Tistilal Village
DEVELOPMENT SCOPE
Redevelopment of an existing affordable housing property to create 58 units of new deeply affordable and permanent supportive housing.
PROJECT OVERVIEW
Native American Youth and Family Center (NAYA) replaced an existing 1970s-era multifamily property in Portland's Portsmouth neighborhood with a new 58-unit housing community. The redeveloped Tistilal Village is designed by and for Native American people. It integrates 16 units of permanent supportive housing (PSH) for families experiencing homelessness. By bringing new funding sources and rental subsidies to the property, NAYA deepened affordability levels for very-low-income residents.
Designed with a trauma-informed approach, Tistilal Village incorporates landscaped outdoor space, energy-efficient units, and generous community and private spaces for culturally specific supportive services. More than half of its units are family-sized, with durable finishes and ample storage. Indigenous artists were commissioned to create murals, site-specific artwork, and ornamentation throughout the site. The Native American Rehabilitation Association of the Northwest (NARA) serves as a partner to deliver culturally appropriate supportive services to the 16 families that qualify for PSH.
Creative Solutions
Acting as the sole owner-developer of a LIHTC-funded development for the first time, NAYA approached the Tistilal project as an opportunity to build its internal development capacity. HDC adapted its standard service model to suit NAYA’s goal, providing a customized mix of project management services and as-needed technical assistance, with an emphasis on risk management oversight. HDC’s partnership extended throughout the development process, from attending the Oregon Supportive Housing Institute with the Tistilal team in 2019-20 to providing asset management support during lease-up. HDC’s adaptive consulting model empowered NAYA staff to act as lead decisionmakers while building technical knowledge to take to their next project.
Contributing to the complexity of the project was an unusually large capital stack—more than 15 grants and loans, some acquired late in the development process. HDC helped NAYA to integrate novel sources, map out how varied funding restrictions would layer across different unit types, and creatively optimize the use of sources to maximize benefits. The project team, including the architect, contractor, and relocation manager, collaborated to navigate the project’s unique challenges, such as implementing the project’s extensive art program in coordination with general construction.
Photos by Josh Partee.
SPONSOR
Native American Youth and Family Center (NAYA)
LOCATION
Portland, Oregon
HDC ROLE
Financial structuring, general technical assistance and project management support
DEVELOPMENT PARTNERS AND FUNDERS
→ Carleton Hart Architecture
→ Colas Construction
→ DDV Consulting Services
→ Affordable Community Solutions
→ Oregon Housing & Community Services
→ Portland Housing Bureau (PHB)
→ Portland Clean Energy Fund
→ Metro
→ PNC
→ Chase Bank
→ FHLB – Des Moines
→ Meyer Memorial Trust
→ Marguerite Casey Foundation
→ Northwest Area Foundation
→ Portland General Electric
→ Energy Trust of Oregon
FUNDING SOURCES
→ Low income housing tax credit equity (9%)
→ PHB Metro bonds
→ PHB Metro cooling funds
→ City of Portland SDC waivers
→ Oregon GHAP, HTF, MEP, and OAHTC funds
→ Energy incentives
→ Transit-oriented development funds
→ Capital grants
→ Deferred developer fee
→ Construction and permanent loans
SQUARE FEET
Residential: 45,162
Common Space: 16,110
Total: 61,272
COST
Construction: $23.7 million
Total Development: $36.7 million
TIMELINE
Spring 2020 to Spring 2025