Portland Housing Bureau's 2021 Metro Bond Opportunity Solicitation - April 30, 2021
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Portland Housing Bureau’s 2021 Metro Bond Opportunity Solicitation April 30, 2021
Overview
In November 2018, voters in Washington, Clackamas and Multnomah Counties approved Measure 26-199,
the Metro Affordable Housing Bond (“Metro Bond”), the first ever regional bond for affordable housing. The
measure authorizes Metro to issue up to $652,800,000 in general obligation bonds for the development or
acquisition of affordable housing.
Within the city limits of Portland, $211,056,579 in Metro Bond funds have been made available to create
1,475 units of affordable housing. Of this total, the City will create at least 737 family-sized units (two or more
bedrooms) to respond to the housing need among Portland families. A priority of Metro Bond funds is to make
the deeply affordable 30% AMI units available for the most vulnerable, lowest income residents in our
community. The City will create 605 deeply affordable units for households with incomes at or below 30%
AMI, to serve people who earn low wages, live on fixed incomes, have experienced homelessness and/or have
other special needs. The City will also create 300 Supportive Housing units to meet this priority. The City has
already made substantial progress on its Metro Bond goals, and this solicitation seeks proposals to help
further its progress.
The Metro Bond Opportunity Solicitation (M-BOS) invites proposals from private and non-profit development
partners to help meet and exceed the affordable housing goals established under the City’s Local
Implementation Strategy. In addition to Metro Regional Housing Bond funds, the M-BOS offers additional
sources of capital funds from the Portland Housing Bureau, two development sites, incentives from Metro,
rent support from Home Forward, and services from the City/County Joint Office of Homeless Services (JOHS).
Capital Funding Maximum of $80,500,000
• Up to $75,000,000 in Metro Housing Bond funds for capital expenses for new construction, acquisition
and/or rehabilitation of existing buildings
• Up to $5,500,000 in Central Eastside Tax Increment Financing for capital expenses for new
construction, acquisition and/or rehabilitation of existing buildings located in the Central Eastside
Urban Renewal Area
• A Portland Housing Bureau and a Metro Owned Site:
• North Interstate property, located at 5020 N Interstate Avenue, for development and new
construction
• NE Glisan property, located at 432 NE 74th Avenue, for development and new construction
Rent Support and Service Funding
• Between 210 and 250 Project Based Section 8 payment (PBS8) vouchers from Home Forward
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Metro Bond Opportunity Solicitation, Spring 2021• Up to $10,000 per unit per year from the JOHS, directly or through partnerships with Multnomah
County departments, to fund support services for projects with Supportive Housing (SH) units designed
to serve people with serious disabling conditions, extremely low-incomes, and who have experienced
long-term homelessness, with a priority for Black, Indigenous, and People of Color (BIPOC), Older Adult
and/or LGBTQ+ households.
PRE-SUBMISSION FORM: Development teams planning to submit a proposal through this M-BOS will be
asked to complete an online Pre-Submission Form by June 14, 2021 via this survey link.
MANDATORY DEVELOPER INFORMATION SESSION: An information session for this solicitation will be held on
Wednesday, May 12, 2021 online via a Zoom Meeting Link, from 3:00PM to 5:00PM. All
developers/sponsors wishing to be considered through this M-BOS must have at least one team member
attend.
SOLICITATION COORDINATOR:
Tanya Wolfersperger, Housing Program Coordinator
Portland Housing Bureau
421 SW 6th Avenue, Suite 500, Portland, OR 97204
(503) 823-3251 || tanya.wolfersperger@portlandoregon.gov
SOLICITATION LOCATION: www.portland.gov/phb/MBOS2021
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Metro Bond Opportunity Solicitation, Spring 2021GENERAL INFORMATION
Solicitation Title: Metro Bond Opportunity Solicitation, Spring 2021
Solicitation Coordinator: Tanya Wolfersperger, Housing Program Coordinator
(503) 823-3251
tanya.wolfersperger@portlandoregon.gov
Proposal Delivery Location: Via electronic submission to:
M-BOS Applications
M-BOS Webpage: www.portland.gov/phb/MBOS2021
Direct all questions regarding this M-BOS to Tanya Wolfersperger.
SCHEDULE
M-BOS Issued Friday, April 30, 2021
Mandatory Developer Wednesday, May 12, 2021
Information Session from 3:00 pm to 5:00 pm (PDT)
Pre-Proposal Submission: Monday, June 14, 2021
Friday, July 2, 2021
Proposals Due:
at 3:00 pm (PDT)
Anticipated Dates for Evaluation Committee July-August, 2021
meetings and proposer interviews:
Anticipated Notice of Awards: October 2021
All proposals must be received by the date and time proposals are due to be considered. PHB reserves the
right to change any dates to serve the goals of the M-BOS.
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Metro Bond Opportunity Solicitation, Spring 2021TABLE OF CONTENTS Page Number
General Information 4
I. Available Resources 6
II. Introduction to Portland’s Local Implementation Strategy for the Metro
7
Regional Housing Bond
III. Investment Requirements 9
IV. Preferences 11
V. Supportive Housing Considerations and Requirements 12
VI. Additional Considerations 16
VII. PHB and Metro-Owned Sites: Additional Requirements and Preferences 20
VIII. Application and Submittal Requirements 24
IX. Selection Process and Evaluation Criteria 26
X. General Conditions 29
XI. List of Forms and Appendices 32
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Metro Bond Opportunity Solicitation, Spring 2021I. Available Resources
Project and Funding Source Purpose Resources
Up to $75,000,000 for all projects
PHB: Metro Housing Bond Capital Costs
awarded through this M-BOS
Up to $5,500,000 for projects located in
PHB: Central Eastside Urban
the Central Eastside URA. May be used in
Renewal Area (CEURA) Tax Capital Costs
conjunction with Metro Housing Bond
Increment Financing (TIF)
resources above.
Up to $10,000 per Supportive Housing
Joint Office for Homeless Services
Support Services (SH)* unit, for a minimum of 120
(JOHS)
households**
210-250 vouchers, including minimum
120 available for SH-Dedicated projects.
