TLDR (Too Long; Didn’t Read)
- Developer Mark McNabb proposes 55 new co-living units at 134 Pleasant Street in downtown Portsmouth.
- The project includes two connected buildings, three studios, underground parking, and a rooftop deck.
- Follows McNabb’s recently approved 125-unit co-living project at the former J.J. Newberry building.
- Features over 13,000 sq. ft. of shared common space, more than twice what’s required by city ordinance.
- The proposal has reignited debate over co-living’s impact on housing affordability and downtown density.
Portsmouth Sees Another Major Co-Living Proposal
Just weeks after gaining approval for a 125-resident co-living complex on Congress Street, developer Mark McNabb is back with another downtown housing proposal — this time at 134 Pleasant Street, the longtime home of Citizens Bank.
The project calls for the creation of 55 co-living units and three studio apartments as part of a large-scale redevelopment that will transform the existing bank site into a mixed-use residential and commercial property.
Architect Tracy Kozak of JSA Design shared that the layout will feature two connected buildings joined by a bridge, which will itself include studio apartments. The redevelopment also introduces a rooftop deck, a pocket park bordering the Court Street fire station, and below-ground parking beneath the main structure.
Design Focus: Shared Spaces and Modern Amenities
The proposed Pleasant Street project leans heavily into the co-living model — where residents rent private bedrooms while sharing kitchens, lounges, and other common areas. According to project details, the design offers more than 13,800 square feet of shared common space, well above the 5,900 square feet required by zoning regulations.
The co-living pods will feature oversized kitchens with double refrigerators, open dining areas large enough for all tenants, and shared laundry facilities in the basement. About half of the sleeping units will have private bathrooms, and each bedroom will include its own refrigerator.
In total, the site will provide 46 underground parking spaces and 37 outdoor spaces, exceeding the city’s minimum parking requirement. Landscape architect Terrence Parker noted plans to preserve existing mature trees and add new greenery along the property line near the Parrott Avenue lot.
A Prime Downtown Location with Historic Ties
The Pleasant Street location sits in the heart of downtown Portsmouth, near the city library, middle school, and North Mill Pond. The property has long been a commercial site — previously a grocery store in the 1950s and 1960s before becoming a bank.
The redevelopment proposal will undergo review by both the Planning Board and the Historic District Commission (HDC) to ensure it fits within Portsmouth’s architectural and community standards.
Expanding the Co-Living Trend in Portsmouth
McNabb has been a leading voice behind Portsmouth’s co-living ordinance, which was passed earlier this year to promote innovative and more affordable housing options within city limits.
His Pleasant Street proposal comes shortly after his Congress Street project — which allows up to 125 residents to live in shared co-living units at the former J.J. Newberry department store — gained city approval in a narrow 5–4 vote.
Together, the two developments represent nearly 180 co-living units planned for Portsmouth’s downtown, signaling a major shift in how the city approaches urban housing.
Supporters believe co-living can help young professionals and service workers afford to live near their jobs, while opponents fear the trend could alter downtown’s character and strain local infrastructure.
What Comes Next
The 134 Pleasant Street proposal still requires final approvals from city boards before construction can begin. If approved, it would join a growing list of projects redefining Portsmouth’s approach to density, affordability, and adaptive reuse of historic properties.
Whether co-living becomes the city’s long-term housing solution or a short-lived experiment remains to be seen — but one thing’s clear: Portsmouth is changing fast.
