, or committed to achieving this goal, with more viable sites expected to be committed soon.
These homes – 48 units in total – are for older adults (50+) who make less than 30% of the area median income and need supportive services. This could be seniors living on fixed incomes or veterans who may need extra support. Further priority will be given to:
- People experiencing homelessness who are in need of permanent homes
- Persons living with disabilities
- Gladstone residents
- 12 units will be prioritized for residents requesting culturally specific supportive housing services for Native Americans who are referred by NARA (Native American Rehabilitation Association)
Applicants will be referred through the county’s Coordinated Housing Access (CHA) wait list.
- This 2.2-acre site was last closed in 2017 under private ownership. Tukwila Springs is the rehabilitation of a former congregate care facility originally constructed in 1967.
- 48 residential units – a mix of studios (40) and single-room occupancy (8) units
- Units have full private bathrooms and food prep/kitchen areas.
- Common areas include community kitchen, dining hall, living room, laundry room, and more.
- Building has landscaped courtyard and community garden.
- Site rehabilitation included site demolition, extensive landscaping, parking lot upgrades, the full abatement of hazardous materials including removal of all asbestos-containing materials, replacement of antiquated plumbing and heating systems, energy efficient electrical and lighting upgrades, and building code and accessibility upgrades.
- Envelope upgrades include new insulation, weatherproofing, windows, doors, and exterior cladding. Interior upgrades include new flooring, wall and ceiling finishes, plumbing fixtures, lighting and the renovation and redesign of common areas to best suit the proposed population.
- Unit upgrades include the addition of full bathrooms in every unit and kitchens or kitchenettes in most units.
- Energy efficiency was key to the project. Every unit includes heating and cooling and is outfitted with Energy Star appliances and light fixtures, and low-flow toilets and faucets. Durable and resilient materials are used throughout. The building is renovated to Earth Advantage Gold Certification standards.
- Common area amenities include a community kitchen, a dining hall, a spacious community living room, a wellness room, exam room, a laundry room, indoor bike parking, management and services offices, and various meeting and conferences spaces.
- Outdoor amenities include a beautifully landscaped courtyard, outdoor seating areas, and a community garden for resident use. Landscaping is drought resistant. Regular bus lines provide direct access to downtown Milwaukie, Clackamas Community College, Oregon City Transit Center, Clackamas Town Center and MAX Green and Orange Max lines.
All numbers below are approximate.
Total project cost: $19.4 million. Breakdown:
- Low Income Housing Tax Credits: $6.4 million (33%)
- Metro Affordable Housing Bond: $5.6 million (28.9%)
- Tax-exempt Construction and Permanent Financing: $4.6 million (23.7%)
- Permanent Supportive Housing (state): $2.4 million (12.4%)
- Clackamas County HOME funds: $400K (2%)
Developer: Housing Authority of Clackamas County
General contractor: Walsh Construction
Architect: Carleton Hart Architecture
Property manager and service coordinator: Home Forward