Home Forward: Project Based Vouchers also available for up to 18%
Operating Support
Section 8 Vouchers (PBS8) family-size units within a project, income
restricted at 0-30% of area median
income (AMI)***
PHB and Metro Owned Sites
See Section VII for information on
5020 N. Interstate Avenue Land
funding
See Section VII for information on
432 NE 74th Avenue Land
funding
* As outlined in Appendix F, PSH Services: Guidelines, Delivery Structures and Eligible Activities
** If awarded projects propose service funding at less than the allowable maximum, JOHS is willing to
negotiate potential funding to support additional SH units.
***Projects must have a minimum of 9 vouchers to qualify for use of PBS8 vouchers. Rents for PBS8
vouchers are set at 60% AMI levels. See Section III for additional information.
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Metro Bond Opportunity Solicitation, Spring 2021II. Introduction to Portland’s Local Implementation Strategy for the Metro Regional
Housing Bond
In November 2018, Metro area voters in Washington, Clackamas and Multnomah Counties
approved Measure 26-199, the first ever regional bond for affordable housing. The Measure authorized
Metro to issue up to $652,800,000 in general obligation bonds for the development or acquisition of
affordable housing. Leading up to the vote, Metro conducted a series of public engagement activities. From
those emerged the regional investment strategy for the Metro Housing Bond (“Metro Bond”).
The Metro Bond’s goal is to create at least 3,900 new affordable homes across the region, of which:
• At least 1,600 will be affordable to households making 30% of area median income (AMI) or below;
• At least 1,950 will be sized for families, with 2 or more bedrooms; and
• No more than 10 percent will be provided for households making 61-80% of area median income.
The Portland Housing Bureau (PHB) is the lead bureau for the City of Portland (City) responsible for Metro
Bond implementation. PHB’s work will be guided by the four principles from Metro’s strategy prioritized in
conversations with key stakeholders who participated in a six-month public process prior to the referral of the
Measure:
1. Lead with racial equity. Ensure that racial equity considerations guide and are integrated throughout
all aspects of program implementation.
2. Create opportunity for those in need. Create housing for Communities of Color, families, people living
with disabilities, seniors, Veterans, and households experiencing or at risk of homelessness.
3. Create opportunity throughout the region. Ensure investments are distributed across the region.
4. Ensure long-term benefits and good use of public dollars. Provide for community oversight to ensure
transparency and accountability in program activities and outcomes.
Using a formula based on assessed (real property) value, the City’s share of the Metro Bond is approximately
38 percent, or $211 million, to create a least 1,475 units of affordable housing within the City. Of this
total, 605 units will be for households with incomes at 30% AMI, 737 will be family-sized units, and 300 units
will be for supportive housing.
Portland’s Local Implementation Strategy (LIS) for the Metro Bond outlines a commitment to furthering our
community goals of preventing displacement, advancing racial equity and making a tangible impact on ending
homelessness. Building on PHB’s prior experience with Portland’s Housing Bond, a $258.4 million general
obligation bond passed by Portland voters in 2016, the focus of Portland’s Metro Bond deployment
is to create housing access and opportunity for individuals and organizations from and/or representing
communities in need identified by Metro, as listed below.
• Priority Communities:
o Black, Indigenous, and Communities of Color
o Families with children and multiple generations
o People with disabilities
o Seniors
o Veterans
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Metro Bond Opportunity Solicitation, Spring 2021o Households experiencing homelessness and/or facing imminent displacement
• Location Priorities:
o For building acquisitions, seek areas at high risk for gentrification.
o For new construction projects, preference is for High Opportunity Areas.
o Balance investments throughout the city.
o Assess acquisitions with racial equity lens.
o Invest in areas with limited affordable housing resources.
o Consider school catchment areas, and planned transit and infrastructure projects.
The 2021 Metro Bond Opportunity Solicitation (M-BOS) is part of the third phase of Portland’s local strategy
for the Metro Bond. Previous implementation phases are currently underway, including Metro’s pre-approved
Phase 1 project, approval of up to four Phase 2 projects currently in PHB’s pipeline, and contingent awards for
up to four Supportive Housing projects serving BIPOC communities. The 2021 M-BOS aims to achieve several
goals, including:
o Leverage federal and state resources;
o Advance County/City goal of 2,000 Supportive Housing units;
o Continue progress on both Supportive Housing and 30% AMI unit goals; and
o Advance progress on family-size unit goals.
Proposers should demonstrate their support of this commitment in as many aspects of a project proposal as
possible, including the targeted population served, location, the development team, project contractors and
vendors, resident and supportive services, marketing, leasing, and operational components.
Every project receiving Metro Bond funds is required to meet a portion of the LIS’s production goals, which
PHB believes are achievable if met incrementally through close coordination with partners.
PHB anticipates that successful proposers will utilize a combination of capital funding sources, including but
not limited to proposer’s equity, bond funds, Section 42 Low Income Housing Tax Credit (LIHTC) equity, third-
party grant funding and conventional construction and permanent financing sources. If projects are using
LIHTCs, projects seeking a PHB funding award should assume 4% LIHTC in its pro forma.
PHB will award Metro Bond funds to selected projects by providing a cash flow dependent loan, payable to the
City. An awarded project may be eligible for a “pre-development loan” at PHB’s discretion subject to PHB’s
terms and conditions from non-bond sources.
Proposers may submit individually or as a team. All proposals will be evaluated against the Investment
Requirements and Preference Criteria established for each opportunity presented below.
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Metro Bond Opportunity Solicitation, Spring 2021III. Investment Requirements
Unless otherwise noted in Section VII. PHB or Metro-Owned Sites: Additional Requirements and
Preferences, the following Investment Requirements apply to all M-BOS projects:
Requirement First Priority: Second Priority: Third Priority:
Dedicated Supportive Housing Family Focused Housing Integrated Supportive Housing
(75-100% SH in project) (10-25% SH in project)
Municipality Incorporated City of Portland Incorporated City of Portland Incorporated City of Portland
Maximum • $143,000 for New • $143,000 for New • $143,000 for New
subsidy/unit of Construction Projects Construction Projects Construction Projects
Metro Bonds • $110,000 for • $110,000 for • $110,000 for
Acquisition/Rehabilitation Acquisition/Rehabilitation Acquisition/Rehabilitation
Projects Projects Projects
Minimum 40 units that may be scattered 50 units 50 units
units/project sites but financed together
Supportive Minimum 40 SH units or 75% of No SH requirement Minimum of 10% and up to25%
Housing total units, whichever is greater of total units
(see Section V. for Exception: 432 NE 74th Avenue –
details) Focused on serving adult single or see requirements in Section VII. Focused on serving adult single
couples in BIPOC, Older Adults, or couples in BIPOC, Older
and/or LGBTQ+ households. Adults, and/or LGBTQ+
households.
