The owners of two lots along 82nd Avenue at SE Ash Street have their property listed for lease or sale after years of trying to make a food cart pod project pencil out in that location. B&U Properties LLC acquired 218 and 322 SE 82nd Avenue in 2021, planning to transform the combined property into an active community hub, but required improvements to the sidewalk along the site’s 360 linear feet of frontage, and other development expenses caused the restaurant owner team to focus their immediate efforts on a SE Hawthorne Boulevard project. Now, with few cart owners showing interest in the area and construction estimates rising, the developers are looking for other options for the Montavilla site.
Overhead image from Portland Maps with both lots outlined
Uday Seelam and his partner Ben Bui have extensive restaurant experience, which they have used to create a popular food cart pod. They had hoped to build several locations, but headwinds in securing funding and shifts in dining patterns in Portland have caused the team to adjust their plans. Seelam explained that of the 15 cart owners who wanted to view the proposed location for their second food cart pod, no vendors committed to the space, and only one would reconsider at a future date.
Seelam remarked that contractor estimates rose to $1.5 million for the SE 82nd Avenue food cart pod project. This is in addition to the cost of the property and expenses related to clearing the old Recreational Vehicle lot’s sales office building that was once on the property. They had planned to construct the primary entrance on SE Ash Street and create a covered seating area, restrooms, and other amenities. Since first designing the layout, they had already agreed to reduce the project’s size for more parking and a lower overall price tag. However, without even a few vendors committed to the space, any level of continued investment would be risky. Instead, they hope another group will invest in the space. They would consider a lease, as they have not given up on the area altogether and could see reviving the project if conditions change. Still, Seelam said that if a buyer can pay the $1.6 million asking price for the combined lots, they would need to “cut their losses” and let another group try to create something. He noted that affordable housing would be a useful addition to the neighborhood at that site.
Parking lot view looking north to fenced section of property
Area residents have other food cart options within walking distance from this location. The Yard at Montavilla is 1,300 feet north os SE Ash Street, across from Vestal School at 8220 NE Davis Street. Additionally, Montavilla’s Stark Street business corridor, just a block away from the vacant lots, offers many dining destinations and provides area residents with a variety of options. However, the change in direction for this project means the underutilized lots will remain mostly dormant for years. A portion of the paved land serves as overflow parking for customers visiting the shops at the adjacent “Annex” building, but construction fencing lines a substantial portion of the property. Groups interested in leasing or buying the land should contact Capacity Commercial Group for more information.
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In 2021, two Portland restaurateurs partnered to build food cart pods that better support the local culinary entrepreneurs they host, recently opening the Hawthorne Street Food and Bar location at 4225 SE Hawthorne Boulevard. The team working under the B&U Properties name intended to open their first pod at SE 82nd Avenue and Ash Street. However, uncertainties around the former State Highway’s transformation prompted them to refocus on a second site, 40 blocks west, that officially opened in April.
Ben Bui and Uday Seelam formed B&U Properties LLC, which references the initials of their first names, and promptly used the Limited Liability Company to purchase the parking lot north of 322 SE 82nd Avenue and the RV Sales lot at 218 SE 82nd Avenue within a few months of each other, securing a large corner lot for their future venture. The restaurant operators formed the cart pod development partnership after they identified a shift in consumer preference towards more outdoor dining and takeaway food service. Seelam runs Dwaraka Indian Cuisine on SE Hawthorne Boulevard, and Bui owns Fish Sauce on NW 17th Avenue. The pandemic-era shutdown of indoor dining accelerated the previously slow-moving consumer trend away from table service, transforming behavior nearly overnight. That behavior continued beyond restrictions, and Seelam saw an opportunity to build food cart pods that better support cart operators and provide customers with restaurant-like amenities while still offering the menu diversity and fresh air experience that carts are known for.
RV Sales lot prior to closing and site demolition. Future cart pod location
When they bought their first property in 2021, 82nd Avenue was still a state highway under the control of the Oregon Department of Transportation (ODOT). However, officials were making progress transferring street ownership to the Portland Bureau of Transportation (PBOT). Advisors to B&U Properties recommended that they wait until after the jurisdictional transfer and subsequent roadway improvements before submitting building permits on the project. “We were ready to go, but our architects said, ‘ODOT is about to hand it over. It would be a lot easier for you to deal with PBOT than ODOT,” recalled Seelam. “Some of the contractors who give us feedback built The Yard at Montavilla and a couple of other things on 82nd. They said, ‘dealing with ODOT was really painful and it will just set you back months and months on construction.'” As they waited on the SE 82nd project, a former Miller Fence property—repurposed as a personal storage facility—on SE Hawthorne Boulevard became available. When the seller lowered the lot’s price to a suitable amount, B&U Properties purchased the land, and the City approved the permits for the location transformation into a cart pod in 2024. The team reused many of its design strategies planned for 82nd Avenue on this site, focusing all efforts on its construction and launch.