30% AMI units All SH units for households Minimum 33% of total units for Minimum 33% of total units for
earning 30% AMI or below are households earning 30% AMI or households earning 30% AMI or
supported by PBS8 vouchers. below, including a minimum 15% below, including a minimum 15%
of total units unsubsidized and of total units unsubsidized and
without PBS8 vouchers. without PBS8 vouchers.
Up to 18% of units for households SH units for households earning
earning 30% AMI or below are 30% AMI or below are supported
supported by PBS8 vouchers by PBS8 vouchers (minimum 9
(minimum 9 per project). vouchers per project).
30% AMI units to be distributed
across all unit sizes.
Average bedroom 1.0 or below 1.75 1.0 or below
count
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Metro Bond Opportunity Solicitation, Spring 2021Requirement All Projects
Project Narrative & All proposals must have a Project Overview Narrative addressing specific aspects of the project
Equity Plan with a focus on leading with equity per Form C.
All proposals must have an Equity Plan addressing specific components per Form D.
Programming All units supported by PHB funding must be regulated at or below 60% AMI.
Existing buildings/ Appropriate for serving Priority Populations outlined in Portland’s LIS (See Appendix A).
projects
May not have in effect any type of governmental legal/regulatory agreement on rents or tenants’
incomes. Metro Bond funds cannot be used on units with an existing regulatory agreement.
Exception: Units supported by Central Eastside URA TIF funds only.
Screening Units must be made available to households with adverse credit, rental, and legal histories and
very low income. See Appendix J for Sample Screening Criteria.
PHB may review and request revisions to screening criteria and lease up process. See Form F for
Affirmative Fair Housing Marketing Plan.
Resident Services Plan Required and relevant to the targeted population. See Section VIII. Submittal Requirements for
additional information.
Supportive Services Partnership with JOHS-qualified vendor of supportive housing services for all SH units.
Plan See Appendix H for list of qualified services providers. Service providers that are not currently
qualified vendors with JOHS are also welcome and must successfully complete a JOHS Request
for Programmatic Qualifications (RFPQ) prior to being eligible to contract with JOHS for support
services funding. JOHS will facilitate an RFPQ process for supportive housing services within the
next fiscal year.
Equity in Contracting • Construction contracting: 30% Disadvantaged, Minority, Women Owned, Emerging
and Workforce Small and Service-Disabled Veteran Business (DMWESB-SDV) construction hard cost.
Training • Professional services: PHB goal of 20% DMWESB-SDV professional services contracts.
• Apprentice and Workforce Diversity goals, as specified in Appendix D.
Sustainability Compliance with PHB’s Green Building Policy. See Appendix E
Leverage of M-BOS Maximization of all non-Bond sources of funding including use of Low-Income Housing Tax Credit
capital resources equity and conventional debt to the greatest extent feasible.
Site Control Demonstrated through fee simple ownership, executed long-term land lease, letter of
intent, purchase option, purchase and sale agreement or similar with closing date on the site no
later than December 31, 2021.
Exception: Does not apply to 5020 N. Interstate Avenue or 432 NE 74th Avenue sites.
Inclusionary Housing All program requirements under the Inclusionary Housing program.
Preference Policy Use of N/NE Preference Policy for unit marketing and lease-up of project, including for 5020 N.
Interstate site, if located within the Policy’s service boundaries, the Interstate Corridor URA.
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Metro Bond Opportunity Solicitation, Spring 2021IV. Preferences
Unless otherwise noted in Sections V and/or VII, the following Preferences will be applied to all M-BOS
projects:
Targeted Population and Programming
Programming that demonstrates positive outcomes for residents within the priority populations identified in
Measure 26-199, the Metro Housing Bond Framework and Portland’s LIS or programming that demonstrates
genuine partnership with a history of positive outcomes for residents in the priority populations. These goals
are in priority order below:
• First Priority: Minimum of 120 units of SH in 2-3 SH-focused projects, including at least one Enhanced
SH project and one Recovery-Oriented SH project, as described under Eligible Populations in Section V.
• Second Priority: Family focused projects with an average bedroom size of 1.75.
• Third Priority: Integrated SH projects – 10-25% of units are set-aside for SH.
• All Projects: Those that address historic and present racism and lack of housing access and opportunity
experienced by BIPOC communities.
• All Projects: More than the minimum required units.
• All Projects: More than 15% of total units are for 0-30% AMI households without PBS8 vouchers.
Location
• Projects located in proximity to culturally specific and responsive services and resources for the
intended population of the project.
• Projects located near high-frequency public transit, natural areas and other economic, educational,
health and service resources.
• New construction projects located in High Opportunity Areas defined as a score of 3 or higher on the
Opportunity Area Map.
• Acquisition/Rehab projects located in areas at high risk of gentrification and displacement.
Leverage/Other
• Projects demonstrating a fully funded project using 4% LIHTC, conventional debt and proposed PHB
funding award, requiring no additional, competitive sources of funding so the project can be executed
expeditiously.
• Significant leveraging of resources not offered in this M-BOS to support capital development and
ongoing services and operations, when aligned with project goals.
• Projects that will provide long-term positive cash flow and/or repayment of city-held debt as
demonstrated by the development budget(s) and operating pro forma.
• Projects with a lower maximum subsidy/unit than established in the Investment Requirements.
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Metro Bond Opportunity Solicitation, Spring 2021V. Supportive Housing (SH) Requirements and Considerations
In addition to making progress toward Bond goals, the City of Portland and Multnomah County have
committed to increase Supportive Housing capacity, driven by our local priorities and strategies, including: the
City’s October 2017 Supportive Housing Resolution (see e.g. Resolution #37323) to create 2,000 new units in
Portland/Multnomah County by 2028; A Home for Everyone Chronic Homelessness Plan; Portland’s Housing
Bond Policy Framework; and the Tri-County Equitable Housing Strategy to Expand Supportive Housing for
People Experiencing Chronic Homelessness; and most recently with the passage of Metro Ballot Measure 26-
210, Multnomah County’s Metro Supportive Housing Services (SHS) Local Implementation Plan, which
increases their goal to create 2,235 new Supportive Housing units. Our community has made progress in
opening and planning for 1,265 new Supportive Housing units since October 2017. Portland has set a target to
create 300 Supportive Housing units as part of the Metro Bond effort.
Description
Supportive Housing (SH) is an effective housing solution for people who have complex needs and have
experienced long periods of homelessness. SH provides residents with deeply affordable housing and ongoing
supportive services designed to address a range of needs, including primary and behavioral health care.
Services must be offered voluntarily for the duration of tenancy. More details on SH are found in this section
and Appendix F and Appendix G.
Health System Partnership for SH-Focused Projects
The City of Portland and the Joint Office of Homeless Services (JOHS) are collaborating with Health Share of
Oregon and CareOregon to support the development of at least two Supportive Housing focused projects, a
minimum of one of each project type, intentionally integrated with health-system services (see table below).
These projects will specifically serve people experiencing homelessness who have complex health challenges
including serious mental health and substance use disorders. The goal of these projects is to help address
critical health services gaps in current SH models and improve collaboration across health and housing
systems. This partnership builds on existing collaborations between the housing and health systems, including
the Regional Supportive Housing Impact Fund (RSHIF).
Health Share is the state’s largest Medicaid Coordinated Care Organization (CCO), serving over 380,000
Oregon Health Plan (OHP) members in Clackamas, Multnomah, and Washington Counties, with integrated
physical, behavioral, and dental health care, as well as a range of health related services, including support to
find and maintain housing. CareOregon is a nonprofit health plan that partners in Multnomah, Clackamas and
Washington Counties with Health Share to serve OHP and Medicare Advantage members. CareOregon is the
administrator of the behavioral health benefit for all Health Share members in the tri-county region. Selected
SH-focused projects will work closely with CareOregon and Multnomah County to align the SH Services Plan
with on-site and community-based Medicaid-funded services. Medicaid-funded services could include, but are
not necessarily limited to, care coordination services through Regional Care Teams, Assertive Community
Treatment (ACT) and Intensive Case Management (ICM) services, mental health and substance use treatment,
and home-based primary care services. Most households will be eligible for Medicaid, though this is not a
strict eligibility criterion for the project(s). CareOregon services will only be available to households connected
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Metro Bond Opportunity Solicitation, Spring 2021to Medicaid, and all households will have access to JOHS-funded SH Services. See Appendix I for more
information about some of the services that CareOregon can provide.
JOHS will fund up to $10,000/unit in support services that are complimentary to the Medicaid-funded services
provided through CareOregon. This could include, but is not limited to, 24/7 desk coverage and crisis support;
serving as a direct liaison to health system services; housing retention and tenancy supports that supplement
the Medicaid-funded supports in place for tenants; eviction prevention; and the full range of SH services for
people who are ineligible for or not currently connected to Medicaid-funded services. If there are costs
beyond $10,000/unit that the project identifies needing to cover to serve the designated population, JOHS will
work with the project and CareOregon to identity how to cover those gaps through additional JOHS funding
and/or Medicaid-funded services.
Eligible Populations
A Home for Everyone, our community-wide ending homelessness initiative, prioritizes SH for people with
disabilities and long experiences of homelessness that are severe enough to require long-term housing
support. Recognizing the unmet need among several vulnerable communities for SH, and their
overrepresentation within the population of people impacted by homelessness, this M-BOS prioritizes SH for
BIPOC, Older Adult (individuals age 55 and older) and/or LGBTQ+ households.
SH is an effective approach for providing housing support for a range of populations, such as:
• Individuals and families experiencing chronic homelessness; and
• Persons with disabilities, including physical and behavioral health, that are severe enough to require
long-term housing support; and
• People with demonstrated vulnerability factors (e.g. exposure to violence, age, criminal justice
involvement, historic or generational trauma, survivors of domestic violence or sexual assault).
The eligibility guidelines in the table below align with priority communities to be served in the Metro SHS
program. While eligible populations will often align with those meeting the U.S. Department of Housing and
Urban Development’s (HUD) definition of chronic homelessness, the Metro SHS program defines eligibility
more flexibly.
Eligible SH populations under this solicitation are as follows:
Property Type Eligible SH Population
Enhanced SH • Adult Homeless Households (see Appendix G); AND
• 40+ SH units (75-100% of • Earning between 0-30% AMI; AND
total project units) • Demonstrates need for tightly linked supportive
• Dedicated SH project services to retain stable housing; AND
• Number of units not limited • Experiencing or at imminent risk of experiencing long-
to single site, may include term, literal homelessness (see Appendix G for
scattered sites
definitions of these terms); AND
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Metro Bond Opportunity Solicitation, Spring 2021• With complex physical and/or behavioral health
challenges. This will often include people with co-
occurring medical complexity and serious mental health
and/or substance use disorders. It will also include
households who are eligible for ACT or ICM services
(see Appendix I).
Recovery-Oriented SH • Adult Homeless Households (see Appendix G); AND
• 40+ SH units (75-100% of • Earning between 0-30% AMI; AND
total project units) • Demonstrates need for tightly linked supportive
• Dedicated SH project services to retain stable housing; AND
• Number of units not limited • Experiencing or at imminent risk of experiencing long-
to single site, may include term, literal homelessness; AND
multiple scattered sites
• In treatment for or recovery from a substance use
disorder. This will often include people with co-
occurring substance use, mental health and/or physical
health issues.
Integrated SH Units • Adult Homeless Households (see Appendix G); AND
• Minimum 50 units per • Earning between 0-30% AMI; AND
project • Demonstrates need for tightly linked supportive
• SH units = 10-25% of services to retain stable housing; AND
total project units • Experiencing or at imminent risk of experiencing long-
term, literal homelessness; AND
• With a disabling condition. This can include a physical,
psychological or cognitive disability, a chronic illness, or
substance use disorder.