Covered outdoor seating wit hover head heaters
The cart pod’s design stems from experience gained through conversations with cart operators and personal experience in the food service industry. Seelam opened a food cart in 2016 in the Cartlandia pod, now called Springwater Cart Park, and his two years running it helped shape how he wanted to operate his food cart pods. He explained that some older pods only provided power for tenants and did not offer water, sewer, or gas lines. “Propane was dangerous for a lot of people; they hated it, said Seelam. A September gas explosion at the site of his former cart stands as a prime example of the dangers. The Hawthorne Street Food location offers its 14 tenants gas lines with safety disconnects, along with water, power, and wastewater hookups. It also features site security for enhanced protection against theft, which can be a common burden for cart operators in more exposed locations. Bui and Seelam’s food service background makes them aware of challenges in the industry and informs their approach to making an appealing space. Even a simple choice in ground covering impacts how tenants and customers perceive the pod. “They love the concrete. In the summertime, customers can bring their pets and don’t have to worry [about their feet]. It actually keeps the area cooler compared to asphalt,” remarked Seelam. He also explained that full restroom facilities are essential. “If I’m a customer, I don’t want to go there if I don’t have hot water to wash my hands with soap. If I just have a porta-potty, it wouldn’t look appealing to even eat in the pod,” said Seelam.
Other key attributes they built at Hawthorne Street Food and Bar include indoor seating and a bar with both interior and exterior ordering options. Having a large permanent covered outdoor structure with heaters is central to the design standard they want to use at all locations. The space should feel clean, modern, and safe. Seelam said people from the neighborhood walk over regularly with their children, so his team ensures there are games to play and that it is a place guests want to stay for their meal.
Indoor seating finished with Mr. Plywood sourced lumber
Over the next two years, Bui and Seelam will concentrate on their restaurants and this first cart pod. Still, they intend to develop their property on SE 82nd Avenue into a dining destination. However, they are scaling back the project’s size to preserve some parking space. Initially, they had not planned to offer many vehicle spaces, assuming most people would walk to the future pod. However, after the adjacent retail businesses asked to rent the parking lot on their property temporarily to help with high demand, it became more apparent that they would need to support at least 15 stalls. This change will have them reduce the total number of carts to under 20 tenants. The large corner property could accommodate more vendors, but they aim to expand on the features offered at the first location by creating a spacious, covered outdoor seating area with a stage for performances. Seelam said the dedicated performing area is an aspect missing from Hawthorne, and he believes it will be crucial to the 82nd Avenue location’s future as a community gathering spot.
The Hawthorne location has three carts facing the sidewalk with parking lane seating which will not occur on 82nd Ave
The design team will return to the drawing board on this project when work resumes, according to Seelam. They will bring the best features of the Hawthorne location to this space. They plan to construct the primary entrance on SE Ash Street, keeping the existing retaining wall and maintaining the elevated lot edge along 82nd Avenue. Seelam still feels this is an excellent location for a food cart pod, acknowledging there are other competitors in the area. For him, the location’s proximity to the US Foods CHEF’STORE restaurant supply center, just one block away, and Hong Phat across the street, will make it appealing to food vendors who can restock within minutes without having to drive. He also sees the growth in higher-density housing in the area as an indication that this space will help feed current and future residents in a meaningful way. Future development at the site is contingent upon managing budgets already strained by inflation and expected improvement requirements to the site’s 360 linear feet of frontage. In the meantime, people can visit the Hawthorne Street Food and Bar location at 4225 SE Hawthorne Boulevard to see what the 82nd Avenue project could look like.
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The 82nd Street Plaza building recently sold to a group of investors who see opportunity in Montavilla’s expanding downtown. Located at 322 SE 82nd Ave, this 1963 era building sits mid-block just north of Stark Street. The new owners will transform the location through building-wide upgrades that enhance the property’s appearance and functionality.
The owners of this property predict that Montavilla’s retail core is expanding towards this block, provided they create an enticing destination. “This building has a lot of potential… it just needs a facelift and a pivot in the leasing in order to pop,” explained Bob Thomas, one of the building’s owners. The investors are committed to updating the building inside and out, including the already rented spaces. All current tenants received offers to extend leases and negotiate improvement to their units. “Most of our ground-floor tenants have expressed a desire to stay,” said Thomas.
The three-story building has four ground-floor retail shops. Oregon Grown operates both a dispensary and the OG Garden Supply at either end of the building. The All Ways Warm fireplace store was the building’s previous owner and will maintain a retail space on the property. Bánh Mì Nam Lộc Deli occupies the other center spot next to All Ways Warm. The second floor is currently empty, having previously rented to a single tenant who vacated the building before its sale. The basement level has remained unused since the closing of the World Famous Cannabis Cafe in 2014.
Over the next few weeks, the building’s exterior will dramatically change. Darker paint and a cedar-siding band above the first floor will change the current color palette of the building. Crews permanently removed green awnings from the structure, and soon the building will feature a new name. The 82nd Street Plaza will become known as Annex, referencing Montavilla Town’s expansion to this section of 82nd Ave.
UPDATE – Completed exterior
Work is well underway. The parking lot is clear of the extra sheds and storage containers that once cluttered the property. Painters are prepping the building for its new colors, and replacement business signs are already on order for each retail unit.
The second-floor office space was not in rentable condition due to its many alterations over the years. Previous to the external work, all interior finishes on the top floor were removed down to the framing, providing a blank canvas for future tenants. The 5,000 square-foot space is currently available for leases by a single business or divided into several suites.
The property spans five tax lots, with three of them used only for parking. Thomas explained that “there is ample parking at the property currently,” and it’s excessive for the building’s needs. Consequently, the owners are exploring the addition of a food cart pod to the property.
Investment at this level in Montavilla indicates a positive shift for the area. Substantial economic advances will take years to materialize, but this building’s facelift will provide visible proof that change is coming. Businesses interested in leasing space at this location should contact Peak Asset Management by phone or email at (503) 567-8692 and info@peakassetmgt.com.
82nd Street Plaza days before exterior work started
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