Investment Requirements for SH Focused Projects
• Adherence to the SH Service Guidelines and provision of Baseline Services and other eligible activities
detailed in Appendix F.
• Service provider(s) will be a JOHS qualified vendor of supportive housing services (Appendix H). Service
providers that are not currently qualified vendors with JOHS are also welcome and must successfully
complete a JOHS Request for Programmatic Qualifications (RFPQ) and be selected as a qualified vendor
through the RFPQ, prior to being eligible to contract with JOHS for support services funding. JOHS will
facilitate an RFPQ process for supportive housing services within the next fiscal year.
• The designated SH Service Provider(s) does not need to have an existing partnership with CareOregon
or be set up to bill Medicaid. A goal of these projects is to develop new partnerships across the
homeless/housing system and the health system.
• Referrals will come from Multnomah County’s Behavioral Health Division and Coordinated Access
system, in partnership with the health system, and will focus on referring households who will most
benefit from SH that is intentionally integrated with health-system services.
14
Metro Bond Opportunity Solicitation, Spring 2021• The application narrative must include a SH Services Plan (Form E) that demonstrates effectiveness to
serve the priority population(s), including a plan to offer culturally responsive and/or culturally specific
services and implement low barrier screening criteria.
• Application must include a commitment to working with CareOregon and Multnomah County to align
the SH Services Plan with on-site and community-based Medicaid-funded services. This will include
working to ensure that services are well integrated and complimentary, and to avoid duplication of
services.
• Projects should reflect the principles of trauma-informed design and include spaces that support
community building and both group and one-on-one retention, health and behavioral health services.
• Recovery-oriented SH: there are well-established models and best practices for recovery housing: see
HUD’s Recovery Housing Policy Brief, the Substance Abuse and Mental Health Services Administration’s
Recovery Housing Best Practices and Suggested Guidelines, and the National Alliance for Recovery
Residences’ national standards for recovery residences. The application narrative must include a SH
Services Plan that demonstrates effectiveness at serving adults in recovery, including how the project
supports tenants through relapse.
• Recovery-oriented SH: projects need to be available to tenants who are engaged in Medication-
Assisted Treatment. This cannot be a cause for denial or eviction from the program.
Investment Requirements for Integrated SH Projects
• Adherence to the SH Service Guidelines and provision of Baseline Services and other eligible activities
detailed in Appendix F.
• If proposal includes service funding request from JOHS, the service provider(s) will be a JOHS qualified
vendor of homeless services (Appendix H). Service providers that are not currently qualified vendors
with JOHS are also welcome and must successfully complete a JOHS Request for Programmatic
Qualifications (RFPQ) prior to being eligible to contract with JOHS for support services funding. JOHS
will facilitate an RFPQ process for supportive housing services within the next fiscal year.
• Unless required otherwise by a particular services funder, SH unit referrals will come through
Multnomah County Homeless Coordinated Access Systems (youth, family, DV, adults, veterans)
(http://ahomeforeveryone.net/coordinatedaccess). Exceptions may be made by the City of Portland
and JOHS to better meet the needs of priority populations.
• Application narrative must include a SH Services Plan (Form E) that demonstrates effectiveness to
serve the priority population(s), including a plan to offer culturally responsive and/or culturally specific
services and implement low barrier screening criteria.
Availability of the Risk Mitigation Pool
In addition to the funding indicated, PHB’s Risk Mitigation Pool (RMP) will be available to all SH units funded
under this M-BOS. The RMP was established to minimize the risks to owners and developers of affordable
housing dedicated to serving households designated by the City as SH. The RMP provides support by
reimbursing owners for some financial losses, beyond those typical of affordable housing, associated with
operating SH units.
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Metro Bond Opportunity Solicitation, Spring 2021VI. Additional Considerations
In addition to the Investment Requirements and Preferences in Sections III, IV and V, development teams
should keep in mind the following as they are crafting their proposals:
• The amounts shown in Section I for JOHS are maximums, pertain to SH units only, are planned to be
ongoing but are subject to appropriation. If services funding does not materialize, units will convert to
non-SH units restricted at 30% AMI.
• Developer/Sponsor may apply for one or more sites or projects. PHB will not consider multiple
proposals from the same development team for the same site.
For projects to qualify for using Project Based Section 8 Vouchers (PBS8):
• A minimum 9 vouchers per project.
• With the exception of the minimum 120 SH units, the PBS8 vouchers should be programmed for
family-sized units (2-bedrooms or more) targeted for very low-income households earning 30% AMI or
below.
• Projects planning to have SH must have 9 or more SH units in order to receive PBS8 vouchers.
• Units must be made available to households with adverse credit, rental, and legal histories and very
limited income.
• For projects with existing structures, a new HUD rule requires the developer to sign a Housing
Assistance contract before demolition activities can begin, if not already demolished prior to the
release of the M-BOS.
• Home Forward, a Public Housing Authority (PHA), will use the City of Portland’s location policy as the
basis for selection process. It is the PHA’s goal to select sites for PBS8 housing that provide for
deconcentrating poverty and expanding housing and economic opportunities. When approving sites
for PBV housing, the PHA will consider both local practices and site location in census tracts that have
poverty concentrations of 20 percent or less. The PHA will grant exceptions to the 20 percent standard
where the PHA determines that the PBS8 assistance will complement other local redevelopment
activities designed to expand housing and economic opportunities in census tracts with poverty
concentrations greater than 20 percent.
Financial metrics:
• Sufficient hard and soft costs contingencies and reserves (see Appendix B: Underwriting Metrics)
should be imbedded in each proposal to ensure that the project could be completed without any
additional PHB funds.
• Projects should incorporate adequate operating expenses on a per annum basis to serve the targeted
population.
• Project pro formas should assume that rents will be set at 60% AMI for units receiving PBS8 vouchers.
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Metro Bond Opportunity Solicitation, Spring 2021• Projects should balance amenities (such as community rooms, etc.) and durability (such as unit
finishes) with unit costs/subsidy to ensure the population served can reside long term in the affordable
units.
• Project evaluations will emphasize expediency and cost efficiencies in all aspects of building design,
construction and operations. Innovations that can reasonably be expected to result in demonstrated
lower costs are encouraged.
• All units receiving PHB subsidy will be regulated as to affordability for 99-years.
• The City will charge a Program Delivery Fee (PDF) on each awarded project consistent with Measure
102 and the LIS. While the PDFs will be assessed based on the face amount of the Bond funds lent, the
fees are designed to cover costs associated with the City’s oversight and monitoring of the underlying
projects to be built and/or acquired, from the time period during which the City facilitates project
selection and approvals until the project is closed out. The PDF will be outside of the subsidy per unit
limits.
• PHB recognizes there is a “creative tension” inherent in publicly financed projects. PHB strongly
discourages manipulation of pro forma assumptions to produce a desired outcome, such as lowering
expenses to produce more favorable net operating income. The M-BOS, particularly, has prescribed
underwriting metrics which must be met as outlined in Appendix B. PHB encourages the honest
reporting of pro forma assumptions and reserves the right to reject proposals that appear to portray
misleading financial information.
Communications:
In coordination with PHB, awarded project sponsors will be required to include Metro Housing Bond and PHB
branding and information for all Bond-funded projects. Project sponsors will be required to work with Metro
and PHB staff to plan any event recognizing, celebrating or commemorating any Bond-funded project ground-
breaking, completion, ribbon cutting or opening. Project sponsors will also be required to officially recognize
the Metro Bond Measure as a funding source at any such event, and will provide a speaking opportunity for
the Metro elected official representing the district in which the project is located, if such opportunities are
provided to other public officials.
Additional ongoing communications will include, but not be limited to press releases, marketing and
procurement ads, website and social media posts and construction site signs/banners, and permanent
markers in completed buildings. Projects awarded PBS8 vouchers will also include Home Forward’s logo in the
project’s marketing materials. PHB will also require project sponsors to provide resident stories, photos and
data on outreach and referrals during the lease up of Bond-funded projects for use in Metro Housing Bond
newsletters and annual progress reports.
Community Engagement:
Projects will be required to plan, conduct and report on community engagement activities to inform project
outcomes that support the needs of future residents. This could include engagement conducted previously by
17
Metro Bond Opportunity Solicitation, Spring 2021the developer to shape the vision for a project and/or plans for further engagement to inform the design or
programming of the project to meet the needs of historically and presently marginalized community
members.
Priority will be placed on developments that demonstrate, either directly or through partnerships with
culturally specific agencies and other groups, a successful track record of working with BIPOC communities,
targeted methods of outreach to increase access in different cultural communities, and support for vulnerable
households in neighborhoods where there are established social support networks in place. (See Form D –
Equity Plan)
Advancing Racial Equity:
PHB will use a racial equity lens at the forefront and throughout the evaluation process when assessing
opportunities for new affordable housing and Supportive Housing projects. Project teams will be required to
show demonstrated success and commitment to advancing equity in accessing development opportunities.
Project teams will be asked to submit information on their qualifications related to developing, owning,
managing and/or providing culturally specific and culturally responsive services for BIPOC households, as
defined by Multnomah County1.
Additionally, PHB will be asking project teams to describe how the project location reflects considerations
related to racial equity (e.g. geographic distribution of affordable housing, access to opportunity, strategies to
address racial segregation, and strategies to prevent displacement and stabilize communities). Projects must
also include strategies to include economic opportunities for BIPOC community members by meeting or
exceeding PHB’s and the City’s goals for equity in contracting, including 30% in construction contracts and 20%
in professional services going to certified Disadvantaged, Minority, Women, Emerging Small Business or
Service-Disabled Veteran Owned Firms (DMWESB-SDV). Other examples include, but are not limited to,
creating housing that is culturally appropriate in design and form, having partnerships with culturally specific
agencies to effectively reach and serve priority communities, advancing PHB’s Apprentice and Workforce
Diversity goals, and meeting PHB’s Affordable Housing Green Building policies and accessibility standards (see
Appendix D and Appendix E).
In addition, PHB will prioritize projects addressing historic and present racism and lack of housing access and
opportunity experienced by BIPOC communities. This will include projects sponsored by culturally specific
agencies and/or projects sponsored by partnerships in which culturally specific agencies have a meaningful
role in project design or operations, leasing, service provision, or as sponsors demonstrating commitment and
1
Defined in Multnomah County’s “Contracting and Procurement for Culturally Specific and Responsive Services” found here:
https://multco.us/diversity-equity/news/multnomah-county-issues-guidance-contracts-culturally-specific-services
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Metro Bond Opportunity Solicitation, Spring 2021experience in effectively reaching and serving BIPOC communities. Proposers should consider how equity is
addressed throughout their proposals and within their organizations in the Equity Plan Narrative (Form D).
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Metro Bond Opportunity Solicitation, Spring 2021VII. PHB and Metro-Owned Sites: Additional Requirements and Preferences
1. 5020 N. Interstate Avenue
In 2016, PHB purchased the 0.46-acre, half-block site in the Overlook neighborhood of North Portland for the
purpose of developing affordable housing. A previously awarded development could not successfully secure
financing for a mixed-income, mixed-use, for-sale multifamily condominium project. This M-BOS seeks
proposals to develop the site as multi-family, affordable rental housing. The previous project design is permit
ready for a 64-unit, six-story development, including 23 two-bedroom and 25 three-bedroom units. The
property is located in the Interstate Corridor Urban Renewal Area (ICURA) and is subject to PHB’s N/NE
Preference Policy.
See Appendix K for addition information regarding the 5020 N. Interstate Avenue site and terms.
Available Resources
• 2021 M-BOS funding: Maximum $143,000/unit.
• Home Forward’s PBS8s: no vouchers will be available for this site.
• Land: Simple Disposition for nominal fee conveyed through Disposition and Development Agreement with
PHB.
• Regulatory Agreement: 99-year PHB Regulatory Agreement in a senior position to the commercial lender
trust deed.
• Status: Project is Permit-Ready if using existing Carlton Hart Architects designs.
Investment Requirements
• Minimum residential units: 64
• Average bedroom count: 1.75 minimum, Permit-ready design is 2.14
• Minimum 30% AMI units: 15% of total units spread across bedroom size. All remaining units to be
regulated at or below 60% AMI.
• N/NE Preference Policy: All projects located within the Policy’s service boundaries of the Interstate
Corridor URA are required to follow the N/NE Preference Policy for unit marketing and lease-up to address
the history of displacement and gentrification in North and Northeast Portland.
• All other requirements contained in Section III of this M-BOS.
Preference Criteria
Projects that meet the following may be prioritized for funding:
• Projects proposing to use the permit-ready design plans, including unit mix and floor configurations
demonstrating an expedited project schedule.
• Commercial space that provides needed goods and services to the residents and should support
neighborhood business growth to the Overlook neighborhood and community. The commercial space
must be located on the ground floor and front on N. Interstate Avenue.
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Metro Bond Opportunity Solicitation, Spring 2021Additional Site Information
See Appendix K for site information. Documents include:
1. Complete design set including correspondence with Bureau of Development Services from Carlton Hart
Architects
2. Title Policy
3. Environmental / Other Due Diligence Reports from Hart Crowser
4. Geotech report by GeoDesign Inc.
5. Survey by Westlake
6. Previous appraisal by Collier for a for-sale condo project
2. 432 NE 74th Avenue
In September 2019, Metro’s Transit Oriented Development Program purchased a 1.65-acre parcel of real
property at 432 NE 74th Avenue, formally occupied by the Trinity Broadcasting Network’s broadcasting studios,
for purposes of redevelopment into transit-oriented affordable housing. The site currently contains a 19,250
square foot, single-story commercial building and is zoned CM2 and R2.5 (see Appendix L for more
information).
The selected developer will be responsible for demolishing the existing building to facilitate the development
of new affordable housing. Costs for demolishing the building are estimated at $500,000 and should be
included in the proposed budget within the $143,000/unit maximum subsidy. Development teams should
assume construction of a new building within current zoning allowances to take advantage of the additional
height and density.
Verizon holds a land lease permitting the use of a portion of the site for a cell phone tower and transmission
equipment. The transmission equipment is located within the existing structure on the site and relocation of
this equipment will need to be separately renegotiated with Verizon. Metro and Verizon have held preliminary
discussions regarding relocating Verizon’s equipment and Verizon is amenable to on-site relocation in
exchange for reimbursement of any relocation costs.
Metro is also currently leasing a portion of the building to African Youth Community Organization (AYCO).
Metro’s lease with AYCO runs through December 2022.
Metro has conducted an extensive early stakeholder engagement process to identify community values for
the development of the site consistent with Portland’s Local Implementation Strategy and unit production
targets. This process directly engaged individuals with experience of homelessness and living in affordable
housing, individuals who work for organizations representing BIPOC communities, and individuals from local
churches, schools and businesses. Metro also received survey responses from over 800 individuals contacted
through networks associated with the stakeholder group. This work resulted in value statements around
outdoor space, ground floor uses, resident services and programming and engagement to be done by the
developer. Addressing the identified community values is a preference criterion of this M-BOS. A link to
download the Community Stakeholders Value Statement and a report summarizing the results of the survey is
included in Appendix L.
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Metro Bond Opportunity Solicitation, Spring 2021Available Resources
• 2021 M-BOS funding: Maximum $143,000/unit in PHB Metro Bond and Metro Regional Site Acquisition
subsidy. Proposers are not responsible for determining the split between Portland’s Eligible Share of the
Metro Housing Bond and Regional Site Acquisition funds.
• Joint Office of Homeless Services: Maximum $10,000 per unit per year for supportive services for all SH
units.
• Home Forward’s PBS8s: minimum 40 vouchers for SH units
• Land: conveyed to ownership and/or sponsor entity through Disposition and Development Agreement
with Metro TOD Program.
Additional Resources May Include:
Metro’s Transit Oriented Development (“TOD”) and Urban Living Infrastructure (“ULI”) grants may be available
to support certain project costs up to a combined total of $750,000. TOD grants are available to offset costs
associated with mixed uses within a single building, higher density construction techniques, or affordability
within new construction projects located less than ¼ mile of Frequent Service Bus or ½ mile from MAX and
Portland Streetcar stations. ULI grants are available to support community serving (open to non-residents)
ground floor uses within TOD eligible projects. Program information, including eligible uses, may be found at
https://www.oregonmetro.gov/tools-partners/grants-and-resources/transit-oriented-development-program
• Metro TOD grants: up to $500,000 to support cost premiums associated with higher density, affordable,
and mixed-use development.
• Metro Urban Living Infrastructure grants: up to $250,000 to support community serving and/or
commercial ground-floor uses
Investment Requirements
This M-BOS seeks proposals to develop the site as multi-family affordable housing with programming for
families and Supportive Housing for singles/couples. The project may be designed as separate buildings or
entrances to best serve both priority communities.
• Minimum residential units: 125
• Minimum units for households at 30% AMI or below: 41% of total units including a minimum of 15% of
non-SH units without PBS8 vouchers.
• Average bedroom count: 1.5 overall (1.0 for SH units and 1.75 for remaining units)
• SH units: minimum 40 units programmed for single adults/couples in Enhanced, Recovery-Oriented or
Integrated SH eligible populations listed in Section V.
• PBS8: All SH units will be eligible for project-based Section 8 vouchers with a 60% AMI value with a
preference for households earning 30% AMI and below.
• SH Services Plan demonstrates appropriate and necessary support services to meet the needs of the
proposed target population(s).
• Necessary and appropriate operating support for both SH and family populations.
• All other requirements contained in Section III of this M-BOS.
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Metro Bond Opportunity Solicitation, Spring 2021Preference Criteria
Projects that meet one or more of the following may be prioritized for funding:
• More than 125 units
• More than 50% larger, family-sized units (2-bedrooms or larger)
• Projects achieving a total floor area ratio of 1:1 or greater
• Projects that address Community Stakeholder Values (see Appendix L)
Additional Site Information
See Appendix L for site information. Documents include:
1. Zoning Map
2. Verizon Lease
3. Site Location Map and Information
4. Title Policy
5. ALTA Survey
6. Phase I ESA
7. Phase II ESA
8. Community stakeholder values
9. Engagement report: new affordable housing at NE 74th and Glisan
23
Metro Bond Opportunity Solicitation, Spring 2021VIII. Application Requirements
Development teams must submit the following minimum application materials. For each Project submitted,
total combined page limit for the Project Overview Narrative (#3) is 15 pages. Page limit for the Equity Plan
(#4) is 6 pages and the Supportive Housing Services Plan (#5) is 4 pages.
1. Sponsor Cover Page (see Form A)
2. PHB Funding Application (see Form B)
3. Project Overview Narrative (see Form C)
4. Equity Plan Narrative (see Form D)
5. SH Services Plan Narrative form (see Form E). Only required for projects proposing Supportive Housing
units (Enhanced, Recovery-Oriented, or Integrated).
6. An Affirmative Fair Housing Marketing Plan (see Form F)
7. Sponsor Statement of Financial Capability (see Form G)
8. Preliminary Budget/Pro Forma including projected sources and uses, income and expense breakdown,
and 30-year cash flow projections. Use of Form H in electronic/”live” (not PDF) format is required.
Proposals submitted without a “live” version may be eliminated from consideration.
9. Readiness: fill out, to the greatest extent possible, the “Proposed Project Schedule” (see Form I)
10. Acquisition and Relocation Questionnaire (see Form J)
11. Organizational financial statements for last two years. Please clearly mark “confidential” if these
financial statements are to be kept confidential in event of a public records request. Project sponsors
who already submit their last two years of financial statements to PHB as a result of existing projects in
PHB’s portfolio are not required to submit financial statements as part of their M-BOS application.
All pages in the application must be numbered. Pages should use a minimum of 12pt font and ½” margins.
Design/architecture is NOT required and is only encouraged to the minimum extent necessary for
development teams to comply with other submittal requirements.
Signed and dated proposals must be submitted by 3:00 p.m. on July 2, 2021 to be considered responsive.
Electronic submission of complete proposal packages, including all application narrative forms and
documentation should be uploaded to PHB’s secure M-BOS applications folder here: M-BOS Applications
24
Metro Bond Opportunity Solicitation, Spring 2021PHB recommends saving all application documents with the name of the project or development team and
creating a zip file so all application materials upload as a complete proposal package.
If teams are unable to submit electronically, contact Tanya Wolfersperger by June 15, 2021 to discuss alternatives.
25
Metro Bond Opportunity Solicitation, Spring 2021IX. Selection Process and Evaluation Criteria
Upon receipt, all applications will be reviewed for adherence to the M-BOS’s submittal requirements. PHB
estimates the process for reviewing and selecting projects will take 8-12 weeks. PHB anticipates the selection
process to include the following steps:
1. Threshold Review
2. Evaluation Review Committees and Ranking
3. Decision by the Commissioner in Charge
PHB and its partners at their sole discretion may employ the following selection process and criteria in
recommending projects for award of M-BOS resources.
1. Threshold Review:
PHB will review applications for meeting minimum threshold requirements. This step is to ensure that
applications have met the M-BOS criteria prior to review by the Technical/Financial Feasibility Review and
the Community Review committees. Projects that do not meet the minimum threshold requirements will
not be evaluated further and will not be eligible for award.
The threshold review will examine:
A. Bond Maximum Subsidy per Unit
B. Completeness of the proposed financing
C. Adherence to Investment Requirements
D. Readiness and Proposed Project Schedule
E. Target population and programming including SH and Equity Plan
2. Evaluation Review Committees and Ranking:
Proposals meeting the minimum threshold requirements will be reviewed and evaluated by two
committees:
• Technical and Financial Feasibility Review Committee: The purpose is to review then rank proposals
based on all solicitation requirements and preferences, materials submitted, and the Evaluation
Criteria. Results of the Technical and Financial Feasibility Review Committee process will be shared
with the Community Review committee.
• Community Review Committee: The purpose is to review then rank proposals based on all
solicitation requirements and preferences, materials submitted, the Evaluation Criteria, the ranking
of the Technical and Financial Feasibility Review Committee, alignment to community needs and
priorities of Portland’s Local Implementation Strategy (LIS).
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Metro Bond Opportunity Solicitation, Spring 2021It is expected that development teams may also be asked to make presentations to or be interviewed by
the evaluation committees. The dates for these presentations are not yet determined but may occur
roughly 4-6 weeks after the submission deadline.
Projects will be evaluated and ranked based on at least the following:
• Alignment with the Bond Framework and LIS:
o Need: population, geography
o Impact: alignment of resident services, SH services, location, fair housing marketing plan and
outreach plan to Bond goals and priorities
o Advancing Racial Equity: Content, quality and reasonableness of all equity related submissions
including the Equity Plan.
• Investment Requirements
• Preference Criteria
• Qualifications and experience of the Development Team
• Quality and feasibility of SH Services Plan, if applicable, including service provider(s) capacity and
experience
• Reasonableness and feasibility of all financial materials submitted including the project budget and
proforma
• Readiness to proceed with the project and assumptions regarding the project schedule.
Content and quality of the proposal, the Project Overview Narrative, all other required materials and
materials submitted voluntarily by the Development Team. The review committees will use an ordinal
ranking system with proposals ranked 1 considered the highest ranked. Proposals receiving higher
rankings will have a greater likelihood, though are not guaranteed, for being recommended for a funding
award.
All proposals for non-PHB owned sites will be ranked against each other although PHB may have to use
multiple Community Review Panels for evaluation based on the total number of proposals submitted.
Proposals for the PHB or Metro-owned sites will not be ranked against any proposal on a non-PHB owned
site. Further, proposals for PHB or Metro-owned sites will only be ranked against other proposals for the
same site.
PHB anticipates the total number of projects recommended and awarded will be a function of the
committees’ ranking combined with the availability of funding and the achievement of progress
measures toward overall Metro Housing Bond programmatic goals.
3. Director Recommendation to the Commissioner in Charge
Once committee rankings are completed, the PHB Director synthesizes the recommendations and other
information and makes a recommendation to the Commissioner in Charge.
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